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HomeMy WebLinkAboutagenda.hpc.20230510AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 10, 2023 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES II.A Draft Minutes - 4/12/23 III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VI.A Project Monitor list VII.STAFF COMMENTS VII.A 835 W. Main Street- National Register Referral Comment VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS minutes.hpc.20230412_DRAFT.docx PROJECT MONITORING.doc Memo_835 W Main Referral Comment.pdf Exhibit A.pdf Exhibit B.pdf Exhibit C.pdf Exhibit D.pdf 1 1 XI.OLD BUSINESS XI.A 214 W. Bleeker Street – Minor Development, Relocation and Variation Review, PUBLIC HEARING CONTINUED FROM APRIL 12TH XII.NEW BUSINESS XII.A HPC Awards Selection XIII.ADJOURN XIV.NEXT RESOLUTION NUMBER 214 W Bleeker_Memo_May 10 2023.pdf 214 W Bleeker_Resolution_X_Series of 2023.pdf Exhibit A_HP Guidelines Criteria_Staff Findings.pdf Exhibit B_Relocation Criteria_Staff Findings.pdf Exhibit C_Setback Variations.pdf Exhibit D_FloorAreaBonus.pdf Exhibit E_Application Text.pdf Exhibit E_Application Drawings.pdf HPCmemo.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 10 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (20 minutes) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion Updated: November 15, 2021 2 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Peter Fornell, Roger Moyer, Jeffery Halferty and Kara Thompson. Commissioners not in attendance: Ms. Pitchford, Ms. Surfas and Ms. Sanzone Staff present: Amy Simon, Planning Director Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Ms. Thompson motioned to approve the minutes from 1/25/23. Mr. Moyer seconded. Roll call vote: Mr. Fornell, abstained; Mr. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes. 3-0, motion passes. Ms. Thompson motioned to approve the minutes from 2/1/23. Mr. Fornell seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Mr. Halferty, abstained; Ms. Thompson, yes. 3-0, motion passes. Ms. Thompson motioned to approve the minutes from 2/22/23. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes. 4-0, motion passes. PUBLIC COMMENTS: None. COMMISSION MEMBER COMMENTS: Mr. Halferty commented on a film he saw at a film festival at the Isis Theatre, called “Home of the Brave: When Southbury Said No to the Nazis”. It dealt with Nazi Bund camps in Southbury, CT and how the town came together to pass new zoning laws that banned these camps. Ms. Thompson asked Ms. Simon about the possibility of getting back to conducting site visits at least on bigger projects. Ms. Simon agreed and said, if it serves a purpose to visit a site together, they can do that, otherwise she hoped commissioners were visiting on their own before a project comes before them. DISCLOSURE OF CONFLICTS OF INTEREST: None. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon started by noting a few staff review applications that had come through lately. These included projects at the Yellow Brick School Building, 135 West Francis, and the addition of a patio in front of the Explore Bookstore building. STAFF COMMENTS: Ms. Simon mentioned that at the May 10th meeting, HPC would be seeing an item regarding a private nomination to put 835 West Main St. on the National Registry of Historic Places. The cabin at that address was designed by Fritz Benedict and occupied for most of its life by Bruce Berger. She said the process requires both HPC and the Mayor make a recommendation. She invited the commissioners to come see the house on Friday, May 5th at noon. Ms. Simon also mentioned that there will be a virtual meeting of the Ski Town Forum from 1pm – 3pm on May 10th. 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 PROJECT MONITORING: 414 – 420 E. Cooper Ave. JAS Renovation Ms. Simon introduced the item and went over some of the history of the project. She noted that HPC had reviewed and approved the previous application. She mentioned the remodel came in for building permit recently and the opening on the west side of the historic Red Onion leading into the adjacent building was much larger than HPC had originally seen. After discussion with Mr. Halferty, the project monitor, it was decided it needed to come back before the board. She said the focus of this conversation should be that no historic brick that is in its original location be removed if it doesn’t have to be, to make sure that new openings overlap areas that are disturbed as much as possible and that the applicant fill in any non-historic openings that they can. Applicant Presentation:Mr. Charles Cunniffe, Charles Cunniffe Architects Mr. Cunniffe introduced himself and Mr. Noah Czech. He started by reading a letter from Jim Horowitz the President of Jazz Aspen Snowmass into the record. Ms. Simon then showed a few historic pictures of the east and west sides of the building pointing out that on the east side there is no clear evidence of there ever being any windows, yet there are about eight windows now. She gave some thoughts on when these non-historic windows were added. She also noted that in the pictures you can see a few historic windows on the building’s west side. Mr. Cunniffe showed the floor plan that was previously approved by HPC. He pointed out space that was originally planned as restrooms, but since then M Development deferred to Restoration Hardware and gave them priority over the space, causing this project to reconfigure their space. He went on to show the original approved floor plans as well as the new proposed ones and described the differences, including the layout and wall openings that in the original plans totaled about 550 square feet of brick to be removed. He said the submitted plans from M Development showed all the walls removed, which was not the applicant’s intent. He then went over the proposed plans that he said pretty much align with the original approval, except for the relocation of a hallway and the new restroom space. He noted that the new plans would increase the amount of brick removal by about 22 square feet. He said their intent is to, as much as possible, align the new openings with existing ones. He described in detail these alignments. He then went on to describe changes to the east wall and the nine non-historic windows. These would be filled in using historic brick. Mr. Halferty, as project monitor, explained his reasons for brining this back to HPC for their thoughts. Mr. Cunniffe also mentioned that the historic brick that was removed, would be used to line other interior walls in the building, in order to keep it in the space. Ms. Thompson wanted to clarify that this is a different plan than what was submitted for permit. Ms. Simon said yes, this is a revision. Mr. Fornell asked if any of these changes will be visible for the exterior of the building. Mr. Cunniffe said no. He went on to further describe how the existing exterior walls will appear from the interior of the new space. Ms. Simon noted that while the applicant team has no intention to drywall over any of the interior walls, they could. She said that while HPC does not review interiors, this is being discussed because it is arguably demolition of historic fabric. Ms. Thompson said she supported this as an improvement and had no problem with what is presented. Mr. Moyer and Mr. Fornell concurred. 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 Mr. Cunniffe said that they will now pass these plans on to M Development to incorporate into their permit drawing as a revision. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice, and that notice was provided per the code for both agenda items. NEW BUSINESS: 214 W. Bleeker Street – Minor Development, Relocation and Variation Review; PUBLIC HEARING Applicant Presentation:Jason Ro – Ro Rockett Design Mr. Ro introduced himself and Mr. Bryant Suh. He then described the project as having a historic Victorian structure on the street side than has previously been added onto with a non-historic addition at the rear extending to the alleyway. He described their proposed project, at least above grade, as mostly an interior renovation, with some minor exterior adjustments primarily at the rear non-historic portion. The plan also includes a full excavation and construction of a basement. He then showed a few historic and current pictures of the building from the street and described some of the differences. He noted that looking at historic pictures over time the historic Victorian has mostly stayed intact, pointing out a few differences related to the front porch level relative to the natural grade and the foundation wall being clad in sandstone. He said the house is essentially a lift in place, excavate and build out the basement and then reset the house. They are applying for a setback variance because in the existing state the house does encroach past the current setback guidelines and their intent is to keep it in its historic location and not move it. He went over the existing elevations, pointing out where they believe the historic asset ends and the non-historic addition begins. He noted that after studying the FAR, the house was built out to its FAR capacity back in the 1990s. Knowing this they are adding a basement but are proposing to remove a portion of the interior square footage in an attempt to remain compliant. The historic shed at the back of the property does still put them over the FAR limit. He showed pictures of the existing shed and noted that while not in this application, they are planning on coming back to apply for an FAR bonus based on them moving the historic shed and relocating it to relieve the locational pressure between the shed and the non-historic addition of the building. He then went on to describe some of their restoration plans for the historic portion of the house, including the attempt to recreate the original height of the front porch relative to the grade. Next, he talked about an existing tree on the property and their collaborative work with the Parks department. He then went over the chimney in the historic portion and noted that for purposes of moving the house, it will need to be taken down and then reconstructed. He further described the current proximity of the historic shed to the non-historic portion and their proposal to shift it to the east to allow for more space. Next, he showed the proposed elevations, describing a few new features. Mr. Fornell stated that the historic shed in set on the lot line and asked if after the move to the east if it would still be on the lot line. Mr. Ro said that is only moving in the easterly direction and would still be on the lot line. Mr. Fornell then asked if he heard correctly that the applicant would be coming back later to ask for an FAR bonus Mr. Ro said yes. They had misinterpreted the FAR impact of the shed when they submitted this application. 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 Mr. Moyer asked how much higher the non-historic addition is versus the historic. Mr. Ro showed an elevation that showed the roof heights and said it is approximately three feet and that the tallest portion is back toward the alley side. Staff Presentation:Amy Simon - Planning Director Ms. Simon started by stating, while the original intent of the project was to lift the existing historic and non-historic addition, construct a basement and place the structure back, this has raised several questions about conditions on the property that could be improved. She referenced the staff memo and noted that the applicant has made some good progress on addressing some of staff’s architectural revisions. She said staff is still recommending continuance for two reasons. One is that both the Parks and Zoning department referral comments are still being investigated and worked on. Parks is still investigating the large cottonwood tree in the front yard which may affect the depth of the basement and Zoning had not realized that the Floor Area from the shed would put them over the total area limit for the project. She noted a few paths to address the additional floor area. Next, she addressed the location of the shed and noted that the addition, built in the 1990s, was allowed to be built very close (within a foot) of the historic shed. The location will be a problem in regard to the beams that would be used to lift the building and it would be hard to do without harming the shed. The shed is also not in very good condition. She showed a few pictures of another historic shed that was restored in town. She said hopefully with some more study the shed can be placed in a much better state. She also addressed the relationship of the front porch to grade and has asked the applicant to study if this can be addressed with the new foundation wall after lifting the building and digging the basement. Ms. Thompson asked if raising the house to address the relationship to grade would put it over the allowed height limit, to which Ms. Simon said she did not believe so. Mr. Fornell asked if this seems like they are on the edge of a minor development and a major development. Ms. Simon said no and stated that they go the major development route when there will be new massing that needs to be reviewed and there is no addition here. Mr. Fornell also asked if other projects that lifted a structure in place and dug below were successful. Ms. Simon pointed to 206 Lake that was successful. Mr. Moyer said that if they are proposing to move the shed while at the same time restoring it that a small floor area bonus seemed appropriate. Ms. Simon said it seemed reasonable and that this is something that HPC would need to provide feedback on. There was then some discussion about the cottonwood tree and its effect on redevelopment. Mr. Moyer said he would like to meet with the Parks department regarding their requirements and stated that back in the 1800s there were really no trees around. Ms. Simon said that the tree would not stop the project, but it may reduce the size of the basement. Ms. Johnson pointed out that there are parts of the municipal code dealing with the removal of trees that cannot be superseded in this case. There was then some discussion about the affect of trees on buildings. Ms. Thompson asked about the requested variance relating to the above and below grade development. Ms. Simon said that the existing garage conforms with the 5-foot setback and that the original application proposed to move the whole structure out of the setbacks and staff advised to leave it in its historic location. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 Mr. Moyer concurred that it remains in its historic location. PUBLIC COMMENT: None BOARD DISCUSSION: Ms. Thompson opened board discussion by stating that she agreed with keeping the structure in its original location. Mr. Fornell also agreed about the original location and that he would be ok with the relocation of the shed. Ms. Thompson said she was originally opposed to moving the shed, but after this discussion, knowing the amount of restoration that would occur and the overall improvement to the site, she was now on board with moving it. Mr. Halferty said he was a big fan of these type of sheds and referenced that there are several great examples in Telluride. He was in favor of the relocation. Ms. Thompson then addressed the minor development aspects of the project and said that with the adjustments the applicant has made, she had no problems with the exterior improvements. Mr. Moyer and Mr. Halferty agreed. MOTION: Ms. Thompson moved to continue this item to May 10 th, 2023. Mr. Moyer seconded. Roll call vote:Mr. Fornell, yes; Mr. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes. 4-0 vote, motion passes. There was then some discussion about fire rated roof materials. NEW BUSINESS: 312 W. Hyman Avenue – Substantial Amendment to Major Development; PUBLIC HEARING Staff Presentation:Amy Simon - Planning Director Ms. Simon started by reviewing the history of the property and the previous HPC approval of the project. She stated that when the applicant was preparing for Final review there was a number of architectural drawings that they assumed were in the packet and reviewed by HPC that were not and when they submitted their building permit, staff realized there were discrepancies that needed to be addressed with HPC again. She then introduced the applicant representative, Mr. Woodruff, and said that they are here today to present aspects that the applicant would still like to pursue that have not been reviewed before. She then reviewed the previously approved scope of work. Next, she went over the new information that is in front of HPC today. This includes the reduction of the depth of a balcony in order to gain interior living space, which would include the demolition of two existing upper floor walls on the historic structure. Staff is not in support of that. There is also a request to keep all original windows, but to modify them to include insulated glass. She went over some details of this request. She then mentioned the landscaping plan and details about it that will need to be reviewed. She stated that staff recommends approval of this substantial amendment. She also went over some details of the free- standing garage and its proximity to a neighboring retaining wall. The garage will be moved closer to the retaining wall to create more yard space, which staff is also in support of. She also went over a few elements to be reviewed by staff and monitor. Ms. Thompson said she thought that Parks and Engineering were not allowing a curb cut and it could not be used for parking. Ms. Simon said that was not her understanding. 7 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 The applicant went over their discussions with Parks and Engineering related to a floating sidewalk detail and their intent with the driveway design. The goal was to create the hint of a driveway. Mr. Fornell asked the applicant if the Engineering department is looking to put a sidewalk in, to which Mr. Woodruff said they have told Engineering that they would be ok with a sidewalk if they wanted one in the future. Ms. Thompson asked for more explanation of the setback variations requested for the garage. Ms. Simon said it was not in the packet as it would have required revisiting the civil drawings and they were not sure HPC would support it. She then showed site plans and noted that currently it is approved to be at the 5-foot setback, and they are proposing to move it two feet to the west to be three feet from the property line. Mr. Fornell asked if the neighbor was aware of the requested setback variations, to which Ms. Simon said he had received public notice that mentioned the variation and staff had not heard from him. Applicant Presentation:Jeffrey Woodruff, Cloud Hill Design LLC Mr. Woodruff started by handing out paper sets of drawings to each commissioner for reference. He went over details of the setback variation request for the garage as well as drainage plans and gutter details on the west side of the structure. Referencing the paper sets, he mentioned they contain the existing elevations, the prior approved plans, and the current proposed amendments. He went over the details of the proposed one-foot bump out of the upper floor wall at the balcony, also discussing the total allowable, current and proposed square footages. He said that if all their proposals are approved, they would still be leaving over 1,000 square feet of undeveloped square footage. Next, he described the roof plan and detailed the drainage, gutters, and downspouts. He showed the east elevation and detailed the changes to the approved design and fenestration. Moving on, he went over the details of the landscape plan. He then went over the three proposed changes the applicant is requesting. First, they would like to square off the garage. Second, they would like to use fiber cement on the north bump out, so it doesn’t look like another CMU addition. He went over a few design details of the application of the fiber cement panels which attempts to create a distinction between old and new. The third change, described by Ms. Simon, was to replace the approved decorative railing on the porch of the new addition with a more modern one to again differentiate old from new. Mr. Fornell asked if the materials HPC approved for the east elevation second floor would stay the same, just the wall would be coming out one foot. Mr. Woodruff said that previously HPC had approved roughly a 70% demolition on that wall to add the fenestration. The proposed bump out of the wall would take it from the proposed 70% demo to a 100% demo of the wall. Mr. Halferty asked about the drywell location. Mr. Woodruff pointed out on the drawings the second drywell. There was then some discussion about the use of snow clips versus snow pipes on the roof. He also noted the in the plans that were approved by HPC in July, it was proposed to use a standing seam metal roof and now they are proposing the leave the existing asphalt roof in place. Ms. Thompson asked how they would be panelizing the addition materials on the north façade. Mr. Woodruff went over his ideas and described the panel sizing and colors. Ms. Thompson noted the apparent difference in window sizes between the new addition and the garage and noted that the garage windows should be consistent with the ones on the new addition. She also 8 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 12TH, 2023 pointed out two windows on the historic resource and asked if they knew if they were historic as they didn’t seem consistent with other windows on the resource. Mr. Fornell left the meeting at 6:30pm. There was then some discussion about whether the windows were historic. PUBLIC COMMENT: None. BOARD DISCUSSION: Ms. Thompson opened board discussion, starting with the proposed landscape adjustments and the garage setback variation request. She had no problems with what was presented regarding those items. No members had issues with those. Ms. Thompson then said she had no issues with the proposal to square off the garage. As before, no other members had issues with this. Mr. Halferty concurred with staff and some of Ms. Thompson’s comments regarding the window relationships on the garage. He did have an issue with removing the historic wall at the southeast corner. Ms. Thompson agreed with Mr. Halferty regarding the historic wall removal and bump out, noting the existing relationship between the wall and the roof overhang. She was not in support of that adjustment. Mr. Moyer was also not in support of this. Mr. Woodruff asked if they would be ok with the new proposed fenestration, but in the existing location. The members all agreed that would be ok. Ms. Thompson also said she would also support of the proposed change to the railing on the new deck. The other members agreed. Ms. Thompson and the other members were ok with the proposed gutters and downspouts as well as the solar panels. Ms. Thompson also wanted in the conditions of approval that the fenestration on the garage is consistent with the new addition. The commissioners all agreed with the use of snow fencing on the roof. Ms. Simon then reviewed all the conditions of approval in the resolution, including carry over conditions from the original approval and the new ones discussed and added at this meeting. MOTION: Ms. Thompson moved to approve the next resolution in the series with conditions #1-#11 that have been discussed and Ms. Simon has noted and updated in the resolution. Mr. Halferty seconded. Roll call vote:Mr. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes. 3-0 vote, motion passes. ADJOURN: Mr. Moyer motioned to adjourn the regular meeting. Ms. Thompson seconded. All in favor; motion passes. ____________________ Mike Sear, Deputy City Clerk 9 HPC PROJECT MONITORS -projects in bold are permitted or under construction 5/4/2023 Kara Thompson 931 Gibson 300 E. Hyman 201 E. Main 333 W. Bleeker 234 W. Francis Skier’s Chalet Steakhouse 423 N. Second 135 E. Cooper 101 W. Main (Molly Gibson Lodge) 720 E. Hyman 304 E. Hopkins 930 King 312 W. Hyman 520 E. Cooper Jeff Halferty 533 W. Hallam 110 W. Main, Hotel Aspen 134 E. Bleeker 300 E. Hyman 434 E. Cooper, Bidwell 414-420 E. Cooper, Red Onion/JAS 517 E. Hopkins Lift 1 corridor ski lift support structure 227 E. Bleeker 211 W. Hopkins 211 W. Main 204 S. Galena 215 E. Hallam 500 E. Durant 413 E. Main Roger Moyer 300 W. Main 227 E. Main 110 Neale 517 E. Hopkins Skier’s Chalet Lodge 202 E. Main 305-307 S. Mill, Grey Lady 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 132 W. Hopkins 500 E. Durant Jodi Surfas 202 E. Main 305-307 S. Mill, Grey Lady 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 602 E. Hyman Peter Fornell 304 E. Hopkins 930 King 233 W. Bleeker Barb Pitchford 121 W. Bleeker 312 W. Hyman 132 W. Hopkins Need to assign: 209 E. Bleeker, 125 W. Main, Lift One Park 10 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Kirsten Armstrong, Principal Planner Historic Preservation THRU: Amy Simon, Planning Director RE: 835 W. Main Street- National Register Referral Comment MEETING DATE: May 10, 2023 Applicant/Owner: Bruce Nicolas Berger Trust Representatives: Laurel Catto Location: Street Address: 835 W. Main Street Legal Description: Subdivision: M/B ASPEN Section: 12 Township: 10 S Range: 85 W Parcel Identification Number: PID# 2735-124-54-003 Current Zoning & Use: R-6, Medium Density Residential. Single Family Home Proposed Zoning & Use: No Change Summary and Recommendation: Laurel Catto, manager of the property owner at 835 W. Main Street, is nominating the previously referenced property for the National Register of Historic Places (NRHP) (Figure 1, Figure 2). In accordance with Colorado’s Certified Local Government (CLG) guidelines, prior to review by the Colorado Historic Preservation Review Board, the nomination must be presented to the local historic preservation commission and the chief elected official of the City of Aspen CLG for review and comment. Figure 1. Subject Property | 835 W. Main Street 835 Figure 2. South elevation looking northwest, 2023. 11 Page | 2 The property at 835 W. Main Street is a circa 1947 Wrightian/Organic style residence. It is one of the earliest residences designed by architect Frederic “Fritz” Benedict in Aspen. His design is site specific, utilizes materials which reference the locality, and emphasizes horizontality. 835 W. Main Street is being nominated as significant at the local level under NRHP Criteria B and C. Under Criterion B, the property has significance in the area of Literature and Social History as the home, writer’s studio, and sole property associated with the productive life of author Bruce Berger who inhabited the building from 1968 to 2021. Much like the Wrightian/Organic Architecture of the property, Berger’s work drew from his surroundings, exploring the intersection of nature and culture in the Aspen area. The property is also significant under Criterion C, for its Wrightian/Organic style, as an early example of AspenModern, and for its association with the architect Frederic “Fritz” Benedict. Exhibit A provides the nomination form which details the history, significance, integrity, and boundaries of the property. As detailed in Exhibit A, the property retains a high level of historic integrity which allows it to showcase its significance. Exhibit B includes photo pages for reference. As part of the nomination process, it is requested that the Historic Preservation Commission Chair and the Mayor of Aspen complete and sign their respective portions of the Colorado CLG NR Nomination Review Report Form, provided in Exhibit C, with their recommendations and any comments. Recommendations should concentrate on the property’s eligibility under the NRHP eligibility criteria. HPC is asked to provide their guidance to the Chair. A site visit of HPC and the Mayor is scheduled on May 5, 2023, for briefing on the nomination. Staff recommends that the nomination meets the NRHP eligibility criteria requirements as described above and will forward the completed form to History Colorado prior to May 16, 2023. The National Register Bulletin 15 How to Apply the National Register Criteria for Evaluation provides an explanation of the criteria and their use. It can be accessed at the following link: https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf Review of the 835 W. Main Street nomination by the Colorado Historic Preservation Board is scheduled for May 19, 2023, at 10 am (Exhibit D). Registration to attend virtually is located at the following link: https://us06web.zoom.us/webinar/register/WN_vLeZ6QLESx6Hg2YYfOo6CA#/registration ATTACHMENTS: Exhibit A – NRHP Nomination Form for 835 W. Main Street Exhibit B – Photo Pages Exhibit C – Colorado CLG NR Nomination Review Report Form Exhibit D – Notice of Public Meetings 12 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 1 United States Department of the Interior National Park Service National Register of Historic Places Registration Form This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in National Register Bulletin, How to Complete the National Register of Historic Places Registration Form. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions. 1. Name of Property historic name Fritz Benedict Cabin other names/site number Bruce Berger Cabin 2. Location street & number 835 West Main Street not for publication city or town Aspen vicinity state CO county Pitkin zip code 81611 3. State/Federal Agency Certification As the designated authority under the National Historic Preservation Act, as amended, I hereby certify that this X nomination _ request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60. In my opinion, the property X_ meets _ does not meet the National Register Criteria. I recommend that this property be considered significant at the following level(s) of significance: national statewide X local State Historic Preservation Officer Signature of certifying official/Title Date State or Federal agency/bureau or Tribal Government In my opinion, the property meets does not meet the National Register criteria. Signature of commenting official Date Title State or Federal agency/bureau or Tribal Government 13 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 2 4. National Park Service Certification I hereby certify that this property is: entered in the National Register determined eligible for the National Register determined not eligible for the National Register removed from the National Register other (explain:) Signature of the Keeper Date of Action 5. Classification Ownership of Property (Check as many boxes as apply.) Category of Property (Check only one box.) Number of Resources within Property (Do not include previously listed resources in the count.) Contributing Noncontributing X private X building(s) 1 buildings public - Local district sites public - State site structures public - Federal structure objects object 1 Total Name of related multiple property listing (Enter "N/A" if property is not part of a multiple property listing) Number of contributing resources previously listed in the National Register N/A N/A 6. Function or Use Historic Functions (Enter categories from instructions.) Current Functions (Enter categories from instructions.) DOMESTIC/single dwelling DOMESTIC/single dwelling 7. Description Architectural Classification (Enter categories from instructions.) Materials (Enter categories from instructions.) 14 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 3 MODERN MOVEMENT: Usonian foundation: CONCRETE walls: WOOD; LOG roof: METAL other: STONE; CONCRETE Narrative Description (Describe the historic and current physical appearance of the property. Explain contributing and noncontributing resources if necessary. Begin with a summary paragraph that briefly describes the general characteristics of the property, such as its location, setting, size, and significant features.) Summary Paragraph The Fritz Benedict Cabin (referred to as the “Benedict Cabin”) is the earliest known Modern Movement home constructed in Aspen, Colorado, marking the beginning of Aspen’s post-WWII revival period. Designed by Fritz Benedict in 1947, the house incorporates many Usonian elements learned during Benedict’s apprenticeship with Frank Lloyd Wright. The cabin is a one-story L-shaped plan, with side gable roof and an integrated carport that divides the residential area from a one- room studio. Walls are constructed of round peeled logs, laid with butt-and-pass notching and cement chinking. Eaves, overhangs, and the carport ceiling are finished in lapped siding laid horizontally. The foundation is formed concrete, and the roof is standing seam metal. A massive sandstone and concrete chimney intersects the low gable roof. Sandstone accents appear on porches, stoops, walkways, and patios. Interior details include lapped siding ceilings and soffits, vertical plank paneling, cabinetry, and doors, and “light shelf” soffits. The house is sited at the westernmost end of Aspen’s Main Street, on the high bank of Castle Creek. Scenic views look South, up the Castle Creek valley to Highland Peak (12,392’), and West across the historic Marolt Ranch Open Space, the remnants of the Holden Marolt Mining & Smelting Company.1 A generous one-acre curtilage, planted with mature spruce, aspen and cottonwood trees, naturalized grounds and mountain vistas recall Aspen’s early postwar revival period. _________________________________________________________________________________________________ Narrative Description The Benedict Cabin was designed by Fritz Benedict in 1947. It is a rectilinear log building, with a continuous side gable roof and integrated carport. Benedict incorporated many Usonian design elements that he had learned during his pre- WWII apprenticeship with Frank Lloyd Wright. SITE AND SETTING The house is sited at the westernmost end of Aspen’s Main Street within walking distance of the town’s commercial core, at the edge of a steep bank that descends some 70’ to Castle Creek. The house is oriented neither to the street nor to the creek bank, but rather angled northwest to southeast. At the eastern end of the house, there is some 60’ of separation between the structure and the creek bank, while at the western end of the house, the area of separation contracts to almost zero. An area covered by a sandstone patio terminates at a natural boulder outcropping with a long-lived low sprawling juniper along the edge, on the south end and a wood framed deck extends off the southwest of the house cantilevering over the edge of the creek bank. The south side of the cabin looks up the Castle Creek valley to Highland Peak (12,392’) and west across the historic Marolt Ranch Open Space. (Photos 1, 2, & 3) The one-acre site is visually separated from the street by mature cottonwoods and aspens in a generous front yard area. (Photo 4) Newer development on adjacent lots, is screened by towering spruce trees that stand to the southeast and east. The site landscaping consists of naturalized grasses, wildflowers, juniper, aspen, maple, and cottonwood. The cabin’s carport is accessed from the street by an unpaved 1 The 1891 Holden Marolt Mining & Smelting Company (NRIS.90000867) site was listed on the National Register in 1990. 15 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 4 driveway, with additional surface parking for two cars located to the north. Driveway areas are surfaced with gravel which continues into the carport. (Photo 4) THE CABIN The Benedict Cabin is a one story, side gable, log building with an L-shaped plan. The plan is approximately 76’ long and 20’ wide. The long side of the rectangle faces north and slightly east but will be considered north for the purposes of this description. The L-shape is created by a flat roofed volume that sits at the far west end. It projects from the north façade about 9’-4” and runs 9’ to the west. The façade runs several degrees off parallel to the street and is set back creating a generous informal front yard of natural grasses and aspen trees. (Photo 4) The plan is divided into two volumes by an 11’ wide carport that is situated close to the east end of the building. (Photos 5 & 6) A shallow pitched gable roof form runs the length the full plan with gable ends on the east and west; the roof material is standing seam metal. While the walls underneath shift below the roof plane, the roof maintains a consistent eave line. The soffit of the roof plane runs over the carport linking the two volumes. The projecting volume at the west end has a flat roof that continues the line of the main fascia, resulting in a continuous soffit plane over the whole building. (Photo 5) The cabin is constructed of pealed and milled logs that are consistent in diameter along the length of the walls. The logs have a natural round exterior face with cut faces on the top and bottom, and sometimes back. The corners are constructed with a butt and pass technique which makes the concrete chinking run in continuous horizontal lines around the building. The passing logs run about 6” beyond the main wall plane and are cut vertically, alternating along the height of the wall. There are twelve log courses that run from the exposed concrete foundation to the underside of the roof overhang. (Photo 5) This line is consistent around the full perimeter of the building. The roof has a shallow overhang for the most part with a simple stacked board painted fascia and a horizontally laid lapped board soffit of natural western redwood. The soffit boards run parallel with the long axis of the building. (Photo 6) A massive concrete and sandstone chimney bisects the narrow dimension of the house near the location of the projecting volume. Its south side is exposed on the south side, but the mass stops short of intersecting the north wall. The chimney is rectangular in plan and rises only slightly above the side gable roof ridge line. (Photo 7) The windows are a mix of large, fixed glass and horizontally proportioned awning style windows. The windows are framed by 1 ½” wide rectangular lumber that projects from the face of the log wall approximately 3 inches. The sills are set in between the verticals, which drop several inches below the level of the sill. The heads of the windows are set at the height of the roof soffit with no additional trim, except for the fascia board that runs continuously through in front of the window jamb boards. (Photos 6 & 7) North Side The main façade is divided into two volumes by the carport as described above. The carport runs through the full depth of the 20’ building plan, leaving a view from the street through to the backyard. (Photo 4) A short length of wall, approximately 12’ long, with no openings, is located to the left of the 11’ wide carport, this section of wall is set back from the north face of the main building wall approximately 3’. (Photo 5) The remaining 44’ of this wall extends to the right of the carport. (Photo 6) The flat roofed volume at the far west end projects from the main wall approximately 9’ and continues about 9’ to the west corner of the building. (Photo 8) The front entrance is located in the ell created by the projecting volume. The entry is recessed from the main wall plane where the logs step back approximately 1’, creating a recess in the long wall. The recess has a short length of log wall, a full height window and the entry door. The door is a solid slab that runs the full height of the wall and sits at the corner created by the projecting volume. A large full height window opening sits to the left side of the door. The window and door nearly fill the full width of the recess. The window is close to the width of the door and is divided near the top quarter, with a horizontally proportioned awning style transom window, the area of window below is fixed and runs to the base of the wall. Book shelves are constructed on the inside of the window, which screen the view to the interior. The window and door are trimmed with 1 ½” wide boards that run the full height of the wall and project from the log wall plane several inches. (Photo 9) The entry is further defined by the extension of the flat roof on the projecting volume. The flat roof extends to the left door jamb as a solid plane and turns to an open trellis that ends at the line of the left window jamb. The lapped wood soffit detail fills the recess and continues on the underside of the roof projection. The trellis continues the line of the building fascia and is constructed of the same painted material. A single square wood post supports the roof extension near the outside corner of the projecting volume. The trellis cantilevers beyond the post. A slightly raised porch area is paved with large red sandstone slabs set in concrete and reflects the line of the extended roof defining a small porch area. (Photos 9 & 10) 16 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 5 The east facing wall under the porch roof has a single horizontally proportioned awning window centered on the wall. This window shares similar size and detailing to the other awnings on the north wall. The north wall of the projecting volume completes the length of the wall with no additional openings. (Photos 9 & 8) The long section of the north wall between the carport and the entry has a series of horizontally proportioned awning style windows that sit just below the roof soffit. The series begins about 5’ from the carport corner with single awning window, trimmed with the typical detail. A short section of log wall follows, then a pair of the same size windows framed by the trim detail, another short section of log and then a final pair of the same windows, ending about 5’ from the entry recess. The sills sit nine log courses above the grade and the jamb trim boards extend one full log course below the sills. (Photo 6) Carport East and West Sides The carport walls continue the same wall construction on both sides and the carport ceiling is a continuation of the lapped board soffit. (Photos 11 & 12) The west side of the carport has a single horizontally proportioned awning window near the north corner of the wall. It shares the same head and sill as the windows on the north side and has the same wood frame with extended jamb detail. An electrical service panel is located on the wall to the left of the window. The east side of the carport wall has a jog near the center of its length where the wall steps back to the east about 2’. A single slab door is located in the corner of the wall and the stepped back wall continues to the south with no additional openings. A concrete stoop infills the ell, at the level of the foundation wall. (Photo 12) The carport has a gravel floor, with a band of sandstone in concrete paving running along the west side and turning the corner to the south entrance. (Photo 11) East Side The east side has the same log construction running to the line of the soffit. The length of the wall is off center under the gable to the south. The gable end projects slightly from the main wall and the fascia runs through at the line of the soffit. The vergeboards are the same as the fascia and the gable end is infilled with weathered vertically placed wood lap siding. This is the same material used for the soffit finish. A pair of horizontally proportioned awning windows is centered on the wall. These windows share the same head and sill height as the others described so far. They are also framed in the same way. (Photo 13) South Side The south wall continues the same log construction. On the east side of the carport opening a large picture window is located in the center of the wall plane, occupying about half of the width of the full wall. The head of the window is at the soffit height and the sill sits on the sixth log course. The frame detail is the same and the frame jambs extend down a single log course below the sill. Unlike the north side, this wall is set back about 1’” from the fascia. Under the carport, the 2’ wall of the east wall jog can be seen. (Photo 14) On the west side of the carport opening, the south log wall is setback 3’ from the edge of the overhang. This wall continues to the west about 13’ before the wall jogs back out to the south 2’. A slab door sits at the jog, with a small concrete stoop at the height of the foundation wall. A large picture window is centered on the remaining log wall to the right. The window is similar in width and height to the window east of the carport with the same frame details. (Photo 15) The sandstone walkway continues along this wall from the carport to the stoop. To the left of the door, the wall jogs back out to 1’ short of the eave. This wall is five courses of log with a series of fixed windows infilling the remainder of the height of the wall. (Photos 16, 17 & 21) The windows begin on the short length of wall adjacent to the door. The glass is set deep into the window jamb with narrow stops that frame the glass on the sill and jamb, a deeper head trim sits back near the plane of the glass. This trim butts to the soffit. A single pane of glass runs to the corner and butts to the glass on the south face, creating a clear corner detail. (Photo 18) This glass extends about 2’ along the south wall plane. A vertical frame board separates the corner glass from a series of three large picture windows that fill most of the remainder of this section of 20’ wall. Finally, the same corner glass detail completes the series and returns to the concrete fireplace mass. (Photo 19 & 22) The fire place wall is again set back from the fascia about 3’ and is exposed to the outside for about 3’ running to the west. The wall is composed of large red sandstone slabs set in concrete. The chimney mass runs straight up through the roof plane to approximately 1’ above the ridge. The sandstone and concrete surface is visible on all sides of the mass. (Photo 20) Beyond the fireplace, the log wall continues and is slightly set back from the fireplace mass revealing the corner of the mass. This log wall has a short section with a ¾ glass door set in a deep 1 ½” frame. At the west side of the door the remainder of the wall steps slightly south again. This wall has four courses of log below two large picture windows which 17 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 6 run to the corner of the wall. These picture windows have the same detailing as the previously described windows. (Photo 20) A small area of deck extends off the south wall, near the west corner. The deck begins on grade and cantilevers off the edge of the hill side. The deck is not orthogonal to the house but extends at an angle to the southeast, then returns to the grade at an angle to the northeast. The cantilevered section has a simple railing of 2x4 material for the vertical posts and the cap. A line of horizontal members run between the verticals just below the cap. The corner is open under the top rail. (Photo 20) West Side The west side is similar to the east where the log wall is set slightly back from the gable end with the fascia running across at the soffit line. In this case, that line continues along the section of flat roof that covers the projecting volume to the north. The gable end is infilled with vertically laid lap siding which is the same material as the soffit. Two window openings are located in this wall plane. One is a picture window similar to those described on the south side. This window sits near the north end of the gable as it meets the flat roof. A horizontally proportioned awning is located just north of the picture window with the same size and details as the windows on the north side. (Photo 8) INTERIOR The interior of the cabin is characterized by an open plan that flows the full length of the main volume. The key features of the interior are; the ceiling as a continuation of the exterior soffit, the sculptural fireplace mass and hearth as the central feature of the living space, and the large windows with mitered corners that open the living room to the view of the Castle Creek Valley. The interior walls are wood paneled and with some areas of exposed log. The living space is also defined by an area of raised ceiling that separates this area from sweep of the open plan. (Photos 24, 25, 26, 27 & 28) The interior window trim falls in the same plane as the exterior frame and is painted to match the exterior, minimizing the glass plane. This creates a continuous visual connection from the interior to the exterior. (Photo 24) Bedrooms are located on either end of the main volume. The east bathroom shares the width of the cabin with the kitchen that is otherwise open to the main living space. Bookshelves and cabinetry line the interior side of the north cabin walls tying together the open plan. (Photos 30 & 31) There are no accessory buildings on the site. ADDITIONS AND ALTERATIONS The original cabin was 60’ long including the detached studio to the east of the carport, the carport, and the living spaces up to the fireplace mass. The west face of the fireplace mass was exposed to the outside. In 1960 an addition, designed by Benedict for the Russells, was added to the west end making the cabin a two bedroom, two bath house. The addition extended the original shallow gable roof to the west, beyond the fireplace mass, keeping the same pitch and detailing. The demarcation line is expressed on the north side by the recessed north entry door and on the south side by the portion of fireplace mass that is exposed to the outside. The addition includes the flat roofed volume to the east of the north entry, the porch roof and trellis at the north entry, and the cantilevered deck at the southwest corner of the house. The addition used the same exterior wall material and soffit treatment, as well as the same approach to windows and trim as seen on the original. Around 1990, the wood shingle roof was replaced with the current standing seam metal material. Before 2013, the west addition’s porch ceiling and adjacent eaves were unfinished plywood, though the lap siding finish present in the rest of the house was specified in Benedict’s drawings it was never completed. In 2013 new cedar lap siding materials were installed on the addition porch soffit and eaves. At that time, the flat membrane roof over the addition bathroom was replaced in kind along with rotting elements of the wood trellis on the addition porch. Original materials were retained wherever possible. Repair work completed in 2022 includes repainting all exterior and interior wood trim in the original terracotta color, and repairing, re-staining, and resealing log walls. All the awning windows—previously painted shut—were removed, reworked and weather stripping reapplied. The original window hardware was retained and refurbished. 18 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 7 The interior has had minor alterations over the years, original built-in bookshelves have been augmented, original carpet has been replaced with a wood-look laminate in the living areas and bedrooms, and modern ceramic tile was installed in both bathrooms. An original ceramic bathroom sink was replaced with a stainless steel kitchen sink. Bathroom and kitchen faucets are modern replacements. Both bathrooms retain their original Formica counters and built-in cabinetry. INTEGRITY Overall, the cabin retains a high level of integrity both outside and inside. Much of the original design, materials and workmanship continue to be expressed on the exterior and interior, leading to a clear understanding of the intent of the designer. Location The cabin remains in its original location. The design of the cabin is directly related to the position of the building on its site. This aspect of integrity is intact. Setting The Benedict Cabin’s integrity relies to a great extent on the character of its site and setting. The landscape and the views are generally intact. Though it is surrounded by new construction, the cabin site and the adjacent single family home sites are large and have large setbacks that minimize the impact of new construction adjacent to the cabin. The site retains the natural character of the surrounding landscape as it was when it was built. New construction on the north side of the street is generally low scale multifamily, which has replaced small single family buildings that would have been present at the time of the cabin’s construction. In this area, the Main Street Right-of-W ay is considerably wider than the street itself, separating the multifamily buildings on the north by a considerable area of natural landscape with numerous trees. The critical component of the setting is the view over the Castle Creek valley which is unchanged with the exception of a pedestrian bridge located about 500 feet north of the cabin. In addition, the character of this section of Main Street remains similar, though now paved, to its original character and the relationship of the house to the road has not changed. Design The design of the Benedict Cabin is almost entirely intact. The original 1947 section of the cabin, approximately 20’ x 60’, retains its original layout in plan and form. The 1960 addition was created by the same architect and continues the design elements of the original, such as the wall construction, window types and details, and roof form and detail. While the original roof form continues over the new addition, unifying the whole, subtle shifts in the wall plane provide a visual distinction between the sections allowing for a continued understanding of the original form. These shifts are further reinforced by the design decision to reveal the chimney mass on the south (original exterior wall) and create a new recessed entry on the north. The original 1947 front entry door still exists and is on the south side of the house, accessed along the walkway through the carport. This design choice emphasized the design intention to make the front of the house relate to the Castle Creek valley and the views to the peaks beyond. The 1960 addition created a new entry door on the north side, relating more traditionally to the public way. While this is a significant shift in the design intent, the north entry door is treated modestly and coexists with the original. Since the addition was designed by the same architect, this addition does not have an impact on the integrity of the design. Materials Most of the original materials, both inside and out, remain. The most significant change is to the roof, which was originally wood shingle. The standing seam metal roof was added around 1990. In 2013, the plywood soffit of the 1960 addition was replaced with cedar lap siding laid horizontally to match the original 1947 detail. This was the original design intent, but never carried out. At the same time, repairs were made to the area of flat roof and the north entry trellis. In 2022 repairs were made to all the awning windows, restoring them to working order and the exterior trim/frames were repaired and repainted. This aspect of integrity is intact. 19 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 8 Workmanship The workmanship of the cabin is a key component of the character of the building. The design intent is conveyed through the handling of materials such as the butt and pass stacking technique that creates continuous horizontal lines, and the simplicity of the projecting window frames adding a vertical element to the strong horizontality of the buildings. The choice of the modest materials and their handling continues to express the design intent. Feeling The features that contribute to this aspect of integrity are intact. The low horizontality of the composition, the readily available and modest materials, the simplicity but intentionality of the design elements are all characteristics of the mid- century in Aspen that remain highly visible. Association The cabin continues to convey its association with mid-century Aspen and the architect Fritz Benedict. Though the town has grown up around this site, the character of the landscape surrounding the cabin and the cabin’s set back from the street provide a strong sense of association to the mid-century. 20 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 9 8. Statement of Significance Applicable National Register Criteria (Mark "x" in one or more boxes for the criteria qualifying the property for National Register listing.) A Property is associated with events that have made a significant contribution to the broad patterns of our history. X B Property is associated with the lives of persons significant in our past. X C Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. D Property has yielded, or is likely to yield, information important in prehistory or history. Criteria Considerations (Mark "x" in all the boxes that apply.) Property is: A Owned by a religious institution or used for religious purposes. B removed from its original location. C a birthplace or grave. D a cemetery. E a reconstructed building, object, or structure. F a commemorative property. X G less than 50 years old or achieving significance within the past 50 years. Areas of Significance (Enter categories from instructions.) ARCHITECTURE LITERATURE SOCIAL HISTORY Period of Significance 1947, 1960 1968 - 2021 Significant Dates Significant Person (Complete only if Criterion B is marked above.) Berger, Bruce Nicholas Cultural Affiliation N/A Architect/Builder Benedict, Frederic (“Fritz”) 21 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 10 Statement of Significance Summary Paragraph (Provide a summary paragraph that includes level of significance, applicable criteria, areas of significance, justification for the period of significance, and any applicable criteria considerations.) The Benedict Cabin is locally significant under Criterion C in the area of Architecture as a work of a master, Frederic (“Fritz”) Benedict, and as an excellent example of Usonian Style architecture. The Benedict Cabin, built in 1947, is the earliest known house designed by architect, Frederic (“Fritz”) Benedict, Aspen’s foremost architect of the post-WWII revival period. Benedict apprenticed with Frank Lloyd Wright as a Taliesin Fellow (1938-1941), a period in which Wright designed smaller scale houses that middle class Americans could afford to build. The cabin incorporates numerous Usonian design features and expresses the qualities of Organic Architecture in its use of locally sourced materials and thoughtful siting that marries edifice with environment. It is an excellent example of Benedict’s design mastery, both in the original design and in a later addition (1960). The period of significance for Criterion C is 1947, the date of the construction of the cabin, and 1960 the date of the Benedict designed addition. The Benedict Cabin is also locally significant under Criterion B in the area of Literature and Social History for its association with the productive life of Bruce Berger. Bruce Berger (1938-2021) was a writer, poet, and musician whose life and work embodied Aspen’s Golden Age. Berger lived, wrote, and entertained at the Benedict Cabin for five decades from 1968-2021. During those years, he chronicled Aspen’s history, memorializing its institutions and idiosyncrasies. He celebrated Aspen as a haven for iconoclasts and non-conformists. He wrote as an observer, and he told the tale unsparingly and with a poetic slant. Berger’s “Fritz Carleton” home was the site of frequent gatherings that mixed locals with visiting writers, musicians, and physicists in summer celebrations of friendship and creative exchange. Berger’s life and the Benedict Cabin sat at confluence with Aspen’s cultural and political currents for more than 50 years. The period of significance for Criterion B extends from 1968, the date that Bruce moved into the Benedict Cabin, until 2021, the date of his passing. Criterion G Consideration: Properties That Have Achieved Significance within the Past 50 Years. The period of significance related to Criterion B: Person; Bruce Berger is the period of his living and working life associated with this cabin and extends beyond the 50 year mark. Berger was a prolific writer and produced many of his important works in this cabin, extending the period of significance from 1973 to his death in 2021. Several of his significant written works were published in more recent decades after the 50 year mark including Notes of the Half-Aspenite (1987), and later in The Complete Half-Aspenite (2005) both of which are pillars of the Aspen literary world and social ethic. As such, due to Berger’s significant literary contributions and participation in the formulation of Aspen’s social mileu within the last 50 years the Fritz Benedict Cabin has achieved exceptional importance at the local level and is warranted exemption under this consideration. _________________________________________________________________________________________________ Narrative Statement of Significance (Provide at least one paragraph for each area of significance.) Criterion C: Architecture: Work of A Master, Frederic “Fritz” Benedict (1914-1995) The Fritz Benedict Cabin is locally significant in the area of architecture as a well preserved example of a cabin constructed in the Usonian style and as a representative work of architect Frederic (“Fritz”) Benedict. The Benedict Cabin (c. 1947) was designed by Frederic Benedict and is the earliest known example of his architectural design in Aspen and the beginning of Aspen Modernism. The cabin is also characteristic of the Usonian design principals that Benedict learned from his teacher, Frank Lloyd Wright. The Usonian style can be seen throughout the Benedict Cabin. The style is characterized by strong horizontal proportions, flat roofs, use of locally available materials, integrated windows, and a centralized hearth. Designs were single story with a zoned plan layout. The design emphasizes integration with nature, affordability, and community scale. The Benedict Cabin is an excellent example of how Fritz Benedict incorporated these principals into a cabin appropriate for the Aspen locale. Benedict used logs, a readily available and locally traditional building material, but detailed the construction method to create strong horizontal proportions. The choice to use a butt and pass corner detail allows the logs and the chinking to line up across the wall, reinforcing the horizontal line. The long narrow rectangular plan further supports that horizontality. While this building has a low pitched roof, more suited to the local climate, the roof plane is emphasized by the single continuous line of the fascia around the building and the finish of the soffit, which appears as a 22 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 11 strong design element both inside and out. Windows are used both to reinforce the visual presence of the roof plane, as all windows run to the soffit, and to reinforce the horizontal proportions on the public façade (north). Glass is also used on the south side to create a strong connection between the interior and the exterior. The large south facing glass with mitered corners brings the view of the valley and high peaks into the living space. This is contrasted by the substantial stone and concrete fireplace mass on the west side of the living room and the continuous built-in book cases on the north. The roof plane is extended into the interior at the same level, using the same materials as the exterior soffit, further drawing the eye to the outside. The main living space has a raised central ceiling which defines the center of the cabin and provides relief from the intimate low ceiling spaces along the walls. The carport, a Wrightian design element, serves as a visual pass through from the public front to the private back, creates a separation of uses, and originally was the starting point for the “three turn entry”, indicated by the sandstone walkway, which was another Wrightian design element. The ceiling of the carport, a continuation of the soffit, establishes the visual importance of the roof plane. This effect is also achieved by the overhang at the 1960 north entrance. Though a modest cabin, Benedict’s mastery of the style is evident in each design decision, creating a subtle composition through the use of local materials and intentional placement of detail. Criterion B: Association with Bruce Berger: “Unofficial Dean of Aspen Arts & Letters” The Benedict Cabin if further locally significant in the area of Literature and Social History as the home and writer’s studio of Bruce Berger for more than a half-century (1968-2021). The Benedict Cabin is the sole property associated with Bruce Berger's productive life. While he spent winters elsewhere, he considered no other place his home. In the Complete Half-Aspenite, Berger recounts his first glimpse of the house as a teenager in the 1950s, and the serendipity that led to his purchase of the cabin in 1968. “And so, in my thirtieth year, still a wanderer by nature, I settled, on sheer impulse, into a permanent home. …Place, whether traveled through or lived in, for me was everything, and in Aspen I had found my significant other.”2 The Benedict cabin was the home base 3 for Berger's writing career for 53 years, until his death in 2021. He produced over 16 published works and countless articles, poetry and commentary in publications such as The New York Times, Sierra, Orion, and Gramophone. The Benedict Cabin was integral to Bruce Berger’s life as a writer. His life at the cabin and the events he hosted there were reflected in his work and became the narrative of Aspen’s Golden Years. Berger was there to tell the tale, but places and events shine brightest. 4 During his life in this cabin, Berger became the “unofficial dean of Aspen arts and letters.” For 50 years, he chronicled Aspen's institutions, iconoclasts and idiosyncrasies. The Cabin provided the setting for many of his short stories, collected first in Notes of the Half-Aspenite (1987), and later in The Complete Half-Aspenite (2005). Both considered "indispensable Aspen books.” Contributing to his short stories, were the many writers and intellectuals he hosted at the cabin who interacted with its architecture and its quirky nature. His essays recount visits by Tom Wolfe;5 theater critic and director, Harold Clurman;6 2 Berger, Bruce, The Complete Half-Aspenite, (Who Press, 2005), p. 11. “And so, in my thirtieth year, still a wanderer by nature, I settled, on sheer impulse, into a permanent home. I had already committed to writing as my life’s pursuit—but writing can be committed anywhere; besides food and shelter, all it requires—or at least all I require—is peace, pure sonic peace. The marshaling of words doesn’t profit from a pretty view, for concentration by necessity tunes the scenery out. The range of raw material might even suffer because I was no longer knocking out picture frames here or playing nightclub piano there. I would, to be sure, travel, but the life I experienced most centrally, and wrote from, would be whatever came my way in a narrow, if cross-fertilized, valley. Shrewd career move or not, there was no choice in the matter. Place, whether traveled through or lived in, for me was everything, and in Aspen I had found my significant other.” 3 Ever the “half-Aspenite,” Berger spent most winters in the Sonoran desert, staying variously at his mother’s home in Phoenix and later in a series of rented apartments in Baja Sur, Mexico. None of these locations are associated with Berger’s work as a writer. 4 "[Berger] is not interested in drawing attention to himself; rather it’s what’s happening around him that truly matters, the otherness of life. There’s no showing off or fanning out the coattails. He exists quietly in these places and times, and manages, then, to draw out their exact essence. In fact, Berger owns a beautiful wood cabin right in the heart of Aspen, Colorado. What’s fascinating about this is that there’s little or nothing of contemporary Aspen to it at all; it’s modest, it’s shy, it’s quiet, it’s functional, it’s humble, it hasn’t come under the knife. It sits on a tiny flick of a path just off Main Street, surrounded by rental units yet somehow all on its own, with an incredible western view, a perfect reflection of so much of his work: right there, in the heart of things, yet isolated and thrown back too.” Berger, Bruce, A Desert Harvest, New and Selected Essays, Farrar, Straus & Giroux (2019), Introduction by Colum McCann (p. ix). 23 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 12 Maury Gell-Mann, Nobel Prize winning physicist was a regular visitor;7 and National Book Award winner, Colum McCann, wrote a portion of his second novel, Transamerica, under the Spruce tree behind the cabin.8 New Yorker writer and critic, Brendan Gill was particularly intrigued by the Benedict design. Berger recalled, “He ducked into the bathroom and stood rapt in front of the window to the carport, one so underappreciated by myself that I seldom remembered to wash it, and pronounced, “The clerestory window off the porte-cochère infuses a cathedral effulgence that makes this truly the most beautifully illuminated bathroom in North America.”9 And when Joyce Carol Oates, mused that “if I had a house like this I could really write,” Berger was momentarily tempted to gift it to her “[f]or the sake of literature…” but soon thought better of it.10 Living and working in the cabin as it was designed by Fritz Benedict, Berger melded with the philosophy of the cabin’s Usonian design, a style that fit well into his artistic life. This is demonstrated by the lack of alterations he made to the original in his 53 years of occupancy. For five decades, Berger welcomed Aspen to his during summer celebrations of friendship and creative exchange. Berger’s life and the Berger Cabin sat at the confluence of Aspen's cultural currents. Through Bruce Berger and his collections of art, literature, Aspenabilia and music, the cabin has become significant for its association with Aspen’s Golden Age, a period that emphasized nonconformism, creativity and classless community. Aspen of the late-40s through the early 80s considered itself more than a place. It was an idea. His published works include: • Hangin’ On : Gordon Snidow Portrays the Cowboy Heritage ; Northland Press, 1980 • Notes of a Half-Aspenite : Ashley & Associates, 1987 • A Dazzle of Hummingbirds : Blake Publishing, 1989 • The Telling Distance: Conversations with the American Desert : Breitenbush Books, 1990; Anchor /Doubleday, 1991; The University of Arizona Press, 1997 (1990 Western States Book Award, 1991 Colorado Book Award) • There Was A River : The University of Arizona Press, 1994 • Facing the Music : Confluence Press, 1995 • Almost an Island : The University of Arizona Press, 1998 • Sierra, Sea and Desert : El Vizcaíno Agrupación Sierra Madre, 1998 • Music in the Mountains : Johnson Books, 2001 • The Complete Half-Aspenite : WHO Press, 2005 (2006 Colorado Authors´ League Award for Narrative Nonfiction) • Oasis of Stone : Visions of Baja California Sur, in collaboration with photographer Miguel Ángel de la Cueva, Sunbelt Books, 2006 (2006 ForeWord Silver Award in the Nature category, whose text won the 2006 Colorado Authors’ League Award for Specialty Writing) 5 Berger, Bruce, The Complete Half-Aspenite, (Who Press, 2005), pp. 119-120, “Perils of the Visiting Writer," recounting Wolfe’s visit to the cabin and unhappy encounter with the cabin’s plumbing after which he “wound up on his hands and knees in a white suit mopping up the bathroom.” Ibid, at 120. 6 Ibid., pp. 121-122. 7 Ibid., “The Tree of the Mind”, ibid., pp. 158-166. 8 "[Berger] is not interested in drawing attention to himself; rather it’s what’s happening around him that truly matters, the otherness of life. There’s no showing off or fanning out the coattails. He exists quietly in these places and times, and manages, then, to draw out their exact essence. In fact, Berger owns a beautiful wood cabin right in the heart of Aspen, Colorado. What’s fascinating about this is that there’s little or nothing of contemporary Aspen to it at all; it’s modest, it’s shy, it’s quiet, it’s functional, it’s humble, it hasn’t come under the knife. It sits on a tiny flick of a path just off Main Street, surrounded by rental units yet somehow all on its own, with an incredible western view, a perfect reflection of so much of his work: right there, in the heart of things, yet isolated and thrown back too.” Berger, Bruce, A Desert Harvest, New and Selected Essays, Farrar, Straus & Giroux (2019), Introduction by Colum McCann (p. ix). 9 Ibid., pp. 120-21, recounting Gill’s visit just hours after the Tom Wolfe plumbing incident: "Craggy and urbane, Gill immediately commented on the house’s minor architectural features. What, he wanted to know was the provenance of all these Wrightian touches? I told him that the house had been built in 1947 by Aspen architect Fritz Benedict after five years of study with Frank Lloyd Wright and that it represented a style known locally as Early Fritz. Gill insisted on a tour and almost led me through the three rooms, spinning phrases about recessed lighting and mitered windows. He ducked into the bathroom and stood rapt in front of the window to the carport, one so underappreciated by myself that I seldom remembered to wash it, and pronounced, “The clerestory window off the porte-cochère infuses a cathedral effulgence that makes this truly the most beautifully illuminated bathroom in North America.” At least he didn’t notice the dampness underfoot.” 10 Ibid., pp. 122-123. Berger recalls Oates’s comment as she departed the Cabin, “You know, if I had a house like this I could really write,” and Berger’s reaction: “I was stunned. For the sake of literature, should I give her the place? On the other hand, would the house tire of playing nice and sabotage her career? We are spared the answer, and my conscience was eased the next day when I ran into her on the street, attempted a greeting, and received a reply in a perfect monotone. Here, it appeared, was a kind of somnambulist, simultaneously alien and at home wherever she went. I watched her from a distance with her hair tumbled over her graceful neck, a frumpy overlong dress and a seeming absence in her eyes, as if she were the dumbest tourist of the summer, and realized she had perfected one of the writer’s keenest weapons; a perfect anonymity.” 24 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 13 • La Giganta y Guadalupe :with co-author Exequiel Ezcurra and photographer Miguel Ángel de la Cueva, Niparajá, A. C., 2010 • Aspen Music Festival: The First Fifty Years, Tiger Bark Press, 2014 (revised and reissued) • Facing the Music, Conundrum Press, 2014 • The End of the Sherry, Aequitas Books, New York, 2014 (Silver Medal for most outstanding nonfiction book of the year awarded by the Independent Publishers Association) • A Desert Harvest: New and Selected Essays, Farrar, Straus & Giroux (2019) ________________________________________________________________________________________________ Developmental history/additional historic context information (if appropriate) Early Aspen History The Colorado high country was occupied by the indigenous Ute people for thousands of years until European settlers began to expand into the inter mountain west. As soon as gold, silver, and various other valuable ores were discovered, the Ute tribes were pushed by Government treaties into smaller and smaller areas of Colorado and Utah. By 1879, a final treaty opened the Roaring Fork Valley to mineral exploration. Leadville, Colorado, just on the other side of the continental divide, was a crowded, polluted and desperate silver mining camp, in the 1870s. A handful of prospectors came over the continental divide at Independence Pass and began to settle at the headwaters of the Roaring Fork and down into the area now known as Aspen. Winters were severe, limiting the early settlement but as soon as sustainable trails were established and silver was discovered, Aspen became a boom town. The arrival of the railroad in 1885 sealed Aspen’s future as a wealthy mining town. Outside investors quickly established large mining operations and processing plants, and with them the money to invest in building homes and community assets, such as the Wheeler Opera House (1889) and the Pitkin County Courthouse (1891)11, along with hotels, churches, and shops, transforming the tent city into a thriving community. The economics of mining was a delicate balance of interests, and the boom was short lived. When the US Government devalued silver ore by repealing the Sherman Silver Purchase Act in 1893. Almost immediately, mining was no longer a profitable endeavor and by the early decades of the 1900s, Aspen’s mining boom population was reduced by half—to 6,000 people. What the mining bust had begun, WWI finished, drawing able bodied men to other places. By 1917, Aspen’s population was just 700. Hundreds of decayed and vacant Victorian buildings were demolished, leaving the town with more vacant lots than built ones. Photos of the early 1900s depict the stately brick Jerome Hotel and Wheeler Opera towering above virtual emptiness. In the late 1940s Aspen emerged from the “Quiet Years” due to two forces which came together to form the basis for present day Aspen. One was skiing, the second was Walter Paepcke. Walter Paepcke, a Chicago industrialist, and philanthropist envisioned a place for his fellow industrialists to assemble and discuss the ideas of the day with intellectuals and artists in a beautiful natural setting…kicking off in 1949 with the Goethe bicentennial, launching the core institutions that still survive today. Fritz Benedict arrived into this growing environment after his military service and became an important contributor to both skiing and the artistic core of the community. Frederic Benedict Life and Design of the Cabin Fritz Benedict (1914-1995) was born in rural Northern Wisconsin and earned undergraduate and master’s degrees in Landscape Architecture from the University of Wisconsin, Madison. As a young man, he considered studying either architecture or forestry, but Wisconsin did not offer those disciplines at the time. He reasoned that Landscape Architecture could satisfy his interest in both architecture and forestry. He was also an accomplished skier and member of the Madison Ski Club. 12 When his college professor took him to visit Taliesin, Frank Lloyd Wright’s home and studio in nearby Spring Green, Wisconsin, Benedict was smitten by what he saw.13 Wright offered Benedict an apprenticeship, trading landscaping work on the property for t uition. For three years (1938-41), Benedict apprenticed with Frank Lloyd Wright as a Taliesin Fellow in 11 Both buildings are listed on the National Register, the Wheeler Opera House in 1972 and the Pitkin County Courthouse 1975. 12 “Fritz Benedict (1914-1995).” AspenModern, City of Aspen , 2023, http://www.aspenmod.com/architects/fritz-benedict/. 13 Id. 25 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 14 both Spring Green and Taliesin West, in Paradise Valley, Arizona.14 During that period, Benedict’s own early buildings would incorporate Wright’s Usonian philosophy and design features. While at Taliesin West, Benedict became the 1941 Arizona ski champion, qualifying him to enter the 1941 National Skiing Championships in Aspen. With the American entry into World War II, Benedict was drafted as a “soldier on skis” with the 10th Mountain Division, stationed at nearby Camp Hale.15 Following his decorated service in Europe during World War II, Benedict joined other 10th Mountain Division veterans and Madison Ski Club members settling in Aspen. Fritz bought a ranch on Red Mountain in 1945, intending to be a rancher and farmer. A short time later, at the urging of his new bride, he began his practice in architecture. With him he brought the design aesthetic he learned from his years with Frank Lloyd Wright, in particular, the Usonian Style. The Benedict Cabin is expressive of the many Wrightian projects that informed Benedicts work. Benedict brought Wright’s philosophy of building well-designed, affordable homes for middle class Americans to Aspen. Wright had coined the term “Usonian” for these designs, an acronym for “United States of North America” and symbolizing the democratic everyman. The Benedict Cabin was commissioned in 1947 by Lloyd Russell (1885-1969) and his wife Elizabeth (“Betty”) Moore Russell (1900-1987). Lloyd Russell was a frequent visitor to Aspen due to his investments in Aspen’s Midnight Mine Company, which had been reopened by Fred Delano Willoughby in 1921.16 Married in 1945, the Russells became deeply engaged in the social and cultural life of the town, beginning with the commission of the Benedict Cabin. In 1947, Aspen was emerging from the era of the “Quiet Years” that had begun with the repeal of the Silver Purchase Act in 1893, putting an end to Aspen’s silver mining boom era. The Aspen Skiing Company was a fledgling start up business and the Goethe Bicentennial—widely considered the big bang of Aspen’s post war revival era—was still two years away (1949). Benedict chose to site this cabin, oriented to the dramatic views to the south, ignoring the orthogonal street grid of Aspen. The cabin’s thoughtful placement reflects a central tenet of Organic Architecture which seeks to create a strong connection between interior and exterior. The setting of the cabin in a natural environment of mature cottonwoods, spruce and aspen, separates the house from its neighbors and frames the view to the high peaks. The unmanicured grounds and vistas placed the cabin in nature, setting the tone for Aspen’s early postwar revival period. In keeping with his interest in Wright’s Organic Architecture philosophy, he used local materials in construction. Benedict constructed the cabin wall of peeled, round logs sourced from nearby Lenado, Colorado. He used red sandstone from valley quarries and used “off the shelf” lumber for the window frames and facia, soffit and eave details. He elevated these materials by the manner in which they were handled. The logs were not set with the traditional notched and lapped corners, creating a more modern interpretation. He treated the window trim more like a frame that engages the log wall, creating a decorative detail with one simple departure from a traditional window frame treatment. Though the building has a gable roof, he emphasized a horizontal roof plane by making the soffit treatment a significant design element. The pergola feature on the north entry is a common Usonian design feature, which extends the structure from the roofline, over an entrance or patio. An example Benedict would have been familiar with from his apprentice years is the Lewis House (Libertyville, Illinois, 1940). The carport, a term and concept invented by Wright, appears on nearly all the homes Wright designed during Benedict’s apprenticeship. Notable examples include the Armstrong House (Ogden Dunes, IN, 1939) and the Sturges House (Brentwood Heights, CA, 1939). Both houses require a traverse through the carport to the main entry, a detail still evident in the Benedict Cabin. Benedict also used the carport form to emphasize the low roof plane and to hint at the dramatic views through the cabin to the peaks beyond. The interior of the cabin is dominated by a long, open plan lounge, dining area and kitchen. This plan layout is unified by the continuation of the soffit from the outside, and then recentered by the area of raised ceiling framed by the light shelf detail. This feature has the effect of allowing the exterior roof plane (and materials) to enter the building creating a more 14 2 During that period, Wright’s was developing “Usonian” principles that married his pioneering work in Organic Architecture with modest house designs that middle income Americans could afford to own. (The word, Usonian, is derived from “US,” an abbreviation for United States.) 15 The Army wanted a division of soldiers that could engage in Europe’s alpine regions and reasoned that it would be easier to make skiers into soldiers, rather than soldiers into skiers. Benedict’s ski racing background would have made him an attractive candidate for what would become the Tenth Mountain Division. The Army tolerated less formality among division’s ranks, and its members were known for their irreverence and skepticism of military authority, qualities that division veterans would bring with them when they settled in Aspen after the War. 16 Fred Delano Willoughby (1880-1943) managed the mine from 1921-1943 and also served as Aspen Mayor from 1929-1943. 26 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 15 intimate atmosphere, and soft, indirect lighting along the exterior walls then raising the central ceiling by 18” to define space within a more open plan. A spatial arrangement often found in Wright’s work. At the west end of the cabin’s main room is a massive sandstone chimney built with Wright’s “desert masonry” method in which formwork is fitted first with stone slabs and then concrete is poured in and around the stones. The dominant fireplace and hearth is quintessentially Wrightian, and nearly every residence designed during Benedict’s apprenticeship includes one, including the Pew House (Madison, WI, 1940), which is strikingly similar to Benedict’s design, featuring a large horizontal stone directly above the firebox, a stepped hearth, and a cantilevered corner. Benedict was familiar with the desert masonry method from his time at Wright’s own home at Taliesin West, in Paradise Valley, Arizona. The locally sourced stones Benedict used for the cabin’s hearth and fireplace are shades of terracotta and red, which blend well with the terracotta painted wood window trim and tie to the colors of the local landscape. Finally, Benedict used bookcases to line the cabin walls in the gathering spaces. This has the effect of giving dimension to the narrow rooms, softening the edges of the space, and creating a contrast with the transparency of the mitered glass of the opposite wall. Shortly after Benedict began his architecture practice, Bauhaus master, Herbert Bayer, arrived in Aspen to become chief designer for Walter Paepcke’s Container Corporation of America, as well as Walter and Elizabeth Paepcke’s vision for a world class cultural center in Aspen. The Bauhaus promoted the unity of all art forms in an industrialized society, valuing graphic design on par with traditional painting and sculpture, and emphasized functional simplicity. Bayer contributed his Bauhaus ethic to the Paepckes’ strategic vision for Aspen, encapsulated in the Aspen Idea: “Mind, Body and Spirit for the Benefit of All” (often shortened to “Mind Body Spirit”). Bayer advocated for Aspen’s vast inventory of dilapidated old buildings to be restored to their original style but encouraged new construction to be designed in a modern style. Bayer’s Bauhaus sensibilities also influenced Fritz Benedict and the two men collaborated on architectural projects for more than three decades. The Aspen Sundeck (1947), at the summit of Aspen Mountain, was the first joint project of Benedict and Bayer. Their architectural projects included the designs for the campus of the Aspen Institute for the Humanistic Arts. Benedict and Bayer also became brothers-in-law when Benedict married Fabienne Cravan, the half-sister of Bayer’s wife, Joella Haweis Levy. Both women were the daughters of the bohemian writer and poet, Mina Loy. The most complex example of Benedict’s residential designs, the “Waterfall House” was his homage to Frank Lloyd Wright’s Fallingwater. Sited on Aspen’s Castle Creek, upstream from the Berger Cabin, the house was built in 1960 and demolished in 1992. Only one other Benedict house remains in Aspen, a Wrightian/Organic style house built in 1967 at 1102 Waters Avenue. In contrast with the Benedict cabin, this house has a single, steep gable roof that completely covers the floor plan. His education in landscape architecture, the influence of Frank Lloyd Wright, and Bayer's Bauhaus influence encouraged him to blend nature with architecture, ensuring that the buildings he designed did not overwhelm the landscape but instead contributed to the overall aesthetic of the area.17 Benedict also made important contributions to Aspen’s civic life. His Aspen Hall of Fame induction credits his many contributions, including: Chairman of Aspen’s first Planning and Zoning Commission and member of the Pitkin County Planning Commission. There, he authored Pitkin County’s first sign code, adopting one of the country’s first bans on billboards and neon signs. He helped convince the city to create a vehicle free “pedestrian mall” in Aspen’s commercial core, a novel concept at the time. He was honored with the Greg Mace award in 1987 “for epitomizing the spirit of Aspen Community” and was inducted into the Aspen Hall of Fame in 1988. The Benedict Music Tent – the most recent of three tents serving the Aspen Music Festival & School – honors Fritz Benedict as a longtime Trustee (1962-1993), Life Trustee (1994-95), and pillar of the community. Benedict became the foremost architect of Aspen’s post-War revival period, helping to establish Aspen’s own style of modern architecture. Most of his residential work has been lost, but his influence on aspen rem ains through his commercial buildings and large scale planning efforts. Bruce Berger Life and History 17 History Colorado, Architect’s Series, Frederic A. “Fritz” Benedict. https://www.historycolorado.org/architects-colorado-biographical-series 27 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 16 Bruce Berger (1938-2021) was born and raised in Kenilworth, Illinois until he left home to attend preparatory school at The Lawrenceville School, followed by undergraduate studies at Yale University. After a brief hiatus in Aspen, Bruce began graduate studies at the University of California at Berkeley, dropping out in the first year. He then spent two years living on Cannery Row 18 and three years playing nightclub piano in Frano Spain.19 Returning to Aspen in 1967, he briefly lived at the Floradora Lodge before buying the Benedict Cabin in 1968, at the age of 30. He described his decision to settle in the cabin in The Complete Half-Aspenite; “And so, in my thirtieth year, still a wanderer by nature, I settled, on sheer impulse, into a permanent home. I had already committed to writing as my life’s pursuit—but writing can be committed anywhere; besides food and shelter, all it requires—or at least all I require—is peace, pure sonic peace. The marshaling of words doesn’t profit from a pretty view, for concentration by necessity tunes the scenery out. The range of raw material might even suffer because I was no longer knocking out picture frames here or playing nightclub piano there. I would, to be sure, travel, but the life I experienced most centrally, and wrote from, would be whatever came my way in a narrow, if cross-fertilized, valley. Shrewd career move or not, there was no choice in the matter. Place, whether traveled through or lived in, for me was everything, and in Aspen I had found my significant other.”20 The Benedict cabin was his home and writing studio and the setting for much of his material. As the unofficial dean of Aspen arts and letters, he chronicled Aspen's institutions, iconoclasts and idiosyncrasies. The cabin provided the setting for many of his short stories, including the collection Notes of the Half-Aspenite (1987), and later in The Complete Half- Aspenite (2005), both considered "indispensable Aspen books.” Berger engaged local artist Curt Carpenter to provide watercolor vignettes of Berger and the Benedict Cabin illustrate the 2005 edition of The Complete Half-Aspenite, connecting the stories to the place with elegant illustrations. Berger's personal reach and influence transcended any formal post or office. The cabin that he dubbed, the “Fritz Carleton” was the scene of countless parties, dinners and gatherings where locals mingled with the writers, musicians and physicists who served up Aspen's Summer cultural buffet and provided much of the material for his short stories and social commentary. For nearly 50 years, his "Third of July" party was a mainstay of the summer social scene, a date Berger chose because it was "almost patriotic." For five decades (1968-2021), Berger welcomed Aspen to his home, mixing locals with visiting writers, musicians and physicists in celebrations of friendship and creative exchange. At one memorable birthday party in 1975 for his long time friend Katie Lee; folksinger, environmental activist, and sometime exhibitionist, Katie was invited to dynamite a birthday cake created in the shape of the Glen Canyon Dam.21 Berger had been a staunch opponent of the construction of the dam and wrote about his support for restoring a free-flowing Colorado River in There Was a River (1994), recounting an apocryphal last float he launched with Katie Lee, shortly before the dam gates closed in 1966. He was deeply engaged in Aspen's civic and political life and trained his pen on the iconic battles of the past 50 years. He coined rallying cries for the controversial Entrance to Aspen ("S Curves Are Sexier"), intermountain diversions ("Diverted, But Not Amused") and Reudi Dam ("Baby Cutthroat Won't Get Far, Swimming 'Round the Reservoir"). He regularly registered his views in pithy letters to the local newspapers. The Entrance to Aspen debate was particularly close to home, since it threatened his “Fritz Carleton” directly. 22 The cabin is sited on a slip of flat land pinched between the high bank of Castle Creek and the Main Street public right of way, directly in line with the proposed new highway alignment, eliminating the historic S-curve entry and providing a “Straight Shot” directly onto Main Street. Berger recounted his experience of living in a house at the eye of a storm that has raged for over five decades.23 18 Berger, Bruce, The Complete Half-Aspenite, (Who Press, 2005), p. 10. 19 Ibid., p. 11; Berger, Bruce, The End of the Sherry (Pleasure Boat Studio: A Literary Press, New York, 2013). 20 Berger, Bruce, The Complete Half-Aspenite, (Who Press, 2005), p. 11. 21 (3) Ibid., pp 142-143. Katie Lee was an outspoken critic and protestor against the Glen Canyon Dam. She and Berger rafted the apocryphal “last float” through the canyon in 1962 before the dam gates closed, a story recounted in Berger’s book, There Was a River, The University of Arizona Press (1994). 22 Berger, Bruce, “A House on the Brink”, The Complete Half-Aspenite, Who Press (2005), pp. 53-67. 23 Berger, Bruce, “Little Cabin in the Way,” American Way, October 15, 1991. Republished as, “In the Way,” The Aspen Times, March 12, 1992, p. 1B - 2B. “If it is all knocked flat in a day, my tolerance will have proved as irrelevant as my interference. In my attitude, I have, like the impact statement, two options: I can be grateful to have lived nearly a quarter of a century in a charmed spot, or I can be bitter. It would be easier to be grateful if I believed that the land were being sacrificed for the greater good—if it were making way for, say, a sensible and clean commuter light rail. It would seem more civil if it weren’t being wiped out because I won five referenda and lost one. (If the city were more sporting, I suppose, it would have challenged me to the best six out of ten.)” 28 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 17 Berger was a founding member of the Aspen Literary Foundation, which became Aspen Words in 1976, one of the oldest and most respected writer's workshops in the country. For four decades, he hosted Aspen Words annual Summer Words' event at the Berger Cabin, befriending and mentoring countless authors including Ted Conover, Colum McCann, Su Lum, Luis Alberto Urrea, Karen Chamberlin, Terry Tempest Williams and Jonathan Galassi. National Book Award winner Colum McCann wrote a loving tribute to Bruce as the Introduction to Berger’s final essay collection, A Desert Harvest (2019), praising his unique story telling voice. Berger received the Colorado Authors’ League Award four times (2005, 2006, 2007 and 2009) and both the Colorado Book Award (1991) and the Western States Book Award (1990) for, The Telling Distance: Conversations with the American Desert. Berger’s final book, A Desert Harvest, was published by, Straus & Giroux, earning him national reviews and recognition for a lifetime of wry insights on Western landscapes and iconic personalities. Berger wrote the history of the world renowned Aspen Music Festival; A Tent in the Meadow (1949-1999), and Music in the Mountains: The First Fifty Years (2001). He infused his account with insights collected from a lifelong obsession with classical music and the performance instincts of an accomplished classical pianist. A religious Festival-goer, Bruce was a familiar face at nearly every performance. His poetry collection; Facing the Music (2014), displayed his vast musical knowledge and nuanced appreciation of the musical arts. Berger was an editor and contributor to Aspen Leaves, and Aspen Anthology, early local literary magazines and was an active member of Aspen's literary community beginning in the 1970s, thereby achieving the "unofficial dean" status in his later years. He was the honoree at Aspen Word's 2021 Book Ball and a Summer Words "Bruce Berger Chair of Creative Nonfiction" has been established in his memory. Berger’s life and the Berger Cabin sat at confluence of Aspen's cultural currents. He observed it all and told the tale, unsparingly and with a poetic slant. In his seminal book on 1970s Aspen, Kurt Brown recounted Berger’s “... incisive intelligence, which is sharp, but never cruel. He can apply it to any subject, at any time, gently skewering pretension and deflating the pompous with a wry chuckle.” 24 For more than a half century, Berger lived in a functional, small scale home of less than 1,000 square feet. The cabin remains surrounded by an acre of prime land in Aspen’s West End, an area of heady land values that Berger chose never to monetize. Living and working in the cabin as it was designed by Fritz Benedict, Berger melded with the philosophy of the cabin’s Usonian design, a style that fit well into his artistic life. The Cabin is populated with Berger’s in-tact collections of furniture, books, artifacts, oddities, art, and music, creating a time capsule of mid-century Aspen, a Golden Age, a period of nonconformism, creativity and classless community, the time when the “Aspen Idea” was born. 9. Major Bibliographical References Bibliography (Cite the books, articles, and other sources used in preparing this form.) Aspen Modern (www.aspenmod.com), Architects (Fritz Benedict and Herbert Bayer); Styles (Bauhaus/International and Wrightian/Organic); Places (multiple). Ballinger, Lissa, Lecture, Resnick Center for Herbert Bayer Studies (2023). Benedict, Fritz, Architectural Plans for Addition at 835 West Main Street (1960) Berger, Bruce, A Desert Harvest, Farrar, Straus & Giroux (2018). Berger, Bruce, Aspen Music Festival The First Fifty Years (2014). Berger, Bruce, Facing the Music (2014). Berger, Bruce, The Complete Half-Aspenite (2005). Berger, Bruce, The Telling Distance (1990). Berger, Bruce, There Was a River (1994). 24 Brown, Kurt. Lost Sheep: Aspen’s Counterculture in the 1970’s , A Memoir. (2012). 29 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 18 Brown, Kurt, Lost Sheep, Aspen’s Counterculture in the 1970s, A Memoir (2012). Clifford, Peggy, To Aspen and Back: An American Journey (1980, 2022). Conover, Ted, Whiteout: Lost in Aspen (1991). Fletcher, Margaret, Architecture Styles: A Visual Guide (2020). Hayes, Mary Eshbaugh, The Story of Aspen (1996). History Colorado, Architect Series, Frederic A. “Fritz” Benedict (date unknown). Hyman, Sydney, The Aspen Idea (1975). Interview with Fred (“Tim”) Willoughby, by Laurel Catto (2023). Interviews with Bruce Berger, by Laurel Catto (2019). Resnick Center for Herbert Bayer Studies, Herbert Bayer: An Introduction (2022). Sabella, John, Aspen: The 100 Year High (1980). Sargent, John, Frank Lloyd Wright’s Usonian Houses: Designs for Moderate Cost One-Family Homes (1984). The Waterfall House, video, https://vimeo.com/574576629 (1992). “Frank Lloyd Wright (1867-1959),” U.S. Modernist, https://usmodernist.org. “Herbert Bayer: An Introduction,” Exhibit at The Resnick Center for Herbert Bayer Studies, Aspen Institute (2022). “Mining Engineer Lloyd Russell Dies,” Aspen Times, August 21, 1969. “Organic Architecture and the Sustaining Ecosystem,” Frank Lloyd Wright Foundation, https://franklloydwright.org. “Usonian Style,” Guide to Colorado’s Historic Architecture and Engineering, Office of Archaeology and Historic Preservation, http://www.coloradohistory-oahp.org. Previous documentation on file (NPS): Primary location of additional data: preliminary determination of individual listing (36 CFR 67 has been X State Historic Preservation Office requested) Other State agency previously listed in the National Register Federal agency previously determined eligible by the National Register X Local government designated a National Historic Landmark University recorded by Historic American Buildings Survey #____________ Other recorded by Historic American Engineering Record # __________ Name of repository: recorded by Historic American Landscape Survey # ___________ Historic Resources Survey Number (if assigned): 5PT.592 30 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 19 10. Geographical Data Acreage of Property Approximately one acre (Do not include previously listed resource acreage.) Latitude/Longitude Datum if other than WGS84: (Insert additional points as needed.) 1 3 Latitude Longitude Latitude Longitude 2 4 Latitude Longitude Latitude Longitude or UTM References Datum: NAD 1927 or NAD 1983 X (Insert additional UTM references as needed.) 1 13N 341660 4339885 5 13N 341790 43339792 Zone Easting Northing Zone Easting Northing 2 13N 341732 4339862 6 13N 341744 4339805 Zone Easting Northing Zone Easting Northing 3 13N 341732 4339857 7 13N 341715 4339808 Zone Easting Northing Zone Easting Northing 4 13N 341796 4339814 8 13N 341698 4339834 Zone Easting Northing Zone Easting Northing Verbal Boundary Description (Describe the boundaries of the property.) PARCEL 1: A parcel of land in Section 12, Township 10 South, Range 85 West of the Sixth Principal Meridian described by metes and bounds as follows: Beginning at Corner No. 7 of Aspen Townsite, thence North 7°38' East 24.45 feet, thence North 74°30' West 245.85 feet, thence South 37°50' East 314.72 feet, thence South 83°31' East 146.57 feet, thence North 71°38' East 105.0 feet, thence North 55°16' West 249.00 feet To The Point Of Beginning PARCEL 2: A parcel of land situated in Section 12, Township 10 South, Range 85 West of the Sixth Principal Meridian, Pitkin County, Colorado, lying partly within and partly abutting the City of Aspen, Colorado, and being more fully described as follows: Beginning at a point on Line 7-8 of Aspen Townsite whence Corner No. 7 of said Townsite bears N 55°16'00" W 217.08 feet, being also a point on the northerly line of Block 13 of said City of Aspen; thence following said northerly line S 75°09'11" E 48.34 feet; thence S 15°30'00" W 77.75 feet; thence N 74°30'00" W 155.47 feet to a point on the southerly line of that parcel of land described in Book 815 at Page 982, Pitkin County records; thence following said southerly line S 83°31'00" E 50.86 feet; thence following said southerly line N 71°30'00" E 105.00 feet to a point on Line 7-8 of said Aspen Townsite; thence N 55°16'00" W 31.92 feet to the Point of Beginning. LESS AND EXCEPT any portion thereof lying within Block 13, City of Aspen, also known as Aspen Townsite. County of Pitkin, State of Colorado. 31 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 20 Boundary Justification (Explain why the boundaries were selected.) The boundary represents the deeded area of approximately one acre, encompassing the Benedict Cabin and its present curtilage. 11. Form Prepared By name/title Laurel Catto, manager of property owner; Suzannah Reid, architect organization 835 West Main, LLC, property owner date February 3, 2023 street & number 835 West Main Street telephone 859.221.7903 city or town Aspen state CO zip code 81611 e-mail laurelcatto@me.com Additional Documentation Submit the following items with the completed form: • Maps: A USGS map (7.5 or 15 minute series) or Google Earth map indicating the property's location. A Sketch map for historic districts and properties having large acreage or numerous resources. Key all photographs to this map. • Additional items: (Check with the SHPO or FPO for any additional items.) Photographs: Submit clear and descriptive photographs. The size of each image must be 1600x1200 pixels at 300 ppi (pixels per inch) or larger. Key all photographs to the sketch map. Name of Property: Fritz Benedict Cabin City or Vicinity: Aspen County: Pitkin State: Colorado Photographer: Suzannah Reid or Laurel Catto Date Photographed: February, 2023 Description of Photograph(s) and number: Photo 1 • Panorama of the View over Castle Creek, looking southwest. February 2023 Photo 2 • View from south side of house to Highland Peak, looking southwest. February 2023 Photo 3 • View to the west over Marolt Open Space and down the valley. Looking west, February 2023 Photo 4 • North (main) Facade, looking southwest. February 2023 Photo 5 • North Façade, looking east. February 2023 Photo 6 • North Façade, looking west. February 2023 Photo 7 • South elevation, looking northwest. February 2023 Photo 8 • Northwest corner, looking southeast. February 2023 Photo 9 • Detail of north entry, looking southwest. February 2023 Photo 10 • Detail of north entry, looking south. February 2023 Photo 11 • Carport looking west, February 2023 Photo 12 • Carport looking east, February 2023 Photo 13 • East elevation, looking northwest. November 2023 32 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 21 Photo 14 • South elevation of east side of carport. Looking northeast, November 2023 Photo 15 • South elevation on the west side of the carport. Looking northeast, November 2023 Photo 16 • South elevation on the west side of the carport, looking northwest. November 2023 Photo 17 • South elevation looking northwest, detail of west side of carport. November 2023 Photo 18 • Detail of south entry door and mitered glass corner. Looking northwest, November 2023 Photo 19 • Detail at western glass corner and exposed fireplace mass. Looking northwest, November 2023 Photo 20 • Detail of south elevation at the west end. Looking west, November 2023 Photo 21 • View along the south wall from the carport, looking west. November 2023 Photo 22 • View along the south window wall, looking northeast. November 2023 Photo 23 • West elevation, looking southeast. November 2023 Photo 24 • Panoramic view of the living, dining and kitchen areas. Looking north at left side of photo, to east at right side of photo. November 2023 Photo 25 • View of the fireplace, with sunken hearth, and sculptural interior elements. Light shelf is visible on both sides of the fireplace mass. View to north entry door on right side of photo. Looking west, November 2023 Photo 26 • Detail of sculptural fireplace elements and “desert masonry” treatment. November 2023 Photo 27 • View from kitchen area to fireplace, looking west. November 2023 Photo 28 • Detail of light shelf with lapped board ceiling/soffit finish. Looking west, November 2023 Photo 29 • View of kitchen area, looking east. November 2023 Photo 30 • Panorama of west bedroom. View begins on west and continues to south window wall. The north entry door and the back of the fireplace mass can be seen near center of the photo. November 2023 Photo 31 • East bedroom, looking northwest. November 2023 Paperwork Reduction Act Statement: This information is being collected for applications to the National Register of Historic Places to nominate properties for listing or determine eligibility for listing, to list properties, and to amend existing listings. Response to this request is required to obtain a benefit in accordance with the National Historic Preservation Act, as amended (16 U.S.C.460 et seq.). Estimated Burden Statement: Public reporting burden for this form is estimated to average 18 hours per response including time for reviewing instructions, gathering and maintaining data, and completing and reviewing the form. Direct comments regarding this burden estimate or any aspect of this form to the Office of Planning and Performance Management. U.S. Dept. of the Interior, 1849 C. Street, NW, Washington, DC. 33 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 22 Figure 1: Bruce Berger at his typewriter in the Fritz Benedict Cabin (1987) 34 United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900 OMB No. 1024-0018 Fritz Benedict Cabin Pitkin County, Colorado Name of Property County and State 23 Figure 2: Bruce Berger photographed in the Fritz Benedict Cabin ca. 1970s 35 Appendix A • Historic Fritz Benedict Cabin Page 1 of 17 Appendix A • Photo Pages Photo 1 • Panorama of the View over Castle Creek, looking southwest. February 2023 View from back yard. Southwest corner of the house and cantilevered deck can be seen at right. Photo 2 • View from south side of house to Highland Peak, looking southwest. February 2023 36 Appendix A • Historic Fritz Benedict Cabin Page 2 of 17 Photo 3 • View to the west over Marolt Open Space and down the valley. Looking west, February 2023 Photo 4 • North (main) Facade, looking southwest. February 2023 View from driveway entrance. Carport at left of photo, flat roof section to the right. 37 Appendix A • Historic Fritz Benedict Cabin Page 3 of 17 Photo 5 • North Façade, looking east. February 2023 View from entrance to carport of the detached studio. Detail of log wall and soffit finish materials Photo 6 • North Façade, looking west. February 2023 View from entry to carport toward north entry 38 Appendix A • Historic Fritz Benedict Cabin Page 4 of 17 Photo 7 • South elevation, looking northwest. February 2023 Photo 8 • Northwest corner, looking southeast. February 2023 This photo also shows the concrete foundation wall and the density of the landscaping 39 Appendix A • Historic Fritz Benedict Cabin Page 5 of 17 Photo 9 • Detail of north entry, looking southwest. February 2023 Photo 10 • Detail of north entry, looking south. February 2023 40 Appendix A • Historic Fritz Benedict Cabin Page 6 of 17 Photo 11 • Carport looking west, February 2023 Photo 12 • Carport looking east, February 2023 41 Appendix A • Historic Fritz Benedict Cabin Page 7 of 17 Photo 13 • East elevation, looking northwest. November 2023 Photo 14 • South elevation of east side of carport. Looking northeast, November 2023 42 Appendix A • Historic Fritz Benedict Cabin Page 8 of 17 Photo 15 • South elevation on the west side of the carport. Looking northeast, November 2023 Photo 16 • South elevation on the west side of the carport, looking northwest. November 2023 43 Appendix A • Historic Fritz Benedict Cabin Page 9 of 17 Photo 17 • South elevation looking northwest, detail of west side of carport. November 2023 Photo 18 • Detail of south entry door and mitered glass corner. Looking northwest, November 2023 44 Appendix A • Historic Fritz Benedict Cabin Page 10 of 17 Photo 19 • Detail at western glass corner and exposed fireplace mass. Looking northwest, November 2023 Photo 20 • Detail of south elevation at the west end. Looking west, November 2023 45 Appendix A • Historic Fritz Benedict Cabin Page 11 of 17 Photo 21 • View along the south wall from the carport, looking west. November 2023 Photo 22 • View along the south window wall, looking northeast. November 2023 46 Appendix A • Historic Fritz Benedict Cabin Page 12 of 17 Photo 23 • West elevation, looking southeast. November 2023 Photo 24 • Panoramic view of the living, dining and kitchen areas. Looking north at left side of photo, to east at right side of photo. November 2023 47 Appendix A • Historic Fritz Benedict Cabin Page 13 of 17 Photo 25 • View of the fireplace, with sunken hearth, and sculptural interior elements. Light shelf is visible on both sides of the fireplace mass. View to north entry door on right side of photo. Looking west, November 2023 Photo 26 • Detail of sculptural fireplace elements and “desert masonry” treatment. November 2023 48 Appendix A • Historic Fritz Benedict Cabin Page 14 of 17 Photo 27 • View from kitchen area to fireplace, looking west. November 2023 Photo 28 • Detail of light shelf with lapped board ceiling/soffit finish. Looking west, November 2023 49 Appendix A • Historic Fritz Benedict Cabin Page 15 of 17 Photo 29 • View of kitchen area, looking east. November 2023 Photo 30 • Panorama of west bedroom. View begins on west and continues to south window wall. The north entry door and the back of the fireplace mass can be seen near center of the photo. November 2023 50 Appendix A • Historic Fritz Benedict Cabin Page 16 of 17 Photo 31 • East bedroom, looking northwest. November 2023 51 Appendix A • Historic Fritz Benedict Cabin Page 17 of 17 Photo Log Photo 1 • Panorama of the View over Castle Creek, looking southwest. February 2023 Photo 2 • View from south side of house to Highland Peak, looking southwest. February 2023 Photo 3 • View to the west over Marolt Open Space and down the valley. Looking west, February 2023 Photo 4 • North (main) Facade, looking southwest. February 2023 Photo 5 • North Façade, looking east. February 2023 Photo 6 • North Façade, looking west. February 2023 Photo 7 • South elevation, looking northwest. February 2023 Photo 8 • Northwest corner, looking southeast. February 2023 Photo 9 • Detail of north entry, looking southwest. February 2023 Photo 10 • Detail of north entry, looking south. February 2023 Photo 11 • Carport looking west, February 2023 Photo 12 • Carport looking east, February 2023 Photo 13 • East elevation, looking northwest. November 2023 Photo 14 • South elevation of east side of carport. Looking northeast, November 2023 Photo 15 • South elevation on the west side of the carport. Looking northeast, November 2023 Photo 16 • South elevation on the west side of the carport, looking northwest. November 2023 Photo 17 • South elevation looking northwest, detail of west side of carport. November 2023 Photo 18 • Detail of south entry door and mitered glass corner. Looking northwest, November 2023 Photo 19 • Detail at western glass corner and exposed fireplace mass. Looking northwest, November 2023 Photo 20 • Detail of south elevation at the west end. Looking west, November 2023 Photo 21 • View along the south wall from the carport, looking west. November 2023 Photo 22 • View along the south window wall, looking northeast. November 2023 Photo 23 • West elevation, looking southeast. November 2023 Photo 24 • Panoramic view of the living, dining and kitchen areas. Looking north at left side of photo, to east at right side of photo. November 2023 Photo 25 • View of the fireplace, with sunken hearth, and sculptural interior elements. Light shelf is visible on both sides of the fireplace mass. View to north entry door on right side of photo. Looking west, November 2023 Photo 26 • Detail of sculptural fireplace elements and “desert masonry” treatment. November 2023 Photo 27 • View from kitchen area to fireplace, looking west. November 2023 Photo 28 • Detail of light shelf with lapped board ceiling/soffit finish. Looking west, November 2023 Photo 29 • View of kitchen area, looking east. November 2023 Photo 30 • Panorama of west bedroom. View begins on west and continues to south window wall. The north entry door and the back of the fireplace mass can be seen near center of the photo. November 2023 Photo 31 • East bedroom, looking northwest. November 2023 52 COLORADO CERTIFIED LOCAL GOVERNMENT NATIONAL REGISTER NOMINATION REVIEW REPORT FORM Property Name: Address: Certified Local Government: Date of public meeting at which nomination was reviewed: Eligibility Criteria: (Check applicable boxes) Criterion A Criterion C Criterion B Criterion D Please check the boxes below appropriate to the nomination review: Commission/Board The commission/board recommends that the nomination meets the criteria checked above. The commission/board recommends that the nomination fails to meet any of the above criteria. The commission/board chooses not to make a recommendation on the nomination. Attach an additional sheet explaining the lack of a recommendation. Chief Elected Official The chief elected official recommends that the nomination meets the criteria checked above. The chief elected official recommends that the nomination fails to meet any of the above criteria. The chief elected official chooses not to make a recommendation on the nomination. Attach an additional sheet explaining the lack of a recommendation. Attach an additional sheet to make any further comments. Certify this report with both signatures below CLG Commission/Board Chair or Representative Print name: Signature: (Date) Chief Elected Official or Designee Print name: Signature: (Date) 53 NOTICE OF PUBLIC MEETINGS COLORADO HISTORIC PRESERVATION REVIEW BOARD and COLORADO STATE REGISTER REVIEW BOARD Friday, May 19, 2023 TENTATIVE AGENDA 10:00 COLORADO HISTORIC PRESERVATION REVIEW BOARD CALL TO ORDER Dawn DiPrince, Colorado State Historic Preservation Officer APPROVAL OF MINUTES for January 20, 2023, meeting 10:10 NATIONAL REGISTER NOMINATION REVIEW Explanation of program and procedures Public review and discussion NATIONAL REGISTER NOMINATIONS Hegner House 2323 E. Dakota St, Denver, Denver County (5DV.6021) Castle Rock Elementary School (Amendment) 3rd and Cantril Street, Castle Rock, Douglas County (5DA.342) Glassier Farm 543 Hooks Spur Lane, Basalt, Eagle County (5EA.3988) Fritz Benedict Cabin 835 W. Main Street, Aspen, Pitkin County (5PT. 592) “Sierras y Colores” San Luis Mural (Amendment) 318 Main Street, San Luis, Costilla County (5CT.47) FEDERAL COURTESY REVIEWS Baca Grant Ranch RHL Crestone Vicinity, Saguache County (5SH.4263; 5SH.4264; 5SH.4404-4409; 5SH.5271) 12:30** BREAK 1:00** ADJOURNMENT OF COLORADO STATE HISTORIC PRESERVATION REVIEW BOARD ************* 1:00** STATE REGISTER REVIEW BOARD CALL TO ORDER Dawn DiPrince, Executive Director, History Colorado/Colorado Historical Society Location: Due to the COVID-19 pandemic, these meetings will be held via Zoom. Please register in advance to attend this meeting at: https://us06web.zoom.us/webinar/register/WN_vLeZ6QLESx6Hg2YYfOo6CA After registering, you will receive a confirmation email containing instructions for joining the meeting. 54 APPROVAL OF MINUTES for January 20, 2023, meeting STATE REGISTER NOMINATIONS Town of Selak 479 County Road, Granby, Grand County (5GA.4843) Kropf Brothers Mercantile 206 Main Street, Ordway, Crowley County (5CW.134) South Fork Passenger Shelter 214 Pacifico Drive, South Fork, Mineral County (5ML.797) 2:00** ADJOURNMENT OF STATE REVIEW BOARD **Time shown is approximate and subject to change depending on the length of time required for board review of each nomination. Copies of the nominations to be reviewed may be examined at: State Historic Preservation Office, National Register and State Register Offices, History Colorado Center, 1200 Broadway, Denver, CO 80203; please call 303-866-3392 NOMINATION SUBMISSION DATES AND REVIEW BOARD MEETING DATES – MEETINGS TYPICALLY HELD VIRTUALLY SUBMISSION DEADLINES BOARD MEETINGS SUBMISSION DEADLINES BOARD MEETINGS June 2, 2023 September 15, 2023 May 31, 2024 September 20, 2024 September 15, 2023 January 19, 2023 October 4, 2024 January 17, 2025 February 2, 2024 May 17, 2024 February 7, 2025 May 16, 2025 Official nomination submissions must include all required materials including the nomination form, maps and photographs. Only complete and adequately documented nominations will be forwarded to the Review Board. Draft nominations may be submitted at any time. A Preservation Program of 55 Page 1 of 5 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com Memorandum TO: Aspen Historic Preservation Commission FROM: Amy Simon, Planning Director MEETING DATE: May 10, 2023 RE: 214 W. Bleeker Street– Minor Development, Relocation and Variation Review, PUBLIC HEARING CONTINUED FROM APRIL 12TH APPLICANT /OWNER: 214 W. Bleeker Holdings LLC, 1558 Kirby Drive, Houston, TX 77019 REPRESENTATIVE: Ro Rocket Design LOCATION: Street Address: 214 W. Bleeker Street Legal Description: The east 10 feet of Lot N, all of Lot O, and the west 20 feet of Lot P, Block 50, City and Townsite of Aspen, Colorado Parcel Identification Number: 2735-124-35-005 CURRENT ZONING & USE R-6, Medium Density residential; Single family home PROPOSED ZONING & USE: No change SUMMARY: 214 W. Bleeker is a landmarked property containing a Victorian era home with an early 1990s addition, and a historic shed. The applicant plans to lift the entire existing home, construct a new basement, undertake alterations to the exterior of the structure and to the site, and to relocate and restore the shed. STAFF RECOMMENDATION: At the previous hearing, staff and HPC identified a number of aspects of the project that required restudy to best preserve the two historic buildings on the site. The applicant has submitted a successful response to the requested restudy, and approval of the project with conditions is recommended. Site Locator Map – 214 W. Bleeker 214 56 Page 2 of 5 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com BACKGROUND: Below are an early 20th century photo of the home from the archives of the Aspen Historical Society, and a 2015 picture of the property. The historic resource is fairly intact, although the existing addition appears to have removed the rear section of the original home. The historic chimney is one of the few substantial Victorian era chimneys remaining on a resource like this one in Aspen. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC): The Applicant is requesting the following approvals. Please note that a floor area bonus and the relocation of the shed were added to the proposal after the original submittal in response to staff and HPC direction: • Minor Development (Section 26.415.070.C) for alterations to the exterior features of the structures and site. • Relocation (Section 26.415.090) to move the historic home onto a new basement and the historic shed onto a slab. • Setback Variations (Section 26.415.110.C) for the excavation of basement space in the setbacks so that the historic resource can be preserved in its original location. • Floor Area Bonus (Section 26.415.110.F) for a 125 s.f. floor area bonus to recognize and assist in an exceptional preservation outcome. The Historic Preservation Commission (HPC) is the final review authority. The scope of this application is subject to Notice of Call-Up at City Council. STAFF REVIEW: The exhibits attached to this memo identify the review criteria and design guidelines to be considered for this Minor Development, Relocation and Variations review. According to the Aspen Municipal Code, the procedures for review are as follows: 57 Page 3 of 5 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com 1) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 2) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. Prior to the hearing HPC began in April, staff referred this application to the Parks Department and the Zoning Division for guidance. Zoning provided comments on calculation methodologies, which will be an on-going topic as this project moves towards building permit. The architect did not initially propose any work affecting the historic shed on the site, and did not recognize that the shed counts towards maximum allowed floor area. Subsequently, the project has been revised for the better, in staff’s opinion, to relocate the shed from it’s vulnerable existing siting, which is part way in the public alley and too close to the existing primary home to comply with some building codes for fire safety. The shed is now proposed to move south and west, onto a new slab, with a weatherproof flashing detail at the base, and repairs as needed. In the floor area calculations provided in this HPC packet, it appears that the floor area impact of the shed is still underestimated. Given it’s size, it is not eligible for a 32 square foot storage exemption, however this exemption may be applicable to some existing exterior sheds on the west side of the addition to the Victorian, which don’t appear to have been addressed in calculations. The historic shed is approximately 100 square feet and a floor area bonus is requested to assist and partner with the owner with preservation, rather than reducing the living area that they hope to achieve in the main house. Staff supports the floor area bonus. The shed is in poor condition and sits on no foundation, partially sunk into grade and threatened by impacts from vehicles in the alley. Ideally, the shed will provide useful space for the owner and will be the focus of regular maintenance in the future. At the April hearing, staff informed HPC that the Parks Department was interested in preserving a large cottonwood tree at the front of the site, and that this might prevent some of the proposed basement excavation from proceeding. Since then Parks and the applicant’s forestry consultants have determined that the tree is hazardous, with a significant cavity running through the trunk and needs to be removed. As a result, concerns about the extent of excavation are moot. Staff previously identified a number of concerns with design guideline compliance. With regard to site plan, questions were raised about the width and materiality of the front walkway, and the 58 Page 4 of 5 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com height of a new fence at the southwest corner of the resource. Clarification on vent and flue locations was requested, and staff suggested that, in order to distinguish the 1990s addition from the historic house, different roof materials be used, and that Victorian inspired details be removed from the addition. The architect has made all of the requested revisions. Regarding a tall new window proposed on the south face of the addition, after staff objections about scale, a mullion was added to relate to the horizontal division found on the historic double hung windows, as shown at right. Staff finds this sufficiently speaks to the historic structure and meets the guideline concept to relate new and old through form, fenestration or materials; pick two. The windows are a distinguishing element while not detracting from the resource. A significant improvement has been made to the proposal through revision of the relocation plan to restore the original relationship of the first floor of the Victorian to grade. Historic photos show steps up onto the porch, but settling of the original foundation and regrading of the site and surroundings over time has resulted in the elimination of the steps. The revised elevation above shows two steps to the porch and an exposed foundation with a sandstone veneer created by salvaging the original stone. Sizing and coursing of the stone will be determined by studying site conditions and historic photographs. As mentioned above, the historic shed, which was not addressed in the original proposal, is now proposed to be fully repaired. The one condition staff recommends on this part of the project is that the shed should not be roofed with the standing seam metal proposed for the addition to the historic house, but rather a more historically accurate corrugated roof, or wood shingle if the pitch allows. The application includes requests for side and rear yard setback variations to maintain the historic house in its original location and to keep the shed close to the alley. Staff finds that these variations support preservation goals and are appropriate. Similarly, staff supports the award of a floor area bonus in order to fully cover the preservation of the shed and the extra area that results from raising the house and exposing more basement above grade. Staff recommends approval of 125 square feet to allow for minor calculation errors that may remain in the application before this board. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve this project with conditions listed in the attached resolution. ATTACHMENTS: Resolution #____, Series of 2023 Exhibit A – Historic Preservation Design Guidelines Staff Findings Exhibit B – Relocation Exhibit C – Setback Variations 59 Page 5 of 5 427 Rio Grande Place, Aspen, CO 81611 | cityofaspen.com Exhibit D – Floor Area Bonus Exhibit E – Application 60 HPC Resolution #X, Series of 2023 Page 1 of 3 RESOLUTION #X, SERIES OF 2023 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT, RELOCATION AND VARIATION REVIEW FOR THE PROPERTY LOCATED AT 214 W. BLEEKER STREET, THE EAST 10 FEET OF LOT N, ALL OF LOT O, AND THE WEST 20 FEET OF LOT P, BLOCK 50, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-35-005 WHEREAS, the applicant, 214 W. Bleeker Holdings LLC, represented by Ro Rockett Design, has requested HPC approval for Minor Development, Relocation and Variations for the property located at 214 W. Bleeker Street, the east 10 feet of Lot N, all of Lot O, and the west 20 feet of Lot P, Block 50, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Minor 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.C of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F, Floor Area Bonus; and WHEREAS, as a historic landmark, the site is exempt from Residential Design Standards review; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommended continuation for restudy; and WHEREAS, HPC reviewed the project on April 12, 2023 and May 10, 2023. HPC considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval as proposed by a vote of __ to __. 61 HPC Resolution #X, Series of 2023 Page 2 of 3 NOW, THEREFORE, BE IT RESOLVED: Section 1: Approval That HPC hereby approves Minor Development, Relocation and Variations for 214 W. Bleeker with the following conditions: 1. As part of the approval to relocate the house and shed on the site, the applicant will be required to provide a financial security of 45,000 until the structures are set on new foundations. The financial security is to be provided with the building permit application, along with a detailed description of the relocation approach. 2. All historic exterior materials are to be preserved in place, unless otherwise approved by staff and monitor. 3. The chimney and stone foundation will require careful documentation in order to be authentically reconstructed after the house move. Details must be provided in the building permit. 4. The following setback variations are approved for the primary structure, a 0.3’ reduction of the west sideyard setback, above and below grade; a 1.8’ reduction of the rear setback, above and below grade for the primary structure; and a 5’ reduction of the rear setback for the historic shed. 5. A floor area bonus of 125 square feet is granted. 6. No stormwater features shall be visible in the landscape in front of the primary structure. 7. The shed must be roofed with corrugated metal, or wood shingle if the pitch allows. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the 62 HPC Resolution #X, Series of 2023 Page 3 of 3 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: 214 W. Bleeker 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. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of May, 2023. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 63 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 1 of 8 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. 26.415.070.C Minor Development 3. The procedures for the review of minor development projects are as follows: b) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. c) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. Relevant Historic Preservation Design Guidelines for Conceptual Review of this application (PLEASE NOTE THAT GUIDELINES WHICH REQUIRE STUDY FOR COMPLIANCE ARE HIGHLIGHTED): 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. 1.5 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. 64 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 2 of 8 • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • 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. 65 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 3 of 8 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. 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. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. 66 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 4 of 8 • 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. 1.16 When possible, replicate a missing historic fence based on photographic evidence. 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. 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. 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. • 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. 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. 67 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 5 of 8 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 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. 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. 68 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 6 of 8 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. 5.5 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. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • 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. 69 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 7 of 8 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. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 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. 70 Exhibit A Minor Development Historic Preservation Design Guidelines Staff Findings Page 8 of 8 • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • 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 Findings: Guidelines applicable to this level of review address Site Planning and Landscape, Building Materials, Windows, Doors, Porches, Architectural Details, Roofs, Secondary Structures, Building Additions, Accessibility and Service Areas. Staff previously found that a number of guidelines, namely 1.6, 1.8, 1.20, 2.1, 7.4, 10.2, 10.3 and 10.6 were not met by the project, however a responsive restudy by the architect has eliminated all of these concerns. Topics that have been resolved include the width and material of the front walk, fencing, vents and flues, and better distinction between the historic resource and existing addition. Staff finds the design guidelines are met. A condition of approval regarding preservation of all historic exterior materials unless otherwise accepted by staff and monitor is included in the resolution. 71 Exhibit B Relocation Staff Findings Page 1 of 3 26.415.090.C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Relevant design guidelines are listed below. (PLEASE NOTE THAT GUIDELINES WHICH REQUIRE STUDY FOR COMPLIANCE ARE HIGHLIGHTED): 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. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too 72 Exhibit B Relocation Staff Findings Page 2 of 3 impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. 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. 73 Exhibit B Relocation Staff Findings Page 3 of 3 • 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. Staff Findings: The applicant proposes to lift the existing primary structure, including the entire non-historic addition, and to suspend it directly above the basement excavation before returning it to the current siting. Staff finds that maintaining the original location of the Victorian is the best preservation method for the property. Staff previously found that a number of guidelines, namely 9.4 and 9.5, were not by the proposal and that the shed had been overlooked as a preservation priority. The revised application has eliminated those concerns. The proposed relocation is sympathetic to the historic of the property, addresses deterioration conditions and facilitates necessary repairs to the historic structures. Staff finds the design guidelines are met. Conditions regarding the safe relocation of the structures and reconstruction of the foundation under the Victorian home are included in the resolution. 74 Exhibit C Setback Variation Criteria Staff Findings Page 1 of 2 26.415.110.C: Variations: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variations of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variation, the HPC must make a finding that such a variation: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Relevant design guidelines are listed below. (PLEASE NOTE THAT GUIDELINES WHICH REQUIRE STUDY FOR COMPLIANCE ARE HIGHLIGHTED): 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. 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. 8.5 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. 75 Exhibit C Setback Variation Criteria Staff Findings Page 2 of 2 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. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. Staff Findings: The historic home and shed on this site appear to be in their original locations. The historic home meets setback requirements, but the addition does not meet the minimum setback on the west side or alley. The project architect initially proposed to staff that the home be shifted eastward and forward. While this would have corrected the setback encroachments, it would have the negative effect of moving the home from its original siting for no clear reason. To preserve the historic location, a west sideyard setback variation to allow the non-historic addition and new basement to continue to sit 4.7’, rather than 5’ from the west lot line is needed. The minimum east side setback of 5’ is more than met, as is the minimum combined sideyard setback of 15’, and the front yard setback. However, another variation needed is for the rear setback. 10’ is required and 8.2’ is provided. The shed should maintain a close association with the alley, but currently it encroaches into the area where vehicles travel. It is to be relocated onto the site and a waiver of the rear yard setback of 5’ is requested. Staff supports the requested variations, finding that they help to preserve historic patterns and mitigate adverse conditions, such as the fact that both historic structures have sunk into the surrounding grade and need to be moved to avoid further deterioration. 1904 Sanborn Map 76 Page 1 of 2 Exhibit D Floor Area Bonus Criteria Staff Findings 26.415.110.F Floor Area Bonus: 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. The potential bonus is determined by net lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two hundred fifty (250) square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred seventy five (375) square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative. More than one bonus may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created parcels to the extent permitted. On any lot where a historic property is permitted a duplex density while a non-historic property is not, the increased allowable floor area that results from the density will be deducted from the maximum bonus that the property may receive. To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: a) The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and b) If applicable, historically significant site and landscape features from the period of significance of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows in original openings that have been enclosed, removing paint or other nonoriginal finishes, or removing elements which are covering original materials or features; and c) The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two detached structures on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice the above grade square footage of the historic resource, limiting the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly incompatible non-historic addition to a historic resource with an addition that meets current guidelines. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. 77 Page 2 of 2 3. The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. 4. Floor area bonuses are only available for single-family, duplex or 100% affordable housing development. A property shall receive no more than 500 square feet total. The award of a bonus is project specific. At such time that more than 40% of an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed redevelopment is found to meet the requirements of this Section. 5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC may exempt wall exposed by a light well that is larger than the minimum required for egress from the calculation of subgrade floor area only if the light well is internalized such that it is entirely recessed behind the vertical plane established by the portion of the building façade(s) closest to any street(s), the light well is screened from view from the street by building walls or fences, and any addition that is made to the affected resource simultaneous or after the construction of the light well is entirely one story. Staff Finding: The applicant requests a floor area bonus in order to preserve the shed and to cover the extra calculation that results from raising the elevation of the main floor relative to grade. A 6,000 s.f. lot may earn up to a 375 s.f. floor area bonus according to the benefits criteria. A 125 square foot bonus will cover the preservation efforts described above and accommodate other floor area calculation impacts that are yet to be calculated, including small lot area/maximum floor area reductions that will result from the limited areas of “steep slopes” that occur at certain high or low points in the site grading. The project is worthy of a floor area bonus because it involves meaningful restoration of two historic resources, preserves an outbuilding, and removes elements of the 1990s addition that do not meet current policies for distinguishing new from old. Staff finds that all four review criteria for granting a Floor Area Bonus are met. 78 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) 79 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Address of Property: Please type or print in all caps Property Owner Name: Representative Name (if different from Property Owner): Billing Name and Address - Send Bills to: Contact info for billing: e-mail: Phone: / understand that the City has adopted͕ via Ordinance Eo. 2Ϭ͕ ^eries of 2Ϭ2Ϭ͕ review fees for >and hse applications͕ and payment of these fees is a condition precedent to determininŐ application completeness. / understand that as the property owner͕ / am responsible for payinŐ all fees for this development application. &or flat fees and referral fees͗ / aŐree to pay the followinŐ fees for the services indicated. / understand that these flat fees are nonͲrefundable. $. flat fee for . $. flat fee for $. flat fee for . $. flat fee for &or deposit cases only͗ The City and / understand that because of the sinje͕ nature͕ or scope of the proposed proũect͕ it is not possible at this time to know the full edžtent or total costs involved in processinŐ the application. / understand that additional costs over and above the deposit may accrue. / understand and aŐree that it is impracticable for City staff to complete processinŐ͕ review͕ and presentation of sufficient information to enable leŐally reƋuired findinŐs to be made for proũect consideration unless invoices are paid in full. The City and / understand and aŐree that invoices sent by the City to the above listed billinŐ address and not returned to the City shall be considered by the City as beinŐ received by me. / aŐree to remit payment within ϯϬ days of presentation of an invoice by the City for such services. / have read͕ understood͕ and aŐree to the >and hse Zeview &ee Wolicy͕ includinŐ conseƋuences for nonͲpayment. / aŐree to pay the followinŐ initial deposit amounts for the specified hours of staff time. / understand that payment of a deposit does not render an application complete or compliant with approval criteria. /f actual recorded costs edžceed the initial deposit͕ / aŐree to pay additional monthly billinŐs to the City to reimburse the City for processinŐ my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Phillip Supino, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: 214 W BLEEKER STREET SEAN WHEELER 1558 Kirby Drive, Houston, Texas 77019 sean@teamwheeler.com 832 316 8468 n/a n/a n/a n/a n/a n/a n/a n/a 1300 4 n/a n/a SEAN WHEELER & 80 214 WEST BLEEKER HOLDINGS 12C Sean .wheeler @ Kirkland .8323168468 con 214 WEST BLEEKER ST.ASPEN 81617 ✗ ☆2-6-2023 214 West Bleeker Holdings LLC Sean T.Wheeler, A-Sid >1- 81 214 WEST BLEEKER HOLDINGS LLC C/O SEAN T. WHEELER 1558 KIRBY DRIVE HOUSTON, TEXAS 77019 (832) 316-8468 January 6, 2023 Community Development Department City of Aspen 130 S. Galena Street Aspen, CO 81611 To Whom It May Concern: This letter shall serve to provide notice that we authorize Ro Rockett Design to discuss and submit an HPC Application for our property at 214 West Bleeker Street. Ro Rockett Design contact information: Authorized Individuals: Jason Ro, Zac Rockett, Hilary Lemus, Bryant Suh 1031 Manchester Blvd, Unit 6 Inglewood, CA 90301 E: jro@rorockettdesign.com T: 213-784-0014 x1 C: 646-924-9782 www.rorockettdesign.com Thank you, _______________________________ Sean T. Wheeler 214 West Bleeker Holdings LLC 1558 Kirby Drive Houston, TX 77019 (832) 316-8468 An 82 RO | ROCKETT DESIGN 1306 Bridgeway, Floor 2 / Sausalito, CA 94965 / 415.289.0830 / www.rorockettdesign.com 214 W. Bleeker Street Aspen, CO 81611 Overview 214 W Bleeker is an interior remodel of an existing single family home. The house has both historic Victorian elements and a previous non-historic addition at the exterior. No exterior building renovation in scope, with the exception of addition or replacement of doors and windows at the non-historic portion of the house, painting exterior siding, and replacing cedar roof shingles with a similar material. The basement will be enlarged per the area calculations as shown on sheet Z-104, and the house will need to be lifted to accommodate the new foundation walls. Sketches of the house lifting plan are shown on Z-004; currently the house is outside the setback lines at the rear and will need to be repositioned to be complaint with all setbacks per the drawing on Z-004. 83 Sean T. Wheeler 1558 Kirby Drive Houston, TX 77019 +1 713 836 3427 sean.wheeler@kirkland.com KE 94012159.1 February 13, 2023 City of Aspen Historical Preservation Commission To Whom It May Concern: I understand that I will be required to post a $30,000 bond at the time of permit filing with respect to renovations at 214 West Bleeker Street, Aspen, CO. The funds will be available and provided when requested. Please call +1 832 316 8468 with any questions. Sincerely, Sean T. Wheeler S 84 Page 1 of 1 KL&A, Inc. 215 N. 12th Street, Unit E Carbondale, Colorado 81623 Telephone: (970) 927-5174 February 10, 2023 Bryant Suh Ro Rocket Design 115 Boomerang Road, Suite 5101A Aspen, CO 81611 Re: 214 Bleeker Relocation Dear Mr. Suh, It is our understanding that the existing historic house and addition at 214 Bleeker Street will need to be both lifted and relocated a couple of feet so that it is clear of the setbacks. We also understand that Bailey House Movers, which has experience lifting and moving historic house in the Aspen downtown area, has been engaged on this project. The project is currently in the design phase and KL&A is contracted to be the Engineer of Record for the remodel and relocation of 214 Bleeker. Based on preliminary conversations with Baily House Movers, our understanding of the house lifting plans is as follows. While the house is in place, the sitting beams will be installed through the house and bear on pier caps supported by micro-piles to the exterior of the house. This will make it possible to dig under the house. The General Contractor will need to attach LVL’s to all studs inside of the house approximately 36” from the top of the old floor to the bottom of the LVL’s. The siding will need to be removed up to just past the bottom of the LVL locations to get the beams into position. The current intent is to deconstruct or remove any existing brick fireplaces or chimneys during the demolition. Once the LVL’s and beams are in place, the house would be lifted and shifted to be within the current setbacks. The City of Aspen is familiar with this method and has approved it on past projects. This is an existing residence and currently the existing structure cannot be currently observed. The existing interior finishes will be removed prior to the lift and relocation, at which point KL&A will perform a site visit to observe the existing structure. Existing conditions may vary from the assumed conditions and the lift and relocation plan may need to be adjusted to accommodate unforeseen conditions. Because the structure can not be observed, KL&A cannot make a determination at this time as to the structural integrity of 214 Bleeker. However, KL&A did review photographs and scans provided by your office. Signs of distress or structural deficiency were not evident in the material provided. At this time, it is KL&A’s opinion that it would be structurally acceptable to lift and relocate the 214 Bleeker residence with the plan described above. If you have any questions or comments, please feel free to contact us. Sincerely, Rebecca Faverty, PE 85 PRE-APPLICATION CONFERENCE SUMMARY DATE: January 4, 2023 PLANNER: Amy Simon, Planning Director REPRESENTATIVE: Bryant Suh, bsuh@rorockettdesign.com PROJECT LOCATION: 214 W. Bleeker Street REQUEST: Historic Preservation – Minor Development Review, Relocation, Variations DESCRIPTION: 214 W. Bleeker Street is a 6,000 square foot landmarked lot in the R-6 zone district. The property contains a one and a half story Victorian era home with an existing attached addition and garage. A historic shed is located along the alley. The applicant proposes the following modifications to the property; temporarily lifting the entire structure or leaving it in place and underpinning to construct a larger basement (both are deemed to be “Relocation”), modification of fenestration on the non-historic addition, modification of decks, landscape, exterior lighting and roofing. Preliminary drawings provided to staff suggest that the existing development is over the allowed floor area. The project must be within the limit or could request a floor area bonus of up to 500 square feet, although the criteria for such a bonus are strict and require actions that improve the preservation of the historic resource, not just create additional living space. Setback variation requests may also be necessary as it appears that existing construction and the proposed basement may sit in the required rear yard setback. The Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project will be used to evaluate the proposal. This property is exempt from Residential Design Standard Review (RDS). The project is subject to Administrative Growth Management mitigation for affordable housing and the architect will want to bear in mind that an expansion, even below grade, is subject to mitigation at a rate of 0.107 full-time equivalent employees per thousand square feet of new area. Additional explanation on this topic can be provided by staff, but generally, mitigation exceeding 0.1 FTEs requires the provision of Affordable Housing Credits, which are in short supply. Mitigation below that threshold may be paid through a cash-in-lieu fee. Following HPC review, staff will inform City Council of the board’s decision, allowing them the opportunity to uphold or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all projects that involve Relocation. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.C Historic Preservation – Minor Development Review 26.415.090 Historic Preservation – Relocation 26.415.110 Historic Preservation - Benefits 26.575.020 Calculations and Measurements 26.710.040 Medium – Density Residential (R-6) Zone District 86 For your convenience – links to the Land Use Application, Design Guidelines and Land Use Code are below: Application Historic Preservation Design Guidelines Municipal Code Review by: Staff for completeness, Historic Preservation Commission (HPC) for approval. Public Hearing: Yes Referrals: Staff may seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. Planning Fees: $1,300 for 4 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,300. APPLICATION CHECKLIST: Below is a list of submittal requirements for this review. Please email the entire application as one pdf to plannerofthday@gmail.com. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (last page of this preapplication).  List of adjacent property owners within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey showing all existing conditions including topography and vegetation, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed development complies with the review standards and design guidelines relevant to the application.  A proposed site plan showing setbacks and property boundaries.  Existing and proposed elevations clearly showing the areas of change.  An accurate representation of all building materials and finishes to be used in the development. Please include relevant cut-sheets for all materials for review. 87  Supplemental materials to provide a visual description of the context surrounding the designated historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work.  A written report from a licensed engineer or architect regarding the soundness of the miner’s cottage to be relocated and an explanation of the relocation plan.  Evidence of the financial ability to undertake the safe relocation, preservation and repair of the miner’s cottage through the posting of bonds or other financial measures deemed appropriate. 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. 88 89 90 91 92 ALTA Commitment For Title Insurance AUTHORIZED AGENT: PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. 3 RD FLOOR ASPEN, COLORADO 81611 970-925-1766-PHONE 970-925-6527-FAX 877-217-3158-TOLL FREE E-MAIL ADDRESS: TITLE MATTERS: CLOSING MATTERS: Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net) Joy Higens - (joy@sopris.net) Issued By Home Office: 875 Concourse Parkway South, Suite 200 Maitland, FL 32751 Telephone (407) 629-5842 93 ALTA Commitment Form (6-17-06) COMMITMENT FOR TITLE INSURANCE ISSUED BY WESTCOR LAND TITLE INSURANCE COMPANY Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company. All liability and obligations under this Commitment shall cease and terminate within six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws on the date shown in Schedule A. Issued By: WESTCOR LAND TITLE INSURANCE COMPANY Countersigned: Authorized Signature CO 1045 * * Pitkin County Title, Inc. 601 E. Hopkins #3 Aspen, CO 81611 94 CONDITIONS AND STIPULATIONS 1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument. 2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. 95 COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: August 26, 2022 at 8:00 AM Case No. PCT25738W7 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-(8/1/2016) Amount$ 11,500,000.00 Premium$ 8,880.00 Proposed Insured: Rate: Reissue 214 WEST BLEEKER HOLDINGS, LLC, a Colorado limited liability company (b) ALTA Loan Policy-(8/1/2016) Amount$ 9,900,000.00 Premium$ 150.00 Proposed Insured: Rate: Companion ALPINE BANK, IT'S SUCCESSORS AND/OR ASSIGNS (c) ALTA Loan Policy-(8/1/2016) Amount$ Premium$ Proposed Insured: Rate: 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: LESLEY STEVENS as to an undivided 4.25% interest (AS TO PARCEL A) and CAPRESE, LLC, a Colorado limited liability company as to an undivided 95.75% interest (AS TO PARCEL A) and ALIENATED MAJESTY LLC, a Colorado limited liability company (AS TO PARCEL B) 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: See Attached Exhibit "A" PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid 970-925-1766 Phone/970-925-6527 Fax unless the Insuring 877-217-3158 Toll Free Provisions and Schedules A and B are attached. AUTHORIZED AGENT Countersigned: 96 EXHIBIT "A" LEGAL DESCRIPTION PARCEL A The East 10 feet of Lot N, all of Lot O and the West 20 feet of Lot P, Block 50, City and Townsite of Aspen. PARCEL B LOT 2, TURLEY SUBDIVISION, according to the recorded Plat thereof, recorded in the real estate records of Pitkin County, Colorado on May 17, 1984 in Plat Book 16 at Page 5 as Reception No. 259596. 97 SCHEDULE B - SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: 1. A current survey, certified to Pitkin County Title, Inc. and Westcor Land Title Insurance Company by a Registered Colorado Land Surveyor must be delivered to, approved and retained by the Company. (PARCEL A) 2. INTENTIONALLY DELETED 3. Affidavit from current owners of Lot M and the West 20 feet of Lot N, Block 50, City of Aspen, stating they are not related to the Kistlers. 4. Proof of satisfaction of ADU restriction. 5. Release by the Public Trustee of the, Deed of Trust from : CAPRESE, LLC, A COLORADO LIMITED LIABILITY COMPANY to the Public Trustee of the County of PITKIN for the use of : ALPINE BANK, A COLORADO BANKING CORPORATION original amount : $9,998,750.00 dated : DECEMBER 23, 2021 recorded : DECEMBER 29, 2021 reception no. : 684014 6. Copy of the Registration duly stamped by the Secretary of State of the State of COLORADO evidencing registration of CAPRESE, LLC and Statement of Authority and a copy of the Operating Agreement of CAPRESE, LLC evidencing the names and addresses of the Members and/or Managers authorized to act on behalf of said Limited Liability Company. A Statement of Authority was recorded for CAPRESE, LLC, A COLORADO LIMITED LIABILITY COMPANY on DECEMBER 29, 2021 as Reception No. 684012, evidencing that LESLEY S. HILL, MANAGER is the authorized person to bind the transaction contemplated herein. 7. INTENTIONALLY DELETED. 8. Duly executed and acknowledged Deed, From : LESLEY STEVENS as to an undivided 4.25% interest (AS TO PARCEL A) and CAPRESE, LLC, a Colorado limited liability company as to an undivided 95.75% interest (AS TO PARCEL A) To : 214 WEST BLEEKER HOLDINGS, LLC, a Colorado limited liability company 9. Evidence satisfactory to the Company that the Real Estate Transfer Tax as established by Ordinance No. 20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted. (Continued) 98 SCHEDULE B - SECTION 1 REQUIREMENTS - Continued 10. A current survey, certified to Pitkin County Title, Inc. and Westcor Land Title Insurance Company by a Registered Colorado Land Surveyor must be delivered to, approved and retained by the Company. (PARCEL B) 11. Deed of Trust from : 214 WEST BLEEKER HOLDINGS, LLC, a Colorado limited liability company to the Public Trustee of the County of PITKIN for the use of : THE LENDER TO BE INSURED HEREUNDER to secure : $9,900,000.00 (AS TO PARCEL A) 12. Deed of Trust from : ALIENATED MAJESTY LLC, a Colorado limited liability company to the Public Trustee of the County of PITKIN for the use of : THE LENDER TO BE INSURED HEREUNDER to secure : $9,900,000.00 (AS TO PARCEL B) 13. Certificate of nonforeign status executed by the transferor(s). (This instrument is not required to be recorded) 14. Copy of the Registration duly stamped by the Secretary of State of the State of COLORADO evidencing registration of 214 EAST BLEEKER HOLDINGS, LLC and Statement of Authority and a copy of the Operating Agreement of 214 EAST BLEEKER HOLDINGS, LLC evidencing the names and addresses of the Members and/or Managers authorized to act on behalf of said Limited Liability Company. A Statement of Authority was recorded for ALIENATED MAJESTY LLC, a Colorado limited liability company on October 14, 2020 as Reception No. 669457, evidencing that Sean T. Wheeler, Manager is the authorized person to bind the transaction contemplated herein. 15. Copy of the Registration duly stamped by the Secretary of State of the State of evidencing registration of and Statement of Authority and a copy of the Operating Agreement of evidencing the names and addresses of the Members and/or Managers authorized to act on behalf of said Limited Liability Company. 16. Completion of Form DR 1083 regarding the withholding of Colorado Tax on the sale by certain persons, corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to be recorded) 17. Evidence satisfactory to the Company that the Declaration of Sale, Notice to County Assessor as required by H.B. 1288 has been complied with. (This instrument is not required to be recorded, but must be delivered to and retained by the Assessors Office in the County in which the property is situated) 99 SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. (THE ABOVE EXCEPTIONS 1 thru 6 AFFECT Parcels A and B) 8. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded January 14, 1888 in Book 59 at Page 283 and recorded September 5, 1888 in Book 59 at Page 479 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216. 10. Declaration of Covenants recorded April 30, 1976 in Book 311 at Page 394 as Reception No. 183369 and re-recorded May 7, 1976 in Book 311 at Page 664 as Reception No. 183574. THIS EXCEPTION WILL BE DELETED FROM THE POLICY WHEN REQUIREMENT #3 IS SATISFIED. 11. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 11, Series of 1991 by Historic Preservation Committee recorded July 1, 1991 in Book 650 at Page 281 as Reception No. 334165. 12. Terms, conditions, provisions and obligations as set forth in Accessory Dwelling Unit Deed Restriction recorded April 16, 1999 as Reception No. 429962. THIS EXCEPTION WILL BE DELETED FROM THE POLICY WHEN REQUIREMENT #4 IS SATISFIED. 13. Encroachments and all matters as disclosed by Survey of Aspen Survey dated October 2021 and revised May 2022 as Job No. 2110191. 14. Terms, conditions and obligations as set forth in Residential Lease between Alienated Majesty, LLC, a Colorado limited liability company (Tenant) and Lesley Hill and Caprese LLC, a Colorado limited liability company (collectively, Landlord) for the term of June 17, 2022 thru August 15, 2022. 15. (THE ABOVE EXCEPTIONS 8 thru 14 AFFECT Parcel A) 16. Right of the proprietor of a vein or lode to extract or remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted as reserved in United States Patent recorded June 8, 1888 in Book 55 at Page 2. (Continued) 100 SCHEDULE B SECTION 2 EXCEPTIONS - (Continued) 17. Easements, rights of way and all matters as disclosed on Plat of subject property recorded May 16, 1984 in Plat Book 16 at Page 5 as Reception No. 259596. 18. Terms, conditions, obligations and all matters as set forth in Statement of Exception from the Full Subdivision Process recorded May 17, 1984 in Book 466 at Page 469 as Reception No. 259597. 19. Terms, conditions, provisions, obligations and all matters as set forth in Declaration of Covenants, Restrictions and Conditions, recorded May 17, 1984 in Book 466 at Page 472 as Reception No. 259598 and recorded March 10, 1994 in Book 473 at Page 451. 20. Declaration of Restrictions Lot 2, Turley Subdivision dated March 04, 1994 and recorded March 10, 1994 in Book 744 at Page 23 as Reception No. 367719. 21. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded June 5, 2000 as Reception No. 443895 as Resolution No. 23, Series of 2000. 22. Terms, conditions, provisions and obligations as set forth in Consent and Waiver recorded December 12, 2011 as Reception No. 584994. 23. Terms, conditions, provisions and obligations as set forth in Utility Easement Agreement recorded June 10, 2022 as Reception No. 688240. 24. Deed of Trust from : ALIENATED MAJESTY LLC, a Colorado limited liability company To the Public Trustee of the County of PITKIN For the use of : CITIBANK, N.A. Original Amount : $6,543,750.00 Dated : OCTOBER 13, 2020 Recorded : OCTOBER 15, 2020 Reception No. : 669479 25. (THE ABOVE EXCEPTIONS 16 thru 24 AFFECT Parcel B) 26. NOTE: The title commitment is subject to underwriting approval. The Company reserves the right to make changes. 101 ENDORSEMENT SCHEDULE FOR LENDERS POLICY FILE NO: PCT25738W7 BORROWER: 214 WEST BLEEKER HOLDINGS, LLC, a Colorado limited liability company The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above: Form: $ Form: $ Form: $ Form: $ Form: $ Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy. The fee for deleting exceptions 1 thru 3 is $55.00 A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse claims, or other matters known by Seller and Buyer. The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event information regarding defects, liens, encumbrances, adverse claims, or the like are discovered. The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property. Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this commitment. Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence satisfactory that the Taxes for the prior year(s) have been paid. NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and materialmens liens, executed by the seller and any additional parties deemed necessary by the Company. The company hereby reserves the right to make additional requirements as may be deemed necessary in the event additional facts regarding development, construction or other building or work are disclosed to the company that may fall within any lien period as defined in the Statues of the State of Colorado, and may result in additional premiums and/or fees for such coverage and any additional requirements deemed necessary by the Company. The Company hereby reserves the right to deny any of the above coverage's at its sole discretion. 102 ENDORSEMENT SCHEDULE FOR OWNERS POLICY ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25738W7 SELLER: LESLEY STEVENS as to an undivided 4.25% interest (AS TO PARCEL A) and CAPRESE, LLC, a Colorado limited liability company as to an undivided 95.75% interest (AS TO PARCEL A) BUYER: 214 WEST BLEEKER HOLDINGS, LLC, a Colorado limited liability company The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above: ENDORSEMENTS: For a fee of: $ For a fee of: $ For a fee of: $ For a fee of: $ For a fee of: $ Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy. The fee for deleting exceptions 1 thru 3 is $55.00 A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse claims, or other matters known by Seller and Buyer. The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event information regarding defects, liens, encumbrances, adverse claims, or the like are discovered. The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property. Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this commitment. Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence satisfactory that the Taxes for the prior year(s) have been paid. NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and materialmens liens, executed by the seller and any additional parties deemed necessary by the Company. The company hereby reserves the right to make additional requirements as may be deemed necessary in the event additional facts regarding development, construction or other building or work are disclosed to the company that may fall within any lien period as defined in the Statues of the State of Colorado, and may result in additional premiums and/or fees for such coverage and any additional requirements deemed necessary by the Company. The Company hereby reserves the right to deny any of the above coverage's at its sole discretion. 103 PITKIN COUNTY TITLE, INC. Disclosures Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a). The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122. No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S. 38-35-125(2). The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate, or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123. If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5. Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122. Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2; "Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or recording or filing; and "Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision and approval by the Company. Pursuant to C.R.S. 10-11-122. Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3. Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless the above conditions are fully satisfied NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the Insured or the Company. Upon request, the Company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be insured hereunder is in fact a construction loan, any coverage given under the final policy regarding mechanic or materialmen's liens shall be deemed void and of no effect. 104 Pitkin County Title, Inc. Privacy Policy We collect nonpublic information about you from the following sources: • Information we receive from you, such as your name, address, telephone number, or social security number; • Information about your transactions with us, our affiliates, or others. We receive this information from your lender, attorney, real estate broker, etc.; and Information from public records We do not disclose any nonpublic personal information about our customers or former customers to anyone, except as permitted by law. We restrict access to nonpublic personal information about you to those employees who need to know that information to provide the products or services requested by you or your lender. We maintain physical, electronic, and procedural safeguards that company with appropriate federal and state regulations. 105 Notice of Privacy Policy of Westcor Land Title Insurance Company Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes to safeguard that information. Who is Covered We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this means that the Privacy Policy is provided to the customer at the closing of the real estate transaction. Information Collected In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic personal information directly from the customer, from customer-related transactions, or from third parties such as our title insurance agents, lenders, appraisers, surveyors or other similar entities. Access to Information Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims administration and accounting. Information Sharing Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud. Information Security WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural safeguards in compliance with federal standards to protect that information. The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com. 106 RO | ROCKETT DESIGN Los Angeles: 1031 W. Manchester Blvd. Unit 6 | Inglewood, CA | 213 784 0014 San Francisco: 1306 Bridgeway, Flr. 2 | Sausalito, CA | 415 289 0830 Aspen: 115 Boomerang Road, Unit 5101A | Aspen, CO | 970 977 9002 Amy Simon Planning Director, HPC 427 Rio Grande Place Aspen, CO 81611 Re: 214 W Bleeker Street May 03, 2023 Dear Mrs. Simon, For 214 West Bleeker, we are requesting a floor area bonus request. In the previous iteration, before the house was proposed to be lifted, the square footage overage was 25 square feet. HPC has asked us to study raising the historic home closer to its original relationship to grade. In this scenario, because the house is lifted and portions of grade are now below the bottom of structure, the total area of the house is 3,343 – 103 SF over the limit of the allowed 3,240 SF. We would be asking for a square footage bonus of a minimum 125 SF. See sheet Z-104 for updated calculations. Regarding criteria for the floor area bonus, the proposed design at 214 W Bleeker shows lifting the house an approximate 1’-0” to achieve the original finish floor to grade relationship. With this shift up, we will express the Aspen sandstone base at the areas of the historic portion of the house, wood lattice base at the porch, and a metal base at the non-historic portions of the house as documented on sheets A-300 and A-301. At the non-historic portion of the home, we will be removing and replacing finishes that are characteristic of the historic home; at the non-historic portion, wood cedar shingles would be removed for a metal roof, fish scale siding to be replaced with horizontal siding to match existing, and trims at eaves would be simplified to further differentiate the non-historic from the historic. See sheets A-100, A-300, A-301. The historic shed at the rear will be restored per HPC’s guidelines. This will include the base of the shed with galvanized flashing at 6” above the base of the building, with proper drainage around the perimeter. Siding to be repaired as needed, spliced with new material to match, as necessary. See sheet A-606 for more information. Thank you for your consideration. Sincerely, Bryant Suh Ro | Rockett Design 107 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:18 AMG-000.1COVER SHEET - HPC214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205HPC REVIEW -NOT FOR CONSTRUCTIONMAY 10, 2023214 W. BLEEKER STREETNOTETHE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DRAWINGS, CALCULATIONS, GOVERNMENTAL AGENCY APPROVALS AND FEES TO COMPLETE THIS WORK. CONTRACTOR/SUBCONTRACTORS SHALL SUBMIT MECHANICAL, ELECTRICAL, COMMUNICATIONS AND PLUMBING DRAWINGS TO RO ROCKETT DESIGN FOR PREVIEW OF DEVICE TYPES, LOCATIONS AND QUANTITIES, HVAC ZONING/THERMOSTAT LOCATIONS, ETC. PRIOR TO SUBMITTING FOR PERMIT AND CONSTRUCTION. PROJECT ZONING/PARCEL MAP:PROJECT LOCATION214 W. BLEEKER STW BLEEKER STREETW HALLAM STREETW MAIN STREETN 2ND STN 1ST STN GARMISCH STDESCRIPTIONEXTERIOR RESTORATION OF AN EXISTING HISTORIC VICTORIAN STRUCTURE. PROJECT TO INCLUDE RELOCATION OF STRUCTURE & INTERIOR RENOVATION. ADDITIONAL SQUARE FOOTAGE ADDED SUBGRADE AT BASEMENT.PROJECT ADDRESS214 W BLEEKER STASPEN, CO 81611PARCEL INFORMATIONPARCEL: 273512435005BLOCK: CURRENT CODE2018 INTERNATIONAL RESIDENTIAL CODE W/ ANY APPLICABLE AMENDMENTS PUT FORTH BY THE CITY OF ASPEN MUNICIPAL CODE OF ORDINANCESPROJECT DATALOT SIZE:6,000 SFZONING DESIGNATION:R-6OCCUPANCY:SINGLE FAMILYCONSTRUCTION TYPE:INTERIOR RENOVATIONSIDEYARD SETBACK:WEST, 10' MIN EAST, 5'15' COMBINEDPARKING:COVERED: 2 CAR GARAGEFIRE HAZARD SAFETY ZONEHIGHNOTETHE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DRAWINGS, CALCULATIONS, GOVERNMENTAL AGENCY APPROVALS AND FEES TO COMPLETE THIS WORK. CONTRACTOR/SUBCONTRACTORS SHALL SUBMIT MECHANICAL, ELECTRICAL, COMMUNICATIONS AND PLUMBING DRAWINGS TO RO ROCKETT DESIGN FOR PREVIEW OF DEVICE TYPES, LOCATIONS AND QUANTITIES, HVAC ZONING/THERMOSTAT LOCATIONS, ETC. PRIOR TO SUBMITTING FOR PERMIT AND CONSTRUCTION. PROJECT LOCATION:PROJECT IMAGEPROJECT LOCATION214 W. BLEEKER STW BLEEKER STREETW HALLAM STREETW MAIN STREETN 2ND STN 1ST STN GARMISCH STNO DATE ISSUE0 05/10/2023 HPC REVIEW 108 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:18 AMG-001SHEET INDEX214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205ISSUEDREVISED/ REISSUEDOMITTEDLEGENDSHEET INDEX HPCHPC SUBMISSION - 04.12.20231-GENERALG-000.1 COVER SHEET - HPC ●G-001 SHEET INDEX ●G-004 ABBREVIATIONS & SYMBOLS ●Z-001 STREET CONTEXT ●Z-002 HISTORIC PHOTOS AND MAPS ●Z-003 HISTORIC PHOTOGRAPHS ●Z-004 HOUSE MOVING PLAN ●Z-005 EXISTING ELEVATIONS ●Z-006 WALL DEMOLITION CALCULATIONS ●Z-007 ROOF DEMOLITION CALCULATIONS ●Z-101 RESIDENTIAL DESIGN STANDARDS COMPLIANCE ●Z-102 HPC GUIDELINES ●Z-103 EXISTING FLOOR AREA CALCULATIONS ●Z-104 PROPOSED AREA CALCULATIONS ●Z-200 BUILDING MATERIALS ●Z-900 SURVEY ●5-ARCHITECTURALA-010 FLOOR PLAN / BASEMENT / DEMO ●A-011 DEMOLITION PLAN / LEVEL 1 ●A-012 DEMOLITION PLAN / LEVEL 2 ●A-013 DEMOLITION PLAN / ROOF ●A-100 SITE PLAN ●A-101 FLOOR PLAN / BASEMENT ●A-102 FLOOR PLAN / LEVEL 1 ●A-103 FLOOR PLAN / LEVEL 2 ●A-104 FLOOR PLAN / ROOF ●A-300 EXTERIOR ELEVATIONS ●A-301 EXTERIOR ELEVATIONS ●A-400 BUILDING SECTIONS ●9-LIGHTINGEL-1.0 EXTERIOR ARCH LIGHTING CUTSHEETS ●NO DATE ISSUE0 05/10/2023 HPC REVIEW 109 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:23 AMZ-001STREET CONTEXT214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205BLEEKER STREET (LOOKING NORTH)1SCALE: NTSPROJECT SITE214 W BLEEKERFIRST STREETSECOND STREETBLEEKER STREET SECOND STREETFIRST STREETBLEEKER STREET (LOOKING SOUTH)1SCALE: NTSBLEEKER STREET NO DATE ISSUE 110 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:27 AMZ-002HISTORIC PHOTOS AND MAPS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205SANBORN AND AERIAL MAP1SCALE: NTSPROJECT LOCATIONPROJECT LOCATIONSANBORN INSURANCE MAP, CIRCA 1893ENLARGED REGION SANBORN INSURANCE MAP, CIRCA 1893ENLARGED HISTORICAL AERIAL, CIRCA 1893HISTORICAL AERIAL, CIRCA 1893FIRST STSECOND STBLEEKER STNO DATE ISSUE0 05/10/2023 HPC REVIEW 111 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:27 AMZ-003HISTORIC PHOTOGRAPHS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205HISTORIC SOUTH FACADE WITH TREES NO LONGER ON SITE - circa 1910SOUTH FACADE WITH LARGE EXISTING TREE - circa 1972SOUTH FACADE - circa 1970NO DATE ISSUE0 05/10/2023 HPC REVIEW 112 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:30 AMZ-004HOUSE MOVING PLAN214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205HOUSE MOVING PLAN STRUCTURE / LEVEL 13SCALE: NTSHOUSE MOVING PLAN STRUCTURE / LEVEL 02SCALE: NTSNO DATE ISSUE0 05/10/2023 HPC REVIEWNOTE: HOUSE TO BE LIFTED AND PLACED IN SAME ORIENTATION AND ORIGIN113 (E)BASEMENT90' -5"(E) LEVEL 1 FF99' -0"(E) LEVEL 2109' -7"(E) ROOF125' -7"CDEFGHBA(E) BASEMENT FOOTPRINT(E) HISTORIC SHED. STABILIZED AS REQ'D AND PROTECTED DURING CONSTRUCTION20'-10 1/2"6'-4 5/8"15'-9 1/2"3'-10 1/2"HISTORIC29'-0 1/2"105(E)107(E)106(E)113(E)112(E)110106(E)111(E)208(E)209(E)212(EH)101ABC(E) WOOD SHINGLE ROOF(E) PAINTED WOOD SIDINGHISTORIC ASSETNON-HISTORICHISTORIC ASSETNON-HISTORICASSUMED HISTORIC WINDOW(E)218216(E)219(E)217(E)BASEMENT90' -5"(E) LEVEL 1 FF99' -0"(E) LEVEL 2109' -7"(E) ROOF125' -7"123456(E) HISTORIC SHED, DASHED FOR CLARITY. STABILIZED AS REQ'D AND PROTECTED DURING CONSTRUCTION(E) WOOD SHINGLE ROOF (E) GUTTER / DOWNSPOUT FOOTPRINT OF (E) BASEMENT6'-2 1/4" 6'-7 3/4" 11'-0 1/8" 10'-11 3/8" 3'-5"(E) EGRESS WELL AND WINDOWWOOD GUARDRAIL AND DECK(E)103(E)107(E)207(E)206(E)001(E)108AA(E) PAINTED WOOD SIDING(E) SECTIONAL GARAGE DOORS(E) GRADE98' -0"(E)BASEMENT90' -5"(E) LEVEL 1 FF99' -0"(E) LEVEL 2109' -7"1234563'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"FOOTPRINT OF (E) BASEMENT(E)102(EH)102100(E)100(E)202(E)200(E) HISTORIC FRONT PORCH TO REMAINABASSUMED HISTORIC WINDOW TO REMAIN(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLED(E) WOOD SHINGLE ROOF(E) GRADE98' -0"(E)BASEMENT90' -5"(E) LEVEL 1 FF99' -0"(E) LEVEL 2109' -7"(E) ROOF125' -7"CDEFGHBA(E) BASEMENT FOOTPRINTHISTORIC29' - 0 1/2"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"(E) HISTORIC SHED. STABILIZED AS REQ'D AND PROTECTED DURING CONSTRUCTION(E)103(E)104(E)101(E)205(E)204(E)203A(E)203B(E)201(E)167(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLED(E) NON-HISTORIC SHED TO REMAIN(E) WATER HEATER SHEDDACHISTORIC ASSETNON-HISTORICHISTORIC ASSETNON-HISTORIC(E) WOOD SHINGLE ROOF(E) PAINTED WOOD SIDINGABUILDING ELEMENTS TO BE DEMOLISHEDNON-HISTORIC ADDITION WINDOW TO BE REMOVEDNON-HISTORIC ADDITION DOOR TO BE REMOVEDNON-HISTORIC ADDITION SKYLIGHT TO BE REMOVEDNON-HISTORIC ADDITION SHED TO BE REMOVEDABCD(EH) ASSUMED EXISTING HISTORIC WINDOW©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/2/2023 3:29:58 PMZ-005EXISTING ELEVATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22053/16" = 1'-0"1CD-00-300-EAST (E)3/16" = 1'-0"2CD-00-300-NORTH (E)3/16" = 1'-0"3CD-00-300-SOUTH (E)3/16" = 1'-0"4CD-00-300-WEST (E)NO DATE ISSUE0 05/10/2023 HPC 114 CITY OF ASPENPARCEL NUMBER: 273512435005WALL DEMOLITION CALCULATIONSFAÇADEWALL AREA(SF)REDUCED FORFENESTRATION (SF)WALL AREA TO BEREMOVED (SF)SOUTH 682 137.522NORTH777231 16EAST1,224.5293.522WEST1,302159.5 6WALL SURFACE AREA TOTAL3,985.5AREA REDUCED FOR FENESTRATION 821.5AREA USED FOR DEMOLITION CALCULATION3,164WALL SURFACE AREA TO BE REMOVED 66DEMOLITION TOTALSROOF + WALL AREA FOR DEMO CALC (3,543 + 3,164)6,707ROOF + WALL AREA TO BE REMOVED (46 + 66)112TOTAL1.7%(E) DOOR TO BE REMOVED & REPLACED(E) WINDOW TO BE REMOVED & WALL FILLED IN17.5 SF17.5 SF9.5 SF4 SF9.5 SF5 SF49 SF13.5 SF13 SF13 SF13 SF12 SF2 SF12 SF49 SF12 SF13 SF12 SF12 SF27 SF18 SF57 SF 65.5 SF244 SF23.5 SF72 SF 102 SF73 SF169 SF400.5 SFWALL AREA TO REMAIN1,200.5 SFFENESTRATION WALL AREA293.5 SFWALL AREA TO BE REMOVED24 SFHISTORIC ASSETNON-HISTORIC(E) WINDOW TO BE REMOVED & REPLACED(E) WINDOW TO BE REMOVED & REPLACED(E) WINDOW TO BE REMOVED & WALL FILLED IN69 SF(INCLUDES FULL AREA OF WALL NOT VISIBLE ON ELEV)72 SF22 SF22 SF7.5 SF16 SF8 SF26.5 SF499.5 SF68.5 SF8 SF3.5 SF(+3.5 SF FOR IDENTICAL DORMER BEYOND NOT SHOWN)3.5 SF(+3.5 SF FOR IDENTICAL DORMER BEYOND NOT SHOWN)10 SF(+10 SF AT OPP SIDE OF DOORS)71 SF(INCLUDES FULL AREA OF WALL NOT VISIBLE ON ELEV)73 SFWALL AREA TO REMAIN761 SFFENESTRATION WALL AREA231 SFWALL AREA TO BE REMOVED16 SF27 SF(WALL SEGMENT BEYOND)13 SF13 SF32 SF 24 SF4 SF1.5 SF50 SF93 SF23.5 SF191 SF90.5 SF(E) DOOR TO BE REMOVED & WALL FILLED IN(E) WINDOW TO BE REMOVED & REPLACED234 SF(INCLUDES FULL AREA OF WALL NOT VISIBLE ON ELEV)21.5 SFWALL AREA TO REMAIN670 SFFENESTRATION WALL AREA137.5 SFWALL AREA TO BE REMOVED21.5 SF41 SF9 SF(E) WINDOWS TO BE REMOVED & WALL FILLED IN17.5 SF17.5 SF12 SF12 SF12.5 SF13.5 SF37.5 SF5.5 SF5.5 SF13 SF13 SF377 SF18 SF78.5 SF347.5 SF481 SFWALL AREA TO REMAIN1,302 SFFENESTRATION WALL AREA159.5 SFWALL AREA TO BE REMOVED6 SFEXISTING WALL TO REMAINWALL TO BE DEMOLISHED -NEW WINDOW / DOOR PROPOSEDREDUCED FOR FENESTRATIONEXISTING WINDOW / DOORNON-HISTORICHISTORIC ASSET(E) WINDOW TO BE REMOVED & WALL FILLED IN6 SF(E) WINDOW TO BE REMOVED & REPLACED(E) HISTORIC SHED NOT INCLUDED IN CALCSHISTORIC ASSETNON-HISTORICWALL SEGMENT SHOWN DASHED ON NORTH ELEV(E) STORAGE SHED TO REMAIN, NOT INCLUDED IN CALCS(E) WATER HEATER ENCLOSURE TO BE DEMOLISHED, NOT INCLUDED IN CALCS©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:50 AMZ-006WALL DEMOLITIONCALCULATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/8" = 1'-0"3EXTERIOR ELEVATION DEMOLITION AREA / EAST1/8" = 1'-0"4EXTERIOR ELEVATION DEMOLITION AREA / NORTH1/8" = 1'-0"5EXTERIOR ELEVATION DEMOLITION AREA / SOUTH1/8" = 1'-0"2EXTERIOR ELEVATION DEMOLITION AREA / WEST1/8" = 1'-0"1DEMOLITION PLAN / LEVEL 1NO DATE ISSUE0 05/10/2023 HPC REVIEWNOTE: NO DEMOLITION OF EXISTING HISTORIC WINDOWS OR DOORS115 CITY OF ASPENPARCEL NUMBER: 273512435005ROOF DEMOLITION CALCULATIONSROOF AREA(SF)ROOF AREA TO BEREMOVED (SF)HISTORICAL ROOF TOTAL1,320.50EXISTING ADDITION ROOF TOTAL2,222.546TOTAL ROOF AREA3,54346DEMOLITION TOTALSROOF + WALL AREA FOR DEMO CALC (3,543 + 3,164)6,707ROOF + WALL AREA TO BE REMOVED (46 + 66)112TOTAL1.7%SLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLSLHISTORIC SHED TO REMAIN - NOT ATTACHED TO HOUSE. SHOWN FOR REFERENCEFLAT ROOF PATIO TO REMAINSLSLHISTORIC ASSETNON-HISTORIC(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLED312 SF312 SF43 SF 43 SF 43 SF 43 SF43 SF43 SF43 SF43 SF315 SF315 SF95 SF95 SF134 SF134 SF11.5 SF11.5 SF186 SF346 SF109 SF305 SF281 SF19 SF3.5 SF3.5 SF72 SF13 SF54 SF4 SF4 SF4 SF3 SF15 SFHISTORIC SHED TO REMAIN - NOT ATTACHED TO HOUSE. NOT PART OF CALCULATED AREA.ROOF OF ATTACHED STORAGE AREA. NOT PART OF CALCULATED AREA.EXISTING ROOF TO REMAINROOF TO BE DEMOLISHED -NEW SKYLIGHT PROPOSEDREDUCED FOR FENESTRATION -EXISTING SKYLIGHT14.5 SF9 SF2 SF3 SF56.5 SFHISTORIC ASSETNON-HISTORIC15 SF4 SF©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:51 AMZ-007ROOF DEMOLITIONCALCULATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/8" = 1'-0"1ROOF PLAN / EXISTING1/8" = 1'-0"2ROOF PLAN / PROPOSEDNO DATE ISSUE0 05/10/2023 HPC REVIEW 116 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:27:00 AMZ-102HPC GUIDELINES214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205The existing property fence is non-historic and a new fence will be constructed in a manner compliant to the Residential Design Standards. Trees will be preserved if possible. Tree at front yard is diseased and hazardous and will need to be removed with a permit from the Parks Department.Existing porch is open and no proposed changes to design. No roof addition in scopeNo new dormer addition in scopeNo home relocationThe existing home will be lifted to accomodate expansion of basement and its structure. The home will be replaced in its original orientation and direction.No removal of exterior massNo addition at exteriorNo addition at exteriorNo addition at exteriorWhile no addition will be done at exterior, the roof finish will be replaced in kind. Roof slope and shape will be kept the sameN/ANo addition at exteriorNo addition at exteriorNo addition at exteriorN/AN/AN/ALow-mainenance materials are installed on existing homeN/AN/ANO DATE ISSUE0 05/10/2023 HPC REVIEW 117 (E) EXT BASEMENT WALLS TO BE REMOVEDEXPOSED WALL AREA @ WELL = 35.9 SFBASEMENT AREA774.5 SF1234567827' - 4 3/4"19' - 8 3/4"10' - 1"17' - 3"3' - 5"26'-4 3/4"5'-10 3/4"6'-5"HISTORIC SHEDSHED TO REMAIN, NOT PART OF AREA CALCSGARAGE FAR =460 - 250 X 0.5 = 105.1 SFGARAGE460 SFMAIN LEVEL AREA1485 SFUPPER LEVEL AREA1553 SF27'-4 3/4"19'-8 3/4"12274 197(E) BASEMENT(E) B.O. STRUCTURE17'-3"3'-5"566'-5"726'-4 3/4"817334 64 264(E) BASEMENT(E) B.O. STRUCTURE10'-0"4'-9"7'-6 1/2"EXPOSED WALL AREA @ WELL 35.9 SF5'-10 3/4"10'-1"3459 100.5(E) BASEMENT(E) B.O. STRUCTURE10'-0"10'-0"©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:27:02 AMZ-103EXISTING FLOOR AREACALCULATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/8" = 1'-0"1FLOOR PLAN / EXISTING / BASEMENT1/8" = 1'-0"2FLOOR PLAN / EXISTING / LEVEL 11/8" = 1'-0"3FLOOR PLAN / EXISTING / LEVEL 2AREA CALCS / EXISTING4SCALE: NTSNOTE: (E) CALCULATED AREAS ARE TAKEN FROM THE CITY OF ASPEN APPROVED PERMIT SET DATED 03/20/2000*1/8" = 1'-0"5SUBGRADE WALL CALCSNO DATE ISSUE0 05/10/2023 HPC REVIEWEXPOSED SUBGRADE (E)WALL CALCULATIONSWALLTOTAL WALL EXPOSEDAREA (SF)WALL AREA (SF)1274-2197-350.5-4100.5-5173-634-764-826435.9TOTAL1,166 SF35.9 SF______TOTAL SUBGRADE WALL AREA: 1,166 SFTOTAL EXPOSED WALL AREA: 35.9 SF% OF WALL AREA: 3.08%TOTAL SUBGRADE FAR AREA:3.08% X 774.5 (LOWER GROSS FLOOR AREA)= 23.8 SF118 2282 SFBF -NEW12345678910121312' - 3"45' - 1 1/2"26' - 5 1/4"20' - 3 1/2"20' - 0 1/2"3'-2 1/4"5'-6 1/2"141516 1718 19206 1/4"5'-8 3/4"5'-1 1/2"11'-5 7/8"7'-5 1/8"11'-3"1'-0 3/8"2'-4 1/4"117'-11 1/8"9'-10 3/4"21'-8 1/2"21'-1 1/4"1446 SFCONDITIONED460 SFGARAGESTAIR VOID30 SF113 SFHISTORIC SHED1546 SFCONDITIONEDSTAIR VOID150 SF(N) BASEMENT112'-4 1/2"212'-3"33'-2 1/4"411'-5 7/8"945'-1 1/2"(N) BASEMENT1011'-11 3/8"148 SF146 SF38 SF137 SF539 SF2'-4 1/4"28SF1126'-5 1/4"279 SF1220'-3 1/2"(N) BASEMENT13207 SF20'-0 1/2"204 SF145'-6 1/2"56.5 SF159'-10 3/4"(N) BASEMENT1711'-11 3/8"118 SF5'-8 3/4"68.5 SF3' - 0"3' - 0"10' - 5 3/8"3' - 0"10' - 5 3/8"B.O. STRUCTUREB.O. STRUCTURE (LOW)B.O. STRUCTUREB.O. STRUCTURE51'-0 3/8"12 SF67'-5 1/8"89 SF71'-0 3/8"12SF811'-3"134 SF166 1/4"6 SF186 1/4"6 SF197'-11 1/8"95 SF205'-1 1/2"61 SF10' - 2 3/8"31SF11'-11 3/8"B.O. STRUCTURE (HIGH)11'-11 3/8"10'-5 3/8"16.5 SF3 SF6.5 SF1 SF7.5 SF.5 SF10.5 SF.5 SF5.5 SF.5 SF8.5 SF6 SFGRADEGRADE1'-6"44 SFGRADEGRADE1'-6"31SF©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:27:04 AMZ-104PROPOSED AREACALCULATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/8" = 1'-0"1FLOOR PLAN / PROPOSED / BASEMENT1/8" = 1'-0"2FLOOR PLAN / PROPOSED / LEVEL 11/8" = 1'-0"3FLOOR PLAN / PROPOSED / LEVEL 21/8" = 1'-0"4SUBGRADE WALL CALCSAREA CALCS / PROPOSED4SCALE: NTSEXPOSED SUBGRADE WALL CALCULATIONSWALLTOTAL WALL EXPOSEDAREA (SF)WALL AREA (SF)114816.52383314644 41376.551216897.57120.58134.5-9539621028-11279-12207-13204-1456.5-15118-1660.51768.55.51860.519958.520616TOTAL2,385 SF172.5 SF______TOTAL SUBGRADE WALL AREA: 2,385 SFTOTAL EXPOSED WALL AREA: 172.5 SF% OF WALL AREA: 7.2%TOTAL SUBGRADE FAR AREA:7.2% X 2,282 (LOWER GROSS FLOOR AREA)= 165.1 SFNO DATE ISSUE0 05/10/2023 HPC REVIEW****HISTORIC SHED CALCULATED AS 113 SF WITH 32 SF EXEMPTION**CONTINGENT ON HPC APPROVAL OF FLOOR AREA BONUS119 ©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:27:05 AMZ-200BUILDING MATERIALS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205[A]EXISTING WOOD SIDING, PAINTED WHITE[B]WOOD CEDAR SHINGLE ROOFING[C]HISTORIC ASPEN SAND STONE BASE[E]EXISTING BRICK[E]EXISTING BRICK CHIMNEY[B]WOOD CEDAR SHINGLE ROOFING [A]EXISTING WOOD SIDING, WHITE[C]HISTORIC ASPEN SAND STONE BASEEXTERIOR MATERIALS1SCALE: NTSNO DATE ISSUE[D]WOOD LATTICE BASE[D]WOOD LATTICE BASE[F]STANDING SEAM METAL ROOFING[F]STANDING SEAM METAL ROOFING120 67' - 4 1/4"213PROPOSED WINDOWB L E E K E R S T R E E T©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:27:21 AMZ-301WINDOW 213 DIAGRAM214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205NO DATE ISSUE1/8" = 1'-0"1FLOOR PLAN / LEVEL 1WINDOW 213 VIEW FROM STREET2SCALE: NTS121 122 BATHGARAGE SLAB ABOVECRAWL SPACEEGRESS WELLLAUNDRYBATHEGRESS WELLREMOVE (E)CASEWORKREMOVE (E)WINDOWREMOVE (E)CONC WALL, TYPREMOVE (E)STAIR AND STRUCTUREREMOVE (E)CONC WALL, TYPROOM(E)FLOOR FINISHES AND SUBFLOOR TO BE REMOVEDSETBACK LINESETBACK LINELEGENDDEMO WALL(E) WALL TO KEEPSOUTHEASTREMOVE CRAWL SPACEHISTORIC1/4" = 1'-0"1FLOOR PLAN / BASEMENT / DEMO©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:24:58 AMA-010FLOOR PLAN / BASEMENT /DEMO214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205NO DATE ISSUE0 05/10/2023 HPC REVIEW 123 (E)FLOOR FINISHES AND SUB-FLOOR TO BE REMOVED(E)KITCHEN ISLAND TO BE REMOVED (E)KITCHEN TO BE REMOVED REMOVE (E)STAIRS AND STRUCTUREGARAGEKITCHENBEDROOMLIVING(E) FIREPLACE TO REMAINSETBACK LINESETBACK LINELEGENDDEMO WALL(E) WALL TO KEEPSOUTHEASTREMOVE (E)SHEDREMOVE (E) NON-HISTORIC DOORREMOVE (E) NON-HISTORIC WINDOWREMOVE (E) NON-HISTORIC WINDOWREMOVE (E) NON-HISTORIC WINDOW(E) HISTORIC SHEDREMOVE (E) STONE PAVERS, SLDREMOVE (E)STORAGEREMOVE (E) FLOORING AND SUB-STRUCTUREPRESERVE HISTORIC SHEDHISTORIC©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:01 AMA-011DEMOLITION PLAN / LEVEL 1214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / LEVEL 1 / DEMONO DATE ISSUE0 05/10/2023 HPC REVIEW 124 MASTER BEDBEDROOMBATHSHOWERWCOPEN TO BELOWDNBATHBEDROOMBEDROOMW.I.C.(E)FLOOR FINISHES AND SUB-FLOOR TO BE REMOVED(E) FLOOR FRAMING TO BE REINFORCED OR REPLACED AS REQ'D(E)STAIRS TO BE REMOVED(E)CHIMNEY WALL TO REMAINSETBACK LINESETBACK LINELEGENDDEMO WALL(E) WALL TO KEEPSOUTHEASTHISTORIC©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:02 AMA-012DEMOLITION PLAN / LEVEL 2214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1CD-00-010-LEVEL 2NO DATE ISSUE0 05/10/2023 HPC REVIEW 125 CCDDEEFFGGHHBB112233445566AA(E)DNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDN(E)SETBACK LINESETBACK LINEDNDNDNSOUTHEAST3'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"HISTORIC29'-0 1/2"REMOVE (E) SKYLIGHTHISTORIC(E) SHINGLES AND ROOFING TO BE REPLACED(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLEDSIDE SETBACK10'-0"SIDE SETBACK5'-0"FRONT SETBACK10'-0"REAR SETBACK10'-0"(E) SHINGLES AND ROOFING TO BE REPLACED(E) SHINGLES AND ROOFING TO BE REPLACEDENEXISTING TREE TYPENEW TREESITE PLAN LEGENDXTREE TO BE DEMO'D©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:04 AMA-013DEMOLITION PLAN / ROOF214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / ROOF / DEMONO DATE ISSUE0 05/10/2023 HPC REVIEW 126 ENEXISTING TREE TYPENEW TREESITE PLAN LEGENDB L E E K E R S T R E E TSL 12" / 12"SL 12" / 12"SL 18" / 12"SL 18" / 12"SL 8 1/2" / 12"SL 12" / 12"SL 12" / 12"SL 3" / 12"SL 12" / 12"SL 16" / 12"SL 8 1/2" / 12"SL 12" / 12"SL 12" / 12"SL 12" / 12"SL 16" / 12"SL 16" / 12"SL 16" / 12"SL 16" / 12"SL 16" / 12"SL 16" / 12"SL 16" / 12"EWEWEW(E) HISTORICAL SHED3 1/2" / 12"(N) (N) (N)(N)(N) ASPEN TREESNEW ASPEN TREE(N) SKYLIGHT, SEE SCHED6' TALL PTD (N) WD FENCE(N) SAND SET STONE PAVER WALKWAY(N) SKYLIGHT, SEE SCHEDSETBACK LINESETBACK LINESOUTHEASTHISTORIC(E) NEIGHBOR HOUSE, NIC(E) NEIGHBOR HOUSE, NIC(N) EXT STN PAVERS(E) LAWN TO REMAINFRONT SETBACK10'-0"REAR SETBACK10'-0"SIDE SETBACK10' - 0"SIDE SETBACK5' - 0"PROPOSED LOCATION OF HISTORIC SHED(E) LOCATION OF HISTORIC SHED©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:14 AMA-100SITE PLAN214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1SITE PLANNO DATE ISSUE0 05/10/2023 HPC REVIEW 127 UPA-301A-3001A-3002A-30112CCDDEEFFGGHHBB112233445566AAW/DEWEWEWOPEN ABOVESETBACK LINESETBACK LINEMECH 108BEDROOM06BEDROOM05BATH05.1REC ROOM00006004002E001E009007003E+86' - 8 1/4"SOUTHEAST3'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"HISTORIC29'-0 1/2"2A-4002A-4001A-4001A-400BATH06.100810'-11 5/8"BEDROOM03BATH03.16'-3 1/2"5'-10"LAUNDRY01POWDER09MECH 20200100200501000313' - 5"20' - 7"26' - 4 3/4"14' - 7 1/2"14' - 8"8' - 10 1/2"5' - 10 1/2"3' - 4"10' - 2 1/2"5' - 4"6' - 0"12' - 6"13' - 3 1/2"HISTORICSIDE SETBACK10' - 0"SIDE SETBACK5' - 0"LINE OF HOUSE ABOVE, DASHEDW/D24FRONT SETBACK10'-0"REAR SETBACK10'-0"CORRIDOR04©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:18 AMA-101FLOOR PLAN / BASEMENT214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / PROPOSED / BASEMENTNO DATE ISSUE0 05/10/2023 HPC REVIEW 128 UPDNDNA-301A-3001A-3002A-30112HISTORICSHEDOPEN76'-4"CCDDEEFFGGHHBB112233445566AAGARAGE100(E) F.P.BENCH12'-3 1/4"EWREF76'-4"SETBACK LINESETBACK LINEEWOFFICE108POWDER107PANTRY103LIVING106KITCHEN102MUD101DINING105108ENTRY(E)103(E)105(E)107(E)106(E)101102(E)113(EH)100(E)100(E)107(E)112(E)110(E)106(E)111(EH)101(E)109111114(E)112113[?]SL[CONC-2]SOUTHEAST3'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"HISTORIC29'-0 1/2"MAIN STAIR104[?]2A-4002A-4004'-6" 4'-3"+100' - 0"1A-4001A-400EW110COATSSIDE SETBACK5' - 0"8' - 0 3/4"13' - 0"6' - 7 3/4"(N)(N) ASPEN TREESHISTORIC(E) NEIGHBOR HOUSE, NIC(E) NEIGHBOR HOUSE, NICFRONT SETBACK10' - 0"SIDE SETBACK10' - 0"SIDE SETBACK5' - 0"(EH)(N) SAND SET STONE PAVER WALKWAY6' TALL PTD (N) WD FENCE6' TALL PTD (N) WD FENCEREF24FRONT SETBACK10'-0"REAR SETBACK10'-0"(E)104105PROPOSED LOCATION OF HISTORIC SHED.PROTECT AND STABILIZE WITH NEW CONC PAD AS REQ'D6'-8"(E) LOCATION OF HISTORIC SHED9'-6"37'-3"UP+100' - 0"PORCHHP: +98' - 3"LP: +98' - 3"3'-0"©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:27 AMA-102FLOOR PLAN / LEVEL 1214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / PROPOSED / LEVEL 1NO DATE ISSUE0 05/10/2023 HPC REVIEW 129 DNDNOPENA-301A-3001A-3002A-30112CCDDEEFFGGHHBB112233445566AASETBACK LINESETBACK LINE20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"HISTORIC29'-0 1/2"(E)207(E)206(E)208(E)209(E)205(E)204(E)203A(E)201(E)212(E)200210211212214213BEDROOMSUITE201MASTER BED200MASTERCLOSET200.1MASTERBATH200.3BATHROOM201.2WC201.3DNDNDNEXT DECK3'-6"+110' - 7"[STN-10]+109' - 6"[WD-10]+110' - 7"[STN-10]+109' - 6"[WD-10]SOUTHEAST3'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"2A-4002A-4001A-4001A-4003'-6"CLOSET201.14'-0"1'-6"+110' - 7"12' - 4" 3' - 2 1/8"20' - 11"14' - 3 1/4"13' - 9 1/4"6' - 0"SKYLIGHT ABVSKYLIGHT ABVHISTORICSKYLIGHT ABV(E) NEIGHBOR HOUSE, NIC(E) NEIGHBOR HOUSE, NICSIDE SETBACK10' - 0"SIDE SETBACK5' - 0"24FRONT SETBACK10'-0"REAR SETBACK10'-0"222223200WC200.2MASTERCORRIDOR200.4CORRIDOR202BEDROOMCORRIDOR201.4©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:28 AMA-103FLOOR PLAN / LEVEL 2214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / PROPOSED / LEVEL 2NO DATE ISSUE0 05/10/2023 HPC REVIEW 130 ROOF PLAN NOTES:1. SEE LANDSCAPE PLAN FOR (E) AND (N) TREE LOCATIONS.2. SEE CIVIL DRAWINGS FOR DRIVEWAY LAYOUT, PROFILE & SITE DRAINAGE INFORMATION.3. ALL GUTTERS TO BE NON-COMBUSTIBLE MATERIAL.4. ALL GUTTERS TO HAVE HEAT-TRACE SYSTEM AND APPROVED SCREEN TO MITIGATE DEBRIS ACCUMULATION.5. GC TO COORDINATE SNOW FENCE INSTALLATION WITH MFR AND ARCHITECT, COLOR TO MATCH ROOFING.6. ALL ROOFING TO BE CLASS 'A' W/ ROOF EDGES/GAPS FIRESTOPPED + 26 GA VALLEY FLASHING AS REQD, EAVES:1-HR FRC, IR1 MATERIAL, FASCIA:1-HR FRC, IR MATERIAL, OR 1" NOMINAL DIMENSION LUMBER.7. VENTS:<144 IN2, <1/4" NON-COMBUSTIBLE CORROSION RESISTANT MESH OR APPROVED DEVICE8. ALL VENTS AND FLUES TO BE LOCATED AWAY FROM STREET SIDEA-301A-3001A-3002A-30112CCDDEEFFGGHHBB112233445566AA(E)DNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDNDN(E)(N)SETBACK LINESETBACK LINE(N)(N)(N)(N)(N)DNDNDN301300306303304SOUTHEAST3'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"HISTORIC29'-0 1/2"2A-4002A-4001A-4001A-400HISTORIC302(N)(N)305(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLEDSIDE SETBACK10' - 0"SIDE SETBACK5' - 0"(N) SKYLIGHT, SEE SCHED(E) NEIGHBOR HOUSE, NIC(E) NEIGHBOR HOUSE, NIC(N) 6' TALL PTD WD FENCE(N) WD DOOR AT FENCE(N) WD DOOR AT FENCE(N) SKYLIGHT, SEE SCHED(N) SKYLIGHT, SEE SCHEDPLUMBING VENTSPLUMBING VENTSSNOW STOPS AT ALL LOCATIONS ABOVE WALKWAYS, STAIRS, DECKS AND UTILITIES TYP PER LOCAL ORDINANCE R903.624FRONT SETBACK10'-0"REAR SETBACK10'-0"PROPOSED LOCATION OF HISTORIC SHED(E) LOCATION OF HISTORIC SHEDROOF VENTS AND FLUES TO BE LOCATED BEYOND DASHED LINEROOF VENTS AND FLUES TO BE LOCATED BEYOND DASHED LINEDNSTANDING SEAMMETAL ROOF [MTL-3]E.W.E.W.©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:32 AMA-104FLOOR PLAN / ROOF214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1FLOOR PLAN / PROPOSED / ROOFNO DATE ISSUE0 05/10/2023 HPC REVIEW 131 (N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"123456SKYLIGHT, SEESCHED(E) HISTORIC SHED, DASHED FOR CLARITYPTD MTL 'K'-STYLE GUTTER AND DOWNSPOUT; REPLACE (E) GUTTER / DOWNSPOUT WHERE NEEDED; ADD (N) GUTTER TO MATCH (E) WHERE REQ'D6'-2 1/4" 6'-7 3/4" 11'-0 1/8" 10'-11 3/8" 3'-5"FOOTPRINT OF (N) BASEMENTWOOD GUARDRAIL AND DECK TO MATCH EXISTING, REPAIR AS NEEDED(N) CLASS A CEDAR SHINGLE ROOF(E)103(E)107(E)207(E)206108306[L10][L10]NEW WINDOW, SEE SCHED(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(N) PAINTED WHITE WOOD FENCE, SLD(N) PAINTED WHITE WOOD FENCE, SLD.NOT SHOWN FOR CLARITY30212"12"(E)104REMOVE (E) FISH SCALE SIDING AT ALL NON-HISTORIC AREAS AND REPLACE WITH HORIZONTAL SIDING, TYP(E) GRADE98' -3"(E) ROOF PITCH(E) EAVE POINT(E) ROOF HEIGHT+117' - 0"+120' - 9 1/4"1/3 HT+128' - 3 1/2"STANDING SEAMMETAL ROOF [MTL-3]STANDING SEAMMETAL ROOF [MTL-3]1/3 ROOF HEIGHT22'-6 1/4"(N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"1234563'-5" 10'-11 3/8" 11'-0 1/8" 6'-7 3/4" 6'-2 1/4"FOOTPRINT OF (N) BASEMENTSKYLIGHT, SEESCHED(EH)102(EH)100(E)100(E)200213NEW WINDOW, SEE SCHED(N) CLASS A CEDAR SHINGLE ROOF(N) CLASS A CEDAR SHINGLE ROOF(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL42" TALL (N) PAINTED WHITE WOOD FENCE, SLD.NOT SHOWN FOR CLARITY(N) PAINTED WHITE WOOD FENCE305303REFINISH (E) HISTORIC PORCH & FRONT DOORSKYLIGHT, SEE SCHED(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLED12"12"(N) WOOD LATTICE BASE(N) SANDSTONE BASE(E) LEVEL 199' -0"(E) GRADE98' -3"STANDING SEAMMETAL ROOF [MTL-3](E) ROOF PITCH1/3 ROOF HEIGHT+116' - 4"+124' - 6 1/2"(E) ROOF HEIGHT+112' - 2 3/4" 1/3 HT(N) WOOD STAIRS1'-0"(N) METAL BASE1/3 ROOF HEIGHT18'-0 7/8"©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:25:49 AMA-300EXTERIOR ELEVATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"2ELEVATION / PROPOSED / NORTH1/4" = 1'-0"1ELEVATION / PROPOSED / SOUTHNO DATE ISSUE0 05/10/2023 HPC REVIEWSTANDING SEAM METAL ROOFINGFISHSCALE SIDING REMOVAL METAL BASEASPEN SANDSTONE BASEWOOD LATTICE BASE132 (N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"CDEFGHBAPROPOSED EGRESS WELLPROPOSED BASEMENT FOOTPRINT(E) HISTORIC SHED105(E)107(E)106(E)113(E)112(E)110106(E)111(E)208(E)209(E)212(EH)101(E)109301001E20'-10 1/2"6'-4 5/8"15'-9 1/2"3'-10 1/2"14'-0 1/2"13'-1"1'-11"223200222[L10][L10][L10] [L10]NEW WINDOW, SEE SCHEDSETBACK LINE(N) CLASS A CEDAR SHINGLE ROOF(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(N) SANDSTONE BASE1' - 6"[L10]REFINISH (E) HISTORIC PORCH & FRONT DOOR12"12"HISTORIC ASSETNON-HISTORICHISTORIC ASSETNON-HISTORIC(N) WOOD LATTICE BASEREMOVE (E) FISH SCALE SIDING AT ALL NON-HISTORIC AREAS AND REPLACE WITH HORIZONTAL SIDING, TYP(E) LEVEL 199' -0"(E) GRADE98' -3"(E) ROOF PITCH(E) ROOF HEIGHT+121' - 5 1/4"(E) ROOF HEIGHT+118' - 9 1/2" 1/3 HT+126' - 9"STANDING SEAMMETAL ROOF [MTL-3]1/3 ROOF HEIGHT23'-5 1/4"2'-4 5/8"2'-6"(N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"CDEFGHBAHISTORIC29' - 0 1/2"20'-10 1/2" 6'-4 5/8" 15'-9 1/2" 3'-10 1/2"(E) HISTORIC SHEDPROPOSED BASEMENT FOOTPRINTPROPOSED BASEMENT FOOTPRINTPROPOSED EGRESS WELL(N) CLASS A CEDAR SHINGLE ROOF(E)101(E)205(E)204(E)203A(E)201(E)301003E002ESETBACK LINESETBACK LINE[L10](E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(E) WOOD SIDING TO BE REPLACED AS NEEDED. NEW PAINT AT ALL(E) BRICK CHIMNEY TO BE REINSTALLED AFTER HISTORIC ASSET IS REINSTALLED1' - 6"2' - 6"[L10]12"18"105HISTORIC ASSETNON-HISTORICHISTORIC ASSETNON-HISTORIC(N) SANDSTONE BASEREMOVE (E) FISH SCALE SIDING AT ALL NON-HISTORIC AREAS AND REPLACE WITH HORIZONTAL SIDING, TYP(E) LEVEL 199' -0"(E) GRADE98' -3"12"12"14"(E) ROOF PITCH(E) ROOF HEIGHT+115' - 10"+123' - 10"(E) ROOF HEIGHT+111' - 9 3/4" 1/3 HTSTANDING SEAMMETAL ROOF [MTL-3](N) METAL BASE(N) STEPS1/3 ROOF HEIGHT16'-9 7/8"1/4" = 1'-0"1ELEVATION / PROPOSED / EAST©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:05 AMA-301EXTERIOR ELEVATIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"2ELEVATION / PROPOSED / WESTNO DATE ISSUE0 05/10/2023 HPC REVIEWSTANDING SEAM METAL ROOFINGFISHSCALE SIDING REMOVAL METAL BASEASPEN SANDSTONE BASEWOOD LATTICE BASE133 (N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"LEVEL 2.1109' -6"123456PANTRY103MUD101REC ROOM00MASTERCLOSET200.1MASTERBATH200.310'-6"7'-2"9'-0"9'-6"(E) GRADE(E) LEVEL 199' -0"(E) GRADE98' -3"ROOF MAX HT123' -3"LESS THAN 15'-0" FLOOR TO FLOOR MAX13'-3"(N) LEVEL 1 FF100' -0"(E) LEVEL 2110' -7"(E) ROOF126' -7"NEW BASEMENT86' -9"LEVEL 2.1109' -6"CDEFGHBA10'-6"9' - 4 3/4"BEDROOMSUITE201CORRIDOR111MASTER BED200GARAGE100MUD101KITCHEN102DINING105LIVING106BATH05.1MECH 1089'-3"REC ROOM00BATH06.1B.O. STRUCT98' -8 3/8"OPEN(E) GRADEDRIVEWAY TO ALLEY(E) LEVEL 199' -0"(E) GRADE98' -3"MAX BASEMENT85' -0"LESS THAN 15'-0" FLOOR TO FLOOR MAX13'-3"9'-0"©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:08 AMA-400BUILDING SECTIONS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/4" = 1'-0"1SECTION / SHORT1/4" = 1'-0"2SECTION / LONGNO DATE ISSUE 134 H456A-6063A-6066A-6064A-6065SETBACK LINEPROPERTY LINE(E) LOCATION OF HISTORIC SHED5'-1 1/8"6'-8"1'-6 7/8"UP1'-3 1/4"(N) LEVEL 1 FF100' -0"(E) WOOD SIDING TO REMAINMIN6"(N) RAISED SLAB(N) LEVEL 1 FF100' -0"(E) WOOD SIDING TO REMAIN(E) ALLEY PAVINGMIN6"(N) RAISED SLAB(N) LEVEL 1 FF100' -0"ALLEY PAVING(E) WOOD SIDING TO REMAIN(N) RAISED SLAB(N) LEVEL 1 FF100' -0"(E) WOOD SIDING TO REMAIN(N) RAISED SLABH563 1/2" / 12"+107' - 9"+104' - 9 1/4"SETBACK LINEPROPERTY LINE(N) STANDING SEAM MTL ROOF©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:09 AMA-606HISTORICAL SHED214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:2205NO DATE ISSUE1/2" = 1'-0"1FLOOR PLAN / SHED1/2" = 1'-0"3ELEVATION / SHED / SOUTH1/2" = 1'-0"6ELEVATION / SHED / EAST1/2" = 1'-0"4ELEVATION / SHED / NORTH1/2" = 1'-0"5ELEVATION / SHED / WEST1/2" = 1'-0"2ROOF PLAN / SHEDOPENINGNORTH ELEVATION EAST ELEVATION SOUTH ELEVATION 135 UPDNDNHISTORICSHEDOPENGARAGE100(E) F.P.EWEWOFFICE108POWDER107PANTRY103LIVING106KITCHEN102MUD101DINING105ENTRYMAIN STAIR104+100' - 0"EWSIDE SETBACK5' - 0"(E) NEIGHBOR HOUSE, NIC(E) NEIGHBOR HOUSE, NICPORCHL-11L-11RECESSED DOWNLIGHT AT CEILING ABOVEDNL-10L-10L-10SAME FIXTURES AT UPPER LEVEL AT THESE LOCATIONS, SEE 1/A-300 L-10L-10SETBACKHISTORICL-10L-10©2023, RO | ROCKETT DESIGN, INC. DRAWING NUMBER:DRAWING TITLE:PROJECT:NOT FOR CONSTRUCTIONOWNER:PROJECT ARCHITECT:RO | ROCKETTDESIGN1031 W. MANCHESTER BLVD. UNIT 6 INGLEWOOD, CA 90301TEL: 646.924.9782CIVIL ENGINEER:ALIENATED MAJESTY, LLC 3111 RICE BOULEVARDHOUSTON, TX 77005CONTRACTOR:TBDSTRUCTURAL ENGINEER:MECHANICAL ENGINEER:PROJECT NUMBERSEAL:All designs, ideas, arrangements and plans indicated by these drawings are the property and copyright of the Architect and shall neither be used on any other work nor be disclosed to any other person for any use whatsoever without written permission.RO|ROCKETT DESIGN and/or its principals and employees waives any and all liability or responsibility for problems that may occur when these plans, drawings, specifications, and/or designs are followed without the designer's guidance with ambiguities, or conflicts which are alleged.KL&A, INC1717 WASHINGTON AVEGOLDEN, CO 80401TEL: 303.384.9910AEC40801 US HWY 8 AND 24, SUITE 214EAGLE-VAIL, CO 81620TEL: 970.748.8520SGM118 W SIXTH ST, SUITE 200GLENWOOD SPRINGS, CO 81601TEL: 970.384.9081N5/3/2023 10:26:14 AMEL-1.0EXTERIOR ARCH LIGHTINGCUTSHEETS214 W BLEEKER214 W BLEEKER214 W BLEEKER STREETASPEN, CO 81611APN:22051/8" = 1'-0"1EXTERIOR ARCHITECTURAL LIGHTING PLANL-11 LED DOWNLIGHTL-10 BEGA LED WALL SCONCE IN WHITE*FIXTURE TO BE PROVIDED IN WHITENO DATE ISSUE0 05/10/2023 HPC REVIEW 136 Hi HPC, for the 214 W. Bleeker Street item that is on your agenda tonight, I’m attaching two clarifications from the applicant in response to our staff memo. First, as seen in the roof plan below, they are now proposing a wood shingle roof on the historic shed to match the historic portion of the main house. In your packet they proposed the shed with a standing seam metal, matching the non-historic addition to the resource. Second, in the attached letter they have clarified their floor area bonus request to be 175 square feet of the 375 square foot bonus that is possible for this site. Since the applicant’s original submittal, when they did not realize that the historic shed counted in floor area at all, we have continued to work with them to ensure calculations are correct. The bonus request is made to preserve the shed and to allow for extra floor area that will be attributed to their new basement as a result of restoring the original design of the resource a couple of steps above grade. See you tomorrow! - -Tf�' Amy Simon (she/her/hers) Planning Director | Community Development (O): 970.429.2758 | (C): 970.309.9353 www.cityofaspen.com My typical in-office hours are Tuesday, Thursday, and Friday, 9:15-5:15. I work remotely Monday and Wednesday, 9:15-5:15. Our Values: Stewardship | Partnership | Service | Innovation Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. RO | ROCKETT DESIGN Los Angeles: 1031 W. Manchester Blvd. Unit 6 | Inglewood, CA | 213 784 0014 San Francisco: 1306 Bridgeway, Flr. 2 | Sausalito, CA | 415 289 0830 Aspen: 115 Boomerang Road, Unit 5101A | Aspen, CO | 970 977 9002 Amy Simon Planning Director, HPC 427 Rio Grande Place Aspen, CO 81611 Re: 214 W Bleeker Street May 08, 2023 Dear Mrs. Simon, For 214 West Bleeker, we are requesting a floor area bonus request. In the previous iteration, before the house was proposed to be lifted, the square footage overage was 57 square feet. HPC has asked us to study raising the historic home closer to its original relationship to grade. In this scenario, because the house is lifted and portions of grade are now below the bottom of structure, the total area of the house is 3,387 – 147 SF over the limit of the allowed 3,240 SF. We would be asking for a square footage bonus of 175 SF. See sheet Z-104 for updated calculations. Regarding criteria for the floor area bonus, the proposed design at 214 W Bleeker shows lifting the house an approximate 1’-0” to achieve the original finish floor to grade relationship. With this shift up, we will express the Aspen sandstone base at the areas of the historic portion of the house, wood lattice base at the porch, and a metal base at the non-historic portions of the house as documented on sheets A-300 and A-301. The structural engineer detailed a thicker concrete foundation base which added 4” of thickness, which increased the sub-grade floor area. The bulk of the total square footage add is due to the concrete walls getting thicker because of the house raise exercise. At the non-historic portion of the home, we will be removing and replacing finishes that are characteristic of the historic home; at the non-historic portion, wood cedar shingles would be removed for a metal roof, fish scale siding to be replaced with horizontal siding to match existing, and trims at eaves would be simplified to further differentiate the non-historic from the historic. See sheets A-100, A-300, A-301. The historic shed at the rear will be restored per HPC’s guidelines. This will include the base of the shed with galvanized flashing at 6” above the base of the building, with proper drainage around the perimeter. Siding to be repaired as needed, spliced with new material to match, as necessary. Roof will be a wood shingle roof. See sheet A-606 for more information. Thank you for your consideration. Sincerely, Bryant Suh Ro | Rockett Design Page 1 of 3 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Planning Director RE: 2022 HPC Awards Selection DATE: May 10, 2023 SUMMARY: Since 1990, the Aspen Historic Preservation Commission has celebrated local historic preservation successes by presenting awards to individuals, companies, and projects demonstrating excellence in preservation. Eligible projects received Final Inspection or Certificate of Occupancy between April 2022 and April 2023. Staff proposes the awards be presented jointly by HPC/City Council at Council’s regular meeting on June 13th. Descriptions of the established categories are below, along with a list of candidates. Staff will show images of the projects at the May 10th meeting for HPC’s reference. Only projects that were relatively significant in scope and which have no outstanding enforcement issues are being presented for HPC consideration. There is no limit on the number of awards that may be presented. Within the last few years, HPC identified a point system that could be used for reference in determining which projects to recognize. Staff is not providing any scoring. The award selections are left to the board. 137 Page 2 of 3 NEW CONSTRUCTION WITHIN A HISTORIC DISTRICT, ELIGIBLE PROJECTS: None NEW CONSTRUCTION ON A LANDMARK PROPERTY, ELIGIBLE PROJECT: Resnick Center for Herbert Bayer Studies MAXIMUM OF 25 POINTS: o The quality and compatibility of design (including landscape), workmanship, and materials within the historic district (0-5 points) o Sensitivity to the adjacent buildings’ historic and architectural character (0-5 points) o The impact of the project on the surrounding neighborhood/community (0-5 points) o An outstanding example of creative work within the HPC DesignGuidelines (0-5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history (0-5 points) RESTORATION/REHABILITATION, ELIGIBLE PROJECTS: 105 E. Hallam 533 W. Hallam 208 E. Main Boettcher Building, Aspen Institute Wheeler Opera House MAXIMUM OF 40 POINTS: o The quality and compatibility of design (including landscape) and workmanship with the historic resource (0-5 points) o The quality of new materials and restoration of historic material in accordance with the Secretary of the Interior’s Standards (0-5 points) o Sensitivity to the building’s historic and architectural character (0-5 points) o The impact of the project on the surrounding neighborhood/community (0-5 points) o An outstanding example of creative work within the HPC design guidelines (0-5 points) o An outstanding investment of time and money in restoring a building and landscape to it’s historic appearance (0-5 points) o Adaptive use of a historic building that enhances the interpretation of the historic resource (0-5 points) o Contribution or enhancement to the interpretation of the historic resource or Aspen history (0-5 points) 138 Page 3 of 3 THE “EXTRA EFFORT” AWARD This award is for an individual or group that has taken extra steps to preserve a historic resource. Potential Recipient: ? MAXIMUM OF 25 POINTS: o The participants’ dedication to look at creative options in an effort to find the best solution for the project (0-5 points) o The participants’ willingness to volunteer designation of a property or to sacrifice some aspect of a property’s development rights (0-5 points) o The quality of design (including landscape), workmanship, and materials (0-5 points) o Sensitivity to the district’s or building’s historic and architectural character (0-5 points) o The impact of the project on the surrounding neighborhood/community (0-5 points) THE ELIZABETH PAEPCKE AWARD This award is for an individual or group that has been a long-time preservation leader, demonstrating commitment to historic preservation or for an individual or group who has led an outstanding one-time preservation effort that has had a clear impact on Aspen. Potential Recipient: ? MAXIMUM OF 20 POINTS: o The overall quality (craftsmanship, design, landscape, programming) of their work (0-5 points) o The innovative interpretation and enhancement of Aspen’s heritage through their work (0-5 points) o Their dedication to preserving Aspen’s heritage (0-5 points) o Contribution of their work to the Aspen community (0-5 points) THE WELTON ANDERSON AWARD This award is for an individual or firm that has contributed to Aspen’s built environment through outstanding new design over a sustained period of time, or through one particularly important project. Potential Recipient: ? MAXIMUM OF 20 POINTS: o The overall quality (craftsmanship, design, landscape) of their work (0-5 points) o Sensitivity to context (0-5 points) o The innovative interpretation and enhancement of Aspen’s heritage through their work (0-5 points) o Contribution of their work to the Aspen community (0-5 points) 139