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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
October 27, 2021
4:30 PM,
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I.SITE VISIT
II.ROLL CALL
III.MINUTES
III.A.Draft minutes - 9/22/21
minutes.hpc.20210922_DRAFT.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
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XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
XIII.A.611 W. Main Street - Final Major Development and Certificates of Affordable
Housing Credits, PUBLICH HEARING
Memo.611 W Main.20211027.pdf
Draft Resolution.611 W Main.20211027.pdf
ExhibitA.DesignGuidelinesCriteria.pdf
ExhibitB.Referral Comments.pdf
ExhibitC.HPC Resolution 17-2020 HPC Meeting Minutes.20200909.pdf
ExhibitD.Application.611 W Main.20211027.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 22, 2021
Vice Chair Halferty opened the meeting at 4:30pm
Commissioners in attendance: Jeffery Halferty, Roger Moyer, Jodi Surfas, Peter Fornell. Absent were
Kara Thompson and Sheri Sanzone.
Staff present:
Amy Simon, Planning Director
Sarah Yoon, Historic Preservation Planner
Natalie Feinburg Lopez, Historic Preservation Officer
Kate Johnson, Assistant City Attorney
Nicole Henning, City Clerk
Mike Sear, Deputy City Clerk
MINUTES: Mr. Fornell motioned to approve three sets of minutes from 6/23/21, 7/14/21, and 8/11/21;
Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Halferty, yes; Ms. Surfas, yes; Mr. Moyer, yes;
4-0, motion carried.
PUBLIC COMMENT: None.
COMMISSIONER MEMBER COMMENTS: Mr. Halferty said he’s been watching the Boomerang
deteriorate all summer and feels it is unprotected and open to the elements with winter coming. He
would like an update. Ms. Lopez said she went over there with a representative from the Building
Department, and the roof and foundation are in great shape. The worst is in the alleyway because of the
trash that is being dumped. We are being proactive and working with Mark Hunt on this.
Mr. Moyer asked about Main St. Bakery. Ms. Lopez said she isn’t sure where we are with it. Ms. Yoon
said there have been communications with the applicant team trying to get their approvals in line for
permit submittal.
Mr. Halferty reiterated that he just wants to make sure the Boomerang resource is protected
throughout this winter.
DISCLOSURE OF CONFLICTS: None.
PROJECT MONITORING: Ms. Yoon has been reaching out to board members for project monitoring
meetings. She said she appreciates everyone’s patience.
STAFF COMMENTS: Ms. Lopez introduced Mr. Sear, the new Deputy City Clerk, to the commission. She
said the meeting on October 13th is canceled so they will reconvene on the 27th.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Yoon said there were a few applications in review, but
nothing to report.
CALL UP REPORTS: None.
PUBLIC NOTICE: Ms. Johnson said yes, these were submitted with the original applications.
OLD BUSINESS: 135 W. Francis Street – Conceptual Major Development, Relocation, Setback Variations,
and Floor Area Bonuses – Continued
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 22, 2021
Ms. Yoon asked Ms. Johnson to go over the vote for tonight. Ms. Johnson said there are four
commissioners tonight, which is sufficient for a quorum. At least three members will have to vote
consistently in order to take action.
APPLICANT PRESENTATION: Kim Raymond and Patricia Weber of Kim Raymond Architecture + Interiors
Ms. Raymond showed the site plan on screen and pointed out the non-historic addition that they will be
removing. She said they will be lifting the house straight up about 7 inches to fix drainage which is
allowed by historic preservation codes. They will be setting the resource down straight back onto the lot
and are not changing the historic location at all. They have shortened the link to 10 ft wide from the
previous 14ft. to meet the needs of the family and after working with HPC. They made it a slightly wider
from east to west, yet it still leaves almost 8ft. of the historic building showing on the west side and 2ft.
on the east corner. They will be adding a one car garage and stated that they are not demolishing more
that 40% of the building, so are not triggering the need for two parking spaces. She shared some slides
of the historic aspects that will be restored, including the chimney and historic side porch. The front
porch will be cleaned up, which is still in great shape. The new addition is on the backside of the home
and is not even 12 inches taller than the historic building. She pointed out that the gables on the new
addition are compatible with the historic building. The fence starts at the connector and wraps around
the addition without touching the historic resource. They are planning to save the cottonwood trees and
will work around the evergreens. She showed the storm water management plan which they will
continue to work with the engineering department on. She showed the demo calculations.
Mr. Fornell asked Ms. Raymond to go over the requests for setback variances.
Ms. Raymond said that they moved the garage back into the rear yard setback to be able to fit a car in.
They are asking for a 2ft 8in. rear yard setback for the garage and below grade space. They are also
asking for a 1 ft. side yard setback on the west side to accommodate the wing wall feature on the gable.
STAFF PRESENTATION: Sarah Yoon, Historic Preservation Planner
Ms. Yoon said the applicant is requesting conceptual major development, relocation, setback variations
and floor area bonus. This was before us once before and now back with some changes to location and
the connecting element. She stated that after several discussions about the site planning, the applicant
has returned with a revised application that maintains the historic location, in line with Chapter 9 of the
historic guidelines. Staff is in support of a portion of the new addition encroaching into the rear yard
setback. She stated that staff will be working closely with the applicant on the preservation plan to
ensure restoration work will comply with guidelines. She showed the revised north and west elevations
on screen and said they are more compatible with the historic resource which maintains its visual
dominance. She had two things she wanted to open up for HPC discussion. First, the roof configuration
of the new addition including the gable forms and flat roof portion. Second, the wing walls on the new
addition that require a side yead setback variation of 1ft. They are requesting a rear yard setback and a
side yard setback which staff is in support of. They are also requesting a 60 sq. ft. bonus, and they do
meet these criteria.
Staff recommends approval with the following conditions:
1. Continue to work with city departments on stormwater mitigation and drainage plans.
2. Provide detailed roof plan.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 22, 2021
3. Lightwell curb heights to be 6” or less in height. Provide curb height information for lightwell
adjacent to historic resource and appropriate screening will be required.
4. Provide a detailed preservation plan. Special attention is required for the front entry porch as
part of this plan.
5. A 60 sq. ft. floor area bonus is granted for the approved design.
6. The following setback variation for the proposed addition is granted:
• 2’-8” rear yard setback reduction for the proposed garage, as represented in the
approved application
• 7’-4” rear yard setback reduction for the living spaces on the upper level and below
grade, as represented in the approved application.
• 1’-0” west side yard setback reduction for extruded architectural features on the west
elevation of the new addition.
• 1’-0” combined side yard setback reduction
Ms. Raymond clarified that the upper-level deck space is only a 5 ft variance. Only the below grade
space is looking for the 7’-4” variance.
Mr. Fornell clarified that staff is recommending approval and not continuation since there was a mistake
shown on the slide.
Mr. Halferty asked for clarification on the parking spaces allowed. Ms. Yoon said because of the existing
non-conformity that this site has; the parking requirement is triggered when demolition is triggered by
40%. The applicant demonstrated that they are not triggering 40% demo. They are allowing for one car
and bettering the situation.
Ms. Surfas was looking at attachment 3 – page 64 of packet. The attachment shows the proposed
amount of demo is 40%. It also shows “on-site parking” as “Existing: 2 Required: 2 Proposed: 2”. She
asked if this needs to be updated.
Ms. Yoon mentioned that the information in the packet regarding these numbers is correct and that the
form has not been updated.
Ms. Raymond said that they would update that information and get it back to Ms. Yoon.
Mr. Halferty asked staff to clarify comments regarding the wing walls and related setbacks.
Ms. Yoon said that in terms of the criteria, staff does not see it creates a direct impact to the historic
resource but wanted HPC to discuss this further.
PUBLIC COMMENT: None.
Mr. Fornell complemented Ms. Raymond and her team for work done and changes made to satisfy
guidelines. He stated support for their floor area bonus and overall project.
Ms. Surfas mentioned how the roofline and elevations will be perceived from the street. This is her only
issue.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 22, 2021
Mr. Moyer said they’ve done a good job at removing a cumbersome addition. He has no problem with
either setback or granting the 60 sf bonus. He concurs with staff recommendations and conditions and
will vote for approval.
Mr. Halferty commended the applicant for coming back with changes that are within the guidelines.
Excellent presentation and very clear and thorough. He’s ok with setback variances including the
southside variance which helps create better distance from the historic resource and the gable trim
wingwalls setbacks. It’s definitely a product of its own time. He’d like to discuss the glass meeting the
sloped gable and wants it to be well thought out. The landscape plan is significant. He appreciates the
resource staying in the same location. He’s ok with the conditions. He would move to approve, like his
fellow commissioners.
Ms. Surfas said the flat roof meeting the connector is different than the flat roof meeting the gable on
the new addition and said they are talking about two different things. Mr. Halferty said we can discuss
both of these with the project monitor.
Mr. Fornell commented on the gable to the west of the flat roof on the new addition. He thought it
shows to be well thought out for privacy and negative visibility from the public.
MOTION: Mr. Fornell motioned to approve Resolution #13 along with conditions from staff; Mr. Moyer
seconded. Roll call vote: Ms. Surfas, yes; Mr. Moyer, yes; Mr. Halferty, yes; Mr. Fornell, yes; 4-0, motion
carried.
Mr. Fornell brought up the $30,000 financial assurances for the relocation of historic assets. He said the
amount hasn’t changed in about 15 years and doesn’t sound like a deterrent to doing the right thing
anymore.
Ms. Johnson said this would be a discussion for council.
Ms. Simon said the number is not specified in the municipal code and other penalties exist. It’s mainly a
gesture for any repairs that may be needed. Escalating that number isn’t helpful in being a partner to
the contractor. Mr. Fornell asked that it’s not the limits of their liability. Ms. Simon said that is correct –
it’s been at 30,000 for the past 30 years or so.
MOTION: Mr. Moyer motioned to adjourn; Mr. Halferty seconded. Roll call vote: All in favor. Motion
carried.
Ms. Simon reminded commissioners that the next meeting will be cancelled.
___________________
Mike Sear, Deputy City Clerk
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 22, 2021
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Page 1 of 7
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Kevin Rayes, Planner II
Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Planning Director
MEETING DATE: October 27, 2021
RE: 611 West Main Street – Final Major Development and Certificates of
Affordable Housing Credits, PUBLIC HEARING
APPLICANT /OWNER:
611 West Main Street, LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
611 W. Main
Legal Description:
Lots E, F and G, Block 25, City and
Townsite of Aspen, County of
Pitkin, State of Colorado
Parcel Identification Number:
PID# 2735-124-48-003
CURRENT ZONING & USE
MU (Mixed-Use), commercial and
residential space
PROPOSED USE:
Affordable Housing; Multi-family
residential
SUMMARY:
On September 9, 2020, the Historic Preservation Commission
(HPC) granted Conceptual Major Development review,
Commercial Design review, Relocation of a Designated Historic
Resource, Dimensional Variations, Growth Management,
Certificate of Affordable Housing Credits, Special Review and
Transportation & Parking Management for the subject property.
The historic home will be restored and house 3 deed restricted
units. The new detached structure to the rear of the property will
contain 4 deed restricted units. The applicant requests Final Major
Development and Certificates of Affordable Housing Credits.
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed on page 6 of this
memo.
611
Site Locator Map – 611 W. Main Street
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Page 2 of 7
BACKGROUND:
611 West Main Street is a locally designated landmark on a 9,000-sf lot in the Mixed-Use (MU)
zone district and the Main Street Historic District. The current footprint of the historic structure
matches the 1904 Sanborn Map. This historic home, constructed in 1886, has a gambrel roof
with decorative wood shingle posts, wood siding, sandstone foundation, and what appears to
be an original wood picket fence design.
There are records of authorized minor repairs and restoration work on the exterior of the building
completed in 1992, and a shed was demolished in 1997. The property has a history of both
residential and commercial uses but is currently vacant.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Final Major Development (Section 26.415.070.D) to construct a new detached addition
towards the rear of the historic property.
• Certificate of Affordable Housing Credits (Section 26.540) to generate Certificates of
Affordable Housing Credit.
PROJECT SUMMARY:
This affordable housing project will provide a total of 7 units and 7 associated parking spaces to
the community. The applicant proposes to restore/repair the designated historic structure and to
construct a detached addition to the rear of the lot. The landmark will be underpinned to conduct
repairs of the foundation and to provide a viable crawl space for mechanical equipment. Setback
variations were granted for the approved design during Conceptual Review. Final Review
includes details regarding the landscape plan, lighting plan and building material selection for
the project. Due to recent changes to the Land Use Code, the number of FTE (full-time
equivalent) employees generated by the project and allowed to be converted to credits has
increased and the new figures are updated and memorialized in the HPC resolution for Final
Review.
Figure 1 - Sanborn Map, 1904 Figure 2 – 611 W. Main, 2019
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Page 3 of 7
STAFF COMMENTS:
The following is a summary of the staff findings in the review criteria exhibits:
1. Restoration, New Structure, Landscape & Lighting Plan: The historic home
maintains its connection to Main Street and will occupy the same location on the lot as
shown on the 1904 Sanborn map. Architectural elements such as the porch and historic
fence, which is thought to be from the Victorian era, will be restored using historic
documentation and physical evidence. A preservation plan will be required for review and
approval by Staff and Monitor to closely evaluate the existing conditions of the historic
home and the proposed repairs. Work on the fence will also require further discussion as
the applicant proposes to restore the design to a fence and gate sitting on the front
property line, rather than the fence angling in towards the existing front steps as it
currently exists. Further discussion of the design for front handrails, which did not exist
historically but are likely required by building code, will also be needed. The application
includes an ADA compliant entrance that does not require alteration of the historic porch.
In terms of alterations proposed to the historic structure, staff supports the proposal of a
new door on the rear of the historic home as access for Unit #3, however, the historic
door in this area will need to be preserved and remain in place, even if it is sealed from
use. The drawings also call for the replacement of the existing clear glass with spandrel
glass in some historic window openings on the east and west elevations. This change is
not appropriate because it does not meet Design Guideline 3.1 which calls for the
preservation or restoration of original glass or retaining the character of the glass in any
approved substitution.
Regarding the new structure along the alley, staff finds that the Historic Preservation
Guidelines and the Residential Design Standards are met.
The Landscape plan includes planting species that can grow to be over 42” in height
located in Zone A of the site (Design Guideline 1.12). The density of the plantings around
the historic resource is also a concern. In order to protect the foundation around the
historic home and prevent the covering of architectural details, staff recommends a 1’-0
gravel maintenance edge around the foundation of the historic resource and a reduction
in the number of plantings around the historic home, along with the reduction or possible
elimination of plantings along the fence due to the deterioration that will be caused to this
wood feature by irrigation. Staff also recommends the applicant continue to communicate
and work with the Engineering Department to finalize the stormwater mitigation plans for
compliance. The primary pathway that leads to the main entrance of the historic home
matches the width of the existing covered steps. The secondary pathway that connects
the sidewalk to the rear structure appears to be wider than the primary walkway. Staff
recommends the secondary walkway be reduced in appearance and width to give visual
prominence to the primary walkway.
The applicant proposes two different light fixtures at the entrance of each door of the
historic resource. According to Design Guideline 12.3, one light adjacent to each entry is
deemed appropriate. Staff recommends the removal of the proposed pendent light (E1).
Staff supports the project proposal with conditions to be reviewed and approved at a Staff
and Monitor capacity.
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Page 4 of 7
2. Growth Management and Certificates of Affordable Housing Credit:
A total of seven deed-restricted affordable housing units were approved for the property
via HPC Resolution #17, Series of 2020. Three of the units will be located within the
historic resource and four in the rear addition. As the project was further revised for Final
Design Review, some minor changes were made to the Net Livable Area of each housing
unit as represented in Table 1. The Net Livable Area is moderately reduced for five of the
units, however, the resulting area will remain well above the minimum size requirements
prescribed by APCHA. While unit three remains slightly below the APCHA minimum size
requirement, during Conceptual Review HPC approved a reduction to the unit size based
on the finding that this project provides several amenities that improve livability, including
ample exterior storage, additional fenestration, and plenty of outdoor open space. It’s
important to note that reconfiguring the Net Livable Space of the units will have no impact
to the bulk, mass or footprint of the proposed development as it was represented at
Conceptual Review.
Following HPC Conceptual Review, City Council updated land use provisions related to
affordable housing credits. To encourage the development of affordable housing within
landmark buildings, the amended code increases the number of FTEs generated for
voluntary affordable housing units located within historic landmarks by applying a
multiplier of 1.2 FTEs. Pursuant to the new code, the total number of FTEs generated for
this project would increase from 14.75 to 15.9 as represented in Table 2:
Units Beds FTEs Generated
(Reso. 17-2020)
Historic Multiplier
(x1.2 FTEs)
Revised FTE Count
1 landmark 2 2.25 2.7 2.7
2 landmark 1 1.75 2.1 2.1
Units Beds Total Unit Size (Net Livable Sq. Ft)
HPC Reso.
17-2020
Revised APCHA Minimum
Size Required
1 Landmark 2 955 941 900
2 Landmark 1 801 813 700
3 Landmark 1 632 651 700
4 2 1,279 1,271 900
5 2 1,282 1,273 900
6 2 1,280 1,274 900
7 2 1,279 1,271 900
Table 2: FTE Count
Table 1: Updated Unit Size
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Page 5 of 7
3 landmark 1 1.75 N/A 2.1
4 2 2.25 N/A 2.25
5 2 2.25 N/A 2.25
6 2 2.25 N/A 2.25
7 2 2.25 N/A 2.25
Total 12 14.75 15.9 FTEs
Pursuant to Land Use Code Section 26.540.130, Amendments, the Community
Development Director may approve amendments to an affordable housing development
if the changes have no impact to the essential nature of a project. Staff finds that the
revised Net Livable Area unit dimensions will have no impact to the essential nature of
the project. The majority of the units continue to meet or exceed minimum APCHA unit
size requirements and the Net Livable Area of unit three will moderately increase which
is an improvement to the unit’s livability compared to previously proposed dimensions.
Additionally, staff finds that applying the FTE multiplier of 1.2 to the three units located
within the historic resource has no impact to the essential nature of the project. Staff has
included the revised unit dimensions and FTE count within the Resolution to memorialize
the proposed changes.
DRC REFERRAL COMMENTS:
The application was referred out during Conceptual Review to City Departments who have
requirements that will significantly affect the permit review. The following is a summary of
comments received at that time. All comments must be addressed before building permit
submission.
Engineering Department:
1. Show turning motions into most restrictive parking space along the alley to ensure access
is achievable.
2. New sidewalk and curb and gutter are required for this project. The curb and gutter shall
be poured with minimal impacts to the existing tree roots. Sidewalk shall be COA floating
sidewalk detail at a minimum unless better alternative is found to protect the trees.
3. Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the
current grate is in the sidewalk.
4. The design with minimal impacts to the ditch is preferred. Earth retention systems,
structures, stormwater treatment, etc. will not be permitted in the ditch easement.
5. If final design requires pipes in the ROW, a permanent encroachment will be required.
Also, adequate separation from the Si Johnson ditch would need to be approved.
6. Some of the BMP options proposed appear to have significant tree impacts. Final location
and excavation depths for the BMPs will need to be approved by the Parks Department
and minimize tree impacts or pay mitigation fees.
7. Drywells are the BMP of last resort, please explore all other solutions before a drywell is
chosen, including green roofs and tree canopy credit.
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Page 6 of 7
8. At building permit, show bike parking dimensions comply with Association of Pedestrian
and Bicycle Professionals standards.
9. The existing trash enclosure in the transformer utility easement shall be removed.
Parks Department:
1. This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient
Landscaping Standards.
2. A tree permit will be required for all tree removals.
3. Tree protection fencing with signage will be required at the driplines of trees and must
be inspected and approved by the Parks Department.
4. No activity is allowed within the TPZ (Tree Protection Zone). There is also no storage of
material or machinery allowed in these areas.
5. A floating sidewalk design will be required by the Parks Department along Main Street.
6. If curb and gutter will be required, curb will need to be poured back against existing
undisturbed soil – NO framing will be allowed.
7. Specific distances for soil disturbance from trunks of individual trees have been
determined by the City Forester and must be adhered to.
Environmental Health
1. Project as proposed meets code requirements of 120 square feet for trash and recycling.
Zoning
1. There are concerns about the height of the proposed addition, particularly on the North
side of the building. With the information provided the North-West corner of this building
(where the elevator tower and the building meet) measures at almost 29’ high; the
underlying Zone District (Mixed Use) has a height maximum of 28’. Please keep this in
mind as the design evolves.
APCHA
1. The units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and
washer/dryer.
2. All bedrooms shall contain a closet.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with
the following conditions:
1. Continue to work with all relevant City Departments to finalize the stormwater mitigation
plan prior to Building Permit submission. Staff and Monitor review and approval will be
required for any changes.
2. Provide gutter, downspout, flashing and snow retention details for the historic resource,
to be reviewed and approved by Staff and Monitor prior to Building Permit submission.
3. Delete the proposed pendant light fixture at the entrances of the historic resource.
4. Provide a Preservation Plan outlining areas for repair or alteration, to be reviewed and
approved by Staff and Monitor: Spandrel glass for historic window openings is not
approved, and the historic door located to the rear of the historic resource (Unit #3) shall
remain.
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Page 7 of 7
5. Provide a 1’-0” maintenance edge around the foundation of the historic resource and
reduce the number of plantings around the historic home and fence (possibly eliminate
plantings adjacent to fence), to be reviewed and approved by Staff and Monitor prior to
Building Permit submission.
6. Reduce the appearance and width of the secondary walkway, to be reviewed and
approved by Staff and Monitor prior to Building Permit submission.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A – Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments
Exhibit C – HPC Resolution #17, Series of 2020 & Meeting Minutes, September 9, 2020
Exhibit D – Application
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HPC Resolution # __, Series of 2021
Page 1 of 5
RESOLUTION # __, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT AND CERTIFICATE OF
AFFORDABLE HOUSING CREDITS FOR THE PROPERTY LOCATED AT 611 WEST
MAIN STREET, LOTS E, F AND G, BLOCK 25, CITY AND TOWNSITE OF ASPEN,
COUNTY OF PITKIN, STATE OF COLORADO
PARCEL ID: 2735-124-48-003
WHEREAS, the applicant, 611 West Main Street, LLC, represented by BendonAdams, has
requested HPC approval for Final Major Development and Certificate of Affordable Housing
Credits for the property located at 611 West Main Street, Lots E, F and G, Block 25, City and
Townsite of Aspen, County of Pitkin, State of Colorado; and,
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall
be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated
historic property or district until plans or sufficient information have been submitted to the
Community Development Director and approved in accordance with the procedures established
for their review;” and
WHEREAS, for Final Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project’s conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.b.2
and 3 of the Municipal Code and other applicable Code Sections. 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 Certificates of Affordable Housing Credits, the application shall meet
the requirements of Aspen Municipal Code Section 26.540, Certificates of Affordable Housing
Credits; and
WHEREAS, Pursuant to Land Use Code Section 26.540.130, Amendments, the Community
Development Director may approve amendments to an affordable housing development if the
changes have no impact to the essential nature of a project. Staff finds that applying a recent code
amendment allowing the FTE multiplier of 1.2 to the three units located within the historic resource
has no impact to the essential nature of the project is appropriate; and,
WHEREAS, Community Development Department staff reviewed the application for compliance
with applicable review standards and recommends approval with conditions; and
WHEREAS, HPC has reviewed the project on October 27, 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 _ - _.
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HPC Resolution # __, Series of 2021
Page 2 of 5
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Final Major Development and Certificate of Affordable Housing Credits
for 611 W. Main, Lots E, F and G, Block 25, City and Townsite of Aspen, County of Pitkin, State of
Colorado as follows:
Section 1: Final Major Development
HPC hereby approves Final Major Development and Residential Design Standard Variation as
proposed subject to the following conditions:
1. Continue to work with all relevant City Departments to finalize the stormwater mitigation
plan prior to Building Permit submission. Staff and Monitor review and approval will be
required for any changes.
2. Provide gutter, downspout, flashing and snow retention details for the historic resource, to
be reviewed and approved by Staff and Monitor prior to Building Permit submission.
3. Delete the proposed pendant light fixture at the entrances of the historic resource.
4. Provide a Preservation Plan outlining areas for repair or alteration, to be reviewed and
approved by Staff and Monitor: Spandrel glass for historic window openings is not
approved, and the historic door located to the rear of the historic resource (Unit #3) shall
remain.
5. Provide a 1’-0” maintenance edge around the foundation of the historic resource and reduce
the number of plantings around the historic home and fence (possibly eliminate plantings
adjacent to fence), to be reviewed and approved by Staff and Monitor prior to Building
Permit submission.
6. Reduce the appearance and width of the secondary walkway, to be reviewed and approved
by Staff and Monitor prior to Building Permit submission.
7. Provide a financial assurance of $30,000 for the relocation of the historic house until the
subgrade construction is complete. The financial security is to be provided prior to
submitting the building permit application.
8. As required in the Conceptual approval, Resolution #17, Series of 2020, design curb
heights around the lightwells to be 6” or less.
9. As required in the Conceptual approval, Resolution #17, Series of 2020, the following
setback variations are granted:
a. 5’ rear yard setback reduction (5’ to 0’);
b. Front yard setback variation to memorialize the existing location of the covered
front steps (location as defined on the site plan); and,
c. A 2’-9” reduction from the minimum required between the historic resource and
the new addition (10’ to 7’-3”).
Section 2: Growth Management, Certificate of Affordable Housing Credits and Special Review.
HPC hereby approves Growth Management, Certificate of Affordable Housing Credits and Special
Review, subject to the following conditions:
1. A total of seven affordable housing units shall be provided on site. The unit types and
dimensions are set forth in the tables below:
16
HPC Resolution # __, Series of 2021
Page 3 of 5
2. The applicant shall designate the category of each unit and shall provide APCHA with the
required documentation prior to Certificate of Occupancy.
3. The category at which credits are generated for each unit shall be commensurate to the
category at which each unit is rented.
4. For purposes of this project, minimal changes of a technical nature may be approved at
building permit. Any subsequent changes impacting Net Livable Area will require further
review.
5. Pursuant to Land Use Code Section 26.540.050.6, the three affordable housing units
located within the historic resource shall benefit from the multiplier of 1.2 FTEs. The total
number of FTEs generated for this project is hereby amended from 14.75 (as represented
in HPC Resolution No. 17, Series of 2020) to 15.9.
Section 3: 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.
HISTORIC RESOURCE
(Net Livable sq. ft.)
Units Beds 1st Level
(sf)
2nd Level
(sf)
Total
(sf)
1 landmark 2 426 515 941
2 landmark 1 475 338 813
3 landmark 1 651 X 651
REAR ADDITION
(Net Livable sq. ft.)
Units Beds 1st Level
(sf)
2nd Level
(sf)
3rd Level
(sf)
Total
(sf)
1 2 88 617 566 1,271
2 2 87 619 567 1,273
3 2 88 619 567 1,274
4 2 88 617 566 1,271
17
HPC Resolution # __, Series of 2021
Page 4 of 5
Section 4: 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 5: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
Section 6: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan vested
for a period of three (3) years from the date of issuance of a development order. However, any
failure to abide by any of the terms and conditions attendant to this approval shall result in the
forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to
properly record all plats and agreements required to be recorded, as specified herein, within 180
days of the effective date of the development order shall also result in the forfeiture of said vested
property rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan
shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published
in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a
notice advising the general public of the approval of a site specific development plan and creation
of a vested property right pursuant to this Title. Such notice shall be substantially in the following
form:
Notice is hereby given to the general public of the approval of a site specific development plan,
and the creation of a vested property right, valid for a period of three (3) years, pursuant to the
Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining
to the following described property: 611 W. Main Street.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the date
of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution
and the Aspen Home Rule Charter.
18
HPC Resolution # __, Series of 2021
Page 5 of 5
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of October, 2021.
Approved as to Form: Approved as to Content:
______________________________ ___________________________________
Jim True, City Attorney Jeffrey Halferty, Vice Chair
ATTEST:
______________________________
Mike Sear, Deputy City Clerk
19
Page 1 of 17
Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on pages 16 of this exhibit, following the list of applicable
guidelines.
26.415.070.D Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated
historic property or a property located within a Historic District until plans or sufficient
information have been submitted to the Community Development Director and approved
in accordance with the procedures established for their review. An application for a building
permit cannot be submitted without a development order.
3. Final Development Plan Review:
b) The procedures for the review of final development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials
submitted for final development plan approval. If they are determined to be
complete, the applicant will be notified in writing of this and a public hearing before
the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to
Paragraphs 26.304.060.E.3.a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the
project's conformance with the design guidelines and other applicable Land Use
Code sections. This report will be transmitted to the HPC with relevant information
on the proposed project and a recommendation to continue, approve, disapprove
or approve with conditions and the reasons for the recommendation. The HPC
will review the application, the staff analysis report and the evidence presented
at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to
approve or deny. If the application is approved, the HPC shall issue a certificate
of appropriateness and the Community Development Director shall issue a
development order.
4) Before an application for a building permit can be submitted, a final set of plans
reflecting any or all required changes by the HPC or City Council must be on file
with the City. Any conditions of approval or outstanding issues which must be
addressed in the field or at a later time shall be noted on the plans.
20
Page 2 of 17
Chapter 1: Site Planning & Landscape Design MET NOT MET
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or
district.
1.2 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.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or
block views of historic structures are inappropriate.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and
shrubs.
1.12 Provide an appropriate context for historic structures. See diagram.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
1.14 Minimize the visual impacts of landscape lighting.
1.15 Preserve original fences.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
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.
1.26 Preserve the historic circulation system.
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.
Chapter 3: Rehabilitation - Windows MET NOT MET
3.1 Preserve the functional and decorative features of a historic window.
MET
MET
MET
MET
CONDITION
Historic Preservation Design Guidelines Review Criteria for 611 W. Main Street
The applicant is requesting a Final Major Development reivew for the construction of a new detached addition.
The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
21
Page 3 of 17
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
3.3 Match a replacement window to the original in its design.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.
4.2 Maintain the original size of a door and its opening.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
4.5 Adding new doors on a historic building is generally not allowed.
4.7 Preserve historic hardware.
Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
5.2 Avoid removing or covering historic materials and details.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible
from the street.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
6.5 Do not guess at “historic” designs for replacement parts.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.
7.7 Preserve original roof materials.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
22
Page 4 of 17
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.
Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
9.5 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 11: New Buildings on Landmarked Properties MET NOT MET
11.1 Orient the new building to the street.
11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a
parcel.
11.4 Design a front elevation to be similar in scale to the historic building.
11.6 Design a new structure to be recognized as a product of its time.
11.7 The imitation of older historic styles is discouraged.
Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET
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.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage.
MET
MET
CONDITION
MET
CONDITION
CONDITION
MET
CONDITION
MET
MET
MET
MET
MET
23
Page 5 of 17
• 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.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-
public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of
the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick
or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties.
A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at least
a preliminary representation of the stormwater design. A more detailed design must be reviewed
and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the historic
landmark, preserve the use of natural drainage and treatment systems of the site, reduce the
generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater
facilities and conveyances located in front of a landmark should have minimal visual impact when
viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could
interfere with or block views of historic structures are inappropriate.
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Page 6 of 17
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
1.11 Preserve and maintain historically significant landscaping on site, particularly
landmark trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
1.12 Provide an appropriate context for historic structures. See diagram on next page.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In
Zone A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the property,
in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property, or remove all evidence of the landscape characteristics from before the
property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
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Page 7 of 17
1.13 Additions of plant material to the landscape that could interfere with or block views
of historic structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian
properties unless an exception is approved by HPC based on safety considerations.
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• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-
by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the building,
yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
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.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
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.
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Page 9 of 17
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time,
consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood
as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement
of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant material.
• Any material that covers historic materials may also trap moisture between the two layers. This
will cause accelerated deterioration to the historic material which may go unnoticed.
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.
28
Page 10 of 17
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of
the original window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to
the plane of the glazing (glass) in several increments. These increments, which individually only
measure in eighths or quarters of inches, are important details. They distinguish the actual window
from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door
frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking
sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the
door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general
historic appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar
to the original door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
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Page 11 of 17
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of
the building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads.
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly
where visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to preserve
the integrity of the original design intent, such as crisp edges, rather than to retain heavily
deteriorated material.
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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.
• Use historic chimneys as chases for new flues when possible.
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7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is necessary,
use a material that is similar to the original in both style as well as physical qualities and use a
color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar
to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.10 Design gutters so that their visibility on the structure is minimized to the extent
possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
9.1 Developing a basement by underpinning and excavating while the historic structure
remains in place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
9.5 A new foundation shall appear similar in design and materials to the historic
foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and is
not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut of
the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
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9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining features,
such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in the
landscape except where they are screened, or on an AspenModern site.
9.7 All relocations of designated structures shall be performed by contractors who
specialize in moving historic buildings, or can document adequate experience in
successfully relocating such buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
11.1 Orient the new building to the street.
• Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional
grid pattern.
• AspenModern alignments shall be handled case-by-case.
• Generally, do not set the new structure forward of the historic resource. Alignment of their front
setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for
the new structure is a better preservation outcome.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
• The front porch shall be functional, and used as the means of access to the front door.
• A new porch must be similar in size and shape to those seen traditionally.
11.3 Construct a new building to appear similar in scale and proportion with the historic
buildings on a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on
the original site.
• Reflect the heights and proportions that characterize the historic resource.
11.4 Design a front elevation to be similar in scale to the historic building.
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• The primary plane of the front shall not appear taller than the historic structure.
11.6 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project 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.
• When choosing to relate to building form, use forms that are similar to the historic resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish to those
used historically on the site and use building materials that contribute to a traditional sense of
human scale
• When choosing to relate to fenestration, use windows and doors that are similar in size and shape
to those of the historic resource.
11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
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.
• 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
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compatible with those of the building itself. Use the smallest, low profile units available for the
purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a discrete
location. Use pedestals when possible, rather than mounting on a historic building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending with their
backgrounds
• In general, mechanical equipment should be vented through the roof, rather than a wall, in a
manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
Staff Finding:
The applicable sections of the design guidelines are as follows: site planning, building materials,
windows, doors, roofs, porches, and new detached buildings. All relevant Design Guidelines in
Chapter 2, 3, 4, 5, 6 and 7 related to the preservation plan need to be reviewed in detail as part
of the permit submittal.
Design Guidelines 1.8 relates to on-site stormwater management. The applicant has engaged a
civil engineering to review the on-site conditions and Parks Department requirements. Staff
recommends that the applicant continue to work with relevant City Departments to finalize
stormwater mitigation plan that meets all requirements with the lest visual impact to the historic
resource.
Design Guidelines 1.12 & 1.13 addresses site context and appropriate planting material. The
proposed landscaping plan includes plant species with a mature height that may exceed 42”. In
Zone A, overplanting is discouraged and low shrubs under 42” are allowed. Staff recommends
reducing the volume of plantings in this area and installing a gravel maintenance edge around the
foundation of the historic home.
Design Guidelines 4.1 speaks to the treatment of historic doors and new doors on the historic
resource. The covered porch to the rear of the property currently has a door that is potential a
historic opening. There is greater flexibility for installing a new door to a rear or secondary wall,
and the applicant has offered a solution to keep the existing door sealed to preserve the opening.
If the existing door to the rear is historic, staff recommends the applicant preserve the door in
accordance to Design Guideline 4.1 and supports the installation of the new door to be a product
of its own time.
Design Guideline 7.10 specifies the importance of appropriate gutters, downspouts, and other
similar features on a historic roof. The applicant shows limited venting penetrating the historic
roof. Staff requests the details for proposed gutters, downspouts, flashing and snow retention on
the historic roof to assess and approve prior to Building Permit submission.
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Design Guideline 9.5 & 9.6 refers to the guidelines dealing with relocation and new foundation
details. The applicant proposes underpin the historic resource to repair/replace the existing
historic foundation and excavate a crawlspace. The historic resource will remain in the same
location and no changes to grade are proposed. The applicant will be required to provide structural
and financial assurances, and the new work on the foundation must appear similar in design and
materials to the historic foundation. The proposed lightwells for the subgrade crawlspace must
not interfere with character defining features and have minimized curb heights of 6” or less.
Design Guideline 11.2 calls for a front porch on a new structure as the defined entry. This
guideline is specifically for a detached home that aligns with the historic home. The proposed
design locates the detached structure behind the historic resource and maintains the primary entry
of the historic home as the focal point of the lot. Staff finds that the application of this guideline is
not relevant to the existing configuration of the site.
Design Guideline 12.3 & 12.4 deal with exterior lighting requirements and the visual impact of
mechanical equipment. The applicant proposes 2 exterior light fixtures at each door of the historic
resource. Not only should new fixtures fit the time period associated with the resource, it should
be limited to one fixture per entry. Staff recommends the proposed pendent light be removed. All
mechanical equipment should be located on the ground where it can be screened from view and
painted a dark neutral color to blend in with their surroundings. Low profile equipment and discrete
locations for mechanical equipment shall be required to meet Design Guideline 12.4.
In summary, staff recommends approval with conditions as outlined in the draft resolution and
staff memo.
36
Strengthening Community Through Workforce Housing
611 W. Main Affordable Housing Project Page 1
LAND USE REFERRAL MEMO
TO: Kevin Rayes, Planner, City of Aspen Community Development Dept.
FROM: Mike Kosdrosky, Executive Director
DATE: June 29, 2020
RE: 611 West Main Street (Revised Application)
PROJECT:
The applicant for 611 West Main Street seeks approval for an affordable workforce housing
project using the City of Aspen’s Certificates of Affordable Housing Credit program.
PROPOSAL:
The applicant revised the original proposal by reducing the number of affordable workforce
housing units from nine to seven. The property remains a 100% affordable workforce housing
rental project.
DISCUSSION:
Six of the seven units are larger than APCHA’s minimum square foot recommendations, except
for Unit 3, located in the landmark, which is approximately 651 square feet, or almost 49 square
feet (7%) below the 700 square foot recommended minimum for a one-bedroom unit under
APCHA.1 However, under previous “Employee Housing Guidelines” an applicant could request
1 APCHA’s minimum square foot (SF) standards for new affordable workforce housing are recommendations only.
They are not mandatory.
Exhibit B- Referral Comments
37
611 W. Main Affordable Housing Project Page 2
up to a 20% reduction in minimum square footage for consideration of additional livability,
storage, and amenities, including location and site design.2
Based on the applicant’s revised submittal, the project is 100% parked without the need for off-
street parking. Along with seven covered onsite parking spaces, the project offers seven
external storage units, a bike/ski repair room, and a trash enclosure along the alley.
Estimated Housing Credit Values
The applicant requests the use of the Certificates of Affordable Housing Credits for the project.
The City’s Land Use Code requires the following mitigation by unit type:
Unit Type Mitigation Standard
Dormitory 1.00 FTE/Unit
Studio 1.25 FTE/Unit
One-Bedroom 1.75 FTE/Unit
Two-Bedroom 2.25 FTE/Unit
Three-Bedroom 3.00 FTE/Unit
The seven units would establish the following number of Full-Time Equivalents (FTE’s):
One-bedroom: 2 units X 1.75/Unit = 3.50 FTE’s
Two-bedroom: 5 units X 2.25/Unit = 11.25 FTE’s
TOTAL = 14.75 FTE’s
Applicant’s Request for Category 2 Credits at a Category 4 Deed Restricted Designation
Under Section 26.540 of the City of Aspen Land Use Code, Certificates of Affordable Housing
Credit, a credit can be established for Category 4 or lower units (i.e. at any Category with
established cash-in-lieu rates). In this case, the applicant requests the establishment of 14.75
FTE’s at Category 2 credits but at a Category 4 deed restriction (Cat 4 household
income/maximum rent). However, this is not possible under the City’s Land Use Regulations,
according to the Community Development Department.
Moving forward, APCHA would like to see policy improvements made to Section 26.540 of the
Certificates of Affordable Housing Credit program. Any policy/administrative changes should
allow the program to 1) create more competition in the planning and development of housing
credits and 2) allow more flexibility and incentives for developers to plan, build, and profit from
affordable workforce housing serving all target income levels. Because of the documented
shortage of new affordable workforce housing, APCHA encourages the City to make policy
improvements to the existing Housing Credits program a high priority.
2 APCHA’s “Employee Housing Guidelines” were renamed “APCHA Regulations” in May 2020. This will require the
City to update its Land Use Code to reflect the name change and any references to it.
Exhibit B- Referral Comments
38
611 W. Main Affordable Housing Project Page 3
Current APCHA Rental Inventory Supply
There are 1382 rental units under APCHA’s regulatory jurisdiction (Figure 1). As the Greater
Roaring Fork Regional Housing Study of 2019 noted, there is a significant housing deficit in the
Aspen/Snowmass area (subregion) for households making between 60% and 160% of Area
Median Income (AMI), often called the “missing middle.” With respect to APCHA’s existing
rental inventory, there are few rental options for households with an income level over 130% of
Pitkin County AMI.
Figure 1: Rental Units by Category/Area Median Income (AMI) Served
Option to Convert Units to Ownership from Rental
The applicant proposes a rental project, but also wants the option to convert it to for-sale
ownership in the future, if necessary.
From a policy perspective, APCHA prefers that this project remain rental in perpetuity given the
need for more affordable workforce rental housing. However, should the applicant want to
convert the project from rental to ownership in the future for any reason, APCHA recommends:
•Formal approval by the City and APCHA prior to conversion from rental to ownership;
•Selling each unit individually through the APCHA’s sales and lottery process;
•Creating an HOA with governing documents under the Colorado Common Interest
Ownership Act (CCIOA); and
•A capital reserve study and seed fund in accordance with APCHA’s published policies and
regulations.
Exhibit B- Referral Comments
39
611 W. Main Affordable Housing Project Page 4
These recommendations are intended to maintain affordability, reduce the risk of passing on
the potential cost of deferred maintenance onto future owners, and ensure that potential
future buyers into the project will have access to conventional financing terms.
PROJECT RECOMMENDATION:
APCHA strongly supports the 611 W. Main Street affordable workforce housing project under the
Certificates of Affordable Housing Credit program. The project’s location, onsite amenities, and
bedroom sizes are excellent overall and better than most affordable housing projects reviewed.
Furthermore, the project could provide much needed rental inventory for the upper-moderate to
medium-income households currently underserved in the community.
Additionally, APCHA asks the City of Aspen to consider the following:
•Establish the right to 14.75 FTEs of Certificates of Affordable Housing Credit at the same
category as the units are deed restricted at.
•Make policy revisions to the Certificates of Affordable Housing Credit program a high
priority with the goals of 1) creating more competition in the planning and development
of housing credits and 2) allowing developers more flexibility and incentives to plan,
build, and profit from affordable workforce housing across all target income levels
served by APCHA.
•Require that any units built include a refrigerator/freezer, stove/oven with hood,
dishwasher, and washer/dryer.
•Require that all bedrooms have a closet.
•Require that the historic “landmark” structure be brought up to the standards stated in
Part III, Section 6.B. of the APCHA Regulations.
•Require minimum occupancy for all deed restricted rental units.
•Require APCHA to provide the deed restriction to be signed and recorded prior to
Certificate of Occupancy (CO). The deed restriction shall include all language pertinent
to maintain the project within APCHA’s inventory in perpetuity.
•If applicant or owner(s) of project chooses to convert the rental units to for-sale ownership
units at a future date, it must provide the City and/or APCHA a ninety (90) day Right of First
Refusal to purchase the units at the deed-restricted price.
•If applicant or owner(s) of project requests to convert project from rental to for-sale
ownership, they must go through the City’s land use review process and APCHA’s land use
referral process.
Exhibit B- Referral Comments
40
DRC Comments – 611 W. Main Street
6/24/2020
Engineering – PJ Murray and Carly McGowan
TIA
-Application calls for Car-to-Go membership to be provided to residents for the first
year. Per the Code, membership shall be provided in perpetuity.
Conceptual Drainage Report
-The proposed project has been modified slightly (from 9 units to 7, from basement to
no basement, etc). Update the drainage narrative to reflect the changes.
-Detention will only be required if runoff cannot be routed to the City’s system,
otherwise detention is not required for existing or new impervious area.
Conceptual Drainage Plan
-Sheet A1.03 shows pervious pavers in the covered parking area. Pavers under a
covered area do not provide a stormwater treatment benefit unless impervious area is
routed to the subbase. Clarify design intent in final drainage report submitted at
building permit.
-If final design requires pipes in the ROW, a permanent encroachment will be required.
Also, adequate separation from the Si Johnson ditch would need to be approved.
-Some of the BMP options proposed appear to have significant tree impacts. Final
location and excavation depths for the BMPs will need to be approved by the Parks
Department and minimize tree impacts or pay mitigation fees. A BMP with the least
impact to trees will be preferred.
-Drywells are the BMP of last resort, please explore all other solutions before a drywell
is chosen, including green roofs and tree canopy credit.
-At building permit, show bike parking dimensions comply with Association of
Pedestrian and Bicycle Professionals standards.
-The existing trash enclosure in the transformer utility easement shall be removed.
-Call out dimensions for the transformer easement. If current easement dimension
requirements are not met, the easement will need to be updated, 3’ to sides and rear
and 10’ to front.
-Provide turning motions for a pickup or 4Runner type vehicle.
-New sidewalk and curb and gutter are required for this project. The curb and gutter
shall be poured with minimal impacts to the existing tree roots. Sidewalk shall be COA
floating sidewalk detail at a minimum unless better alternative is found to protect the
trees.
-Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the
current grate is in the sidewalk.
-Show the Si Johnson Ditch on the planset. If only a prescriptive easement exists, the
easement shall be formalized for the section that falls on this private property.
Easement dimensions are 10’ to either side of the ditch from centerline.
-The design with minimal impacts to the ditch is preferred. Earth retention systems,
structures, stormwater treatment, etc. will not be permitted in the ditch easement.
Exhibit B- Referral Comments
41
Aspen San. District
Service is contingent upon compliance with the District’s rules, regulations, and
specifications, which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections
(roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer
system.
On-site utility plans require approval by ACSD.
Oil and Sand separators are required for parking garages and vehicle maintenance
establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line
according to specific ACSD requirements and prior to soil stabilization. Soil nails are not
allowed in ROW.
Below grade development may require installation of a pumping system. Above grade
development shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required
where more than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways.
Landscaping plans will require approval by ACSD where soft and hard landscaping may
impact public ROW or easements to be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office
can develop an estimate for this project once detailed plans have been made available to
the district.
Where additional development would produce flows that would exceed the planned
reserve capacity of the existing system (collection system and or treatment system) an
additional proportionate fee will be assessed to eliminate the downstream collection
system or treatment capacity constraint. Additional proportionate fees would be
collected over time from all development in the area of concern in order to fund the
improvements needed.
Where additional development would produce flows that would overwhelm the planned
capacity of the existing collection system and or treatment facility, the development will
be assessed fees to cover the costs of replacing the entire portion of the system that
would be overwhelmed. The District would fund the costs of constructing reserve
capacity in the area of concern (only for the material cost difference for larger line).
Exhibit B- Referral Comments
42
Glycol heating and snow melt systems must be designed to prohibit and discharge of
glycol to any portion of the public and private sanitary sewer system. The glycol storage
areas must have approved containment facilities.
The district will be able to respond with more specific comments and requirements once
detailed building and utility plans are available.
Parks – David Radeck
Parks and WELS comments:
1.This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient
Landscaping Standards.
2.A tree permit will be required for all tree removals.
3.Tree protection fencing with signage will be required at the driplines of trees and
must be inspected and approved by the Parks Department.
4.No activity is allowed within the TPZ (Tree Protection Zone). There is also no storage of
material or machinery allowed in these areas.
5.A floating sidewalk design will be required by the Parks Department along Main
Street.
6.If curb and gutter will be required, curb will need to be poured back against existing
undisturbed soil – NO framing will be allowed.
7.Specific distances for soil disturbance from trunks of individual trees have been
determined by the City Forester and must be adhered to.
Environmental Health – Liz Chapman
Project as proposed meets code requirements of 120 square feet for trash and recycling.
Exhibit B- Referral Comments
43
EXHIBIT C - HPC RESOLUTION &
MEETING MINUTES 09/09/2020
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48
REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020
Chairperson Greenwood opened the meeting at 4:30 p.m.
Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty
Roger Moyer, Scott Kendrick,
Commissioners not in attendance: Kara Thompson, Bob Blaich, Sheri Sanzone
Staff present:
Amy Simon, Interim Planning Director/Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kevin Rayes, Planner Community Development
Jim True, City Attorney
Wes Graham, Deputy City Clerk
APPROVAL OF MINUTES: Mr. Halferty motioned to approve the minutes from August
26th. Mr. Moyer seconded. All in Favor, Motion carried.
PUBLIC COMMENT: None
COMMISSIONER COMMENTS: None
CONFLICTS: Ms. Thompson, Mr. Kendrick, and Ms. Sanzone have a conflict with this
meeting.
STAFF COMMENTS: None
CALL UPS: None
OLD BUSINESS: 303 S. Galena Street - Minor Development. Mr. Halferty motioned to
continue this topic to February 10th, 2020. Mr. Moyer seconded. All in Favor, Motion carried.
Mr. Kendrick left the meeting.
OLD BUSINESS: 611 West Main Street Conceptual Major Development, Commercial Design
Review. Sara Adams of BendonAdams will be representing the owner.
Ms. Adams stated that this presentation was continued from the May 27th HPC meeting. Ms.
Adams said that they are requesting approval for HPC conceptual review, temporary relocation,
affordable housing project, growth management, and proposing to restore the historic resource
back to residential use. Ms. Adams stated that they are requesting affordable housing credits. Ms.
Adams said that after the May 27th meeting her team took the suggestions from the neighbors
and commission seriously and produced a full restudy. She said that the massing and roof were
too big and that the roof forms needed to relate to the district while highlighting the landmark on
the property. Ms. Adams said another concern that was raised was the spacing between the
historic landmark and the new addition, and parking concerns from the neighbors. Ms. Adams
showed a rendering of the new project that had a reduction of units from 9 to 7 which reduced
the FTE’s from 21 to 14.75. Ms. Adams stated that all the units are now above grade and 6 of the
units are larger than required. She further explained that one unit is smaller by 30 square feet.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020
Ms. Adams said that the distance between the building was 0 feet and now 7 feet 3 inches wall to
wall. She said that every unit now has one parking spot, and the project is 100% parked on site.
She further stated that the code only calls for 60% parking. Ms. Adams showed renderings of the
new floor plan starting with the basement that no longer has units and will be converted to a
crawl space and mechanical. Ms. Adams showed the first-floor units and explained the layout of
each unit and how it would fit into the landmark and new addition. She pointed out a specific
storage unit that is larger than the others and has been assigned to the smaller unit. Ms. Adams
showcased the shared bike and ski repair area that also offers extra storage for bikes and skies.
Ms. Adams stated that the trash area is fully confined and meets the setback requirements. Ms.
Adams pointed out that the open lawn in front of the landmark facing Main Street will be
protected. Ms. Adams moved on to the second floor and how they stack the units on top of one
another and explained the layout of each unit and how it would fit into the landmark and new
addition. Ms. Adams showed a rendering from Main Street and pointed out that the addition
cannot be seen from this view and that it fits with the sightline of the landmark. She further
explains on a side view the gable roof of the addition is visible along with an ADA ramp. She
showed a rendering that focused on the new 7-foot 3-inch space between the landmark and
addition that allows foot traffic to pass through. Ms. Adams stated that the gable roof forms on
the new addition were appropriate for the district while highlighting the landmark. She further
explained that the wood and materials chosen for the new addition was to compliment the
landmark. Ms. Adams showed the alley rendering of the new addition and pointed out the trash
area being setback 5 feet. Ms. Adams pointed out in a side view rendering that they are
requesting two non-historic variations, a rear yard setback of zero feet and the distance between
the landmark and addition of 7 feet and 3 inches. Ms. Adams stated that they also have requested
a historic variation for the front porch on the landmark to sit in the setback. She explained that
they will not move the porch that this is a technicality they must meet. Ms. Adams stated the
composition of the units will be five 2 bedrooms and two 1 bedrooms and all the units will be
category 4. Ms. Adams stated that they appreciated the neighbor’s participation in the last
meeting and for their comments that were echoed by city staff and HPC. She said the majority of
the comments were about mass and size, parking, traffic, additional density, and rear setback.
Ms. Adams stated that she sent an updated packet for this project to the surrounding neighbors,
and only one resident reached back out. In closing Ms. Adams thanked HPC and they look
forward to moving this project forward.
Mr. Moyer asked if the wood on the new addition was cedar.
Ms. Adams stated that they have not landed on a wood species yet, however, at the final review
there will be details.
Ms. Greenwood asked if the previous setback for the alley was zero.
Ms. Adams stated that it was two feet.
STAFF COMMENTS: Mr. Rayes stated that he will be reviewing the growth management
plan, special review, and transportation & parking management. Mr. Rayes said his colleague
Ms. Yoon will be reviewing the commercial design review, dimensional variations, and
relocations. Mr. Rayes reviewed the history of this lot and the proposed project. Mr. Rayes
outlined what each floor would look like with the units and explained how the units would fit
into the landmark and new addition. Mr. Rayes stated that within the historic resource there are
three units. He explained that two of the units are above the Aspen Pitkin County Housing
Authority’s (APCHA) minimum net livable area and one of the units is slightly bellow. He stated
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020
that the smaller unit must have a special review and approval to be slightly under the minimum.
Mr. Rayes stated that the criteria for having a unit under the minimum threshold can be found in
the HPC packet. Mr. Rayes stated that each unit will have 18 square feet of external storage and
the slightly smaller unit will have 38 square feet of external storage. He said that this property
will offer plenty of outside space for communal use while offering private patios and porches.
Another amenity that will be offered Mr. Rayes said will be a washer and dryer with full closets.
Mr. Rayes stated that staff finds this project meets all the criteria for special review and
recommends the full approval of the 14.75 FTE’s. Mr. Rayes reminded HPC that within the
mixed-use zone, 60% of parking must be onsite. He explained that the applicant will be offering
seven parking spots for seven units going above and beyond with 100% onsite parking. Mr.
Rayes stated that staff finds that this project meets the transportation and parking needs.
Ms. Yoon showed a Sanborn map of the historic lot that the applicant was required to maintain.
Ms. You stated that the new addition has no connector element to the historic resource, unlike
the previous plan that had an element that hungover the resource. Ms. Yoon showed the design
guidelines that the staff used concerning the variation findings. She said that staff supports the
setback variations to maintain the 7ft 3inch separation. Ms. Yoon discussed guideline 10.6, that
the detached addition is a product of its own time. Ms. Yoon explained in the redesign the
applicant has come back with a gable roof that relates to the historic district and that it does not
mimic the historic resource’s gambrel roof form. Ms. Yoon stated that staff is in support of the
use of wood as a material on the new addition rather than metal. She explained that wood relates
to the resource more so than metal. Ms. Yoon stated that the redesign hones in on the
compatibility.
Mr. Rayes stated that staff recommends that HPC approve conceptual major development,
commercial design review, setback variations, relocation growth management, special review,
Transportation and parking management, and certificates of affordable housing credits. Mr.
Rayes pointed out on the HPC resolution section 2: Growth Management, Certificate of
Affordable Housing Credits, and Special Review number 2 to strike that language and proposed
the revision stating the applicant shall designate the category of each unit, and shall provide
APCHA with the required documentation prior to Certificate of Occupancy.
Ms. Greenwood asked if the revised resolution was ready for HPC.
Mr. Reyes stated that it is not in the packet however can be provided to HPC first thing.
Ms. Greenwood stated that this is a great project, and it is relatable.
PUBLIC COMMENT: None.
Ms. Greenwood asked Mr. Reyes and Ms. Yoon if there were any letters sent in.
Mr. Reyes stated that he did not receive any public comments.
Ms. Greenwood stated that is a great sign and kudos should be given to the applicant and team
for working with the neighborhood.
COMMISSIONER COMMENTS: Ms. Greenwood stated that the project is very clear and
what it is about. She further stated that this is an excellent project. Ms. Greenwood said that this
is a great example of when the commission wants the applicant to go back for a restudy and the
product comes back better than ever. Ms. Greenwood stated that this project is great for the
neighborhood and thanked the applicant. She said the opportunity for an individual to live in a
historic building is a special experience.
51
REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020
Mr. Moyer stated he agrees with staff. Mr. Moyer warned that depending on what the exterior
platting is used can be very expensive due to maintenance. He further stated that APCHA should
make the homeowners have a maintenance budget. Mr. Moyer said that he has been contacted by
many HOAs about this and that there can be hidden costs.
due to technical difficulties and poor connection, Mr. Halferty’s statement was inaudible.
Mr. Moyer moved to approve Resolution #17-2020. Ms. Greenwood seconded.
ROLL CALL: Mr. Halferty, Yes; Mr. Moyer, Yes; Ms. Greenwood, Yes. All in favor, Motion
carried 3-0.
OLD BUSINESS: 616 W. Main S Change in Use & Special Review. Chris Bendon of
BendonAdams representing owner, Jordan Nemirow owner of the property.
Mr. Bendon stated that the property has a historic resource located on it and at one time was a
residential home then converted to a commercial frame shop in 2004, then changed back to a
home without proper steps. Mr. Bendon stated that this application is to convert the historic
resource back to a residential dwelling. Mr. Bendon showed that the resource is one of two
structures on this property. He showed visuals of the property showing the newer unit that sits in
the rear of the property. He reminded HPC that the application only pertains to the historic
resource. Mr. Bendon stated that the change of use will fit in perfectly within the mixed zone
district. Mr. Bendon said that there was a parking waiver provided to this property when the
historic unit was used for commercial use. Mr. Bendon stated that they are presented with the
requirement to provide housing mitigation which is specified in the code. He said that the current
use is commercial and through the City’s calculations would generate 3.28 FTE and should be
exempt from and mitigation. He said that they are reducing their impacts on the neighborhood.
Mr. Bendon stated that the second request was regarding parking. He explained that part of the
change in use, the code requires two parking spots for the historic unit. Mr. Bendon pointed out
that there is a parking pad in the back of the lot that holds an encroachment permit. Mr. Bendon
stated that HPC can provide parking waivers if parking results in difficulty and undesirable result
or if offsite facilities adequately serve the needs of the development and finally if a waiver would
enhance or mitigate an adverse impact to the historic resource or property. He said there will be
negative impacts on the property that would come about proving parking on site. Mr. Bendon
showed HPC the standards that are in the guidelines that preserve the system and character of
historic streets, alleys, and ditches and how that relates to this project. Mr. Bendon told HPC that
one of the standards that will be under review is if the transportation needs are being met. He
reiterated that moving from a commercial space to a residential home relieves the pressure of
transpiration on the neighborhood. Mr. Bendon stated that in the back of the historic recourse
one could pack two cars in tandem. He explained the non-historic fence would need to be moved
and this scenario is undesirable. Mr. Bendon pointed out that one of The Secretary of the Interior
standards talks about avoid adding parking to an open area that detracts from a historic resource.
Mr. Bendon stated that they can make the parking work if mandated and that the applicant does
not want to pay the $76,000 for offsite parking. He further explained that the neighborhood
offers street parking and that the historic resource has been functioning as a residential dwelling
for the past 10 years and that the neighborhood is comfortable with street parking. Mr. Bendon
stated that HPC has granted a parking waiver for this property in the past, and they are asking for
a regrant.
52
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
August 4, 2021
Aspen Historic Preservation Commission
130 So. Galena St.
Aspen, Colorado 81611
RE: 611 West Main Street - Final HP Review for Major Development
Dear HPC and Community Development staff,
Please accept our application for Final Major Development for the landmark located at 611 West Main
Street. Conceptual, Relocation, Setback Variances, Parking, Special Review, Establishment of Affordable
Housing Credit Certificates and Growth Management approval was granted on September 9, 2020 via HPC
Resolution 17-2020. City Council upheld HPC’s decision during notice of call up review on October 27,
2020.
History
The subject property is a contributing building within the Main Street Historic District. It was designated
in 1995 (Ordinance 34-1995) and is one of the few Dutch Colonial Revival style residential buildings within
Aspen. A character defining feature of this style is the gambrel roof.
The property was constructed in 1886 for Harry G. Koch, owner of Koch lumber yard. Koch also owned
two other homes in the same block as 611 W. Main. It is in its original location and is largely unaltered –
even the historic fence remains (with repairs over the years). A small addition was added to the west
elevation between 1890 and 1893 during the period of significance. The addition is considered historic
and is converted into a housing unit.
Figure 1: 1890 Sanborn Map Figure 2: 1893 Sanborn Map showing west addition.
53
611 West Main
HPC Final Review
Project Overview
611 West Main Street is a 100% affordable
housing project with a total of 7 deed
restricted units approved in two separate
buildings. The two story historic landmark
contains 3 units (including 1 ADA unit) and
a detached two story alley building
contains 4 units.
A basement is not financially viable
considering the reduction in housing units
during Conceptual Review. A crawl space
to house mechanical, and a window well
for access to the mechanical room, is
proposed. The foundation is failing – the
landmark needs to be underpinned to
repair the foundation and provide a viable
crawl space for mechanical equipment.
There are 7 onsite parking spaces including an ADA van accessible space. Each housing unit has extra
storage located adjacent to the parking spaces. A common bike repair and ski room is proposed as well.
There is a central common outdoor amenity space between the units. The three units in the landmark
have private outdoor space.
The housing units are proposed to be Category 4 or less, to be determined at the time of deed restriction.
City Council recently adopted Ordinance 11, Series of 2021 to permit an increase in the number of FTEs
generated by voluntary housing units located in historic landmarks. An administrative amendment to
apply the new Code to 611 West Main Street is requested. The total number of FTEs generated under the
new Code is increased from 14.75 to 15.9.
Table 1: Affordable Housing Units
units beds ground 2nd 3rd exterior
storage size deck stacked FTEs Historic
@1.2 FTEs
1 landmark 2 426 515 x 941 y y 2.25 2.7
2 landmark 1 475 338 x 813 y y 1.75 2.1
3 landmark 1 651 x x 651 y n 1.75 2.1
4 2 88 617 566 1,271 n y 2.25 -
5 2 87 619 567 1,273 n y 2.25 -
6 2 88 619 567 1,274 n y 2.25 -
7 2 88 617 566 1,271 n y 2.25 -
TOTAL 12 14.75 15.9 FTEs
HPC Resolution 17-2020 approved the seven affordable housing units. As the project was further
developed for Final Design Review, some minor changes were made to the net livable of each housing
units as shown in Table 2.
Figure 3: Rendering of proposed project.
54
611 West Main
HPC Final Review
Table 2: Affordable Housing Unit Comparison (net livable area)
UNITS BEDS GROUND 2ND 3RD TOTAL SIZE
HPC Reso
17-2020 Proposed HPC Reso
17-2020 Proposed HPC Reso
17-2020 Proposed HPC Reso
17-2020 Proposed
1 landmark 2 424 426 531 515 x 955 941
2 landmark 1 467 475 334 338 x 801 813
3 landmark 1 632 651 x x 632 651
4 2 78 88 617 617 584 566 1,279 1,271
5 2 78 87 618 619 586 567 1,282 1,273
6 2 78 88 618 619 584 567 1,280 1,274
7 2 78 88 617 617 584 566 1,279 1,271
TOTAL 12
Conditions of Approval to be addressed at Final – Resolution 17-2020
1.1 Work closely with all relevant City Departments to finalize the stormwater mitigation plan
prior to Building Permit submission.
Response – This is ongoing as the project works toward construction level drawings.
1.2 Provide final details related to the foundation and use of existing sandstone as a veneer to
reconstruct the historic condition for Final.
Response – Foundation details are included in the drawing set on Sheet SK.1.
1.3 Provide a detailed roof plan calling out all vents, flues, gutters and snow clips for Final.
Response – The roof plan showing snow fencing, etc. is included as Sheet A1.12 in the drawing set.
1.4 Provide a site plan that clearly defines utility connections, service boxes, mechanical
equipment, and the transformer for Final.
Response – The civil drawing set includes a site plan showing utilities that will continue to be refined
as the project proceeds to building permit submittal.
1.5 Provide a landscape plan including list of plant species and planting locations appropriately
distances from the historic resource for Final.
Response – Sheet A1.04 identifies plant species and locations on the proposed landscape plan.
55
611 West Main
HPC Final Review
1.6 Provide a lighting plan and cutsheets for proposed light fixtures for Final.
Response – Sheet A1.09 identifies exterior light fixtures and proposed locations.
1.7 Install an accessible ramp that is reversible, minimally impacts the historic fabric, and
complied with all relevant design guidelines and building code requirements for Final.
Response – An accessible ramp is not required at this time. The rear unit in the landmark has a ramp
and is ADA compliant.
1.8 Design curb heights around the lightwells to be 6” or less.
Response – The lightwell curb height will comply with this requirement.
Residential Design Standards for the new detached building are addressed in Exhibit 2. We look forward
to finalizing this important project with HPC. Please contact me if you would like more information to
complete your review. sara@bendonadams.com or 970-925-2855.
Kind Regards,
Sara Adams, AICP
Principal
BendonAdams, LLC
Attachments:
1 - Final HP Design Guidelines.
2 – Residential Design Standards – new detached building
3 – Transportation Impact Analysis
4 - HPC Resolution 17-2020
5 – Land Use application.
6 – Signed fee agreement.
7 - Pre-application summary.
8 - Proof of ownership.
9 – Authorization to represent.
10 – HOA form.
11 - List of owners within 300’.
12 – Vicinity Map
13 – Engineering Letter
14 – Civil Drawings
15 – Drawing Set, including landscape plan, renderings, materials and lighting
56
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
Exhibit 1
Final Design Review
26.415.070. Development involving designated historic property or property within a historic
district. 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.
b. The procedures for the review of final development plans for major development projects are as
follows:
1. The Community Development Director shall review the application materials submitted for
final development plan approval. If they are determined to be complete, the applicant will be
notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the
hearing shall be provided pursuant to Paragraphs 26.304.060(e)(3)a, b and c.
2. Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections. This
report will be transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
3. The HPC may approve, disapprove, approve with conditions or continue the application to
obtain additional information necessary to make a decision to approve or deny. If the
application is approved, the HPC shall issue a certificate of appropriateness and the Community
Development Director shall issue a development order.
4. Before an application for a building permit can be submitted, a final set of plans reflecting
any or all required changes by the HPC or City Council must be on file with the City. Any
conditions of approval or outstanding issues which must be addressed in the field or at a later
time shall be noted on the plans.
Response: Applicable Design Guidelines are addressed below:
Streetscape
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.
57
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
Response – The proposed landmark remains in its original location. The proposed new building is
significantly setback on the site and faces Main Street. The large character defining side and front yards
around the historic building are maintained in the proposal.
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.
Response – No changes are proposed in the right of way unless required by Engineering and Parks
Departments. The sidewalk in front of this property, running along Main Street, is not the typical
concrete sidewalk and is expected to remain unless otherwise directed by Engineering and Parks
Departments.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated
to the alley.
Response – n/a.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
Response – All vehicular access is proposed off the alley.
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 semiprivate entry feature, to private spaces.
Response – The existing fence and a new direct walkway from sidewalk into the historic building is
proposed. The walkway and fence entrance replicate historic photographs (Figure 1). Access to the rear
building is proposed from the alley.
58
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
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.
Response – A simple walkway perpendicular from the street to the front porch is proposed to remain.
The width of the walkway is about 4 feet from Main Street to the front entry.
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.
Figure 1: Photograph of 611 West Main with gate entrance.
59
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
Response – Ample open space is proposed around the historic building as shown on the site plan. The front
and side yards are preserved around the landmark to support the historic building. Low ground cover and
plantings are proposed around the landmark.
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.
Response – Storm water design is considered as part of the new site as is positive drainage away from
the landmark. There is a large amount of permeable undeveloped open space proposed around the
landmark.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
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.
Response – An outdoor area with grill and seating is proposed in the east side yard behind the landmark.
This area provides a common amenity space that is not visible from Main Street.
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.
Response – Only a few trees are proposed to be removed, as noted on the site plan and coordinated with
the Parks Department.
60
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A.
In Zone A, new planting shall be species that were used historically or species of similar
attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height,
sod, and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited
patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building
must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to
over plant either property, or remove all evidence of the landscape characteristics from before
the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – Simple landscaping is proposed around the historic structures. All plantings are low and do
not obstruct views of character defining features of the landmark. Existing trees on the site are preserved
where possible.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – Low plants and ground cover, and some low shrubs, will be used around the landmark to not
obscure historic characteristics and to avoid accelerating deterioration of historic material.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting are not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a
case-by-case basis.
61
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
• Landscape light fixtures should be carefully selected so that they are compatible with the
building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
Response – Landscape lighting is not proposed at this time.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
Response – The existing fence is proposed to remain and be repaired as needed. The entry area has been
changed over time and is proposed to be repaired to match historic photographs (Figure 1).
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – n/a.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve
the character of a property.
Response – n/a.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized.
Response – n/a.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the
picket.
62
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
• For Post-WWII properties where a more solid type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
Response – n/a.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important
features of a designated building.
• A privacy fence should incorporate transparent elements to minimize the possible visual
impacts. Consider staggering the fence boards on either side of the fence rail. This will give
the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
Response – n/a.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure.
Response – n/a.
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.
Response – The site is not proposed to be regraded. The historic relationship of the building to grade is
proposed to be restored based on historic photographs of the building on Main Street.
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.
Response – No changes are proposed in the right of way along Main Street, which has a significant
pattern of cottonwood trees lining the street.
63
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
Response –The location of the landmark is not proposed to change.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
Response – Parking is located off the alley which is consistent with the historic circulation system.
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.
Response – Existing trees are preserved and protected in this proposal where possible.
Restoration
Materials
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.
64
Exhibit 1
Final Design Review (8.5.2021)
611 West Main St.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant
material.
• Any material that covers historic materials may also trap moisture between the two layers.
This will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
Response – Original material with integrity will be restored or repaired. Any replacement materials will
match the original as described in Guideline 2.3. Original building materials will not be covered.
Windows
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.
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611 West Main St.
• 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 has divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the original
window to be seen from the public way.
• If a storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around the perimeter. A storm window should not include muntins unless
necessary for structure. Any muntin should be placed to match horizontal or vertical divisions
of the historic window.
Response – Original windows will be repaired and refinished as needed and determined in the field.
Spandrel glass is proposed to replace glass in the historic addition as shown in Figure 2.
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611 West Main St.
Figure 2: Proposed glass replacement. Opening remains the same size and location.
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door,
door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and
flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
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611 West Main St.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic
entry door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new
storm door.
• New screen doors should be in character with the primary door.
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 keypads.
Response – Original primary door openings will be
preserved on the street facing and side facades. Two
of the three housing units located in the historic
building use existing doors. The rear unit in the
landmark relocates the door as shown at right. The
door is located on the rear of the landmark and is not
visible to the public. Relocating the door provides a
more efficient layout for this accessible unit and
meets required ADA clearances. If preferred by HPC,
we are open to keeping the existing door in its current
location but making it inoperable.
Figure 3: Approved demolition plan for rear unit showing existing
door and proposed door location.
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Final Design Review (8.5.2021)
611 West Main St.
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The prominent wrap around porch is a character defining feature of this property and is
proposed to remain and to be preserved/repaired as needed. Handrails are not proposed at this time as
they would interrupt the reading of this significant architectural feature.
Architectural Details
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.
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611 West Main St.
• 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.
Response – Architectural details will be repaired as needed.
Roof
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.
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611 West Main St.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements
may be appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline
and set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic
building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they
also complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally not permitted on AspenModern properties since they are not
characteristics of these building styles.
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.
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611 West Main St.
Secondary Historic Addition
• 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.
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These
include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of
the primary
structure will
likely require
preservation.
Response – The roof is
proposed to be
replaced as required
with similar cedar
shake material that is
fire rated and is a
natural color, similar to
the original.
Figure 4: 1992 photograph of side porch.
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611 West Main St.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure
• should be maintained except when HPC finds that an alternative is the best preservation
option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping
with its original character as a utilitarian structure.
• Most secondary structures are basic rectangular solids, with simple finishes and no
ornamentation.
8.4 When adding on to a secondary structure, distinguish the addition as new construction and
minimize removal of historic fabric.
• Additions to a secondary structure must be smaller in footprint than the original building and
lower in height. Maintaining the overall mass and scale is particularly important.
• Do not alter the original roof form.
• An addition must be inset from the corners of the wall to which it attaches.
8.5 Preserve the original building materials, or match in kind when necessary.
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is
preferred.
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
• The materials and detailing should be simple.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
10.1 Preserve an older addition that has achieved historic significance in its own right.
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.
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611 West Main St.
New Building
• 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.
Response – The secondary historic addition first appears on the 1893 Sanborn Map and is considered to
be part of the period of significance of the property. It is proposed to be preserved and converted into
a housing unit.
Building Placement
11.1 Orient the new building to the street.
• AspenVictorian buildings should be arranged parallel to the lot lines, maintaining the
traditional grid pattern.
• AspenModern alignments shall be handled case by case.
• Generally, do not set the new structure forward of the historic resource. Alignment of their
front setbacks is preferred. An exception may be made on a corner lot or where a recessed
siting for the new structure is a better preservation outcome.
Response – The new building is located behind the landmark and along the alley. It is parallel to the lots
lines which is consistent with the traditional grid pattern.
Mass and Scale
11.2 In a residential context, clearly define the primary entrance to a new building by using a front
porch.
• The front porch shall be functional, and used as the means of access to the front door.
• A new porch must be similar in size and shape to those seen traditionally.
Response - The historic front porch is proposed to remain and will be the entrance to one of the proposed
housing units.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on
a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings
on the original site.
• Reflect the heights and proportions that characterize the historic resource.
Response – During Conceptual Review the new building was completely redesigned to a gable roof
structure with four repeating gables behind the landmark. The gable form is prominent along Main
Street and is typical to residential Victorian era buildings. The repeating gables reduce the overall size
of the new building in comparison to the large horizontal mass of the landmark.
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Final Design Review (8.5.2021)
611 West Main St.
1.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
Response – The front elevation is taller than the historic building. There is a grade change between the
alley and Main Street that results in the addition sitting taller than the landmark, while both structures
are the similar height – 27’9” (landmark) and 27’10 ¼” (new building). The design team has tried to
minimize height while maximizing the number of housing units and meeting parking requirements
onsite. HPC is asked to balance affordable housing units and historic preservation in this application.
Both community goals are important, and it is challenging to meet all design guidelines while providing
much needed housing units walking distance to downtown.
11.5 The intent of the historic landmark lot split is to remove most of the development potential from
the historic resource and place it in the new structure.
• This should be kept in mind when determining how floor area will be allocated between
structures proposed as part of a lot split.
Response – A historic lot split is not proposed on this property; however, a new detached building is
proposed that removes almost all development pressure from the landmark into the new construction.
No additions are proposed to the landmark, only one lightwell to access the crawl space and mechanical
area is proposed.
11.6 Design a new structure to be recognized as a product of its own time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project
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.
• When choosing to relate to building form, use forms that are similar to the historic resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish to
those used historically on the site and use building materials that contribute to a traditional
sense of human scale.
• When choosing to relate to fenestration, use windows and doors that are similar in size and
shape to those of the historic resource.
Response – The new building relates to building forms along Main Street. The materials and fenestration
relate to the landmark but are products of their own time. Windows are all vertically oriented to
reference the historic windows in the landmark. The primary exterior material for the new building is
wood. A concrete base is proposed for the new addition.
11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
Response – The new building is clearly a product of its own time while simultaneously supporting and
highlighting the historic landmark. Details are subtle in nature and materials are durable to limit capital
expenses for the residents.
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Final Design Review (8.5.2021)
611 West Main St.
Accessibility, Architectural Lighting, Mechanical Equip., Service Areas
12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of
original fixtures that are no longer present, a replication is appropriate.
Response – n/a.
12.3 Exterior light fixtures should be simple in character.
• The design of a new fixture should be appropriate in form, finish, and scale with the structure.
• New fixtures should not reflect a different period of history than that of the affected building,
or be associated with a different architectural style.
• Lighting should be placed in a manner that is consistent with the period of the building, and
should not provide a level of illumination that is out of character.
• One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A
recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the
building type or style.
• On commercial structures and AspenModern properties, recessed lights and concealed lights
are often most appropriate.
Response – Exterior light fixtures are simple with one sconce located adjacent to each entrance.
Traditional sconces are proposed for the landmark and more contemporary sconce is proposed for the
new detached building. A hanging pendant is proposed in the front porch roof of each entry to the units
in the landmark.
Figure 5: Proposed light fixtures for the landmark.
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Final Design Review (8.5.2021)
611 West Main St.
Main Street Historic District Guidelines
3.1 Orient a new building or addition to the street.
• All buildings should be arranged parallel to the lot lines, maintaining the traditional grid
pattern.
• Generally, do not set a structure forward of any historic resources within the block.
Alignment of front setbacks is preferred. An exception may be made on a corner lot.
Response – The new building is parallel to lot lines and maintains the traditional grid pattern.
3.2 Design a new structure to be recognized as a product of its own time.
• Consider these three aspects of a new building: form, materials, and fenestration. A project
should relate strongly to the historic district in at least two of these elements. Departing
from one of these categories allows for creativity and a contemporary design response.
o When choosing to relate to building form, use forms that are similar to the historic
district.
o When choosing to relate to materials, use materials that appear similar in scale and
finish to those used historically in the district and use building materials that
contribute to a traditional sense of human scale.
o When choosing to relate to fenestration, use windows and doors that are similar in
size and shape to those in the historic district.
Response – See discussion on previous page, Guideline 11.6.
3.3 The imitation of older historic styles blurs the distinction between old and new buildings and is
discouraged.
• Overall, details should be modest in character.
Response – See discussion on previous page, Guideline 11.7.
3.4 Construct a new building to appear similar in scale and proportion with the historic buildings in
the district.
• Subdivide larger masses into smaller modules that are similar in size to the historic buildings
in the historic district.
• Reflect the heights and proportions that characterize the historic district.
• Use secondary structures to break up mass of buildings. These are most appropriately
located along alleyways.
Response – See discussion on previous page, Guideline 11.3. The proposed new building is located along
the alleyway and is broken up by the repeating gable roof forms.
3.5 Roof forms should be in character with surrounding historic buildings.
• Roof forms should be simple.
• If applicable, gable ends should be oriented toward the street.
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Final Design Review (8.5.2021)
611 West Main St.
• Carefully consider roof eaves, orientation of ridgelines, roof pitch, dormers, and other
features as a way to either create compatibility or differentiate a new building or addition.
Response – The new building has repeating gable roofs that are oriented toward the street. The
landmark is a gambrel roof form, which is unique to the Main Street Historic District. The gable roof
form blends into the context of the overall neighborhood and highlights the importance and uniqueness
of the landmark’s Dutch Colonial style.
3.6 Design a front elevation to be similar in scale to historic buildings in the district
• The primary plane of the front elevation should not appear taller than historic structures.
Response – The front elevation of the new building is behind the landmark but about 7’ measured wall
to wall (not including the historic eaves). The property has a significant grade change from Main Street
to the alley – the landmark and the new building are similar height, but the higher grade at the alley
makes the new building appear taller.
3.7 Clearly define the primary entrance to a new building with a front porch or similar feature.
• The front porch should be functional, and used as the means of access to the front door.
• A new porch should be similar in size and shape to those seen traditionally.
Response – See discussion on previous page, Guideline 11.2.
3.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower, or similar in height to the existing building is preferred.
Response – See discussion on previous page, Guideline 11.3.
3.9 When planning an addition to a building in a historic district, preserve historic alignments on the
street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same
height .
• An addition should not be placed in a location where these relationships would be altered or
obscured.
• Detach building mass along alleyways, similar to the pattern of traditional shed development.
Response – See discussion on previous page, Guideline 11.2. The new building is detached and located
along the alley.
3.10 Use building components that are similar in size and shape to those of the Victorian-era
residences seen traditionally on Main Street.
• These include windows, doors and porches.
• Overall details should be modest in character.
Response – Building components are similar to those found along Main Street in the Victorian era
residences.
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Final Design Review (8.5.2021)
611 West Main St.
3.11 Architectural details should reinforce the historic context of the block.
• Consider how detailing can be used to create relationships between new and old buildings
while still allowing for current architectural expression.
• Consider scale, location, and purpose of historic detailing to inform new designs.
• It is inappropriate to imitate historic details.
Response – Architectural details are simple and create a backdrop to the historic buildings along Main
Street and the landmark at 611. The location and style of the new building reinforces the traditional
gable forms along Main Street.
3.12 Primary materials should be wood or brick.
• Alternate primary materials may be considered on a case by case basis depending on the
historic context of the block.
Response – The proposed material for the new building is primarily wood.
3.13 Secondary materials should relate to the historic context.
• More variety is acceptable for secondary materials if a relationship to the historic palette can
be demonstrated.
• Stone should be limited to the foundation.
Response – Secondary material is concrete found on the ground level parking area that relate to the
utilitarian materials found on historic alley structures and also is a low maintenance material for the
housing units.
3.14 Use roofing materials that are similar in appearance to those seen historically.
Response – A metal roof is proposed that is similar to the material historically found on alley buildings.
79
Residential Design Standards
Administrative Compliance Review Applicant Checklist - Multi-family Development
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Building Orientation
(Flexible)
B.2.Garage Access
(Non-flexible)
B.3.Garage Placement
(Non-flexible)
B.4.Entry Connection
(Non-flexible)
B.5Principle Window
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 1
There are two street facing, ground level housing units, and one front entry and historic porch
facing Main Street. There is one housing unit on the rear of the landmark (not facing the street) and four
housing units that are stacked on the second and third floors of the new building.
80
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated
AM 0.8 5 0.03 5.03 0.00
Click on the "Generate Narrative" Button to the right.
Respond to each of the prompts in the space provided.
Each response should cover the following:
1. Explain the selected measure.
2. Call out where the measure is located.
3. Demonstrate how the selected measure is appropriate to enhance the project site
and reduce traffic impacts.
4. Explain the Enforcement and Financing Plan for the selected measure.
5. Explain the scheduling and implementation responsibility of the mitigation measure.
6. Attach any additional information and a site map to the narrative report.
Sara Adams
BendonAdams
300 S. Spring St., #202, Aspen, CO 81611
970-925-2855
sara@bendonadams.com
Summary and Narrative:
Narrative:
7/8/2020
611 West Main AH
611 West Main Street
Trip Generation
SUMMARY
Trip Mitigation NET TRIPS TO BE
MITIGATED
Project Description
In the space below provide a description of the proposed project.
Conversion of an existing landmark to 3 deed restricted AH units. A new building with 4 deed restricted units is proposed along the alley. 7
surface parking spaces are proposed. There are two 1-bedroom and five 2-bedroom units.
MMLOS
Include any additional information that pertains to the MMLOS plan in the space provided below.
There are limited MMLOS options for this site. We are open to discussing any applicable options you have for this property.
TDM
The project proposes onsite amenities. Describe the combination of amenities below. Providing a combination of creative onsite amenities
reduces the need for SOV trips throughout the day. Services within the development that will reduce the need for auto trips include grocery,
restaurant, recreation rental, dry cleaning, child care, bicycle repair stations, etc. A combination of amenities is required.
A bike repair shed is proposed onsite in the carport to encourage bike use and to discourage car use.
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Provide details in the space provided for the proposed carshare participation. Carshare programs have been linked to increased use of
alternative transportation modes and reduced SOV trips. The successful project will provide access to Aspen’s CAR TO GO carshare program.
Trip reduction potential will depend on the level to which the development participates. Car share memberships can be provided to all
employees or residents of new developments.
A carshare membership to car-to-go will be provided to each unit for the first year.
Provide details for the proposed bike share program participation. Bike sharing provides access to a fleet of bicycles for short trips, thus
reducing SOV travel. The successful project will provide memberships to the existing WE-cycle program. Include details on how many WE-
cycle memberships will be purchased and whether these will be made available to guests, employees, or both.
n/a. Wecycle is free now.
Include any additional information that pertains to the TDM plan in the space provided below.
we are open to other TDM options that you see as appropriate for an AH development on Main Street.
MMLOS Site Plan Requirements
Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal.
Slopes Between Back of Curb and Sidewalk
2% Slope at Pedestrian Driveway Crossings
Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example)
Bicycle Parking
Enforcement and Financing
Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures.
The enforcement and financing plan will be available for review by the City upon request.
Scheduling and Implementation Responsibility of Mitigation Measures
Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures.
The car-share commitment will most likely be in place simultaneous with occupancy of the units.
Monitoring and Reporting
Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan
requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and
effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data.
The city may audit the development to ensure compliance with the commitments contained herein.
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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 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
611 West Main Street
Lots E, F, and G, Block 25, City and Townsite of Colorado
2735-124-48-003
611 West Main Street LLC
2001 N. Halsted St., #304, Chicago, IL 60614
312-479-2050 mhunt@mdevco.com
BendonAdams
300 S. Spring St., #202, Aspen CO 81611
925-2855 sara@bendonadams.com
Landmark property within the Main Street Historic District.
100% affordable housing project.
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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 2016
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 Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
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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 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
611 West Main Street
BendonAdams
611 West Main Street
MU - mixed use, Main Street Historic District
9,0009,000
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PRE-APPLICATION CONFERENCE SUMMARY
DATE: December 20, 2018
PLANNER: Mike Kraemer, 920.2741
PROJECT NAME AND ADDRESS: 611 West Main Street
PARCEL ID# 273512448003
REPRESENTATIVE: Brian Beazley, 925-3444
DESCRIPTION:
The property at 611 West Main Street is a designated historic
property that is located within the Mixed Use (MU) Zone
District. The property contains an historic Victorian residence
that is currently in commercial use. (See 1904 Sanborn map,
lot highlighted in red, right). An historic fence also exists on
the property. The property is approximately 9,000 square feet
in size.
The applicant proposes a change in use to the property to
100% affordable housing through an interior remodel of the
existing historic building. The existing historic building would
contain 2 - 2 bedroom units and 1-1 bedroom unit. In addition,
the applicant also proposes construction of a 3-story structure
housing 6 - 2 bedroom units in a multi-family configuration
located south of the existing historic building. This building
would ideally not be attached to the historic structure. The
purpose of conversion of the property to affordable housing is
to establish Housing Credits. The property is located within
the Main Street Historic District and is afforded a 1.1:1 FAR for affordable housing specific
developments. A 1.25:1 FAR may be attained through Special Review approval.
Any alterations to the historic structure on the site, and any new construction, require a two-step design
review approval. Conceptual Review focuses on site design, height, scale, massing and proportions of
the proposed work. If the applicant proposes to excavate below the historic structure, HPC will apply
Relocation criteria requiring protection of the historic structure. HPC may consider variations to setbacks
and parking requested as Historic Preservation benefits. Final review addresses landscape, lighting,
fenestration and selection of building materials.
Currently, the on-site parking available to the property is located to the south of the historic structure.
The applicant has indicated that the new multi-family building south of the historic structure will include
parking underneath the living units to satisfy the Land Use Code parking requirements. The minimum
requirement is one space per unit. At least one onsite space would likely need to be accessible and
approximately twice the width of a standard parking space. In addition, the alley frontage will need to
include adequate trash and recycling storage and utilities.
Historic structure
footprint
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Prior to the preparation of a recommendation to HPC, staff will refer the application to other City
Departments for comments and proposed conditions of approval. The applicant will be required to prepare
a Transportation Impact Analysis for Engineering Review.
Following are the relevant sections of the Municipal Code and details on how to move forward.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.410.040 Residential Design Standards Multi-Family
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation
26.415.110 Historic Preservation – Benefits
26.430 *Special Review – if project exceeds 1:1 floor area
26.470.080 General Review Standards: Affordable Housing
26.470.100.D Affordable Housing
26.515 Transportation and Parking Management
26.575.020 Calculations and Measurements
26.610 Impact Fees
26.620 School Land Dedication
26.710.180 Mixed Use (MU) Zone District
12.10.050 Space Required for Multi-Family Developments
For your convenience – links to the Land Use Code and HPC Application are below:
Land Use Code HPC Application
Historic Preservation Guidelines Commercial Design Standards Book
REVIEW BY:
• Staff for completeness of application, and recommendations.
REQUIRED LAND USE REVIEW(S):
Step 1: HPC Conceptual Major Development, Residential Design Standard Review, Special Review (if
needed), Historic Preservation Variations (if applicable), Transportation and Parking
Management, Trash and Recycling Storage. The applicant may include GMQS review for
Establishment of Affordable Housing Credits in this step if desired. Following Conceptual, HPC
will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects
of the approval that they find require additional HPC review. This is a standard practice for all
significant projects reviewed by HPC.
Step 2: HPC Final Major Development
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PUBLIC HEARING:
• Yes, at each review step
NEIGHBORHOOD OUTREACH:
• Yes, at Conceptual Review
PLANNING FEES: $3,250 deposit for ten (10) hours of staff time, at Conceptual/GMQS application
$1,950 deposit for six (6) hours of staff time at Final Review submittal.
REFERRAL FEES: Engineering - $325
APCHA - $975
Environmental Health - $975
Parks - $975
TOTAL DEPOSIT: $6,500 at Conceptual/GMQS Review and $1,950 at Final Review (additional/lesser
planning hours are billed/refunded at a rate of $325/hour; additional engineering hours over deposit are
billed at a rate of $325/hour).
APPLICATION CHECKLIST – These items should first be submitted in a paper copy.
Below is a list of submittal requirements for both HPC Conceptual and Final reviews. For Conceptual
review, all items other than those noted as Final review will need to be submitted. Final review will require
all items listed below.
A written description of the proposal (scope of work) and written explanation of how the
proposed development complies with the review standards relevant to the development
application and relevant land use approvals associated with the property.
Completed Land Use Application and signed Fee Agreement.
A Mobility Plan, meeting the requirements of Chapter 26.515 of the Aspen Municipal
Code. Documentation showing the proposal meets all Transportation Mitigation Requirements
as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available
online at: https://www.cityofaspen.com/documentcenter/view/1781 A copy of the tool showing
trips generated and the chosen mitigation measures should be included with the application.
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.
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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)
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado.
Written consent to the application from the property owner.
Proposed Site Plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their
height, massing, scale, proportions and roof plan; and the primary features of all elevations.
(Please provide graphics identifying preliminary selection of primary exterior building materials
for Conceptual application, as outlined in Land Use Code Section 26.415.070.D.3
Supplemental materials to provide a visual description of the context surrounding both
properties including photographs and other exhibits, as needed, to accurately depict location
and extent of proposed work.
Once the application is deemed complete by staff, the following items will then need to be submitted:
Total deposit for review of the application.
A digital copy of the application provided in pdf file format.
For Final Review, the following items will need to be submitted in addition to the items listed above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
Lighting plan and landscape plan.
Once the application is deemed complete by staff, the following items will then need to be submitted:
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Total deposit for review of the application.
A digital PDF copy of the complete application packet by email to
sarah.yoon@cityofaspen.com.
12 sets of all graphics printed at 11x17
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.
96
Active/53521867.1
730 East Durant Avenue, Second Floor, Aspen, Colorado 81611-1557
Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com
Curtis B. Sanders
Sherman & Howard L.L.C.
Direct Dial Number: 970.300.0114
E-mail: csanders@shermanhoward.com
July 18, 2021
City of Aspen
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: 611 West Main Street, LLC, a Colorado limited liability company; Certificate of
Ownership
Dear Sir or Madam:
I am an attorney licensed by the State of Colorado to practice law.
This letter shall confirm and certify that 611 West Main Street, LLC, a Colorado limited
liability company, is the owner of certain improved real property located at 611 West Main
Street, Aspen, Colorado 81611, and legally described as follows (the "Subject Property"):
Lots E, F and G, Block 25, City and Townsite of Aspen, County of Pitkin, State of
Colorado.
The Subject Property is subject to the following matters of record:
1. Reservations and exceptions as contained in Deeds from the City of Aspen recorded
November 19, 1887 in Book 59 at Page 99 as Reception No. 21195 and recorded February 17,
1888 in Book 59 at Page 362 as Reception No. 22657.
2. Ordinance Designating as an Historic district all those Properties Abutting (on the
North and South) Main Street between Monarch and Seventh Streets, and all of Paepcke Park,
within the City of Aspen as set forth in instrument recorded December 9, 1976 in Book 321 at
Page 51 as Reception No. 189906.
3. Statement of Exemption from the Definition of Subdivision as set forth in instrument
recorded April 4, 1978 in Book 345 at Page 628 as Reception No. 202949.
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2
Active/53521867.1
4. Agreement by and between William Wesson, Mike Otte, Lynne Levinson and Dan
Levinson as set forth in instrument recorded November 12, 1981 in Book 417 at Page 287 as
Reception No. 237076.
5. Easement Agreement as set forth in instrument recorded August 8, 1990 in Book 626
at Page 800 as Reception No. 325089.
6. Terms, conditions, provisions, obligations and agreements as set forth in Resolution
#17, Series of 2020 recorded September 30, 2020 at Reception No. 668913.
7. Terms, conditions, provisions and obligations as set forth in the Deed of Trust,
Assignment of Leases and Rents and Security Agreement dated as of March 18, 2019 between
611 West Main Street,LLC as Trustor and Loancore Capital Credit REIT LLC as Beneficiary,
recorded March 18, 2019 as Reception 654643.
8. Terms, conditions, provisions and obligations as set forth in the Assignment of Leases
and Rents dated as of March 18, 2019 between 611 West Main Street,LLC as Assignor and
Loancore Capital Credit REIT LLC as Assignee, recorded March 18, 2019 as Reception 654644.
9. UCC Financing Statement recorded March 18, 2019 as Reception 654645 and re-
recorded March 19, 2019 as Reception No. 654677.
10. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed
of Trust, Assignment of Leases and Rents and Security Agreement dated as of March 27, 2019
between Loancore Capital Credit REIT LLC, as Assignor and LCC Warehouse I LLC, as
Assignee, recorded March 29, 2019 as Reception 654910.
11. Terms, conditions, provisions and obligations as set forth in the Assignment of
Assignment of Leases and Rents dated as of March 27, 2019 between Loancore Capital Credit
REIT LLC,as assignor and LCC Warehouse I LLC, as assignee, recorded March 29, 2019 as
Reception 654911.
12. Amendment to UCC Financing Statement recorded March 29, 2019 as Reception
654912.
This letter shall further confirm that as the owner of the Subject Property, 611 West Main
Street,LLC, a Colorado limited liability company, has the right and authority to file and pursue
land use applications, variance requests, and other requests with the City of Aspen with respect
to the Subject Property.
Sincerely,
Curtis B. Sanders
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Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273512448003 on 07/16/2021
Instructions:
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http://www.pitkinmapsandmore.com
101
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
QUADRANT MANAGEMENT INC
NEW YORK, NY 10022
320 PARK AVE 18TH FLR
RUFUS CAMI CAMI LLC
MONROE , CT 06468
PO BOX 5010128
501 MAIN ASPEN LLC
GRAND RAPIDS, MI 49503
ALDRICH PL #200 OTTAWA AVE NW
WARBLE ERIC
BASALT, CO 81621
310 ROARING FORK CT
SCHWARTZ RACHEL K & MARK
BLOOMFIELD HILLS, MI 483042603
1061 COUNTRY CLUB RD
THROM DOUGLAS H
ASPEN, CO 81611
617 W MAIN ST
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
WASHBURN SERENE MARIE V
ASPEN, CO 81611
605 W HOPKINS AVE #205
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
LENIO IRREV TRUST
ROME, NY 13440
737 W BLOOMFIELD ST
GANT CONDOMINIUM ASSOCIATION INC
ASPEN, CO 81611
610 S WEST END ST
KURKULIS PATSY & PAUL R
ASPEN, CO 81611
605 W HOPKINS AVE #201
PITKIN COUNTY
ASPEN, CO 81611
530 E MAIN ST #301
FORNELL CLARITY ELISE
ASPEN, CO 81611
518 W MAIN #B-206
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
SCHULMAN WILLIAM PAUL
CHARLEVOIX, MI 49720
301 MERCER BLVD
BLEEKER STREET LLC
CORAL GABLES, FL 33156
5299 HAMMOCK DR
720 WEST HOPKINS HOLDINGS LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
BRAISTED DAVID
ASPEN, CO 81612
PO BOX 11442
HERNANDEZ ROBERTO PABLO REV TRUST
MIAMI, FL 33129
1901 BRICKELL AVE #B913
WRIGHT FAMILY REV TRUST
ASPEN, CO 81611
715 W MAIN ST #301
POTTS LEAH S
ASPEN, CO 81611
605 W HOPKINS AVE #102
JEROME OFFICE ASPEN CO LLC
ASPEN, CO 81611
715 W MAIN ST #201
PERRY IAN MICHAEL
ASPEN, CO 81611
426 E HYMAN AVE
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
SAMUEL JOSHUA MOSES
DILLON, CO 80435
PO BOX 756
BATES JESSICA TRUST
ASHLAND, OR 97520
258 A ST #1-8
102
WAGNER HOLDINGS CORP LLC
ASPEN, CO 81611
605 E MAIN ST
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST
LITTLE VICTORIAN CONDO ASSOC
ASPEN, CO 81611
PO BOX 3149
ASPEN HEIGHTS LLC
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4771 SWEETWATER BLVD #351
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81611
605 W MAIN ST PH B
NIX ROBERT JR
ASPEN, CO 81612
PO BOX 3694
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TOMS CONDO LLC
ERWINNA , PA 18920
6 SHULL FARM RD
DAMORE MATTHEW
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634 W MAIN ST #3
PEARSON MARK M & LEES M
ASPEN, CO 81611
702 W MAIN ST
DJORDJEVIC VLADAN
ASPEN, CO 81611
518 W MAIN ST B204
WEST ALFRED P JR NON-EXEMPT TRUST
NEW YORK, NY 10007
24 WARREN ST
FORNELL CONDO ASSOC
ASPEN, CO 81611
518 W MAIN ST
HY-MOUNTAIN TRANSPORT INC
ASPEN, CO 81611
214 B AABC
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
GANT CONDO ASSC
ASPEN, CO 816112142
610 S WESTEND ST
MARSHALL ELLEN M & THOMAS M REV TRUST
ASPEN, CO 81611
300 RIVERSIDE AVE
BARBER EDGAR F
ASPEN, CO 81612
PO BOX 9678
SGSG ASPEN CONDO LLC
DENVER, CO 80237
8100 E UNION AVE #2303
DUNKELBERG AMBER & KEVIN
SNOWMASS VILLAGE, CO 81615
PO BOX 5804
501 WEST MAIN LLC
ASPEN, CO 816111818
532 E HOPKINS AVE
KATZMAN LORI ANN
CHARLEVOIX, MI 49720
301 MERCER BLVD
HORNE CHRISTOPHER & BRANDI
AUSTIN, TX 78746
5214 BUCKMAN MTN RD
01037H TRUST
BEVERLY HILLS, CA 90210
715 N SIERRA DR
FELER LAURIE & CLAUDIO
CARBONDALE, CO 81623
550 FOX RUN
BLANCHARD NATALIE M
ASPEN, CO 81611
720 W HOPKINS #B
DEANE LANDON
ASPEN, CO 81612
PO BOX 508
GANT CONDO ASSOC INC
ASPEN, CO 816112142
610 S WESTEND ST
CARROLL MEREDITH & ARTHUR
ASPEN, CO 81611
605 W HOPKINS AVE #210
103
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
HOMESTAKE PARCEL LLC
PALO ALTO, CA 94301
855 EL CAMINO REAL STE 13A BOX #249
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
WRIGHT FAMILY REV TRUST
ASPEN, CO 81611
715 W MAIN ST #301
616 W MAIN ST LLC
ASPEN, CO 81611
612 W MAIN ST
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
DAUCH KARIN
NEW YORK, NY 10003
80 4TH AVE #7A
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
RUFUS CAMI CAMI LLC
MONROE , CT 06468
PO BOX 5010128
TODD SHANE
ASPEN, CO 81612
PO BOX 2654
SKANDIA TOWNHOUSES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
720 W HOPKINS AVE
SMITH ANDREW C & DONNA G
DALLAS, TX 75205
3622 SPRINGBROOK ST
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
WESTERNOFF TRENT & NAZLY FAMILY TRUST
MANHATTAN BEACH, CA 90266
724 10TH ST
SANDERS BARBARA
ASPEN, CO 81611
634 W MAIN ST #8
ERICKSON A RONALD
ASPEN, CO 81611
605 W HOPKINS AVE #211
PEDRO STEVEN D MD PA TRUST
FORT WORTH, TX 76132
7833 OAKMONT BLVD
MEYER MARY ANNE
ASPEN, CO 81612
PO BOX 11238
AMAYA JOSE ANTONIO & BLANCA E ARGUETA
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605 W HOPKINS AVE #103
JAS CAPITAL LLC
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617 W MAIN ST #E
KENDRICK SCOTT
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700 W HOPKINS AVE #5
UMBA ENTERPRISE LLC
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605 W MAIN ST #103
TELAMON HOLDINGS LLC
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715 W MAIN ST #204
ASPEN SQUARE CONDOMINIUM ASSOCIATION INC
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617 E COOPER AVE
LEADINGHAM CAROLINE
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518 W MAIN ST #A-102
SACKS CAROL
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7902 TEASDALE AVE
REECE MARK
ASPEN, CO 81611
518 W MAIN ST #A-102
617 MAIN ST PROF BLDG CONDO
ASPEN, CO 81611
617 W MAIN ST
BRYAN SHEILAH
ASPEN, CO 81612
PO BOX 976
MADSEN MARTHA W
ASPEN, CO 81611
608 W HOPKINS AVE APT 9
104
616.5 W MAIN ST LLC
ASPEN, CO 81611
612 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
STERTZER ELIANE C
ASPEN , CO 81612
PO BOX 8677
QUADRANT MANAGEMENT INC
NEW YORK, NY 10022
320 PARK AVE 18TH FLR
TAYLOR JOHN W
COCOA BEACH, FL 329312329
37 W POINT DR
GANT CONDOMINIUM ASSOCIATION INC
ASPEN, CO 81611
610 S WEST END ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HARRIS ANGELA
ASPEN, CO 816111618
518 W MAIN ST #C107
SMB CONDO ASSOC
ASPEN, CO 81611
605 W MIAN ST
ANGELOV DIMTAR S & DANIEL D
ASPEN, CO 81611
605 W HOPKINS AVE #209
WENDT ROBERT E II
PACIFIC PALISADES, CA 90272
350 MT HOLYOKE AVE
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
SILVERLODE INVESTORS LLC
ASPEN, CO 81611
715 W MAIN ST #301
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
715 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
715 W MAIN ST
HAVANDJIAN GASTON MATIAS
ASPEN, CO 81611
518 W MAIN ST #B205
HOPKINS 616 LLC
ROSS, CA 94957
PO BOX 858
JEMAR PARTNERS LLC
ASPEN, CO 81611
701 W MAIN ST
GOLDSTEIN MARC
SAINT LOUIS, MO 63130
7902 TEASDALE AVE
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
EYXEFC2 LLC
ARVADA, CO 80002
7310 W 52ND AVE #A129
ONEIL BRIAN & SUZANNE
TAVERNIER, FL 33070
PO BOX 199
QUADRANT MANAGEMENT INC
NEW YORK, NY 10022
320 PARK AVE 18TH FLR
FRANSEN ERIN M & GREGORY H
ASPEN, CO 81611
605 W HOPKINS UNIT 206
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
LITTLE AJAX CONDO ASSOC
ASPEN, CO 81611
605 W HOPKINS AVE
PHILLIPS SHAUN E
ASPEN, CO 81611
518 W MAIN ST #8105
105
HOPKINS & FOURTH LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
BEAN & BEAR TRUST
HOUSTON, TX 77098
3315 VIRGINIA ST
MOSIER AMY F
ASPEN, CO 81611
634 W MAIN ST #2
SILVERLODE INVESTORS LLC
ASPEN, CO 81611
715 W MAIN ST #301
ASPEN MAIN ST LLC
ASPEN, CO 81611
715 W MAIN ST #201
LONE EAGLE TRUST
ASPEN, CO 81611
634 W MAIN ST #1
CLEANER EXPRESS
ASPEN, CO 81611
435 E MAIN ST
TUCKER LUCY LEA
ASPEN, CO 81611
PO BOX 1480
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
STEVENSON ADAM
ASPEN, CO 81611
627 W MAIN ST
LORD KAREN R FAMILY 2020 DYNASTY TRUST
MIAMI BEACH, FL 33140
2301 N MERIDIAN AVE
BRYAN SHEILAH JUDITH
ASPEN, CO 81612
PO BOX 976
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
WEIEN J ROBERT
ASPEN, CO 81611
709 W MAIN ST
GEORGE ALEXANDRA
ASPEN, CO 81611
700 W HOPKINS AVE #6
JULES ASPEN LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
FIELDS CHARLES DAVID
ASPEN, CO 81611
634 W MAIN ST #5
CHRISTOPHER MARIDEE LIV TRUST
SCOTTSDALE, AZ 85260-4327
13571 N 92ND WY
LINDAUER REBECCA F
AUSTIN, TX 78703
1115 ELM ST
MAUPIN KENNETH
ASPEN, CO 81611
518 W MAIN ST #C-207
WERLIN LAURA B TRUST
SAN FRANCISCO, CA 94115
2200 PACIFIC AVE #12F
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
VOSS NATALIE
ASPEN, CO 81611
605 W HOPKINS AVE #204
HESSIAN ASPEN LLC
WINTER PARK, FL 327894881
1470 GENE ST #B
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
616 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
616 W MAIN ST
BONETTI MARYSUE
ASPEN, CO 81612
PO BOX 569
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
106
FERGUS ELIZABETH REV TRUST
ASPEN, CO 81612
PO BOX 1515
OBX TO ASPEN LLC
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
CHRISTIANA UNIT D101 LLC
ASPEN , CO 81612
PO BOX 4937
MEYER OLVIN
ASPEN, CO 81612
PO BOX 11238
PEDRO STEVEN & JERRI REAL ESTATE LLC
FORT WORTH, TX 76132
7833 OAKMONT BLVD
WENDLING NAN JEAN
ASPEN, CO 816129747
PO BOX 10745
DAY JEROD
ASPEN, CO 81611
518 W MAIN ST #B203
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
TOLK GAYLA LYNN
ASPEN, CO 81611
117 N SIXTH ST
MARY B LOT 2 LLC
PALO ALTO, CA 94301
855 EL CAMINO REAL STE 13A BOX #249
WEST ALFRED JR & LORALEE
VANTURA, CA 93993
4572 TELEPHONE RD #912
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
CUMMINS RICHARD
ASPEN, CO 81611
617 W MAIN ST #B
MARY B LOT 1 LLC
PALO ALTO, CA 94301
855 EL CAMINO REAL STE 13A BOX #249
COYOTE PEAK LLC
ASPEN, CO 81611
706 W MAIN ST
7TH & MAIN AFFORDABLE HOUSING
ASPEN, CO 81611
COMMON AREA
719 W MAIN ST
DENBY SAMUEL ROBERT
ASPEN, CO 816111617
501 W MAIN ST #A101
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81611
605 W MAIN ST PH B
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
NECHADEIM REALTY LLC
NEW YORK, NY 10019
680 FIFTH AVE 7TH FL
JEROME OFFICE ASPEN COMPANY LLC
ASPEN, CO 81611
715 W MAIN ST #301
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
LANG JACQUELINE
COTTESLOE WESTERN AUSTRALIA 6011,
15 WENTWORTH ST
SHEA LAYNE & MICHAEL
ASPEN, CO 81611
605 W HOPKINS AVE #202
MCGUIRE JENNIFER ERIN
ASPEN, CO 81611
501 E DEAN ST
107
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443
MCCLURE MARY
ASPEN, CO 81611
605 W HOPKINS AVE #207
NEMIROW JORDAN
ASPEN, CO 81611
612 W MAIN ST
SCHALL FAMILY TRUST
ENCINO, CA 91436
3841 HAYVENHURST DR
MARSHALL ALISON & JOSHUA
ASPEN, CO 81611
605 W HOPKINS AVE #212
GANT CONDOMINIUM ASSOCIATION INC
ASPEN, CO 81611
610 S WEST END ST
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
WELLES PETER S & SONDRA T
CARBONDALE, CO 81623
5343 CR 100
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
NALEZNY C GERARD & PENNIE
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
BLACK BENJAMIN F & ALICE M
ASPEN, CO 81611
605 W HOPKINS AVE #208
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
RODRIGUEZ JOANN
ASPEN, CO 81611
605 W MAIN ST #00A
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
FAVORITE PRATHUAN
ASPEN, CO 81612
PO BOX 9566
700 WEST HOPKINS CONDO
ASPEN, CO 81611
700 W HOPKINS AVE
HUERGO DELFINA
ASPEN, CO 81611
518 W MAIN ST #A101
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
GOLDSTONE JONNA A
ASPEN, CO 81611
605 W HOPKINS AVE # 203
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702706
611 West Main Street - vicinity map
Historic Sites
Historic Districts
Parcel Boundary
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CityofAspenGIS; City of Aspen Community Development | The CityofAspen GIS Department presents the information on this website as a service to the public. Every effort has been made to ensure that the information is accurate. The CityofAspen GIS Department 109
611 W Main Street- HPC Final Engineering Letter August 5, 2021
502 Main Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRIS E NGINEERING • LLC civil consultants
DJ Architects
c/o Collin Frank
119 S. Spring Street, Ste 203
Aspen, CO 81611
collin@djarchitects.com
RE: 611 W. Main Street-Conceptual Drainage Mitigation Requirements & Recommendations
Sopris Engineering, LLC Job No. 19176.02
Dear Collin,
Sopris Engineering, LLC (SE) has prepared this letter to summarize stormwater mitigation requirements and recommendations in
support of the potential redevelopment of 611 W. Main Street located in Aspen, CO.
It is our understanding that the project is seeking approval from HPC in support of an affordable housing project on the subject
property. This letter is specific to existing utilities, conceptual utility extensions as well as stormwater requirements and stormwater
mitigation options/recommendations for the project team to further evaluate as the design progresses towards Building Permit
Application. Conceptual Site, Grading, Utility and Drainage Mitigation plans have been provided in support of this application and are
attached hereto.
Background & Existing Conditions
The subject property is located at 611 W. Main Street in Aspen, CO (Parcel ID#273512448003) and according to Pitkin County
Assessor’s webpage the existing building was constructed in 1900 with an effective year built of 1980. The existing structure was
originally constructed as a single family residence but more recently has been used as a medical office with an upstairs apartment.
Based on our review of the existing conditions survey and site visit the property consists of an existing two story wood frame house
with a building footprint at ground elevation of approximately 1,675 sf. Existing ground cover includes gravel parking along the south
side of the property, wooden ramp along the east side of the existing residence and intermittent lawn area. The total impervious area
has been estimated at 4,670+/- sf which includes the existing residence. Grades and drainage patterns generally slope southwest to
the northeast across the site with an average slope of approximately 2.5%+/-. Existing gutters and a downspout were observed at
the southeast portion of the residence with the downspout discharging to the surface and adjacent to the building. No other
stormwater improvements were observed during our site visit or indicated on the existing conditions survey.
According to Figure 3.1 of the City’s Urban Runoff Management Plan (URMP) the underlying soils likely consist of Type B Soils which
have moderate infiltration rates. This will be confirmed once geotechnical exploration work has been performed. The subject
property falls within Zone X as identified on FEMA Flood Insurance Rate Map Panel #08097C0366E, effective date August 15, 2019.
Zone X includes areas determined to be outside the 500-year flood plain.
An existing electric and communications utility easement (Rec. # 325089) is located at the southeast corner of the property and
accommodates portions of an existing transformer. Based on recent correspondence with the Electric Department, the existing
transformer has been recently upgraded and has sufficient capacity to serve the projected electrical demands for the proposed
improvements at the subject property. Further, the existing shed previously encroaching on the subject property/electric easement at
the southeast corner has been removed. An existing ditch lateral (Si Johnson Ditch) runs along the north side of the property and
under an existing rubber sidewalk, both of which are located completely within the City’s ROW. It is not clear at this time whether the
ditch has a formal recorded easement or prescriptive easement and will require further investigation/documentation during the
development of Building Permit documents.
The subject property falls within Drainage System 3 as described within the City’s Surface Drainage Master Plan (SDMP), dated
November 2001 prepared by WRC Engineering, Inc. Drainage System 3 currently consists of street curb and gutter, roadside ditches
and a network of storm sewer pipes to include an 18” RCP lateral storm pipe that extends to the northwest corner of Main Street & 5th
Street which is approximately 70-ft from the northeast corner of the subject property. The main interceptor pipe for this system
terminates within Jennie Adair wetland water quality treatment area next to Puppy Smith Street and the start of the Rio Grande Trail.
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S OPRIS E NGINEERING • LLC civil consultants
Stormwater is then routed to the Roaring Fork River. Based on the capacity analysis described within the SDMP, Drainage System 3
is undersized; however this previous study was based on National Oceanic and Atmospheric Administration (NOAA) Atlas 2 rainfall
data which included a period of record from 1948-1973 (roughly 25 years). NOAA has since released new hydrology rainfall records
for the Aspen area. The new NOAA Atlas 14 provides data for this area through 2010 which is 40 more years of rainfall record that
wasn’t previously available. The new data shows approximately a 30% reduction in one hour rainfall depths than what was used in
the SDMP and therefore there is likely more capacity within Drainage System 3 than what was previously considered.
Lastly, according to Figure 7.1a of the City’s URMP the subject property falls outside Aspen Mountain’s mudflow zone, however it
should be noted that the City is in the process of updating mudflow studies and regulations which may influence any potential
mudflow requirements for the subject property.
Proposed Development, Stormwater Requirements and Stormwater Mitigation Options
It is our understanding that the project will include a remodel of the existing residence and an expansion to accommodate a total of 9
affordable housing units. Additional improvements include an improvement to the existing crawl space, covered parking beneath the
structure along the south side of the property, various walkways to include accessible routes, individual storage closets, bicycle racks,
landscaping and various utility service extensions to facilitate the proposed development.
Based on the proposed improvements the project will be classified as a “Major Project” as identified within the City’s URMP.
Stormwater mitigation requirements will include water quality treatment for all exposed impervious areas based on the subject
property’s location within the City. Onsite stormwater detention will not be required since the subject property falls within an area that
is served by the City’s storm sewer system. Further discussion of the anticipated conceptual drainage mitigation and detention
strategy can be found below.
Sopris Engineering made a site visit to investigate the existing drainage conditions and determine what mitigation strategies may be
available to meet the requirements of the URMP. SE established conceptual existing and post development drainage basins in order
to compare proposed runoff rates to existing conditions and to develop conceptual drainage mitigation strategies to address the
improvements proposed on the subject property. The basins are further described below.
Basin EX-1 is a singular onsite existing conditions basin established to determine the runoff associated with the existing
conditions within the boundaries of the subject property. Runoff generated within the basin generally flows from the alley on
the south side of the site toward an existing low point near the northeast corner of the property. The existing detached
rubber sidewalk within the Right of Way north of the property is elevated thereby restricting runoff generated within the basin
from sheet flowing across the sidewalk and into the curb and gutter system along the south side of Main Street.
Table 1 – Existing 10- & 100-year Peak Runoff
Basin 1 is an onsite post development basin established to determine the runoff associated portions of the improvements
proposed on the subject property. The basin limits primarily encompass the tributary impervious roof areas associated with
the southeast portion of the two story framed house as well as the entire affordable housing unit structure on the south side
of the development. The basin additionally includes tributary areas associated with the at grade improvements proposed
along the east side of the development. Runoff generated within the basin is collected in various roof drain gutter
downspouts and surface inlets and routed subsurface through a storm water collection main to a drywell beneath the
eastern courtyard barbeque area for water quality treatment and subsurface infiltration.
Basin 2 is an onsite post development basin established to determine the runoff associated portions of the improvements
proposed on the subject property. The basin limits primarily encompass the tributary impervious roof areas associated with
the southwest portion of the two story framed house. The basin additionally includes tributary areas associated with the
portions of the at grade improvements between the two story framed residence and the multistory AHUs. Runoff generated
10-YR EXISTING BASINS 100-YR EXISTING BASINS
BASIN C10 Tc I10 AREA Q10 BASIN C100 Tc I100 AREA Q100
I.D. (min) (in/hr) (acres) (cfs)I.D.(min) (in/hr) (acres) (cfs)
EX-1 0.47 5 3.72 0.207 0.36 EX-1 0.66 5 6.32 0.207 0.86
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S OPRIS E NGINEERING • LLC civil consultants
within the basin is conveyed along the ground through sheet flow or within shallow swales and directed to a proposed
bioretention cell (BRC-1) for water quality treatment.
Basin 3 is an onsite post development basin established to determine the runoff associated portions of the improvements
proposed on the subject property. The basin limits primarily encompass the tributary impervious roof areas associated with
the northwest portion of the two story framed house and adjacent landscaped yard. Runoff generated within the basin is
conveyed overland within a shallow swale and directed to a proposed bioretention cell (BRC-2) near the main entrance
steps for water quality treatment.
Basin 4 is an onsite post development basin established to determine the runoff associated portions of the improvements
proposed on the subject property. The basin limits primarily encompass the tributary impervious roof areas associated with
the northeast portion of the two story framed house. The basin additionally includes tributary areas associated with the
portions of the at grade improvements along the east side of the development. Runoff generated within the basin is
conveyed along the ground through sheet flow or within shallow swales and directed to a proposed bioretention cell for
water quality treatment.
Table 2 – Developed 10- & 100-year Peak Runoff
Water Quality Treatment: Based on the estimated total impervious area proposed on the subject property the required water quality
treatment volume associated with the proposed improvements is approximately 90 cf. This estimate does not include any potential
opportunities for integrating permeable pavers, green roofs, disconnecting directly connected impervious areas or taking credit for the
existing tree canopies; all of which will be further evaluated as the project design progresses.
Based on the existing site topography and proposed site development there are several viable options for providing the required water
quality treatment volume to include bioretention cells, permeable pavers, and dry wells; all of which are further described below:
Bio-retention Cells are depressed landscaping areas designed to capture and filter and/or infiltrate the water quality capture
volume from a contributing drainage basin. The soil matrix and plantings remove pollutants through a variety of physical,
biological and chemical treatment process. Bioretention cells are integrated as potential water quality treatment facilities at
various locations throughout this project. All potential locations are within 10’ of adjacent structures and would therefore
require an impermeable liner and underdrain system to collect filtered runoff. The conceptual bioretention cells are
anticipated to be comprised of a corten steel edge in order to contain the filtration media and to more aesthetically blend into
the adjacent landscaping. The anticipated bioretention cells would additionally have overflow inlets integrated to convey
runoff events in excess of the water quality storm to the proposed onsite drywell for subsurface infiltration.
The flowine grades of the existing Si Johnson ditch, and associated right of way sidewalk above it, are above the existing
grades along the northern portion of the subject property. The existing sidewalk and Si Johnson ditch thereby act as a dam,
restricting the ability for site runoff to sheet flow across the right of way and into the City’s curb and gutter system along Main
Street and ultimately onto the existing storm inlet near the 5th Street and Main Street intersection. A drywell was therefore
incorporated into site design as a point of connection for onsite storm sewer and underdrain piping due to these existing site
constraints associated with the Si Johnson Ditch.
Permeable Pavers are a type of BMP comprised of a layer of concrete pavers separated by joints filled with small stones.
Water enters the joints between solid concrete pavers and flows through an open graded base; i.e. crushed stone layers
with no small or fine particles. The void spaces among the crushed stones store water and infiltrate it back into the soil
10-YR PEAK POST ONSITE BASINS 100-YR PEAK POST ONSITE BASINS
BASIN C10 Tc I10 AREA Q10 BASIN C100 Tc I100 AREA Q100
I.D.(min) (in/hr) (acres) (cfs)I.D.(min) (in/hr) (acres) (cfs)
1 0.64 5 3.72 0.108 0.26 1 0.76 5 6.32 0.108 0.52
2 0.54 5 3.72 0.028 0.06 2 0.70 5 6.32 0.028 0.12
3 0.35 5 3.72 0.048 0.06 3 0.60 5 6.32 0.048 0.18
4 0.48 5 3.72 0.021 0.04 4 0.67 5 6.32 0.021 0.09
0.41 0.91
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S OPRIS E NGINEERING • LLC civil consultants
subgrade. Permeable pavers help reduce the overall impervious areas and also provide an opportunity to treat stormwater
runoff from adjacent impervious areas. Potential locations for permeable pavers include the proposed at surface walkways
not covered by overhead roofs. It should be noted that permeable pavers were evaluated during the preparation of the
conceptual drainage mitigation design and deemed likely infeasible given the minimum excavation depth required to install
the filtration makeup within the dripline of various onsite and offsite trees. One area that is feasible is the proposed ADA
landing stall near at the southwest corner of the site, which is not covered by roof nor conflicts with existing root balls of
adjacent trees. Further analysis and evaluation will be performed during the preparation of Building Permit design
documents.
Dry Wells are a BMP that incorporates manhole structures with perforated barrels at the deeper depths. Washed screened
rock is installed around the exterior of the perforated sections. When sub-soils are capable of moderate to high infiltration
rates, dry wells are considered to be a viable BMP. They dramatically reduce the increased runoff and volume of
stormwater generated from surrounding impervious areas and promote infiltration; thereby improving the water quality of
stormwater runoff. The required water quality capture volume for a dry well shall be 150% of the design water quality
capture volume as outlined within Chapter 8 of the City’s URMP. Per the City’s URMP dry wells shall not be located within
10-ft of any structure or 10-ft from a property line. Based on these criteria there is only one potential location for a dry well,
beneath the eastern courtyard barbeque area as illustrated on the attached Civil plans. A variance from the 10’ minimum
separation from the adjacent slab on grade Affordable Housing structure will be requested by the applicant at Building
Permit. The drywell provides water quality treatment of impervious roof structures and also serves as an avenue for
subsurface infiltration of treated stormwater collected within the various at-grade bioretention cells proposed with the
conceptual drainage design. Furthermore the drywell has an integrated emergency overflow through the onsite trench drain
near the northeast corner of the site providing an emergency outfall conveyance of larger storm events to the City’s curb and
gutter system along the south side of Main Street. Comments received during HPC Conceptual approval from COA
Engineering instructed the applicant to implement drywells as a “BMP of last resort”. The proposed drywell was investigated
not as a sole treatment device, but rather as an integrated component of a low impact design treatment train approach to
stormwater mitigation. Sopris Engineering will continue to coordinate with City Staff during the preparation of Building Permit
document to develop a stormwater mitigation strategy that conforms to the requirements set forth in the URMP, is integrated
with the proposed site improvements and takes into consideration various site constraints due to existing conditions.
Table 3 – Water Quality Treatment Design Summary Table
Site Utilities
Coordination with the various utility providers has taken place to verify layouts, routing, and feasibility of serving the proposed
improvements. This section describes our findings. Preliminary utility plans have been included within the attached civil drawings for
illustrative support. Additional details and finalized design will be submitted when a Building Permit Application is pursued.
Water Service & Fire Flow Analysis
The City of Aspen Water Department is the provider of potable water for the subject property. According to City records, the existing
water service is a ¾” galvanized steel line tapped from the existing 6 inch CIP distribution main located on north side of Main Street
(Highway 82). A new service tap meeting the COA Water Department Standards will be required, and the existing service will be
capped and abandoned at the main per City Standards. City Staff conveyed two possible routes for a new service tap based on
preliminary coordination. 1) A new water service tapped from existing 6” CIP main on Main Street and routed to a master meter
located in the water entry room located within the crawl space. Routing of the proposed water service within the right of way would
BRC CONTRIB AREA IMPERV % WQCV REQ. WQCV BOT AREA WQCV DEPTH WQCV
I.D. BASINS S.F. S.F. IMPERV (in) (cf) (SF) (ft) PROVIDED (cf)
BRC-1 BASIN2 1213 725 60% 0.12 12.1 82.0 0.25 20.5
BRC-2 BASIN3 2092 765 37% 0.075 13.1 88.0 0.25 22.0
BRC-2 BASIN3 900 466 52% 0.105 7.9 15.5 0.67 10.3
DW SUB-BASIN AREA IMPERV % WQCV REQ. WQCV DW MIN. DIA. VOL. WITHIN
I.D. I.D. S.F. S.F. IMPERV (in) (cf) F.O.S. (*1.5) (ft) 10-FT DEPTH
DW #1 BASIN1 4700 3390 72% 0.15 58.8 88.1 5 196.0
113
SE Project #. 19176: 611 W Main Street – HPC Final Engineering Letter 8/05/2021
Page 5
5 02 Main Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRIS E NGINEERING • LLC civil consultants
need to be coordinated with the Water Department and will take into consideration the location of the right of way trees along Main
Street as well as Si Johnson Ditch located beneath the existing rubber sidewalk. 2) The City may entertain the possibility of tapping
the existing 6” DIP water main located within the 5th Street right of way and routing the private service line down the alley to the
subject property. This would result in a non-standard installation but may be a viable alternative given the complexities with extending
a new water service from Main Street. The City has conveyed that the project would need to pothole all utilities in the alley and
demonstrate all required separation distances are met from all utilities. Further, the project would also need to demonstrate there is
adequate conveyance within the alley should a theoretical break in the water service occur, thereby protecting adjacent properties
from potential flooding in the event of a water service line break. Additional improvements to the alley may be required to demonstrate
adequate conveyance.
The master meter will be located within a tempered space and entrance will be provided in compliance with Section 5.8 of the Water
Distribution Standards. A common service line agreement may be pursued by the development and will be provided in support of a
future building permit application if necessary.
Final size of the service line will be coordinated with the Water Department staff based on anticipated building program demands and
fire sprinkler suppression requirements. Final fixture counts and resulting consumptive demands will be determined by the Mechanical
Engineer and coordinated with City staff prior to pursuing a Building Permit Application. Tap connection fees will likely be required for
the proposed redevelopment project.
Sanitary Sewer
Aspen Consolidated Sanitation District (ACSD) is the supplier of sanitary sewer service to the subject property and surrounding area.
An existing collector line exists in the alley to the south of the subject property of the proposed building. ACSD records indicate that
there is an existing 4” VCP service from this line to the existing residence, though a portion of the service may have been upgraded to
PVC at some point within the last 20 years. A shared sewer service will likely be provided for the proposed development and will
likely require an upgraded service should any portion be reused and found to be VCP. The final size of the service line will be
determined by the project’s mechanical plumbing engineer as the design progresses towards building permit application. Additional
tap fees are expected to be required as part of the redevelopment and will be due at the time of Building Permit issuance.
Shallow Utilities
The shallow utilities proposed to serve 611 W. Main include electric, cable, and telephone. Natural gas service is not anticipated at
this time however service is currently provided to the existing residence on the subject property. The information provided within this
section includes utility locates obtained during the improvement survey as well as discussions with the individual utility providers.
City of Aspen Electric currently serves the subject property via a single phase transformer located approximately 200’ west of the
subject property. An existing 3-phase transformer and vault are located on the southeast corner of the property (Rec. # 325089)
and has recently been upgraded by recent developments currently under construction within the Alley. Preliminary estimates by
the project’s Electrical Engineer indicate the proposed development will require an 800 amp 3-phase service to be provided
through (3) runs of #400 MCM aluminum wire. Recent correspondence with COA Electric Department Staff has indicated that
the recently upgraded transformer has 3 available lugs that are adequate to provide the anticipated 800 amp 3-phase service.
The limits of the existing transformer will be field verified to determine if any adjustments to the existing easement will be
required.
Comcast Cable service is currently provided via a pedestal located on the adjacent property east of the development, slightly
north of the existing electric transformer. An upgraded service is proposed to come from this same pedestal and will follow an
alignment within the subject property that best provides separation from proposed improvements. Cable service is anticipated to
be routed below grade directly to the crawl space beneath the main building, then distributed to the remainder of the Affordable
Housing Units as necessary.
Lumen telephone service is currently provided via a pedestal (#609) located on south side of the alley across from the southeast
corner of the subject property. An upgraded service is proposed to come from this same pedestal and will follow an alignment
within the subject property that best provides separation from proposed improvements. Telephone service is anticipated to be
114
SE Project #. 19176: 611 W Main Street – HPC Final Engineering Letter 8/05/2021
Page 6
5 02 Main Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRIS E NGINEERING • LLC civil consultants
routed below grade directly to a Main Point of Presence (MPOP) within the crawl space beneath the main building, then
distributed to the remainder of the Affordable Housing Units as necessary.
Source Gas is not currently anticipated for the proposed development. There is an existing main within the alley should the
development decide to pursue natural gas service as the design progresses.
The conceptual utility routing described above was based on coordination with the various service providers and is represented on
Civil Sheet C-1.0 and attached hereto for illustrative support. A final plan is to be coordinated with the project’s MEP sub consultant
and submitted in support of a future building permit application.
Conclusion
Based on our evaluation of the existing site conditions and proposed development the project has a viable option for providing water
quality storage on the subject property and the necessary utility services are available to serve the proposed improvements. The
design of all onsite stormwater mitigation infrastructure, water quality treatment facilities, and utility service extensions, to include size
and location, will be further analyzed as the project design progresses with final designs being provided with any future building permit
application.
If you have any questions or need any additional information please don’t hesitate contacting our office.
Sincerely,
SOPRIS ENGINEERING, LLC
Jesse K Swann, PE
Project Manager
Encl: HPC Final Civil Drawings
115
116
117
118
119
XSD XSD XSD XSD XSD XSD
XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA XSA
XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGAS XGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWL XWL XWL XWL
sasvcsasvcsasvcsasvcsasvcETCTELTELTELTELTELTELTEL TEL TEL TEL TE
L UELUELUEL UEL UEL UEL UEL
UELTV TV TV TV TVWLSVCWLSVCWLSVCWLSVCWLSVC>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
4.0' SIDEWALK
5.5'
16.5'
9.3'9.6'9.6'9.3'9.3'8.5'11.0'5.0'
19.2'
5.0'SETBACK5.0'SETBACK
5.0'
SETBACK
5.0'SETBACK
±5.2' EXISTINGSIDEWALK
PROPOSEDSTORAGE UNITS
AT GROUND LEVEL
BIKE ANDSKI ROOMAT GROUNDLEVEL
2 BED AHU 2 BED AHU 2 BED AHU 2 BED AHU
611 W. MAIN STREET
AREA: 9,000 SQ FT
±0.2066 ACRES
OUTDOOR GRILLAND DINING AREA
(617 W. MAIN STREET)(605 W. MAIN STREET)14.4'
EXISTING CONCRETE
RETAINING WALL
4.0'SIDEWALK
SMB CONDOMINIUMS
21.01'ALLEY ROW
MAIN STREET (HWY 82)
(100' ROW)
10.00'
BRC-1BIORETENTION
CELL w/UNDERDRAIN
COVEREDPARKING
VANACCESSIBLEADA PARKING
4.00'
TRASH
ENCLOSUREAT GROUNDLEVEL
EXISTING CONCRETERETAINING WALL
4.0'SIDEWALK
BRC-3
6.6'23.5'
PROPOSEDSTORAGE UNITSAT GROUND LEVEL
GRAVEL ALLEY
3.1'
NOTE: SHORING DESIGN TO BE PROVIDED ATTIME OF BUILDING PERMIT IF DETERMINED TO
BE REQUIRED TO PROTECT EXISTING TREES.
BRC-2
BIORETENTION
CELL w/UNDERDRAIN
7.0'EXISTING FENCE TO REMAIN.RE: ARCH DRAWINGS.
NEW SANITARY SEWER SERVICE TO REPLACEEXISTING 4" V.C.P. FINAL SIZE AND LOCATION
TO BE DETERMINED AT BUILDING PERMIT.
EXISTING LUMEN PEDESTAL #609
EXTEND TELEPHONE SERVICE TO MAIN RESIDENCECRAWL SPACE PER LUMEN STANDARDS. FINALROUTING TO BE DETERMINED AT BUILDING PERMIT.
EXISTING TRANSFORMER RECENTLY UPGRADED. EXTENTSTO BE FIELD VERIFIED AND RECORDED EASEMENTUPDATED ACCORDINGLY.
EXISTING 3 4" GALVANIZED WATER SERVICE TAP TO BE ABANDONED ATTHE MAIN PER COA WATER DEPARTMENT STANDARDS.NEW WATER SERVICE TAP TO BE EXTENDED TO PROJECT. EXACT SIZETO BE DETERMINED AT BUILDING PERMIT AND SEPARATE CDOTUTILITY PERMIT. ALL WORK SHALL CONFORM WITH COA WATER
DEPARTMENT STANDARDS.
EXISTING 6" C.I.P WATER MAIN SHOWN GRAPHICALLY
ON THE NORTH SIDE OF MAIN STREET (HWY 81) BASEDON AVAILABLE MAPPING. UTILITY LOCATES AND VALVEDIPS TO BE PERFORMED DURING BUILDING PERMIT
DOCUMENT DEVELOPMENT
EXISTING COTTONWOOD: CONTRACTOR TO AIRSPADE TO A MIN. DEPTH OF 12"
ALONG WESTERN & NORTHERN LIMITS OF PROPOSED SIDEWALK. THEN CONTACT
THE CITY FORESTER FOR AN INSPECTION OF THE AREA & TO OBTAIN FURTHERGUIDANCE ON HOW TO CUT ROOTS, EVALUATE ALIGNMENT OF SIDEWALK AS
WELL AS DETERMINE ALLOWABLE EXCAVATION FOR THE INSTALLATION OF THEPROPOSED FLOATING SIDEWALK AS SHOWN HEREIN
RUBBER SIDEWALK REPLACEMENT TO BE EVALUATED, DESIGNEDAND COORDINATED WITH COA ENGINEERING AT BUILDING PERMIT.FLOATING SIDEWALK CONSTRUCTION TO BE IMPLEMENTED PER
DIRECTION FROM COA PARKS & ENGINEERING DEPARTMENT.
BIORETENTION CELL w/
UNDERDRAIN. SEE DETAILSHEET C-4.
EXTEND NEW GAS SERVICE TO MAIN BUILDING CRAWL SPACE. SIZEAND ROUTING TO BE FINALIZED AT BUILDING PERMIT. EXISTINGGAS SERVICE TO BE ABANDONED AT THE MAIN AS REQUIRED. ALLWORK TO BE COORDINATED WITH BLACK HILLS ENERGY AND
CONFORM WITH THEIR STANDARDS FOR CONSTRUCTION.
CURB AND GUTTER REPLACEMENT TO BE EVALUATED,DESIGNED AND COORDINATED WITH COA ENGINEERINGAT BUILDING PERMIT. CURB REPLACEMENT TO BE BANKPOURED AGAINST EXISTING UNDISTURBED SOIL PER
DIRECTION FROM COA PARKS DEPARTMENT.
SI JOHNSON DITCH
(BENEATH SIDEWALK)
CROSS HATCHED AREA REFLECTS APPROXIMATE LOCATION OF 10-FTEASEMENT FOR SI JOHNSON DITCH. FINAL LIMITS OF 10-FT EASEMENT ONSUBJECT PROPERTY WILL BE PLACED ON CONFIRMED SI JOHNSON DITCH
AND WILL BE FINALIZED DURING BUILDING PERMIT APPLICATION
ACCESSIBLE SIDEWALK
ACCESSIBLE SIDEWALK
TRENCH DRAIN/DRYWELL OVERFLOW
STORMWATERDRYWELL.
EXTEND CABLE SERVICE TO MAIN RESIDENCECRAWL SPACE PER COMCAST STANDARDS. FINAL
ROUTING TO BE DETERMINED AT BUILDINGPERMIT.
EXISTING ELECTRIC AND
COMMUNICATIONS EASEMENT
(REC. NO 325089)
APPROX EDGE OFBUILDING, TYP.
RE: ARCH
APPROX EDGEOF ROOF, TYP.
RE: ARCH
COVERED PORCH, TYP.
COVERED PORCH, TYP.
4" PERMEABLE PAVER UNDERDRAIN
W/ TRAFFIC RATED CLEANOUT
HATCHED AREA DEPICTS LIMITS OF ROOFOVERHANG ASSOCIATED WITH MULTISTORY AHU STRUCTURE ABOVE GRADE
EXISTING CONCRETE
RETAINING WALL
EXISTING GRATE FORSI JOHNSON DITCH
CONTRACTOR TO AIRSPADE TO A 12" MIN. DEPTH
ALONG THE WESTERN & EASTERN LIMITS OF
EXCAVATION & THEN CONTACT THE CITY FORESTERTO OBTAIN GUIDANCE ON CUTTING EXPOSED ROOTS.
CONTRACTOR TO THEN UTILIZE 4-FT WIDE TRENCHBOX FOR INSTALLATION OF WATER SERVICE TOMINIMIZE DISTURBANCE AROUND EXISTING TREES
FLOATING SIDEWALKRE. TO SHEET C-4 FOR COA
FLOATING SIDEWALK DETAIL
PROPOSED BIORETENTION CELL (BRC-2):CONTRACTOR TO AIRSPADE TO A MIN. DEPTH OF 12" ALONG
THE WESTERN & NORTHERN LIMITS OF EXCAVATION TO
EXPOSE ROOTS. THEN CONTACT THE CITY FORESTER FOR
FURTHER INSPECTION & TO OBTAIN DIRECTION ON CUTTINGROOTS AS WELL AS ALLOWABLE LIMITS OF EXCAVATION TOINSTALL THE PROPOSED BIORETENTION AREA
OPRIS ES NGINEERING, LLC.
CIVIL CONSULTANTS
JOB NO.
DATE:
502 MAIN STREETCARBONDALE, CO 81623
(970) 704-0311
FAX: (970)-704-0313
DATE REVISION
C-1
DRAWING NO.
TITLE
G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\PLOT\FINAL HPC\19176-C.1-SITE AND UTILITY.DWG - Oct 14, 2021 - 7:35amCONCEPTUAL SITE &
UTILITY PLAN
MEMBER UTILITIESFOR THE MARKING OF UNDERGROUNDBEFORE YOU DIG, GRADE, OR EXCAVATECALL 2-BUSINESS DAYS IN ADVANCE
Know what's below.before you dig.Call
RNORTH1 inch = ft.
( IN FEET )
GRAPHIC SCALE
010 10 20
10
405
19176.02
10-14-2021
611 W. MAIN STREETASPEN, COCONCEPTUAL SITE & UTILITY PLANHPC FINAL APPROVALNOTE:
THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE. PRECISE INFORMATION SHALL BE
PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE FINAL
HPC PLANS AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE.
EXISTING PROPERTY LINE
EXISTING WATER MAINXWLXWL
EXISTING SANITARY SEWER
EXISTING GAS
EXISTING TELEPHONE
XGAS XGAS
EXISTING UNDERGROUND ELECTRIC
EXISTING CABLE
XUT XUT
XEL XEL
XTV XTV
XSA XSA
PROPOSED LEGEND
EXISTING LEGEND
PROPOSED CONCRETE
PROPOSED WATER SERVICEWLSVC
PROPOSED SANITARY SEWER SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED UNDERGROUND ELECTRIC SERVICE
PROPOSED CABLE SERVICE
TEL TEL
UE
TV TV
sa svc
EXISTING GRAVEL
8-5-2021 FINAL HPC SUBMITTAL
PROPOSED WATER QUALITYTREATMENT RAIN GARDEN
NOTE: TREE PROTECTION FENCING PLAN WILLBE REQUIRED AND PROVIDED IN SUPPORT OF
FUTURE BUILDING PERMIT APPLICATION.
10-14-2021 FINAL HPC PARKSCOMMENTS
120
XSD XSD XSD XSD XSD XSD XSD XSD XSD XSD XSD XSD XSD
XSAXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASsasvcsasvcsasvcsasvcsasvcsasvcsasvcsasvcsasvcsasvcETCETCTELTELTELTELTELTELTELTELTELTELTELU
E
L
UELUELUELUEL UEL UEL UEL UEL UEL UEL UEL UEL UE
L
UELUELTV TV TV TV TV TV TV TV TV TVTVWLSVCWLSVC>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
PROPERTY LINEPROPERTY LINE2.0%0.0%0.0%0.0%2.0%
2.3%
3.1%2.5%3.9
%4.1%4.1%2.0%2.0%2.0%3.0%2.0%2.0%2.0%2.2%2.0%3.2%
2.0%2.0%0.8%2.2%AHU
(FFE: 7930.85' =
ARCH: 100'-4 14")2.0%2.0%2.0%2.0%0.0%
2.0%
2.0%
0.0%
2.0%
2.0%
TRASHENCLOSURE2.0%3.1%3.1%2.0%2.0%0.4%1.9%2.9%3.1%793079297931GRADE BREAKGRADE BREAKGRADE BREAK GRADE BREAK2.4%5.0%GRADE BREAK
GRADE BREAKGRADE BREAK2.0%3.2%4.0%2.0%2.0%2.0%
1.5%4.0%1.5%2.2%2.0%
7929
7929
10.0%0.8%0.7%
611 W. MAIN STREET
(EX. FFE: 7930.6' = ARCH: 100'-7 14")PROPERTY LINETC: 29.41
TC: 29.37
TC: 30.90TC: 31.00
TC: 31.08TC: 30.98
TC: 28.80
TC: 30.25
TC: 29.66
TC: 29.74
TC: 30.24TC: 30.32
TC: 29.50
TC: 29.42
TC: 28.36 TC: 28.44
TC: 28.50
TC: 28.60
FG: 30.00
FG: 30.00
FG: 29.73
FG: 29.73 FG: 30.00
FG: 29.50
FG: 30.00
FG: 29.82
FG: 29.79
FG: 29.00
FG: 29.50
FG: 30.46
FG: 30.00
FG: 30.00
FG: 29.83
TC: 30.33TC: 30.33 TC: 30.17 TC: 30.17
TC: 28.60
TC: 28.34
FG: 29.50
TC: 29.43
TC: 29.23
TC: 30.05 TC: 29.83
FFE: 30.25
FFE: 30.62
FFE: 30.72
FFE: 30.81
FFE: 29.89
FFE: 29.79
FFE: 30.25
FFE: 30.23
FFE: 29.79
FFE: 29.69
FFE: 29.89
FFE: 29.59
TC: 30.40TC: 30.40
TC: 28.31
RIM: 27.70INV: 24.70ME TC: 27.78
FG: 28.65
FG: 29.15
FG: 28.80 FG: 28.80
FG: 28.60 FG: 28.60
FG: 28.70 FG: 28.60
TC: 30.24 TC: 30.40
TC: 29.03
TC: 29.05
TC: 28.97
TC: 30.25 TC: 30.09
TC: 31.00
TC: 30.03 TC: 28.61
HP FL: 29.65
TOW: 29.50
FL: 29.02
FL: 28.58 FL: 28.09 FL: 28.02
FL: 27.92
TOW: 27.83
TOW: 29.50
FL: 29.58
FL: 30.75
TOW: 28.50
TOW: 28.50 BOW: 28.00TOW: 28.50
TOW: 28.50
TC: 28.94
TC: 28.75
TC: 28.75
TC: 28.75
TC: 28.75
TC: 28.82
TC: 28.75
TC: 28.75
RIM: 28.31INV: 26.31 1.7%GRADE BREAK
GRADE BREAK3.2%2.7%2.5%
13.
4
%
19.7%18.8%12.6%
5
.
0%
3.6%
4.2%2.8%1.9%3.5%2.3%3.7%1.4%1.5%TC: 30.13 14.6%22.9%4.6%4.6%2.0%FG: 28.44
BOW: 28.00
BOW: 28.00
BOW: 28.00
793079307928792879287928
7
9
2
8792979297929
BOW: 27.08
TOW: 27.83BOW: 27.08
STORAGE
UNITS AHU
(FFE: 7930.25' =
ARCH: 99'-9")
BIKE AND
SKI ROOM
(FFE: 7930.25' =
ARCH: 99'-9")
AHU
(FFE: 7930.25' =
ARCH: 99'-9")
AHU
(FFE: 7929.65' =
ARCH: 99'-1 34")
STORAGE
UNITS
(4) 0.50'=6" RISERS
(3) 11" TREADS
(4) 0.50'=6" RISERS
(3) 11" TREADS
BOW: 29.00
BOW: 29.00 BOW: 29.00TOW: 29.50
FL: 28.50
FFE: 30.60
8.9%5.6
%
ME: 29.7'±
ME: 29.9'±
ME: 29.5'±
ME: 29.2'±
ME: 29.7'±
ME: 29.8'±ME: 29.0'±ME: 27.5'±
ME: 28.0'±
ME: 28.3'±ME: 31.4'±
TC: 30.68
2.0%
7930 792979
3
1
7931
7
9
2
87929
7929
7929
RIM: 29.25INV: 26.00
RIM: 28.25INV: 25.00
RIM: 27.74INV: 24.00
TC: 30.68
TC: 30.90
ME: 28.8'±ME: 28.7'±2.3%INV: 25.53
INV: 25.51
INV: 23.62
INV: 23.77
INV: 23.92
INV: 24.39
6" PVC @ 2.1%6" PVC @ 5.3%6" PVC @ 1.0%6" PVC @ 1.0%
RIM: 28.66
RIM: 28.75
TC: 28.04
EX: 28.6'±
FL: 27.96EX: 28.4'±
EX: 28.2'±
FFE: 7930.40'
EX: 27.9'±
TC: 28.12EX: 27.8'±
EX: 28.6'±
7
9
2
8
792879
2
9
7
9
3
0 79297
9
2
8
STORM DRAIN STUB FOR ROOFDOWNSPOUT CONNECTION.SEE ARCH FOR FURTHER INFO
STORM DRAIN STUB FOR ROOF
DOWNSPOUT CONNECTION.SEE ARCH FOR FURTHER INFO
RIM: 30.95
PERMEABLE PAVER ADA LANDING
STALL W/ UNDERDRAIN
COVERED PORCH, TYP.
COVERED PORCH, TYP.
FL: 31.00
>>>>>>>>>>>>>>>>>>>>>>>>>
FFE: 30.60
TW: 30.50
TW: 30.50EX: 29.3'±
EX: 29.4'±
EX: 28.9'±
EX: 28.8'±
EX: 28.6'±
FL: 28.80
FL: 29.04
EX: 29.0'±
3.6%
4.0%
TW: 29.86
TW: 29.75
TW: 29.86
TW: 29.86
TW: 29.73
TW: 29.73
EX: 29.5'±
EX: 29.0'±
EX: 29.8'±
SMALL DIRT BERM TOCONTAIN DRAINAGE
FLOWS ONSITE
FG: 29.70EX: 29.6'±
2.0%FL: 30.15FL: 29.54
ROOF DOWNSPOUT
WITH CLEANOUT
ROOF DOWNSPOUT
WITH CLEANOUT ROOF DOWNSPOUT
WITH CLEANOUT
3.5%2.8%6" PVC @ 1.0%6" PVC @ 1.0%2.0%OPRIS ES NGINEERING, LLC.
CIVIL CONSULTANTS
JOB NO.
DATE:
502 MAIN STREETCARBONDALE, CO 81623
(970) 704-0311
FAX: (970)-704-0313
DATE REVISION
DRAWING NO.
TITLE
G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\PLOT\FINAL HPC\19176-C.2-GRADING.DWG - Oct 14, 2021 - 7:31amMEMBER UTILITIESFOR THE MARKING OF UNDERGROUNDBEFORE YOU DIG, GRADE, OR EXCAVATECALL 2-BUSINESS DAYS IN ADVANCE
Know what's below.before you dig.Call
R
DRAINAGE DIRECTION/SLOPE
SPOT ELEVATION
EXAMPLE: TOP OF CONCRETE @ 7900.00' =
BOW = BOTTOM OF WALL
EOA = EDGE OF ASPHALTEX = EXISTING GRADEFFE = FINISHED FLOOR ELEVATIONFG = FINISHED GRADE
FL = FLOW LINEHP = HIGH POINTLP = LOW POINTME = MATCH EXISTING
RIM = RIM ELEVATIONTBC = TOP BACK OF CURBTC = TOP OF CONCRETE
7890.5 = 90.50'
2.0%
TC:00.00'
SPOT ELEVATION LEGEND
NORTH1 inch = ft.
( IN FEET )
GRAPHIC SCALE
05 5 10
5
202.5
C-2
CONCEPTUAL
GRADING PLAN
19176.02
10-14-2021
611 W. MAIN STREETASPEN, COCONCEPTUAL GRADING PLANHPC FINAL APPROVALNOTE:
THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE. PRECISE INFORMATION SHALL BE
PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE FINAL
HPC PLANS AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE.
8-05-2021 FINAL HPC SUBMITTAL
EXISTING PROPERTY LINE
EXISTING WATER MAINXWLXWL
EXISTING SANITARY SEWER
EXISTING GAS
EXISTING TELEPHONE
XGAS XGAS
EXISTING UNDERGROUND ELECTRIC
EXISTING CABLE
XUT XUT
XEL XEL
XTV XTV
XSA XSA
PROPOSED LEGEND
EXISTING LEGEND
PROPOSED CONCRETE
PROPOSED WATER SERVICEWLSVC
PROPOSED SANITARY SEWER SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED UNDERGROUND ELECTRIC SERVICE
PROPOSED CABLE SERVICE
TEL TEL
UE
TV TV
sa svc
EXISTING GRAVEL
PROPOSED WATER QUALITYTREATMENT RAIN GARDEN
NOTE: TREE PROTECTION FENCING PLAN WILLBE REQUIRED AND PROVIDED IN SUPPORT OF
FUTURE BUILDING PERMIT APPLICATION.
10-14-2021 FINAL HPC PARKSCOMMENTS
121
ETCETCTELTELTELTELTELTELTELTELTELTELTV TV TV TV TV TV TV TV TV TVTVWLSVCWLSVCWL>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
MAIN STREET
PROPERTY LINE
PROPERTY LINE PROPERTY LINEPROPERTY LINEDS DS DS
DSDS
EXISTING TREE CANOPY CREDIT REDUCTION IN
IMPERVIOUS AREA, TYPONSITE IMPERVIOUS AREA: 3,750 SFONSITE DECIDUOUS CANOPY AREA: 2,400 SF
IMPERVIOUS REDUCTION: (0.15)(2,400)= 360 SF
CONNECT DOWNSPOUT TO CIVIL STORM SEWER
W/ CLEANOUT AND ROUTE TO DRYWELL, TYP.HEAT TAPE RECOMMENDED. RE: ARCH FOR DETAIL
BASIN1
ROOF DRAINAGE COLLECTED IN
GUTTER/DOWNSPOUTS. FLOWS TO BE
CONVEYED SUBSURFACE TO DRYWELL
PROPOSED DRYWELL FOR WATERQUALITY TREATMENT AND RAIN
GARDEN COLLECTION INFILTRATION
4" UNDERDRAIN
W/ CLEANOUT
BASIN 2:ROOF DRAINAGE TO BE CONVEYED
OVERLAND TO BIORETENTION CELL BRC-1
6" STORM PIPE TO CONVEY BASIN 1
RUNOFF AND BRC-1 FILTERED
WATER/OVERFLOW TO DRYWELL
4" UNDERDRAIN
W/ CLEANOUT
PERMEABLE PAVERADA LANDING STALL
W/ UNDERDRAIN
BRC-1SEE DESIGNSUMMARY TABLE,
THIS SHEET
BRC-2
SEE DESIGN
SUMMARY TABLE,
THIS SHEET
BRC-3SEE DESIGN SUMMARYTABLE, THIS SHEET
BASIN 3:
ROOF DRAINAGE TO BE CONVEYED
OVERLAND TO BIORETENTION CELL BRC-2
BASIN 4:
ROOF DRAINAGE TO BE CONVEYED
OVERLAND TO BIORETENTION CELL BRC-3
TRENCH DRAIN AT CONNECTION TO
EXISTING SIDEWALK (ADDITIONALLY SERVESAS DRYWELL EMERGENCY OVERFLOW POINT
4" UNDERDRAIN
W/ CLEANOUT
6" STORM PIPE TO CONVEY BASIN 1
RUNOFF AND BRC-2/3 FILTERED
WATER/OVERFLOW TO DRYWELL
OPRIS E NGINEERING, LLC.
CIVIL CONSULTANTS
JOB NO.
DATE:
502 MAIN STREETCARBONDALE, CO 81623
(970) 704-0311
FAX: (970)-704-0313
DATE REVISION
DRAWING NO.
TITLE
G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\PLOT\FINAL HPC\19176-C.3-WATER QUALITY.DWG - Oct 14, 2021 - 7:30amNORTH1 inch = ft.
( IN FEET )
GRAPHIC SCALE
05 5 10
5
202.5
PROPOSED MINOR CONTOUR (0.5-FT INTERVAL)
PROPOSED MAJOR CONTOUR INTERVAL (1-FT INTERVAL)
PROPOSED STORM SEWER
7900
PROPOSED LANDSCAPE SWALE>>>>
PROPOSED FLOW ARROW
POST DEVELOPMENT DRAINAGE BASIN
POST DEVELOPMENT DRAINAGE LEGEND
NOTES:
1. FINAL WATER QUALITY TREATMENT DESIGN & CALCULATIONS TO BE PROVIDED IN SUPPORT OF FUTURE
BUILDING PERMIT APPLICATION.
2. EXISTING IMPERVIOUS AREA OF SITE: 4,605± sf
3. POST DEVELOPMENT IMPERVIOUS AREA: 5,346± sf
7900.50
C-3
CONCEPTUAL
WATER QUALITY
PLAN
19176.02
10-14-2021
611 W. MAIN STREETASPEN, COCONCEPTUAL WATER QUALITY PLANHPC FINAL APPROVALNOTE:
THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE. PRECISE INFORMATION SHALL BE
PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE FINAL
HPC PLANS AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE.
8-05-2021 FINAL HPC SUBMITTAL
BIORETENTION CELL DESIGN SUMMARY TABLE
DRYWELL DESIGN SUMMARY TABLE
EXISTING LEGEND
PROPOSED WATER QUALITYTREATMENT RAIN GARDEN
EXISTING CONDITIONS PEAK RUNOFF SUMMARY TABLE
DEVELOPED CONDITIONS PEAK RUNOFF SUMMARY TABLE
PROPOSED WATER SERVICEWLSVC
PROPOSED SANITARY SEWER SERVICE
PROPOSED TELEPHONE SERVICE
PROPOSED UNDERGROUND ELECTRIC SERVICE
PROPOSED CABLE SERVICE
TEL TEL
UE
TV TV
sa svc
EXISTING PROPERTY LINE
EXISTING WATER MAINXWLXWL
EXISTING SANITARY SEWER
EXISTING GAS
EXISTING TELEPHONE
XGAS XGAS
EXISTING UNDERGROUND ELECTRIC
EXISTING CABLE
XUT XUT
XEL XEL
XTV XTV
XSA XSA
EXISTING GRAVEL
10-14-2021 FINAL HPC PARKSCOMMENTS
122
OPRIS ES NGINEERING, LLC.
CIVIL CONSULTANTS
JOB NO.
DATE:
502 MAIN STREETCARBONDALE, CO 81623
(970) 704-0311
FAX: (970)-704-0313
DATE REVISION
DRAWING NO.
TITLE
G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\PLOT\FINAL HPC\19176-C.4-DETAIL.DWG - Oct 14, 2021 - 7:35amC-4
DETAILS
19176.02
10-14-2021
611 W. MAIN STREETASPEN, COSITE AND DRAINAGE DETAILSHPC FINAL APPROVALNOTE:
THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE. PRECISE INFORMATION SHALL BE
PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE FINAL
HPC PLANS AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE.
8-05-2021 FINAL HPC SUBMITTAL
4.5"
12"
18"
1.5"
12"
EXISTING SUBGRADE (NO PREP REQUIRED)
SAWCUT EXISTING ASPHALT TO
PROVIDE CLEAN EDGE. PATCHTO MATCH EXISTING ASPHALTDEPTH
CONTRACTOR TO TAKE CARE WHEN
REMOVING EXISTING CURB & GUTTER TOMINIMIZE DISTURBANCE. MATCH EXISTING
TOP BACK OF CURB LOCATION &ELEVATIONS.
INSTALL 10 MM PLASTIC LINER BEHIND AND
BENEATH PROPOSED CURB & GUTTER INSTALL (2) #4 EPOXY COATED REBAR, 4" O/C
UTILIZE THIN BOARD FORMWORK.
USE CAUTION WHEN SETTING FORMSTAKES TO AVOID STRUCTURAL ROOTS.
NOTES:1. CONTRACTOR TO CONTACT CITY PARKS DEPARTMENT AND ENGINEER OF RECORD
UPON REMOVAL OF EXISTING CURB & GUTTER.
2. CONTRACTOR TO REMOVE EXISTING CURB & GUTTER @ NEAREST CONTROL JOINT3. CONTROL JOINTS TO BE INSTALLED @ 5' INTERVALS.
3.0"
INSTALL #4 EPOXY COATED REBAR "L" BAR @24" ON CENTER.
INSTALL #4 EPOXY COATED REBAR
PROVIDE T-TOP PATCH PER COASTANDARD DETAIL, THIS SHEET
DRY WELL NOTES:
1. PERFORATED BARREL SECTION TO BE INSTALLED INTO FREE DRAINING GRAVEL APPROVED BY PROJECT
GEOTECHNICAL ENGINEER.
2. MANHOLE TRENCH BOXES OR OTHER MEANS OF TEMPORARY SHORING MAY BE REQUIRED TO SAFELYEXCAVATE & INSTALL PROPOSED DRY WELL. CONTRACTOR TO ADHERE TO ALL OSHA, COSH AND
GEOTECHNICAL RECOMMENDATIONS.
24" DIA. SOLID STL. RIM7928.75'
STANDARD CAST IRON OR ALUM.MANHOLE STEPS PLACED AT MAX.15" O.C. ORIENT STEPS TO ALIGNBENEATH ACCESS LID
ATTACH FILTER FABRICTO INSIDE OFPERFORATED BARRELSECTIONS
6" PVC PERFORATEDPIPE COVERED IN MIRAFIFABRIC SOCK; RE. TO DETAIL
FLOW'
4'PERF. SECTION4" OF 34" DIA. WASHED ROCK (CDOT
#67 OR APPROVED EQUAL) PLACED
UNDER STRUCTURE TO ACT AS A
LEVELING COURSE
3/4" DIA. WASHED ROCK
SEPARATOR FILTER
FABRIC (TYP.)
PRECAST CONCRETE LID SECTIONWITH RUST RESISTANT ACCESSHATCH WITH LIFTING HANDLES
FINISHED GRADE
6" PVC STORM SEWERINV. IN = 7923.62
BACKFILL WITH ONSITE
GRAVEL OR PITRUNCOMPACTED TO 95%
STANDARD PROCTOR
24" MIN.24" MIN.
SCALE: N.T.S.
DRY WELL - TYPICAL DETAIL
C-4
8
12"MIN.
SCALE: N.T.S.
CDOT BARRIER CURB IIB (18" GUTTER)
C-4
4
FLOW'6" PVC STORM SEWERINV. IN = 7925.51
4" CONC.
INCREASE TO 7" IF SNOW MELTED
COMPACTED TO 95% OF MAXSTANDARD PROCTOR DENSITY
WITHIN 2% OF OPTIMUMMOISTURE
EXISTING SUBGRADE PREPARATION;REMOVE EXISTING TOPSOIL &
ORGANIC MATERIAL AS REQUIRED.SCARIFY, WET AND COMPACT.INSTALL CDOT CLASS 2 ABC AS
REQUIRED TO ESTABLISH SUBGRADE.
6" MIN. CL. 6 ABC
NOTES:
1. CONCRETE TO BE 4,500 PSI, CDOT CLASS D PER SPECIFICATION SECT. 4122. RE. TO LANDSCAPE PLANS FOR FINISH AND CONTROL JOINT PATTERN.
3. CONCRETE TO INCLUDE FIBERMESH 300 (
34" FIBERS) AT 1.5 LBS PER CUBIC YARD.4. REFER TO LANDSCAPE ARCHITECT PLANS FOR FINAL FINISH & PAVER LOCATIONS.
SCALE: N.T.S.
TYPICAL CONCRETE SIDEWALK SECTION
C-4
3
REMOVABLE STOPPER IF SERVICE TOBUILDING IS NOT IN PLACE
SEWER MAIN
45° BEND
TAP WYE SADDLE FOR EXISTINGSEWER MAIN MIN. GRADE 2%
(1/4" PER FOOT)SDR-26
SCALE: N.T.S.
SEWER LINE CONNECTION AT SEWER MAIN
C-4
7
VARIES
12"12"
12" MIN.
4" MIN.
SCALE: N.T.S.
TRENCH CROSS-SECTION FOR PVC PIPES6
C-4
SELECT MATERIAL COMPACTED
TO 95% STANDARD PROCTOR
(IF NEEDED)
BEDDING OF CLASS 6AGGREGATE BASE COURSE
PROPOSED FINAL GRADE
SCALE: N.T.S.
TRAFFIC RATED PERMEABLE PAVER DETAIL
C-4
5
NON-WOVEN GEOTEXTILE FABRIC
3 18" THICK (MIN.) PERMEABLE PAVERS W/
@ LEAST 8% SURFACE AREA OPEN. (RE.
LANDSCAPE PLANS FOR PATTERN AND
SELECTION OF PAVERS)
INFILL LEVELING COURSE: ASHTO
CRUSHED #8 (CDOT SEC. 703, #8
COURSE AGGREGATE) OR 89
4" THICK NO. 57 OR 67 STONE
(OPEN GRADED BASE)
CONSISTENT JOINT SPACING.
SWEEP NO. 8 OR NO. 89 WITH
TOP OF PAVER
6" NO. 2 STONE
6" CONCRETE RIBBON CURB (FLUSH);OR ALTERNATIVE CONTAINMENT SYSTEM 6" CONC. RIBBON CURB (FLUSH);OR ALTERNATIVE CONTAINMENT SYSTEM
PREPPED SUBGRADE SURFACE SLOPED
(1% MIN.) TO DRAIN OUTWARDS.
NOTES:
1. PERMEABLE INSTALLATION MUST FOLLOW INTERLOCKING CONCRETE PAVING INSTITUTE SPECIFICATIONS.2. RE. LANDSCAPE PLANS FOR PERMEABLE PAVER SPECS AND TYPICAL LAYOUT.
SEPARATOR FILTER FABRIC.SEE WATER QUALITY NOTE 3 ANDTABLE FOR SPECIFICATIONS
WQ WSE (SEE PLANS)
30 MIL GEOMEMBRANE LINER
4" PERFORATED UNDERDRAIN PIPE WITH FILTER
SOCK AS NOTED.INSTALL @ 0.5% MIN. SLOPE; RE. TO PLANS FORINVERT ELEVATIONS
18" GROW MEDIA
(SEE NOTES)
6" MIN. CDOT #3 OR #4 AGG.
(RE. TO CDOT TABLE 703-2)
BED ELEV (SEE PLANS)
9"RE. GEOMEMBRANELINER TO STL. EDGER;
RE. TO DETAIL 2/C-4
GEOTEXTILE FILTER FABRIC
PROTECTION LAYER.
SCALE: N.T.S.
TYPICAL NON-INFILTRATION BIORETENTION CELL SECTION
C-4
1
PROPOSED CORTEN STEEL EDGING; RE.
TO LANDSCAPE PLANS FOR DETAILS
GEOMEMBRANE LINER SPECIFICATIONS
ACCEPTABLE PRODUCTS:
·COLORADO LINING INTERNATIONAL - PVC 30
(OR APPROVED EQUAL)
BIO-RETENTION CELL NOTES:
1. ALL UNDERDRAIN PIPES SHALL INCLUDE A FILTER SOCK TO PREVENT CLOGGING.
2.BIORETENTION GROW MEDIA SPECIFICATIONS (BY VOL.)
·PROVIDE, AS A MINIMUM, 18-INCH LAYER OF WELL MIXED SAND AND SOIL (70% SAND AND 30% COMBINATION OF TOPSOIL.
·THE MEDIA MUST INFILTRATE AT LEAST 2IN/HR
·MAINTAIN TOP SURFACE FLAT
·MEDIA SHALL BE DELIVERED FULLY MIXED IN A DRUM MIXER.
3. WRAP ALL SEPARATOR FABRIC TO TOE OF SOIL, ATTACHED FIRMLY TO TRENCH SIDES. (SEE TABLE FOR SPECIFICATIONS)
4. CONTRACTOR SHALL REMOVE EXISTING TOPSOIL AND UNDERLYING SOILS AND REPLACE WITH GROW MEDIA AND FILTER MATERIAL ASILLUSTRATED.
5. REMOVE & STOCKPILE TOPSOIL, SCARIFY BOTTOM OF EXCAVATION PRIOR TO PLACING SEPARATOR FABRIC.
6. IMPACT BASINS MUST BE INSTALLED AT ALL DISCHARGE LOCATIONS INTO BIO-RETENTION CELLS. THE IMPACT BASIN CAN CONSIST OF
SCOURSTOP PRODUCT, CONC. SPLASH BLOCK, COBBLES OR PRE-APPROVED EQUAL.
7. CONTRACTOR TO PROTECT WATER QUALITY BASINS FROM SEDIMENT CONTAMINATION DURING CONSTRUCTION ACTIVITY.
(FOR UNDERDRAIN APPLICATION ONLY)CLASS C FILTER MATERIAL
SPECIFICATIONS
SET BELOWFROST DEPTH
PROPOSED CORTEN STEEL EDGING; RE.TO LANDSCAPE PLANS FOR DETAILS
NOTES:
1. INSTALL GEOMEMBRANE LINER FOR ENTIRE BIO-RETENTION CELL AREA AND ATTACH TO CONCRETE ASILLUSTRATED TO ESTABLISH A COMPLETELY LINED BIO-RETENTION CELL.2. PROVIDE SLACK IN LINER PLACEMENT TO ENSURE PROPER INSTALLATION AND BACKFILL WITHOUT DAMAGE.3. CORNER SEAMS TO BE WELDED IN FIELD
4. BACKFILL AND UNDERDRAIN SYSTEM NOT SHOWN
SUBGRADE OR BOTTOM OF PLANTER BOX
BUTYL TAC TAPE
14" x 2" STAINLESS STEEL OR GALVANIZEDSTEEL BATTEN BAR
FASTEN BATTEN BAR TO STL. EDGER W/
3/8" BOLTS W/ NUTS & WASHER AT 18" O.C.
30 MIL (MIN.) PVC GEOMEMBRANE; EXTEND
LINER UP SIDE WALLS A MAX. OF 12-INCHESFROM BOTTOM ENSURING THAT NO
PORTION OF LINER OR BATTEN BAR ISEXPOSED AFTER PLACING FILTER MATERIALAND DECORATIVE AGGREGATE
STL. LANDSCAPE EDGE; RE. TOLANDSCAPE PLANS TOP OF GROW MEDIA
SCALE: N.T.S.
GEOMEMBRANE LINER TO CONCRETE CONNECTION DETAIL
C-4
2
9" MAX.
12" MIN.
4" PERFORATED UNDERDRAIN PIPEWITH FILTER SOCK AS NOTED.INSTALL @ 0.5% MIN. SLOPE; RE. TO
PLANS FOR INVERT ELEVATIONS
10-14-2021 FINAL HPC PARKSCOMMENTS
123
1C 124
2
611 W. MAIN ST. AFFORDBALE HOUSING | ASPEN CO
611 W. MAIN ST. AFFORDBALE HOUSING | ASPEN CO
125
126
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
3
PROJECT OVERVIEW
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
COVER SHEET
ZONING
CODE COMPLIANCE
SITE PLANS
FLOOR PLANS
LIGHTING AND RCPS
ROOF PLANS
ELEVATIONS
1
2
3
Z1.01
Z1.02
Z1.03
Z1.04
Z1.05
G1.01
A1.01
A1.02
A1.03
A1.04
A1.05
A1.06
A1.07
A1.08
A1.09
A1.10
A1.11
A1.09
A1.10
A1.11
A1.09
A1.12
TOP SHEET
COVER SHEET
PROJECT OVERVIEW
FAR EXISTING
FAR PROPOSED
FAR PROPOSED
NLA PROPOSED
NLA PROPOSED
MAIN LEVEL FLOOR PLAN | PROPOSED
SITE CONTEXT
SITE PLAN | EXISTING | 3/16"
SITE PLAN | PROPOSED | 3/16"
SITE PLAN | LANSCAPE PROPOSED | 3/16"
EXISTING LOWER LEVEL FLOOR PLAN | DEMOLITION
EXISTING MAIN LEVEL FLOOR PLAN | DEMOLITION
EXISTING SECOND LEVEL FLOOR PLAN | DEMOLITION
CRAWL SPACE FLOOR PLAN | PROPOSED
MAIN LEVEL FLOOR PLAN | PROPOSED
SECOND LEVEL FLOOR PLAN | PROPOSED
THIRD LEVEL FLOOR PLAN | PROPOSED
MAIN LEVEL FLOOR PLAN | RCP | PROPOSED
SECOND LEVEL FLOOR PLAN | RCP | PROPOSED
THIRD LEVEL FLOOR PLAN | RCP | PROPOSEDMAIN LEVEL FLOOR PLAN | PROPOSED | LIGHTINGPLAN
ROOF PLAN
PROJECT SITE
033
LBB
5.1
A
REFERENCE GRID LINE
SPOT ELEVATION
WINDOW MARK
DOOR MARK
ROOM NUMBER
DRAWING REVISION
ASSEMBLY DETAIL CUT
SECTION CUT
EXTERIOR ELEVATION
DETAIL CALLOUT
SECTION DETAIL CALLOUT
INTERIOR ELEVATION
ROOM
100
F11
1
T. O. RIDGEBEAM123'-6 1/2"
4.4
1
1
7.1
1
7.1
8.1
1
2
3
4
SYMBOL LEGEND
MATERIAL LEGEND
GYPSUM WALLBOARD
RAW FRAMING
WOOD BLOCKING
ROCK - NONCOMPACTED FILL
CONCRETE
STONE
FRAME WALL
BRICK
PLYWOOD
BATT INSULATION
FINISHED WOOD
RIGID INSULATION
8
OWNER
M. Development
2001 N. Halsted St.
#99
Chicago, IL 60614
P: 312.850.1680
ARCHITECT
David Johnston Architects
119 South Spring St.
Suite 203
Aspen, CO 81611
P: 970.925.3444
F: 970.920.2186
collin@djarchitects.com
PLANNER
Bendon Adams
300 South Spring St.
Suite 202
Aspen, CO 81611
P: 970.925.2855
chris@bendonadams.com
CIVIL ENGINEER
Sopris Engineering, LLC
502 Main St.
Suite A-3
Carbondale, CO 81623
P: 970.704.0311
ynichol@spopriseng.com
LOCATION 611 W. MAIN ST. ...........................................................................................PARCEL ID# 273512448003 ...........................................................................................ZONE MU ........................................................................................................................OCCUPANCY GROUP R .................................................................................................CONSTRUCTION Type V-B ..............................................................................................EXISTING NET LEASABLE 9,000 S.F. EXISTING .............................................................PROPOSED FLOOR AREA 8,154 S.F. ............................................................................NET LEASABLE S.F. .......................................................................................................PUBLIC AMENITIES SPACE ...........................................................................................MAX FLOOR AREA RATIO 1:1 .........................................................................................HEIGHT LIMITATION 28 FT ..............................................................................................FRONT YARD SETBACK 0 FT .........................................................................................SIDE YARD SETBACK 0 FT .............................................................................................REAR YARD SETBACK 0 FT ............................................................................................GROUND SNOW LOAD 100 PSF ....................................................................................WIND SPEED 89 MPH EXPOSURE CAT B ......................................................................SEISMIC DESIGN CATEGORY C .....................................................................................WEATHERING SEVERE ...................................................................................................FORST LINE DEPTH 36” .................................................................................................WINTER DESIGN TEMP -15 DEG F .................................................................................ICE SHIELD REQUIREMENT YES, 6’ UP FROM EAVE .....................................................FLOOD HAZARDS FEMA MAP 6/4/1987 .........................................................................AIR FREEZING INDEX 1964 .............................................................................................MEAN ANNUAL TEMP 40 DEG F....................................................................................
GENERAL CONSTRUCTION NOTES
1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future
additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated
or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any
parts of the drawings shall be reported to the Architect immediately for clarification.
2. David Johnston Architects, PC., waves any and all liability for problems which arise from failure to follow the design intent of the
plans. Contractor to obtain and/or request guidance of David Johnston Architects, PC., with respect to any errors, omissions,
inconsistencies, or conflicts which may be discovered or alleged.
3. The Plans and Specifications are the property of the Architect and are not to be used without the permission of same.
4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having
jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades.
5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall
provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer
or Architect shall not include inspection of the above items nor will the architect or structural engineer be responsible for the
contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques,
sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be
responsible for all Federal and OSHA regulations.
6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect
should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions
are to rough framing or face of concrete unless noted otherwise.
7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein.
It is the responsibility of the Contractor to bring to the attention of the Architect any conditions which will not permit construction
according to the intentions of these documents.
8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local
code or ordinance.
9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved
by the Architect. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall
also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done
by a certified surveyor.
10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for
record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual
installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be
concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of
project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover,
appropriately labeled.
11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils
engineer, and the required concrete testing prior to any foundation work.
12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect of any
discrepancy or variation between the Drawings and actual site conditions.
A.F.F. ABOVE FINISH FLOOR
ADJ. ADJUSTABLE ALT. ALTERNATE A.B. ANCHOR BOLTS
& AND ARCH. ARCHITECTURAL
@ AT BM. BEAM BM. PKT. BEAM POCKET
BRG. BEARING BLK’G. BLOCKING BOT. BOTTOM
B.F. BOTTOM OF FOOTING BLDG. BUILDING
B.O. BY OWNER CAB. CABINET CLG. CEILING
CL. CENTER LINE C.T. CERAMIC TILE CLR. CLEAR
COL. COLUMN CONC. CONCRETE
CONN. CONNECTION CONT. CONTINUOUS DTL. DETAILS
DBL. DOUBLE DWL. DOWEL E.W. EACH WAY
ELEV. ELEVATION EXIST’G EXISTING
EXT. EXTERIOR FLR. FLOOR FTG. FOOTING
FND. FOUNDATION GA. GAUGE G.L. GLU-LAM
G.W.B. GYPSUM WALL BOARD HT. HEIGHT
HK. HOOK
HORIZ. HORIZONTAL
INFO. INFORMATION INSUL. INSULATION JST. JOIST
L.L. LIVE LOAD LONGINT. LONGITUDINAL
N.I.C. NOT IN CONTRACT O.C. ON CENTER OPP. OPPOSITE
O/ OVER PTD. PAINTED PERF. PERFORATED
PL. PLATE PLY. PLYWOOD
PROP. LINE PROPERTY LINE REINF. REINFORCEMENT RDWD. REDWOOD
REQ’D. REQUIRED RESIL. RESILENT REV. REVISED
S.M. SHEET METAL SIM. SIMILAR
S.F. SQUARE FEET STD. STANDARD STL. STEEL
STDS. STUDS THK. THICK TLT. TOILET
T.F. TOP OF FOOTING T.P. TOP OF PLATE
T.L. TOP OF LEDGE T.W. TOP OF WALL TOT. TOTAL
T.B. TOWEL BAR TRANSV. TRANSVERSE TYP. TYPICAL
U.N.O. UNLESS NOTED UTHERWISE V.I.F. VERIFY IN FIELD
PROJECT INFORMATION
PROJECT INDEX
PROJECT DIRECTORY
GENERAL CONSTRUCTION NOTES
ABBREVIATIONS
611 W. MAIN ST. AFFORDBALE HOUSING
HPC APPLICATION 7/28/21VICINITY MAP
127
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.01
FAR EXISTING
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"
3'-10"
24'-03/4"53/4"
3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1
PAGE NO.
DRAWINGS BY:
TRUE DIMENSIONS
P.O. BOX 10431
ASPEN, CO 81612
970-618-8351
EMAIL:
ASPENTRUEDIMENSIONS@COMCAST.NET
WWW.ASPENTRUEDIMENSIONS.COM
PROJECT:
NOTES:
3/16" = 1'
DATE REVISED
PROJECT
DATE MEASURED
10/03/2017
FAR CALCULATION
MAIN & UPPER LEVELS
611 WEST MAIN STREET
ASPEN, CO 81611
10/05/2017
DRAWING REQUEST BY:
THUNDERBOWL ARCHITECTS
300 S. SPRINGS ST. #201
ASPEN, CO 81611
1 EXISTING MAIN LEVEL FLOOR AREA
SCALE: 3/16"-1'2 EXISTING UPPER LEVEL FLOOR AREA
SCALE: 3/16"-1'
EXTERIOR AREA1,672 SQUARE FEET
LEGEND
Gross floor area calculated to exterior face
of both 2"x 4" & 2"x 6"exterior stud
walls
Stairs - 37 sq. ft. exempt
Deck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEET
Ceilings below 5'-6" - 151 sq. ft. exempt
Stairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exempt128
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.02
FAR PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.46.61 sq ft5'-6"
2"5'-4"8'-83/4"5'-6"5'-6"5'-6"86.77 sq ft
110.27 sq ft193.71 sq ft
154.23 sq ft75.79 sq ft 88.43 sq ft204.86 sq ft85.78 sq ftPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
999.84 SF TOTAL BELOW GRADE WALL AREA
-46.61 SF TOTAL EXPOSED BELOW GRADE WALL AREA 953.23 SF TOTAL BURIED BELOW GRADE WALL AREA
95% BURIED
5% EXPOSED
UP
UPUPUPUPUPPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
STORAGE
110.69 sq ft
TRASH AREA
120.07 sq ft
DECK
437.39 sq ft
CA:0.44 sq ft
DECK
40.78 sq ft
CA:0.04 sq ft
2 BED AH UNIT
461.91 sq ft
1 BED AH UNIT
691.79 sq ft
1 BED AH UNIT
518.06 sq ft
BIKE & SKI ROOM
88.88 sq ft
STORAGE
110.68 sq ft
CAR PORT
1,313.01 sq ft
CA:0.13 sq ft
ADDITIONAL CARPORT
472.00 sq ft
CA:0.47 sq ft
2 BED AH UNIT
115.20 sq ft
2 BED AH UNIT
114.74 sq ft
2 BED AH UNIT
114.74 sq ft
2 BED AH UNIT
115.25 sq ft
SCALE: 1/8" = 1'-0"-1 CRAWL SPACE AREA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL AREA PLAN PROPOSED
0 4'8'16'
129
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.03
FAR PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
DNDN DN DNPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEUPUP UPUPBELOW 5'-6"
BELOW 5'-6"
BELOW 5'-6"
BELOW 5'-6"
EXISTING ROOF BELOW
2 BED AH UNIT
664.72 sq ft
1 BED AH UNIT
365.42 sq ft
2 BED AH UNIT
667.78 sq ft
2 BED AH UNIT
667.78 sq ft
2 BED AH UNIT
664.72 sq ft
2 BED AH UNIT
550.59 sq ft
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
DN DN DNDN
EXISTING ROOF
EXISTING ROOF BELOW
2 BED AH UNIT
613.57 sq ft
2 BED AH UNIT
615.26 sq ft
2 BED AH UNIT
614.48 sq ft
2 BED AH UNIT
614.71 sq ft
USE LEVEL TOTAL AREA FLOOR AREA
MAIN LEVEL 1,209.85 1,209.85
SECOND LEVEL 365.42 365.42
MAIN LEVEL 921.84 921.84
SECOND LEVEL 3,215.59 3,215.59
THIRD LEVEL 2,458.02 2,458.02
MAIN LEVEL 88.88 88.88
MAIN LEVEL 1,785.01 0
MAIN LEVEL 40.78 ADDITIONAL 478.17 EXEMPT AS HISTORIC
FRONT PORCH 0
MAIN LEVEL 221.37 221.37
MAIN LEVEL 120.07 120.07
11,165.91 S.F. 8,601.04
TRASH AREA
CAR PORT (EXEMPTION: 250 S.F. PER UNIT. 9 x 250 S.F. = 2,250 S.F.)
DECK (EXEMPTION: 9,000 S.F. x 15% = 1,350 S.F.)
STORAGE
1 BED AH UNIT
2 BED AH UNIT
BIKE & SKI ROOM
SCALE: 1/8" = 1'-0"2 SECOND LEVEL AREA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL AREA PLAN PROPOSED
0 4'8'16'
130
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.04
NLA PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
UP
UPUPUPUPUPDW
DWDW
RGRG
RG
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
D/W
REF REF
REF
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
2 BED AH UNIT #1
425.97 sq ft
1 BED AH UNIT #3
651.09 sq ft
1 BED AH UNIT #2
475.16 sq ft
2 BED AH UNIT #4
87.77 sq ft
2 BED AH UNIT #5
87.31 sq ft
2 BED AH UNIT #6
87.77 sq ft
2 BED AH UNIT #7
87.77 sq ft
SCALE: 1/8" = 1'-0"-1 CRAWL SPACE NLA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL NLA PLAN PROPOSED
0 4'8'16'
131
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.05
NLA PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
DNDN DN DNDWDWDWDWRGRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINED/WUPUPUPUPREFREFREFREF2 BED AH UNIT #1
514.90 sq ft1 BED AH UNIT #2
338.18 sq ft
2 BED AH UNIT #4
617.04 sq ft
2 BED AH UNIT #5
618.76 sq ft
2 BED AH UNIT #7
617.04 sq ft
2 BED AH UNIT #6
618.75 sq ftPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
DN DN DNDN
2 BED AH UNIT #4
565.63 sq ft
2 BED AH UNIT #5
566.61 sq ft
2 BED AH UNIT #7
565.63 sq ft
2 BED AH UNIT #6
566.56 sq ft
NET LEASABLE SCHEDULE
FLOOR
MAIN LEVEL
SECOND LEVEL
THIRD LEVEL
1 BED AH UNIT #2
1 BED AH UNIT #3
2 BED AH UNIT #1
2 BED AH UNIT #4
2 BED AH UNIT #5
2 BED AH UNIT #6
2 BED AH UNIT #7
1 BED AH UNIT #2
2 BED AH UNIT #1
2 BED AH UNIT #4
2 BED AH UNIT #5
2 BED AH UNIT #6
2 BED AH UNIT #7
2 BED AH UNIT #4
2 BED AH UNIT #5
2 BED AH UNIT #6
2 BED AH UNIT #7
AREA
475.16
651.09
425.97
87.77
87.31
87.77
87.77
338.18
514.90
617.04
618.76
618.75
617.04
565.63
566.61
566.56
565.63
7,491.94 sq ft
SCALE: 1/8" = 1'-0"2 SECOND LEVEL NLA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL NLA PLAN PROPOSED
0 4'8'16'
132
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
G1.01
MAIN LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
30"
<-42"
<-42"
UP
UPUPUPUPUPDW
DWDW
RGRG
RG
1'-81/2"
1'-81/2"
2'-11"
R 2'-6"
R 2'-6"PROPERTY LINET
T = Phone Pedestal
= Electric Transformer
GM
EM = Electric Meter
= Gas Meter
= Fence
AC = Air Condition Unit
GMEM
x
= Fence Post
T
EB
= Electric Transformer
E = Electric Pedestal
EB
T
= Grate
PROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
D/W
REF REF
REFDRW2'-0"
3'-6"1'-6"
4'-11"
3'-6"
2'-0"
4'-4"3'-53/4"2'-6"34" A.F.F.SINK RIM
34" A.F.F.SINK RIM
34" A.F.F.
34" A.F.F.<- 32"x48" 48"->
30"x48"
30"x48"48"->60"x56"
T TURNING
30"x48"
30"x48"T TURNING30"x48"48"30"x48"30"x48"30"x48"54"30"x48"60"->30"x48"30"x48"
30"x48"
30"x48"
30"x48"30"x48"30"x48"30"x48"T TURNING30"x48"
30"x48"
RAMP TO COMPLY WITH A117.1-2009 405 TYP.
RE: B G1.01
MIRROR MUST HAVE BOTTOM OF
REFLECTIVE SURFACE @ 40" A.F.F.
A117.1-2009 1003.11.2.3
RE: A G1.19
CABINETRY PERMITTED UNDER
LAVATORY. CABINETRY MUST BE
REMOVABLE WITHOUT REMOVAL OF
THE LAVATORY. FLOOR FINISH MUST
CONTINUE UNDER CABINET. THE WALLS
BEHIND AND SURROUNDING THE
CABINETRY MUST BE
FINISHED.A117.1-2009 1003.11.2.2
RE: A G1.19
SEAT TO BE 15-19" ABOVE FINISH FLOOR
FLUSH CONTROL TO BE ON THE OPEN
SIDE
WATER CLOSET CENTERLINE MUST BE
16-18" FROM LAVATORY.
A117.1-2009 1003.11.2.4 RE: A G1.18
BLOCKING FOR GRAB
BARS REQ., CONTROLS
& HANDSHOWER PER
A117.1-2009 1003.11.1.
RE: D G1.16
RE: C G1.19
FRONT LOADING
WASHER & DRYER
A117.1-2009 1003.10
RE: E G1.16
KITCHEN HOOD MUST HAVE CONTROLS WITHIN REACH RANGE
A117.1-2009 1003.12.5.4.4
RANGE CONTROLS MUST BE IN FRONT OF BURNERS
RE: H G1.18 & A G1.19
A117.1-2009 1003.12.4
30" WORK SURFACE @ 34" A.F.F. W/ 30X48 CLEAR FOWARD APPROACH.CABINETRY PERMITTED UNDER
LAVATORY. CABINETRY MUST BE REMOVABLE WITHOUT REMOVAL OF THE WORK SURFACE. FLOOR FINISH MUST
CONTINUE UNDER CABINET. THE WALLS BEHIND AND SURROUNDING THE CABINETRY MUST BE FINISHED
A117.1-2009 1003.12.3
RE: H SIM G1.17, B G1.19
RE: H G1.18 & A G1.19
A117.1-2009 1003.12.4
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
GENERAL NOTES FOR TYPE A UNIT
1. STORAGE ROOMS AND OTHER STORAGE SUCH
AS CLOSETS MUST HAVE A PORTION WITHIN
REACH RANGES INCLUDING HANGING RODS,
SHELVES, HOOKS & CABINETS. RE: D G1.20
A117.1-2009 1003.14
2. PLUMBING FIXTURE CONTROLS MUST BE
OPERABLE WITH ONE HAND AND NOT REQUIRE
TIGHT GRASPING, PINCHING, OR TWISTING TO
OPERATE.
A117.1-2009 1003.9
3. OPERABLE WINDOWS REQUIRES CLEAR FLOOR
SPACE ADJACENT.
A117.1-2009 1003.9
4. ALL DOORS SERVING TYPE A UNIT MUST HAVE
HARDWARE THAT DOES NOT REQUIRE TIGHT
GRASPING, PINCHING, OR TWISTING OF THE
WRIST TO OPERATE.
A117.1-2009 1003.5 & 1004.5.1
5. BATHROOM TOWEL BARS, HOOKS ETC. MUST
HAVE A PORTION WITHIN REACH RANGES.
1 BEDROOM UNIT
ANSI A117.1-2009
TYPE A
TYPE A UNIT
STORAGE
SCALE: 3/16" = 1'-0"1 MAIN LEVEL PROPOSED
0 4'8'12'
133
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.01
SITE CONTEXT
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
611 W. MAIN ST. (PROJECT SITE)
STREET VIEW (LOOKING SOUTH)
STREET VIEW (LOOKING NORTH)
134
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.02
SITE PLAN | EXISTING |
3/16"
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.1234
5
6
7
8
9
10
1112 13141516UP14'-95/8"16'-31/8"
3'-0"3'-0"10'-0"3'-0"7'-31/8"PROPERTY LINEM A I N S T R E E T
Block 25
(100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00'
32.3'3.4'0.6'24.3'16.8'16.2'35.2'
5.1'7.8'7.9'14.0'28.1'611 W. MAIN ST.
TWO STORY FRAMED HOUSE COVERED PORCH BELOW
GRAVEL PARKING
SHED 5.3'7.8'
CELLAR DOOR
8.0' OVERHANG
WOODEN RAMPCOVERED
PORCH
T
T = Phone Pedestal
= Electric Transformer
GM
EM = Electric Meter
= Gas Meter
= Fence
AC = Air Condition Unit
Legend
GM
1.0'x7.5'
CANTILEVER
EM
x
= Fence Post
T
EB
= Electric Transformer
E = Electric Pedestal
EB
E
T
T
= Grate
9,000 S.F. 0.21 AC.
Electric and Communications Utility
Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00'
Easement per Rec. No. 407496
Detail
Curb/Gutter
P.O.B.
Easement per Rec. No. 325089
BUILDING 1,675. S.F.
AT GROUND LEVEL
COVERED PORCH BELOW
5.0' OVERHANG
PROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPE78
3
0
783078307829782878287828
7829
SI JOHNSON DITCH CL
ACTIVITY ENVELOPE
SCALE: 3/16" = 1'-0"1 SITE PLAN | EXISTING | 3/16"
0 4'8'12'
7930'-6" = ARCH 100'-0"
N
135
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.03
SITE PLAN | PROPOSED
| 3/16"
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.12345678910111213141516UP
2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33UP13RISER(7 25/64")12TREADS(11")1234
5
6
7
8
9
10
1112 13141516UP14'-95/8"16'-31/8"
3'-0"3'-0"10'-0"3'-0"7'-31/8"EXPOSED AGRAGATE CONCRETE SIDEWALK.FLUSH TRANSITION FROM PARKING.
ACCESSIBLE PERVIOUSPAVER WALK
LIGHT WELL W/ GRATING
EXISTING FENCE TO REMAIN
EXISTING HEDGE TO REMAIN
BICYCLE RACKPROPERTY LINEM A I N S T R E E T
Block 25
(100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00'
0.6'
611 W. MAIN ST.
TWO STORY FRAMED HOUSE COVERED PORCH BELOW
SHED 5.3'7.8'
8.0' OVERHANG
COVERED
PORCH
T
T = Phone Pedestal
= Electric Transformer
GM
EM = Electric Meter
= Gas Meter
= Fence
AC = Air Condition Unit
Legend
GM
1.0'x7.5'
CANTILEVER
EM
x
= Fence Post
T
EB
= Electric Transformer
E = Electric Pedestal
EB
E
T
T
= Grate
9,000 S.F. 0.21 AC.
Electric and Communications Utility
Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00'
Easement per Rec. No. 407496
Detail
Curb/Gutter
P.O.B.
Easement per Rec. No. 325089
BUILDING 1,675. S.F.
AT GROUND LEVEL
COVERED PORCH BELOW
5.0' OVERHANG
PROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE78
3
0
783078307829782878287828
7829
SI JOHNSON DITCH CL
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
TYPE A 1 BED UNIT
106
1 BED UNIT
107
2 BED UNIT
108
COVERED DECK
109
PERVIOUS PAVER PARKING AREA
STEEL PARKING BOLLARD
EXISTING HEDGE TO REMAIN
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
OUTDOOR GRILL & DINING
110
STORAGE CLS.
101
STORAGE CLS.
102
STORAGE CLS.
103
STORAGE CLS.
104
STORAGE CLS.
105
STORAGE CLS.
107
STORAGE CLS.
108
SCALE: 3/16" = 1'-0"1 SITE PLAN | PROPOSED | 3/16"
0 4'8'12'
7930'-6" = ARCH 100'-0"
N
136
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.04
SITE PLAN | LANSCAPE
PROPOSED | 3/16"
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
Landscape Schedule Project: 611 Main St. Contractor:
Issue Date:
Revised:
Qty.Plan Symbol Image Name Source Description Color/ Fnish Dimensions (W x D x H)Comments
Planting
Existing Hedge
40 Fountain Grass Pennisetum
alopecuroides
36 Black Eye Susan Rudbeckia fulgida
85 Blue Sage Salvia x sylvestris
60 Foam Flower Tiarella cordifolia
52 Soapwort Saponaria ocymoides
110 Blue Fescue Festuca glauca
Ground Cover
Mulch Brown
Decomposed
Granite
Light Brown
River Rock Gravel Varies
Sod Bluegrass
Paving
Clay pervious
Pavers
Pine Hall Brick Storm Pave
Autumn
standard 4” x 8” x 2.5”
1 12345678910111213141516UP
2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33UP13RISER(7 25/64")12TREADS(11")1234
5
6
7
8
9
10
1112 13141516UPPLANTING BED
PLANTING BED
EXPOSED AGGREGATE CONCRETE SIDEWALK.FLUSH TRANSITION FROM PARKING.
ACCESSIBLE PERVIOUS
PAVER WALK
BICYCLE RACK
LIGHT WELL W/ GRATING
EXISTING FENCE TO REMAIN
ROCK & BOULDER SCAPE
EXISTING HEDGE TO REMAIN
EXISTING HEDGE TO REMAIN
PERENNIAL BED
PERENNIAL BEDPERENNIAL BED
LOW PLANTS &
GROUNDCOVER
LAWN
LAWN
LAWN
ROCK & BOULDER SCAPE
ACCESSIBLE PERVIOUSPAVER WALK
ROCK & BOULDER SCAPE
RESTORE ENTRY FENCE/ GATE
/PATH & STEPS TO 1975 PHOTO
PROPERTY LINEGMEM
T
EB
T PROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE78
3
0
783078307829782878287828
7829
SI JOHNSON DITCH CL
PERVIOUS PAVER PARKING AREA
STEEL PARKING BOLLARD
GRILL AREA W/
STONE COUNTER
ACCESSIBLE PERVIOUSPAVER WALK
ACCESSIBLE PERVIOUSPAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
SCALE: 3/16" = 1'-0"1 LANDSCAPE PLAN | PROPOSED | 3/16"
0 4'8'12'
7930'-6" = ARCH 100'-0"
N
137
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.05
EXISTING LOWER
LEVEL FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
PARTIAL BASEMENT FOUNDATION TO BE REPLACED
DIRT FOUNDATION TO BE REPLACED
EXISTING HOME TO BE LIFTED. NEW BASEMENTTO BE EXCAVATED. NEW FOUNDATIONS BUILT.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
SCALE: 3/16" = 1'-0"1 LOWER LEVEL DEMOLITION
0 4'8'12'
138
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.06
EXISTING MAIN LEVEL
FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.UPGRAVEL PARKING AREA TO BE REMOVED
VEGETATION TO BE REMOVED
TREE TO REMOVED
TRANSFORMER TO REMAIN, UPGRADE AS REQ.
INTERIOR WALLS & FINISHES TO BE REMOVED
INTERIOR FIXTURES TO BE REMOVED
INTERIOR FLOOR TO REPLACED(FINISH & STRUCTURE)
RAMP TO BE REMOVED. REPLACEDWITH HARDSCAPE.
TREE TO REMOVED
CELLAR DOORS TO BE REMOVED
UTILITIES RELOCATED AS REQ.
FIREPLACES TO BE REMOVED. CHIMNEYSAT ROOF TO REMAIN.PROPERTY LINEGMEM
T
EB
T PROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
ACTIVITY ENVELOPE
SCALE: 3/16" = 1'-0"1 MAIN LEVEL DEMOLITION
0 4'8'12'
139
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.07
EXISTING SECOND
LEVEL FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
INTERIOR WALLS & FINISHES TO BE REMOVED
INTERIOR FIXTURES TO BE REMOVED
INTERIOR FLOOR TO REPLACED(FINISH & STRUCTURE)
FIREPLACES TO BE REMOVED. CHIMNEYSAT ROOF TO REMAIN.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
SCALE: 3/16" = 1'-0"1 SECOND LEVEL DEMOLITION
0 4'8'12'
140
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.08
CRAWL SPACE FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
SCALE: 3/16" = 1'-0"1 CRAWL SPACE PROPOSED
0 4'8'12'
141
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.09
MAIN LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
UP
UP13RISER(7 25/64")12TREADS(11")UP13RISER(7 25/64")12TREADS(11")UP13RISER(7 25/64")12TREADS(11")UP13RISER(7 25/64")12TREADS(11")UPDW
DWDW
RGRG
RG
7930'-53/8"
EXPOSED AGRAGATE CONCRETE SIDEWALK.FLUSH TRANSITION FROM PARKING.
BICYCLE RACK
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
TYPE A 1 BED UNIT
106
1 BED UNIT
107
2 BED UNIT
108
COVERED DECK
109D/W
REF REF
REFDRW
1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
PERVIOUS PAVER PARKING AREA
STEEL PARKING BOLLARD
BATHROOM
BEDROOM
CL.
CL.LIVINGDINING
DINING
LIVING CL.
CL.
KITCHEN
STAIR
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
LIVING
CL.
LAUNDRY
DINING
POWDER ROOM
LAUNDRY
KITCHEN
ENTRY
UTILITY
CL
ENTRY
UTILITY
CL
ENTRY
UTILITY
CL
ENTRY
UTILITY
CL
KITCHEN
ACCESSIBLE
RAMP
OUTDOOR GRILL & DINING
110
STORAGE CLS.
101
STORAGE CLS.
102
STORAGE CLS.
103
STORAGE CLS.
104
STORAGE CLS.
105
STORAGE CLS.
107
STORAGE CLS.
108
SCALE: 3/16" = 1'-0"1 MAIN LEVEL PROPOSED
0 4'8'12'
142
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.10
SECOND LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DWDWDWDWRGRGRGRG7938'-43/8"
7940'-10"PROPERTY LINEPROPERTY LINEPROPERTY LINE
EXISTING ROOF BELOW
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
1 BED UNIT
107
2 BED UNIT
202
2 BED UNIT
201
2 BED UNIT
204
2 BED UNIT
203D/WUP17RISER(7 9/64")16TREADS(11")UP17RISER(7 9/64")16TREADS(11")UP17RISER(6 13/32")16TREADS(11")UP17RISER(7 9/64")16TREADS(11")REFREFREFREF1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
BATHROOM
BATHROOM
BEDROOM
BEDROOM BEDROOM
CL.
CL.
STORAGE
STORAGESTORAGE
STORAGE
KITCHEN
PANTRY
CL
LIVING ROOM
DINING ROOM
CL
KITCHEN
PANTRY
CL
LIVING ROOM
DINING ROOM
CL
KITCHEN
PANTRY
CL
LIVING ROOM
DINING ROOM
CL
KITCHEN
PANTRY
CL
LIVING ROOM
DINING ROOM
CL
LAUNDRY
SCALE: 3/16" = 1'-0"1 SECOND LEVEL PROPOSED
0 4'8'12'
143
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.11
THIRD LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXISTING ROOF
DN17RISER(7 9/64")16TREADS(11")DN17RISER(7 9/64")16TREADS(11")DN17RISER(6 13/32")16TREADS(11")DN17RISER(7 9/64")16TREADS(11")DR W DR W DRWDRW
1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
BEDROOM
BATHROOM
LAUNDRY BATHROOM
BEDROOMCL
STAIR HALL
BEDROOM
BATHROOM
LAUNDRY BATHROOM
BEDROOMCL
STAIR HALL
BEDROOM
BATHROOM
LAUNDRYBATHROOM
BEDROOM CL
STAIR HALL
BEDROOM
BATHROOM
LAUNDRYBATHROOM
BEDROOM CL
STAIR HALL
CLCL CL CL
SCALE: 3/16" = 1'-0"1 THIRD LEVEL PROPOSED
0 4'8'12'
144
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.09
MAIN LEVEL FLOOR
PLAN | RCP |
PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
DW
DWDW
RGRG
RG
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVETRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
TYPE A 1 BED UNIT
106
1 BED UNIT
107
2 BED UNIT
108
COVERED DECK
109D/W
REF REF
REFDRW
J
J
J
J J J
J
J
J J J
J
J
J J J
JJ
8'-0"A.F.F.8'-0"A.F.F.
9'-3"A.F.F.
8'-0"A.F.F.
9'-3"A.F.F.
VARIESA.F.F.
VARIESA.F.F.
V.I.F.A.F.F.
V.I.F.A.F.F.
9'-0"A.F.F.
8'-0"A.F.F.
VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.
8'-2"A.F.F. (MIN. ABOVE ACCESSIBLE SPACE & AISLE)VARIESA.F.F.
7'-6"A.F.F.7'-6"A.F.F.7'-6"A.F.F.7'-6"A.F.F.
VARIESA.F.F.
7'-6"A.F.F.
VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
SLOPES
SLOPESSLOPESSLOPESSLOPES
OUTDOOR GRILL & DINING
110
STORAGE CLS.
101
STORAGE CLS.
102
STORAGE CLS.
103
STORAGE CLS.
104
STORAGE CLS.
105
STORAGE CLS.
107
STORAGE CLS.
108
SCALE: 3/16" = 1'-0"1 MAIN FLOOR REFLECTED CEILING PLAN
0 4'8'12'
145
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.10
SECOND LEVEL FLOOR
PLAN | RCP |
PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.DWDWDWDWRGRGRGRG8'-0"A.F.F.
8'-0"A.F.F.
VARIESA.F.F.
VARIESA.F.F.
VARIESA.F.F.
VARIESA.F.F.
VARIESA.F.F.
VARIESA.F.F.
VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.
8'-0"A.F.F.8'-0"A.F.F.8'-0"A.F.F.8'-0"A.F.F.
1 BED UNIT
107
2 BED UNIT
202
2 BED UNIT
201
2 BED UNIT
204
2 BED UNIT
203D/WREFREFREFREFJ
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J
J SLOPESSLOPESSLOPESSLOPESSLOPESSLOPESSLOPESSLOPESSLOPESSLOPESSLOPES SLOPES
SLOPES SLOPESSLOPESSLOPES
SLOPES SLOPES SLOPES SLOPES
SCALE: 3/16" = 1'-0"1 SECOND LEVEL REFLECTED CEILING PLAN PROPOSED
0 4'8'12'
146
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.11
THIRD LEVEL FLOOR
PLAN | RCP |
PROPOSED
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.
8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.8'-6"A.F.F.
SLOPES SLOPES
SLOPES SLOPES SLOPES SLOPES SLOPES SLOPES SLOPES SLOPES
SLOPES SLOPESSLOPESSLOPESSLOPESSLOPES
SLOPES SLOPES
SLOPES SLOPES
SLOPESSLOPES
SLOPESSLOPES
SCALE: 3/16" = 1'-0"1 THIRD LEVEL REFLECTED CEILING PLAN PROPOSED
0 4'8'12'
147
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.09
MAIN LEVEL FLOOR
PLAN | PROPOSED |
LIGHTING PLAN
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.12345678910111213141516UP
2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
28
29
30
31
32
33 UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
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30
31
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33UP13RISER(7 25/64")12TREADS(11")2122232425
26
27
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33UP13RISER(7 25/64")12TREADS(11")1234
5
6
7
8
9
10
1112 13141516UPDW
DWDW
RGRG
RG
E2
E1
E3
E3
E3
E3
E3
E3 E3
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVETRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
TYPE A 1 BED UNIT
106
1 BED UNIT
107
2 BED UNIT
108
COVERED DECK
109D/W
REF REF
REFDRW
J
J
J
J J J
J
J
J J J
J
J
J J J
JJ
8'-0"A.F.F.8'-0"A.F.F.
9'-3"A.F.F.
8'-0"A.F.F.
9'-3"A.F.F.
VARIESA.F.F.
VARIESA.F.F.
V.I.F.A.F.F.
V.I.F.A.F.F.
9'-0"A.F.F.
8'-0"A.F.F.
VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.
8'-2"A.F.F. (MIN. ABOVE ACCESSIBLE SPACE & AISLE)VARIESA.F.F.
7'-6"A.F.F.7'-6"A.F.F.7'-6"A.F.F.7'-6"A.F.F.
VARIESA.F.F.
7'-6"A.F.F.
VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.VARIESA.F.F.
E2
E1
E2
E1
A3 A3 A3 A3
A3 A3 A3
A3
A3
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
SLOPES
SLOPESSLOPESSLOPESSLOPES
OUTDOOR GRILL & DINING
110
STORAGE CLS.
101
STORAGE CLS.
102
STORAGE CLS.
103
STORAGE CLS.
104
STORAGE CLS.
105
STORAGE CLS.
107
STORAGE CLS.
108
SCALE: 3/16" = 1'-0"1 MAIN FLOOR LIGHTING PLAN
0 4'8'12'
E1 E2
E3 E4
E5
E6
148
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.12
ROOF PLAN
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.5'-33/4"STANDING SEAM MEMBRANE ROOF WITH BALLAST SNOW FENCEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPEACTIVITY ENVELOPE
1A2.01
1
A2.02
2A2.01
2
A2.02
2
A2.03
1
A2.03
CEDAR SHINGLE ROOFTO BE REPLACED AS REQ.
CEDAR SHINGLE ROOFTO BE REPLACED AS REQ.
STACK VENT TYP.
STACK VENT TYP.
EXISTING ROOF BELOW
EXISTING ROOF BELOW
1:1210 : 1210 : 1210 : 1210 : 121:121:121:121:121:1210 : 1210 : 1210 : 1210 : 12SCALE: 3/16" = 1'-0"1 ROOF PLAN
0 4'8'12'
149
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.01
ELEVATIONS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
MAIN LEVEL
100'-0"
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
THIRD LEVEL
118'-13/8"
PROPOSED NEW STRUCTURE BEYOND
1'-2"26'-01/2"EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
MAIN LEVEL
100'-0"
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
THIRD LEVEL
118'-13/8"27'-101/4"27'-103/4"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC.
WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC.
POURED CONCRETE COLUMNS
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS
SPANDREL GLASS
SCALE: 1/4" = 1'-0"2 NORTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION
0 2'4'8'
150
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.02
ELEVATIONS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.27'-83/4"27'-113/4"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC.
WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC.
POURED CONCRETE COLUMNS
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS
SNOW FENCE
STANDING SEAM
27'-9"STEP LOCATION AND WIDTH RESTORED
EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIRED
AND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
STONE APRON REBUILT FROMORIGINAL MATERIALS
GLASS TO BE REPLACED WITH SPANDREL
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"27'-9"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC.
WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC.
POURED CONCRETE COLUMNS
WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS
SNOW FENCE
STANDING SEAM
26'-81/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ.
EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
STONE APRON REBUILT FROM ORIGINALMATERIAL
POLISHED FACE CONCRETE BLOCK
GLASS TO BE REPLACED WITH SPANDREL
SCALE: 1/4" = 1'-0"1 EAST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"2 WEST ELEVATION
0 2'4'8'
151
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.03
ELEVATIONS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
MAIN LEVEL
100'-0"
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
THIRD LEVEL
118'-13/8"27'-111/4"SNOW FENCE
STANDING SEAM
WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC.
WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC.
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS
SPANDREL GLASS
MAIN LEVEL
100'-0"
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
THIRD LEVEL
118'-13/8"
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
NEW UNIT DOOR IN STYLE OF EXISTING DOORS
SCALE: 1/4" = 1'-0"1 AUXILIARY ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION OF EXISTING PROPOSED
0 2'4'8'
152
DRAWING ISSUE
SHEET No.HPC APPLICATION
DRAWN BY:
PROJECT No:1907
CPF
All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC.
SK.1
Layout
7/28/21BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ | 2:33 PM | Wednesday, July 28, 2021AFFORDBALE HOUSING | ASPEN CO
611 W. MAIN ST.
119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
SHEET No.EXPOSURE VARIES3" (NOMINAL) STONE VENEER
RECLAIMED FROM EXISTING
FOUNDATION
EXISTING WATERTABLE REBUILT,
REPAIRED AND REPLACED AS
REQUIRED
STONE SKIRT DETAIL11 ½" = 1'-0"
153
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.04
PROPOSED MATERIALS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
POLISHED CONCRETE BLACKEXAMPLE AT MAIN LEVEL STORAGE AREAS, TRASH AREA & BIKE ROOM
CONCRETE COLUMNSEXAMPLE AT MAIN LEVEL
POROUS PAVERSEXAMPLE AT ALLEY PARKING AREA & PATHS
STANDING SEAMEXAMPLE AT NEW ROOFS
PROPOSED LAY-UP OF BLOCK MASONRY
PROPOSED LAY-UP OF BLOCK MASONRY
NATURAL WOOD SIDING BOARDSNATURAL VERTICAL WOOD SLATS
154
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.05
PROPOSED
RENDERINGS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
155
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-1
HISTORIC
PRESERVATION
ELEVATIONS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
MAIN LEVEL
100'-0"
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
THIRD LEVEL
118'-13/8"1'-2"26'-01/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ.
EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
NEW UNIT DOOR IN STYLE OF EXISTING DOORS
SCALE: 1/4" = 1'-0"2 NORTH ELEVATION: HP PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION: HP PLAN
0 2'4'8'
156
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-2
HISTORIC
PRESERVATION
ELEVATIONS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.27'-9"EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
STONE APRON REBUILT FROMORIGINAL MATERIALS
GLASS TO BE REPLACED WITH SPANDREL
MAIN LEVEL
100'-0"
SECOND LEVEL
108'-0"
THIRD LEVEL
118'-13/8"26'-81/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ.
EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED.
CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D.
STONE APRON REBUILT FROM ORIGINALMATERIAL GLASS TO BE REPLACED WITH SPANDREL
SCALE: 1/4" = 1'-0"1 EAST ELEVATION: HP PLAN
0 2'4'8'
SCALE: 1/4" = 1'-0"2 WEST ELEVATION: HP PLAN
0 2'4'8'
157
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 7/28/21
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 24/611 Main St_ Wednesday, July 28, 2021 2:33 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-3
HISTORIC
PRESERVATION
EXISTING PHOTOS
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC.
Sheet No.
EXISTING PROPERTYNORTHEXISTING PROPERTYNORTHEXISTING PROPERTYSOUTH
DOCUMENTING DETAILSPORCH COLUMNDOCUMENTING DETAILSPORCH & QUEEN ANNE RETURNDOCUMENTING DETAILSREAR COVERED PORCHDOCUMENTING DETAILSWEST ANNEXDOCUMENTING DETAILSREAR WINDOWS
DOCUMENTING DETAILSFRONT COVERED PORCH WINDOWS DOCUMENTING DETAILSFRONT WALK & GABLE DOCUMENTING DETAILSPLATES OF REAR ADDITIONS DOCUMENTING DETAILSBAY WINDOW DOCUMENTING DETAILSSOFFIT DETAILS
EXISTING PROPERTYNORTH
158