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HomeMy WebLinkAboutagenda.hpc.202106231 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 23, 2021 4:30 PM, WEBEX www.webex.com Enter Meeting Number 142 151 7151 Password provided 81611 Click "Join Meeting" OR Join by phone Call: 1-408-418-9388 Meeting number (access code): 142 151 7151 # I.SITE VISIT II.ROLL CALL III.MINUTES III.A.Draft Minutes of June 9th, 2021 HPC 6.9.21.docx IV.PUBLIC COMMENTS V.COMMISSIONER MEMBER COMMENTS VI.DISCLOSURE OF CONFLICT OF INTEREST VII.PROJECT MONITORING VIII.STAFF COMMENTS IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED X.CALL UP REPORTS XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XII.OLD BUSINESS 1 2 XIII.NEW BUSINESS XIII.A.135 W. Francis Street - Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus, PUBLIC HEARING Memo.135 W Francis.20210623.pdf Draft Resolution.135 W Francis.20210623.pdf ExhibitA.1_HPGuidelinesCriteria.pdf ExhibitA.2_RelocationCriteria.pdf ExhibitA.3_SetbackVariationCriteria.pdf ExhibitA.4_FloorAreaBonus.pdf Exhibit B Referral Comments.20210623.pdf Exhibit C Application.20210623.pdf XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Typical Proceeding Format for All Public Hearings 1)Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 7) Public comments 8)Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met. Revised April 2, 2014 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 9, 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. Staff present: Amy Simon, Planning Director Kevin Rayes, Planner Natalie Feinberg Lopez, Historic Preservation Officer Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: Mr. Halferty moved to approve the minutes of March 12th; Ms. Sanzone seconded. Roll Call Vote: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Mr. Fornell; Yes, Ms. Surface; Yes Ms. Thompson; Yes. 6-0, motion passes. PUBLIC COMMENT:None. COMMISSIONER COMMENTS: Ms. Thompson said that she is sad to see Mr. Kendrick step down from HPC. Mr. Halferty thanked Mr. Kendrick for his service. Mr. Kendrick thanked everyone and said he hopes to see everyone around town. Mr. Moyer urged everyone to take the historic tour. He stated that HPC needs to have a work session so the commission can flush out details to help become not so reactionary. Ms. Thompson reiterated her desire for an HPC work session. DISCLOSURE OF CONFLICT:Mr. Fornell and Ms. Sanzone are conflicted with 1020 E. Cooper. PROJECT MONITORING:Ms. Simon stated that an email will be sent out to discuss the reassignments. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Lopez stated that two certificates were issued. The first being for Paradise Bakery for a walk-up service window. The second certificate was for the Herbert Bayer Granite Garden for general maintenance and upkeep. Mr. Fornell and Ms. Sanzone left the meeting. NEW BUSINESS: 1020 E. Cooper Avenue – Conceptual Major Development, Relocation, Demolition, Growth Management, Certificates of Affordable Housing Credits, Transportation and Parking Management - Sara Adams of BendonAdams representing the applicant. 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JUNE 9, 2021 Mr. Rayes stated that he received a written request from the applicant to continue the hearing to August 25th. Ms. Adams stated that they requested the continuance in light of the pending litigation. PUBLIC COMMENT:None. Ms. Thompson moved to continue the 1020 E. Cooper item to August 25th, 2021; Mr. Moyer seconded. Roll Call Vote: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Ms. Surface; Yes Ms. Thompson; Yes. 5-0, motion passes. Mr. Fornell and Ms. Sanzone reentered the meeting. Ms. Simon said that the City Clerk will be reaching out to Ms. Thompson on how to return to in person meetings. Ms. Johnson explained the different options that HPC can conduct for future meetings, if that is in person or a hybrid like City Council. Ms. Simon stated that HPC does not have the ability or staff resource to be hybrid. She explained that the request is to stay completely remote or in person fully. Ms. Johnson offered to set up a discussion with the Clerk’s office to see what the requirements would be and follow up with the commission at the next meeting. ADJOURN: Mr. Moyer moved to adjourn; Mr. Kendrick seconded. Roll Call Vote: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Mr. Fornell; Yes, Ms. Surface; Yes, Ms. Sanzone; Yes, Ms. Thompson; Yes. 7-0, motion passes. ____________________ Wes Graham, Deputy City Clerk 4 Page 1 of 8 130 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: June 23, 2021 RE: 135 W. Francis Street – Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus, PUBLIC HEARING APPLICANT /OWNER: Francis Street Holdings LLC REPRESENTATIVE: Kim Raymond Architecture + Interiors LOCATION: Street Address: 135 W. Francis Street Legal Description: Lot A and the West One-Half of Lot B, Block 56, City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2735-124-21-001 CURRENT ZONING & USE R-6 (Moderate-Density Residential); Duplex, may not be legally established PROPOSED ZONING & USE: Single family home SUMMARY: The applicant requests approval for Conceptual Major Development to demolish the existing non-historic addition, relocate the historic resource onto a new basement foundation and construct a new addition to the rear of the property. Setback variations and a floor area bonus of 250 s.f. are requested for this proposal. As a historically designated landmark, this project is exempt from Residential Design Standards Review (RDS). STAFF RECOMMENDATION: Staff supports the restoration efforts but recommends continuation to restudy building placement and the design of the new addition to better comply with the Design Guidelines. Site Locator Map – 135 W. Francis Street 135 5 Page 2 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 135 W. Francis Street is a 4,500 s.f. corner lot in the R-6 zone district that contains a Victorian era miner’s cabin. This property was designated historic via Ordinance No.77-1981. Shortly after its designation, the current addition was approved and completed in 1984. Building permit files indicate changes occurred to the south elevation of the historic resource around 1969, but more significant changes were made during the 1980s remodel and expansion. Exterior alterations occurred over time, however, according to the 1904 Sanborn map (Figure 2), the home appears to occupy the original location on the site. Currently there is one other historic property to the east that aligns in terms of front yard setback with this property along West Francis Street. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Major Development (Section 26.415.070.D) to demolish the non-historic addition from the 1980s and construct a new addition to the rear of the property. • Relocation (Section 26.415.090) to move the historic resource forward and to the east. It will sit on a new basement foundation. • Setback Variation (Section 26.415.110.C) for the new addition towards the rear of the property, above and below grade. • Floor Area Bonus (Section 26.415.110.F) the applicant is allowed to request up to 250 s.f. for this sized lot but must meet all relevant criteria for the bonus including exceptional preservation outcome. The Historic Preservation Commission (HPC) is the final review authority, however, this project is subject to Call-up Notice by City Council. Figure 1 – 135 W. Francis, 2021 Figure 2 – Sanborn Map, 1904 Figure 3 – 135 W. Francis, July 1963 Source: Aspen Historical Society 6 Page 3 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com PROJECT SUMMARY: The applicant proposes to remove an impactful addition directly attached to the historic resource and to restore the south façade of the resource using historic photographs and documents. Since the project is a corner lot, three of the four elevations are clearly exposed and visible to the public which makes design compatibility especially important. The historic home is to be moved forward and to the east and placed on top of a new basement foundation. A two-story addition is proposed to the rear of the property and connected to the historic resource utilizing a reconstruction of an earlier one-story addition and a 3’ long contemporary linking element. The applicant requests setback variations and a 250 s.f. floor area bonus. STAFF COMMENTS: Staff supports the plan to use existing historic documentation and physical evidence to restore the historic resource but recommends restudy of the relocation to move the historic resource and restudy of the design of the new addition. The plan for relocation means that the historic home will no longer be in its original location and out of alignment with the adjacent historic properties. The location of the proposed new addition is supported but the overall form of the new addition mostly consists of the flat roof top deck and small gable roof. Additionally, the two-story addition does not read as a subordinate massing when perceived from the front (north) or west side elevation (facing North 1st Street), and staff is also concerned about the reconstruction of the one-story massing behind the resource because it is unclear if the integrity of the historic material is still there. The applicant requests setback variations for the proposed addition and a 250 s.f. floor area bonus for restoration efforts. Staff finds that the criteria for a floor area bonus are not met and recommends restudy. Parking provisions on the site also need to be clarified. The written application indicates two parking spaces will be provided, however, the drawings only show one space. In order to address all of the comments, staff recommends continuation. Staff recommends HPC further discuss the following topics in more detail. 1. Site Planning & Relocation & Parking: Two large cottonwood trees, a spruce tree and a grass lined ditch are located in the public-right-of-way that abuts the property. These features will need to be preserved and maintained and staff recommends the applicant coordinate with the Parks and Engineering Departments to address their comments related to proposed impacts in the tree drip lines. Parks has suggested that the excavation may need to be restudied to protect the right-of-way trees and trees on the neighbor’s property. The site itself contains mature lilac shrubs. Design Guideline 1.27 requires the preservation and maintenance of significant landscape features on the property. The preliminary stormwater mitigation plan calls for a water quality vault in the northern corner of the lot and drain basins along the perimeter of the property. Both the Engineering Department and the Parks Department have comments related to the location of the vault that need to be addressed. Relocation of the vault may be necessary. See Exhibit B for more details. Design Guidelines 1.2 and 1.8 refer to the importance of creating positive drainage on the site to protect the historic resource from future damage. All stormwater and drainage features must have minimal visual impact, especially in the foreground of the historic resource. Staff recommends the applicant provide additional response to the excavation concerns. 7 Page 4 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com The applicant proposes to move the historic resource 4’-7” forward on the site, which will result in the structure being out of alignment with a historic structure two doors to the east. The relocation criteria states that the act must not diminish relationships with other significant properties that are adjacent to the landmark. Although staff understands the intent of the move forward, staff recommends restudy of the historic condition of the two resources on this block and potentially a restudy of the new addition to maintain the resource in its historic context (Design Guideline 1.1 & 9.2). The proposal is also to move the resource 2’ eastward. This results in the new addition being proud of the historic resource on the side street, where it could instead be slipped towards the east. It appears that the extent of proposed basement excavation beyond the footprint of the above grade home needs to be restudied. There are tree issues and best outcomes for historic preservation that need to be reconsidered. This property does not appear to have any code compliant parking spaces on the property at this time. In the written application, the applicant indicates two parking spaces exist and two will be provided on- site. The drawings show a single parking space in the garage. According to the code, single-family residences must provide for two parking spaces (Code Section 26.515.040). If the applicant can provide additional information demonstrating that the project will not trigger the 40% demo threshold, it is possible for the applicant to retain the existing non-conformity related to parking. More information is needed regarding this topic. 2. Historic Landmark – Restoration & Reconstruction: A preservation plan will be necessary to call out the existing conditions and the proposed restoration of the historic resource. Staff supports the applicant’s proposal to restore important architectural features such as the chimney and the secondary porch with the supporting historic documents as a guide for the restoration. The existing non-historic addition constructed in the 80s will be removed and the areas covered by non-historic material will be restored in accordance to the design guidelines. When reviewing the Sanborn map, it appears that the home is in its original location but the one-story addition along the rear of the home is no longer there. It is difficult to know if the historic one-story addition was completely removed or if the one-story addition was incorporated into the construction of 1984 addition. The applicant proposes to reconstruct this historic addition (11’-7” long by 14’-4” wide) and utilize it as the connecting element for the project. While staff typically supports the restoration of significant historic features if clear documentation exists, the reconstruction of this addition would be inappropriate if there is no historic material integrity left. A full reconstruction of this historic addition would result in a lot of guess work related to details and may create confusion on what parts of the home are historic and what parts are new. The reconstructed addition contributes to the decision of moving the actual historic resource from its original location. Often, relocation is approved because it helps mitigate negative impacts to the historic resource but in this case, it would put the historic home more forward of its surrounding historic context. While Staff supports the removal of the detrimental non-historic addition and the restoration of historic architectural features, staff needs more information about the material integrity of the one-story addition to decide if reconstruction is appropriate. 8 Page 5 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Figure 4 – Proposed West Elevation 3. New Addition – Form, Materials and Fenestration: The proposed new addition is a two-story tall structure with a minimal building footprint. The applicant proposes modern windows, wood siding and a building form that uses both flat and gable roof features. The Design Guidelines seek compatibility by having the new design relate to the historic resource using form, fenestration and materials. The new addition departs from fenestration with modern non-orthogonal windows but relates to materials by using wood siding. The form of the addition is complex because a flat roof deck consumes a majority of the area. Staff finds that the form and height of the new addition does not support a strong connection to the historic home and recommends restudy. As a corner lot, there are more stringent expectations of design compatibility that must be achieved. There is a glass skylight proposed in the patio between the historic home and the new addition. Staff recommends the glazing be reduced by pulling the feature away from the historic resource. (See arrow in figure below.) Staff finds the location of the new addition to have some appropriate characteristics but recommends restudy of the new addition regarding form and height to better relate to the historic resource Figure 5 – Proposed Roof Plan 4. Setback Variations & Floor Area Bonus: Setback variations and floor area bonuses are benefits available to historic properties granted by the HPC. They are site-specific approvals that are tied to a design reviewed for compatibility and appropriateness. Setback Variations: The applicant requests a reduction of 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 4’-10”. The proposed one-car garage addition has livable space that extends into the rear setback by the same amount. A setback reduction of 5’-2” for the rear yard 9 Page 6 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com setback, above and below grade, would be needed for this design. The applicant also requests lightwells to be larger than what is required by code. This would also require side yard setbacks to be granted but the drawings show compliant lightwells at the minimum dimension of 3’ x 3’, so the applicant’s intent is not clear. The applicant will need to clarify if they would like to request setback variations related to the lightwells. Additional side yard setback and combined yard setback reductions would be necessary for this request. Staff finds the request to reduce the rear yard setback is appropriate because it distances the new addition away from the historic resource, but more clarification is needed due to conflicting information in the application related to the dimensions of the light wells. See Exhibit A.3 for detailed staff findings. Floor Area Bonus: The applicant has pointed out different areas for restoration of the historic resource that include the restoration of a secondary porch seen in historic photos and the removal of an impactful non-historic addition. According to the code, a 4,500 s.f. lot is eligible for a maximum of a 250 s.f. bonus. Staff finds the request for the full bonus has not meet because staff recommended restudy of the new addition and the plans for moving the historic structure. In addition, the restoration work needs to be well researched. There may not be enough information available to reconstruct the missing secondary porch, original chimney, etc. Staff also recommends additional research of the front porch railing and approach to the front porch. The current condition, entering the porch from the side, is unusual. The applicant has requested a 250 square foot bonus although the proposed design only requires a 140 square foot bonus. It is not acceptable to request surplus bonus and bank it for future use. See Exhibit A.4 for criteria and detailed staff findings. Staff supports the request for a rear yard setback reduction because it helps mitigate impacts away from the historic resource, but the request for setbacks pertaining to the lightwells need to be clarified. The criteria for the floor area bonus are not met because staff recommends the restudy regarding the design of the new addition. 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. Engineering Department: 1. Major Development within the Urban Runoff Management Plan is triggered. The proposed water quality vault must be at least 10’ from the property corners. Infiltration vaults follow the same guidelines as a drywell. Variances may be requested by Engineering. 2. Confirm that the transformer capacity is sufficient for new the proposal. Work with City Electric to determine capacity. 3. Verify if the structure will have a fire suppression system and call out water service line size. 4. Engineering and Parks must examine excavation for the proposed water quality vault. No excavation is allowed within the right-of-way or tree drip lines of large trees. 5. Provide stabilization information for the proposed relocation of the historic resource at building permit. Zoning Department: 1. Provide and verify net lot area calculations using the zoning summary sheet. 2. Review site plan comments regarding existing and proposed. 10 Page 7 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 3. Confirm floor area calculations on sheets A.1.05-A 1.07. 4. Provide height over topography sheet. 5. Provide demolition calculations. 6. See comments on elevation sheets A.3.01-A.3.04. Parks Department: 1. Location of stormwater storage needs to be moved to east side of the front yard or outside the dripline of the trees on the west side of the house. 2. Move the egress window on the southwest corner of the house to the back of the house out of the dripline of the tree. 3. Adjust the stormwater drain to remain outside the dripline of trees. 4. Air spade 15’ from the edge of the cottonwood tree trunks. Clean cut roots back to soil and cover exposed soil with burlap. 5. Submit for tree removal permits. 6. Show 6’ tree protection fencing around all remaining trees on the site. 7. Obtain a letter of permission from neighbors on the east to work within the driplines of their trees. Building Department: 1. Fire sprinklers are required because the fire area exceeds 5,000 s.f. Exterior walls and projects will not need to be fire-rated because they are more than three feet from the property line. 2. Snow stops will be required at all roof pitches that shed onto walking and driving paths and into emergency escape and rescue opening window wells. 3. If edge of the spa is within 18” of the edge of roof deck, the guard around the spa is to be extended an additional 18”. RECOMMENDATION: Staff recommends HPC continue this application with the following direction: 1.) Restudy the new addition to be more subordinate in scale to the historic resource and restudy the form of the addition to be in compliance with Design Guideline 10.6 & 10.11. 2.) Restudy the connecting element and the concept of reconstructing the rear portion of the historic resource. 3.) Restudy the proposed relocation of the historic resource, the basement excavation, lightwells and the stormwater plan to address concerns with the integrity of the building location, relationship to the nearby historic resource, tree preservation concerns and placement of the new addition. 4.) Reduce the skylight located in the patio directly behind the historic resource. 5.) Provide clarification on demolition calculations to ensure that 40% demolition is not triggered. If demolition is triggered, the applicant will need to provide for 2 code compliant parking spaces on- site. 6.) Provide responses after communicating with the relevant City Departments regarding the preliminary stormwater and drainage plans for the site and clarify the anticipated visual impacts for the plan. ATTACHMENTS: Resolution #____, Series of 2021 11 Page 8 of 8 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings Exhibit A.2 – Relocation Review Criteria / Staff Findings Exhibit A.3 – Setback Variations Review Criteria / Staff Findings Exhibit A.4 – Floor Area Bonus / Staff Findings Exhibit B – Referral Comments Exhibit C – Application 12 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, SETBACK VARIATIONS AND A FLOOR AREA BONUS FOR THE PROPERTY LOCATED AT 135 WEST FRANCIS STREET, LOT A AND THE WEST ONE-HALF OF LOT B, BLOCK 56, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-21-001 WHEREAS, the applicant, Francis Street Holdings LLC, represented by Kim Raymond Architects + Interiors, has requested HPC approval for Conceptual Major Development, Relocation, Setback Variations and a Floor Area Bonus for the property located at 135 W. Francis Street, Lot A and the West One-Half of Lot B, Block 56, 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 continuation; and WHEREAS, HPC reviewed the project on June 23, 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 _-_. 13 HPC Resolution #__, Series of 2021 Page 2 of 3 NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus for 135 W. Francis Street, Lot A and the West One-Half of Lot B, Block 56, City and Townsite of Aspen, CO as follows: Section 1: Conceptual Major Development, Relocation, Setback Variations and a Floor Area Bonus. HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus as proposed with the following conditions: 1. 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. Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and vents, for Final review. 4. Provide a detailed preservation plan for restoration scope of work. 5. Reduce the size of the skylight located in the patio directly behind the historic resource. 6. Up to 250 s.f. 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 is granted: • 5’-2” rear yard setback reduction for the addition above and below grade, 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. 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. 14 HPC Resolution #__, Series of 2021 Page 3 of 3 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 23rd day of June, 2021. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Wes Graham, Deputy City Clerk 15 Page 1 of 14 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 14 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. 16 Page 2 of 14 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. NOT MET 1.2 Preserve the system and character of historic streets, alleys, and ditches. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 1.5 Maintain the historic hierarchy of spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 1.23 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. 1.24 Preserve historically significant landscapes with few or no alterations. 1.27 Preserve and maintain significant landscaping on site. 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 MET MET CONDITION MET MET MET Historic Preservation Design Guidelines Review Criteria for 135 W. Francis Street 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 CONDITION MET MET MET MET CONDITION MET MET CONDITION 17 Page 3 of 14 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. Chapter 6: Rehabilitation - Architectural Details MET NOT MET 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. 6.5 Do not guess at “historic” designs for replacement parts. Chapter 7: Rehabilitation - Roofs MET NOT MET 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.9 Avoid using conjectural features on a roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET 9.2 Proposals to relocate a building will be considered on a case-by-case basis.NOT MET 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. MET MET MET MET MET MET CONDITION CONDITION MET MET CONDITION MET MET MET MET MET MET MET CONDITION MET CONDITION CONDITION MET CONDITION 18 Page 4 of 14 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. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. 9.6 Minimize the visual impact of lightwells. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. Chapter 10: New Construction - Building Additions MET NOT MET 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained.NOT MET 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. 10.6 Design a new addition to be recognized as a product of its own time.NOT MET 10.8 Design an addition to be compatible in size and scale with the main building. 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.NOT MET 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.NOT MET 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. CONDITION MET CONDITION CONDITION MET MET MET MET 19 Page 5 of 14 • 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. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 20 Page 6 of 14 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. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. 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. 21 Page 7 of 14 • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 22 Page 8 of 14 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. 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. 23 Page 9 of 14 • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. 24 Page 10 of 14 • 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. 9.2 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. 25 Page 11 of 14 • 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. 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 26 Page 12 of 14 window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource 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. 27 Page 13 of 14 • 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. 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. 28 Page 14 of 14 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, doors, roofs, porches, and building additions. Design Guidelines 1.1 & 9.2 address building footprint, neighborhood pattern and conditions for on-site relocation. The proposal to relocate the historic resource 4’ forward and 2’ eastward changes the historic context of the structure and takes the resource out of alignment with the adjacent historic property. This type of alignment with historic neighbors is special and perceived as a site relationship that is important to maintain. Other City Departments have highlighted concerns related to the proposed work in the drip line of large trees that surround the site. This comment may have implications to the subgrade addition that will need to be addressed. Staff finds that the proposed relocation does not meet the relocation criteria of the code and does not meet the design guidelines related to relocation and site planning. Staff recommends restudy. Design Guidelines Chapter 2, 3, 4, 5, 6, and 7 are related to the preservation plan and need to include thorough research and documentation of physical historic evidence and its condition. Restoration is proposed as part of the scope of work as it relates to the request for a floor area bonus. Please see Exhibit A.4 Floor Area Bonus Criteria and Staff Findings for more details regarding the restoration and preservation plan request. All preservation and restoration efforts must be based on historic documentation and/or physical historic evidence. Design Guidelines 10.3, 10.6, 10.9 and 10.11 speaks to the design expectations for the new addition. The proposed addition has a minimal building footprint on the lot and is located to the rear of the property, but the two-story addition stands taller than the resource and is more forward of the resource when viewed from North 1st Street. As a corner lot, the design expectations for this property is more stringent and it is extremely important that the new addition achieves a higher level of design compatibly to form. The applicant has established a strong relationship to materials but the relationship to form is not as clear since the overall form of the new addition consists of a flat roof containing a roof deck. Staff recommends restudy of the form and height of the above grade addition to be more compatible with the resource. Changes to the subgrade addition may also be necessary to address the comments about allowable work in the tree dripline. As part of the design review, questions regarding parking provisions have also come up. The current design for the garage meets the design requirements, however, the code requirement for 2 parking spaces needs to be fully addressed and may result in changes to the proposed design. If the project does not trigger the 40% demolition threshold, the applicant may retain the non- conforming condition related to parking, however, if demolition is triggered than the lot will need to come into full compliance with the parking requirements. In summary, staff recommends continuation to restudy the design to address the conditions listed in the staff memo. 29 Page 1 of 2 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 NOT MET 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 Review Criteria for 135 W. Francis Street The applicant is planning to relocate the historic home forward by 4'-7" and to the east by 2'-1". The relocated historic resource is proposed to sit on a new basement foundation. Summary of Review Criteria for Relocation Request 30 Page 2 of 2 Staff Finding: The applicant proposes to excavate a large subgrade living space under the historic resource which will require the historic home to be lifted. Following the excavation, the applicant proposes to set the historic home 4’- 7” closer to the front property line and 2’-1” to the east. This new placement of the resource will not require any additional setback variations. When looking at the overall context of the site, there are two large cottonwood trees and a spruce tree on the property and other historic properties to the east. The Parks Department has provided comments related to the impacts of the relocation and the excavation to the tree drip lines that will need to be clearly addressed. According to the aerial views, it is evident that there is an established relationship regarding placement and alignment of this property with the historic properties to the east, as viewed and experienced from West Francis Street. This alignment with the adjacent historic properties has been maintained over the years and is seen as an important historic characteristic of the site. As a corner lot, this property also has more exposure from the right-of-way. The move of the resource eastward results in the proposed addition being proud of the historic resource when viewed from North 1st Street. After reviewing the existing conditions with the proposed design, staff finds that the plan to relocate the resource forward and to the east does not meet criteria number 4 which states the relocation must not diminish the historic, aesthetic or architectural relationships of adjacent designated properties. Staff finds the site context is historically significant and recommends restudy of the relocation to meet criteria 4 by maintaining the historic location of the resource on the site. Staff finds the relocation criteria are not met. Figure 1 – Aerial Map 31 Page 1 of 2 Exhibit A.3 Setback Variations Criteria Staff Findings 26.415.110.C Variations: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variations of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variation, the HPC must make a finding that such a variation: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The proposed design pushes the new addition towards the rear of the property and provides alley access to the garage. The application requests for a reduction of the 10’ rear yard setback for the garage addition that is located at the 4’-10” rear yard setback. The garage addition includes living space on top of the feature and the subgrade living space extends into the rear yard setback by the same amount. The reduction of above grade building mass is encouraged, and the garage feature maintains adequate distance from the alley. The general location of the addition distances the impact of development to the rear of the property and 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 135 W. Francis Street 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 rear addition, above and below grade. 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. 32 Page 2 of 2 maintains the building patterns of the surrounding areas. Staff finds the criteria are met for the request for a rear yard setback reduction for the garage massing and the below grade addition. (The matrix above reflects the setback variation request for only the rear yard setback.) In the written application, the applicant requests lightwells in the setback that are larger than the 3’x3’ minimum required by code, however, the drawings show compliant lightwells in the setback. If the applicant is requesting for lightwells larger than the minimum required, all lightwells located in the setback will require side yard setbacks variations and a variation to the combined side yard setback requirements. Staff requests the applicant clarify the conflicting information related to the request. Side yard setback variations for the lightwells are not supported at this time. Staff finds the criteria are met for the rear yard setback variation for this design. Staff request clarification regarding the request for setback variations related to the lightwells which is not supported at this time. 33 Page 1 of 3 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 City of Aspen Land Use Code Part 400 – Historic Preservation Page 29 incompatible non-historic addition to a historic resource with an addition that meets current guidelines. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. 34 Page 2 of 3 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 4,500 SF 250 SF 250 SF 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. NOT MET MET Review Criteria for 135 W. Francis Street The applicant is requesting for a 250 sf Floor Area Bonus for restoration efforts that include the removal of a detrimental addition and the reconstruction of historic building features, such as the secondary porch and rear dormer. 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. MET 35 Page 3 of 3 Staff Finding: A 4,500 s.f. landmark lot is eligible for up to a 250 s.f. floor area bonus, and the applicant requests the full bonus amount for this application. When this property was remodeled in the 1980s, an addition was added to the historic resource with a continuous roofline that extended from the historic resource. This has created a confusing condition making it difficult to distinguish the historic resource from the addition when viewed from North 1st Street. Also, during this remodel the one-story historic addition located to the east side of the property was either removed or significantly altered. The applicant proposes to remove the inappropriate addition and restore the rear of the historic resource using historic documentation. Staff supports the removal of the non-historic addition. One of the criteria for a bonus includes the restoration and preservation of important historical features and the removal of non-original finishes covering historic fabric. The restoration of the secondary porch and the chimney have been called out as features for restoration work. Staff requests a preservation plan outlining all of the proposed preservation work be accompanied by thorough research and documentation. As part of the scope for restoration, staff recommends additional research be done on the front porch entry. The plans indicate a side entry to the front door which is unusual and needs to be clarified. If it is determined through the research that there in not enough documentation or physical evidence for the features, it would not be seen as a restoration and reconstruction would not be appropriate. The applicant has included the reconstruction of the historic one-story addition as part of the scope for restoration. While the Sanborn map shows the footprint of this feature, it is difficult to know if any historic fabric remains and if there is adequate documentation for it to be restored back on the site. If no historic fabric can be detected and the reconstruction would require a lot of guess work regarding the building details, it cannot be supported as restoration. The proposed addition shows a minimal building footprint compared to the historic resource but the new addition is taller than the resource and proud of the historic resource when viewed from North 1st Street. The floor area comparisons between the new addition and the existing historic resource is not clear but in order to meet criteria D, the total above grade floor area of the new addition cannot be more than twice the total floor area of the historic resource. (Please take into account the Zoning comments related to calculating floor area.) Staff does not find the proposed addition meets the design guidelines for compatibility and recommends the applicant restudy the form and height of the new addition to better comply with the guidelines. Lastly, it is important to note that the floor area bonuses are specifically awarded to a design that is reviewed and approved by HPC. While a certain level of tolerance is acceptable, it is important that the applicant request only that which is needed for the design. Additionally, if any portion of the bonus remains unused, this amount will be forfeited as stated in the resolution for approval. Please revise the floor area bonus request to just want is needed for the execution of the design. As proposed, the application does not meet the criteria for a floor area bonus. With the recommendations to restudy the new addition and the site placement of the historic resource, staff will re-evaluate the bonus request with the restudied design. 36 From: Hailey Guglielmo Sent: Friday, June 4, 2021 9:16 AM To: Sarah Yoon Subject: RE: HPC Referral (Courtesy Review): 135 W. Francis Street Engineering Comments are as follows: 1. Applicant will be required to follow the requirements of a major development within the Urban Runoff Management Plan. The conceptual HPC plan shows the installation of a water quality vault to account for stormwater requirements. The plans show an infiltration vault to accommodate the WQCV within 10’ of two property lines. Infiltration vaults must follow the same guidelines as drywells. Drywells must be 10' from property corners. If there are no alternatives a variance is required to allow an infiltration vault within 10' of the property lines. The variance shall address proper separation from the hydrant so as not to cause freezing issues. 2. The plans show a transformer across the alley. Does this transformer serve 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. 3. The conceptual plans show a new water service line. At building permit also show abandonment of the existing line. Verify if the structure will have a fire suppression system and call out water service line size. If a 2” is requested provide a memo from the fire suppression company stating a smaller line size will not provide adequate flows. 4. Excavation for the proposed water quality vault must be examined with the Engineering and Parks Departments. No excavation will be allowed within the ROW or the tree drip lines of the large trees in the vicinity. 5. Application calls out the historic building to be relocated for excavation. What is the proposed system for stabilization? At building permit, provide excavation and stabilization plans. Include information on how the structure will be supported. Thanks. Hailey Guglielmo, PE Project Manager Engineering Department 201 N Mill St. Ste 203 Aspen, CO 81611 c: 970.309.0771 www.cityofaspen.com EXHIBIT B - REFERRAL COMMENTS 37 From: Sarah Yoon <sarah.yoon@cityofaspen.com> Sent: Friday, May 28, 2021 8:34 AM To: Bob Narracci <bob.narracci@cityofaspen.com>; Bonnie Muhigirwa <bonnie.muhigirwa@cityofaspen.com>; David Coon <david.coon@cityofaspen.com>; David Radeck <david.radeck@cityofaspen.com>; Denis Murray <denis.murray@cityofaspen.com>; Hailey Guglielmo <hailey.guglielmo@cityofaspen.com>; Jack Danneberg <jack.danneberg@cityofaspen.com>; Jim Pomeroy <jim.pomeroy@cityofaspen.com>; Mike Horvath <mike.horvath@cityofaspen.com>; Nick Thompson <nick.thompson@cityofaspen.com>; PJ Murray <pj.murray@cityofaspen.com>; Trish Aragon <Trish.Aragon@cityofaspen.com> Cc: Natalie Feinberg Lopez <natalie.feinberglopez@cityofaspen.com>; Amy Simon <amy.simon@cityofaspen.com> Subject: HPC Referral (Courtesy Review): 135 W. Francis Street Hello Everyone, Attached is the HP application for 135 W. Francis Street – Conceptual Design Review. This project includes plans to demolish a non-historic addition, relocate the historic home on a new full basement and the construction of a new addition. They are requesting setback variations for the design as well as a floor area bonus. Let me know if you have questions and if you have any comments, please send them to me via email by Monday, June 7th. (This is a courtesy review with no referral fees.) Thank you, -Sarah- Sarah Yoon Community Development Department Historic Preservation Planner 130 S. Galena St. Aspen, CO 81611 Office: 970.920.5144 Cell: 970.319.0720 www.cityofaspen.com www.aspencommunityvoice.com www.aspenvictorian.com www.aspenmod.com 38 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. Pitkin County’s Recovery Plan for COVID-19 to make Aspen safer and healthier means we all must follow the five commitments of containment: 1. I will maintain six feet of distance from anyone not in my household 2. I will wash my hands often 3. I will cover my face in public 4. I will stay home when I’m sick 5. I will seek testing immediately and self-report if I experience symptoms More at https://covid19.pitkincounty.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. 39 MEMORANDUM TO: Sarah Yoon FROM: Sophie Varga, Zoning Enforcement Officer DATE: 06/14/2021 RE: 135 W Francis – LPA 21-016 Please see the residential zoning checklist for a list of what should be shown on the zoning summary sheet, site plans, demolition calculations, floor area calculations, roof plans, and elevations. The checklist can be found here: https://www.cityofaspen.com/280/Documents-and-Permits and is attached to this memorandum. Examples of the sheets can also be found on this page. 1. Please provide a zoning summary sheet. Please provide a table showing the Net Lot Area calculation. 2. Site Plans – Plan Sheets: A.1.01, A.1.02 a. Existing: show roofline/roof eaves. b. Proposed: i. Show roofline/roof eaves ii. The addition shown on the site plan does not match the addition shown on the other plans. This should me amended to be consistent. iii. The topographic lines shown on the proposed site plan are those of the natural grade. The proposed topography should be shown on the proposed site plan. iv. The setback lines should be clear and should not be hidden behind other layers. It would be preferable to either use a different line weight or color; there are many dashed lines on the site plan. v. Dimension any proposed projections into the setback. The land use application requests a variance for egress wells in the setback. Please be sure to dimension those. 3. Floor Area Calculations – Plan Sheets: A.1.05 - A.1.07. a. Existing: i. It appears that a sheet of existing FA Calculations is missing. Subgrade wall exposure and the table is missing. ii. Lower level: the entry way counts towards the deck allotment. The stairs to the basement also count towards deck. iii. Main level: show the exterior porches and decks. If it is exempt space, note why - the covered West entry steps are exempt per the front porch exemption, the back deck is exempt because it is within 6” of grade (I believe), etc. Please provide photos of the southern deck. iv. Upper level: 40 1. No method of entry is shown for the North or South sides of the space. How do you get up to these spaces? Please show the stairs and count any landings towards floor area. 2. A loft space is portrayed but not counted. Please either count this space or show why it is exempt. 3. Provide a dimensioned section specific to the floor area sheet showing what areas have thirty vertical inches or less between the finished floor level and the finished ceiling. b. Proposed: sheet A.1.07 is also provided as sheet A.1.03. I believe A.1.03 is an error; please only provide one of these sheets. i. Lower Level: ii. Main Level: 1. The first 250 square feet of the garage are 100% exempt. The next 250 square feet of the garage are 50% exempt. Total countable floor area for the garage is 25 SF. iii. Upper Level: Provide a dimensioned section specific to the floor area sheet showing what areas have thirty vertical inches or less between the finished floor level and the finished ceiling. iv. Rooftop Deck Level: The top-most interior level of the vertical circulation (stairs) is exempt from floor area calculations. 4. Please provide a height over topography sheet. 5. Please provide demolition calculations. 6. Elevations – Plan Sheets: A.3.01- A.3.04 a. Please show natural and finished grade. b. Please see zoning checklist for other requirements. c. The garage door appears partially subgrade. d. If the pitch of the southern portion of the historic structure is 8:12 or greater the chimney may not extend above the highest ridge of the structure by more than required by adopted building codes or as otherwise approved by the Chief Building Official to accommodate safe venting (26.575.020.F(4)a) This memorandum summarizes major items. Zoning would request to review the updated plans prior to floor area benefits being granted. A variety of other requirements may be necessary for building permit submittal and zoning review. EXHIBIT A: City of Aspen Residential Zoning Checklist 41 1 7/5/2019 ZONING CHECKLIST FOR RESIDENTIAL BUILDING PERMIT APPLICATION NOTE: This is a general Zoning guide for building permit submission. Additional information may be required as each project is individually evaluated. Please contact the City Planner of the Day at (970) 429-2764 to determine if Land Use Review/Planning Approval is needed for the specific property, and to initiate the Residential Design Standards or Commercial Design Review process. All Land Use Approvals, including Residential Design Standard or Commercial Design Review approvals, shall be completed prior to permit submittal and attached to the building permit application. All change order applications shall be based on the most recently approved plan set. All proposed change order items shall include a written narrative of the changes proposed by plan sheet and bubbles or clouds around each change. Each proposed change also shall include a delta with the number of the change order. e.g., change order number 1 , 2 , 3 , etc. It is recommended that prior to Building Permit Application, all prospective building permit applicants schedule a meeting with Zoning Staff to review the draft application and ensure that all necessary information will be provided. Please reference the accompanying Scope of Residential Permit flowchart to assist in determining the necessary application submittal requirements. A copy of this checklist with all applicable information clearly identified by Plan Sheet(s) must be included with the building permit application. _______________________________________________________________________________________________________ REQUIRED ZONING INFORMATION: The intent is to give the applicant latitude for how to provide all necessary information. To facilitate our review, however, please indicate where the information is found in the Plan Sheets. Do not provide duplicate information expressly for Zoning review. The letter designation in paranthesis preceeding each checklist item, below, is keyed to the accompanying Scope of Residential Permit flowchart.  (A) Zoning Summary Sheet [Plan Sheet(s) _______________________________________] o Zoning allowances, restrictions, and summary of proposed project o Example: https://www.cityofaspen.com/DocumentCenter/View/3018/COA-Zoning-Summary_Example  (B) Prior Land Use Approvals [Plan Sheet(s) _______________________________________] o Copies of all prior-received land use approvals, relevant to the permit application: ▪ Ordinances ▪ Resolutions ▪ Development Orders ▪ (S) Residential Design Standards (RDS) ▪ Interpolated Grade ▪ Variances, etc.  (C) Current Subdivision Plats and Condominium Maps approved by the City that pertain to the subject property [Plan Sheet(s) _______________________________________]  (G) Monumented Land and Improvement Survey [Plan Sheet(s) ____________________________________] 42 2 7/5/2019 Required for all permits proposing a change in ‘deck’ area, floor area, or setbacks. o Survey prepared and certified by a registered land surveyor that meets the standards and requirements of the Compliant City of Aspen Survey Checklist: ▪ https://www.cityofaspen.com/DocumentCenter/View/516/Compliant-COA-Survey-PDF o Include on the Monumented Land and Improvement Survey, or ancillary plan sheet, a determination of Net Lot Area pursuant to the City of Aspen Land Use Code Section 26.575.020.C, Measuring Net Lot Area. [Plan Sheet(s) _______________________________________] ▪ Gross lot/parcel area ▪ Area of lot/parcel with more than 20% and up to 30% slope ▪ Area of lot/parcel with more than 30% slope ▪ Area of lot/parcel below the high-water line of a river or natural body of water ▪ Area of lot/parcel encumbered by vehicular easements/rights-of-way ▪ If the lot/parcel is devoid of 20% or greater slopes, please have the surveyor state such on the survey.  (H) Existing and Proposed Site Plans [Plan Sheet(s) _______________________________________] Required for all permits proposing any site alteration, addition of site walls, retaining walls, mechanical equ ipment, fire features, water features, hot tubs, pools, or change in building footprint, inclusive of roof eaves, decks and other architectural projections. o Property lines o Building envelope or minimum setbacks o Building footprint(s) and roofline/roof eaves: ▪ Include porches, patios, loggias, decks, walks, stairs, driveway, sheds o Above-grade utilities o Mechanical equipment projections/locations o Ingress/egress and adjacent streets and alleys o Topography, as applicable o Landscape and hardscape o Retaining walls, including top-of-wall and bottom-of-wall height measurements o Retention areas o Hot tubs, pools, water features, fire features, sculptures, affixed barbecue grills and outdoor kitchens, fences o Allowed projections into setbacks per the City of Aspen Land Use Code Section 26.575.020.E.5: ▪ Elevation plans of proposed improvements projecting into setbacks to demonstrate code compliance o Existing non-conforming projections into setbacks o For existing and proposed duplexes or multi-family structures, the entire structure must be shown on the site plans.  (I) Existing and Proposed Site Coverage [Plan Sheet(s) _______________________________________] Required only for projects within the R-6 Zone District. o Building footprint site coverage measured at the exterior walls of the building at ground level, expressed as a percentage of gross lot area o For existing and proposed duplexes, site coverage is based on the entire duplex structure. o Example: https://www.cityofaspen.com/DocumentCenter/View/3014/COA-Site-Coverage_Example  (J) Demolition Calculations [Plan Sheet(s) _______________________________________] Required only when demolition of exterior walls and roof area above finished grade and associated assembly and components necessary for the structural integrity of such wall and roof area is proposed. o Reference City of Aspen Land Use Code Section 26.575.020.H, Measurement of Demolition o Roof Demolition Plans utilizing either the ‘Ratio Method’ or the ‘Flat Plane Method,’ and accompanying demolition calculation table: 43 3 7/5/2019 ▪ Square footage of the total roof area less fenestrations, and square footage of roof area to be removed ▪ Square footage calculations for each roof section o Wall Demolition Plans: ▪ Each wall segment labeled and corresponding to the elevation plan for each wall segment. Each wall segment must illustrate the total wall square footage area to remain, the area reduced for fenestration, and the square footage of wall area to be removed. ▪ Accompanying demolition calculation table o For existing and proposed duplexes and multi-family structures, the demolition calculations are based on the entire duplex or multi-family structure. o Example: https://www.cityofaspen.com/DocumentCenter/View/3019/COA-Demolition-Calcs_Example  (K) Floor Area Calculations, Existing and Proposed [Plan Sheet(s) _______________________________________] Required for all permits proposing to change floor area. o Reference City of Aspen Land Use Code Section 26.575.020.D, Measuring Floor Area o Both existing and proposed subgrade wall calculations to determine countable Floor Area of subgrade or partial subgrade levels of the structure: ▪ Diagram each subgrade wall segment with a graphic representation to scale of both wall area below and above the most restrictive of natural or finished grade. ▪ Provide an accompanying table including each subgrade wall segment’s total wall area, and its total area above the most restrictive grade. Derive the percentage of total exposed wall (Exposed Wall Area/Total Wall Area). ▪ Apply the percentage to the gross floor area of the subgrade or partial subgrade level being calculated. ▪ Note: Show exterior wall in window wells as entirely above grade no matter where the most restrictive grade coincides with the wall segment. o Both existing and proposed floor plans for all levels of each building on the site, including Floor Area of each level less exemptions, such as the uppermost level of elevators and stairs: ▪ Include existing and proposed decks on each level of the structure, indicating the square footage of each deck. o A table summarizing and tallying the countable Floor Area for each level of the structure, including the deck calculations: ▪ Any deck square footage that exceeds the 15% deck exemption counts towards the allowable Floor Area. o Orientation gridlines for each level of the proposed structure, as necessary o For existing and proposed duplexes and multi-family structures, the floor area calculations are based on the entire duplex or multi-family structure. o Examples: ▪ https://www.cityofaspen.com/DocumentCenter/View/3016/COA-Subgrade-Wall-Calcs_Example ▪ https://www.cityofaspen.com/DocumentCenter/View/3011/COA-Floor-Area-Calcs_Example  (L) Floor Plans [Plan Sheet(s) _______________________________________] Required for all permits proposing new construction or alterations of existing floorplans. o Floor plans for all levels of the structure o Existing floor plans, as applicable o Proposed floor plans o Orientation gridlines for each level of the proposed structure o Property lines and minimum setbacks, as applicable  (M) Roof Plans [Plan Sheet(s) _______________________________________] Required for all permits proposing new construction or alterations of existing roofs. o If the permit is for a remodel that will alter the existing roof, provide both existing and proposed plans. o Orientation gridlines, as applicable o Height Over Topography Measurements: 44 4 7/5/2019 ▪ Reference City of Aspen Land Use Code Section 26.575.020.F, Measuring Building Height ▪ Property lines and minimum setbacks ▪ Topography ▪ Height points around perimeter of the structure(s): • Height measurements along the perimeter of the structure shall be taken from the lower of natural or finished grade where the exterior perimeter of the structure meets the ground. Both natural and finished grade lines must be depicted. ▪ Plumb line height measurements within the footprint of the structure: • Height measurements within 15 horizontal feet of the structure(s) perimeter shall be measured from the lower of natural or finished grade using the perimeter measurement method. • Height measurements beyond 15 horizontal feet of the structure(s) perimeter shall be measured from the natural grade of the site projected up to the allowable height, and the height of the structure shall be measured using the projected topography. ▪ An accompanying table summarizing each height measurement point, including: • Elevation of natural grade in feet above sea level • Elevation of proposed grade in feet above sea level • Most restrictive of either natural or proposed grade • Elevation of roof height over topography in feet above sea level • Actual roof height over most restrictive grade in feet and inches o Example: https://www.cityofaspen.com/DocumentCenter/View/3012/COA-Height-Measurement_Example  (N) Elevations [Plan Sheet(s) _______________________________________] Required for all permits proposing new construction, alteration of existing elevations, or when an existing structure’s height is to be altered. o Height: ▪ Reference City of Aspen Land Use Code Section 26.575.020.F, Measuring Building Height ▪ Existing and proposed elevations for all sides of the structure(s), as applicable ▪ Property lines and minimum setbacks, as applicable ▪ Height vignette (oblique view), as necessary ▪ Orientation gridlines and section references lines ▪ A line demarcating the maximum height allowed by Zone District that follows the more restrictive of natural or finished grade ▪ Natural and finished grade lines, labeled and in different line weights, patterns, or colors ▪ Height measurements illustrated on each plan sheet ▪ Example: https://www.cityofaspen.com/DocumentCenter/View/3012/COA-Height-Measurement_Example  (O) Landscape Plans [Plan Sheet(s) _______________________________________] Required for all permits proposing any site alteration, addition of site walls, retaining walls, mechanical equipment, fire features, water features, hot tubs, pools, or change in building footprint, inclusive of roof eaves, decks and other architectural projections. o Property lines and minimum setbacks o Existing and proposed structures o Existing and proposed landscape and hardscape: ▪ Top-of-wall and bottom-of-wall height measurements for all retaining walls, site walls/landscape walls  (P) Exterior Lighting Information Required for all permits proposing new construction, alteration of existing exterior lighting, or the addition of new exterior lighting. o Exterior Building Lighting [Plan Sheet(s) _______________________________________] 45 5 7/5/2019 ▪ Reference City of Aspen Land Use Code Section 26.575.150, Outdoor Lighting ▪ Locations of each specific exterior light ▪ Manufacturer cut-sheets and pictures of each fixture type illuminated o Exterior Landscape/Site Lighting [Plan Sheet(s) _______________________________________] ▪ Reference City of Aspen Land Use Code Section 26.575.150, Outdoor Lighting ▪ Locations of each specific exterior light ▪ Manufacturer cut-sheets and pictures of each fixture type illuminated o Note: Exterior linear lighting is prohibited by the City of Aspen Land Use Code.  (Q) Multi-Family Net Livable Calculations Required for all scrape and replace, and new construction. Required for all remodel additions to existing multi-family buildings. Required for all interior remodels to existing multi-family buildings when it is proposed to add, remove, or reconfigure stairs, elevators, or common areas. o Reference City of Aspen Land Use Code Section 26.575.020.I, Measurement of Net Leasable Area and Net Livable Area.  (R) Multi-Family Common Space Calculations o For the purpose of Impact Fees and School Land Dedication, it is necessary to calculate the total amount of common floor area within a multi-family building that is not part of an individual unit, and then equitably distribute the common floor area among the total number of individual units. o Required for all scrape and replace and new construction. o Required for all remodel additions to existing multi-family buildings. o Required for all interior remodels to existing multi-family buildings when it is proposed to add, remove, or reconfigure stairs, elevators, or common areas. Additional Required Documents  (D) Homeowner’s Association Compliance Form signed and dated by the property owner or their Attorney https://www.cityofaspen.com/DocumentCenter/View/279/Homeowner-Association-Compliance-Form?bidId=  (E) Zoning Compliance Verification Policy Form signed and dated by the Contractor https://www.cityofaspen.com/DocumentCenter/View/421/Zoning-Compliance-Policy-PDF  Demolition Compliance Policy Form o Required for all projects proposing to demolish 35% or greater of a structure, as measured by the surface of all exterior wall and roof area above finished grade and associated assembly and components necessary for the structural integrity of such wall and roof. At staff’s discretion, heightened review of projects proposing to demolish less than 35% or greater of a structure may be triggered when there are unique circumstances, such as historic designation. PRE-SUBMISSION ZONING CHECKLIST REVIEWED AND ACCEPTED: CITY STAFF: ____________________________________________________________________________ DATE: __________________________ PERMIT APPLICANT DECLINES TO CONDUCT A PRE-BUILDING PERMIT SUBMISSION ZONING MEETING, AND UNDERSTANDS THAT FAILING TO DO SO MAY RESULT IN A LENGTHIER ZONING PERMIT REVIEW PROCESS: PERMIT APPLICANT: _____________________________________________________________________ DATE: ___________________________ 46 47 From: David Radeck Sent: Friday, June 11, 2021 4:10 PM To: Sarah Yoon Cc: David Coon Subject: Parks comments for 135 W Francis Attachments: Application.135 W Francis.20210517_reduced (002).pdf Hi Sarah, Parks comments: 1. Move stormwater storage to either the east side of the front yard or outside of the dripline on the west side of the house. 2. Move the egress window on the SW corner of the house to the back of the house and out of the dripline of the tree. 3. Adjust stormwater drain to remain out of the dripline of trees for both the cottonwoods and the lodgepole pine. 4. Air Spade 15’ from edge of trunk of tree(not the center). This will be the limit of disturbance into the dripline of the cottonwoods. Clean cut roots back to soil and cover the exposed soil down 18” with burlap and keep moist throughout the growing season. No further encroachment into the cottonwoods will be allowed. 5. Submit for a tree removal permit for all trees being requested for removal. Include the crab apple not shown on survey on the west side of house. 6. Show 6’ tree protection fencing around all remaining trees. 7. Obtain a letter of permission from the neighbor on the east to work within the driplines of his trees. Thanks! Dave David Radeck Permit Coordinator Parks Department 585 Cemetery Lane Aspen, CO 81611 p: 970.429.2025 c: 970.274.2175 f: 970.920.5128 www.cityofaspen.com To apply for a Tree Removal/Dripline Excavation Permit, register here: https://www.surveymonkey.com/r/SFNewUser Tree Removal/Dripline Excavation Permit Online Permit Application: 48 https://cityofaspen.force.com/applicantportal/s/login/?startURL=%2Fapplicantportal%2Fs%2F&ec=302 If you need assistance for the online portal, please contact customer support: sfsupport@cityofaspen.com or call 970-920-5065 49 From: Bonnie Muhigirwa Sent: Friday, June 11, 2021 7:20 AM To: Sarah Yoon Cc: Denis Murray; Nick Thompson Subject: RE: HPC Referral (Courtesy Review): 135 W. Francis Street Hi Sarah, Apologies that these comments are late getting back to you. 1. Fire sprinklers will be required because the fire area exceeds 5,000 sq ft. With fire sprinklers, the exterior walls and projections will not need to fire-rated because they are more than three feet from the property line. 2. Snow stops will be required at all roof pitches that shed onto walking and driving paths and into emergency escape and rescue opening window wells (Ordinance 40, 2016). 3. The edge of the spa appears to be within 18” of the edge of the roof deck. This will require the guard around the spa to be extended an additional 18” (https://www.cityofaspen.com/DocumentCenter/View/6202/Hot-Tub-and-Spa-Safety-Railings) Bonnie Muhigirwa Plans Examiner / Building Inspector III | Community Development (O): 970.429.2787 | (C): 970.309.5119 www.cityofaspen.com My typical in-office hours are Monday-Wednesday, 8:00-4:00. I work remotely Thursday-Friday, 8:00-4:00. Our Values: Stewardship | Partnership | Service | Innovation 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 contain in the email are based on current zoning and/or applicable building code regulations which are 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. From: Sarah Yoon <sarah.yoon@cityofaspen.com> Sent: Friday, May 28, 2021 8:34 AM To: Bob Narracci <bob.narracci@cityofaspen.com>; Bonnie Muhigirwa 50 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: APPLICANT: Name: Address: Phone #: Fax#: E-mail: REPRESENTATIVE: Name: Address: Phone #: Fax#: E-mail: TYPE OF APPLICATION: (please check all that apply): EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)  Historic Designation  Certificate of No Negative Effect Certificate of Appropriateness  Minor Historic Development  Major Historic Development  Conceptual Historic Development  Final Historic Development  Relocation (temporary, on or off-site)  Demolition (total demolition)  Substantial Amendment  Historic Landmark Lot Split 51 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO   Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?   Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?   Do you plan other future changes or improvements that could be reviewed at this time?   In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?   If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)   If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Dimensional Variances  Tax Credits  Increased Density  Conservation Easement Program  Waiver of Park Dedication Fees  Conditional Uses  Historic Landmark Lot Split 52 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: Proposed: _______________________________ Proposed % of demolition: ____________________________________% DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing: Allowable: Proposed: Principal Bldg.: Existing: Allowable: Proposed: Accessory Bldg.: Existing: Allowable: Proposed: On-Site parking: Existing: Required: Proposed: % Site coverage: Existing: Required: Proposed: % Open Space: Existing: Required: Proposed: Front Setback: Existing: Required: Proposed: Rear Setback: Existing: Required: Proposed: Combined Front/Rear: Indicate N, S, E, W Existing: Required: Proposed: _______________ Side Setback: Existing: Required: Proposed: Side Setback: Existing: Required: Proposed: Combined Sides: Existing: Required: Proposed: Distance between buildings Existing: Required: Proposed: Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): 53 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 City Use: Fees Due: $ Received $ Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: Phillip Supino, AICP Community Development Director Name: Title: 54 55 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com DATE: January 6, 2021 PROJECT LOCATION: 135 W. Francis REQUEST: Major Development, Relocation, and Setback Variations DESCRIPTION: 135 W. Francis is a Victorian landmark structure on a 4,500 sf corner lot. This property is in the R-6 residential zone district. The historic Sanborn map reveals the original building footprint was altered when the existing non-historic addition was added. Building records indicate an addition was constructed as part of a remodel in the early 1980s. The applicant proposes to remove the non-historic addition and construct a new above grade addition that meets the current Historic Preservation Design Guidelines. If the proposed design requires the historic resource to be underpinned for excavating a subgrade addition, relocation criteria will be triggered as part of the review process. Additionally, as a historically designated landmark property the applicant may request for historic preservation benefits (Section 26.415.110). HPC review for Major Development, Relocation, and Setback Variations are anticipated. Major Development is a two-step process, requiring the approval of Conceptual Design and a Final Design. Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC will consider any benefits requested by the applicant. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant projects. Following the Notice of Call Up, HPC will conduct Final Design review to consider landscape, lighting and materials. HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project to assist with their determinations. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.D Historic Preservation – Major Development 26.415.090 Relocation of Designated Historic Properties 26.415.110 Historic Preservation – Benefits 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code Historic Preservation Design Guidelines Review by: Staff for completeness and recommendations HPC for decisions City Council for notice of the HPC Conceptual decision 56 Public Hearing: Yes, at Conceptual and Final Neighborhood Outreach: No Referrals: Staff will seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal. Referral Agencies Fee: $0. Total Deposit: $1,950. APPLICATION CHECKLIST: Below is a list of submittal requirements for HPC Conceptual and Final reviews. At each review step, please email the entire application as one pdf to sarah.yoon@cityofaspen.com. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  List of adjacent property owners for both properties within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed development and any requests for variations or benefits complies with the review standards and design guidelines relevant to the application.  A proposed site plan. 57  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Supplemental materials to provide a visual description of the context surrounding the designated historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work. For Conceptual, the following items will need to be submitted in addition to the items listed above:  Graphics identifying preliminary selection of primary exterior building materials.  A preliminary stormwater design. For Final Review, the following items will need to be submitted in addition to the items listed above:  Drawings of the street facing facades must be provided at ¼” scale.  Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  A lighting plan and landscape plan, including any visible stormwater mitigation features. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 58 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000 (1-31-17)Page 1 of 16 ALTA Commitment for Title Insurance (8-1-16) ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Commitment COMMITMENT FOR TITLE INSURANCE Issued By FIRST AMERICAN TITLE INSURANCE COMPANY NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions,First American Title Insurance Company, a Colorado Corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. First American Title Insurance Company If this jacket was created electronically, it constitutes an original document. 59 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000 (1-31-17)Page 2 of 16 ALTA Commitment for Title Insurance (8-1-16) COMMITMENT CONDITIONS 1. DEFINITIONS (a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Records. (b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law. (d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. (f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (h) "Title": The estate or interest described in Schedule A. 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: (a) the Notice; (b) the Commitment to Issue Policy; (c) the Commitment Conditions; (d) Schedule A; (e) Schedule B, Part I—Requirements; (f) Schedule B, Part II—Exceptions; and (g) a counter-signature by the Company or its issuing agent that may be in electronic form. 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY (a) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (i) comply with the Schedule B, Part I—Requirements; (ii) eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or (iii) acquire the Title or create the Mortgage covered by this Commitment. (b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. 60 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000 (1-31-17)Page 3 of 16 ALTA Commitment for Title Insurance (8-1-16) (d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (e) The Company shall not be liable for the content of the Transaction Identification Data, if any. (f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (g) In any event, the Company’s liability is limited by the terms and provisions of the Policy. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT (a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. (b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment. (c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. (f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. 61 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5033708-A (4-9-18)Page 4 of 16 ALTA Commitment for Title Insurance (8-1-16) Colorado - Schedule A ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Schedule A Transaction Identification Data for reference only: Issuing Agent: Winter VanAlstine Issuing Office: Attorneys Title Insurance Agency of Aspen, LLC Issuing Office's ALTA® Registry ID: 1019587 Loan ID No.: Commitment No.: 20004632 Issuing Office File No.: 20004632 Property Address: 135 West Francis Street, Aspen, CO 81611 SCHEDULE A 1. Commitment Date: November 6, 2020 at 07:45 AM 2. Policy or Policies to be issued: Amount Premium A. ALTA Owners Policy (06/17/06)$6,000,000.00 $10,270.00 Proposed Insured: Koufax LLC, a Colorado limited liability company Certificate of Taxes Due $25.00 Endorsements: CO-110.1 (Delete 1, 2, 3, 4)$75.00 Additional Charges:$0 B. ALTA Loan Policy (06/17/06)$2,880,000.00 $150.00 Proposed Insured: FirstBank, its successors and/or assigns as their interests may appear Endorsements: CO-100 (Comprehensive Improved Land)$50.00 CO-110.1 (Delete 1, 2, 3, 4)$25.00 Additional Charges:$0 Total $10,595.00 3. The estate or interest in the land described or referred to in this Commitment is Fee simple. 4. The Title is, at the Commitment Date, vested in: Fabry Family Trust 62 SCHEDULE A (Continued) This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5033708-A (4-9-18)Page 5 of 16 ALTA Commitment for Title Insurance (8-1-16) Colorado - Schedule A 5. The land referred to in the Commitment is described as follows: SEE EXHIBIT A ATTACHED HERETO For informational purposes only, the property address is: 135 West Francis Street, Aspen, CO 81611. Attorneys Title Insurance Agency of Aspen, LLC By: Winter VanAlstine Authorized Officer or Agent FOR INFORMATION PURPOSED OR SERVICES IN CONNECTION WITH THIS COMMITMENT, CONTACT: Attorneys Title Insurance Agency of Aspen, LLC, 715 West Main Street, Suite 202, Aspen, CO 81611, Phone: 970 925-7328, Fax: 970 925-7348. 63 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030008-BI&BII (5-18-17)Page 6 of 16 ALTA Commitment for Title Insurance (8-1-16) Colorado - Schedule BI & BII ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Schedule BI & BII Commitment No: 20004632 SCHEDULE B, PART I Requirements All of the following Requirements must be met: 1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 5. Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the County Treasurer or the County Treasurer's Authorized Agent. 6. Evidence that all assessments for common expenses, if any, have been paid. 7. Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company 8. Special Warranty Deed must be sufficient to convey the fee simple estate or interest in the land described or referred to herein, from the Fabry Family Trust, to Koufax LLC, a Colorado limited liability company, the proposed insured, Schedule A, item 2A. NOTE: C.R.S. Section 38-35-109(2) requires that a notation of the purchaser's legal address, (not necessarily the same as the property address) be included on the face of the Deed to be recorded. 9. Full disclosure from Seller, of any monetary liens and open Deeds of Trust of record. If you have any knowledge of an outstanding obligation secured by the subject property, you must contact us immediately for further review prior to closing. 10. Deed of Trust from Koufax LLC, a Colorado limited liability company to the Public Trustee of Pitkin County for the benefit of FirstBank to secure an indebtedness in the principal sum of $2,880,000.00. 11. A true and correct copy of the Trust Agreement which creates the Fabry Family Trust, providing, among other things, the designation of the trustee(s) and specification of the trustee(s) powers under that trust. 64 ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Schedule BI & BII (Cont.) Form 50-CO-Disclosure (4-1-16)Page 7 of 16 Disclosure Statement (5-1-15) Colorado 12. Record a Statement of Authority to provide prima facie evidence of existence of Fabry Family Trust, an entity capable of holding property, and the name of the person authorized to execute instruments affecting title to real property as authorized by C.R.S. Section 38-30-172 and C.R.S. Section 38-30-108.5. 13. A copy of the properly signed and executed Operating Agreement if written, for Koufax LLC, a Colorado limited liability company, to be submitted to the Company for review. 14. Certificate of Good Standing from the Colorado Secretary of State for Koufax LLC, a Colorado limited liability company. 15. Record a Statement of Authority to provide prima facie evidence of existence of Koufax LLC, a Colorado limited liability company, an entity capable of holding property, and the name of the person authorized to execute instruments affecting title to real property as authorized by C.R.S. Section 38-30-172. 16. Receipt by the Company of the appropriate Lease Affidavit indemnifying the Company against any existing leases or tenancies, and any and all parties claiming by, through or under said lessees. 17. Improvement Survey Plat sufficient in form, content and certification acceptable to the Company. Exception will be taken to adverse matters disclosed thereby. 18. This Title Commitment is subject to underwriter approval. 65 This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030008-BI&BII (5-18-17)Page 8 of 16 ALTA Commitment for Title Insurance (8-1-16) Colorado - Schedule BI & BII ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Schedule BI & BII (Cont.) Commitment No.: 20004632 SCHEDULE B, PART II Exceptions THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN. The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: 1. Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 2. Easements, or claims of easements, not shown by the Public Records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct land survey and inspection of the Land would disclose, and which are not shown by the Public Records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown in the Public Records. 5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I—Requirements are met. Note: Exception number 5. will be removed from the policy provided the Company conducts the closing and settlement service for the transaction identified in the commitment 6. Any and all unpaid taxes, assessments and unredeemed tax sales. 7. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof. 8. Any water rights, claims of title to water, in, on or under the Land. 9. Taxes and assessments for the year 2020, and subsequent years, a lien not yet due or payable. 66 ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Schedule BI & BII (Cont.) Form 50-CO-Disclosure (4-1-16)Page 9 of 16 Disclosure Statement (5-1-15) Colorado 10. Terms, conditions, provisions, agreements and obligations specified under the Act authorizing the issuance of the Patent for the City and Townsite of Aspen, recorded March 1, 1897, in Book 139 at Page 216 as Reception No. 060156. 11. Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 6 (series of 1959, An Ordinance Accepting a Map Entitled "Official Map of the City of Aspen, Pitkin County, State of Colorado," as the Official Map of the City of Aspen: Providing for Dedication of all Streets and Alleys, Except Such Streets and Alleys Heretofore Vacated; And Providing for the Filing of Said Map, Field Notes, and Supplemental Plats with the Clerk and Recorder for Pitkin County, dated November 2, 1959, and recorded December 18, 1959, in Book 189 at Page 354 as Reception No. 109043; and any and all notes, easements and recitals as disclosed on the Willets Map recorded November 12, 1969 in Plat Book 4 at Page 27 as Reception No. 137902. 12. Any existing leases or tenancies, and any and all parties claiming by, through or under said lessees. NOTE: Upon receipt of a Lease Affidavit from Seller, this exception will not appear on the final title policy. 67 Form 5000000-EX (7-1-14)Page 10 of 16 Exhibit A ALTA Commitment for Title Insurance ISSUED BY First American Title Insurance Company Exhibit A File No.: 20004632 The Land referred to herein below is situated in the County of Pitkin, State of Colorado, and is described as follows: Lot A and the West One-half of Lot B, Block 56, City and Townsite of Aspen, Pitkin County, Colorado. 68 Form 50-CO-Disclosure (4-1-16)Page 11 of 16 Disclosure Statement (5-1-15) Colorado DISCLOSURE STATEMENT Pursuant to C.R.S. 30-10-406(3)(a) all documents received for recording or filing in the Clerk and Recorder’s office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one-half of an inch. The Clerk and Recorder will refuse to record or file any document that does not conform to the requirements of this section. NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding). NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that “Every title insurance company shall be responsible to the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner’s policy of title insurance and is responsible for the recording and filing of legal documents resulting from the transaction which was closed. Pursuant to C.R.S. 10-11-122, the company will not issue its owner’s policy or owner’s policies of title insurance contemplated by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer’s authorized agent; or until the Proposed Insured has notified or instructed the company in writing to the contrary. The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer’s authorized agent. Information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner’s policy commitments containing a mineral severance instrument exception, or exceptions, in Schedule B, Section 2. A. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and B. That such mineral estate may include the right to enter and use the property without the surface owner’s permission. NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-2, Affirmative mechanic’s lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner’s Policy to be issued) upon compliance with the following conditions: A. The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. B. No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. C. The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic’s and material-men’s liens. D. The Company must receive payment of the appropriate premium. E. If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium, fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. 69 Form 50-CO-Disclosure (4-1-16)Page 12 of 16 Disclosure Statement (5-1-15) Colorado NOTE: Pursuant to C.R.S. 38-35-125(2) no person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate withdrawal as a matter of right. NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee. NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the department of regulatory agencies. NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of an ALTA Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment. Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the above conditions are fully satisfied. 70 TELEPHONE 970 925-7328 FACSIMILE 970 925-7348 ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC 715 West Main Street, Suite 202 Aspen, CO 81611 Attorneys Title Insurance Agency of Aspen, LLC Privacy Policy Notice PURPOSE OF THIS NOTICE Title V. of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through it affiliates, from sharing non-public personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Attorneys Title Insurance Agency of Aspen, LLC. We may collect nonpublic personal information about you from the following sources: Information we receive from you, such as on application or other forms. Information about your transactions we secure from out files, or from our affiliates or others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customer to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. 71 72 73 74 75 Francis Street Holdings, LLC 135 W Francis Street Aspen, CO 81611 February 4, 2021 To Whom It May Concern: This letter authorizes Kim Raymond and her team of architects at Kim Raymond Architecture + Interiors to represent Francis Street Holdings, LLC through the HPC review and permitting process. Kim can be found at 418 E Cooper Street, Suite 201, Aspen, CO 81611. The office number is 970-925-2252. kim@krai.us. Thank you for your consideration of this matter. Respectfully, Francis Street Holdings, LLC by Mark DiPaola, manager 76 77 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512421001 on 02/12/2021 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 78 201 WEST SMUGGLER LLC HOUSTON , TX 77056 2121 SAGE RD #333 LEWIS TOBY D TRUST LYNDHURST, OH 441243773 5150 THREE VILLAGE DR #1E CMML PROPERTIES LLC NEW YORK, NY 10022 120 E 56TH ST #320 234 W HALLAM/302 N 2ND ASSOC ASPEN, CO 81611 COMMON AREA 234 W HALLAM AVE BARNHART PAUL F JR HOUSTON, TX 77056 2121 SAGE RD #333 ARGON LLC ASPEN, CO 81611 533 E HOPKINS AVE 3RD FL LEMKIN TODD & KASEY TRUST LOS ANGELES, CA 90077 10771 BELLAGIO RD 111 WEST FRANCIS LLC GREENWICH, CT 06831 28 ROCK RIDGE AVE 100 W FRANCIS LLC COCONUT GROVE, FL 33133 3595 ANCHORAGE WY DILLON DEE E MISSION HILLS, KS 66208 5910 OAKWOOD RD HENRY FREDERICK B TRUST ASPEN, CO 81611 100 W HALLAM ST 210 WEST FRANCIS LLC NAPLES, FL 34102 255 13TH AVE S #202 KAPLAN NATHALIE 2020 QPRT NEW YORK, NY 10022 600 MADISON AVE 16TH FLR FREEDMAN RYAN D WAYNE, PA 19087 PO BOX 638 CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST 212 WEST FRANCIS LLC NAPLES, FL 34102 255 13TH AVE SOUTH #202 WINTON CHARLES & BARBARA REV TRUST BERKELEY, CA 94705 2949 AVALON AVE LEWIS JONATHAN D TRUST ASPEN, CO 81611 414 N FIRST ST 234 W HALLAM LLC SAN FRANCISCO, CA 94118 207 MAPLE ST CONTINENTAL HOTEL HOLDINGS LLC NEW YORK, NY 10010 15 E 26TH ST #602 HANSON LUCY C PORT TOWNSEND, WA 98368 1775 FIR ST 308 NORTH FIRST LLC FLORHAM PARK, NJ 07932 325 COLUMBIA TURNPIKE #202 MINTY ASPEN LLC BEVERLY HILLS, CA 90212 9777 WILSHIRE BLVD #500 FAMILLIE ALPENHAUS LLC MILWAUKEE, WI 53202 1509 N PROSPECT AVE BEASPEN LLC SAN PEDRO GARZA GARCIA NL 66260 MEXICO, AVE LAZARO CARDENAS 2400 A43 GOLD BARBARA R REV TRUST ASPEN, CO 81611 229 W HALLAM ST ERWIN GREGORY D 2016 REV TRUST DAVENPORT, IA 52801 102 S HARRISON ST #200 VICENZI GEORGE A TRUST ASPEN, CO 81612 PO BOX 2238 ANISSIMOVA-FREEDMAN ANGELINA WAYNE, PA 19087 PO BOX 638 WEST TRUST SANTA BARBARA, CA 93105 1674 LAS CANOAS RD 79 LAMB KARYN 2020 QPRT NEW YORK, NY 10022 600 MADISON AVE 16TH FLR VIBA LLC ASPEN, CO 81612 PO BOX 13 JAMMB LLC EL DORADO HILLS , CA 95762 PO BOX 5560 BRADY WILLIAM JB III LAFAYETTE, CA 94549 1038 SUNRISE RIDGE DR 234 WEST FRANCIS LLC NEW YORK, NY 10174 405 LEXINGTON AVE BRUNDIGE CHELSEA C SNOWMASS, CO 81654 1755 SNOWMASS CREEK RD GERSCHEL EDOUARD 2020 QPRT NEW YORK, NY 10022 600 MADISON AVE 16TH FLR HALLAM PINES CONDO ASSOC ASPEN, CO 81611 220-224 W HALLAM ST 80 135 W. FRANCIS STREET, ASPEN CO VICINITY MAP 135 W. FRANCIS STREET PARCEL: 273512421001 LEGAL DESCRIPTION: Subdivision: Subdivision: CITY AND TOWNSITE OF ASPEN Block: 56 Lot A AND: - Lot: W 1/2 OF LOT B VICINITY MAP 81 82 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 May 14, 2021 Sarah Yoon Historic Preservation Officer City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 135 E. Francis Parcel ID: 273512421001 Dear Sarah, Thank you for your time and assistance with this application to seek HPC approval for the restoration, renovation and addition to the home located on 135 E Francis Avenue. This property is in the R-6 zone district, on a corner lot. This home is in pretty good shape, with much of the historic detailing still intact. There has been an addition to the rear of the home, creating a duplex, that will be removed. The home will be completely restored to its historic appearance with the use of historic photos. It will be brought back to its historic appearance, replacing a single story element to the rear of the home and a small porch on the northwest side. The home also has a modest addition to the rear and full basement proposed. We look forward to working with you and the Historic Preservation Commission on the restoration of this beautiful home. RELEVANT LAND USE CODE SECTIONS SECTION 26.304 1. Please see attached letter of authorization from Mark DiPaola, the manager of Francis Street Holdings, LLC; granting Kim Raymond Architecture + Interiors, authority to act on their behalf throughout this process. 83 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 2. Please see the attached Vicinity Map with a legal description and directions to the property. 3. Please see the attached Title Insurance, Schedule A & B for proof of ownership. 4. Please see attached Site Plan 5. Please see the current survey of the property located at 135 E Francis Ave. 6. Please also find attached all the forms for this Land Use Application. 7. Please see below, the description and summary of all requested information pertaining to the Land Use Code sections in regard to the proposed development. Additionally, please find a copy of the Pre-application Conference Summary sheet, attached at the end of this packet of information. This application package includes all requested documents as outlined by Sarah Yoon in the letter dated 1.26.21. SECTION 26.310.60 We will provide the posting and mailing to all the property owners within the 300’ radius of this parcel. The posting and mailing will happen at least 15 days prior to the hearing. The list of property owners is attached. SECTION 26.415.070D Historic Preservation – Major Development Certificate of Appropriateness for major development 1. This project is a major development as we are altering/repairing more than three elements of the historic building; and expanding the building by more than 250 sq. ft. 2. We will be presenting to just the HPC with this application. 3.a This application for Conceptual Review will include the following: 1. General application information and forms 2. Site plan and survey, showing existing and proposed conditions. 3. Scaled drawings showing the structure; existing and proposed , with the addition; massing, height, scale, etc; fl oor and roof plans and elevations. Preliminary civil drawings and landscape plans. 4. Primary materials; samples and/or photos at final review 5. Supplemental material to show context surrounding the historic resource: photos and 3D computer model. 6. Confirmation that the proposed building meets the RDS; per Section 26.410. The proposed building is a nice historic Victorian. By virtue of the size and location, and the fact that it is being restored to its original appearance, it meets the RDS by strict compliance with all standards or by flexible “intent”. 84 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 Please see attached RDS checklist: B1. Building Orientation: House sits on lot, parallel to street, with front door facing street B2/3. Garage is accessed from the alley, has one garage door B4. Home has a front porch open on two sides on front facade which is 122 sq. ft. B5. The historic home has an original, primary window that is 5’-2” wide x 6’-6” tall. -Window wells are set back from the front facade - New materials (on addition) are compliant, with “heavier” materials lower on the elevations, and lighter materials above them. Materials are simple and minimal. - There is a natural connecting link that was part of the histo ric home, transitioning from the 2 story element of the original home to a single story that is approximately 11’-7 1/2” long x 14’-1 ½” wide. We are using photos to rebuild this historic section. To connect the new addition, we will be using a 3’ wide glass “hyphen” to delineate the new from the historic. A more modern application of traditional materials on this addition will make it a project of this time period, being compatible and complimentary to the historic home. 3.b/c All procedures of this section shall be followed for conceptual approval. 4. Final development review: All procedures for this section shall be followed and addressed. Photos of materials will be presented at the virtual meeting. Physical samples can be given upon request. SECTION 26.415.090 Relocation of Designated Historic Properties This application is proposing to re-locate the historic resource slightly on the lot. We are proposing to move the home to the East by 2’-1” and forward to the front yard setback, (4’-7”). Due to the configuration of the home, the length of it and where the historic link is in relationship to the property necessitates this move so we can actually fit a car in the garage, and a modest bedroom next to the garage. The elevation of the main level floor will be the same as the original historic location. We are proposing the addition of a full basement under the resource and the new addition. SECTION 26.415.110 Historic Preservation – Benefits Section 26.415.110.C Variations Variations. Dimensional variations are allowed for projects involving designated properties to create developm ent 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. 85 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 This project is seeking the following variations from the HPC, as provided for in this section. C.1.a Development in the side, rear or front setbacks: a. We are seeking setback variations for the rear yard setback. For below grade living space, we are proposing aligning the foundation under the garage, so need a variance for 4’-10”. For the deck above the garage (part of it is the roof) which extends the width of the addition on the south side, we are requesting a setback variance of 4’- 10”. Thus the rear yard setback will be 5’- 2” instead of 10’. All above grade, interior living space is within the 10’- 0” setback. This below grade area will not be visible to the public and will not add additional impact to the neighbors or community. The other variance we are seeking is to be allowed to make the window wells for the bedrooms in the basement wider so they are safer. In the event that someone has to escape or a fire fighter with all his gear has to save a child or pet, having an additional 6-12” in width would make it so much safer. The additional lower level that will be counted towards the FAR calculations will be counted. To grant a variation the HPC must find that the proposed development is similar in pattern, features and character of the historic property and/or Enhances or mitigates an adverse impact to the historic significance or architectural character of the histor ic property, an adjoining designated historic property or historic district. Our proposal is to renovate and restore this beautiful home to its original appearance by removing the large, two story addition at the rear, which effectively caused the removal of the original small, single story element of the home. This historic element will be rebuilt mitigating the negative impact of the addition. This element is not that common on the homes we have seen in Aspen, so we are excited to restore this importan t element in our preservation efforts. We have the historic photos and the physical structure to guide us in this complete renovation. The historic photos also show a second small porch near the front of the building which we will rebuild. Obviously, there was a door at this porch, so we will need to figure out where that door entered the home, on the north or west sides during construction. The original structure will show us the framing for the door, which we will replace. A preservation plan will be submitted to the City prior to building permit submission. As this home is on a corner lot, the full length of the west elevation will be very visible from the street, allowing the restored secondary porch and rebuilt single story element to be clearly exhibited for the public to enjoy, not hidden in the middle of the block, and 86 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 the connection of the new to the old will be very easy to identify. As noted above, the single story element of the historic home will be used as part of the connecting link. It is 11’-7” long by 14’-4” wide; very similar in size to the current city required single story linking elements. A glass passage way between th e historic and addition will show a very clean and distinct visual break between the building elements. This glass link or ‘hyphen’ will be set in from the corners of the re-built single story element, leaving the rear corners visible. The roof of the glass element will have the same slope as the adjoining historic element, creating a cohesive link. The fenestration that is proposed for the new construction will be very complimentary to the Victorian, in that the windows will have mostly tall and narrow proportions and the slope of the gable is the similar to the main, two story gable of the historic. Thus the new addition will be displaying a similar pattern and character as the historic home. To receive the floor area bonus, please consider the following ways this projects meets the criteria for being granted the bonus. a. The historic home remains the key element of the property and the historic front porch and entry are the proposed entry for the new home, using the original home as the primary public s pace. The new addition is set behind the historic, maintaining the visual integrity of the historic home. b. The proposal includes making multiple significant restoration efforts by 1. removing the non-historic addition 2. reconstructing the single story historic element 3. reconstructing the now missing porch on the NW side of the home c. There is no existing outbuilding on this property. d. As noted, we are demolishing a significant addition and reconstructing a significant historic element in it’s place. We are also k eeping the above grade addition to less than twice the sq. ft. size of the historic home. For all these reasons, we believe that this project meets the criteria to receive the setback variances for the rear yard setback and the allowable floor area bonus of 250 Sq. Ft. The exact variations and bonus requested are as follows: 1. Rear yard setback of 10’-0” at the basement is reduced to 5’-2” setback; a variation of 4’-10”. Also, the roof deck above the garage which extends as an overhang at the upper level is 5’-2” from the rear property line; a variation of the same 4’-10”. 2. We would like to extend the width of the window wells in the basement, even though they are in the setback to 4’-0 wide for safety’s sake. The 3’-0 wide wells are, in our opinion, not large enough to be safe as a firefighter with gear could barely fit in one alone, let alone be able to help save a child or elderly person. The 250 sq. ft. of an available bonus for an exceptional renovation is requested. 87 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 SECTION 26.575.020 Calculations and Measurements The proposed development meets all of the requirements and restrictions of the calculations and measurements section of this code; except for the variances that are being sought with this application for the rear yard setback. Please see the attached Site plan, floor plans, elevations and FAR calculations. SECTION 26.710.040 R-6 Medium Density Residential Zone District The R-6 zone district allows for 2820 Sq. Ft. on a 4500 Sq. Ft. lot; with a bonus option of an additional 250 Sq. Ft from HPC approvals for outstanding renovation efforts. The building is below the required 25’ Height limit and has the required 4500 Sq. Ft. of lot area; and is exempt from the pedestrian amenity. The proposed building complies with all other requirements and restrictions for R-6. Historic Preservation Guidelines Chapter 1 Site Plan We are respecting the context of the neighborhood with the front of the home staying oriented towards Francis Street, and leaving a large open yard along the west side, as this is a corner lot. There are no historic ditches or other elements to take into consideration on this lot. The garage will be on the alley with a concrete driveway. The front walkway will be a simple concrete walk, that runs straight to the front porch, it will be 3’ wide. The front yard will be open with minimal landscaping of nice flower beds at the front, and then adding a bit more layering to the plantings towards the rear of the lot. Please see Landscape Plan by Connect One. The storm water retention will not be visible from the front of the house. It is intended that the entire system will be completely ‘invisible’. Please see Civil drawings from Justin Yarnell. The hierarchy of spaces will be preserved as the walkway from public to semi -private porch to inside the home is not changing. We will be adding a new, simple concrete walk that is perpendicular to the street and front porch. The open space around the building is being maintained, the large front yard will blend into the side yards. The western side yard is open to First Street, the result being an expansive front and side yard. There are a couple of large trees near the property line on the northwest corner. In our attempt to not disrupt these trees as we move the house a bit closer to Francis Street, we are proposing to move the house to the east also. Other than that, there are no significant historical landscaping elements. Guideline 1.12 We are proposing a very limited patio behind the main, two story section of the home. This small patio will be at grade and be alongside the single story element and connecting “hyphen”. 88 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 1.12 / 1.13 The landscaping is very simple and will not block the view of the historic resource. Plantings will be in the appropriate zones as outlined here. Again, see Landscape Plan. Site Lighting We will not introduce landscape lighting or pathway lighting. The proposed home will have a light on the front porch and at the rear near the garage overhead door and people doors on the addition. The front porch light is very appropriate for this style and quality of Victorian home. Please see attached cut sheet for the two types of lights. Site Fencing We have not seen any photos of an historic fence on this property. At this time, the owners are not interested in any fencing. If a small yard needs to be defined for their young children, we will include that information in our final approval packet. Retaining Walls There will be no retaining walls on this project. Chapter 2 Building Materials This two story Victorian is the typical horizontal wood siding with decorative trim and casing. We will restore all of the wood material. It is in pretty good shape now, so the repair and repaint will be “standard” preservation work. The re-built single story element that we are rebuilding at the rear will be constructed from historic photos, and we will be able to match the profile of the historic siding with new siding. It will be painted to blend in with the original so it will not look like a new addition. There will be no “new” materials introduced on the historic resource. At this time, there are no materials that are not historic that need to be removed to expose historic siding. We are removing a large addition to the rear of the building to rebuild the historic single story element, which will be part of our connecting element (with the glass hyphen). Chapter 3 Windows We will retain, repair and reconstruct all of the historic windows. Some have already been replaced through the years. We will find windows for these instances that will be as close as possible to the existing windows; with all of the same details. We found an amazing craftsman on our last renovation project to restore the historic windows and doors.... he will be called upon again to work on this project. It is our aim to make this home look just like it did when it was first constructed. Chapter 4 Doors We will treat the historic doors in the same manner as the windows. Any original doors will be completely restored and repainted. We have photos that can help us determine if the existing doors are historic or not. If they are not, we will locate doors that are as close as possible to the historic from a source we have of historic doors reclaimed from other Victorians. The same craftsman mentioned above will do this work. 89 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 The original hardware will be used if at all possible, or be replaced with replicas that will be hard to determine as not historic. All detailing of casing, trim, etc will be restored or rebuilt. Chapter 5 Porches and Balconies The existing porch on this building is the original. We will retore and repaint the porch with all the trim and historic detailing. We will also rebuild a small side porch that we can see in old photos. Having the existing detailing to copy will make this aspect of the project match the historic exactly. We will use the old photos to verify if any elements are missing, so we can replace them also. Chapter 6 Architectural Details Most of the trim and Victorian detailing that exists today is in pretty good s hape. This will make it easy to restore with sanding and paint. The details will also be used as templates for the sections of the re-built porch to match the historic perfectly. The historic photos will also guide our restoration work. Chapter 7 Roofs The shingle roof on the historic will be assessed when we start construction. If the waterproofing or sheathing is failing, we will repair and replace shingles. The roof has to function first of all. The new or replacement shingles will match the historic. There will only be snow guards added if needed for safety... and they will be minimal in size and the color will blend to make them virtually disappear. We can see from photos that a small dormer facing south was removed at some point. We are planning on replacing this dormer. It appears to match the existing dormer on the front facade; so we will use that as our model to rebuild the lost one. There will be no changes made to any of the historic roofs beyond repairs. Chapter 8 Secondary Structures There are no secondary structures on this property. Chapter 9 Excavation, Building Relocation and Foundations We are proposing to move the historic structure on the site during construction, so we can put a full basement under it. As mentioned in the Site Plan section, we are proposing to move the house to the east by 2’-3” and to the north by 4’-0. We are also straightening the house out on the lot when it is set back down on it’s foundation. It is slightly skewed as it sits on the lot currently. This allows us to fit a garage that is barely long enough for a standard sized car behind the home and the linking element. The move to the East, allows us to not disturb the large cottonwoods on the southwest corner. We will take good care of the structure during the preparation and moving of the home. It will be moved by Bill Bailey and his son. The building will be relocated, but not moved off the property for this work. It will be set back onto a foundation that puts the finished floor of the front porch and entry level at the same elevation as it sits today. 90 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 The foundation will now be concrete, but it will be covered with the same small, vertical boards that it has now. The historic boards will be removed and saved to be reinstalled, if possible to a level 6” above grade, where flashing will cover the rest of the concrete. The new lightwells will be only 6” above the grass and will be covered with the same metal flashing as the foundation, so they blend in and “disappear”. Chapter 10 Building Additions The large, existing addition to the rear of this home is slated for removal as it has no historic relevance and is a complete distraction from the historic home. The new addition will be clearly delineated with similar but different forms and complimentary materials. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. The addition to this Victorian home is compatible in form, using a similar slope roof pitch as is found on the main , two story gable of the historic building . The detailing on the addition is very minimal, being modest and deferential to the more ornate details of the Victorian. The modest addition has a footprint that is approximately half the size of the Victorian, making it subordinate in size also. The linking element of glazing between the two portions of the building make a small connection to the historic building, allowing complete visibility of the Victorian home. Being transparent on both sides and the top, the link or hyphen is barely visible, and will show a definite distinction between the two elements of the building; maintaining the historic character of the Historic resource. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the s treet. The historic Victorian is the focus of the property, being visibly dominant from both Francis Street and First Street, with no visual obstructions as the addition is completely behind the entire Victorian home. The link at the rear of the home is the reconstructed single story historic element with a glass “hyphen” to delineate the historic from the new , making this distinction very clear and apparent. The height of the addition is also compatible, being two stories, like the Victorian. The new gable has a similar slope as the dominate, two story gable of the historic building. This project complies with more than 2 of the requirements for allowing the addition to a historic resource to be larger than 100% of the size of the resource, even though the above grade space is smaller than the historic home. 91 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 1. The home is visually dominant on the lot, front and center on the lot from the Francis Street view, and is distinguishable against the addition. The materials of the historic home will be restored to the original wood siding and detailing; the new wood and composite siding will be more modern and more simple in detail...compatible, not competing for attention. 2. The foot print of the addition is much smaller relation to the size of the existing home and is sensitive to its scale and proportions. The foot print of the historic home is 1163 sq. ft.; including the front porch it is 1307 sq. ft. The foot print of the addition is 711 sq. ft; 54% of the size of the footprint of the historic home. The proposed roof is a similar pitch as the main gable of the historic home. 3. The interior of the historic resource is fully utilized; the entry door is remaining the entry to the house; the home will contain the public spaces for this new home. The proposed home uses the same number of usable floors in the Victorian as were used in the historic home (2). 4. We are demolishing a large addition that was added at some point to the rear of the house, rebuilding the historic single story element and exposing the corners of this element with the glass linking element. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that re source, unless completely detached above grade by a distance of at least 10 feet. This Victorian home is two stories, so this guideline doesn’t really apply; but we included this to show how we are complying with all the guidelines. The proposed addition to this home meets three of the criteria set forth to allow a two story addition to the historic home. 1. The connector element is a glass corridor. 2. The footprint of the addition is almost half the size of the footprint of the Victorian, and is sensitive in scale to the historic resource. 3. The proposal involves the demolition of a non -historic addition and reconstruction of a single story element as seen in historic photos. 4. The Victorian interior is fully utilized with the new plan; both stories . 5. Perhaps most obvious, the historic resource is two stories. 10.6 Design a new addition to be a product of its own time. The proposed addition will be distinguishable from the historic by a change in materials and modern detailing. We are using horizontal siding on the majority of the addition, that will be similar in height as the historic. To add some interest and give it a bit of a modern twist, there will be areas of the siding that will be turned to a vertical ap plication; subtle and compatible. As far as the three main aspects of design to be considered; FORM, MATERIALS and FENESTRATION , we are relating very strongly in the FORM and MATERIALS aspects. The dominate roof shape is a gable with a similar slope to the dominate gable on the historic resource and we are using wood siding everywhere but on the rear elevation on the ground level for a little relief 92 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 from a solid wood building. This material will add interest and is a product of our current time. It will also not be seen from the front of the historic building and only a very small bit from the west elevation. The FENESTRATION is where we are moving away from the historic a bit more. Most of the glazing has the tall, narrow proportions in response to t he historic; but we have also added a few horizontal windows of similar proportion and we have used much more glazing on the south end of the home. These elements will both demonstrate that this addition is a product of this time. 10.7 Preserve historic alignments on the street None of the historic roof lines will be obscured or altered with our proposed addition. 10.8 Design an addition to be compatible in size and scale with the main building. The proposed addition is compatible in size by be ing less wide than the main gable of the Victorian structure. Both of these gable roofs run east/west so will be seen simultaneously. The modern addition is less wide, but a bit taller. The proportions are complimentary to each other . The nature of the addition having a footprint of less than 50% of the Victorian , the scale is smaller and subordinate to the historic resource. 10.9 If the addition is taller than a historic building, set it back from the significant facades and use a “conne ctor” to link it to the historic building Our proposed addition is about 4 feet taller than the main gable of the Victorian home. As mentioned above, the scale of it is smaller. It is also set back from the two story gable of the Victorian by the length of the re-built single story, historic element and a 3’ wide glass “hyphen”. The single story connector link and glass hyphen is 14’-7”. This puts the addition behind the main gable of the resource by that distance. The glass hyphen is set under the ea ve of the restored single story element and set in to make the corners of the historic home visible. The connection to new construction is very clear and simple. There are no doors in the single story element. 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 The proposed addition is set completely to the rear of the historic structure and is set far enough away from the main gable and front of the historic building so as to have minimal visual impact on the historic character of the home. The entire front and length of the historic home, including the section we are rebuilding from photos will be visible and prominent on the lot. 93 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 10.11 Roof forms shall be compatible with the historic building Our addition has a simple gable roof with one dormer to the south which is compatible with the historic which has a dominant two sto ry gable with a shorter gable to the north at the entry and two small dormers in the main gable. The roof deck that is proposed on the southeast corner of the addition will be screened from view from the perspective of the historic resource by the gable to the west. The gable roof form will create the “railing” on the north side so it blends in. 10.12 Design an addition that does not destroy or obscure historically important architectural features Our proposed addition will not destroy or obscure any of the historic building. In fact, we are re -creating the single story element of the historic home and using a completely transparent glass ‘hyphen’ to connect the new and old. In summary, we believe we have met all of the requ irements of the Historic Preservation Guidelines, RDS and building and zoning codes for the City of Aspen; and are taking very significant restoration steps to bring this beautiful home back to its original beauty. Considering all of the above, we also believe we qualify for the 250 sq ft floor area bonus. We look forward to working with the HPC on the restoration of this project. Thank you for your consideration and approval of this project. Respectfully yours, Kim Raymond Kim Raymond AIA Kim Raymond Architecture + Interiors 94 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.1 5/13/21 GENERAL INFORMATION DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 CONTRACTOR - - STRUCTURAL ENGINEER - - CIVIL ENGINEER - - MECHANICAL ENGINEER A.0.01 GENERAL INFORMATION A.1.01 EXISTING: SITE PLAN A.1.02 PROPOSED: SITE PLAN A.1.03 PROPOSED: LANDSCAPE PLAN A.1.04 PROPOSED: SCHEMATIC DRAINAGE PLAN A.1.05 EXISTING: FAR CALCULATIONS A.1.06 PROPOSED: FAR CALCULATIONS A.1.07 PROPOSED: FAR CALCULATIONS A.2.01 EXISTING: LOWER LEVEL PLAN A.2.02 EXISTING: MAIN LEVEL PLAN A.2.03 EXISTING: UPPER LEVEL PLAN A.2.04 EXISTING: ROOF PLAN A.2.05 PROPOSED: LOWER LEVEL PLAN A.2.06 PROPOSED: MAIN LEVEL PLAN A.2.07 PROPOSED: UPPER LEVEL PLAN A.2.08 PROPOSED: ROOFTOP DECK A.2.09 PROPOSED: ROOF PLAN A.3.01 EXISTING ELEVATIONS: NORTH & EAST A.3.02 EXISTING ELEVATIONS: SOUTH & WEST A.3.03 PROPOSED ELEVATIONS: NORTH & EAST A.3.04 PROPOSED ELEVATIONS: SOUTH & WEST A.4.01 EXISTING BUILDING SECTIONS A.4.02 EXISTING BUILDING SECTIONS A.4.03 EXISTING BUILDING SECTIONS A.4.04 PROPOSED BUILDING SECTIONS A.4.05 PROPOSED BUILDING SECTIONS A.4.06 PROPOSED BULDING SECTIONS A.4.07 PROPOSED BUILDING SECTIONS - - 13 4 2 1 A7.1 LOCATION KIM RAYMOND ARCHITECTS, INC. 802 EAST COOPER AVE #4 ASPEN, CO 81611 970-925-2252 ARCHITECT DIPAOLA RESIDENCE ABBREVIATIONS MATERIAL LEGEND VICINITY MAP PROJECT TEAMAPPLICABLE CODES PROJECT DATA SHEET INDEX (CONTINUED) SHEET INDEXSYMBOL LEGEND Subdivision: CITY AND TOWNSITE OF ASPEN Block: 120 Lot: F & G PARCEL ID NUMBER: ZONING: LOT SIZE: BLDG USE: OCC. GROUP: CONST. TYPE: CLIMATE ZONE: FIRE SPRINKLERS: LAND USE CATEGORY: TOWNSHIP: RANGE: SECTION: - - - - - - - - - - - - - - - - - - - - - - - - PLT. S.T.D.SLOPE TO DRAIN A A.B. A.F.F. A.F.G. A/C ABC ABS ABV. ACB ACOU. ACT ADD. AG AHU AL. or ALUM. ALT. ANL ASPH. AVG AWG B.M. B.N. B.O. B.O.F. B.U. B/C BD. BLDG BLK. BLKG. BM. BR BRG. BRZ C.A.P. C.D. C.I.P. C.J. C.O. C.T. CAB CAM. CCTV CEM. CER CFM CH CKT. BKR. CL or C.L. CLG. CLKG. CLO. CLR. CMU CNTRD. COL. COMB. CONC. CONST. CONT. CONTR. CU d D.F. D.G. D.S. D/W DBL. DEMO DIA. or Ø DIAG. DIM. DL DN. DR E.A. E.F. E.J. E.N. E.W. EA. EL ELECT. ELEV. EMC EMT ENT EQ. EQUIP. EST. EVAP. EWC EXC EXH. EXIST. or E EXT. F.A. F.C. F.C.O. F.D. F.E. F.N. F.O. F.S. F/G FAB. FACP FDC FDN. FHC FIN. FL FLG. FLUOR. FP FTG. FURN. G.I. GA. GALV. GAR. GFCI GFI GL GLB GM GM GRC GYP. GYP. BD. H.B. H.C. H.M. H/C HDBD. HDW HGT. HOR. HTR HVAC HW HYD. I.C. I.D. I.F. ID IG IMC IMPG INCL. INSUL. INT. J-BOX JCT JT. K-D KD KO L.E.D. L.FT. LAM LAT. LAV LD. LIN. LINO. LT. LTG. LVL M.B. M.H. M.I. M.O. MAR. MAS. MAT'L MAX. MECH. MED. MFG. MFR. MIN. MISC. MOD MTL. MUL N.I.C. N.T.S. NCM NFC NLR. NO. NOM. O.C. O.D. O.H. O.I. O.R. OAI OH OPNG. OPPO. P.C. P.L. P.LAM. P.O.C. PERP. or PH or Ø PL. PLAS. PLUMB. PLYWD. PORC. PERF. PREFAB. PSF PSI PTN. PVC PWR. Q.T. QTY. R R.D.L. R.D.O. R.O. R.O.W. or R/W REF REF. REINF. REQ'D. RET. REV. RM RMV. S.C. S.D. S.O.V. S/L S/S SC SCHED. SECT. SES SH SHT'G. SIM. SPA. SPECS SPKR. SQ. FT. SQ. IN. STC STD. STL. SUSP. SW SYM SYS. T & G T.B. T.M.B. T.O. T.O.B. T.O.C. T.O.F. T.O.J. T.O.M. T.O.S. T.O.W. T.S. T.V. TEL. TH. THD. THK. THRU TLT. TRANS. TYP. UNF. UR V.B. V.I.F. VA VERT. WC WDW WCT WP WT. W/ W/O WD. W.I. YD. AMPERES ANCHOR BOLT ABOVE FINISHED FLOOR ABOVE FINISHED GRADE AIR CONDITIONING AGGREGATE BASE COURSE ACRYLONITRILE-BUTADIENE-STYRENE ABOVE ASBESTOS-CEMENT BOARD ACOUSTIC ACOUSTICAL CEILING TILE ADDITION or ADDENDUM ABOVE GRADE AIR HANDLER UNIT ALUMINUM ALTERNATE ANNEALED ASPHALT AVERAGE AMERICAN WIRE GAUGE ANGLE BENCH MARK BOUNDARY NAILING BOTTOM OF BOTTOM OF FOOTING BUILT UP BACK OF CURB BOARD BUILDING BLOCK BLOCKING BEAM BRASS BEARING BRONZE CONCRETE ASBESTOS PIPE CONSTRUCTION DOCUMENTS CAST IN PLACE CONTROL JOINT CLEAN OUT CERAMIC TILE CABINET CAMBER CLOSED CIRCUIT TELEVISION CEMENT CERAMIC CUBIC FEET PER MINUTE CHANNEL CIRCUIT BREAKER CENTERLINE CEILING CAULKING CLOSET CLEAR CONCRETE MASONRY UNIT CENTERED COLUMN COMBINATION CONCRETE CONSTRUCTION CONTINUOUS CONTRACTOR COPPER PENNY DRINKING FOUNTAIN DECOMPOSED GRANITE DOWN SPOUT DISHWASHER DOUBLE DEMOLITION DIAMETER DIAGONAL DIMENSION DEAD LOAD DOWN DOOR EXPANSION ANCHOR EXHAUST FAN EXPANSION JOINT END NAILING EACH WAY EACH ELEVATION "ELECTRIC, ELECTRICAL" ELEVATOR ELECTRICAL METALLIC CONDUIT ELECTRICAL METALLIC TUBING ELECTRICAL NON-METALLIC TUBING EQUAL EQUIPMENT ESTIMATE EVAPORATIVE COOLER ELECTRIC DRINKING COOLER EXCAVATE EXHAUST EXISTING EXTERIOR FIRE ALARM FAN COIL FLOOR CLEAN OUT FLOOR DRAIN FIRE EXTINGUISHER FIELD NAILING FACE OF FLOOR SINK FIBERGLASS FABRICATE FIRE ALARM CONTROL PANEL FIRE DEPARTMENT CONNECTION FOUNDATION FIRE HOSE CABINET FINISH FLOOR FLOORING FLUORESCENT FIRE PROOF FOOTING FURNISH GALVANIZED IRON GAUGE GALVANIZED GARAGE GROUND FAULT CIRCUIT INTERRUPTER GROUND FAULT INTERRUPTER GLASS GLUE LAMINATED BEAM GRADE MARK GATE VALVE GALVANIZED RIGID TUBING GYPSUM GYPSUM BOARD HOSE BIBB HOLLOW CORE HOLLOW METAL HANDICAPPED HARDBOARD HARDWARE HEIGHT HORIZONTAL HEATER HEATING, VENTILATING & AIR CONDITIONING HOT WATER HYDRAULIC INTERCOM OUTLET INSIDE DIAMETER INSIDE FACE IDENTIFICATION ISOLATED GROUND INTERMEDIATE METALLIC CONDUIT IMPREGNATED INCLUDE, INCLUSIVE INSULATION INTERIOR JUNCTION BOX JUNCTION JOINT KNOCK DOWN KILN DRIED KNOCK OUT LIGHT EMITTING DIODE LINEAR FEET LAMINATE LATERAL LAVATORY LEAD LINEAR LINOLEUM LIGHT LIGHTING LAMINATED VENEER LUMBER MACHINE BOLT MANHOLE MALLEABLE IRON MASONRY OPENING MARBLE MASONRY MATERIAL MAXIMUM MECHANICAL MEDIUM MANUFACTURING MANUFACTURER MINIMUM MISCELLANEOUS MODULAR METAL MULLION NOT IN CONTRACT NOT TO SCALE NON-CORROSIVE METAL NOT FOR CONSTRUCTION NAILER NUMBER NOMINAL ON CENTER OUTSIDE DIAMETER OVER HANG ORNAMENTAL IRON OUTSIDE RADIUS OUTSIDE AIR INTAKE OVER HEAD OPENING OPPOSITE PRECAST CONCRETE PROPERTY LINE PLASTIC LAMINATE POINT OF CONNECTION PERPENDICULAR PHASE PLASTER PLATE PLASTIC PLUMBING PLYWOOD PORCELAIN PERFORATED PREFABRICATED POUNDS PER SQUARE FOOT POUNDS PER SQUARE INCH PARTITION POLYVINYLCLORIDE POWER QUARRY TILE QUANTITY RADIUS ROOF DRAIN LEADER ROOF DRAIN OVERFLOW ROUGH OPENING RIGHT OF WAY REFRIGERATOR REFERENCE REINFORCED REQUIRED RETURN REVISION ROOM REMOVE SOLID CORE SMOKE DETECTOR SHUT OFF VALVE SKYLIGHT STAINLESS STEEL SELF CLOSING SCHEDULE SECTION SERVICE ENTRANCE SECTION SHEET SHEATHING SIMILAR SPACE SPECIFICATIONS SPEAKER SQUARE FEET SQUARE INCHES SOUND TRANSMISSION CLASS STANDARD STEEL SUSPENDED SWITCH SYMMETRICAL SYSTEM TONGUE AND GROOVE THROUGH BOLT TELEPHONE MOUNTING BOARD TOP OF TOP OF BEAM TOP OF CURB TOP OF FOOTING TOP OF JOIST TOP OF MASONRY TOP OF SLAB TOP OF WALL TUBE STEEL TELEVISION OUTLET TELEPHONE THRESHOLD THREADED THICK THROUGH TOILET TRANSFORMER TYPICAL UNFINISHED URINAL VAPOR BARRIER VERIFY IN FIELD VOLT AMPERE VERTICAL WATER CLOSET WINDOW WAINSCOT WEATHER PROOF WEIGHT WITH WITHOUT WOOD WROUGHT IRON YARD VCT VINYL COMPOSITION TILE JOISTJST. ALL CODES REFERENCED ARE TO BE USED AS AMENDED BY THE STATE OF COLORADO AND LOCAL JURISDICTION. NOTE: CODES BELOW ARE APPLICABLE ONLY IN AREAS. BECAUSE THE SCOPE OF WORK IS LESS THAN 40%, THE PROJECT IS NOT SUBJECT TO UPDATE TO CURRENT CODE -2015 INTERNATIONAL RESIDENTIAL CODE -2015 INTERNATION MECHANICAL CODE -2015 INTERNATIONAL PLUMBING CODE -2015 INTERNATIONAL FUEL & GAS CODE -2015 IECC (INTERNATIONAL ENERGY CONSERVATION CODE) - PITKIN COUNTY EFFICIENT BUILDING CODE -2014 NATIONAL ELECTRICAL CODE FINISH WOOD WOOD STUD BLOCKING STEEL STEEL STUD FRAMED WALL BATT INSULATION PLYWOOD CONCRETE STONE CMU SAND GRAVEL GWB COMPACTED SOIL SPRAY-FOAM INSULATION RIGID INSULATION GRID LINE BREAK LINE MATCH LINE REVISION A-701 ELEVATION MARKER SECTION MARKER DETAIL CUT DETAIL 1 A-501 ELEVATION D01 W01 ROOM NAME 101 INTERIOR ELEVATION MARKER ELEVATION NUMBER SHEET NUMBER SECTION NUMBER SHEET NUMBER DETAIL NUMBER SHEET NUMBER SHEET NUMBER ELEVATION NUMBER SPOT ELEVATION DOOR MARK WINDOW MARK ROOM NAME AND NUMBER 1 A-301 1 A-201 11 MAXIMUM FLOOR AREA: - - SQ FT ALLOWABLE DECK (15% OF MAX FLOOR AREA): - - SQ FT FRONT SETBACK: 10'-0" SIDE SETBACKS: 5'-0" REAR SETBACK: 10'-0" MAXIMUM HEIGHT (PRINCIPAL STRUCTURE) (FT.): 25'-0" 135 W. FRANCIS STREET ASPEN, COLORADO 81611 95 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.01 5/13/21 EXISTING: SITE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDAAE1E1PROPERTY LINE5' SETBACK LINE10' SETBACK LINEGRAVEL PARKINGEDGE OF PAVEMENTNORTH 1ST STREET 75.45 ROW EDGE OF PAVEMENT N SCALE: 1/4" = 1'-0" 96 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.02 5/13/21 PROPOSED: SITE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDFFGGHH06IIAA2A 3.12A 3.12A 3.16A 3.11A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.413'-10 3/4"13'-0 5/8" 4'-0 7/8"8'-11 3/4"5'-2 3/4"4'-11 1/2"17'-9"3'-1 7/8"11'-7 1/2"25'-10 3/8"10'-0 1/2"5'-11 5/8"5'-3"10'-2"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"11'-2 3/4"5'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT PROPERTY LINE5' SETBACK LINE10' SETBACK LINEGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENT788678877888788778867887788878873.5NN SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" 97 Scale: AS NOTED ISSUE - -PROJECT TITLEPROJECT ADDRESS1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.03 1/21/21 PROPOSED FAR CALCULATIONS DATE - - www.kimraymondarchitects.com 970-925-2252W/DW/D2,810 sq ft 9'-9 7/8" 1,163 sq ft 302 sq ft 408 sq ft 122 sq ft 22 sq ft 546 sq ft 450 sq ft 169 sq ft SCALE: 3/16" = 1'-0"1 PROPOSED LOWER LEVEL FAR SCALE: 3/16" = 1'-0"2 PROPOSED MAIN LEVEL FAR SCALE: 3/16" = 1'-0"3 PROPOSED UPPER LEVEL FAR 98 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.03 5/13/21 PROPOSED: LANDSCAPE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21FEDGE OF PAVEMENTEDGE OF PAVEMENTALLEYEXISTINGHISTORICBUILDINGPROPOSEDHISTORIC LINKPROPOSEDLINKPROPOSEDADDITIONPROPOSEDATTACHEDGARAGEWOODDECKINGWOODDECKINGPATIOANNUAL FLOWER GARDEN GRAVEL OR MULCH SOD PROPOSED BUILDING WOOD DECK CONCRETE WALKWAY PERMEABLE PAVER CERAMIC TILE GLASS FLOOR LANDSCAPE PLAN KEY EXISTING TREE - TO REMAIN SHRUB * NOTE: ALL STORMWATER MITIGATION WILL BE SUB GRADE, AND NOT VISIBLE.N SCALE: 1/4" = 1'-0" 99 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.04 5/13/21 PROPOSED: SCHEMATIC DRAINAGE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21FSTORM PIPE WITH INTERMITTENTINLETS TO COLLECT DRAINAGEFROM THE SIDE YARD. DOWNSPOUTSALONG THE SIDE OF THE HOMEWILL BE ROUTED TO THIS PIPE.EDGE OF PAVEMENTEDGE OF PAVEMENTALLEYBELOW-GRADE STORMWATERAND INFILTRATION SYSTEM(STORMTECH OR SIMILAR).SIZE IS APPROXIMATE AND WILLULTIMATELY BE BASED UPON THEREQUIRED QUALITY CAPTUREVOLUME FOR THE SITE.STORM PIPE WITH INTERMITTENTINLETS TO COLLECT DRAINAGEFROM THE SIDE YARD. DOWNSPOUTSALONG THE SIDE OF THE HOMEWILL BE ROUTED TO THIS PIPE.TRENCH DRAIN TOINTERCPET RUNOFFFROM DRIVEWAY.EXISTINGHISTORICBUILDINGPROPOSEDHISTORIC LINKPROPOSEDLINKPROPOSEDADDITIONPROPOSEDATTACHEDGARAGEWOODDECKINGWOODDECKINGPATIOSTORMWATER STORAGE SCHEMATIC DRAINAGE PLAN KEY PERFORATED STORM PIPE TRENCH DRAIN N SCALE: 1/4" = 1'-0" 100 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.05 5/13/21 EXISTING FAR CALCULATIONS DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 643 sq ft 2A 3.12A 3.12 A 3.1 2 A 3.1 RG FRGF WDR2A 3.12A 3.12 A 3.1 2 A 3.1 GAS METER PROPERTY LINE5' SETBACK LINE 10' SETBACK LINE 1,612 sq ft 122 sq ft 2A 3.12A 3.12 A 3.1 2 A 3.1 MASTER BEDROOM BEDROOM HALL BATH OPEN TO BELOW LOFT 5' SETBACK LINE 10' SETBACK LINE 445 sq ft SCALE: 3/16" = 1'-0"1 EXISTING LOWER LEVEL FAR SCALE: 3/16" = 1'-0"2 EXISTING MAIN LEVEL FAR SCALE: 3/16" = 1'-0"3 EXISTING UPPER LEVEL FAR 101 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.06 5/13/21 PROPOSED FAR CALCULATIO NS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 66 5 4 3.5 3 2 1 0 318 sq ft 32 sq ft1. 5. I H G F E D C B A 872 sq ft 2.23 sq ft23 sq ft 0 1 2 3 3.5 4 5 66 350 sq ft 3. A B C D E F G H I 494 sq ft328 sq ft 4.6.22 sq ft 22 sq ft W/DW/D2A 3.12A 3.12 A 3.1 1 2 3 6 5 4 2 A 3.1 2,809 sq ft SCALE: 1/8" = 1'-0"1 FAR ELEVATION - NORTH SCALE: 1/8" = 1'-0"2 FAR ELEVATION - EAST SCALE: 1/8" = 1'-0"3 FAR ELEVATION - SOUTH SCALE: 1/8" = 1'-0"4 FAR ELEVATION - WEST SCALE: 3/16" = 1'-0"1 PROPOSED LOWER LEVEL FAR 102 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.1.07 5/13/21 PROPOSED FAR CALCULATIONS DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21F2A 3.12A 3.12 A 3.1 2 A 3.1 1,590 sq ft 300 sq ft 121 sq ft 22 sq ft W/D 2A 3.12A 3.12 A 3.1 2 A 3.1 DN UP (INTO BEDROOM) 546 sq ft 445 sq ft 169 sq ft 2A 3.12A 3.12 A 3.1 2 A 3.1 DN (OUT TO DECK) 5' SETBACK LINE 10' SETBACK LINE 195 sq ft69 sq ft SCALE: 3/16" = 1'-0"2 PROPOSED MAIN LEVEL FAR SCALE: 3/16" = 1'-0"3 PROPOSED UPPER LEVEL FAR SCALE: 3/16" = 1'-0"3 PROPOSED ROOFTOP DECK FAR 103 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.01 5/13/21 EXISTING LOWER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDAAE1E1UNFINISHEDBASEMENTN SCALE: 1/4" = 1'-0" 104 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.02 5/13/21 EXISTING MAIN LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21RGFRGFWDRF123456 BBCCEEDDAAE1E1ENTRYENTRYPORCHPROPERTY LINE5' SETBACK LINE10' SETBACK LINEDININGROOMLIVINGROOMBEDROOMKITCHENLAUNDRYBATHROOMKITCHENLIVING/DININGBEDROOMBATHROOMWOOD DECKGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENTWOODENTRYN SCALE: 1/4" = 1'-0" 105 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.03 5/13/21 EXISTING UPPER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDAAE1E1MASTERBEDROOM BEDROOM HALLBATHOPENTO BELOWLOFTN SCALE: 1/4" = 1'-0" 106 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.04 5/13/21 EXISTING ROOF PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDAAE1E1PROPERTY LINE5' SETBACK LINE10' SETBACK LINEN SCALE: 1/4" = 1'-0" 107 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.05 5/13/21 PROPOSED LOWER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21W/DW/D123456BBCCEEDDFFGGHH06IIAA4 3/4"8'-6 1/2"6 3/4"10'-10 1/2"4 3/4"8'-11 1/2"4 3/4"12'-4"4 3/4"11'-10"4 3/4"5'-4 1/8"6 3/4"8'-10 5/8"1'-0 1/8"1'-0 1/8"23'-3 7/8"4 3/4"8'-9 5/8"1'-0 1/8"1'-0 1/8"15'-6 5/8"6 3/4"10'-1 1/4"1'-0 1/8"14'-10 3/8"4 3/4"13'-8 5/8"1'-0 1/8"11 1/2"14'-11 5/8"3 1/2"13'-9 7/8"11 1/2"11 1/2"10'-3"3 1/2"2'-3 1/4"5 1/2"10'-1 5/8"3 1/2"5'-4 7/8"3 1/2"9'-4 1/8"5 1/2"4'-6 1/2"5 1/2"6'-6 3/4"5 1/2"7'-1 5/8"3 1/2"24'-0 1/2"11 1/2"11 1/2"14'-4 7/8"3 1/2"4'-11 7/8"5 1/2"12'-5 5/8"11 1/2"34'-6 1/2"84'-7 1/4"3 1/2"8'-10 3/4"5'-2 1/4"5 1/2"9'-3 3/4"3 1/2"4'-7 1/2"5'-5 5/8"5 1/2"3'-3 1/8"14'-2 7/8"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"6'-0"5'-2 3/4"2A 3.12A 3.12A 3.16A 3.1GUEST MASTER BATHGUEST MASTERBEDROOMGUESTMASTERCLOSETGYMLAUNDRYKID'S PLAY ROOMMECHANICALWETBARUPTHEATREBATH 2CLOSETBATH 3BATH 4BEDROOM 2BEDROOM 3BEDROOM 4(BUNK ROOMTHIS COULD BE A BUNK ROOM TOOELECTRICALCLOSET / THEATEREQUIPMENTTVCLOSETCLOSETLINENPOWDEROWNER'SCLOSETSTORAGECLOSET1A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.43.5NSCALE: 1/4" = 1'-0" 108 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.06 5/13/21 PROPOSED MAIN LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21F 123456BBCCEEDDFFGGHH06IIAA2A 3.12A 3.12A 3.16A 3.15 1/2"5 1/2"5 1/2"11'-2"5 1/2"20'-4 7/8"3 1/2"4'-3"5 1/2"9'-7"5 1/2"5'-6 1/8"5 1/2"5 1/2"13'-0"5 1/2"3'-4"3'-6 1/2"5 1/2"11'-4"5 1/2"5'-3 1/2"5 1/2"5'-6 1/2"5 1/2"5 1/2"2'-6 1/2"13'-4 5/8"9'-6 1/8"2'-0 5/8"16'-0 1/8"5 1/2"5 1/2"2'-0"3'-2"3'-0"3'-6 7/8"2'-6"4'-0"9'-11 3/8"2'-0"2'-0 3/4"18'-0 1/8"5 1/2"3'-6 1/2"27'-0 3/8"7 3/8"3'-4 3/4"6 1/8"5'-2 7/8"7'-11 1/8"6'-1"3'-4 1/4"3 1/2"9'-8 7/8"9'-10 3/4"2'-1 3/4"3 1/2"11'-8 3/8"3'-0"3'-0"4'-0"3'-0"5 1/2"10'-9 1/4"5 1/2"5'-7 1/4"5 1/2"3'-1 7/8"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"6'-0"5'-2 3/4"5'-2 3/4"4'-11 1/2"17'-9"3'-1 7/8"11'-7 1/2"25'-10 3/8"10'-0 1/2"5'-11 5/8"5'-3"10'-2"T.O.PLY100'-0"T.O.PLY 99'-4 1/2"2 1/4"-5 1/4"T.O.FF: 7887.51' (100'-2 1/4"T.O.PLY:7887.32' (100'-0")1A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.4GAS METERPANTRYCONNECTINGGLASS LINKUPDNENTRYENTRYPORCHKITCHENOVENSWARMINGDWR & MWSINKRANGESINKHISTORICPORCH TO BEREBUILTPROPERTY LINE5' SETBACK LINE10' SETBACK LINEPATIOCLOSETSTEP"SCREEN"LIVINGROOMDININGROOMFIREPLACEBEDROOM 1BATH 1GARAGECLOSETDRESSERUPPANTRYBENCHMUD ROOMPOWDERROOMCLOSETSAND CUBBIESWINE CABINETTVSTEPELECT. METERTELEPHONECATV3.5NSCALE: 1/4" = 1'-0" 109 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.07 5/13/21 PROPOSED UPPER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGGHH06IIAAW/D2A 3.12A 3.12A 3.16A 3.11A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.45'-0 3/4"7 3/4"7 1/2"26'-11 3/4"7 1/2"5 1/2"21'-7 3/4"5'-10 3/4"5 1/2"3'-3 3/4"5 1/2"13'-4 3/4"5 1/2"2'-1 1/4"5 1/2"3'-3 1/2"5 1/2"12'-10 3/4"5 1/2"10'-0"5 1/2"9'-11 1/2"5'-1 1/2"4'-9"5 1/2"3'-2 3/4"6 1/4"10'-1 1/2"5 1/2"6'-9"5 1/2"1 1/2"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"6'-0"5'-2 3/4"5'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"5'-2 3/4"4'-11 1/2"17'-9"3'-1 3/4"11'-7 1/2"25'-10 1/4"10'-0 1/2"5'-11 3/4"5'-3"10'-2"5'-0 3/4"5 1/2"16'-10"5 1/2"5 1/2"7'-11"3 1/2"3'-0 3/4"3 1/2"5'-3 1/4"5 1/2"5 1/2"16'-0 3/4"3 1/2"7'-5 1/4"3 1/2"9'-6 1/2"5 1/2"5 1/2"12'-6"5 1/2"6'-9 1/4"5 1/2"13'-5 1/4"5 1/2"5 1/2"3'-7 1/4"3 1/2"4'-1 1/2"3 1/2"5'-1 1/2"GUEST MASTER BEDROOMGUEST MASTER BATHFIREPLACE AND TV IN CABINETRYCLOSETWCDNSTEAMSHOWERDECKCONNECTINGGLASS LINK BELOW5' SETBACK LINE10' SETBACK LINEWCCLOSETMASTERBEDROOMKIDSBUNKROOMMASTERBATHSTEAMSHOWERDNUP(INTO BEDROOM)CLOSET3.5NSCALE: 1/4" = 1'-0" 110 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.08 5/13/21 PROPOSED: ROOFTOP DECK DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGGHH06IIAA2A 3.12A 3.12A 3.16A 3.11A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.45 1/2"6'-9 1/4"5 1/2"14'-0"5 1/2"8'-0 1/4"3 1/2" 8'-11 3/4"4'-0 7/8" 13'-0 5/8"5'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"5'-2 3/4"4'-11 1/2"17'-9"9 1/4"11 1/4"3'-6"1'-0"1'-0"11'-9 1/2"3'-4"DN(OUT TO DECK)5' SETBACK LINE10' SETBACK LINE3.5NSCALE: 1/4" = 1'-0" 111 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.2.09 5/13/21 PROPOSED ROOF PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGGHH06IIAA2A 3.12A 3.12A 3.16A 3.11A 5.31A 5.32A 5.32A 5.33A 5.33A 5.34A 5.34A 5.35A 5.35A 5.36A 5.36A 5.37A 5.37A 5.38A 5.38A 5.32A 3.47A 3.413'-10 3/4"13'-0 5/8" 4'-0 7/8"8'-11 3/4"5'-2 3/4"4'-11 1/2"17'-9"3'-1 7/8"11'-7 1/2"25'-10 3/8"10'-0 1/2"5'-11 5/8"5'-3"10'-2"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"11'-2 3/4"5'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT PROPERTY LINE5' SETBACK LINE10' SETBACK LINE3.5NSCALE: 1/4" = 1'-0" 112 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.3.01 5/13/21 EXISTING ELEVATIONS: NORTH & EAST DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 6 5 4 3 2 1 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 109' - 4 1/2" E D C B E1 A T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 109' - 4 1/2" SCALE: 1/4" = 1'-0"1 EXISTING: ELEVATION NORTH SCALE: 1/4" = 1'-0"2 EXISTING: ELEVATION EAST 113 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.3.02 5/13/21 EXISTING ELEVATIONS: SOUTH & WEST DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 A B C D E E1 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" 1 2 3 4 5 6 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" SCALE: 1/4" = 1'-0"4 EXISTING: ELEVATION WEST SCALE: 1/4" = 1'-0"3 EXISTING: ELEVATION SOUTH 114 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.3.03 5/13/21 PROPOSED ELEVATIONS: NORTH & EAST DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 6 5 4 3 2 163.5 0 25'-0"9'-4 1/2"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 109' - 4 1/2" E D C BIHGF A 3'-0"4'-9 7/8"GAS METER LOWER 1/3 LOWER 1/3 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY ROOF TOP LEVEL 119' - 8" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY ROOF TOP LEVEL 119' - 8"ELECT. METERTELEPHONECATV9" : 12"SLOPE 9" : 1 2 " SL O P E 6 3.5 0 25'-0"9'-4 1/2"10'-3 1/2"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" SCALE: 1/4" = 1'-0"1 PROPOSED: ELEVATION NORTH SCALE: 1/4" = 1'-0"2 PROPOSED: ELEVATION EAST SCALE: 1/4" = 1'-0"1 PROPOSED: ELEVATION NORTH 2 115 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.3.03 5/13/21 PROPOSED ELEVATIONS: SOUTH & WEST DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 A B C D E F G H I 4'-1 7/8"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" 0 1 2 3 3.5 4 5 66 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" SCALE: 1/4" = 1'-0"4 PROPOSED: ELEVATION WEST SCALE: 1/4" = 1'-0"3 PROPOSED: ELEVATION SOUTH 116 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUAL 1" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.3.04 5/13/21 PROPOSED ELEVATIONS: SOUTH & WEST DATE www.kimraymondarchitects.com 970-925-2252DI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 8161101/21/21 02/12/21 A B C D E F G H I 4'-9 7/8"LOWER 1/3 LOWER 1/3 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2"9" : 12"SLOPE 9" : 1 2 " SL O P E 0 1 2 3 3.5 4 5 66 LOWER 1/3 LOWER 1/3 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" 9" : 1 2 " SL O P E9" : 12"SLOPE 0 1 2 3 3.5 4 5 66 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" MUD ROOM SCALE: 1/4" = 1'-0"4 PROPOSED: ELEVATION WEST SCALE: 1/4" = 1'-0"3 PROPOSED: ELEVATION SOUTH SCALE: 1/4" = 1'-0"3 PROPOSED: ELEVATION SOUTH 2 117 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.01 5/13/21 EXISTING BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 1 2 3 4 5 6 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" 1 2 3 4 5 6 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" SCALE: 1/4" = 1'-0"1 EXISTING: SECTION 1 SCALE: 1/4" = 1'-0"2 EXISTING: SECTION 2 118 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.02 5/13/21 EXISTING BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 1 2 3 4 5 6 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.SLAB LOWER LEVEL 88' - 0" T.O.SLAB LOWER LEVEL 88' - 0" SCALE: 1/4" = 1'-0"3 EXISTING: SECTION 3 119 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.03 5/13/21 EXISTING BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 E1 E D C B A T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" A B C D E E1 T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" SCALE: 1/4" = 1'-0"5 EXISTING: SECTION 5 SCALE: 1/4" = 1'-0"6 EXISTING: SECTION 6 120 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.04 5/13/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 1 2 3 4 5 6 10'-8 5/8"5'-2 1/8"11'-2 3/4"5'-9"9'-5"15'-0"25'-0"KITCHEN ENTRY T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY SLAB LOWER LEVEL 88' - 0" GUEST MASTER CLOSET THEATRE 0 1 2 3 3.5 4 5 66 15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY SLAB LOWER LEVEL 88' - 0" LAUNDRYKID'S PLAY ROOMOWNER'S CLOSET LIVING ROOM SCALE: 1/4" = 1'-0"1 BUILDING SECTION 1 SCALE: 1/4" = 1'-0"2 BUILDING SECTION 2 121 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.05 5/13/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 0 1 2 3 3.5 4 5 66 15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" T.O.SLAB LOWER LEVEL 88' - 0" T.O.SLAB LOWER LEVEL 88' - 0" KID'S PLAY ROOM MECHANICAL MUD ROOM 0 1 2 3 3.5 4 5 66 15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY DECK LEVEL 119' - 8" T.O.PLY DECK LEVEL 119' - 8" T.O.SLAB LOWER LEVEL 88' - 0" T.O.SLAB LOWER LEVEL 88' - 0" BATH 3BEDROOM 3 BEDROOM 4 (BUNK ROOM BEDROOM 1 GARAGE MASTER BEDROOM MASTER BATHROOM ROOFTOP DECK SCALE: 1/4" = 1'-0"3 BUILDING SECTION 3 SCALE: 1/4" = 1'-0"4 BUILDING SECTION 4 122 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.06 5/13/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 I H G F E D C B A 7 1/2"7 1/2"1'-0 3/4"15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY SLAB LOWER LEVEL 88' - 0" MASTER BATHROOM GARAGE MUD ROOM LIVING ROOM GUEST MASTER BATH ENTRY GUEST MASTER BATH GUEST MASTER BEDROOM GUEST MASTER CLOSETKID'S PLAY ROOMMECHANICALBATH 4 BEDROOM 4 (BUNK ROOM A B C D E F G H I 15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.PLY SLAB LOWER LEVEL 88' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.SLAB LOWER LEVEL 85' - 6" MASTER BEDROOM BEDROOM 1BATH 1DINING ROOM THEATER KID'S PLAY ROOM ELECTRICAL CLOSET / THEATER EQUIPMENT STORAGE CLOSET BEDROOM 2 BEDROOM 3 BATH 2 SCALE: 1/4" = 1'-0"5 BUILDING SECTION 5 SCALE: 1/4" = 1'-0"6 BUILDING SECTION 6 123 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT THE SITE . ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.07 5/13/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 A B C D E F G H I 15'-0"25'-0"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.SLAB LOWER LEVEL 88' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" KID'S PLAY ROOM CLOSET BEDROOM 2 BEDROOM 3POWDEROWNER'S CLOSET BEDROOM 1BATH 1 MASTER BEDROOM I H G F E D C B A 10'-8 5/8"9'-1 3/4"15'-0"25'-0"6'-9"9'-0"KITCHENDINING ROOM GUEST MASTER BEDROOM PORCH T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY UPPER LEVEL 119' - 8" T.O. SLAB LOWER LEVEL 88' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.SLAB LOWER LEVEL 88' - 0" T.O.SLAB LOWER LEVEL 85' - 6" THEATERKID'S PLAY ROOMBATH 2BATH 3 BEDROOM 2BEDROOM 3 SCALE: 1/4" = 1'-0"7 BUILDING SECTION 7 SCALE: 1/4" = 1'-0"8 BUILDING SECTION 8 124 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com MAY 14, 2021 135 W. FRANCIS ST. HPC: SUPPLEMENTAL VISUAL REPRESENTATION 125 HISTORIC REFERENCE: SANDBORN MAP: 1898 135 W. FRANCIS STREET, ASPEN CO HISTORIC REFERENCE 135W. FRANCIS 126 HISTORIC REFERENCE: NORTH SIDE VIEW YEAR: 1963 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 127 HISTORIC REFERENCE: WEST SIDE VIEW YEAR: 1965 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 128 HISTORIC REFERENCE: NORTH SIDE VIEW YEAR: 1970 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 129 HISTORIC REFERENCE: NORTHWEST VIEW YEAR: 1980 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 130 EXISTING: YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 131 HISTORIC REFERENCE EXISTING: YEAR 2021 WEST SIDE 135 W. FRANCIS STREET, ASPEN CO 132 HISTORIC REFERENCE EXISTING: YEAR 2021 WEST SIDE PARTIAL VIEW (ADDITION) 135 W. FRANCIS STREET, ASPEN CO 133 HISTORIC REFERENCE EXISTING: YEAR 2021 SOUTH SIDE VIEW (ADDITION) 135 W. FRANCIS STREET, ASPEN CO 134 VIEW 1: AERIAL 135 W. FRANCIS STREET, ASPEN CO 135 VIEW 2: NORTH 135 W. FRANCIS STREET, ASPEN CO 136 VIEW 3: SOUTH 135 W. FRANCIS STREET, ASPEN CO 137 VIEW 4 : WEST CORNER 135 W. FRANCIS STREET, ASPEN CO 138 PROPOSED VIEW 5: LINK CONCEPT PHOTOS VIEW 6: LINK CONCEPT 135 W. FRANCIS STREET, ASPEN CO 139 VIEW 6: EAST ELEVATION PROPOSED GLASS LINK 135 W. FRANCIS STREET, ASPEN CO 140 PROPOSED VIEW 7: WEST VIEW 5: WEST ELEVATION PROPOSED GLASS LINK 135 W. FRANCIS STREET, ASPEN CO 141 VIEW 8: NORTH + SOUTH ELEVATION NORTH 135 W. FRANCIS STREET, ASPEN CO SOUTH 142 CONTEXT VIEW 9: FROM FRANCIS STREET VIEW 9: VIEW FROM FRANCIS ST. 135 W. FRANCIS STREET, ASPEN CO 143 OPTIONS SPECIFICATIONS Copyright © 2021 Hubbardton Forge. All Rights Reserved. 800-826-4766 | https://www.hubbardtonforge.com PRODUCT SPECIFICATIONS Erlenmeyer Dark Sky Friendly Outdoor Sconce Base Item #307716 Configured Item #307716-1002 307716-SKT-10-70 FINISH Coastal Black - 10 ACCENT Coastal Gold - 70 LAMPING Socket FINISH Coastal Black - 10 Coastal Natural Iron - 20 Coastal Gold - 70 Coastal Mahogany - 73 Coastal Bronze - 75 Coastal Dark Smoke - 77 Coastal Burnished Steel - 78 ACCENT Option Not Available Natural Iron - 20 Coastal Gold - 70 Coastal Mahogany - 73 Coastal Bronze - 75 Coastal Dark Smoke - 77 Coastal Burnished Steel - 78 LAMPING Socket Erlenmeyer Dark Sky Friendly Outdoor Sconce Base Item #: 307716 Configured Item #: 307716-1002 307716-SKT-10-70 Aluminum direct wire exterior sconce with finish options. Includes a bulb shield in your choice of accent finish which focuses the light downwards. Designed and built to Dark Sky standards. Handcrafted to order by skilled artisans in Vermont, USA Lifetime Limited Warranty when installed in residential setting Features our robust Coastal Outdoor finish specifically formulated to resist some of the harshest environmental conditions. Dimensions Height 11.30″ Width 5.00″ Projection 5.10″ Product Weight 2.00 lbs Backplate 9.90″ x 5.00″ Vertical Mounting Height 4.90″ Packed Weight 5.00 lbs Shipping (DIM) Weight 28.00 lbs Socket Lamping Socket: G-9 Halogen Bulb: G-9, 60W Max Number of Bulbs: 1 (included) IES Files Available: Y Location Rating Outdoor Wet Safety Rating UL, CUL listed PROPOSED EXTERIOR LIGHTING: WALL SCONCE 135 W. FRANCIS STREET, ASPEN CO 144 © 2021 Microsoft Corporation © 2021 TomTom SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021COVER SHEETC1SINGLE-FAMILY RESIDENCE135 WEST FRANCIS STREET // PARCEL NUMBER 273512421001LOT A AND WEST 12 OF LOT B, BLOCK 56, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO811#145 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021GENERAL NOTES&ABBREVIATIONSC1.1“”··········146 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021EXISTINGCONDITIONS &DEMO PLANC2811147 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021SITE PLANC3811148 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021STORMWATERMGMT. NOTES &LEGENDC4.0“”149 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021STORMWATERMGMT. PLANC4.1811150 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021GRADING PLANC5811151 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021UTILITY PLANC6.1811152 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021UTILITY PLANC6.2811153 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021FOUNDATIONDRAIN PLANC6.3811154 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021HORIZONTALCONTROL PLANC7811155 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHICREPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED,DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILSC8.1156 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILS - CITYOF ASPENC8.2157 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILS -SANITARYSEWERC8.3158 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILS -WATERC8.4159 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILS -STORMWATERMGMT.C9.1160 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DETAILS -STORMWATERMGMT.C9.2161 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 135 WEST FRANCIS STREET LOT A & WEST 1/2 OF LOT B, BLOCK 56 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.007 5/12/2021DRAINAGE PLAN(PROPOSED)D18111162 Scale: AS NOTED ISSUE SCHEMATIC DESIGN HPC CONCEPTUALDI PAOLA RESIDENCE135 W. FRANCIS ST.ASPEN, COLORADO 816111" ACTUAL IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. ALL DESIGNS, IDEAS ARRANGEMENTS A N D P L A N S I N D I C AT E D B Y T H E S E DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM R AY M O ND AR C H I T E C TS, I N C. A N D SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H O U T W R I T T E N P E R M I S S I O N . W R I T T E N D I ME N SI O NS S H A L L TA KE P R E C E D E N C E O V E R S C A L E D DIMENSIONS AND SHALL BE VERIFIED AT T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. 4.0 6/22/21 DEMO AREAS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 RG FRGF WDR1 2 3 4 5 6 B B C C E E D D A A E1 E1 GAS METER PROPERTY LINE5' SETBACK LINE 10' SETBACK LINE 1,745 sq ft 1 2 3 4 5 6 B B C C E E D D A A E1 E1 MASTER BEDROOM BEDROOM HALL BATH OPEN TO BELOW LOFT 5' SETBACK LINE 10' SETBACK LINE 871 sq ft RG FRGF WDR1 2 3 4 5 6 B B C C E E D D A A E1 E1 GAS METER PROPERTY LINE5' SETBACK LINE 10' SETBACK LINE 610 sq ft 1 2 3 4 5 6 B B C C E E D D A A E1 E1 MASTER BEDROOM BEDROOM HALL BATH OPEN TO BELOW LOFT 5' SETBACK LINE 10' SETBACK LINE 130 sq ft SCALE: 1/8" = 1'-0"1 MAIN LEVEL-EXISTING SCALE: 1/8" = 1'-0"2 UPPER LEVEL-EXISTING SCALE: 1/8" = 1'-0"1 MAIN LEVEL-DEMO SCALE: 1/8" = 1'-0"2 UPPER LEVEL-DEMO EXISTING AREA CALCULATIONS : EXISTING : - MAIN LEVEL : 1,745.00 SQ FT - UPPER LEVEL: 871.00 SQ FT TOTAL: 2,616.00 SQ FT DEMO AREA CALCULATIONS: EXISTING: - MAIN LEVEL : 610.00 SQ FT - UPPER LEVEL: 130.00 SQ FT TOTAL: 740.00 SQ FT PERCENTAGE OF DEMO AREA : (740 X 1000/2,616.00 = 28.29 % From:Kim Raymond kim@krai.us Subject:FW: 135 W Francis Single Story Historic Element Date:June 22, 2021 at 11:59 AM To :Patricia Weber patricia@krai.us Kim Raymond AIA KIM RAYMOND ARCHITECTURE + INTERIORS www.kimraymondarchitects.com 970-925-2252 O 970-379-8938 C From: Mark Friedland <aspenstarwood@gmail.com> Date: Tuesday, June 22, 2021 at 9:36 AM To: Kim Raymond <kim@krai.us> Subject: 135 W Francis Single Story Historic Element Hello: This is the first instance in more than twenty years in which i have written to HPC regarding one of my projects. I am very concerned about the direction in which this preservation effort is headed. It appears that the context or location of the house has taken precedence over the preservation/reconstruction of the historic single story element. This is all the more troublesome to me because these single story elements have rarely been preserved or seen in Aspen. We have a unique opportunity to reconstruct this element on a strategically located West End corner lot based on historic photographs and the Sanborn Map. Moreover, we also have evidence that a small portion of this historic element is buried within the 1980s addition that we are removing. The irony is that the house next door has already been relocated, such that the historic context has been forever lost. I strongly believe that recreating this element is more important that maintaining the lost context. I appreciate your time and efforts. Mark Friedland. 135 W Francis.