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HomeMy WebLinkAboutagenda.hpc.202107281 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION July 28, 2021 4:30 PM, I.WEBEX MEETING INSTRUCTIONS TO JOIN ONLINE: Go to www.webex.com and click on "Join" in the top right corner Enter Meeting Number: 182 277 9474 Enter Password: 81611 Click "Join Meeting" -- OR -- JOIN BY PHONE Call: 1-408-418-9388 Enter Meeting Number: 182 277 9474 Enter Password: 81611 II.ROLL CALL III.MINUTES IV.PUBLIC COMMENTS V.COMMISSIONER MEMBER COMMENTS VI.DISCLOSURE OF CONFLICT OF INTEREST VII.PROJECT MONITORING VIII.STAFF COMMENTS IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED X.CALL UP REPORTS XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XII.OLD BUSINESS 1 2 XII.A.135 W. Francis Street - Conceptual Major Development Review, Relocation, Setback Variations, and Floor Area Bonus, CONTINUED PUBLIC HEARING Memo.135 W Francis.20210728.pdf Draft Resolution.135 W Francis.20210728.pdf ExhibitA.1_HPGuidelinesCriteria.pdf ExhibitA.2_RelocationCriteria.pdf ExhibitA.3_SetbackVariationCriteria.pdf ExhibitA.4_FloorAreaBonus.pdf ExhibitB_Referral Comments.20210623.pdf ExhibitC_Application.20210719.pdf XIII.NEW BUSINESS XIII.A.316 E. Hopkins Avenue - Minor Development Review, Commercial Design Review, PUBLIC HEARING HPC memo.pdf HPC resolution.pdf Exhibit A_Minor Development.pdf Exhibit B_Application.pdf XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Resolution 11, Series 2021 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* 2 3 *Make sure the discussion and motion includes what criteria are met or not met. Revised April 2, 2014 3 Page 1 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation Planner THROUGH: Amy Simon, Planning Director MEETING DATE: July 28, 2021 RE: 135 W. Francis Street – Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus, CONTINUED 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 recommends continuation to restudy the relocation of the historic home and the design of the new addition to better comply with the Design Guidelines. Site Locator Map – 135 W. Francis Street 135 4 Page 2 of 6 130 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 5 Page 3 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com PROJECT SUMMARY: The applicant proposes to remove the impactful addition from the 1980s and restore the south elevation of the historic resource. Since the project is a corner lot, three of the four elevations are clearly exposed and visible to the public which makes design compatibility of critical importance. The applicant proposes to move the historic home forward and to the east from its historic location and place it on top of a new basement foundation. The proposed new addition is connected to the historic resource with a 13’-8” long connecting element. The applicant requests setback variations and a 250 s.f. floor area bonus. STAFF COMMENTS: Following the June 23, 2021 HPC meeting, staff reinforced the comments provided by HPC and communicated with the applicant on the connecting element, relocation of the historic home, and the importance of form for the new addition. The applicant has redesigned the connecting element to tuck under the eave of the historic home and is no longer attempting to reconstruct the one-story rear element that no longer exists; however, the proposed new connecting element is longer than required by the guidelines and influences the proposed relocation of the historic home forward on the lot. As expressed in the previous analysis, staff finds the impacts of relocation to be inappropriate for this project because it moves the historic home out of its historic context. In addition, staff finds the proposed form of the new addition with a flat roof departs from achieving required compatibility with the historic resource and recommends restudy. Staff recommends HPC further discuss the following topics in more detail. 1. Site Planning & Relocation & Parking: The applicant proposal to move the historic resource forward and to the east has not changed since the last application submission. 135 W. Francis is in its original location and staff finds the historic context of the Victorian era home to be a significant characteristic of the property. The relocation of a historic home is reviewed on a case-by-case basis and must meet the criteria of having an overall benefit to the historic resource (Design Guideline 9.2). As stated in the introduction of Chapter 9 of the Design Guidelines, “the original placement of a building on its site is an important aspect of history, contributes to integrity and authenticity, and should be preserved.” The forward movement of the historic home moves it closer to the existing Cottonwood trees along the front of the property and reduces the amount of open front yard. Similarly, the eastward movement moves the resource closer to the trees on the neighbor’s property and the new addition is more forward of the historic home on the west elevation as perceived from North 1st Street. Staff finds the proposal does not meet relocation criteria and recommends restudy. See Exhibit A.2 for more details. This property does not appear to currently have any code compliant parking spaces. According to the code, a single-family residence must provide two code compliant parking spaces (Code Section 26.515.040). If the project does not trigger the 40% demo threshold, the applicant may retain the existing non-conformity related to parking. The proposed design provides for one compliant parking space in the proposed one car garage. The applicant will need to coordinate with the City Parks and Engineering Department to address comments related to site impacts on existing trees and the preliminary stormwater mitigation plans. See Exhibit B for more details. 2. Historic Landmark – Restoration: 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 6 Page 4 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 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. Staff supports the removal of the detrimental non-historic addition and the restoration of historic home guided by historic maps, photos and physical evidence. 3. New Addition – Form, Materials and Fenestration: The proposed new addition is a two-story tall structure behind the historic home along the alley. Since the last HPC meeting, the new addition has been redesigned as a rectilinear form, which deviates completely from the historic home, and a connecting element as per the design guidelines to distance the new addition from the historic home. As a corner lot the compatibility of form between the new addition and the historic resource is deemed critical due to the visual exposure (Design Guideline 10.6). While the flat roof allows the height of the addition to be slightly below gable height of the historic home, it appears that the plate height of the addition has not been reduced since the previous review and the new addition does not relate to the historic home. Staff finds the current proposed design does not met design compatibility requirements for highly visible corner lots and recommends restudy (Design Guideline 10.3). Figure 4 – Proposed West Elevation (along N. 1st Street) 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 setback, above and below grade, is requested for this design. Staff finds the request to reduce the rear yard setback meets the criteria. Especially because staff does not support moving the historic resource forward on this lot, flexibility to allow the development to sit towards the rear lot line is important. 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 as seen in historic photos and the removal of an impactful non-historic addition. 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 the required criteria due to the proposed new addition not 7 Page 5 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com meeting the Design Guidelines. In addition, the plans for moving the historic structure do not meet the required criteria for relocation. The applicant has requested a 250 square foot bonus although the proposed design only requires a 109 square foot bonus. It is not acceptable to request surplus bonus and bank it for future use. Staff could support a bonus on the basis of restoration work if the concerns above are resolved. Staff supports the request for a rear yard setback reduction as it meets the criteria for granting a setback variation. However, staff does not support the request for a floor area bonus with the proposed design and plans for relocation. See Exhibit A.4 for criteria and detailed staff findings. 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. 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. 8 Page 6 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 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 compatible in form with the historic home and to meet Design Guidelines 10.3, 10.6, and 10.11. 2.) 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. 3.) 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 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 9 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 _-_. 10 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. 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. 6. 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 7. 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. 8. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. 11 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 28th day of July, 2021. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Cindy Klob, Records Manager 12 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. 13 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 14 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 15 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. • If an alley exists at the site, the new driveway must be located off it. 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. 10.10 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 16 Page 5 of 14 • 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. 17 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. 18 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. 19 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. 20 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. 21 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. 22 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 23 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. 24 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. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. 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 not only removes the resource from its historic site context, 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. Relocation is evaluated on a 25 Page 14 of 14 case-by-case basis, and staff finds the historic stie condition to be historically significant to the project and should be preserved. 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 revised two-story addition is below the gable height of the historic home but the form of the addition does not relate to the historic resource. As a corner lot, the design compatibility of form is particularly important and must be established due to its visibility from the street. The addition is also located proud of the historic resource when viewed from North 1st Street. The applicant has established a strong relationship to materials and the fenestration changes in the revised design derives certain dimensions from the historic resource but completely departs from form. Again, as a corner lot the design guidelines are more stringent and advocate for strong design compatibility between the historic home and the highly visible addition. Staff finds the design guidelines have not been met and recommends restudy. Staff finds the proposal for relocation inappropriate for this property and the revised addition does not achieve design compatibility and recommends continuation to restudy these two critical factors. 26 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 27 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 relocate the historic home 4’ forward and 2’ 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. 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. Relocation of a historic structure is not a given because there are physical impacts to the resource with this action and historic site context should be preserved when at all possible. According to the historic maps and aerial photographs, it is evident that the historic home is in its original location. Historically, an alignment existed between the homes, and that alignment seems to be maintained by the historic homes that remain on West Francis: 201 W. Francis, 135 W. Francis & 123 W. Francis. Based on surveys found in the building records for each property, all three historic properties maintain a front yard setback that is more than what is required by underlying zoning and there is no record of these historic structures moving forward. (129 W. Francis is a new detached home built on a lot created by a historic landmark lot split.) The move of the historic resource eastward results in the proposed addition being proud of the historic resource when viewed from North 1st Street and also pushes the resource closer to the neighbor’s trees along the shared property line. 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 the historic home maintain its historic location on the site. Staff finds the relocation criteria is not met. Figure 1 – Sanborn Map, 1904 Figure 2 – Aerial Map, 2020 201 W. Francis 135 W. Francis Demolished (Currently 129 W. Francis) 123 W. Francis 201 W. Francis 135 W. Francis 129 W. Francis 123 W. Francis 28 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 general location of the addition distances the impact of development to the rear of the property and maintains the building patterns of the surrounding 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. 29 Page 2 of 2 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. Staff finds the criteria are met for the rear yard setback variation but the overall design of the addition is not supported at this time. 30 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 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. 31 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 32 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. During this remodel a 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 proposed addition is lower than the historic gable roof but the form of the new addition is not compatible with the historic resource and the building mass of the new addition is more forward of the historic resource when viewed from North 1st Street. Staff does not support the revised design of the new addition and recommends the applicant restudy the form of the new addition to better comply with the guidelines. Floor area bonuses are specifically awarded to a design that is reviewed and approved by HPC. While a certain level of leeway for calculation error is acceptable to “pad” the bonus, 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. Although the applicant proposes significant restoration of the historic resource, the revised design of the addition and plans for relocation do not meet the Design Guidelines, therefore, the criteria for awarding a floor area bonus is not met. Staff will re-evaluate the bonus request with the approval of a compliant design. 33 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 34 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 35 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. 36 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: 37 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 38 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) ____________________________________] 39 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: 40 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: 41 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) _______________________________________] 42 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: ___________________________ 43 44 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: 45 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 46 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. 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From: Sarah Yoon <sarah.yoon@cityofaspen.com> Sent: Friday, May 28, 2021 8:34 AM To: Bob Narracci <bob.narracci@cityofaspen.com>; Bonnie Muhigirwa 47 KIM RAYMOND ARCHITECTURE + INTERIORS 502 E. HYMAN AVE., SUITE 205 ASPEN, COLORADO 81611 P. 970 925 2252 WWW.KIMRAYMONDARCHITECTS.COM 7.19.21 Sarah Yoon City of Aspen Historic Preservation Dear Sarah, Please find attached the updated drawings and diagrams for 135 W. Bleeker. The owner feels very strongly about the concessions he is seeking regarding the need to relocate the home on the lot. We have been asked to shrink the link to the 10’ so as not to have to ask to move the house forward. What we are trying to do is create some yard that is fenced in for his young children. We respect the historical look of the home, which has never had a fence around the front of the home. After doing all the restoration work on the building, we don’t want to hide it behind a fence that can be effective to provide safety and privacy for the family. Thus, the length of the link provides an adequate yard space. By having the fence connect behind the historic home, leaving the southwest corner exposed to sightlines, we believe that this is another way to respect the context of the home; by not surrounding it with a fence. We did take the gable roof off of the link, so it is completely under the eave of the historic home. Our team of owners and architects, felt that the commission was very clear on their direction to look at an alternative roof to the original gable that we proposed. Kara’s argument that proportion is a large part of form resonated with all of us, and all the members of the commission voiced their support. Patricia has shown some diagrams that help depict how the proportion of the flat roof, which makes the addition much shorter, works so well with the historic home. The owners, Mark and Jessica are very excited to bring this home back to its historic look and modernize the inside to meet the needs of their family. Thank you for all your help on this project. Best, Kim Kim Raymond Architecture + Interiors kim@krai.us 970-379-8938 48 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 July 6, 2021 Sarah Yoon Historic Preservation Officer City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 135 W. Francis Parcel ID: 273512421001 Dear Sarah and Members of the Commission, Thank you Sarah, for your time and assistance with this application for the restoration, renovation and addition to the home located at 135 W Francis Avenue. I appreciate all the time you have given me on the phone since our last meeting. This letter is our response to the concerns of Staff and the members of the Commission. I have tried to keep it brief and concise by not reiterating items that were not of concern for the Commission at our first meeting. For clarification, when a section of information has been altered or added to, the new information will be in italics. After the first meeting with the HPC, we were asked to re-study a couple of key factors: The height and form of the addition, and the moving of the home on the site. Please see below our responses. Before I dive into the details of the pertinent Code and Design Guidelines, I would like to give an overview of the foundation of our design concepts. A couple with two young boys have purchased this property as they are eager to become part of our amazing community. They have a keen interest in Historic Preservation and fell in love with this home. They are very excited to bring this home back to it’s original appearance so as to live in and love it as other young families have done through the years. As we all know, the needs of the modern family are different than those of history, and we rehabilitate these historic homes to meet those needs every year. Our design is founded on using the historic home as the heart of the new residence, keeping all of the 49 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 public spaces and entertaining of guests in the historic home, and putting the bedrooms, garage and other utilitarian and amenities in the basement or the new addition to the rear. Our goal for the design is to make the home function as if it were brand new and built for this family, but keep the historic character intact. To that end, we designed an addition to the rear of the lot to keep the historic building as the “Main Event” on the lot and added any outdoor living to the rear also, eliminating the need for a fence around the historic home, since there is no evidence of there ever being one. We are proposing a small fenced yard area in the very back of the home for the young boys, with the fence only connecting to the addition. And creating a patio in the ‘notch’ in the yard between the historic and modern addition, keeps this activity behind the historic home, not in the side yard in front of the resource. The length of the link not only allows for a small patio with outdoor seating, it gives the home a functional space within the home to accommodate a mudroom and powder room, which uses are not optional and cannot fit into the addition. This allows less mass on the site and pushes the two story addition a bit further from the historic resource. To accomplish this, we found it very difficult to accommodate all the design guidelines, needs of the family, setbacks and code related issues without a relatively small repositioning of the home on the lot. We believe this small shift and staying within the setbacks is the best solution for all of the demands on this parcel. Below we will cover all the code and guideline standards. Thank you for your consideration of all this material. SECTION 26.415.090.C Relocation of Designated Historic Properties Looking at the matrix provided as Exhibit A.2 in the memo for the first meeting with HPC, Staff finds the first three standards do not apply. The final standard is the one of concern: (4) The relocation activity is demon strated 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; I will reference the Historic Guidelines of Chapter 9 here also, as they are so closely related to this Land Use Code Section. I’m going deep here to help explain our design decisions. I added the text here for your convenience. The intent of Chapter 9 states that “I t may be acceptable to reposition a structure on its original site if doing so will accommodate other compatible improvements that will assure preservation.” The Policy of Chapter 9 states that “Moving a historic struc ture is discouraged; however, in some instances it may be the most appropriate option. (italics mine) Generally, the buildings must be relocated within the boundaries of their original site.” 50 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 We believe the slight repositioning of this home to allow adequate space at the rear of the historic building for a modest addition, one that fits the needs of the family , does indeed meet this intent and falls into the most appropriate option part of the policy . Guideline 9.2 Proposals to relocate a building with be considered on a case by case basis. We have studied the historic neighborhoods which surrounds this property to discover that many of the historic homes have been destroyed and replaced with new homes or have themselves been moved. Also, please note that W. Francis is not part of the Aspen Historic District. Please see the figure ground study of the alignment of homes on this and surrounding blocks to see that there is really no pattern or rule as to exact alignment with the neighboring homes. The re is a rhythm and vitality to the offset of the homes. We believe that our small reposition to the North is in keeping with this rhythm of the district. There is still a very large and open front yard and connecting side yard characteristics that are maintained. With the expansive yards running right into the green space belonging to the City, this small reposition does not adversely impact or diminish the historic context of this corner lot; in fact, it will be very hard to d iscern. See Exhibit 4, Context Clarification. In the original memo it is shown from the aerial view where the homes exist today, but the pedestrian does not experience the relationships from the air, but from walking down the street, taking in all of th e homes, landscape, trees and fences. It is from this perspective that we are basing our request for repositioning. Please see the photos that illustrate this point. One cannot even see the other historic home , two doors away that has been mentioned fro m any vantage point that would show the alignment. The historic relationship of this home to adjacent homes has also been altered over the years as many of the homes in the area have either been replaced or removed. See diagrams in Exhibit 4 that demonstrates how the historic context has already been altered that the small reposition of this home will not be diminished. From previous projects, I know the Members of the Commission have become very sensitive to pushing buildings closer to the alleys, as this can have an adverse impact on the neighbors; especially if others in the block obtain similar variances. Though Staff suggested the possibility of a rear yard setback variance to push the addition closer to the alley, we think the less impactful or even noticeable move is to shift forward, while staying within our front yard setback. 9.3 Site a relocated structure in a position similar to its historic orientation. We meet this guideline as our repositioning is so slight in relationship to the overall space at the front and side of the home. T he home is still facing the street and has a ‘relatively similar setback’. The move allows the home to be rehabilitated to meet the 51 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 need of the family to have a full length garage, and a modest bedroom behind the historic home and have a similar setback.... similar being the key here. Also, being aware of the location of mature trees and lilacs on the property, the move to the east allows more room for their protection. We have met with David Radeck and have made some adjustments his liking. In his email of 7.1.21, he said Parks has no objections to moving the house away from the cottonwoods and the conifer in the side yard. He also outlined some conditions for the drainag e system, which Justin Yarnell has addressed in his civil plans. And we will certainly use all of the prescribed methods to protect the trees as he outlines. 9.4 Position a relocated structure at its historic elevation above grade. Due to the slope of the existing lot and the way the historic home is sitting on the lower end of the lot, the home will need to be raised out of the ground enough for the civil engineer to create positive drainage . To keep the historic relationship of the building to the grad e, the engineer has graded the site to keep this relationship and slope the grade down to the street. This new slope will be imperceptible and will allow for the protection of the historic resource. See Civil drawings. 9.5 A n ew foundation shall appear similar in design and materials to the historic foundation. This historic home has a simple wood skirting around it. We will restore these boards, repairing and replacing as necessary. There will be flashing covering the concrete from behind these boards, which will be extended down the required 6” to grass. We will be employing Bill Baker and his son to lift this house for the construction of the basement and the repositioning onto the new foundation. This application is proposing to reposition the historic resource slightly on the lot. We are proposing to move the home to the East 2’-0” and forward 4’- 2 3/4”. Chapter 10: Building Additions 10.3 As you are all very familiar, basic principles for new additions require that the addition minimizes the negative effects to the historic building fabric, not affect the architectural character of the resource, be subordinate and compatible. It also needs to be a product of its own time, attached with a one story linking element. The proposed addition meets these criteria having a smaller footprint, smaller volume and is subordinate and deferential in its simplistic modern detailing. Please see the diagrams comparing the new and old in Exhibit 5, Form + Proportion for Chapter 10. 10.4 The proposed rehabilitation meets this guideline in that the historic home is the visually dominant element on the site from both Francis and First Street, and it is very distinguishable from the addition. The front door is still the entry point and we are utilizing the entire historic home, both stories. We are removing a large, confusing 1980s addition that destroyed or removed significant historic elements (single story element, rear dormer). The restoration of the smaller 52 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 elements will be done with the photographic and existing material evidence we have. The single story element has been determined to be too far gone to rebuild. 10.5 N/A The historic resource is a two story structure. 10.6 The proposed addition is recognized as a product of our time with clean, modern lines and detailing, making it easily distinguishable from the historic. It is visually compatible due to the strong link of the proportions of the dominant West facing gable element compared to the new, shorter flat roof addition. The new addition is shorter than the ridge of this same bold gable, so will not be visible from Francis. In our view, this large gable element is so strong that it needs a strong, yet shorter element to balance the building as viewed from the west. Please reference Exhibit 4 and 5. The three aspects to consider are form, fen estration and materials. Two are required to have a strong relationship to the historic resource, with the third allowing for some creativity and contemporary designs. The corner lots are tricky, as form needs to be one of the two aspects of strong relationship. We have made a strong relationship with the materials and fenestration, using similar proportions. The form discussion is where we have taken a different approach, as was suggested by Kara and supported by all of the members of the commission... the different approach, (they did not specify any shape or angle). But taking a fresh look at form, we landed on the flat roof because we feel like the relationship to proportion on this project is stronger than trying to match a gable roof. Please see the diagrams and illustrations in Exhibit 5. The result is that the addition is shorter than the ridge of the historic home, over 5’ shorter than the original gable design that was trying to match the shape. The new flat roof has two elevations, the western side of the new home, which is what will be seen along the First street pedestrian experience has a roof that is 3’-4 1/2” shorter than the ridge. The top of the parapet on the eastern side is almost 7” shorter than the ridge. In our view, the strong proportional relationship outweighs the shape relationship in the aspect of “FORM”. This shorter addition is subordinate to the historic home. In addition, a new home constructed across the alley has recently been constructed with a much larger flat roof addition, helping this shape fit into the current context of the neighborhood. 10.7 Historic District Historic alignments are important in Historic Districts; our project is outside of the City of Aspen Historic District. 10.8 Our proposed design has the new addition being much lower than the historic home on the western elevation as noted above; and similar, but still shorter on the east side. The addition is also much more narrow than the historic home, even in just looking at the addition in relation to that dominant gable. 53 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 10.9 Our addition is shorter than the historic resource, but we still feel it important to have significant distance between the two elements. This helps offset the attachment o f old to new, and creates great outdoor living space that is not blocking the view of the historic resource. 10.10 The addition is completely behind the historic resource. 10.11 Roof forms shall be compatible with the historic building As discussed above, the proposed addition is subordinate and not competing with the historic home. And since the proportions of the historic home are a bit bulky and unusual, especially for an Aspen Victorian, the strong relationship to proportion outweighed the need or ability to make a gabled roof on the addition. 10.12 The proposal has the new single story connecting element with a gable roof, which we believe is compatible as a transition piece between the bulky historic home and the new modern addition. Having the gable adds a little height between two tall elements which makes the proportions feel more compatible. Since we are removing an addition and rebuilding the south side of the gable, we are asking that our new gable be allowed to start below the eave of the historic and run slightly taller at the ridge, which is not historic material. Trying to create the right proportion between the building masses while keeping the entire roof under the eave of the rebuilt roof created waterproofing and construction issues (not best practices) and an awkward transition that is a distraction to the character of the Historic home. This gable will be very evidently new, with the dramatic change in materials. 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 development that is more consistent with the character of the historic property or district than what woul d be required by the underlying zoning's dimensional standards. 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 54 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 will not add additional impact to the neighbors or community. We also need a variance for the privacy / sun shade that will be above the deck. This will have no negative affect on the use of the alley and will be adding the function of shading the large south windows. Historic Preservation Guidelines Chapter 1 Site Plan Maintaining significant development patterns in Aspen’s neighborhoods is important. 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. All the photos and the shape of the porch roof lead us to believe the sidwalk approaches the eastern side of the front porch. If we find any evidence contrary to that during construction, we will make adjustments with the approval of the monitor. Guideline 1.1 is the section of this chapter that is of the most concern, so we will not re- address the other sections of this chapter in detail. 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. As mentioned above, the slight repositioning of the home on the lot will not diminish the character of the neighborhood or the district, and it will allow for an addition that actually meets the needs of the family; a minimal garage that will fit a full size car, and a modest bedroom on the main level. The historic trees and lilacs were addressed above.... Site Fencing We have not seen any photos of an historic fence on this property. The owners are not interested in any fencing around the historic resource. A small yard is needed for their young children. It is proposed at the rear of the home, behind the addition, so the new fence will not be a distraction to the historic resource and the children can go from their bedroom directly into the safety of the fenced yard. This is another reason for the proposed forward shift of the home, rather than asking to move into the rear yard setback. Chapter 3 Windows This will be part of our preservation plan submitted prior to permit submittal. Chapter 4 Doors This will be part of our preservation plan submitted prior to permit submittal. 55 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 Chapter 5 Porches and Balconies This will be part of our preservation plan submitted prior to permit submittal. Chapter 6 Architectural Details This will be part of our preservation plan submitted prior to permit submittal. Chapter 9 Excavation, Building Relocation and Foundations See discussion above. Chapter 10 Building Additions See discussion above. In summary, we believe we have met all of the requirements of the Historic Preservation Guidelines, RDS and building and zoning codes of the City of Aspen Land Use Code; 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 requested 80 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. The DiPaola family is very excited to get started on this rehabilitation project... as are we. Thank you. Respectfully yours, Kim Raymond Kim Raymond AIA Kim Raymond Architecture + Interiors 56 © 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 7/6/2021COVER 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#57 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 7/6/2021EXISTINGCONDITIONS &DEMO PLANC281158 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 7/6/2021SITE PLANC381159 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 7/6/2021STORMWATERMGMT. NOTES &LEGENDC4.0“”60 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 7/6/2021STORMWATERMGMT. PLANC4.181161 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 7/6/2021GRADING PLANC581162 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 7/19/21 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 - - 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 63 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 7/19/21 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" 64 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 7/19/21 PROPOSED: SITE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 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 3.45'-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 FENCE PROPERTY LINE5' SETBACK LINE10' SETBACK LINEGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENT78867887788878873.5NN SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" 65 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 7/19/21 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 (unfinished crawl space)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 FENCE AND GATE TO PATIO FENCE AND GATE TO PATIO 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 515 sq ft 129 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 66 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 7/19/21 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. 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 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 67 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 7/19/21 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) 613 sq ft 169 sq ft 445 sq ft 2A 3.12A 3.12 A 3.1 2 A 3.1 5' SETBACK LINE 10' SETBACK LINE DN ROOF TOP DECK EXTERIOR LANDING 195 sq ft32 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"4 PROPOSED ROOFTOP DECK FAR 68 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 7/19/21 EXISTING LOWER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDAAE1E1UNFINISHEDBASEMENTN SCALE: 1/4" = 1'-0" 69 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 7/19/21 EXISTING MAIN LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21RGFRGFWDRF123456 BBCCEEDDAAE1E14'-0 3/4"2'-1 1/2"ENTRYENTRYPORCHPROPERTY LINE5' SETBACK LINE10' SETBACK LINEDININGROOMLIVINGROOMBEDROOMKITCHENLAUNDRYBATHROOMKITCHENLIVING/DININGBEDROOMBATHROOMWOOD DECKGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENTWOODENTRYN SCALE: 1/4" = 1'-0" 70 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 7/19/21 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" 71 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 7/19/21 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" 72 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 7/19/21 PROPOSED LOWER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21W/DW/D123456BBCCEEDDFFGG06HHAA4 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"6'-0 1/2"3 1/2"8'-7 5/8"3 1/2"4'-7 1/2"5'-7"5 1/2"3'-6 1/2"13'-10 1/8"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"6'-0"5'-2 3/4"2A 3.12A 3.12A 3.1GUEST MASTER BATHGUEST MASTERBEDROOMGUESTMASTERCLOSETGYMLAUNDRYKID'S PLAY ROOMMECHANICALWETBARUPTHEATREBATH 2CLOSETBATH 3BATH 4BEDROOM 2BEDROOM 3BEDROOM 4(BUNK ROOMELECTRICALCLOSET / 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 3.43.5NSCALE: 1/4" = 1'-0" 73 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 7/19/21 PROPOSED MAIN LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21F 123456BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 3.15 1/2"5 1/2"5 1/2"13'-8 1/8"3'-6"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"14'-2 1/8"5 1/2"2'-0"3'-2"3'-0"3'-6 7/8"2'-4 1/4"13'-6 1/8"2'-6"2'-0"18'-0 1/8"5 1/2"3'-6 1/2"27'-1"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"11'-6 3/8"5 1/2"5'-11 3/8"5 1/2"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"18'-10 1/4"4'-11 1/2"18'-4 3/4"13'-8 1/8"25'-10 3/8"10'-0 1/2"5'-11 5/8"5'-3"10'-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"8'-8 5/8"2'-0 5/8"16'-0 1/8"5 1/2"T.O.PLY100'-0"T.O.PLY 99'-4 1/2"-9 3/4"-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 3.4GAS METERFENCE AND GATETO PATIOFENCE AND GATETO PATIOPANTRYUPDNENTRYENTRYPORCHKITCHENOVENSWARMINGDWR & MWSINKRANGESINKHISTORICPORCH TO BEREBUILTPROPERTY LINE5' SETBACK LINE10' SETBACK LINEPATIOCLOSETSTEP"SCREEN"LIVINGROOMDININGROOMFIREPLACEBEDROOM 1BATH 1GARAGECLOSETDRESSERUPPANTRYBENCHMUD ROOMPOWDERROOMCLOSETSAND CUBBIESWINE CABINETTVSTEPELECT. METERTELEPHONECATV3.5NSCALE: 1/4" = 1'-0" 74 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 7/19/21 PROPOSED UPPER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGG06HHAAW/D2A 3.12A 3.12A 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 3.45'-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"5 1/2"9'-11 1/2"5'-1 1/2"4'-9"5 1/2"3'-6"6 1/4"9'-10 1/4"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"4'-11 3/4"5 1/2"17'-11 1/4"5 1/2"5 1/2"7'-11"3 1/2"3'-0 3/4"3 1/2"6'-4 1/2"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"13'-8"GUEST MASTER BEDROOMGUEST MASTER BATHFIREPLACE AND TV IN CABINETRYCLOSETWCDNSTEAMSHOWERDECKCONNECTINGGLASS LINK BELOW5' SETBACK LINE10' SETBACK LINEWCCLOSETMASTERBEDROOMCLOSETMASTERBATHSTEAMSHOWERDNUP(INTO BEDROOM)CLOSET3.5NSCALE: 1/4" = 1'-0" 75 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 7/19/21 PROPOSED: ROOFTOP DECK DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 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 3.45'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"18'-10 1/4"20'-2 1/4"14'-4 1/4"17'-0 1/8"1'-11 1/2"13'-11 3/8"6'-8"2'-6 3/4"2'-0"5' SETBACK LINE10' SETBACK LINEDNROOF TOPDECKEXTERIORLANDING3.5NSCALE: 1/4" = 1'-0" 76 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 7/19/21 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 108' - 11 1/2" T.O.PLY MAIN LEVEL 99' - 0" SCALE: 1/4" = 1'-0"1 EXISTING: ELEVATION NORTH SCALE: 1/4" = 1'-0"2 EXISTING: ELEVATION EAST 77 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 7/19/21 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" = 7889.31' T.O.PLY UPPER LEVEL 109' - 4 1/2" 1 2 3 4 5 6 T.O.PLY MAIN LEVEL 99' - 0" T.O.PLY UPPER LEVEL 108' -11 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY MAIN LEVEL 99' - 4 1/2" SCALE: 1/4" = 1'-0"4 EXISTING: ELEVATION WEST SCALE: 1/4" = 1'-0"3 EXISTING: ELEVATION SOUTH 78 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 7/19/21 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 BHG A 3'-0"6 3/4"GAS METER T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 109' - 4 1/2" T.O.PLY ROOF TOP LEVEL 119' - 8"ELECT. METERTELEPHONECATVT.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY UPPER LEVEL 99' - 0" T.O.PLY MAIN LEVEL 99' - 0" 6 3.5 0 25'-0"9'-7"9'-8 1/2"4'-0"2'-2 1/4"T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY MAIN LEVEL 99' - 4 1/2" 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 79 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 7/19/21 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 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" = 7889.31' T.O.PLY UPPER LEVEL 109' - 4 1/2" 0 1 2 3 3.5 4 5 66 T.O.PLY MAIN LEVEL 99' - 0" T.O.PLY UPPER LEVEL 108' -11 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY MAIN LEVEL 99' - 4 1/2" 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 80 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 7/19/21 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 81 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 7/19/21 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" T.O.PLY MAIN LEVEL 99' - 4 1/2" SCALE: 1/4" = 1'-0"3 EXISTING: SECTION 3 82 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 7/19/21 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 108' - 11 1/2" T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY MAIN LEVEL 99' - 0" A B C D E E1 T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY UPPER LEVEL 108' - 11 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 83 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 7/19/21 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 T.O.PLY SLAB LOWER LEVEL 86' - 4" 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 84 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 7/19/21 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 T.O.PLY MAIN LEVEL 99' - 4 1/2" 0 1 2 3 3.5 4 5 66 15'-0"25'-0"8'-5"8'-8"T.O.PLY MAIN LEVEL 99' - 0" T.O.PLY UPPER LEVEL 108' -11 1/2" T.O.PLY MAIN LEVEL 100' - 0" T.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY DECK LEVEL 118' - 8" T.O.PLY DECK LEVEL 118' - 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 T.O.PLY MAIN LEVEL 99' - 4 1/2" SCALE: 1/4" = 1'-0"3 BUILDING SECTION 3 SCALE: 1/4" = 1'-0"4 BUILDING SECTION 4 85 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 7/19/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 H G F E D C B A 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 108' - 11 1/2" T.O.PLY UPPER LEVEL 99' - 0" T.O.PLY MAIN LEVEL 99' - 4 1/2" 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 ROOM MECHANICALBATH 4 BEDROOM 4 (BUNK ROOM T.O.PLY MAIN LEVEL 99' - 0" T.O.PLY SLAB LOWER LEVEL 88' - 0" A B C D E F G H 15'-0"25'-0"T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY UPPER LEVEL 108' - 11 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.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 86 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 7/19/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 A B C D E G H 15'-0"25'-0"10'-2 1/4"T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY UPPER LEVEL 108' - 11 1/2" T.O.PLY UPPER LEVEL 118' - 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 H G F E D C B A 10'-8 5/8"9'-1 3/4"15'-0"25'-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 108' - 11 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 99' - 4 1/2" 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 87 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. 0.0 7/19/21 3D VIEWS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 1 VIEW FRANCIS ST. 4 EAST VIEW 5 CORNER VIEW 3 WEST VIEW 2 VIEW FROM ALLEY 88 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com JULY 19, 2021 Rev. 2 135 W. FRANCIS ST. SUPPLEMENTAL VISUAL REPRESENTATION 89 HISTORIC REFERENCE: SANDBORN MAP: 1898 135 W. FRANCIS STREET, ASPEN CO HISTORIC REFERENCE 135W. FRANCIS 90 EXISTING: YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 91 HISTORIC REFERENCE EXISTING: YEAR 2021 WEST SIDE 135 W. FRANCIS STREET, ASPEN CO 92 HISTORIC REFERENCE EXISTING: YEAR 2021 WEST SIDE PARTIAL VIEW (ADDITION) 135 W. FRANCIS STREET, ASPEN CO 93 HISTORIC REFERENCE EXISTING: YEAR 2021 SOUTH SIDE VIEW (ADDITION) 135 W. FRANCIS STREET, ASPEN CO 94 SITE PLAN: EXISTING 135 W. FRANCIS STREET, ASPEN CO 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 6/23/21 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" EXISTING LILAC EXISTING LILAC EXISTING LILAC MOVE 4’-2 3/4” EXISTING COTTONWOOD EXISTING COTTONWOOD EXISTING EVERGREEN 95 EXISTING: DEMO CALCULATIONS 135 W. FRANCIS STREET, ASPEN CO 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 TO DEMO: - MAIN LEVEL: 610.00 SQ FT - UPPER LEVEL: 130.00 SQ FT TOTAL: 740.00 SQ FT PERCENTAGE OF DEMO AREA: (740 X 100)/2,616.00 = 28.29 % 96 SITE PLAN: PROPOSED 135 W. FRANCIS STREET, ASPEN CO EXISTING LILAC EXISTING LILAC 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 7/19/21 PROPOSED: SITE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 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 3.45'-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 FENCE PROPERTY LINE5' SETBACK LINE10' SETBACK LINEGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENT78867887788878873.5NN SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" 97 PROPOSED: LOWER LEVEL 135 W. FRANCIS STREET, ASPEN CO 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 7/19/21 PROPOSED LOWER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21W/DW/D123456BBCCEEDDFFGG06HHAA4 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"6'-0 1/2"3 1/2"8'-7 5/8"3 1/2"4'-7 1/2"5'-7"5 1/2"3'-6 1/2"13'-10 1/8"8'-9 1/4"3'-0"4'-0"12'-3"5'-9"6'-0"5'-2 3/4"2A 3.12A 3.12A 3.1GUEST MASTER BATHGUEST MASTERBEDROOMGUESTMASTERCLOSETGYMLAUNDRYKID'S PLAY ROOMMECHANICALWETBARUPTHEATREBATH 2CLOSETBATH 3BATH 4BEDROOM 2BEDROOM 3BEDROOM 4(BUNK ROOMELECTRICALCLOSET / 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 3.43.5NSCALE: 1/4" = 1'-0" 98 PROPOSED: MAIN LEVEL 135 W. FRANCIS STREET, ASPEN CO 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 7/19/21 PROPOSED MAIN LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21F 123456BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 3.15 1/2"5 1/2"5 1/2"13'-8 1/8"3'-6"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"14'-2 1/8"5 1/2"2'-0"3'-2"3'-0"3'-6 7/8"2'-4 1/4"13'-6 1/8"2'-6"2'-0"18'-0 1/8"5 1/2"3'-6 1/2"27'-1"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"11'-6 3/8"5 1/2"5'-11 3/8"5 1/2"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"18'-10 1/4"4'-11 1/2"18'-4 3/4"13'-8 1/8"25'-10 3/8"10'-0 1/2"5'-11 5/8"5'-3"10'-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"8'-8 5/8"2'-0 5/8"16'-0 1/8"5 1/2"T.O.PLY100'-0"T.O.PLY 99'-4 1/2"-9 3/4"-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 3.4GAS METERFENCE AND GATETO PATIOFENCE AND GATETO PATIOPANTRYUPDNENTRYENTRYPORCHKITCHENOVENSWARMINGDWR & MWSINKRANGESINKHISTORICPORCH TO BEREBUILTPROPERTY LINE5' SETBACK LINE10' SETBACK LINEPATIOCLOSETSTEP"SCREEN"LIVINGROOMDININGROOMFIREPLACEBEDROOM 1BATH 1GARAGECLOSETDRESSERUPPANTRYBENCHMUD ROOMPOWDERROOMCLOSETSAND CUBBIESWINE CABINETTVSTEPELECT. METERTELEPHONECATV3.5NSCALE: 1/4" = 1'-0" 99 PROPOSED: UPPER LEVEL 135 W. FRANCIS STREET, ASPEN CO 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 7/19/21 PROPOSED UPPER LEVEL PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGG06HHAAW/D2A 3.12A 3.12A 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 3.45'-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"5 1/2"9'-11 1/2"5'-1 1/2"4'-9"5 1/2"3'-6"6 1/4"9'-10 1/4"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"4'-11 3/4"5 1/2"17'-11 1/4"5 1/2"5 1/2"7'-11"3 1/2"3'-0 3/4"3 1/2"6'-4 1/2"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"13'-8"GUEST MASTER BEDROOMGUEST MASTER BATHFIREPLACE AND TV IN CABINETRYCLOSETWCDNSTEAMSHOWERDECKCONNECTINGGLASS LINK BELOW5' SETBACK LINE10' SETBACK LINEWCCLOSETMASTERBEDROOMCLOSETMASTERBATHSTEAMSHOWERDNUP(INTO BEDROOM)CLOSET3.5NSCALE: 1/4" = 1'-0" 100 PROPOSED: ROOFTOP LEVEL 135 W. FRANCIS STREET, ASPEN CO 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 7/19/21 PROPOSED: ROOFTOP DECK DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 123456BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 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 3.45'-2 3/4"20'-2 1/4"14'-4 1/4"5'-2 3/4"18'-10 1/4"20'-2 1/4"14'-4 1/4"17'-0 1/8"1'-11 1/2"13'-11 3/8"6'-8"2'-6 3/4"2'-0"5' SETBACK LINE10' SETBACK LINEDNROOF TOPDECKEXTERIORLANDING3.5NSCALE: 1/4" = 1'-0" 101 PROPOSED: ELEVATION NORTH + EAST 135 W. FRANCIS STREET, ASPEN CO 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. 3.02 7/19/21 ELEVATIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 6"6"ELECT. METERTELEPHONECATVNORTH ELEVATION EAST ELEVATION 102 135 W. FRANCIS STREET, ASPEN CO6"6"WEST ELEVATION SOUTH ELEVATION PROPOSED: ELEVATION SOUTH + WEST 103 PROPOSED: LONGITUDINAL SECTION 135 W. FRANCIS STREET, ASPEN CO 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 7/19/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 H G F E D C B A 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 108' - 11 1/2" T.O.PLY UPPER LEVEL 99' - 0" T.O.PLY MAIN LEVEL 99' - 4 1/2" 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 ROOM MECHANICALBATH 4 BEDROOM 4 (BUNK ROOM T.O.PLY MAIN LEVEL 99' - 0" T.O.PLY SLAB LOWER LEVEL 88' - 0" A B C D E F G H 15'-0"25'-0"T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY UPPER LEVEL 108' - 11 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.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 6 104 PROPOSED: LONGITUDINAL SECTION 135 W. FRANCIS STREET, ASPEN CO 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 ARRANGEMENTSAND PLANS INDICATED BY THESEDRAWINGS AND SPECIFICATIONS ARETHE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. ANDSHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHERPERSON FOR ANY USE WHATSOEVERWITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKEP R E C E D E N C E O V E R S C A L E DDIMENSIONS AND SHALL BE VERIFIED ATTHE SITE . ANY DIMENSIONALDISCREPANCY SHALL BE BROUGHT TOTHE ATTENTION OF THE ARCHITECTPRIOR TO COMMENCEMENT OF WORK. A.4.06 7/19/21 PROPOSED BUILDING SECTIONS DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21 H G F E D C B A7 1/2"1'-0 3/4"15'-0"25'-0"T.O.PLY MAIN LEVEL100' - 0"T.O.PLY UPPER LEVEL109' - 4 1/2"T.O.PLY UPPER LEVEL119' - 8"T.O.PLY UPPER LEVEL108' - 11 1/2"T.O.PLY UPPER LEVEL99' - 0"T.O.PLY MAIN LEVEL99' - 4 1/2" T.O.PLY SLAB LOWER LEVEL 88' - 0" MASTERBATHROOMGARAGE MUDROOM LIVINGROOMGUESTMASTER BATH ENTRY GUESTMASTER BATHGUEST MASTERBEDROOM GUESTMASTERCLOSETKID'S PLAY ROOM MECHANICALBATH 4BEDROOM 4(BUNK ROOMT.O.PLY MAIN LEVEL99' - 0" T.O.PLY SLAB LOWER LEVEL 88' - 0" A B C D E F G H 15'-0"25'-0"T.O.PLY MAIN LEVEL 99' - 4 1/2" T.O.PLY UPPER LEVEL 108' - 11 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.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 6 105 VIEW: NORTH 135 W. FRANCIS STREET, ASPEN CO 106 VIEW: SOUTH 135 W. FRANCIS STREET, ASPEN CO 107 VIEW: WEST 135 W. FRANCIS STREET, ASPEN CO 108 VIEW: WEST 135 W. FRANCIS STREET, ASPEN CO 109 VIEW: EAST 135 W. FRANCIS STREET, ASPEN CO 110 VIEW: FRONT 135 W. FRANCIS STREET, ASPEN CO 111 ROOF LINE COMPARISON: ORIGINAL 06.23.21 135 W. FRANCIS STREET, ASPEN CO135 W. FRANCIS STREET, ASPEN CO WEST ELEVATION: ORIGINAL PROPOSAL A B C D E F G H 4'-9 7/8"(ABOVE)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" = 7889.31' T.O.PLY UPPER LEVEL 109' - 4 1/2" WEST ELEVATION: 062321 112 ROOF LINE COMPARISON: DIAGRAM WITH EQUAL PITCH 135 W. FRANCIS STREET, ASPEN CO 135 W. FRANCIS STREET, ASPEN CO WEST ELEVATION: EQUAL PITCH A B C D E F G H 5'-11 5/8"(ABOVE)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" = 7889.31' T.O.PLY UPPER LEVEL 109' - 4 1/2" WEST ELEVATION : SAME PITCH 113 ROOF LINE COMPARISON: PROPOSED FLAT ROOF 135 W. FRANCIS STREET, ASPEN CO 135 W. FRANCIS STREET, ASPEN CO WEST ELEVATION: PROPOSED A B C D E F G H 2'-4 1/2"(UNDER)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" = 7889.31' T.O.PLY UPPER LEVEL 109' - 4 1/2" WEST ELEVATION: PROPOSED 071621 114 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com JULY 07, 2021 135 W. FRANCIS ST. HISTORIC REFERENCE 115 SANDBORN MAP: 1898 135 W. FRANCIS SIDE PORCH REAR 1 STORY ELEMENT HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 116 EVIDENCE FOUND IN HISTORIC PHOTOS: HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO NORTH ELEVATION: -BRICK CHIMNEY #1 -PORCH POSTS -TWO (2) STEPS ONTO FRONT PORCH WEST ELEVATION: -SIDE PORCH -TWO (2) STEPS TO SIDE PORCH -SIDE DOOR (OUTER SCREEN DOOR) -SINGLE WINDOW AT MAIN LEVEL -BACK UPPER-LEVEL DORMER -BRICK CHIMNEY #2 -BACK ROOM WITH SIDE DOOR SOUTH ELEVATION: -DOUBLE WINDOW AT CENTER OF BACK ROOM ON MAIN HOUSE BACK ROOM INTERIOR: -ONE (1) EAST SIDE WINDOW -USED AS DINING ROOM -TWO (2) DOUBLE HUNG WINDOWS AT SOUTH WALL -SIDE DOOR AT WEST WALL MAIN ROOM INTERIOR: -BAY DOOR WINDOW -DOOR WITH DECORATIVE GLASS BEHIND SCREEN DOOR * EXTERIOR:* INTERIOR: SANBORN MAP: -SIDE PORCH -BACK ONE-STORY ELEMENT 117 NORTH SIDE VIEW YEAR: 1963 FRONT BRICK CHIMNEY REAR 1 STORY ELEMENT EAST ELEVATION WINDOWS HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 118 WEST SIDE VIEW YEAR: 1960s HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO SIDE PORCH SIDE PORCH W/SCREEN DOOR 119 NORTH SIDE VIEW YEAR: 1960s PORCH POSTS HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO SIDE PORCH SIDE PORCH 120 WEST + NORTH SIDE VIEW YEAR: 1960s HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO SIDE PORCH PORCH POSTS 121 ORIGINAL ROOM AT BACK OF HOUSE YEAR: 1960s –BACK ROOM INTERIOR HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO WEST SIDE WINDOWBACK ROOM –DINING TABLE 122 WEST SIDE VIEW YEAR: 1965 SIDE PORCH REAR BRICK CHIMNEY REAR GABLED DORMER REAR WINDOWS REAR 1 STORY ELEMENT HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 123 YEAR: 1968 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO SIDE PORCHSIDE PORCH 124 YEAR: 1968 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO DOUBLE HUNG WINDOWS SIDE DOOR 125 YEAR: 1968 –BAY WINDOW ROOM HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO FRONT DOOR (SCREEN DOOR BEYOND)BAY WINDOW 126 YEAR: 1968 - –BACK ROOM INTERIOR HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO WEST SIDE WINDOW SOUTH SIDE WINDOW 127 NORTH SIDE VIEW YEAR: 1970 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 128 NORTHWEST VIEW YEAR: 1980 SIDE PORCH WAS REMOVED HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 129 EXISTING NORTH SIDE YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 130 ADDITION EXISTING WEST SIDE YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 131 EXISTING: WEST SIDE PARTIAL YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 132 EXISTING: SOUTH SIDE VIEW (ADDITION) YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 133 EXISTING: SIDE PORCH EVIDENCE YEAR: 2021 134 EXISTING: 1 STORY ELEMENT EVIDENCE YEAR: 2021 HISTORIC REFERENCE 135 W. FRANCIS STREET, ASPEN CO 135 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com JULY 19, 2021 REV. 135 W. FRANCIS ST. CONTEXT CLARIFICATION 136 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 6/23/21 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" EXISTING LILAC 135 W. FRANCIS STREET, ASPEN CO EXISTING: SITE PLAN EXISTING LILAC EXISTING LILAC MOVE 4’-4” EXISTING COTTONWOOD EXISTING COTTONWOOD EXISTING EVERGREEN EXISTING SITE PLAN: -HOUSE IS SLIGHTLY ROTATED -EXISTING HOUSE DOES NOT HAVE GARAGE OR ON-SITE PARKING -EXISTING TREES WILL BE TIGHT AGAINST BASEMENT 137 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 7/19/21 PROPOSED: SITE PLAN DATE 01/21/21 www.kimraymondarchitects.com 970-925-225202/12/21123456 BBCCEEDDFFGG06HHAA2A 3.12A 3.12A 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 3.45'-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 FENCE PROPERTY LINE5' SETBACK LINE10' SETBACK LINEGRAVEL PARKINGEDGE OF PAVEMENTEDGE OF PAVEMENT78867887788878873.5NN SCALE: 1/4" = 1'-0"SCALE: 1/4" = 1'-0" PROPOSED: SITE PLAN 135 W. FRANCIS STREET, ASPEN CO EXISTING LILAC EXISTING LILAC PROPOSED SITE PLAN: -HOUSE IS SQUARED ON SITE -PROPOSED HOME HAS A GARAGE -MOVING THE HOUSE WILL GIVE MATURE TREES ENOUGH ROOM TO THRIVE 138 CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO NORT EAST 135 W. FRANCIS STREET, ASPEN CO HOUSE MOVE DIAGRAM 1 4'-2 3/4" 14'-2 3/4"5' SETBACK LINE10' SETBACK LINEEXISTING HOUSE LOCATION 10' SETBACK PROPERTY LINE HISTORIC RESOURCE ADDITION TO BE REMOVED EXISTING HOUSE LOCATION 10' SETBACK PROPERTY LINE HISTORIC RESOURCE ADDITION TO BE REMOVED EXISTING HOUSE LOCATION - PLAN EXISTING HOUSE LOCATION - ELEVATION EXISTING HOUSE LOCATION -4’-2 ¾” FROM SET BACK LINE -ROTATED ABOUT 1 DEGREE -EXISTING HOME DOES NOT HAVE ON- SITE PARKING 139 CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO PROPOSED HOUSE (HISTORIC NOT MOVED) -4’-2 ¾” FROM SET BACK LINE -SQUARE ON SITE -THIS OPTION PROVIDES REQUIRED ON- SITE PARKING -GARAGE PUSHES INTO REAR 5’ SETBACK 135 W. FRANCIS STREET, ASPEN CO HOUSE MOVE DIAGRAM 2 4'-2 3/4" 14'-2 3/4" 3'-10 7/8" INTO SETBACK 5' SETBACK LINE10' SETBACK LINE10' SETBACK PROPERTY LINE HISTORIC RESOURCE PROPOSED LINK PROPOSED ADDITIONEXISTING HOUSE LOCATION 3'-10 7/8" INTO SETBACK 4'-2 3/4" TO SETBACK EXISTING HOUSE LOCATION 10' SETBACK PROPERTY LINE PROPOSED LINK ADDITIONHISTORIC RESOURCE EXISTING HOUSE LOCATION - PLAN EXISTING HOUSE LOCATION - ELEVATION 140 CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO PROPOSED HOUSE (HISTORIC MOVED) -2” FROM SET BACK LINE -SQUARE ON SITE -THIS OPTION PROVIDES REQUIRED ON- SITE PARKING (GARAGE) -GARAGE JUST INSIDE OF REAR 5’ SETBACK 135 W. FRANCIS STREET, ASPEN CO HOUSE MOVE DIAGRAM 3 2"10'-0"10' SETBACK LINE10' SETBACK PROPERTY LINE HISTORIC RESOURCE PROPOSED ADDITION PROPOSED LINK 2" TO SETBACK LINE 10' SETBACK PROPERTY LINE ADDITIONHISTORIC RESOURCE PROPOSED LINK PROPOSED HOUSE LOCATION - PLAN PROPOSED HOUSE LOCATION - ELEVATION 141 YEAR: 2021 -EXISTING HOUSE LOCATION -NO DIRECT VIEW TOWARD EAST PROPERTIES CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO EXISTING HOUSE LOCATION: -4’-2 ¾” FROM SET BACK LINE -NO VISUAL CONNECTION WITH PROPERTIES BEYOND 10’ FRONT SETBACK 142 YEAR: 2021 -PROPOSED HOUSE LOCATION -BEHIND 10’ FRONT YARD SETBACK CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO PROPOSED HOUSE LOCATION: -2” FROM SET BACK LINE -NO VISUAL CONNECTION WITH PROPERTIES BEYOND 143 VIEW TO FOUR CORNERS AT INTERSECTION OF FRANCIS AND 1ST STREETS: YEAR 2021 -NO VISUAL ALLIGNMENT WITH ADJACENT PROPERTIES CONTEXT REFERENCE 135 W. FRANCIS STREET, ASPEN CO 135 W. FRANCIS STREET, ASPEN CO Layout FRANCIS ST.N. 1ST ST.NWNESWSENORTH WEST SOUTH WEST NORTH EAST SOUTH EAST 144 FRANCIS STREET ALIGMENT STUDY 135 W. FRANCIS STREET, ASPEN CO 1898 HISTORIC MAPS OF WEST FRANCIS 1898 HISTORIC MAPS OF WEST FRANCIS 600 BLOCK 400 BLOCK500 BLOCK 300 BLOCK 200 BLOCK 100 BLOCK 145 FRANCIS STREET ALIGMENT STUDY 135 W. FRANCIS STREET, ASPEN CO WEST FRANCIS STREET HISTORIC HOUSE ALIGNMENT WEST FRANCIS’ HISTORIC HOUSE ALIGNMENT 600 BLOCK 400 BLOCK500 BLOCK 300 BLOCK 200 BLOCK 100 BLOCK *There is neither a pattern nor a historically significant relationship between the alignment of homes on a single block. 146 FRANCIS STREET ALIGMENT STUDY 135 W. FRANCIS STREET, ASPEN CO HISTORIC HOUSE ALIGNMENT IN THE GREATER NEIGHBORHOOD: WEST BLEEKER, MAIN, HOPKINS, HALLAMHISTORIC HOUSE ALIGNMENT IN THE GREATER NEIGHBORHOOD: WEST BLEEKER; MAIN; HOPKINS; HALLAM 147 FRANCIS STREET ALIGMENT STUDY 135 W. FRANCIS STREET, ASPEN CO PRESENT DAY MOVEMENT OF HISTORICALLY PRESERVED HOMESPRESENT DAY MOVEMENT OF HISTORICALLY PRESERVED HOMES YEAR 2015 YEAR 2020 SANBORN MAP - 1898 223 E. HALLAM DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2015: 19'-3 1/2" - YEAR 2020: 10'-3/4" DISTANCE MOVED: 9'-2 3/4" 223 EAST HALLAM DISTANCE MOVED: 9’ 2-3/4” HISTORIC PHOTOYEAR 2014 YEAR 2017 SANBORN MAP - 1898 530 W. HALLAM DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2014: 25'-10" - YEAR 2017: 10'-9" DISTANCE MOVED: 15'-1" 530 WEST HALLAM DISTANCE MOVED: 15’ 1” YEAR 2015 YEAR 2018 SANBORN MAP - 1898 232 E. BLEEKER DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2015: 20'-1" - YEAR 2017: 10'-4 1/2" DISTANCE MOVED: 9'-8 1/2" 232 EAST BLEEKER DISTANCE MOVED: 9’ 8-1/2” In each instance, the home has moved closer to the property line. The same would be true for 135 West Francis.10'-2"18'-8 5/8"12'-6 3/8"W. FRANCIS ST.N. 1ST. ST.135 129201 YEAR 2021 129 W. FRANCIS ST: NO LONGER IN ORIGINAL LOCATION. IT HAS MOVED APPROXIMATELY 4'-8" 135 W. FRANCIS ST: PROPOSAL TO MOVE HOUSE 4'-4" 135 WEST FRANCIS PROPOSED DISTANCE: 4’ 2 3/4” 148 CONTEXT: RESTORATION 135 W. FRANCIS STREET, ASPEN CO YEAR 2015 YEAR 2020 SANBORN MAP - 1898 223 E. HALLAM DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2015: 19'-3 1/2" - YEAR 2020: 10'-3/4" DISTANCE MOVED: 9'-2 3/4" 149 CONTEXT: RESTORATION 135 W. FRANCIS STREET, ASPEN CO HISTORIC PHOTO YEAR 2014 YEAR 2017 SANBORN MAP - 1898 530 W. HALLAM DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2014: 25'-10" - YEAR 2017: 10'-9" DISTANCE MOVED: 15'-1" 150 CONTEXT: RESTORATION 135 W. FRANCIS STREET, ASPEN CO YEAR 2015 YEAR 2018 SANBORN MAP - 1898 232 E. BLEEKER DISTANCE FROM PROPERTY LINE TO FRONT OF HOUSE - YEAR 2015: 20'-1" - YEAR 2017: 10'-4 1/2" DISTANCE MOVED: 9'-8 1/2" 151 CONTEXT: RESTORATION 135 W. FRANCIS STREET, ASPEN CO YEAR 2018HISTORIC PHOTO YEAR 2014 SANBORN MAP - 1898 110 E. BLEEKER 152 CONTEXT: SANBORN MAP 1898 135 W. FRANCIS STREET, ASPEN CO15'-10 1/4"14'-1 1/4"12'-6 3/8"8'-5 1/8"7'-7 3/4"12'-1 3/8"SANBORN MAP - 1898 129 W. FRANCIS ST: ORIGINAL LOCATION: 14'-1/4" FROM PROPERTY LINE* DIMENSIONS ARE APPROXIMATE FROM MAP. 153 CONTEXT: EXISTING 2021 135 W. FRANCIS STREET, ASPEN CO10'-2"18'-8 5/8"12'-6 3/8"W. FRANCIS ST.N. 1ST. ST.135 129201 YEAR 2021 129 W. FRANCIS ST: NO LONGER IN ORIGINAL LOCATION. IT HAS MOVED APPROXIMATELY 4'-8" 135 W. FRANCIS ST: PROPOSAL TO MOVE HOUSE 4'-4" 154 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com JULY 19, 2021 REV. 135 W. FRANCIS ST. FORM AND PROPORTION 155 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO FORM: HISTORIC RESOURCE ROOF: -THERE ARE 6 ROOFS WITH DIFFERENT SLOPES -THE DOMINANT ROOF IS 12” : 12” 156 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO NORTH ELEVATION: ROOF SLOPES -12: 12 -3 : 12 -4 ½ : 12 -6 : 12 135 W. FRANCIS STREET, ASPEN CO NORTH ELEVATION: FORM ADDITION 12:12 SLOPE4 1/2 :12 SLOPE1:1 SLOPE 6 :12 SLOPE 3 :12 SLOPE NORTH ELEVATION - FORM 157 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO WEST ELEVATION: ROOF SLOPES -12: 12 -3 : 12 -3 ½ : 12 -6 : 12 135 W. FRANCIS STREET, ASPEN CO WEST ELEVATION: FORM PROPOSED LINK ADDITION12:12 SLOPE6 :12 SLOPE3 1/2 : 12 SLOPE 3 : 12 SLOPE WEST ELEVATION: FORM 158 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO PROPORTION: -THE DOMINANT ROOF VOLUME IS TWO STORIES TALL -DOMINANT VOLUME HAS LARGE FOOT PRINT 159 135 W. FRANCIS STREET, ASPEN CO EXISTING FOOT-PRINT DIAGRAM -DOMINANT VOLUME IS 26’-1 1/8” DEEP FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO PROPORTION DIAGRAM 1 26'-1 1/8"27'-2 1/2"26'-1 1/8"28'-2 1/2"10'-0"9'-0"19'-1 1/8" PROPOSED LINK ADDITION 12:12 SLOPE6 :12 SLOPE3 1/2 : 12 SLOPE 3 : 12 SLOPE PROPOSED LINK ADDITION DOMINANT VOLUME PROPOSED ADDITION FOOTPRINT IS MORE NARROW THAN DOMINANT FOOTPRINT TO KEEP PROPORTION AND FORM SPRING POINT MUST TO UP. FOOTPRINT PROPORTION - PLAN VOLUME PROPORTION - ELEVATION 160 135 W. FRANCIS STREET, ASPEN CO SMALLER FOOT-PRINT DIAGRAM -TO KEEP THE SLOPE PROPORTION THE ROOF MUST MOVE UP, MAKING IT TALLER THAN HISTORIC RESOURCE FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO PROPORTION DIAGRAM 210'-0"5'-5 3/8"26'-1 1/8"19'-1 1/8"34'-9"PROPOSED LINK ADDITION 12:12 SLOPE6:12 SLOPE3 1/2 : 12 SLOPE 3 : 12 SLOPE KEEPING SLOPE IN SMALL FOOTPRINT MAKES VOLUME TOWER OVER HISTORIC RESOURCE 12:12 SLOPE PROPOSED LINK ADDITION DOMINANT VOLUME PROPOSED ADDITION FOOTPRINT IS SMALLER THAT DOMINANT VOLUME FOOTPRINT FOOTPRINT PROPORTION - PLAN VOLUME PROPORTION - ELEVATION 161 135 W. FRANCIS STREET, ASPEN CO PROPOSED FOOTPRINT DIAGRAM + FLAT ROOF: -BY MAKING THE ADDITION ROOF FLAT, THE HEIGHT IS SIMILAR TO DOMINANT VOLUME. FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO PROPORTION DIAGRAM 33'-4 1/2"26'-1 1/8"24'-0 5/8"34'-9"PROPOSED LINK ADDITION 1:1 SLOPE6 :12 SLOPE3 1/2 : 12 SLOPE 3 : 12 SLOPE FLAT ROOF IS LOWER THAT DOMINANT VOLUME. DOES NOT COMPETE WITH HISTORIC RESOURCE FLAT ROOF BEYOND PROPOSED LINK ADDITION DOMINANT VOLUME PROPOSED ADDITION FOOTPRINT WITH FLAT ROOF FOOT PRINT PROPORTION - PLAN FOOT PRINT PROPORTION - ELEVATION 162 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO PROPOSED: -FLAT ROOF RESPECTS HISTORIC RESOURCE HEIGHT 163 FORM AND PROPORTION 135 W. FRANCIS STREET, ASPEN CO6"6"WEST ELEVATION SOUTH ELEVATION 164 Page 1 of 2 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Natalie Feinberg Lopez, Historic Preservation Officer MEETING DATE: July 28, 2021 RE: 316 E. Hopkins Avenue – Minor Development Review, Commercial Design Review, PUBLIC HEARING APPLICANT /OWNER: AJAX JMG Investments LLC REPRESENTATIVE: Craig Cordts-Pearce LOCATION: Street Address: 316 E. Hopkins Avenue Legal Description: Lot O, Block 80, City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2737-07329-008 CURRENT ZONING & USE CC, Commercial Core, Restaurant PROPOSED LAND USE: No change SUMMARY: The applicant has submitted designs to improve the rear portion of 316 E. Hopkins with a new outdoor dining area, including a raised deck, trellis and fencing. In addition, the applicant seeks to legalize a trash enclosure built without approvals in early 2020, and to clad existing outdoor coolers with siding to improve the patio dining experience. STAFF RECOMMENDATION: Staff recommends approval. 316 E. Hopkins Avenue 165 Page 2 of 2 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Minor Development (Section 26.415.070.C)- design review of alterations to a landmarked property. • Commercial Design Review (Section 26.412.070.C)- design review of development located in the Commercial Core Historic District. The Historic Preservation Commission (HPC) is the final review authority on the reviews listed above. The scope of the project is not subject to Call-Up notice to City Council. Following this review, the Community Development Director will complete an Administrative Growth Management Review, which allows for the creation of new net leasable space (the cooler and trash shed) without a requirement for affordable housing mitigation so long as the new area is less than 500 square feet. STAFF COMMENTS: Staff has reviewed the project based on the Historic Preservation Design Guidelines and the Commercial Design Guidelines. The review criteria and staff recommendations in response to this proposal are detailed in Exhibit A. Staff finds the current configurations of the trash enclosure, cooler/freezer, patio enlargement, trellis and fencing upgrades to be compatible for all required Historic Preservation Design Guidelines and Commercial Design Guidelines, as well as a marked improvement over the current configuration and materials. RECOMMENDATION: Staff recommends HPC approve the Minor Development and Commercial Design Review. ATTACHMENTS: Resolution #____, Series of 2021 Exhibit A- Minor Development/Staff Findings Exhibit B- Application 166 HPC Resolution #__, Series of 2021 Page 1 of 2 RESOLUTION #__, SERIES OF 2021 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING MINOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW APPROVAL FOR THE PROPERTY LOCATED AT 316 EAST HOPKINS AVENUE, LOT O, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-38-851 WHEREAS, the applicant, AJAX JMG Investments LLC, represented by Craig Cordts-Pearce, has requested Minor Development and Commercial Design approval for the property located at 316 E. Hopkins Avenue, Lot O, Block 80, City and Townsite of Aspen, Colorado; and WHEREAS, the review is subject to the Municipal Code in place at the time of application completeness on July 15, 2021; and WHEREAS, HPC held a public hearing on the project on July 28, 2021. HPC considered the application, the staff memo, and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: Section 1: Minor Development Review HPC hereby approves Minor Development and Commercial Design Review as follows: 1. Approval is granted regarding the proposed designs to improve the rear portion of 316 E. Hopkins with a new outdoor dining area, raised deck, trellis, fencing, trash enclosure and the cladding of the existing outdoor coolers. 2. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: 167 HPC Resolution #__, Series of 2021 Page 2 of 2 Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 316 E. Hopkins Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of July 2021. Approved as to Form: Approved as to Content: _________________________________ ________________________________ Kate Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: _______________________ Cindy Klob, Records Manager 168 Page 1 of 5 Exhibit A Historic Preservation Design Guidelines Criteria Commercial Design Guidelines Criteria Staff Findings 26.415.070 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. 26.415.070.C. Certificate of appropriateness for a minor development. 3. The procedures for the review of minor development projects are as follows: a) The Community Development Director will review the application materials and if they are determined to be complete, schedule a public hearing before the HPC. The subject property shall be posted pursuant to Paragraph 26.304.060.E.3.b. b) 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 approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. c) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. d) The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Relevant Historic Preservation Design Guidelines: 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. 169 Page 2 of 5 • 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. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. 170 Page 3 of 5 • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Chapter 1: Site Planning & Landscape Design MET NOT MET DOES NOT APPLY 1.2 Preserve the system and character of historic streets, alleys, and ditches. 1.8 Consider stormwater quality needs early in the design process. Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET DOES NOT APPLY 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. 12.3 Exterior light fixtures should be simple in character. Historic Preservation Design Guidelines Review Criteria for 316 East Hopkins Avenue The applicant is requesting a Minor Development reivew for the historic resources to improve the rear portion with a new outdoor dining area, including deck, trellis, fencing, trash enclosure, and outdoor cooler cladding. The proposed design must meet applicable Historic Preservation Design Guidelines. MET MET MET MET 171 Page 4 of 5 Staff Finding: The proposed improvements at the alley do not affect historic fabric, as the new outdoor seating area, trash enclosure and exterior chiller are all separate from the historic structure. Staff finds that the proposed design complies with the Historic Preservation Design Guidelines and criteria. 26.412.060 Commercial Design Review Except as outlined below, this Section applies to all commercial, lodging and mixed-used development within the City requiring a building permit. All development shall be reviewed pursuant to the Character Area in which it is located. The Community Development Director shall assign an appropriate Character Area to properties subject to Commercial Design Review that are not located within a defined Character Area. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. Guidelines and Standards 1. The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040.D, Variations. 3. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a) determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal; b) weigh the applicable guidelines with the practicality of the measure. Relevant Commercial Design Guidelines: 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. 172 Page 5 of 5 • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals, when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Finding: The Commercial Design Guidelines emphasize the minimization of the visual impacts of mechanical equipment, trash and storage by utilizing discrete locations, neutral colors, and appropriate materials. Staff finds that the Commercial Design Guidelines are met. General: Materials and Details MET NOT MET DOES NOT APPLY 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. Commerical, Lodging, and Historic District Design Standards and Guidelines Review Criteria for 31 6 East Hopkins Avenue The applicant is requesting Minor Development approval for improvements to the rear portion of the historic property with a new outdoor dining area, raised deck, trellis, fencing, trash enclosure, and cladding to the outdoor cooler. The proposed design must meet all applicable Standardas and Guidelines. Met 173 PRE-APPLICATION CONFERENCE SUMMARY DATE: August 21, 2020 PLANNER: Amy Simon, amy.simon@cityofaspen.com PROJECT NAME AND ADDRESS: 316 E. Hopkins Avenue REPRESENTATIVE: Craig Cordts-Pearce, cordtspearce@me.com DESCRIPTION: The applicant would like to improve the rear portion of 316 E. Hopkins with a new outdoor dining area, including a raised deck, trellis and fencing. In addition, the applicant seeks to legalize a trash enclosure built without approvals in early 2020, and to clad existing outdoor coolers with siding to improve the patio dining experience. This review is a one-step hearing, meaning that all details of the proposal will be presented to HPC in one application. Staff will review the project and make a recommendation to HPC, based on the Historic Preservation Design Guidelines (Chapters 1, 10 and 12 only) and the Commercial Design Guidelines (General and Commercial Core Guidelines only). HPC will make a decision to approve, approve with conditions, or deny the proposal. In addition to HPC review, the proposal requires Growth Management approval to address affordable housing impacts. If the project is designed to comply with the criteria below, this will be a staff level approval and no mitigation will be required. The outdoor coolers and trash storage shed will be counted as Net Leasable Area. And Floor Area. Regarding criterion C.3, below, the property has not received prior Administrative GMQS approvals so the criterion is met. 174 If the project cannot comply with the criteria above, review by the Planning and Zoning Commission will be needed, along with mitigation of all new net leasable area at a rate of approximately $730 per square foot. Stormwater mitigation may be required, depending on the decking materials used. Please contact Engineering for guidance as soon as possible. Below are links to relevant documents and a list of information needed to submit an application. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.412.060.A Commercial Design Review 26.415.070.C Development involving designated historic property or property within a historic district, Certificate of Appropriateness for a minor development 26.470.090.C Growth Management: Minor Expansion of Commercial, Lodge or Mixed-Use Development 26.575.020 Calculations and Measurements 26.710.140 Commercial Core Zone District For your convenience – links to the Land Use Application and Land Use Code are below: Historic Preservation Design Guidelines Historic District Design Guidelines Historic Preservation Land Use Application Packet Land Use Code REVIEW BY: • Staff for Complete Application • Historic Preservation Commission for decision PUBLIC HEARING: Yes PLANNING FEES: $1,300 Deposit for 4 hours of staff time (additional/lesser hours will be billed/refunded at a rate of $325/hr.) REFERRAL FEES: No, however staff will seek referral comments from the Building Department, Zoning and Parks regarding any relevant code requirements or considerations. TOTAL DEPOSIT: $1,300 175 APPLICATION CHECKLIST – Please email the following as one PDF to amy.simon@cityofaspen.com  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 to Application)  A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements, proximity to any preserved view planes, and predominant site characteristics.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Scaled elevations and/or drawings of the proposed work and its relationship to the designated building.  An accurate representation of all building materials and finishes to be used in the development.  Photographs and other exhibits, as needed, to accurately depict location, extend and design of proposed work. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting the deposit. Once the deposit is received, the case will be assigned to a planner and the land use review will begin. During review of the case, additional items may be requested. 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. 176 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) 177 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Address of Property: Please type or print in all caps Property Owner Name: Representative Name (if different from Property Owner): Billing Name and Address - Send Bills to: Contact info for billing: e-mail: Phone: I understand that the City has adopted, via Ordinance No. 20, Series of 2020, 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, 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 sent 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 non-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 an 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 processing 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: Phillip Supino, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: 178 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 179 180 181 Land Title Guarantee Company Customer Distribution PREVENT FRAUD - Please remember to call a member of our closing team when initiating a wire transfer or providing wiring instructions. Order Number:Q62012847 Date: 05/27/2021 Property Address:316 E HOPKINS AVE, ASPEN, CO 81611 PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS For Closing Assistance For Title Assistance Land Title Roaring Fork Valley Title Team 533 E HOPKINS #102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Seller/Owner AJAX JMG INVESTMENTS LLC Delivered via: No Commitment Delivery STEAKHOUSE 316 Attention: MITCH SHER 308 S GALENA STREET ASPEN, CO 81611 mitch@cprestaurants.com Delivered via: Electronic Mail 182 Land Title Guarantee Company Estimate of Title Fees Order Number:Q62012847 Date: 05/27/2021 Property Address:316 E HOPKINS AVE, ASPEN, CO 81611 Parties:TO BE DETERMINED AJAX JMG INVESTMENTS LLC, A COLORADO LIMITED LIABILITY COMPANY Visit Land Title's Website at www.ltgc.com for directions to any of our offices. Estimate of Title insurance Fees "TBD" Commitment $217.00 Total $217.00 If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at closing. Thank you for your order! Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the effect of these documents on your property. Chain of Title Documents: Pitkin county recorded 05/14/2014 under reception no. 610291 183 Copyright 2006-2021 American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Property Address: 316 E HOPKINS AVE, ASPEN, CO 81611 1.Effective Date: 05/21/2021 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: A FEE SIMPLE 4.Title to the estate or interest covered herein is at the effective date hereof vested in: AJAX JMG INVESTMENTS LLC, A COLORADO LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: LOT O,​ BLOCK 80,​ CITY AND TOWNSITE OF ASPEN,​ COUNTY OF PITKIN,​ STATE OF COLORADO. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62012847 184 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62012847 All of the following Requirements must be met: This proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED. 2.RELEASE OF DEED OF TRUST DATED MAY 14, 2014 FROM AJAX JMG INVESTMENTS LLC, A COLORADO LIMITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF WELLS FARGO BANK, N.A. TO SECURE THE SUM OF $2,430,000.00 RECORDED MAY 14, 2014, UNDER RECEPTION NO. 610292. 3.WARRANTY DEED FROM AJAX JMG INVESTMENTS LLC, A COLORADO LIMITED LIABILITY COMPANY TO TO BE DETERMINED CONVEYING SUBJECT PROPERTY. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 185 This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN RECORDED JANUARY 06, 1888 IN BOOK 59 AT PAGE 252, PROVIDING AS FOLLOWS: THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS. 9.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF ORDINANCE OF THE ASPEN HISTORIC PRESERVATION COMMISSION, NO. 1, SERIES OF 1992 RECORDED MARCH 5, 1992 IN BOOK 671 AT PAGE 37. 10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION BY THE ASPEN HISTORIC PRESERVATION COMMISSION, NO. 5, SERIES OF 1992 RECORDED DECEMBER 28, 1992 IN BOOK 698 AT PAGE 777. 11.EXISTING LEASES AND TENANCIES. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62012847 186 LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. (C) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. (A) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. (B) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. (C) The Company must receive payment of the appropriate premium.(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. (E) 187 Note: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. Note: Pursuant to CRS 10-1-11(4)(a)(1), Colorado notaries may remotely notarize real estate deeds and other documents using real-time audio-video communication technology. You may choose not to use remote notarization for any document. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such mineral estate may include the right to enter and use the property without the surface owner's permission. (B) 188 JOINT NOTICE OF PRIVACY POLICY OF LAND TITLE GUARANTEE COMPANY, LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY LAND TITLE INSURANCE CORPORATION AND OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to your non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receive from you, including communications sent through TMX, our web-based transaction management system; your transactions with, or from the services being performed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records maintained by governmental entities that we obtain either directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We may share your Personal Information with affiliated contractors or service providers who provide services in the course of our business, but only to the extent necessary for these providers to perform their services and to provide these services to you as may be required by your transaction. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT STATED ABOVE OR PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 189 Commitment For Title Insurance Issued by Old Republic National 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, Old Republic National Title Insurance Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (f) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (a) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (c) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) 190 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Land Title Insurance Corporation. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (c) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) 191 BUILT IN BANQUETTEEXPOSEDCONCRETETO REMAIN9'-10 3/8"11'-4"9'-3"DN 7"STAINLESS STEEL POST BASEFOR NEW 8X8 COLUMNCOMPOSITE DECKING TOMATCH EXISTING2X JOIST 16" OC TO BEFLUSH W/ EXISTING DECK;DESIGN BUILD BYCONTRACTOR(2) 2X10 SLOPED TOMATCH EXISTING ROOFNEW 8X8 WOOD POST3X4 WOOD TRELLIS TO BEFLUSH WITH EXISTING ROOF7 1/2" 10'-5 3/4" 8'-8"STAINLESS STEEL POSTBASE FOR NEW 8X8COLUMN12'-6 1/8"COOLERFREEZERNEW 8X8 WOODPOSTLINE OF COMPOSITE DECKINGBEYOND TO BE FLUSH W/EXISTING DECKREPLACE EXISTINGWOOD FENCEREPLACE EXISTINGWOOD POST2X JOIST 16" OC TO BE FLUSHW/ EXISTING DECK JOISTS;DESIGN BUILD BYCONTRACTORCOOLER/FREEZER BEYONDFACED WITH NATURAL WOOD5'-8 1/2"SERVICEENTRANCE(2) 2x10 WOOD JOISTSSLOPE 1:13NEW COMPOSITE DECKFLUSH WITH EXISTING;DESIGN BUILD BYCONTRACTOR7'-6 1/4"3'-0" CLREXISTING TRASHENCLOSURE BEYONDTO REMAINEXISTING FLOOR DRAINSTO BE RAISED FLUSH W/NEW DECKTRASH8 1/2"7'-3 1/2"9'-10"6'-11"10"4'-1 1/2"12'-6 1/8"2'-9 7/8"6'-4" 3'-1 3/8" 9'-4 1/2"12'-6 1/8"COOLERFREEZERSERVICEENTRANCETRASH8 1/2"7'-3 1/2"9'-10"NEW FENCE TO BE BUILTINSIDE EXISTING FENCE.REMOVE EXISTINGFENCE ONCE COMPLETE6' NEW NATURAL WOODPANEL FENCE9'-10 3/8"11'-2 5/8"9'-4 1/2"1'-4 1/8"2'-5"1'-6"3"3"NEW 6' FENCEBEYONDEXISTING DOOR TO BECOVERED MATCH SIDING8X8 WOOD POST TO BE FLUSHWITH ROOF OVERHANG3X3 WOOD TRELLISLINE OF ROOF OVERHANG2X10 WOOD BEAMS3X4 WOOD TRELLIS TO BEFLUSH WITH EXISTING ROOF9'-3"11'-4"9'-10 3/8"2x10 WOOD JOISTSKNEE BRACE; SEESTRUCTURAL10'-0"7'-4"13'-0"5'-5 1/2"13'-0"10'-0"5'-5 1/2"07-12-21STEAK HOUSE 316 316 E. Hopkins Aspen, CO 81611 REVISIONHPC SUBMITTALDRAWING NO.TITLE DATE 5/5/21OWNER REVIEWCLASSDESIGN22 Lazy GlenSnowmass, CO 81654bethfults@yahoo.com970.306.2618 11/3/20SUBMISSION SET 7/12/21HPC SUBMITTALA1.01PLAN, RCP &ELEVATIONS2PROPOSED BACK PATIO TRELLIS PLANScale: 1/4" = 1'-0"APROPOSED BACK ELEVATIONScale: 1/4" = 1'-0"BPROPOSED BACK PATIO ELEVATIONScale: 1/4" = 1'-0"A1.01AA1.01B1PROPOSED BACK PATIO PLANScale: 1/4" = 1'-0"192 07-12-21STEAK HOUSE 316 316 E. Hopkins Aspen, CO 81611 REVISIONHPC SUBMITTALDRAWING NO.TITLE DATE 5/5/21OWNER REVIEWCLASSDESIGN22 Lazy GlenSnowmass, CO 81654bethfults@yahoo.com970.306.2618 11/3/20SUBMISSION SET 7/12/21HPC SUBMITTALA1.02MATERIAL IMAGESAPROPOSED BACK ELEVATIONScale: 1/4" = 1'-0"BPROPOSED BACK PATIO ELEVATIONScale: 1/4" = 1'-0"NATURAL WOOD TRELLISNATURAL WOOD FENCE PLANKSNATURAL BARN WOOD SCREENSCAFE LIGHTS AT TRELLISDEVELOPMENT PROPOSAL DESCRIPTIONWe would like to add a wood trellis and raised deck to the backside of 316 EastHopkins. This trellis represents present time and will not interfere with the historicresource of the building and will not effect the architectural character.The existing back patio is currently storage with a dilapidated wood fence that facesthe alley and the bank parking. The new trellis will be set behind the existingstructure and below the existing roof slope.We will replace the fence at the same height and with the materials shown on thispage. The fence will be set inside of the existing fence.193 3'-0" CLR07-12-21STEAK HOUSE 316 316 E. Hopkins Aspen, CO 81611 REVISIONHPC SUBMITTALDRAWING NO.TITLE DATE 5/5/21OWNER REVIEWCLASSDESIGN22 Lazy GlenSnowmass, CO 81654bethfults@yahoo.com970.306.2618 11/3/20SUBMISSION SET 7/12/21HPC SUBMITTALA1.03SITE PLAN2PROPOSED BACK PATIO SITE PLANScale: 1/4" = 1'-0"194 195