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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
May 26, 2021
4:30 PM,
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I.SITE VISIT
II.ROLL CALL
III.MINUTES
III.A.Minutes 5.12.2021
minutes.hpc.20210512.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.Project Monitoring
PROJECT MONITORING.doc
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
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2
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XII.A.121 W. Bleeker Street - Conceptual Major Development, Relocation, Dimensional
Variations and a Floor Area Bonus, PUBLIC HEARING CONTINUED FROM
MARCH 24TH
Memo.121WBleeker.20210526.pdf
Resolution.121WBleeker.Draft.pdf
ExhibitA.1 HPGuidelinesCriteria.121WBleeker.pdf
ExhibitA.2 RelocationCriteria.pdf
ExhibitA.3 DimensionalVariationCriteria.pdf
ExhibitA.4 FloorAreaBonus.pdf
ExhibitB Referral Comments.pdf
ExhibitC Application.pdf
XIII.NEW BUSINESS
XIII.A.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*
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3
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Chairperson Thompson opened the meeting at 4:30 p.m.
Commissioners in attendance: Kara Thompson, Scott Kendrick, Roger Moyer, Jeff Halferty, Jodi
Surfas, Peter Fornell, Sheri Sanzone.
Commissioners not in attendance: n/a
Staff present:
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Wes Graham, Deputy City Clerk
APPROVAL OF MINUTES: Mr. Kendrick moved to approve April 14th minutes. Mr. Moyer
seconded.
Roll Call: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Ms. Thompson; Yes. 4-0,
motion passes.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: Mr. Fornell stated that he is happy to be on the board and
has been living in Aspen for 39 years. Mr. Fornell gave a brief background that included his role
in the creation of the affordable housing certificate program.
Ms. Surfas stated that she moved to Aspen from New York City 6 years ago. In her time in NYC,
she worked for an architect at an architecture firm and interior design firms that dealt with a few
historic projects in and around New York.
Mr. Halferty said that the interview process was great and thanked the City of Aspen staff for
gathering qualified candidates. Mr. Halferty asked if there were any updates about the hardhat
tour of the Wheeler project.
Ms. Yoon stated that the staff is looking into how to coordinate this request.
Ms. Thompson asked if the HPC awards will still be announced at the council meeting in May or
if they would be announced at a council meeting end of the summer along with the award
presentation.
Ms. Yoon said that the goal at this point is to have the announcement at the second meeting in
May and the actual awards being presented in person sometime in August. She said they will
follow up with specifics.
Ms. Thompson asked if Mr. Fornell and Ms. Surfas are ready to participate and if they can vote
at this meeting.
Ms. Johnson stated that they have been appointed and ready to participate fully.
DISCLOSURE OF CONFLICT: Ms. Sanzone and Mr. Halferty are conflicted with 202 E.
Main Street - Final Review and Setback Variations.
PROJECT MONITORING: Ms. Yoon stated that the historic resource is located at 931 Gibson
and 323 Park. This was the project that was a relocation of a historic resource onto a different
site and staff will be following this closely and will update at a later date.
Ms. Thompson asked if the 1020 E. Cooper project will be coming back to HPC on June 9th.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Ms. Yoon stated that they would like to reschedule the CPI conference discussion for the next
meeting on May 26, to give adequate time for everyone to prepare.
OLD BUSINESS: 303 S. Galena – Minor Development.
Mr. Moyer moved to continue 303 S. Galena to July 14th; Mr. Halferty seconded.
Roll Call: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Mr. Fornell; Yes, Ms. Surfas;
Yes, Ms. Sanzone; Yes, Ms. Thompson; Yes. 7-0 motion passes.
Mr. Halferty and Ms. Sanzone left the meeting.
NEW BUSINESS: 202 E. Main Street - Final Review and Setback Variations. Chris Davis,
Kevin Stevenson, and Ana White from BOSS Architecture representing the owner. Sam Baucum
and Matthew Moritz from Bluegreen Landscaping design.
Mr. Davis said that BOSS Architecture is a small boutique design firm based out of Denver. He
stated that this project was approved conceptually under a different owner.
Ms. White stated that this project will take the commercial use property and convert it back to
residential use. She showed a Sanborn map of the historic one-story miners’ cottage and stated
that the house currently exists in the same location. Ms. White pointed out that the current
addition is not historic and was approved for demolition. Ms. White stated that the original
owner and architect Jake Vickery presented plans that were approved at the concept approval
meeting and there were several resolutions that were used to influence the final major
developments submission. She said that the resolution from that meeting was to develop a
temporary relocation plan, and through their efforts, they have a plan that allows the historic
resource to remain on sight while the basement is being worked on. Ms. White added that
excavation will occur from the rear of the property, so no disturbances to Main Street or the trees
in the right of way.
Mr. Baucum showed three different landscape plans that ranged from traditional rectangle
planting to maximize transparency and openness, to a reoriented design where the planting is set
diagonally. He explained that when coming up with the idea for the reoriented landscaping, his
team took into consideration of the historic cottonwood that stands only a few feet away and its
root system, they did not want to interfere with it. Mr. Baucum showed the planting design for
the proposed reoriented landscape and said that 2/3 of the front is the lawn and will be open and
transparent, and the other planting around the resource will be low and open. He said that all the
hardscape will be concrete as it is encouraged in the HPC guidelines. Mr. Baucum stated that the
proposed fence is not historic but inspired by neighboring properties like the Sardy House.
Mr. Moritz said that there was a suggestion to look at a drywall system for the underlying
drainage system. He said that this style of drainage was not the most peaceful option in the front
yard, due to setbacks. Mr. Moritz stated that the proposed plan is now a rain garden system
which is the preferred stormwater treatment approach by the city. Mr. Moritz said that water
draining off the resource will be diverted to a rain garden either in front of the resource or on the
east side. He explained that this setup is designed to move water away from the resource and
currently water is pooling around the resource due to the uneven grade. Mr. Moritz stated that
with low-level planting in the rain garden, the garden will be hidden from any pedestrian or
vehicular views.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Ms. White said that as far as materials the historic resource will be preserved as much as
possible, and they will restore any details that are missing. She pointed out that the fish scale
siding will need to be restored along with wood trim at the front porch, the chimney, corner
details where they're missing, and the water table detail where it needs to be repaired, and finally
the window trims. Ms. White stated that over time there have been storm windows that have
been placed on top of the historic exterior windows. The plan is to remove the storm windows,
restore the detail that exists, and install interior storm windows. She said want to keep the
addition both as a product of its own time while relating to the historic resource. Both in
materials and fenestration, they are proposing the use of a wood butt joint siding instead of the
clapboard siding which is on the resource. She added that all the new fenestration has been
scaled to match the historic fenestration. Ms. White stated that when the resource is lifted, the
plan is to salvage the brick foundation and match any new brick that is needed. Ms. White said
that there have been conversations with Aspen Tree Service, City Forestry, and City Engineering
and they recommend the removal of the cottonwood in the right of way and the spruce tree on
the property due to health concerns. She said they will plant a young healthy cottonwood back in
the right of way. She showed a rendering of the proposed mechanical units that will be placed on
the northeast corner wall of the alley. Ms. White said that there was some concern brought up by
staff about the wall-mounted unities and she said that the idea was to keep them off grade to keep
the amount of square footage for the rain gardens. She added that the proposed location was
chosen because the neighbors to the east do not have any windows, openings, or doorways in this
area. Ms. White stated that there was staff concern about the proposed skylight that this will
permanently harm the resource. She explained that in the new proposal they will be keeping the
already existing rafters and only the new sheathing and shingles will be affected.
Mr. Moyer asked if there will be a metal cap on the chimney.
Ms. White said that there will not be a metal cap.
Mr. Moyer asked what the distance is between each neighbor.
Ms. White said to the east it is 3 foot 9 inches and to the west 6-foot 1inch.
Mr. Moyer asked if they expect vegetation to live in the space between the eastside neighbor.
Mr. Baucum said they do and will be using low ground cover and it will be irrigated.
Mr. Kendrick asked what the distance is between the hanging mechanical units and the
neighboring wall.
Ms. White said that there is 20 feet of room between.
Mr. Moyer asked where the roof venting will be located.
Ms. White stated the roof venting will be located at the rear of the historic edition.
Ms. Thompson asked if the front door will change direction as indicated in the plans.
Ms. White stated that they will not be changing the door direction and that must have been
marked wrong.
Ms. Thompson asked the height from the bottom of the lightwell to the top of the roof.
Ms. White stated it is about 23 feet.
STAFF COMMENTS: Ms. Yoon reminded the board that this application for conceptual was
submitted back on October 9th, 2019 for a new single-family home with an addition to the rear,
and setback variations were granted as well as a 500 square foot bonus. She added that this
application was accepted before the code changes to the historic preservation benefits. Ms. Yoon
showed a visual of the landscape plan and focused on the front yard, calling it Zone A, being the
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
most significant area on the lot as the frontage is on Main Street. She explained that in the design
guidelines 1.12 and 1.13, it talks about simplicity landscaping and discourages contemporary
landscaping in this specific area. After staff reviewed the proposed landscaping plan, they felt the
applicant did not meet these criteria. Ms. Yoon stated that the applicant alluded to a restoration
plan including architectural features, including fenestration, and the chimney. She added that the
applicant will need to work with staff and monitor closely on this plan. Ms. Yoon said that the
applicant submitted a revised skylight plan that does not remove the historic beams however the
design guidelines generally do not support new skylights in a historic resource. She said that the
light fixture on the historic porch needs to be reassessed to minimize impacts. Ms. Yoon stated
that the proposed materials and fenestrations meet the design guidelines and that they relate to
the historic resource. She said that the hung mechanical units that are being presented do not
meet the design guidelines, that they should be grounded so they can be properly shielded. She
added that the mechanical units are in the setback and will need an additional setback variation.
Ms. Yoon stated that staff recommends approval with the conditions.
Ms. Thompson said that HPC did not approve a light well at the previous hearing, and now it is
shown in the setback variation. She added that this will need to be discussed and language
changed in the resolution.
Ms. Yoon said that the language in the resolution should be sufficient.
Ms. Thompson stated that this is a different house compared to what was approved.
Ms. Yoon stated that in terms of the conceptual design, staff did work with the applicant to
confirm that the massive scale of the design was consistent.
Mr. Moyer asked what the current foundation of the historic resource is.
Ms. Yoon stated that there is a basement under the resource, and it’s made up of brick.
Mr. Moyer asked if the mechanical equipment can be dealt with by staff and monitor.
Ms. Yoon stated that would be set as a condition.
Mr. Moyer asked the status of chimney restoration and if metal caps are allowed.
Ms. Yoon stated that as far as restoration needs to keep with what is represented in terms of
flashing. She added that staff may have to work with the applicant to protect the masonry.
Mr. Fornell said that there was a discrepancy between the setback presented. He explained that in
the packet the new addition does not encroach the red setback line however in the staff's
presentation it does.
Ms. Yoon stated that new addition has always partially encroached into both setbacks and the
conceptual application also talked about the setbacks being granted to the addition as well as the
historic resource. There are elements on the new edition that have changed, such as the lightwell.
Mr. Fornell said that regarding the lightwells, the plan called out a railing around them. He added
that generally there is a grate that pushes up in case of an emergency.
Ms. Yoon stated that generally, that is the recommendation, however there is a strange site
configuration where there is a grade change that's pretty significant.
PUBLIC COMMENT: None
COMMISSION COMMENTS: Ms. Thompson stated that she thinks this is a significant
improvement to the mass and scale and the plan layout of what was previously approved.
Mr. Moyer agrees with Ms. Thompson’s statement.
Mr. Fornell stated that it's a significant improvement from conceptual to final concerning the
relationship of the new construction to the historic.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Mr. Kendrick stated he agrees with the previous statements.
Ms. Surfas stated that it is a vast improvement.
Ms. Thompson said that she agrees with staff that the contemporary orientation of the landscape
in the front of the resource does not conform to HPC’s guidelines and needs to be revisited. She
added that due to the significant amount of layering on the property, the plan could be a bit more
refined to make the resource stand out as the most prominent item on the site.
Mr. Kendrick stated he concurs 100%. More grassless plantings and a simpler plan.
Mr. Moyer stated he agrees and keep it simple.
Mr. Fornell asked if the rain gardens are visible from the street and if they require elevation. He
proposed the question of turning the sidewalks and driveway into pervious paver to eliminate the
necessity for those rain gardens.
Mr. Moritz stated that pervious pavers are not possible in that location because of the limitation
on the sidewalk and driveway.
Ms. Thompson asked how the rain garden detailing will be concealed.
Mr. Moritz stated that because of the size and length of the rain garden, they are able to keep it
very shallow.
Mr. Fornell stated that he is not concerned with the depth of the garden, but more so of the
border.
Mr. Moritz said that no border will be protruding from the sod.
Mr. Moyer shared concern about water drainage on side of the structure.
Ms. Thompson stated that she likes the pallet that the applicant has pulled together for the
materials, as they are incredibly elegant and meets HPC's guidelines and fully support.
Mr. Fornell asked if they were going to save the bricks from the foundation or use them in some
sort of architectural fashion.
Ms. Thompson said yes.
Mr. Fornell stated that he would like to make sure that the brick remains original and not painted.
Ms. Thompson said yes.
Mr. Kendrick said that he agrees with Ms. Thompson that the materials were nicely chosen and
that the materials relate well to be a historic resource and offer enough diversity.
Ms. Thompson stated that the mechanical equipment is in an appropriate spot and it still has to
conform to city guidelines. She cautioned the applicant that while this singular unit might meet
the decibel requirements, the city will request that compounded noise of those three units be
evaluated.
Mr. Kendrick stated that he mostly agrees with Ms. Thompson. He showed concern about the
applicant’s statement of the estimated need size. Mr. Kendrick explained that he would not like
to see these units get any bigger. He said the placement of the units works in this instance.
Mr. Moyer reiterated his concern about the lack of capping on the chimney.
Ms. Thompson stated that she agrees and if anything is being vented through the fireplace,
nothing should be visible.
Mr. Fornell warned that a lot of the time the chimneys have to be enlarged due to oversized
equipment.
Ms. Thompson stated that if that's the case, the equipment would have to be located behind the
main ridge of that structure not visible from the street-facing facade and it would need to be
separate from the brick chimney.
Ms. Yoon said that this is something that the staff and monitor can work on.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Ms. Yoon stated that zoning requires mechanical equipment in this setback to be either 30 inches
above or below grade to be in the setback. In this case, it is above 30 inches because it is
mounted onto the building. She added there will need to be a setback variation granted.
Mr. Fornell said that the applicant has a more than sufficient rooftop deck and could this be a
consideration for a condition for the mechanical instead of wall mounting.
Ms. Thompson stated that it is definitely up to the applicant where they are located. She added
that due to their stormwater requirements she is okay approving the wall-mounted units. Ms.
Thompson said that if the units become bigger or do not meet the notice requirements then the
proposed location will not work.
Mr. Moyer said this is the first time he has seen mechanical units attached in this manner and
likes the idea. He said when these pieces of equipment are placed on the ground there is a pad of
concrete that is placed and that opens up a whole set of issues.
Ms. Surfas asked if the applicant has looked at the requirements for the space around the
equipment and can they get the equipment in the grey color that is shown.
Mr. Stevenson stated that they have spent a tremendous amount of time on these details and what
is shown is the dimensions exactly that the mechanical engineers said what was needed.
Ms. Surfas asked if there will be a snow or rain guard above the units.
Mr. Stevenson stated that there will not be a guard above the units since this is not a shedding
roof. He added because the fans actually move air horizontally through a sort of suitcase-sized
mechanical unit versus traditional larger units that have a fan that pushes air straight up top.
Mr. Fornell asked if it is possible to review the decimal levels of these mechanical units.
Ms. Thompson stated that this will be a part of a Building Department review. She added that the
location of the units is great, they are not on the resource and with their drainage requirements a
variance should be granted.
Mr. Moyer agreed.
Ms. Thompson said that the proposed skylight with exposed rafters is pretty cool. She added that
the cricket that is being shown should not be shingles. At this specific slope, shingles would not
function correctly.
Mr. Moyer agreed with Ms. Thompson.
Mr. Fornell stated that he supports the skylight as long as there is no visibility from the street.
Mr. Kendrick said he has mixed feelings but could go either way.
Ms. Surfas stated that she is a fan of natural light and skylights. She said that exposing the rafters
is a very compelling detail.
Ms. Thompson said going back to the landscaping plan HPC is asking for a relatively significant
adjustment. And this seems like a lot to put on a monitor if approved.
Mr. Kendrick stated that it seemed that everyone was on the same page with direction, so this
should not be a big deal for a monitor.
Ms. Thompson moved to approve Resolution #09, 2021; Mr. Moyer seconded the motion.
Roll call vote: Mr. Kendrick, Yes; Mr. Moyer, Yes; Mr. Fornell; Yes, Ms. Surfas; Yes, Ms.
Thompson; Yes. 5-0, motion carried.
Mr. Moyer stated that the new HPC members should shadow a current member as a monitor so
they will understand the process. He said that he will be the monitor along with Ms. Surfas for
202 E. Main Street.
Mr. Moyer asked if HPC could have a work session to flush out details and become more
proactive on certain details and items that HPC deals with.
Ms. Thompson stated that there have been conversations with staff to set up a work session.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY12, 2021
Mr. Kendrick moved to adjourn. Mr. Moyer seconded. All in favor, motion passes.
_________________
Wes Graham, Deputy City Clerk
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5/20/2021
HPC PROJECT MONITORS-projects in bold are permitted or under construction
Kara Thompson 931 Gibson
300 E. Hyman
201 E. Main
333 W. Bleeker
234 W. Francis
Skier’s Chalet Steakhouse
423 N. Second
Jeff Halferty 232 E. Main
208 E. Main
533 W. Hallam
110 W. Main, Hotel Aspen
105 E. Hallam
134 E. Bleeker
300 E. Hyman
434 E. Cooper, Bidwell
414-420 E. Cooper, Red Onion/JAS
517 E. Hopkins
Lift 1 corridor ski lift support structure
227 E. Bleeker
211 W. Hopkins
Roger Moyer 105 E. Hallam
300 W. Main
210 S. First
227 E. Main
110 Neale
517 E. Hopkins
Skier’s Chalet Lodge
Scott Kendrick 320 E. Hyman
Aspen Institute- Boettcher/Bayer Museum
720 E. Hyman
211 W. Main
517 E. Hopkins
302 E. Hopkins
304 E. Hopkins
305-307 S. Mill, Grey Lady
Sheri Sanzone 110 W. Main, Hotel Aspen
Aspen Institute- Boettcher/Bayer Museum
920 E. Hyman
209 E. Bleeker
820 E. Cooper
125 W. Main
Skier’s Chalet Steakhouse
Skier’s Chalet Lodge
Lift One Park
423 N. Second
Need to assign:
101 W. Main, Molly Gibson Lodge
834 W. Hallam
420 E. Hyman
135 E. Cooper
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Page 1 of 7
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Planning Director
MEETING DATE: May 26, 2021
RE: 121 West Bleeker Street – Conceptual Major Development, Relocation,
Dimensional Variations and a Floor Area Bonus, PUBLIC HEARING
CONTINUED FROM MARCH 24th
APPLICANT /OWNER:
121 W Bleeker LLC
REPRESENTATIVE:
1 Friday Design
LOCATION:
Street Address:
121 W. Bleeker Street
Legal Description:
The East ½ of Lot C, All of Lot D,
and the West ½ of Lot E, Block
58, City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-124-39-003
CURRENT ZONING & USE
R-6 (Moderate-Density
Residential); Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant requests approval for Conceptual Major
Development to demolish all non-historic alterations and additions,
to relocate the historic home on a new basement and to construct
a new addition to the rear of the property. Dimensional variations
and a 250 s.f. floor area bonus are requested for this proposal. As
a historically designated landmark, the project is exempt from
Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed on page 6 of this
memo.
Site Locator Map – 121 W. Bleeker Street
121
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Page 2 of 7
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
121 W. Bleeker is a 6,000 s.f. lot in the R-6
residential zone district. This property contains a
Victorian era home that was historically
designated via Ordinance 34, Series of 1992.
Building permit records show various alterations
were made to the historic resource that include the
addition of large dormers and a new porch to the
west elevation. Setback variances for these
extensions were granted by the Board of
Adjustment in the early 1990s. Although the
Sanborn Map indicates the home is in its original
location, numerous alterations have resulted in the
loss of historic building fabric.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to demolish non-historic alterations and
additions made to the historic home and construct a new addition to the rear of the property.
• Relocation (Section 26.415.090) to place the historic resource on a new basement but
maintain the same location on the site.
• Setback Variation (Section 26.415.110.C) to grant setback reductions for the proposed
mechanical equipment.
• Floor Area Bonus (Section 26.415.110.F) to request up to 250 sf of additional floor area.
The Historic Preservation Commission (HPC) is the final review authority, however, Conceptual
approval is subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to remove all detrimental alterations on the historic resource and to
restore it back to its historic appearance. Excavation for a new basement is proposed and the
historic home will be relocated on a new foundation but maintain its historic location on the lot.
The new addition is concentrated to the rear of the property and large lightwells along the east
side of the lot to provide adequate daylighting into the subgrade space. Dimensional variations
for the new mechanical equipment and a 250 s.f. floor area bonus are requested for this design.
STAFF COMMENTS:
The Historic Preservation Commission (HPC) reviewed the application for Conceptual
Development on March 24th and recommended continuation to restudy the massing of the new
addition and the exterior staircase located in the west side yard setback. In response to the
comments, the applicant has removed the exterior staircase and concentrated the massing of the
addition behind the historic resource. Staff finds the revised design successfully addresses the
massing concerns as perceived from the street and reduces the number of setback variation
requests. Staff supports the removal of all non-historic additions and recommends the applicant
work closely with City staff on the restoration details for the historic resource. The proposed
Figure 1 – 121 W. Bleeker, 2000
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Page 3 of 7
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
connecting element, which is wider than typically allowed, is appropriate for this project because
much of the south wall of the historic house has been demolished in the past. Staff supports the
request for setback variations and a floor area bonus of up to 250 s.f. because the proposed
design meets all relevant criteria. See Exhibit A.3 and A.4 for detailed findings.
Staff recommends HPC review the following topics:
1. Site Planning and Relocation: The historic resource appears to be in its original location
according to the Sanborn Map. There are two large cottonwood tree street trees along West
Bleeker Street and alley access for parking. A simple stone walkway is proposed with a bend
due to the drip line of the cottonwood tree. Staff recommends the walkway be no more than 3’
in width, utilizing a historic native stone such as red sandstone, set in sand (Design Guideline
1.6). The green space that dominates the front of the site complements the historic resource
and supports the idea of a traditional yard as designed.
Patio spaces are proposed directly behind the historic resource on the east and west side of
the lot. To comply with the zoning requirements, the applicant has confirmed that the fire
feature and BBQ grill have been removed from the street facing patio. The proposed exterior
cabinet must be code compliant to remain. Staff recommends the patio spaces abutting the
historic resource be pulled away from the corners so that the resource meets natural
landscape rather than the paving material. Staff supports the location of the addition on the lot
and find the revised building footprint to be visually compatible when viewed from the street.
The historic resource will sit on a new basement foundation, and a light well is proposed on
the east façade of the historic home. The foundation detail must be similar in design and
materials to the historic foundation and the curb height of the lightwell must be 6” or less in
height to minimize visual impact. The proposed light wells along the east side of the property
servicing the subgrade space spans nearly 14 feet. Although this feature is designed to provide
maximum daylighting to the space below, staff recommends a reduction of the overall feature
(Design Guideline 9.5 and 9.6).
Figure 2 – Proposed Site Plan
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. Historic Landmark – Restoration: Building permit files indicate the existing dormers on the
Victorian were added in the 1960s, and a series of other additions and alterations followed.
The entry porch was enclosed sometime between 1970-1980, and in 1991 a permit was issued
to add another porch feature to the west elevation. The applicant proposes to remove the
alterations that directly impact the historic resource and to restore the resource using historic
photographs. Staff supports the restoration of the resource using historic documentation,
building permit files and physical inspection. It is important to note that the applicant will need
to work closely with the Zoning and Building Department to ensure that the existing height
conditions are maintained. Staff recommends the applicant work closely with staff to ensure
restoration details are accurate.
3. New Addition – Form, Materials and Fenestration: The new addition has a 12’ long one-
story connecting element directly behind the historic landmark. Since the historic resource is
taller than the proposed addition, a standard connecting element is not required. The proposed
connecting element is wider than the typical passageway but provides an adequate distance
between the old and the new structures. Gabled roof forms and cedar siding are proposed for
the new addition, which relates to the historic resource. The proposed fenestration deviates
from the historic resource (Design Guideline 10.6).
The new addition is pushed to the rear of the lot with the landmark remaining in its historic
location. The garage portion on the new addition is approximately 50 feet back from the front
façade of the historic resource. The revised design reduces the appearance of the second
floor massing of the addition by aligning it more directly on axis with the resource, and the
exterior staircase that extended into the west side yard setback has been removed, further
reducing the mass. Staff finds the revised design minimizes the visual impact of the addition
as it is perceived from the street (Design Guideline 10.10).
Figure 3 – North (Front) Elevation Figure 4 – Revised North (Front) Elevation
15
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
4. Dimensional Variations & Floor Area Bonus: Setback variations and floor area bonuses
are benefits available to historic properties if granted by the HPC. All historic preservation
benefits are granted as site-specific approvals that are tied to a specific design reviewed for
compatibility and appropriateness.
Setback Variations: The applicant requests a reduction from the 10’ rear yard setback
requirement for the proposed addition, above and below grade. The proposed design shows
the subgrade level within the rear yard setback by approximately 5’. The proposed above
grade two-car garage addition has livable space on top that is also 5’ within the rear yard
setback. The mechanical equipment proposed in the east side yard setback is taller than 30”
and needs a 3’-10” side yard setback reduction. Staff finds the request for the rear yard setback
and east side yard setback variations meet the criteria.
Floor Area Bonus: The applicant plans to demolish the incompatible addition and restore
important architectural features such as the front porch and chimney. The proposed design
reinforces the front entry as the main entrance to the home and the proposed restoration efforts
will vastly improve the visual appearance of the historic home. The revised addition meets the
design guidelines for compatibility, and lightwells are proposed to help improve livability for
the subgrade addition. Staff finds the restoration efforts and the revised design of the addition
meet the criteria for a floor area bonus.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will
significantly affect the permit review. Please see Exhibit B for full comments. A summary of the
comments that must be resolved before HPC or carried forward as conditions of approval are:
Engineering Department:
1. Proposed excavation for a water service line within the drip line of a large tree will need to
be reviewed by the Parks Department.
2. Location of drywells need to be minimum of 10’ away from the property lines. A variance
request can be submitted for review.
3. Clarification regarding the transformer is required. Information about available capacity
needs to be reviewed by the City Electric Department.
Building Department:
1. Fire sprinklers will be required because the fire area exceeds 5,000 s.f.
2. Proposed exterior stairs to the roof deck does not meet fire separation distance
requirements.
3. Window wells without guard protection are not allowed in a patio.
4. An emergency escape and rescue opening is needed for the guest master suite located in
the historic resource.
5. The location of hot tub proposed on the roof deck needs to be 18” from the edge of the
deck, or a guard needs to extend 18” above the top of the hot tub.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
6. Snow retention is needed on the east side of the historic roof where the window well is
located.
Zoning Department (UPDATED):
1. Features such as gas and electric meters are allowed projections in the setback.
2. The request for new combined yard setbacks for the revised design are as follows:
Combined for lot is 14.94’. Proposed west is 5’, east is 1’-2” = new combined will be 6’-2”.
3. Calculations for subgrade walls need to be reviewed. (See Exhibit B for detailed comment.)
4. Permanent fire pit is not allowed between the house and a street.
5. At permit submission, natural grade also needs to be shown to verify height.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Work with relevant City Departments regarding comments related to the transformer,
new water line and the stormwater mitigation plan. Minimize visual impact of stormwater
features in the foreground of the historic resource.
2.) The lightwell abutting the historic resource must have a curb height of 6” or less.
3.) Reduce the overall size of the lightwell feature abutting the east side of the new addition.
4.) The front walkway material must be concrete, brick, or red sandstone pavers, and no
more than 3’ in width.
5.) Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and
vents, for Final review.
6.) Up to 250 sf floor area bonus is granted for the approved design. 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.
7.) The following setback variations for the proposed addition are granted:
• 5’ rear yard setback reduction for the addition above and below grade, as
represented in the approved application
• 3’-10” east side yard setback reduction for the proposed mechanical equipment
• 8’-9” combined side yard setback reduction for the new addition and the mechanical
equipment as represented in the approved application
8.) As part of the approval to relocate the historic house on the site, the applicant will be required
to provide a financial security of $30,000 until the house is set on the new foundation. The
financial security is to be provided with the building permit application, along with a detailed
description of the house relocation approach.
9.) 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
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Relocation Review Criteria / Staff Findings
Exhibit A.3 – Dimensional Variations Review Criteria / Staff Findings
Exhibit A.4 – Floor Area Bonus / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application
18
HPC Resolution #__, Series of 2021
Page 1 of 3
RESOLUTION #__, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,
DIMENSIONAL VARIATIONS AND A FLOOR AREA BONUS FOR THE PROPERTY
LOCATED AT 121 WEST BLEEKER STREET, THE EAST ½ OF LOT C, ALL OF LOT
D, AND THE WEST ½ OF LOT E, BLOCK 58, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID: 2735-124-39-003
WHEREAS, the applicant, 121 W Bleeker LLC, represented by 1 Friday Design, has requested
HPC approval for Conceptual Major Development, Relocation, Setback Variations and a Floor
Area Bonus for the property located at 121 W. Bleeker Street, the East ½ of Lot C, all of Lot D, and
the West ½ of Lot E, Block 58, 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. 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 Relocation, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.090, Relocation; and
WHEREAS, for approval of Setback Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.F, Floor Area Bonus; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends approval with conditions; and
WHEREAS, HPC reviewed the project on March 24, 2021 and May 26, 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 _-_.
19
HPC Resolution #__, Series of 2021
Page 2 of 3
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Dimensional Variations
and Floor Area Bonus for 121 W. Bleeker Street, the East ½ of Lot C, all of Lot D, and the West ½ of
Lot E, Block 58, City and Townsite of Aspen, CO as follows:
Section 1: Conceptual Major Development, Relocation, Dimensional Variations and a Floor
Area Bonus.
HPC hereby approves Conceptual Major Development, Relocation, Dimensional Variations and
Floor Area Bonus as proposed with the following conditions:
1. Work with relevant City Departments regarding comments related to the transformer, new
water line and the stormwater mitigation plan. Minimize visual impact of stormwater features
in the foreground of the historic resource.
2. The lightwell abutting the historic resource must have a curb height of 6” or less.
3. Reduce the overall size of the lightwell feature abutting the east side of the new addition.
4. The front walkway material must be concrete, brick, or red sandstone pavers, and no more than
3’ in width.
5. Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and vents,
for Final review.
6. Up to 250 sf floor area bonus is granted for the approved design. 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.
7. The following setback variations for the proposed addition are granted:
• 5’ rear yard setback reduction for the addition above and below grade, as represented in
the approved application
• 3’-10” east side yard setback reduction for the proposed mechanical equipment
• 8’-9” combined side yard setback reduction for the new addition and the mechanical
equipment as represented in the approved application
8. As part of the approval to relocate the historic house on the site, the applicant will be required
to provide a financial security of $30,000 until the house is set on the new foundation. The
financial security is to be provided with the building permit application, along with a detailed
description of the house relocation approach.
9. 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.
20
HPC Resolution #__, Series of 2021
Page 3 of 3
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 26th 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
21
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. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major
development projects are as follows:
1) The Community Development Director shall review the application materials
submitted for conceptual or final development plan approval. If they are
determined to be complete, the applicant will be notified in writing of this and
a public hearing before the HPC shall be scheduled. Notice of the hearing
shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes
the project's conformance with the design guidelines and other applicable
Land Use Code sections. This report will be transmitted to the HPC with
relevant information on the proposed project and a recommendation to
continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff
analysis report and the evidence presented at the hearing to determine the
project's conformance with the City Historic Preservation Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to
approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in
accordance with Section 26.415.120 - Appeals, notice to City Council, and
call-up. No applications for Final Development Plan shall be accepted by the
City and no associated permits shall be issued until the City Council takes
action as described in said section.
22
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.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
1.12 Provide an appropriate context for historic structures. See diagram.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will
be reviewed on a case by case basis.
1.26 Preserve the historic circulation system.
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.
MET
MET
MET
MET
Historic Preservation Design Guidelines Review Criteria for 121 W. Bleeker
The applicant is requesting Conceptual Major Development review for restoring the historic resource and a new
above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
23
Page 3 of 16
3.7 Adding new openings on a historic structure is generally not allowed.
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.
4.7 Preserve historic hardware.
Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
5.2 Avoid removing or covering historic materials and details.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that
minimize damage to the original material.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
6.5 Do not guess at “historic” designs for replacement parts.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.
7.7 Preserve original roof materials.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
7.9 Avoid using conjectural features on a roof.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
CONDITION
MET
24
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.
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.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
9.3 Site a relocated structure in a position similar to its historic orientation.
9.4 Position a relocated structure at its historic elevation above grade.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
9.6 Minimize the visual impact of lightwells.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
Chapter 10: New Construction - Building Additions MET NOT MET
10.2 A more recent addition that is not historically significant may be removed.
10.3 Design a new addition such that one's ability to interpret the historic character of the primary
building is maintained.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
10.6 Design a new addition to be recognized as a product of its own time.
10.8 Design an addition to be compatible in size and scale with the main building.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
10.11 Roof forms shall be compatible with the historic building.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash
storage.
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
CONDITION
MET
MET
MET
CONDITION
CONDITION
25
Page 5 of 16
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-
public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of
the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick
or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties.
A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at least
a preliminary representation of the stormwater design. A more detailed design must be reviewed
and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the historic
landmark, preserve the use of natural drainage and treatment systems of the site, reduce the
generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater
facilities and conveyances located in front of a landmark should have minimal visual impact when
viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark
trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
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Page 6 of 16
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In
Zone A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the property,
in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property, or remove all evidence of the landscape characteristics from before the
property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
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Page 7 of 16
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.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time,
consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood
as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement
of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant material.
• Any material that covers historic materials may also trap moisture between the two layers. This
will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
3.1 Preserve the functional and decorative features of a historic window.
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Page 8 of 16
• Features important to the character of a window include its frame, sash, muntins/mullions, sills,
heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration
glass for the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the sash
have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to
the plane of the glazing (glass) in several increments. These increments, which individually only
measure in eighths or quarters of inches, are important details. They distinguish the actual window
from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door
frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking
sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the
door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
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• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of
the building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads.
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
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• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to preserve
the integrity of the original design intent, such as crisp edges, rather than to retain heavily
deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that
minimize damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of replacing
the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence, develop
a compatible new design that is a simplified interpretation of the original, and maintains similar
scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other physical
or photographic evidence, then new features may be designed that are similar in character to
related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is no
documentation is inappropriate.
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from
the street.
• Retain and repair original and decorative roof detailing.
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• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is necessary,
use a material that is similar to the original in both style as well as physical qualities and use a
color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a
false impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
9.1 Developing a basement by underpinning and excavating while the historic structure remains
in place may help to preserve the historic fabric.
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• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be appropriate.
It must be demonstrated that on-site relocation is the best preservation alternative in order for
approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward movement,
rather than a lateral movement is preferred. HPC will consider setback variations where
appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes obscured
by trees.
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.
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9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining features,
such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in the
landscape except where they are screened, or on an AspenModern site.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental to the
historic resource in any case when preservation benefits or variations are being approved.
10.3 Design a new addition such that one’s ability to interpret the historic character of the
primary building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• 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:
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o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource
o The project involves the demolition and replacement of an older addition that is considered
to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as trees
that must be preserved, Environmentally Sensitive Areas review, etc.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with
historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a
modern interpretation of a historic style are all techniques that may be considered to help define
a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must
relate strongly to the historic resource in at least two of these elements. Departing from the historic
resource in one of these categories allows for creativity and a contemporary design response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
10.8 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.
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10.10 Place an addition at the rear of a primary building or set it back substantially from the front
to minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter the
exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the
addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash
storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact.
Where rooftop units are visible, it may be appropriate to provide screening with materials that are
compatible with those of the building itself. Use the smallest, low profile units available for the
purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a discrete
location. Use pedestals when possible, rather than mounting on a historic building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending with their
backgrounds
• In general, mechanical equipment should be vented through the roof, rather than a wall, in a
manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building
materials, windows, doors, roofs, porches, and building additions. All relevant Design Guidelines in
Chapter 2, 3, 4, 5, 6 and 7 related to the preservation plan need to be reviewed in detail as part of the
permit submittal for further historic evidence and/or investigative demolition in order to ensure no historic
fabric is being removed.
Design Guideline 1.8 addresses plans for stormwater mitigation and positive drainage related to the
historic structures. The applicant has submitted preliminary plans for stormwater management but a few
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comments related to specific features like the location of the drywells have been mentioned by other City
Departments. It is important that these details related to stormwater mitigation and drainage are clearly
addressed. Staff recommends the applicant continue to discuss the requirements with all relevant
departments and ensure that no visible features are located in the foreground of the historic resource.
Design Guidelines 7.4, 7.10, 9.5, 9.6 and 9.7 address various aspects of the restoration of historic
features and the relocation of the historic resource. Staff recommends the applicant provide a detailed
preservation plan to document the restoration of the resource. HPC reviews appendages to the historic
resource in the form of handrails, vents/flues, gutters, curb heights of lightwells and other similar features
and the foundation detail. All of the features listed need to be minimal in size and located in areas with the
least visual impact when viewing the historic resource. Staff recommends the listed details be provided for
Final Review.
Design Guideline 10.9 speaks to design expectations for the new addition and the connecting element.
The proposed addition is located to the rear of the property. There is limited space for the addition because
the historic resource will maintain its current positioning on the site. The connecting element that is directly
behind the historic resource is one-story tall and 12’ feet long but wider than typical. The function of a
narrow connecting element is to limit the removal of historic building fabric, but this resource has very little
building material on the south elevation because of previous additions and alterations. Since the historic
resource is taller than the proposed addition, a standard connection element is not required.
In summary, staff recommends approval with conditions as listed in draft resolution.
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Exhibit A.2
Relocation Criteria
Staff Findings
26.415.090.C Relocation:
Relocation for a building, structure or object will be approved if it is determined that it meets any one of the
following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect the
character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is located
and its relocation will not have an adverse impact on the Historic District or property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect the
integrity of the Historic District in which it was originally located or diminish the historic, architectural
or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary financial
security.
26.415.090.C - Relocation. Relocation for a building, structure or object will be approved if it is
determined that it meets any one of the following standards:MET NOT MET DOES NOT
APPLY
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or N/A
2. It does not contribute to the overall character of the historic district or parcel on which it is located
and its relocation will not have an adverse impact on the Historic District or property; or .N/A
3. The owner has obtained a certificate of economic hardship; or N/A
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect the
integrity of the Historic District in which it was originally located or diminish the historic, architectural
or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:MET NOT MET DOES NOT
APPLY
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;CONDITION
2. An appropriate receiving site has been identified; and N/A
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary financial
security.
CONDITION
MET
Review Criteria for 121 W. Bleeker
The applicant is planning to relocate the historic home
onto a new basement in the same historic location on the site.
Summary of Review Criteria for Relocation Request
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Staff Finding: The applicant proposes to relocate the historic home on a new basement foundation, in the
same location on site and maintain the historic height. The proposed relocation does not diminish the
historic integrity of the resource and maintains the historic relationship to the site. The necessary letter
from an engineer determining the resource capable of withstanding the relocation and the financial
assurance in the amount of $30,000 will be required as part of building permit submission. Unless there is
evidence of a masonry foundation, the new foundation is to be a simple concrete finish or clad in painted
metal flashing.
Staff finds the relocation criteria are met.
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Exhibit A.3
Dimensional 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: The proposed design pushes the new addition towards the rear of the property
and provides alley access to the two-car garage, which is consistent with the pattern in the area.
The garage is located 5’ from the rear yard property line, which complies with the underlying
zoning requirements. The applicant requests a rear yard setback for the below grade addition,
which also lines up with the garage addition at 5’. According to the zone district, a principal building
requires a 10’ rear yard setback. The design includes a deck above the two-car garage which is
considered primary living space. The applicant requests a 5’ reduction for the deck feature above
the garage addition. Staff supports the 5’ rear yard setback, above and below grade for the new
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 121 W. Bleeker
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 new addition and mechanical equipment.
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.
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addition because it is consistent with the pattern of the area and mitigates adverse impacts to the
historic resource without creating functional issues for vehicular activity in the alley.
Mechanical equipment is proposed in the east side yard setback towards the alley. The proposed
equipment is taller than 30” and will need a setback variation if they are to be sited in the side
yard setback. This corner of the property abuts the ally on both sides and is not adjacent to another
residential property. This location for the mechanical equipment is distanced from the historic
resource and shows limited visual impact. In addition, the applicant will need to demonstrate that
the selected mechanical equipment is under the maximum decibel level when measured from the
property lines at all times of the day, as established in the City’s noise ordinance. Staff supports
the request for a 3’-10” east side yard setback reduction for the mechanical equipment to sit in
the east side yard setback. The Zoning Department confirmed that gas and electric meters are
allowed projections in the setback and will not require a setback variation.
Staff finds the criteria for granting setback variations are met with this revised design.
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Exhibit A.4
Floor Area Bonus Criteria
Staff Findings
26.415.110.F Floor Area Bonus:
1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of
allowable floor area for projects involving designated historic properties. The potential bonus is
determined by net lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two
hundred fifty (250) square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a
maximum of a three hundred seventy five (375) square foot floor area bonus and a 9,000 square
foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses
are cumulative. More than one bonus may be approved up to the maximum amount allowed for the
lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the
bonus may be allocated amongst the newly created parcels to the extent permitted.
On any lot where a historic property is permitted a duplex density while a non-historic property is
not, the increased allowable floor area that results from the density will be deducted from the
maximum bonus that the property may receive.
To be considered for the bonus, it must be demonstrated that the project meets all of the following
criteria:
a) The historic building is the key element of the property, and the primary entry into the
structure, and the addition is incorporated in a manner that maintains the visual integrity of
the historic building; and
b) If applicable, historically significant site and landscape features from the period of
significance of the historic building are preserved; and the applicant is undertaking multiple
significant restoration actions, including but not limited to, re-opening an enclosed porch,
re-installing doors and windows in original openings that have been enclosed, removing
paint or other nonoriginal finishes, or removing elements which are covering original
materials or features; and
c) The project retains a historic outbuilding, if one is present, as a free standing structure above
grade; and
d) The applicant is electing a preservation outcome that is a high priority for HPC, including
but not limited to, creating at least two detached structures on the site, limiting the amount
of above grade square footage added directly to a historic resource to no more than twice
the above grade square footage of the historic resource, limiting the height of an addition to
a historic resource to the height of the resource or lower, or demolishing and replacing a
significantly incompatible non-historic addition to a historic resource with an addition that
meets current guidelines.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole
discretion of the HPC and the Commission's assessments of the merits of the proposed project and
its ability to demonstrate exemplary historic preservation practices.
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3. The decision to grant a floor area bonus for major development projects will occur as part of the
approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D.
4. Floor area bonuses are only available for single-family, duplex or 100% affordable housing
development. A property shall receive no more than 500 square feet total. The award of a bonus is
project specific. At such time that more than 40% of an addition to a historic resource that was
constructed as part of a project which previously received a floor area bonus is demolished, the
bonus may be retained only if the proposed redevelopment is found to meet the requirements of this
Section.
5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC
may exempt wall exposed by a light well that is larger than the minimum required for egress from
the calculation of subgrade floor area only if the light well is internalized such that it is entirely
recessed behind the vertical plane established by the portion of the building façade(s) closest to any
street(s), the light well is screened from view from the street by building walls or fences, and any
addition that is made to the affected resource simultaneous or after the construction of the light well
is entirely one story.
LOT SIZE MAXIMUM
FLOOR AREA
BONUS
REQUESTED
FLOOR AREA
BONUS
5,982.3 S.F.250 S.F.250 S.F.
To be considered for the bonus, it must be demonstrated that the project meets all of the following
criteria: MET NOT MET DOES NOT
APPLY
a) The historic building is the key element of the property, and the primary entry into the structure,
and the addition is incorporated in a manner that maintains the visual integrity of the historic
building; and
b) If applicable, historically significant site and landscape features from the period of significance of
the historic building are preserved; and the applicant is undertaking multiple significant restoration
actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows
in original openings that have been enclosed, removing paint or other nonoriginal finishes, or
removing elements which are covering original materials or features; and
c) The project retains a historic outbuilding, if one is present, as a free standing structure above
grade; and N/A
d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not
limited to, creating at least two detached structures on the site, limiting the amount of above grade
square footage added directly to a historic resource to no more than twice the above grade square
footage of the historic resource, limiting the height of an addition to a historic resource to the height
of the resource or lower, or demolishing and replacing a significantly incompatible non-historic
addition to a historic resource with an addition that meets current guidelines.
MET
MET
MET
Review Criteria for 121 W. Bleeker
The applicant is requesting a 250 sf Floor Area Bonus for significant restoration efforts that include
re-opening the front porch and removing detrimental alterations to the historic resource.
The applicant may request up to 250 s.f. of floor area.
Summary of Review Criteria for Floor Area Bonus Request
26.415.110.F - Floor Area Bonus.
In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of
allowable floor area for projects involving designated historic properties. The potential bonus is
determined by net lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two
hundred fifty (250) square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a
maximum of a three hundred seventy five (375) square foot floor area bonus and a 9,000 square
foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses
are cumulative.
43
Page 3 of 3
Staff Finding: The applicant proposes to restore the historic resource by removing all non-
historic alterations and additions that encumber the resource. According to the 1904 Sanborn
Map, the resource appears to be in the same location but much of the south elevation has been
removed and replaced with additions that were not sympathetic to the historic resource. Staff
supports the proposed restoration efforts that include the opening of the front porch, removing the
non-historic dormers and side porch, and restoring missing architectural features using
photographic documentation. Staff recommends the applicant work with staff regarding the
accuracy of restoration details.
One of the criteria for granting a floor area bonus speaks to the importance of the historic entry
and the visual integrity of the resource. Staff finds the criteria will be met with the reopening of the
front porch and the proposed primary walkway that leads to the front entrance. Older photographs
show the details related to the porch prior to being enclosed.
Restoration is a priority for this project and a significantly incompatible addition that is
overwhelming the historic resource is to be demolished. The design shows much of the living
space is concentrated below grade with the use of large window wells to provide daylighting to
the subgrade space. The larger window wells are counted towards floor area calculations
according to the zoning calculations. Staff supports a floor area bonus for this design as
represented. Bonus floor area not used for this project will be forfeited.
Staff finds that the criteria for granting a floor area bonus are met with this revised design.
44
From: Jim Pomeroy
Sent: Tuesday, May 11, 2021 4:23 PM
To: Sarah Yoon
Subject: RE: HPC Project Referral: 121
Zoning Notes:
1) Pg. 5 – gas, electric, etc. meters do not require a variance – allowed projections into setbacks.
2) Pg. 6 - Combined for lot is 14.94’. Proposed west is 5’, east is 1’ 2” = new combined will be 6’-2”.
3) Pg. 17 - Proposed subgrade walls – wall 1 is too big. Only should count to bottom of ceiling
structure even for window wells. Same thing for wall 8. The extension above the ceiling is
correct on skylights like on wall 4, 3, 6.
4) Pg. 18 – they are showing a firepit integrated into the widow well. Permanent fire pits not
allowed between the house and a street.
5) Height – they have shown that they meet height form finished grade. At permit they will also
need to add natural grade to these drawings to show that they meet height from there as well.
To promote the health and safety of our staff and community and to minimize the spread of COVID-19,
Community Development staff are conducting business by email and phone and are only available in
person by appointment. Contact information for our entire staff and how best to get the services you
need can be found on our website: cityofaspen.com/177/Community-Development. Thank you for your
understanding.
Cheers,
Jim Pomeroy
Zoning Enforcement Officer
130 S. Galena St.
Aspen, CO 81611
p 970.429.2745
c 970.319.2565
www.cityofaspen.com
www.aspencommunityvoice.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential
and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you
have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in
nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on
current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The
opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance.
EXHIBIT B: REFERRAL COMMENTS
45
121 W Bleeker – HPC Conceptual Review
Engineering Comments
Carly McGowan
March 11th, 2021
Comments to be resolved prior to HPC approval:
1.The proposed water service line is shown to go through the drip line of a large tree, with
excavation likely required into the drip lines of two other large trees. Applicant shall work with
the Parks Dept to resolve this issue and coordinate water line placement prior to HPC approval.
2.Per the CoA Urban Runoff Management Plan (URMP), drywells must be located a minimum of
10’ away from property lines and structures. The plans show the water quality drywell located
less than 10’ away from the property line. A variance will not be granted for the distance
between the drywell and the property line. If a variance is requested for the distance between
the drywell and the structure, applicant must submit a variance request and a letter from a
geotechnical engineer that the building foundation will not be compromised. This shall be
resolved before HPC approval.
3.What transformer serves the property and does the existing transformer have capacity for the
increased use? Will this property require a new transformer? Work with the City Electric
Department to determine available capacity. A Load Calc Form will be required at time of
building permit. Hotel Aspen is planning on upgrading transformers on their property. Verify
that the proposed work aligns with the planned transformer work at Hotel Aspen. This shall be
resolved before HPC approval.
Other Comments:
1.At building permit, plans shall show how the water service line ties into the structure. An
unrestrained service line through the house is not recommended. Instead, plans should include
a small mechanical room at the front of the house to switch to internal plumbing.
2.Since this property is in the Aspen Mountain Drainage Basin, detention is not required.
However, it needs to be clearly shown how runoff above the WQCV leaves the site. With the
proposed drywell the overflow route is not clear. At building permit, applicant will need to show
how additional runoff is routed to the City’s storm system without impacting neighboring
properties. If this can’t be accomplished, detention will need to be provided.
3.Stormwater from all impervious areas on the property must be treated for water quality.
4.Only one drywell is proposed on the planset, but the detail calls out the connection to a second
drywell. If two drywells are proposed, both must meet the 10' setback from all structures and
property lines.
5.Clarify the purpose of the filter fabric around the drywell. Studies show that filter fabric is the
first thing to clog, and removing or repairing the filter fabric would require excavating the entire
drywell.
6.Clarify what the 8.5’x24’ dotted line around the drywell represents.
7.This property is in a sidewalk deferred zone. A sidewalk will not be required at this time.
EXHIBIT B - REFERRAL COMMENTS
(Comments from previous design)
46
From:Bonnie Muhigirwa
To:Sarah Yoon
Cc:Denis Murray; Nick Thompson
Subject:RE: HPC Referral: 121 W. Bleeker
Date:Friday, March 12, 2021 2:59:46 PM
Attachments:image003.png
image004.png
image005.png
image002.png
image007.jpg
image008.jpg
image009.jpg
image010.jpg
image011.png
Hi Sarah,
Building Comments:
Fire sprinklers will be required because the fire area exceeds 5,000 sf.
Exterior stair to the roof deck does not meet fire separation distance requirements per 2015
IRC Table 302.1(2). Projections need to be at least 2 feet from the property line and have a 1
hour fire-resistance rating if less than 3 feet from the property line.
Window well can not be located in a patio without guard protection per city policy
https://www.cityofaspen.com/DocumentCenter/View/6195/Emergency-Escape-and-Rescue-
Window-Wells
The guest mater suite located in the historic resource needs a compliant emergency escape
and rescue opening per R310.2.1
Hot tub at the roof deck will need to be located at least 18” from the deck edge or the guard
height will need to extend 18” above the top of the hot tub per city policy
https://www.cityofaspen.com/DocumentCenter/View/6202/Hot-Tub-and-Spa-Safety-Railings
Snow fencing is required on the historic roof where snow sheds into the window well on the
east side.
Thanks,
Bonnie Muhigirwa
Plans Examiner / Building Inspector III
Community Development
130 S Galena St.
Aspen, CO 81611
p: 970.429.2787
c: 970.309.5119
www.cityofaspen.com
47
From:Jim Pomeroy
To:Sarah Yoon
Subject:Zoning notes for 121 W. Bleeker
Date:Saturday, March 13, 2021 1:54:32 PM
Attachments:image009.png
image010.jpg
image011.jpg
image012.jpg
Here are zoning notes for 121 W. Bleeker.
1. Yard exceptions needed: Fire feature, and possibly a built in barbeque (it only shows on a
couple of sheets) that are placed between a street and structure.
2. The exterior stairs in the west side yard setback need an exception.
3. The rear basement and second floor deck need a 5’ rear setback variance
4. The east side yard has AC units taller than allowed. If those can be set lower into the ground
in some sort of “vault” so they are no more than 30” above the surrounding grade, then no
setback variance to the east will be required. If they cannot be lowered the applicant will
need an east side yard setback variance for the higher than 30” AC units.
5. Combined side yard setback – the combined side yards are supposed to be 14.94’. If the
stairs and the AC units receive a variance, then the combined side yard will be reduced to 10’.
6. There are height challenges for the rear, non-historical, section of the project. Because the
areaway/lightwell is larger than 100 sq. ft., height for all of the rear element on the property
will be counted from the bottom of the areaway per 26.575.020.F.4, Allowed Exceptions to
Height. Currently as drawn, the entire rear (new) section of the house does not meet height.
The applicant will either need to reduce the size of the areaway to 100 sq. ft. or less or ask
HPC for a variance. There are currently no height points being shown on the plans. Without
these height points being added, there is no guarantee that the applicant meets height even
without the areaway. Please review section 26.575.020.F.2.c) for how to measure height
when there are multiple pitches within one vertical plane.
To promote the health and safety of our staff and community and to minimize the spread of
COVID-19, Community Development staff are conducting business by email and phone and are
only available in person by appointment. Contact information for our entire staff and how best to
get the services you need can be found on our website: cityofaspen.com/177/Community-
Development. Thank you for your understanding.
Cheers,
Jim Pomeroy
Zoning Enforcement Officer
130 S. Galena St.
Aspen, CO 81611
p 970.429.2745
48
c 970.319.2565
www.cityofaspen.com
www.aspencommunityvoice.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is
confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the
sender that you have received the message in error and then delete it. Further, the information or opinions contained in this
email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions
contained in the email are based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The opinions and information contained herein do not create a legal or
vested right or any claim of detrimental reliance.
49
1
To: Ms. Sarah Yoon & The City of Aspen
Historic Preservation Commission
From: Derek Skalko, Principal Designer & Local
Project Representative
121 West Bleeker Street Residence
E-mail: Sarah.yoon@cityofaspen.com Date: May 5, 2021
Phone: 970.429.2758 Pages: 8
Re: 121 West Bleeker Street – Explanation /
Supplemental Info for Major Conceptual
Approval Continuance / 2735-124-39-003
CC: file
121 West Bleeker Street Residence
HPC Major Development – HPC Conceptual Approval (R2- Continuance)
Dear Sarah & Members of the Aspen Historic Preservation Commission,
We are again approaching the commission on behalf of 121 W Bleeker LLC, care of Mr. Todd
Guenther and Mrs. Kelly Nimmo-Guenther, managers and property owners of 121 West Bleeker to
seek conceptual approval from the Aspen HPC.
W e discussed our intentions for the 121 property via our initial conceptual hearing with the Aspen HPC
in January of 2021. To again refresh your familiarity with 121 West Bleeker, the residence is an
approximate 5,982.3 sq ft property located in Aspen’s historic West End District. The property is legally
defined as the East ½ of Lot C, Lot D, & West ½ of Lot E, Block 58 within the City and Townsite of
Aspen and is, by definition, zoned an R-6 Medium Density Residential lot according to the Aspen land
use code.
Packet Submission:
A - 1 Friday Cover Letter / Project Breakdown and Explanation
B - The 24 x 36” drawing packet included for your review of 121 West Bleeker project includes the
following REVISED sheets:
Sheet HPC: Cover: 121 West Bleeker Cover sheet & Page Index
Sheets HPC: Z-001 through Z-008: 121 Existing & Proposed Project Numeric Breakdowns and Floor
Area Diagrams / Calculations: Note: Existing Conditions remain unchanged, but the FA Calculations
have been completely reworked to reflect the alternate course / massing as proposed.
Sheets HPC: A2.004 through 2.007: Revised Proposed Lower, Main, Upper and Roof Plans for 121
Sheets HPC: A3.004 through 3.006: Revised Proposed Elevations (All Elevations) for 121
PO BOX 7928
Aspen, CO 81612-7928
Phone: 970.309.0695
E-mail / Web: derek@1friday.com / www.1friday.com
50
2
Proposed Project Overview, Design Intent , Preservation, Variance Requests & Bonuses
sought regarding 121 West Bleeker:
MASSING & SCALE REDUCTIONS PROPOSED FROM R1 HEARING:
Per our initial conceptual hearing, we are graphically indicating the primary massing and project
changes below in graphical format. The top image represents “R2-Proposed”, with the bottom image
showing the previously proposed and discussed design intent.
North Elevation: (Primary Bleeker Street Facade)
• West side yard stair (4’-6”) eliminated, and proposed rear two story master bedroom massing reduced by
5’-6” on western side, essentially further reducing and “hiding” the visible mass as seen from Bleeker
Street.
• Fire feature has been removed from proposed west side courtyard.
• Grill amenity removed – exterior cabinetry remains proposed.
• As 196 SF open light well has been eliminated, need for a visible handrail has been eliminated
additionally.
51
3
West Elevation: (Neighboring Side of Property)
• West side yard stair (4’-6”) eliminated.
• Fire feature has been removed from proposed west side courtyard.
• Grill amenity removed – exterior cabinetry remains proposed.
East Elevation: (Side Alley Façade of Property)
• East side 196 SF light well eliminated. East side yard patio amenity and skylight access for subgrade
area proposed in place of. Removal of the light well eliminates the need for a height variation as initially
requested regarding the side yard condition.
• Master office and closet extending east to allow for the 5’-6” reduction of the proposed gable volume as
seen from Bleeker Street.
52
4
South Elevation: (Rear Alley Façade of Property)
• West side yard stair (4’-6”) eliminated, and proposed rear two story master bedroom massing reduced by
5’-6” on western side, essentially further reducing and “hiding” the visible mass as seen from Bleeker
Street.
• Walkway / access incorporated into southern façade in replacement of the west side yard stair, which
additionally assists in breaking down the scale of the façade as seen from the alley.
FAR BONUS REQUEST: 250 SQ FT REQUESTED PER CONCEPTUAL PROPOSAL
In selected circumstances, the HPC may grant up to five hundred additional square feet of allowable
floor area for projects involving designated historic properties. The potential bonus is determined by net
lot area such that a 3,000 – 5,999 square foot lot is eligible for a maximum of two hundred fifty square
foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred and
seventy five square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a maximum
of a 500 square foot floor area bonus. Floor area bonuses are cumulative. More than one bonus may
be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum
bonus will be based on the original lot size, though the bonus may be allocated amongst the newly
created parcels to the extent permitted.
The 121 West Bleeker proposed plan first intends to restore the Victorian cottage to its near original
1890’s condition from the front (north) and adjoining east / west sides . All ornamental features,
detailing and material, door, and window fenestrations visible from the north (West Bleeker), west
53
5
(neighboring lot), and east (side alley) facades will be restored in full with no proposed alterations or
changes to the historic aspects of the home. It is understood as the non-historic western porch and
massing to the east and west sides, should repair work be necessary due to material removal / damage
from these occurrences, we will work with the HPC to ensure preservation methods are of primary
focus.
Additionally, the 1990’s addition(s) located to the south, east, and west of the property are intended to
be removed in full and the historic south oriented roof conditions of the residence are intended to be
restored according to historical imaging, and the interior partitions and framing information that will be
made available to the design team during the interior demolition phase of the project. A single story
connection element providing 12’ of separation to the south side of the building is intended while re-
establishing the east and west rear corners of the original Victorian structure; the location of this
connection was one of the areas altered in the 1997 remodel of the Victorian residence, and no
changes or alterations to the original and undisturbed areas of the historic home’s exterior window and
door locates / historic materials (N, E, W) are intended.
Saying this, we believe the project is an exemplary example of a conscientious and extensive historic
preservation and restoration project worthy of the 250 sq ft bonus. Please note that above grade
massing for the proposed project essentially uses 3,100 sq ft of FA, and the existing above grade FA is
currently over 3,400 SF. The bonus is specific to allowing us the ability to successfully incorporate a
healthy amount of natural light and daylight into the subgrade level of the home with a subgrade
exposure percentage far higher than a typical Aspen construction.
REQUESTED VARIANCES FOR HPC CONCEPTUAL APPROVAL:
Existing Victorian Requested Variations: (Potential –TBD)
• Both the cross gable roof massing and roof chimney element of the 121 residence
exceed and therefore, are in violation Aspen’s current R-6 25’ height maximum allowable
definition. While the home’s ridge height (31’-5.5” above grade – V.I.F.) is proposed to remain at
its existing current height (note: we are still researching the chimney (estimated ht. 35’-6” above
finished grade – TBD) as to it’s historical configuration, which does appear thinner and taller in
imaging than the current existing constructed condition), variations to accommodate said
elements are requested as deemed necessary by city of Aspen zoning policy. Please be advised
we are intending to utilize the reconstructed chimney for venting, which may negate the need for
any variation – I am simply brining this up as a “just in case”.
Proposed Site & Addition Requested Variations:
We are requesting the listed variances simply to maintain the historic location of the Victorian cottage
and in order to best integrate and maintain the existing outbuilding as a functioning entity of the new
proposed master planning concept for 201 East Hyman. Further clarification and explanation of why
these variances are important to the reworking of the property have been provided within the drawing
packet information and will be explained in depth per our conceptual hearing.
• West Side Yard Setback Request Variation: - 4’-2” Purpose: While all above and below grade
proposed massing conditions and light wells for the project are now located within the required 5’ side
yard setback (with the proposed elimination of the west side yard stair), electrical and gas meters per
holy cross energy code requirements are still proposed to be located along the west side of the garage,
and due to sizing and code requirements defining height, these elements will require a variation.
54
6
• East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade
proposed massing conditions and light wells for the project are located within the required 5’ side
yard setback. The variation is requested due to the city of aspen zoning code pertaining to
mechanical equipment. As for warranty and installation purposes, all condensing units (to be
situated on a concrete pad ) are anticipated to be no more than 40” in height – this said, in order
to place the units as far away from the historical resource as desired and to address the city’s 30”
maximum allowable above grade policy for mechanical equipment, we are requesting said
variation.
• Combined Side Yard Setback Variation: 5-6” (Purpose: Per the Side Yard setbacks as
described, we are seeking a combined side yard setback variation of 5’-6” accordingly).
• Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While
all above grade habitable (10’ setback minimum) and garage (5’ setback minimum) requirements
are met, we are seeking the technical ability to maintain a subgrade foundation that “tracks” with
the above grade garage construction for subgrade mechanical area. As we also are creating a
one story massing potential for usable deck/ walkway (which replaces the west side yard stair
originally proposed) area on top of the garage along the alley situated in this defined “zone” by
Aspen code. The massing above grade is unaffected by this variation request.
MATERIALS PROPOSED FOR VICTORIAN COTTAGE AND NEW CONSTRUCTION OF 121
WEST BLEEKER RESIDENCE:
Once again, we understand that material callouts and fenestration discussion is a topic dealt with at
HPC final approval, but due to the importance of the material selections and intended window and
fenestration details/ locates being incorporated into the project’s design, we are seeking as much input
as possible at the conceptual approval level in order to most productively develop the design intent of
121 West Bleeker. All materials and their proposed orientations and uses intended have been
conceptually indicated on the 24 x 36 plan sets provided to the HPC for more detailed reference.
PROJECT COMPLIANCE TOWARDS HPC DESIGN REVIEW STANDARDS PER CHAPTER 1 -
FENCES:
Per request heard from our initial hearing, we are responding accordingly to the specified topics of the
Aspen Historic Preservation Design Guidelines; Chapters 1 following:
The current 121 West Bleeker property has no existing sidewalk along the Bleeker Street location, and
it is our assumption the ornate cast iron fence currently existing at 121’s front façade likely was a part of
the 1990’s renovation. A solid, non-transparent wooden and masonry columned fence of approximately
5’-6” in height exists along both the West Side yard and rear (south) and side yard (east) alley
locations. It should be noted the west side yard fence is situated/ shared on the neighboring property to
the west, and due to the unique east side yard alley condition, there is no intention to alter the existing
condition at this present time.
We acknowledge the design guidelines for fences (as copied below) and are open to working with the
HPC as a monitoring item as the project develops further. For the Bleeker Street façade, a lower
scaled, traditional, painted wooden picket fence direction as per historical imaging provided is
anticipated at this present time to comply with the visual openness requirements set forth by the Design
Review Guidelines and better tie the property into the surrounding context of the existing neighborhood.
55
7
1.1 Preserve original fences.
Replace only those portions that are deteriorated beyond repair. Replacement elements should match
the existing fence.
1.2 A new replacement fence should use materials that appear similar to that of the original.
Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences
also may be considered.
A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence,
similar to traditional "wrought iron," also may be considered.
Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a “transparent” quality allowing views into the yard
from the street.
A fence that defines a front yard is usually low to the ground and "transparent" in nature.
On residential properties, a fence which is located forward of the front building facade may not be taller
than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design
Standards".)
A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a
building.
Note that using no fencing at all is often the best approach.
Contemporary interpretations of traditional fences should be compatible with the historic context.
1.4 New fence components should be similar in scale with those seen traditionally.
Fence columns or piers should be proportional to the fence segment.
1.5 A side yard fence which extends between two homes should be set back from the street-
facing facade.
This setback should be significant enough to provide a sense of open space between homes.
• At this time, a fence as described via the image above is proposed for 121 West Bleeker, as we
believe this fence, or no fence at all, are the two most historically accurate potential conditions fro
the 121 property.
56
8
Drawing documentation, imaging, and power point & computer rendering explanation will all be
presented to further assist in demonstrating our final proposal during our scheduled hearing of May
26th. We are excited about the possibilities proposed and sincerely believe 121 West Bleeker will
significantly better the property from not only 121’s long term desires, but also the City of Aspen’s and
Aspen HPC’s long term interests concerning historic preservation.
In closing, we would simply like to express our sincere gratitude in considering our request regarding
121 West Bleeker Street. We again look forward to presenting and discussing this concept with you
further.
Respectfully,
Derek Skalko, 1Friday Design
Local Representative, 121 West Bleeker
57
121 W est Bleeker Residence - HPC Conceptual Submission
Cover Letter/ Application - 1 Friday Design
Survey, Civil & Architectural Related Drawings / Documents Boundaries Unlimited Inc. + 1 Friday Design
A-COVER / INDEX : HPC Conceptual Submission Sheet Index - 2021 - "121 West Bleeker"
Structural Related Drawings / Documents JJR Structural
TBD
" 1 2 1 W e s t B l e e k e r "
1 2 1 w e s t b l e e k e r s t r e e t l c i t y o f a s p e n | c o l o r a d o
R E S I D E N C E HPC CONCEPTUAL (R2- CONTINUANCE) - MAY 2021
SURVEY : 121 West Bleeker Site & Topographical Stamped/ Certified Survey - 1' Contour Intervals - Boundaries Unlimited Inc. (1/8" Architectural)
C2.0: 121 West Bleeker Conceptual Grading & Drainage Plan (1/8" Architectural) & Vicinity Map, Detail of Block 58 (1:60 Engineering Scale)
C2.0: 121 West Bleeker Conceptual Detailing - Grading & Drainage Planning
ZN-001 : Preliminary Project Summary & Existing / Proposed Gross Sq Ft & Floor Area Calculation Summaries - 250 SF HPC Bonus Requested
ZN-003 : Existing + Proposed Site Coverage Calculations and Graphic Diagrams (1/8" Architectural)
ZN-004 : Existing Floor Area Calculations & Graphic Breakdowns : Subgrade & Main Levels (1/8" Architectural)
ZN-005 : Existing Floor Area Calculations & Graphic Breakdowns : Upper & Roof Levels (1/8" Architectural)
ZN-006 : Proposed Floor Area Calculations & Graphic Breakdowns : Lower / Subgrade Level (1/8" Architectural) - 250 SF Bonus Requested
ZN-007 : Proposed Floor Area Calculations & Graphic Breakdowns : Main + Upper Levels (1/8" Architectural) - 250 SF Bonus Requested
A2.01 : Existing Main Level Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.02 : Existing Upper Level Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.03 : Existing Roof Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.04 : Proposed Lower Level / Subgrade Plan ( 1/4" Architectural)
A2.05 : Proposed Main Level / Ground Floor Plan ( 1/4" Architectural)
A2.06 : Proposed Upper Level Floor Plans - Historical (Street Facing) and Proposed New Construction (South Alley) ( 1/4" Architectural)
A2.07 : Proposed Roof Plan ( 1/4" Architectural)
A3.01 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.02 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.03 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.04 : Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A3.05 : Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A3.06: Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A2.08 : Proposed Conceptual Landscape Plan ( 3/16" Architectural)
HPC CONCEPTUAL (CONT)
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
REVISED
HPC MAY 2021
COVER
HPC CONCEPTUAL
COVER SHEET
+ INDEX
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
58
HPC JANUARY 2021
SURVEY
CITY OF ASPEN
COMPLIANT
SURVEY
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
59
HPC JANUARY 2021
C-2
HPC CONCEPTUAL
GRADING +
DRAINAGE PLAN
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
60
HPC JANUARY 2021
C-3
HPC CONCEPTUAL
CIVIL DETAILS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
61
Zoning Allowance & Project Summary
Proposed Development Single Family Residence :: Historic Remodel + New Addition
Parcel ID #2735 - 124 - 39 - 003
Legal Description of Property 121 West Bleeker Street . City & Townsite of Aspen . Block 58 . East 1/2 Lot C, Lot D, and West 1/2 Lot E
Zone District Medium Density Residential (R-6)
Reference
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
Setbacks Existing Allowed (Principle)Allowed (Accessory)Proposed (Principle)Proposed (Accessory)
Front
Rear
Combined Front / Rear
Side
Combined Side
Distance Between Building
Corner Lot
16 feet 9 inches (Victorian) - North
0 inches South (11-1/2 inches over property)
N/A
4-1/4 inches W :: 5 feet 1 inch E
5 feet 5-1/4 inches
N/A
No
N/A
N/A
N/A
N/A
N/A
N/A
N/A
10 feet
10 feet HAB / 5 feet GAR
N/A
5 feet W :: 5 feet E
10 feet + 1 foot per 300 sq ft GLA
5 feet
15 feet
5 feet
N/A
5 feet W :: 5 feet E
30 feet + 1 foot per 200 sq ft GLA
5 feet
10 ft 1 in HAB / 5 ft 3 in GAR
22 feet 0 inches
1 feet 2 inches W (stair) :: 5 ft 4 in E (ad)
6 feet 6 inches
N/A
ReferenceSupplemental Breakdown Information Existing Proposed Required
Net Leasable / Commercial Square Feet
Open Space %
Site Coverage 37.47%
N/A
0 feet N/A
36.70%
Not Required For R-6 Single Family Residence
No Limitation For lots less than 6,000 square feet in R-6
Not Required For R-6 Single Family Residence
26.710.040
26.710.040
26.710.040
N/A
Reference
26.710.040
Site Coverage Exsiting Proposed
Gross Lot Area (Square Feet)
Area of Building Footprint
Site Coverage % (No Limitation on R-6 Lot : 0 - 5,999 Sq Ft)
5,982.3 square feet
2,241.70 square feet
37.47%
5,982.3 square feet
36.70%
26.710.040
26.710.040
ReferenceTransferable Development Right (TDR)
Received TDR Certificate
Sent TDR Certificate
Transferred TDR Certificate
No
No
No
Land Value Summary Actual Value Reference
Land
Improvements
Total 5,371,700
1,971,700
3,400,000 Pitkin County Assessor
Pitkin County Assessor
Pitkin County Assessor
TBD
16 feet 9 inches (Victorian - AG)
2,195.24 square feet
TBD
TBD
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 322.432,866.10
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,480.38 (FA)5,991.27 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed)
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)1,066.34 (Total) / 64.34 (Exempt)
HPC MAY 2021
ZN-001
ZONING ALLOWANCE
+ PROJECT
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
62
EXPOSED SITE
NON-ENCLOSED AREAS /
CANOPY OVERHEAD
LEGEND
ENCLOSED STRUCTURE
EXISTING SITE COVERAGE CALCULATIONS
TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
2,241.70 (SF)
EXISTING SITE COVERAGE DIAGRAM : 1/8" = 1'-0"EXISTING SITE PLAN : 1/8" = 1'-0"
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
EXISTING SITE COVERAGE (R-6 MAX = 40%)37.47% (ALLOWABLE)
PROPOSED SITE COVERAGE CALCULATIONS
PROPOSED SITE COVERAGE (R-6 MAX = NOLIMITATION)
2,195.24 (SF)PROPOSED 121 W BLEEKER SITE COVERAGE (SQ FT)
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACK12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
RIDGE
RIDGE RIDGE
RIDGE
RIDGERIDGERIDGERIDGE12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
MASONRY
CHIMNEY
FLAT ROOF
STANDARD STONE BALLAST
TOPPING PROPOSED
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00NON-PERMEABLE
DECK AREA :
PROPOSED STONE
DECKING
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00ROOF DECK-MASTER
U-214
T.O. Plwd. Connector
ELEV - 111'-10" (V.I.F.)
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.PV-130 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV-2PV-20PV-3PV-4PV-21PV-5PV-22PV-23PV-6PV-7PV-24PV-25PV-8PV-9PV-26PV-10PV-27PV-28PV-11PV-12PV-29PV-30PV-13PV-14PV-15NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
1
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
FP CHIMNEY
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
12
12
12
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 9'-0" SPA PV-19PV-18PV-17PV-16G E
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
0012
12
12
12
SNOW
BARS
SNOW
BARS
SNOW
BARS
SNOW
BARS
23'-734"24'-058"12'-578"27'-115
8"25'
18'-17
8"75'-115
8"
23'
18'10'-83
4"
8 8
27'-115
8"25'18'
12'13'
18'-18"
16'-111
4"1'-23
8"
18'-115
16"
12'13'49'5'-9"11'38'14'35'5'-178"5'6'-11"24'-6"3'-7"14'PROPOSED SITE COVERAGE DIAGRAM : 1/8" = 1'-0"PROPOSED SITE PLAN : 1/8" = 1'-0"
PROPOSED BUILDING
FOOTPRINT - 2,195.24 sq ft
121 WEST BLEEKER
E 1
2 Lot C, Lot D + W 1
2 Lot E - 5,982.3 sq ft
SITE COVERAGE
2,195.24 sq ft / 6,000 sq ft =
36.70 % Site Coverage Proposed
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKDN
MASTER DECK
211
ROOF DECK
214
12
16
RIDGE
RIDGE RIDGE RIDGE
RIDGERIDGERIDGERIDGE12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
4
12
16
12
4
12
16
12
16
12
16
MASONRY
CHIMNEY
12
16
12
16
12
16
12
8
12
16
12
16
12
16
12
8
12
8
12
4
12
16
12
16
12
2
12
2
12
2
12
2
RIDGE RIDGERIDGE
RIDGE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED REAR ALLEY (SOUTH) - PUBLIC ROWEXISTING BUILDING
FOOTPRINT - 2,241.70 sq ft
121 WEST BLEEKER
E 1
2 Lot C, Lot D + W 1
2 Lot E - 5,982.3 sq ft
SITE COVERAGE
2,241.70 sq ft / 6,000 sq ft =
37.47 % Site Coverage Exisitng
5,982.3 (SF) / 5,982.3 (SF)
EXISTING 121 W BLEEKER SITE COVERAGE (SQ FT)
2,241.70 (SF)2,195.24 (SF)TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
36.70% (ALLOWABLE)
5,982.3 (SF) / 5,982.3 (SF)
HPC MAY 2021
ZN-003
SITE COVERAGE
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
63
EXISTING BASEMENT/ SUBGRADE FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
FAR (Z-004)
EXISTING MAIN LEVEL FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
215.47 GROSS SQ FT TOTAL SUBGRADE:
0% WALL EXPOSURE MECHANICAL SUBGRADE
EXCAVATION
0 SQ FT FA COUNTABLE 10'-1134"10'-1134"KEY - SUBGRADE LVL. / EXISTING SUBGRADE WALL DIAGRAMS : 1/8" = 1'-0"5'-9"16'-2"
92.96 sq ft
UNDERSIDE OF JOIST
5'-9"10'-113
4"
63.13 sq ft
UNDERSIDE OF JOIST
5'-9"16'-2"
92.96 sq ft
UNDERSIDE OF JOIST
5'-9"10'-113
4"
63.13 sq ft
UNDERSIDE OF JOIST
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING MAIN / GROUND FLOOR AREA CALCULATIONS - 121
EXISTING FLOOR AREA CALCULATIONS
EXISTING SUBGRADE / LOWER LVL. WALL AREA CALCULATIONS - 121
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed)
Main Level Garage (Ground Floor)372.16 61.08
Exterior Storage Area - Mechanical Usage 4.09 0.0
372.16 (GROSS)
1900.55 (FA)
4.09 (GROSS)
61.08 (FA)
294.08 (GROSS)
4.09 SF Exterior Storage
(15% of 3235.04) = 485.26 allow
1900.55 (GROSS)
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,102.60 - V (FRT) / 340.96 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)
1,961.63 (FA)TOTAL EXISTING GROUND FLOOR AREA (SQ FT)
TOTAL EXISTING FLOOR AREA CALCULATIONS - 121
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA TOTAL (SQ FT)
TOTAL EXISTING FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
215.47 / 0.0 (FA)
1,900.55 / 1,900.55 (FA)
598.43 GROSS / 0 (FA)
3,327.92 (FA)(3,327.92 FA > 3,235.04 FA)
372.16 / 61.08 (FA)
(3,235.04 x .15%) = 485.26 all
1,443.56 / 1,366.29 (FA)
372.16 SF GARAGE
1st 250 SF EXEMPT
2nd 250 SF @ 1/2
122.16 / 2 = 61.08 SF FA COUNTABLE
1900.55 GROSS SQUARE FEET AREA
1900.55 SF FA COUNTABLEL-A :M-A :
M-F
M-B :
4.09 SF EXTERIOR STORAGE
UP TO 36 SF EXEMPT
THEREFORE, 0 SF FA COUNTABLE
M-C :
15.97 SF EXT. ENTRY (PRIMARY) STEPS
STREET FACING / HISTORIC
THEREFORE, 0 SF FA COUNTABLE
M-D :
114.75 SF EXT. ENTRY (SECONDARY)
STEPS + PORCH
STREET FACING / (NON-HISTORIC)
THEREFORE, 0 SF FA COUNTABLE
M-E :
163.36 SF RAISED DECK + SPA AREA
(GREATER THAN 30")
163.36 SF FA COUNTABLE
M-F :
KEY - EXISTING MAIN / GROUND LVL.
BASEMENT FLOOR WALL LABEL TOTAL WALL AREA (SQ FT)EXPOSED WALL AREA (SQ FT)
1 92.96 0
2 63.13 0
3 92.96 0
4 63.13 0
OVERALL TOTAL WALL AREA (SQ FT)312.18
EXPOSED WALL AREA (SQ FT)0
% OF EXPOSED WALL (EXPOSED / TOTAL)0.0%
SUBGRADE 121 WALL EXPOSURE CALCULATION 0% (312.18 ACTUAL WALL SF) = 0.0 SF FA COUNTABLE
EXISTING BASEMENT/ SUNGRADE FLOOR AREA CALCULATIONS - 121
MECHANICAL / SUBGRADE FLOOR AREA (SQ FT)215.47
(0.0% X 215.47)0.0121 SUBGRADE COUNTABLE FLOOR AREA (SQ FT)
215.47 FA - (0.0% EXPOSURE) = 0.0 FATOTAL BASEMENT COUNTABLE FLR AREA (SQ FT)
PORCH/ DECK AREA COUNTABLE (SQ FT)
EXTERIOR STORAGE AREA (SQ FT)
GROUND FLOOR AREA (SQ FT) - FA
GROUND PORCH/ DECK AREA (GROSS SQ FT)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.
GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE FLOOR AREA (SQ FT) - FA
GARAGE FLOOR AREA (GROSS SQ FT)
GROUND PORCH/ DECK AREA (COUNTABLE FA)163.36 -M / 304.35 -U (467.71)
LEGEND (WALLS)
EXPOSED WALL
WALL BELOW GRADE
Blkr Entry Porches/ Stairs Exempt
4.09 / 0.0 (FA)
163.36 -M / 304.35 -U = (467.71), therefore 0 FA
322.432,866.10
3,480.38 (FA)5,991.27 Hab / 524.08 Gar
524.08 149.08
N/A N/A
1,600.70 1,600.70
576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)
0 FA Countable / 485.26 Allowable1,066.34 (Total) / 64.34 (Exempt)ZN-004
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC MAY 2021
AREA
64
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING UPPER LVL. / FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"EXISTING ROOF AREA DIAGRAM : 1/8" = 1'-0"
EXISTING UPPER FLOOR AREA CALCULATIONS - VICTORIAN (FRONT) + ALLEY MASSING
EXISTING FLOOR AREA CALCULATIONS
340.96 (GROSS)
UPPER FLOOR AREA - VICTORIAN (SQ FT) - FA
85.37UPPER PORCH/ DECK AREA VICTORIAN (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
1066.80 (FA)
35.80 (GROSS)
UPPER FLOOR AREA - REAR (GROSS SQ FT HAB)
41.47 (GROSS)
299.49 (FA)
35.80 Open Stair Exemption
1102.60 (GROSS)UPPER FLOOR AREA- VICTORIAN (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
UPPER FLOOR AREA - REAR : (SQ FT) - FA
41.47 Open Stair Exemption
KEY - EXISTING UPPER LEVELS
ALL SF (FA) COUNTABLE ROOF AREAS
REPRESENTED ON UPPER LEVEL
PLANNING DIAGRAM
U-A :NOTE :
KEY - EXISTING ROOF LVL.
1102.60 GROSS SQUARE FEET AREA
1066.80 SF FA COUNTABLE
VICTORIAN
35.80 SQ FT EXEMPT AREA
FOR OPEN STAIR (VICTORIAN)
EXISTING UPPER FLOOR DECK AREA TOTAL (SQ FT)
UPPER PORCH/ DECK AREA GARAGE (GROSS SQ FT)
1,366.29 (FA)TOTAL EXISTING UPPER FLOOR AREA (SQ FT)
85.37 SQ FT
EXT PORCH
(COUNTABLE FA)
218.62 SQ FT
EXT DECK AREA
(COUNTABLE FA)
340.96 GROSS SQUARE FEET AREA
299.49 SF FA COUNTABLE
REAR MASSING
41.47 SQ FT EXEMPT AREA
FOR OPEN STAIR (REAR STAIR)
U-B :
U-C :
U-D :
U-E :
U-F :
U-C
(3,235.04 x .15%) = 485.26 all
(3,235.04 x .15%) = 485.26 all
163.36 -M / 304.35 -U (467.71)
218.62
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed)
Main Level Garage (Ground Floor)372.16 61.08
Exterior Storage Area - Mechanical Usage 4.09 0.0
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,102.60 - V (FRT) / 340.96 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)
322.432,866.10
3,480.38 (FA)5,991.27 Hab / 524.08 Gar
524.08 149.08
N/A N/A
1,600.70 1,600.70
576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)
0 FA Countable / 485.26 Allowable1,066.34 (Total) / 64.34 (Exempt)ZN-005
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC MAY 2021
AREA
65
EXPOSED WALL
WALL BELOW GRADE
LEGEND
HABITABLE
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
PROPOSED BASEMENT FLOOR AREA DIAGRAM : 1/8" = 1'-0"PROPOSED FLOOR AREA CALCULATIONS
FAR (Z-006)10'27'-15
8"
324.11 sq ft / 121.12 sq ft ex11'-2"UNDERSIDE OF STRUCT.
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
LIGHT SHADED AREA
REPRESENTS 6000 SF
R-6 SETBACKS PER COA
LAND USE CODE
WASH
DRY
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKELEVATOR
SSP
36 x 60
UP
L-001
Egress IRC
Egress IRC
STAIR TO MAIN
L-002
MEDIA AREA /
RECREATION
ROOM
L-003
BEDROOM
HALLWAY
L-005
LIGHTWELL
L-002
LIGHTWELL
L-002
A/V CLOSETREFDW ELEVATOR
MECH /
STORAGE
L-006
LAUNDRY
ROOM
L-007
ELECTRICAL/
DRY MECH
L-008
PRIMARY MECHANICAL
L-009
BUNK ROOM
L-002
BEDROOM
SUITE 1
L-002
BATHROOM
SUITE 1
L-002
BEDROOM /
FLEX ROOM
L-002
BEDROOM
SUITE 2
L-002
BATHROOM
SUITE 1
L-002
BATHROOM/
POWDER
L-010
BATHROOM
BUNK AREA
L-002
BAR - WINE AREA/
BEVERAGE PENINSULA
L-004-B
BAR - WINE AREA/
BEVERAGE
L-004-A
DROP DOWN
PROJECTOR
INTEGRATED
MEDIA / MILLWORK WALL
(LARGE PROJECTION -
100"+)
BUILT-IN MEDIA & STORAGE
SHELVING SYSTEMSBUILT-IN MEDIA &STORAGESHELVING SYSTEMSBUILT-IN CLOSET & STORAGE
SHELVING SYSTEMS
BUILT-IN CLOSET &STORAGESHELVING SYSTEMSBUILT-IN CLOSET &STORAGESHELVING SYSTEMSWINESTORAGE8' x 5' AREA FOR
TWO MATS /
WORKOUT
SPACE
OPAQUE
SKYLIGHT
ABOVE
42 X 24
WEIGHT
RACK
48 X 24
BIKE
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MIRRORMIRROR24 T @ 11" (landings v.i.f.)25 R @ 6-1/2" = 13'-6 3/4"T.O. F.F. Lower Level
ELEV - 86'-8 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.)
T.O. Conc. Lower Level Mech
ELEV - 85'-3 1/4" (V.I.F.)(2) FULL(2) TWINREAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
LINE OF CONNECTOR
MASSING ABOVE
SKYLIGHT ABOVE NICHETHEATER AREA
L-003
27'-15
8"41'-4"6'-5"11'-238"35'-4"4'-2"
24'-2"21'-4"3'-2"12'-1034"22'-458"27'-15
8"
(10)
(11)
(12)
LP-A :2,866.10 GROSS SQUARE FEET
TOTAL SUBGRADE
PERIMETER CONSTRUCTION:
11.25% SUBGRADE WALL
EXPOSURE, THEREFORE
322.43 SQ FT FA COUNTABLE
PROPOSED GRADE
13'-614"EXPOSED LW
8'-61
2"8'-111
2"9'-75
8"10'11'-2"6'-5"
71.65 sq ft 10'41'-4"
496.83 sq ft / 52.23 sq ft ex11'-2"UNDERSIDE OF STRUCT.
PROPOSED GRADE
13'-614"EXPOSED SKYLIGHT
12'-9"14'-10"13'-9"
56.33 sq ft/
14.61 sq ft ex
125.03 sq ft10'12'-8"4'-2"
UNDERSIDE OF STRUCT.13'-614"SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
10'11'-2"11'-23
8"
UNDERSIDE OF STRUCT.10'11'-2"35'-4"
UNDERSIDE OF STRUCT.
407.97 sq ft / 20.06 sq ft ex13'-614"29'-75
8"5'-83
8"
SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
11'-2"21'-4"
UNDERSIDE OF STRUCT. (MECH)
238.21 sq ft
11'-2"3'-2"
UNDERSIDE OF STRUCT. (MECH)
35.36 sq ft 10'11'-2"12'-103
4"
UNDERSIDE OF STRUCT.
144.23 sq ft 10'24'-2"
314.79 sq ft / 103.21 sq ft ex11'-2"UNDERSIDE OF STRUCT.
PROPOSED GRADE
13'-614"EXPOSED LW
10'-01
2"8'-111
2"5'-2"
TOP OF EXT. PATIO
10'11'-2"27'-15
8"
UNDERSIDE OF STRUCT.
303.00 sq ft
10'11'-2"22'-45
8"
UNDERSIDE OF STRUCT.
249.96 sq ft
IF 250 SF FA BONUS GRANTED
LP-A
10"10"
8'-61
2"8'-111
2"9'-75
8"12'-9"14'-10"13'-9"29'-758"5'-838"10'-01
2"8'-111
2"5'-2"
2,866.10 / 322.43 (FA)
1,600.70 / 1,600.70 (FA)
3,157.95 (FA) Above Grade / 322.43 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04 FA) 3,480.38 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
1,524.47 / 1,408.17 (FA)
442.60 total / 0 (FA)
ZN-006
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC MAY 2021
AREA
66
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
PROPOSED MAIN FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"PROPOSED UPPER FLOOR AREA PLANNING DIAGRAM
PROPOSED UPPER FLOOR AREA CALCULATIONS - VICTORIAN + ALLEY MASTER BEDROOM MASSING
PROPOSED FLOOR AREA CALCULATIONS
PROPOSED MAIN LEVEL / GROUND FLOOR AREA CALCULATIONS
1,600.70 (FA)GROUND FLOOR AREA (SQ FT) - FA
64.34 (Exempt)GROUND PORCH/ DECK AREA (GROSS SQ FT)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.0
1,600.70 (GROSS)GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE FLOOR AREA (SQ FT) - FA
GARAGE FLOOR AREA (GROSS SQ FT)524.08 (GROSS)
149.08 (FA)
Standard R-6 Zoning Allowance
All SF 1:1 Countable
485.26 Lot Total Allowable
1600.70 GROSS SQ FT AREA
1600.70 SF FA COUNTABLE
MAIN LVL. RESIDENCE
UPPER FLOOR AREA - FRONT : VIC (SQ FT) - FA
(422.60 Countable)UPPER PORCH/ DECK AREA (GROSS SQ FT)
527.67 (FA)
48.33 (GROSS)
UPPER FLOOR AREA - BACK (GROSS SQ FT HAB)
880.5 (FA)
48.33 Open Stair Exemption
576.00 (GROSS)UPPER FLOOR AREA- FRONT (GROSS SQ FT HAB)
1st 250 Exempt / 2nd 250 - 50%
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
UPPER FLOOR AREA - BACK : MB (SQ FT) - FA
67.97 Open Stair Exemption
1,408.17 (FA)TOTAL PROPOSED UPPER FLOOR AREA (SQ FT)
KEY - PROPOSED MAIN LEVEL
MP-A :
KEY - PROPOSED UPPER LEVELS
MP-B :
MP-C :
MP-D :
MP-E :
64.34 SQ FT EXT PRIMARY PORCH
HISTORICAL / STREET FACING (N)
(EXEMPT FA)
422.65 SQ FT EXTERIOR PATIO (W)
4" ABOVE GRADE CONDITION
(EXEMPT FA)
37.5 SQ FT EXT REAR PATIO (S) 4"
ABOVE GRADE CONDITION
(EXEMPT FA)
524.08 SF GARAGE
1st 250 SF EXEMPT
2nd 250 SF @ 1/2 = 125 SF
149.08 SF FA COUNTABLE
576.0 GROSS SQUARE FEET AREA
527.67 SF FA COUNTABLE
VICTORIAN MASSING
48.33 SQ FT EXEMPT AREA
FOR OPEN STAIR (VICTORIAN)
948.47 GROSS SQUARE FEET AREA
880.5 SF FA COUNTABLE
ALLEY MASSING
67.97 SQ FT EXEMPT AREA
FOR OPEN STAIR (REAR STAIR)
442.60 SQ FT MASTER DECK AREA
(COUNTABLE FA)
UP-A :
UP-B :
UP-C :
UP-D :
UP-E :
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
948.47 (GROSS)
67.97 (GROSS)
485.26 Lot Total Allowable
GROUND PATIO AREAS (GROSS SQ FT- NON FA)579.40 (GROSS)
TOTAL PROPOSED GROUND FLOOR AREA (SQ FT)1,749.78 (FA)
MP-B
MP-E
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
2,866.10 / 322.43 (FA)
1,600.70 / 1,600.70 (FA)
3,157.95 (FA) Above Grade / 322.43 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04 FA) 3,480.38 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
1,524.47 / 1,408.17 (FA)
442.60 total / 0 (FA)
IF 250 SF FA BONUS GRANTED
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 322.432,866.10
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,480.38 (FA)5,991.27 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed)
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)1,066.34 (Total) / 64.34 (Exempt)
MP-F :119.25 SQ FT EXT EXTERIOR PATIO
(E) 4" ABOVE GRADE CONDITION
(EXEMPT FA)
ZN-007
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC MAY 2021
AREA
67
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKUP
UP
UP
DN 3.5"
DN 4"DN 5"
UP 8"
ENTRY PORCH
100
ENTRY / STAIR
101
ENTRY CL.
102
LIVING ROOM
103
BEDROOM 1 / STUDY
104
CLOSET
105
BATHROOM
106
PANTRY
107
KITCHEN
108
DINING ROOM
108
COATS / MUDROOM
110
WEST ENTRY PORCH
109
INTERIOR BREEZEWAY
111
MEDIA / RECREATION
112
BATHROOM
113
1-1/2 STALL GARAGE
114
PATIO AREA
115
SPA AREA
116
UP
UP
UP
OUTDOOR HOT TUBMECHANICALACCESS TO
MECHANICAL
SUBGRADE AREA
LOCATION OF
MECHANICAL
CRAWLSPACE BELOW
OUTDOOR
WOOD BURNING
FIRELPACE
FIREPLACE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED
DN 7"
DN 12"REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.001
EXISTING MAIN LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: MAIN LEVEL
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.001
68
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKDN
STAIRCLOSET
204 200
HALLWAY
201
HALL CL.
203
HALL CL.
202
BEDROOM 2
203 BATHROOM
205
MST. BATHROOM
207
DN
HERS CLOSET A
208
DN
DN
MASTER BEDROOM
206
HIS CLOSET
210
HERS CLOSET B
209
MASTER DECK
211
ROOF DECK
214
LOFT AREA / BEDROOM 3
212
CLOSET
213
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.002
EXISTING UPPER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: UPPER LEVEL
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.002
69
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKDN
MASTER DECK
211
ROOF DECK
214
12
16
RIDGE
RIDGE RIDGE RIDGE
RIDGERIDGERIDGERIDGE12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
4
12
16
12
4
12
16
12
16
12
16
MASONRY
CHIMNEY
12
16
12
16
12
16
12
8
12
16
12
16
12
16
12
8
12
8
12
4
12
16
12
16
12
2
12
2
12
2
12
2
RIDGE RIDGERIDGE
RIDGE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.003
EXISTING ROOF PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: ROOF PLAN
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.003
70
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
LIGHT SHADED AREA
REPRESENTS 6000 SF
R-6 SETBACKS PER COA
LAND USE CODE
WASH
DRY
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKELEVATOR
SSP
36 x 60
UP
L-001
Egress IRC
Egress IRC
STAIR TO MAIN
L-002
MEDIA AREA /
RECREATION
ROOM
L-003
BEDROOM
HALLWAY
L-005
LIGHTWELL
L-002
LIGHTWELL
L-002
A/V CLOSETREFDW ELEVATOR
MECH /
STORAGE
L-006
LAUNDRY
ROOM
L-007
ELECTRICAL/
DRY MECH
L-008
PRIMARY MECHANICAL
L-009
BUNK ROOM
L-002
BEDROOM
SUITE 1
L-002
BATHROOM
SUITE 1
L-002
BEDROOM /
FLEX ROOM
L-002
BEDROOM
SUITE 2
L-002
BATHROOM
SUITE 1
L-002
BATHROOM/
POWDER
L-010
BATHROOM
BUNK AREA
L-002
BAR - WINE AREA/
BEVERAGE PENINSULA
L-004-B
BAR - WINE AREA/
BEVERAGE
L-004-A
DROP DOWN
PROJECTOR
INTEGRATED
MEDIA / MILLWORK WALL
(LARGE PROJECTION -
100"+)
BUILT-IN MEDIA & STORAGE
SHELVING SYSTEMSBUILT-IN MEDIA &STORAGESHELVING SYSTEMSBUILT-IN CLOSET & STORAGE
SHELVING SYSTEMS
BUILT-IN CLOSET &STORAGESHELVING SYSTEMSBUILT-IN CLOSET &STORAGESHELVING SYSTEMSWINESTORAGE8' x 5' AREA FOR
TWO MATS /
WORKOUT
SPACE
OPAQUE
SKYLIGHT
ABOVE
42 X 24
WEIGHT
RACK
48 X 24
BIKE
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MIRRORMIRROR24 T @ 11" (landings v.i.f.)25 R @ 6-1/2" = 13'-6 3/4"T.O. F.F. Lower Level
ELEV - 86'-8 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.)
T.O. Conc. Lower Level Mech
ELEV - 85'-3 1/4" (V.I.F.)(2) FULL(2) TWIN75'-115
8"
27'-115
8"43'5'
75'-115
8"5'-83
4"
27'-115
8"25'23'
10'-21
2"10'-31
2"4'-6"
8'-81
2"10'-31
2"8'-115
8"28'-5"49'4'13'-838"24'-058"7'-3"2'-3"49'37'12'18'-17
8"5'-9"5'-278"5'-101116"18'-15
8"5'-35
8"REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
LINE OF CONNECTOR
MASSING ABOVE
SKYLIGHT ABOVE NICHETHEATER AREA
L-003
14'-7"
14'-10"13'-7"5'PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
1
HPC-2.004
PROPOSED LOWER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.004
PROPOSED
LOWER LEVEL
HPC MAY 2021
FLOOR PLAN:
71
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKUP
ENTRY PORCH
(OPENED)
M-100 ENTRY / STAIR
TO UPPER
GUEST SUITE
M-103
24" MICRO/
COFFEE
DRAWERS
BELOW
DW
PIANO/ DEN
M-104
BUILT IN
CLOSET
KITCHEN
PENINSULA
M-107-B
TWO STALL
GARAGE
M-113
30" REF
24" FRE
KITCHEN
M-107-A
BENCH48" FIREPLACE
(OPEN TWO SIDES)
UTILITIES TO BE
LOCATED ALONG
EAST STAIR WALL -
48" HEIGHT
PROPOSED
LIVING AREA
M-105
121 ENTRY
AREA (MAIN)
M-101
MUDROOM
M-111
UP
DN
4'-3" x 30" TALL
SERVING BUFFET /
STORAGE BELOW
24" DOUBLE
OVENS BELOW
RANGE
STORAGE /
PANTRY
45" GAS / 6BURNER COOKTOPW/ DOWNDRAFTVENTSTORAGE
8' x 4' TABLE
REPRESENTED
121 STAIR / ELEVATOR
HALLWAY / CIRCULATION
M-108
SSP
36 x 60
ELEVATOR
M-109
DINING AREA
M-106
ON GRADE PATIO
AREA
M-104-A
GARAGE
HALL
M-110
30" TALL PLANTING
FOR SCREENING
FROM BLEEKER
24" TALL INTEGRATED
FIRE FEATURE &
LIGHTWELL EGRESS
SHAFT STORAGE BELOWCOUNTERCOUNTER
APPLIANCE
GARAGE w/
SHELVING
STORAGE
OPAQUE
SKYLIGHT
DW
DN
DN
BUILT IN HEARTH
GRATED
LIGHTWELL
CONDITION
GRATED
LIGHTWELL
CONDITION
WINDOW
BUMP OUT
WINDOWBUMP OUT13 T @ 11" (landings v.i.f.)
14 R @ 7-3/4" = 9'-1/2"
1 T @ 1-2" (landing 4')
2 R @ 7" = 1'-2"
UP
POWDER
M-102
COATS 20 T @ 11" (landings v.i.f.)21 R @ 6-3/4" = 11'-9 3/4"24 T @ 11" (landings v.i.f.)25 R @ 6-1/2" = 13'-6 3/4"20 T @ 1'-4"2 R @ 7" = 1'-2"T.O. F.F. Conc. Garage
ELEV - 101'-5" (V.I.F.)
T.O. Plwd. Garage
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Entry
ELEV - 101'-5" (V.I.F.)
T.O. F.F. Entry
ELEV - 101'-5" (V.I.F.)
2 T @ 1'-6" (landings v.i.f.)
3 R @ 6-3/4" = 1'-8 1/4"
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Exterior Patio
ELEV - 100'-2 3/4" (V.I.F.)
T.O. F.F. Exterior Patio
ELEV - 101'-4 3/4" (V.I.F.)
-2 SLOPE FROM
INTERIOR
-2 SLOPE FROM
INTERIOR
-1 SLOPE FROM
INTERIOR
G E
PROPOSED
RESTORATION OF
( PER HISTORICAL
IMAGERY) ORIGINAL
OPEN NORTH ENTRY
PORCH + DETAILING
CU-1 CU-2 CU-3 CU-4 CU-5
BENCH W/
HOOKS
ABOVE
CUBBIES
COATS/
HANGING
POWDER
M-11212'-578"24'-058"17'-838"5'-41516"18'-17
8"75'-115
8"5'-83
4"
22'-111
2"25'-01
2"27'-115
8"
16'-113
8"12'-634"11'-578"7'-3"5'-278"77'-2"5'-35
8"16'-111
4"
10'-35
8"14'-7"28'-5"27'-115
8"1'-23
8"
28'-5"5'-918"1'-23
8"49'5'-9"5'-178"23'26'REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
ON GRADE
PATIO AREA
M-104-A
T.O. F.F. Exterior Patio
ELEV - 100'-2 3/4" (V.I.F.)
-2 SLOPE FROM
INTERIOR
OPAQUE
SKYLIGHT
14'-10"13'-7"
PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
HPC-2.005
1
HPC-2.005
PROPOSED MAIN LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
PROPOSED
MAIN LEVEL
HPC MAY 2021
FLOOR PLAN:
72
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKGUEST MASTER
SUITE
U-201
GUEST MASTER
SUITE STAIR
U-200
GUEST MASTER
SUITE CLOSET
U-202
GUEST MASTER
SUITE CLOSET
U-203
SEASONAL
STORAGE
U-204
BUILT IN
HANGING/
SHELVING
BUILT IN
DESK/ STORAGE
MEDIA
OPEN TO BELOW
DN
121 STAIR / ELEVATOR
MASTER HALLWAY
U-206
SSP
36 x 60
ELEVATOR
U-205
ORTAL (2 SIDED)
BUILT IN FIREPLACE
BUILT-IN CABINETRY W/ DOORS,
SHELVES, & BED RECESSED INTO
AREA. INTEGRATED LIGHTINGCUSTOM BUILT INSHELVING W/ DOORSCUSTOM BUILT INSHELVING W/ DOORSROOF DECK-MASTER
U-214
MASTER CLOSET A
U-207
MASTER BEDROOM
SUITE
U-210
MASTER BATHROOM
U-211
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 9'-0" SPA
BUILT-IN DESK AND STORAGE
MASTER OFFICE
U-209
M-212
TOILET
M-213
WASH
MST. CLOSET B
U-208
4 T @ 11" (landings v.i.f.)
5 R @ 6-11/16" = 2'-9 1/2"UP
13 T @ 11" (landings v.i.f.)
14 R @ 7-3/4" = 9'-1/2"DN
GUEST MASTER
BATHROOM
U-205 20 T @ 11" (landings v.i.f.)21 R @ 6-3/4" = 11'-9 3/4"T.O. F.F. Upper Level
ELEV - 112'-1" (V.I.F.)
T.O. Plwd. Upper Level
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Master Deck
ELEV - 111'-11 1/2" (V.I.F.)
T.O. Plwd. Master Deck / Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. F.F. Upper / Mater Suite Level
ELEV - 112'-3/4" (V.I.F.)
T.O. Plwd. Upper Level
ELEV - 111'-9 3/4" (V.I.F.)
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
CU-1 CU-2 CU-3 CU-4 CU-5
STACKED
W/D
23'-734"24'-058"12'-578"27'-115
8"25'
18'-17
8"75'-115
8"5'-83
4"
23'
18'10'-83
4"
70'-115
8"10'-35
8"
27'-115
8"25'18'
12'13'
18'-15
8"
16'-111
4"
1'-23
8"
18'-115
16"
12'13'49'5'-9"11'38'14'35'REAR ALLEY (SOUTH) - PUBLIC ROWEAST SIDE YARD ALLEY - PUBLIC ROW
G E
5'-178"5'6'-11"24'-6"3'-7"14'5'-7"PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
1
HPC-2.006
PROPOSED UPPER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.006
PROPOSED
UPPER LEVEL
HPC MAY 2021
FLOOR PLAN:
73
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE10' FRONT YARD SETBACK5' SIDE YARD SETBACK
5' SIDE YARD SETBACK 5' REAR YARD SETBACK(GARAGE)10' HABITABLE REAR SETBACKREAR ALLEY (SOUTH) - PUBLIC ROW12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
RIDGE
RIDGE RIDGE
RIDGE
RIDGERIDGERIDGERIDGE12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
MASONRY
CHIMNEY
FLAT ROOF
STANDARD STONE BALLAST
TOPPING PROPOSED
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00NON-PERMEABLE
DECK AREA :
PROPOSED STONE
DECKING
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
00ROOF DECK-MASTER
U-214
T.O. Plwd. Connector
ELEV - 111'-10" (V.I.F.)
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.PV-130 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV-2PV-20PV-3PV-4PV-21PV-5PV-22PV-23PV-6PV-7PV-24PV-25PV-8PV-9PV-26PV-10PV-27PV-28PV-11PV-12PV-29PV-30PV-13PV-14PV-15NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
1
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
FP CHIMNEY
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
12
12
12
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
EAST SIDE YARD ALLEY - PUBLIC ROW
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 9'-0" SPA PV-19PV-18PV-17PV-16G E
SLOPE
2 MIN
SLOPE
2 MIN
SLOPE2 MINSLOPE2 MIN0 0
0012
12
12
12
SNOW
BARS
SNOW
BARS
SNOW
BARS
SNOW
BARS
23'-734"24'-058"12'-578"27'-115
8"25'
18'-17
8"75'-115
8"
23'
18'10'-83
4"
70'-115
8"10'-35
8"
27'-115
8"25'18'
12'13'
18'-15
8"
16'-111
4"
1'-23
8"
18'-115
16"
12'13'49'5'-9"11'38'14'35'5'-178"5'6'-11"24'-6"3'-7"14'ROOF PLAN NOTES LEGEND:
ROOFING SLOPES:
1. FOR ROOFING MATERIALS AND NOTES SEE
'MATERIAL NOTES ON A-30 SERIES ELEVATION
SHEETS.
2. ROOF SLOPES ARE SHOWN DIRECTLY ON ROOF
PLAN.
3. ALL FLAT ROOFS AND BALCONIES SHALL SLOPE A
MINIMUM OF 2% TOWARD DRAINS.
3529,'(´3/<:22'6+($7+,1*29(5[
675,33,1*$´2&723529,'(6/23(72'5$,16
AT FLAT ROOF CONDITIONS.
5. WATER SHALL NOT BE ALLOWED TO PUDDLE OR
POOL ON ANY PART OF THE ROOF. NO OBSTACLE
SHALL IMPEDE THE FLOW OF WATER TO
DESIGNATED DRAIN.
&5,&.(766+$//%(&216758&7(':,7+´&';
PLYWOOD AND SHALL BE PROTECTED AND FLASHED
WITH METAL CRICKET SADDLES WITH LOCKED AND
SOLDERED JOINTS.
GUTTERS, DOWNSPOUTS AND ROOF DRAINS:
7. GUTTERS SHALL BE CONSTRUCTED 24 GA
PAINTED STEEL WIT ´(;3$16,21-2,176
EVERY 30 FT (MAX)
*877(566+$//6/23($0,12)´72:$5'
DOWNSPOUTS.
9. SEE ROOF PLAN AND ELEVATIONS FOR
DOWNSPOUT LOCATIONS.
10. PROVIDE DOME WIRE BASKET AT EACH
DOWNSPOUT/DRAIN LOCATION.
11. CONTRACTOR SHALL TEST ALL CONCEALED
DOWNSPOUTS FOR LEAKAGE PRIOR TO CLOSE IN.
CONTRACTOR SHALL PROVIDE A 10 YEAR
WARRANTY AGAINST LEAKAGE.
12. ROOF DRAINAGE TO BE CONNECTED TO AN
APPROVED CITY DRAINAGE DEVICE. ALL RAINWATER
TO BE DIRECTED TO STREET OR APPROVED OUTLET.
ATTIC VENTILATION AND ROOF VENTS:
13. VENTS AT FLAT ROOFS AND ROOF STACKS SHALL
PROJECT ABOVE THE ROOF THE MINIMUM DISTANCE
REQUIRED BY THE CODE AND SHALL BE LOCATED IN
AREAS NOT VISIBLE FOR THE STREET. EXACT
LOCATIONS TO BE COORDINATED WITH THE
ARCHITECT PRIOR TO INSTALLATION.
14. ALL VENT AND ROOF STACKS TO HAVE RAIN
PROTECTION CAPS.
15. PROVIDE WATERPROOFING, FLASHING AND
COUNTER FLASHING AT ALL ROOF PENETRATIONS.
ALL SEAMS AND JOINTS SHALL BE CAULKED AND
SEALED.
16. COLOR OF EXPOSED ROOF VENTS AND STACKS
SHALL MATCH THE COLOR OF THE ROOF TILES OR
FINISHED ROOF MATERIAL.
17. ATTIC VENTILATION SHALL BE A MI. OF 1 /150 OF THE AREA
TO BE VENTILATED AND SHALL HAVE A VAPOR RETARDER
HAVING A TRANSMISSION RATE NOT EXCEEDING 1 PERM
INSTALLED ON THE WARM SIDE OF THE INSULATION.
18. VENTILATION IS NOT REQUIRED IN AREAS WHERE ROOF
INSULATION IS INSTALLED BETWEEN RAFTERS WITH NO AIR
SPACE BETWEEN INSULATION AND ROOF SHEATHING.
19. VENTS SHALL BE CONSTRUCTED WITH 24 GA PAINTED
METAL. LOUVERS AND 1/4x1/4x WIRE CLOTH SHALL CONFORM
TO SMACNA GUIDE LINES. LOUVERS SHALL BE CONSTRUCTED
TO DEFLECT DRIVEN RAIN.
ROOF DRAINAGE
(FLAT ROOF CONDITIONS (WHERE APPLICABLE):
ALL ROOFS SHALL BE PROVIDED WITH ROOF DRAINS
AND OVERFLOW DRAINS. DRAINS SHALL BE
&211(&7('72´/($'(56 *$/9$1,=('67((/
SECONDARY OVERFLOW PIPING SHALL BE
INDEPENDENT OF PRIMARY PIPING AND SHALL
DISCHARGE IN A VISIBLE, CONSPICUOUS LOCATION,
$%29(*5$'(29(5)/2:'5$,16+$//(;7(1'´
ABOVE THE ROOF.
´6,=,1*2)3,3(6 $7$´)7522)6/23( :,//
PROVIDE DRAINAGE FOR 2,900 SF OF ROOF AREA.
STRAINERS SHALL BE PROVIDED. STRAINERS
6+$//127(;7(1'/(667+$1´$%29(7+(
SURFACE OF THE ROOF IMMEDIATELY
ADJACENT TO THE DRAIN.
TRUE
NORTH
14.7 O
1
HPC-2.007
PROPOSED ROOF PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.007
PROPOSED
HPC MAY 2021
ROOF PLAN:
74
75
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.EAST SIDE YARDPROPERTY LINE(SIDE ALLEY)WEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACK5' SIDE YARD SETBACK16
12
16
12
EAST SIDE YARDALLEY START25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
7894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
1
4
12
8
12
2
3
3
3
5
5
4
12
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
6
5
3
4
EAST SIDE YARDALLEY STARTEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)5' SIDE YARD SETBACK5' SIDE YARD SETBACKWEST SIDE YARDPROPERTY LINE7894
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
Historic Victorian +
Associative Massing
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
5
5
5
5
5
2
2
12
9
12
1
HPC-3.001
EXISTING ELEVATION/ SECTIONS - NORTH ELEVATION (121 BLEEKER) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.001
2
HPC-3.001
EXISTING ELEVATION/ SECTIONS - NORTH ELEVATION (INTERIOR : CONNECTOR / ADDITION) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
76
7894PROPERTY LINEEDGE OF CURB:BLEEKER STREET7894
7895.4 ALLEY
ASPHALTREAR YARDPROPERTY LINE5' REAR YARDSETBACK (GARAGE)10' REAR YARD SETBACK(HABITABLE)10' FRONT YARDSETBACK7895
7896
7894
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
16
12
16
121/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
16
12
5
5 5
5 5
5
1
2
2
2
2
53
3
3
6
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.REAR YARDPROPERTY LINE5' REAR YARDSETBACK (GARAGE)10' REAR YARD SETBACK(HABITABLE)25' R-6 Height Limit
10' FRONT YARDSETBACKPROPERTY LINEEDGE OF CURB:BLEEKER STREETT.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
7896 7895.4 ALLEY
ASPHALT
7895
7894 78947894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
16
12
16
12
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
16
12
16
12
16
12
6
5
35
5
5
5
3
3
4
4
4
1
1
1
HPC-3.002
EXISTING ELEVATION/ SECTIONS - WEST ELEVATION (NEIGHBORING) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.002
2
HPC-3.002
EXISTING ELEVATION/ SECTIONS - EAST ELEVATION (SIDE ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
77
WEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACK5' SIDE YARD SETBACKEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)EAST SIDE YARDALLEY STARTT.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
7894
25' R-6 Height Limit
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.
6
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
5
3
5
3
5
3 3
5
2
5
2
2
4
4
4
4
4
5
16
12
16
12
4
12
4
12
8
12
Existing Massing Behind
South Alley ElevationWEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACK25' R-6 Height Limit
5' SIDE YARD SETBACKEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)EAST SIDE YARDALLEY START5
5
5
5
2
12
4
12
16
12
1
HPC-3.003
EXISTING ELEVATION/ SECTIONS - SOUTH ELEVATION (INTERIOR : HISTORIC VICTORIAN) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.003
2
HPC-3.003
EXISTING ELEVATION/ SECTIONS - SOUTH ELEVATION (REAR ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
78
EAST SIDE YARDPROPERTY LINE(SIDE ALLEY)WEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACK5' SIDE YARD SETBACK16
12
16
12
EAST SIDE YARDALLEY START25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
7894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)EAST SIDE YARDALLEY STARTEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)5' SIDE YARD SETBACK5' SIDE YARD SETBACKWEST SIDE YARDPROPERTY LINE7894
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
Historic Victorian Massing
1
HPC-3.004
PROPOSED ELEVATION/ SECTIONS - NORTH ELEVATION (121 BLEEKER) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.004
2
HPC-3.004
PROPOSED ELEVATION/ SECTIONS - NORTH ELEVATION (INTERIOR : CONNECTOR / ADDITION) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC MAY 2021
ELEVATIONS
79
7894PROPERTY LINEEDGE OF CURB:BLEEKER STREET7894
7895.4 ALLEY
ASPHALT REAR YARDPROPERTY LINE5' REAR YARDSETBACK (GARAGE)10' REAR YARD SETBACK(HABITABLE)10' FRONT YARDSETBACK7895
7896
7894
25' R-6 Height Limit 1/3 Height of 12/12 Gable Roof
ELEV - 123'-9 1/4" (V.I.F.)
G
E
15' Maximum. Subgrade
Line of F.F.
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Garage Level
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Garage Level
ELEV - 101'-5" (V.I.F.)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Plate Main Level/ Garage (Not Lower - TBD)
T.O. Plwd. Main Master Deck Over Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. Plwd. Upper Level/ Master Suite
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper/ Master Suite Level
ELEV - 112'-1" (V.I.F.)
T.O. Wood Master Deck Railing/ Wall
ELEV - 115'-8" (V.I.F.)
T.O. Plate / Spring Point 1/12 Shed Dormer (Low)
ELEV - 120'-1" (V.I.F.)
T.O. Plate Master Bed Alley Bump Up
ELEV - 121'-2" (V.I.F.)
ELEV - 129'-9 3/8" (V.I.F.)
ELEV - 119'-7" (V.I.F.)
T.O. Plate/ Spring Point Master Bed 12/12 Gable
T.O. Ridge Height of 12/12 Gable Roof
16
12
16
12
12
12
12
1
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)HC ELECTRICGASREAR YARDPROPERTY LINE5' REAR YARDSETBACK (GARAGE)10' REAR YARD SETBACK(HABITABLE)25' R-6 Height Limit
10' FRONT YARDSETBACKPROPERTY LINEEDGE OF CURB:BLEEKER STREETT.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
7896 7895.4 ALLEY
ASPHALT
7895
7894 78947894
15' Maximum. Subgrade
Line of F.F.
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
16
12
16
12
12
12
12
1
1/3 Height of 12/12 Gable Roof
ELEV - 123'-9 1/4" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Garage Level
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Garage Level
ELEV - 101'-5" (V.I.F.)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Plate Main Level/ Garage (Not Lower - TBD)
T.O. Plwd. Main Master Deck Over Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. Plwd. Upper Level/ Master Suite
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper/ Master Suite Level
ELEV - 112'-1" (V.I.F.)
T.O. Wood Master Deck Railing/ Wall
ELEV - 115'-8" (V.I.F.)
T.O. Plate / Spring Point 1/12 Shed Dormer (Low)
ELEV - 120'-1" (V.I.F.)
T.O. Plate Master Bed Alley Bump Up
ELEV - 121'-2" (V.I.F.)
ELEV - 129'-9 3/8" (V.I.F.)
ELEV - 119'-7" (V.I.F.)
T.O. Plate/ Spring Point Master Bed 12/12 Gable
T.O. Ridge Height of 12/12 Gable Roof
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
16
12
OPAQUE
SKYLIGHT
1
HPC-3.005
PROPOSED ELEVATION/ SECTIONS - WEST ELEVATION (NEIGHBORING) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.005
2
HPC-3.005
PROPOSED ELEVATION/ SECTIONS - EAST ELEVATION (SIDE ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC MAY 2021
ELEVATIONS
80
WEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACK5' SIDE YARD SETBACKEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)EAST SIDE YARDALLEY STARTT.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
7894
25' R-6 Height Limit
15' Maximum. Subgrade
Line of F.F.
Proposed Massing Behind
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)WEST SIDE YARDPROPERTY LINE5' SIDE YARD SETBACKPV-1
28 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV-2 PV-3 PV-4
PV-21
PV-5
PV-22 PV-23
PV-6 PV-7
PV-24 PV-25
PV-8 PV-9
PV-26
PV-10
PV-27 PV-28
PV-11 PV-12
PV-29 PV-30
PV-13 PV-14
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)5' SIDE YARD SETBACKEAST SIDE YARDPROPERTY LINE(SIDE ALLEY)EAST SIDE YARDALLEY STARTPV-15
PV-20PV-19PV-18PV-17PV-16
1
HPC-3.006
PROPOSED ELEVATION/ SECTIONS - SOUTH ELEVATION (INTERIOR : HISTORIC VICTORIAN) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL c 1 FRIDAY DESIGN, LLC 2020121 WEST BLEEKERRESIDENCE"TANGLED UP IN BLUE"121 West Bleeker Street, Aspen, CO 81611Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.006
2
HPC-3.006
PROPOSED ELEVATION/ SECTIONS - SOUTH ELEVATION (REAR ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC MAY 2021
ELEVATIONS
81