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HomeMy WebLinkAboutagenda.hpc.20150128 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING January 28, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes HPC minutes January 7, 2015 HPC minutes January 14, 2015 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items III. OLD BUSINESS A. None. IV. NEW BUSINESS A. A. 28 Smuggler Grove Road, Final Major Development Review. PUBLIC HEARING (5:10 p.m.) B. B. Copeland Twining Pioneer Park- Minor Development, PUBLIC HEARING (6:00 p.m.) C. C. 530 W. Hallam Street- Conceptual Major Development, On-Site Relocation, Historic Landmark Lot Split And Variances, PUBLIC HEARING (6:30 p.m.) V. ADJOURN Next Resolution Number: Resolution #4, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation ( 5 minutes ) Board questions and clarifications ( 5 minutes ) Applicant presentation ( 20 minutes ) Board questions and clarifications ( 5 minutes ) Public comments (close public comment portion of hearing) ( 5 minutes ) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes ) HPC discussion ( 15 minutes ) Motion ( 5 minutes ) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 1 Vice-chair, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were John Whipple, Nora Berko, Sallie Golden and Jim DeFrancia. Patrick Sagal was seated at 5:50 p.m. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk Disclosure: Nora will recuse herself on North Monarch. Sallie said she can be fair and impartial on 202 N. Monarch. Sallie said she owned the property and sold it to the applicant. Sallie said she has no monetary interest in the project. MOTION: Nora moved to approve the minutes of Dec. 3rd as amended, second by Jim. All in favor, motion carried. MOTION: John moved to approve the minutes of Dec. 10 th ; second by Willis. All in favor, motion carried. 229 W. Smuggler/426 N. Second – Conceptual Major Development, On- Site Relocation and Variances, Public Hearing, Cont’d from Nov. 12 th Amy said this is the third hearing. At the last meeting there were issues over the dormer proposed to the back side of Victorian and whether or not the Victorian should be relocated on the site or not and now and where the addition should be placed in order to gain some extra square footage. Before you tonight is a new version and staff is recommending approval. The Victorian is not being moved. It will be picked up for a proper basement. The addition is still located on the east side of the house and it has been redesigned. Instead of having a glass lean-to they have turned and reoriented the addition and tucked it in tight against the house. It is quieter and smaller and staff is satisfied with the placement. They have also dropped the two story garage to a one story garage on the alley. They do not need a side yard setback variance for the addition anymore. They are still proposing a dormer on the back of the Victorian. Staff feels it is a reasonable and traditional addition to the house. At final we ask a restudy of the light well at the front porch and we would also like a restudy of the P1 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 2 staircase that is coming out the front side of the new addition. The new addition is only 300 square feet and the staircase is coming out three sides of it. It confuses which door is the front door. There are still some setback variances needed for the garage along the alley. It needs a side yard variance and a rear yard setback variance. One thing that might need changed in the resolution is when you have two detached structures on a site they are not subject to a combined side yard setback restriction. In order for the building to be considered detached they have to be separated by ten feet above and below grade. The proposed in the packet has the two units ten feet apart above grade but not below grade. Staff has suggested HPC grant a variance for that dimension. The applicant would also like to have the two basements touching each other after all for ease of construction. If they do that then we need to call this project a duplex. It will still look the same above grade. We would need the combined side yard setback variance reduction of 15 feet. They are supposed to have 30 feet and have 5 on one side and ten on the other so they are short 15 feet. A structural engineer report will be required and a bond posted. Overall we feel this will be a successful project and we recommend conceptual approval. John Schenk CCY architects Mitch Haas, Hass Land Planning Melissa Mabe, Ruggles, Mabe, Terrell Architecture Mitch said on the first two hearings we did not have staff support at all and we have come a long way. If we have a ten foot separation there is no combined yard setback variance. Because the basements abut each other we technically need the variance. While it sounds like a 15 foot reduction is a great deal it is really only for unit A where it is ten feet off the property line and where the garage sits which is 5 feet of the property line. The predominance of the combined setbacks is way more than 30 feet. Before we had the two basements wall 3 ½ feet apart but construction wise that would be difficult to back fill. We are still not requesting any FAR bonuses even though we are undertaking a great deal of restoration. The building is crooked so it needs a new foundation and then it was decided to do the basement and have more livable space. John Schenk, CCY architects P2 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 3 John thanks the HPC for having a special meeting. John presented a power point of the proposed project. The site plan includes the historical structure and Unit A resides at the back of the lot. We are proposing a single bay garage with the addition of Unit A. The intent is to restore the Victorian 1888 house and live in it. They intend to maintain the northwest yard and turn it into somewhat of a public garden. They also want a southern terrace. The new addition will be detached from the historic piece. The lot is 9,000 square foot lot but it is constrained to be built on the south edge. We had looked at a number of different version for this property. We have reduced the above grade program and reduced the size of the garage. The addition connects to the east side but is much smaller and minimizes the connection to the historic piece. The owner will take this building back to its historic look. We will remove the dormer on the west side and skylight on the southern face toward the alley. There is also dry rot along the baseboard of the building and the front steps are sloping to the side. We will rebuild the front porch and redo the decorative details. There is also a small dormer on Unit A and we shifted the southern dormer to the west. Willis asked about the parking. Mitch said today there is zero parking required and we are actually improving the condition with one in the garage. The other car will park on the street. Amy said she saw the changes as relatively small and she is comfortable moving forward but it is up to HPC to decide. John said at final the siding on the front portion should differentiate a little more from the historic resource. Sallie also agreed that it should be a modern take on the horizontal board. Vice-chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Willis identified the issues: Variances Change to mass and scale Duplex connection RDS’s build to lot line P3 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 4 Willis said the conditions in the resolution ask for further study of the east addition staircase and the elimination of that entrance. The applicant has agreed to that condition. The changes to the massing are subtle and this is a great site plan and a huge improvement over what is there now. The restoration efforts are commendable. Applying zinc to the garage and the new residence is a little confusing but overall this project can go forward. Willis said he would accept the resolution and the amendment by Amy a 15 foot combined setback with the result being a duplex. John said this is a great site plan and project and I am in favor of the resolution. Sallie said she supports John and Willis’s comments. Nora said she is excited that the house is not being moved and supports the resolution. Sallie said the dormer separates the old Victorian from the new house. Jim agreed with Sallie and the applicant has done a terrific job. MOTION: Willis moved to adopt resolution #1 as written with the fourth bullet being changed to reflect Amy’s initial statement regarding the duplex and the combined 15 yard setback that kicks in resulting it being a duplex. A four foot reduction of the rear yard for the new unit and you are typically allowed an 18 inch architectural projection for that dormer. Amy said the dormer goes a little further into the setback. Amy recommended a statement be added to the resolution that a rear yard setback reduction of four feet above and below grade for the new unit and the projecting dormer is approved. An additional approximate one foot projection for the dormer is also approved. Motion second by Jim. Jim, yes; Sallie, yes; Nora, yes; John, Yes, Willis, yes. Motion carried 5-0. Election: Jim nominated Willis as chair, second by John. All in favor. Nora nominated Jim as Vice-chair, second by John. All in favor. P4 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 5 Lot 2, 202 N. Monarch St. Subdivision – Conceptual Major Development and Residential Design Standards Variances, Public Hearing Nora recused herself. Bill Guth, owner said he has no issue with Sallie sitting on the board for his agenda item. Debbie Quinn said the affidavits of public notice and they are in order and notice was appropriately provide. Exhibit I. Amy said this is a 6,000 square foot lot that was once part of the larger property referred as the Blue Vic. The Blue Vic lot is zoned R-6 and these two lots are zoned mixed use. The applicant had the option of developing this as a commercial type site or residential and they went the residential route. They are proposing a duplex and the property is vacant. Staff has applied all the standards to the project and we find that they are met and recommend approval as designed. The RDS’s also apply and the one needing discussion is secondary mass. Whenever you build a new duplex you are supposed to have a primary mass and a secondary mass. To meet that standard the two units on the site can be hooked together but the linking piece is basically to be 10x10 and it is 20 x 10 in this proposal. Staff recommends approval because we feel this project still very much creates the primary/secondary detached feeling between the two units. They have broken down the mass in a way that is very successful. The fact that the link is wider we don’t feel anyone can tell. The overall is that there is air space between these two units. This is pushed as far away from the historic resource as possible and it relates more to the commercial development that is happening in the Jerome Professional Bldg. The scale is more of a modern form and it fits in perfect. Staff is recommending approval as designed. Joseph Speers, S2 architects Bill Guth, developer Joseph said from the beginning we wanted to push our development away from the Victorian as possible. The addition which is a garage and an ADU above is placed as far to the east as possible with a driveway separation. We tried to relate to the Jerome professional building and keep the mass as low as possible. We tried to do a mix of brick and darker brownish wood siding P5 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 6 to help blend into the red brick of the Hotel Jerome and the brownish light pink of the Blue Vic. We pushed a substantial mass to the back of the property and keep the front of the property very quaint and small. Willis asked about the size of the units. Joseph said Unit A is 4,600 gross square footage and Unit B is 1,683. Bill said we are requesting a variance for the link Because of the steep slopes of the site we have to do the garage a full story below the main level of this house. Joseph said you don’t get much credit for a garage that is in a subgrade space. The garages have to come off the alley. Vice-chair, Willis Pember opened the public hearing. Patrick asked if the alley was vacated originally. Amy said there is an historic alley that runs between the new home that Tim Semerau did and Phil Hodgson next door and there was discussion where the garages should go. The historic alley did not get vacated but they were not permitted to use it. Instead the Blue Vic and this house has to come off the extension of the lower portion of the alley. Vice-chair Willis Pember opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Willis identified the issue RDS’s – secondary mass waiver Jim said he find the application straight forward and would support staff’s recommendation. Willis suggested a 3 dimensional mass for final. Sallie said this proposal is very sympathetic to the Blue Vic and the architecture is very comparable to the neighborhood. P6 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 7, 2015 7 Willis said they should be commendable for picking the smallest development option. MOTION: Jim moved to approve resolution #2, 2015 granting conceptual approval for the variance from secondary mass with the conditions recommended by staff; second by John. Roll call vote: Jim, yes; Sallie, yes; John, yes; Patrick, yes; Willis, yes; Motion carried 5-0. MOTION: Willis moved to adjourn; second by Jim. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk P7 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 14, 2015 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Patrick Sagal, John Whipple, Jim DeFrancia. Nora Berko and Sallie Golden were absent because they were conflicted. Staff present: Jim True, City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk Patrick made the motion to reconsider resolution #2 on 202 Monarch, conceptual approval. After evaluation it doesn’t fulfill Aspen’s charcter as an historic mining town, early ski resort and cultural center mainly because of the flat roof. It looks more commercial than residential. Motion was not second, motion dies. John said the project verses a 12,000 square foot mixed use development it is a nice step in a residential neigihborhood. Willis said he feels the development is very site specific. The development is promising. 232 East Bleeker – Conceptual Major Development, On-site Relocation, Demolition of Existing Garage and Variances, Public Hearing, Cont’d from Dec. 10 th Amy said this is a 6,000 with a Victorian house and non-historic garage. The garge will be demolished and the house expanded into a duplex. The project needs a front yard setback reduction, meets the side yard setbacks, meet the rear yard setbck and needs some relief on the front and combined setbacks. There is also residential design standards variance request for secondary mass. You are supposed to have a primary and secondary form linked by a one story element. They have that but the one story link is wider than it is supposed to be. The board has not had the same concerns as staff about the pitch of the roof on the addition and whether the two units should be freestanding or not so we have accepted that and are trying to focus on the details. Staff has suggested that in terms of earning the FAR bonus that the two non-historic dormers that face Monarch be removed. The 448 square feet is valuable and we want the board to make that something that P8 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 14, 2015 2 has to be earned through good restoration. The applicant has good restoration work. In terms of your request to see materials you waned to see how the materials affected the mass and scale. Materials are for final but we commented in the memo that overall the second unit maybe has a little more personality than is necessary and compete s with the Victorian and for final maybe the complexity could be softened. Staff is recommending approval with conditions. Kim Raymond, architect Bill Boehringer, developer and partner in the project Kim said after the last meeting the commission felt good enough about the form, shape and size and the setback variances but the board was concerned about the materials. The historic porch roof originally wrapped around and we will re-create that in the restoration plan. The railing is not original and will be removed and the extra gingerbread will all be removed. The back porch will also be removed. The chimney is a brick chimney and it had a cool chimney pot on top and we are going to try and find one that looks as close to the one in the photograph. The trim and siding will all be repaired. The shuttlers will also be taken off. The small dormers were added in 1984 and they meet the standards of dormers that have been added to other buildings. The reason we still have them on is because there was no comment after the previous two meeting and we moved ahead thinking they were not an issue. They are an intregal part of making the upstairs functional. The one dormer is above the stairs so we get more headroom and the other one is in the bathroom to get more of a sense of space. If we can’t use the attic space all that mass and FAR would end up somewhere else on the lot. Keeping the Victorian and not putting a new building upon it we are trying to squeeze a nice bedroom in the attic space. Bill said a lot of the Victorian in town have higher ridges. We desire provide reasonable use of the space and bring in light. To lose those we would have to revisit whether the master bedroom needs to go to the basement because of space and height issues. We are less than the 50% site coverage. We are at 46.6 and we are trying not to put more space on the site. Kim said we have gone to great lengths to make the upstairs work. The Victorian will be all white and the main part of the modern unit will be white. It will be wood siding with a similar dimension as the lap siding on P9 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 14, 2015 3 the Victorian but not the same. The mass of the new addition on the back will have a butt jointed siding. The entire building will be white with charcoal grey and black windows or dark bronze on the modern unit. We have added a luvered system to the modern unit. The link element will be a ceramic tile. Regarding the windows relating more to the Victorian on the modern unit we added horizontal mullions to all the windows to break up the mass of the huge glazing. On the modern unit in the back we changed the size of the door from 16 feet wide to 12 feet wide to break up the large expanse and added a solid mass chimney element to break up the glazing. The railing was glass and is now steel and wraps around the upper level deck. We have reduced the size of the bonus to 448 square feet. We feel we have done a lot to respond to the issues. We have provided the other parking space and keep squeezing the building in to reduce the setback variances and respond to the neighbors concerns. Willis asked about the interior of the Victorian as it is a complete re-design. Amy said they might have to move the dormer space elsewhere on the site if they don’t keep the dormers. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Patrick asked about moving the historic house over in front of the addition because the addition overwhelms the historic resource. Bill said there is a vacant lot next to us and we thought there was no great benefit to moving it over. By not moving it over we protect the open yard. Willis said the scale of the materials helps one understand the massing. Willis said he was hoping to see some iterations in terms of mass. A lot of progress has been made on this project, the siding with the ceramic panels. The upper level and lower level should be differenciated. The dormers on the historic resource could be removed because you have the opportunity on the upper floor to make the floor plan livable and in order to grant the bonus the dormers should be removed. Willis identified the issues: Combined sideyard setback Front yard P10 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JANUARY 14, 2015 4 RDS – secondary mass Porch on the historic resource Bartering with the FAR bonus with the dormers John said he is in favor of the seven recommendations by staff. We are not in charge of the interior program, only what is viewed by the public. I am also in favor of the dormers being removed. Jim also said he is favor of staff’s recommendation and they have done a great job. The amount of glass reduces the sense of mass and is appropriate. Patrick said there is a new dormer on the upper wests leading out onto the deck which gives additional light into the space. Patrick also said he awgrees with staff’s recommendation. The lot will be seen coming north from Main Street to Bleeker and coming west up Bleeker. Patrick said he strongly prefers moving the historic resource over more in the center of the lot so it masks the addition. Willis said historically you would leave the corner open and not fill it up with program. Jim agreed as it is the entry to the neighborhood. MOTION: Jim moved to approve resolution #3 as recommended by staff; motion second Willis. Roll call vote: Jim, yes; John, yes; Patrick, no; Willis, yes; Motion carried 3-1. MOTION: Jim moved to adjourn; second by John. All in favor, motion carried. Meeting adjourned at 6:30 p.m. __________________________________ Kathleen J. Strickland, Chief Deputy Clerk P11 II.B. 28 Smuggler Grove Rd. 1/28/15 Page 1 of 5 Staff recommends approval of Final Major Development Review with conditions. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner RE: 28 Smuggler Grove Rd. – Final Major Development Review, PUBLIC HEARING DATE: January 28, 2015 SUMMARY: 28 Smuggler Grove Road is a circa 1880s miner’s cabin located in the Smuggler Mountain neighborhood off of Midland Avenue. The applicant requests approval to relocate the building on the lot, demolish a non-historic addition and construct a new addition to the historic resource. A new single family residence is requested on the lot. Conceptual Major Development, Setback Variances, a Residential Design Standard Variance, and FAR Bonus were granted for the project. The applicant requests Final Major Development Review. BACKGROUND: The property was designated a historic landmark in 2008. The subject residence was moved to the Jukati Subdivision, specifically 28 Smuggler Grove Road, in 1976. Because the subdivision was not annexed into the City until 1987, the City did not propose landmark designation during the previous historic inventory surveys. The floor plan of this building is atypical to traditional miner’s cabins in Aspen. Staff does not know where the home was originally sited; however during the designation hearing in 2008, Staff found a similar shaped building on the 1904 Sanborne Map that may be the subject residence in its original location. APPLICANT: Pagewood LLC, represented by Sara Upton and Brian Rubenstein of Rowland and Broughton Architecture and Urban Design. PARCEL ID: 2737-181-23-002. Figure 1: 28 Smuggler Grove current condition P12 IV. 28 Smuggler Grove Rd. 1/28/15 Page 2 of 5 FINAL MAJOR DEVELOPMENT ADDRESS: 28 Smuggler Grove Rd., Jukati Subdivision, Lot 2, City and Townsite of Aspen, CO. ZONING: R-15A Staff Response: Materials : The applicant proposes similar materials for both the new addition behind the Victorian and the new house. Staff is supportive of the proposed materials for the new house – the dimensions are similar to the horizontal siding found on the Victorian and the materials are a product of their own time which meet Guidelines 11.8, 11.9 and 11.10 below. Staff is concerned about the proposed materials for the new addition to the landmark and recommends that the number of materials be simplified and differentiated from the new house in order to meet Guideline 10.11. The applicant responded to these concerns before the packet was submitted and proposes Option A and Option B. Staff is supportive of the option that shows painted horizontal siding behind the historic Victorian and finds that Guideline 10.11 is met. The applicant is prepared to bring material samples to the public hearing. Staff is supportive of the metal roof and the minimal architectural details proposed for both the new addition and the historic home and finds that Guidelines 7.10 and 11.10 are met. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. A metal roof material should have an earth tone and have a matte, non-reflective finish. A metal roof with a lead-like patina also is an acceptable alternative. Seams should be of a low profile. A roof assembly with a high profile seam or thick edge is inappropriate. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The new materials should be either similar or subordinate to the original materials. 11.8 Use building materials that contribute to a traditional sense of human scale. Materials that appear similar in scale and finish to those used historically on the site are encouraged. Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. P13 IV. 28 Smuggler Grove Rd. 1/28/15 Page 3 of 5 These include windows, doors and porches. Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. This blurs the distinction between old and new buildings. Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. Windows: Staff is supportive of the windows proposed for both the new addition to the historic resources and the new home. The applicant applied the traditional double hung window dimensions to the proposed windows in the new addition and the front façade of the new house. Staff finds that Guideline 11.9 above is met. Landscape : The applicant proposes a landscape plan that includes a fence that is setback behind the front façade of both homes. A dry well is proposed in front of the new home. Staff suggests that the applicant illustrate any visual impacts of this location at the meeting. Staff is supportive of the landscape proposed in front of the new home. Staff recommends that the applicant explain the proposed plantings for the historic home and how they meet Guidelines 1.10 and 1.13 during the hearing. Overall Staff is supportive of the landscape proposed for the historic home. The proposed wooden fence is simple and is similar to fences approved for historic landmark properties in the West End. Staff finds that the Guidelines are met and recommends approval. 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street. A fence that defines a front yard is usually low to the ground and "transparent" in nature. On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. Fence columns or piers should be proportional to the fence segment. P14 IV. 28 Smuggler Grove Rd. 1/28/15 Page 4 of 5 1.5 A side yard fence which extends between two homes should be set back from the street-facing facade. This setback should be significant enough to provide a sense of open space between homes. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context. A side yard fence is usually taller than its front yard counterpart. It also is less transparent. A side yard fence may reach heights taller than front yard fences (up to six feet), but 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. Lighting : A lighting plan and proposed fixtures are included in the application. Staff is supportive of the locations and fixtures proposed for both homes. Staff recommends that a scone be provided adjacent to the front door of the historic home, which is typical for the Victorian era – the style to be reviewed and approved by Staff and Monitor. Staff finds that the Guideline below is met. 1.15 Minimize the visual impacts of site lighting. Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or P15 IV. 28 Smuggler Grove Rd. 1/28/15 Page 5 of 5 • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. __________________________________________________________________ STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. Final approval is hereby granted as shown in Exhibit A. Restoration : 2. The dimensions and detailing of the front porch, foundation, and the eaves/architectural details of the historic home shall be reviewed and approved by Staff and Monitor prior to building permit issuance. 3. Provide a preservation plan detailing the proposed treatment of all existing and missing materials and features, for review and approval by staff, prior to building permit. Materials : 4. Option ___ is approved. Landscape : 5. Maintain existing grade as closely as possible. The final grading plan will be reviewed and approved by staff and monitor. Lighting: 6. One sconce shall be located adjacent to the front door of the historic home. The style of the fixture shall be reviewed and approved by Staff and Monitor prior to Certificate of Occupancy. 7. All lighting shall meet City of Aspen Lighting Code. EXHIBITS : Exhibit A: Application P16 IV. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 28 SMUGGLER GROVE RD., JUKATI SUBDIVISION, LOT 2, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #___, SERIES OF 2015 PARCEL ID: 2737-181-23-002 WHEREAS, the applicant, Pagewood LLC, represented by Sara Upton and Brian Rubenstein of Rowland and Broughton Architecture and Urban Design, requested HPC Major Development (Conceptual), Relocation, Demolition, FAR Bonus, and Variances approval for the property located at 28 Smuggler Grove Rd., Jukati Subdivision, Lot 2, City and Townsite of Aspen, CO; and WHEREAS, 28 Smuggler Grove Road is listed on the Aspen Inventory of Historic Landmark Sites and Structures; and WHEREAS, HPC granted Conceptual approval, Relocation, Demolition, FAR Bonus and variances via Resolution No. 33, Series of 2014; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Sara Adams, in her staff report to HPC dated January 28, 2015, performed an analysis of the application based on the standards and recommended approval of the project with conditions; and WHEREAS, at a meeting on January 28, 2015 the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and approved the project by a vote of _______________. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval with the following conditions: P17 IV. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 2 of 3 1. Final approval is hereby granted as shown in Exhibit A. Restoration : 2. The dimensions and detailing of the front porch, foundation, and the eaves/architectural details of the historic home shall be reviewed and approved by Staff and Monitor prior to building permit issuance. 3. Provide a preservation plan detailing the proposed treatment of all existing and missing materials and features, for review and approval by staff, prior to building permit. Materials : 4. The applicant shall simplify the materials proposed for the north façade (street facing) of the new addition behind the Victorian for review and approval by Staff and Monitor prior to building permit issuance. Landscape : 5. Maintain existing grade as closely as possible. The final grading plan will be reviewed and approved by staff and monitor. Lighting: 6. One sconce shall be located adjacent to the front door of the historic home. The style of the fixture shall be reviewed and approved by Staff and Monitor prior to Certificate of Occupancy. 7. All lighting shall meet City of Aspen Lighting Code. Vested Rights : 8. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 28 Smuggler Grove Rd. 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 P18 IV. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 3 of 3 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 28th day of January, 2015. ______________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk Exhibit A: Final site plan and elevations. P19 IV. Page 1 of 5 MEMORANDUM Project: 21374.00 Jukati Subject: Substantial Amendment Description Date: 12 December 2014 To: Sara Adams From: Rowland Broughton Architecture Cc: Dear Sara, Please find attached our documents required for the submittal of a Major Development/ Final Review for the property located at 28 Smuggler Grove in Aspen, CO. Our client’s goal is to create two modest family homes on the lot where an existing historic home has been relocated, and condominiumize them. The historic house would be shifted to the east side of the lot. This will allow the historic resource to receive maximum exposure, because the lot to the east has a large rock outcropping that will make it an unlikely candidate for redevelopment. The proposed addition to the historic house consists of a two story mass attached to a linking element behind the existing miner’s cabin. The new house would be located on the west side of the lot. We are seeking a square footage bonus for this project (26.415.110.F). The square footage will be shared between the two homes in order to more successfully provide for a three bedroom program for each house. Please review our summary of the project’s compliance with the Historic Preservation Guidelines for further clarification. We are requesting front setback variances for this project (26.415.110.C). The R15-A zoning establishes a 25’ front yard setback, which creates a hardship for this 76’ deep lot. The front of the historic resource is located 9’-10” back from the front property line. This location serves to establish a streetscape with the two adjacent building front facades, and allows for visibility of the historic portion of the house. The new house is located 19’-2” from the front property line in order to give prominence to the historic resource. We are also requesting side setback variances for this project in order to allow as much space as possible between the historic resource and the new house. We propose to use the 5’ easements on each side of the lot as setback lines and give the additional space to the separation between the houses. In most cases, the encroachment into the side setbacks is for light well placement. P20 IV. Page 2 of 5 Compliance with Residential Design Standards (26.410.040):  Both houses are oriented with their front facades facing the street, although a technical variance is requested, since Smuggler Grove curves along the front property line of the subject lot.  Fences are proposed for the project, and the design includes the use of 42” fences that are placed behind the front facades of the house. The fences increase in height at the back of the lot to allow for privacy. Fence design is included in the landscape portion of the Final Review package.  The project is exempt from the secondary mass requirement.  The new house garage is accessed from Smuggler Grove, which is a private road.  The new house garage door is a single bay width.  Both homes possess street-facing front doors and principal windows.  The front door of the existing historic house is more than 10’ back from the front façade due to the unusually long mass that is at the front of the house.  Both houses are designed with front porches with a minimum of 50 square feet, and are open on two sides.  Both homes possess first story street-facing elements.  No street-facing windows span the area between nine and twelve feet above the finished first floor.  No light wells are on the front façade of the house.  Materials have been applied in a way that represents their true characteristics on both buildings, and their application is consistent along the perimeter of the houses.  This project is exempt from inflection. Compliance with Historic Preservation Guidelines: The following is a basic summary of conceptual topics relative to the scope of the project. A more detailed description will be addressed at the Final Review. Chapter 1: Streetscape and Lot Features As this project seeks to design for two residences on one lot, the intention is to maximize the opportunity to retain any historical significant elements.  The existing fence is not likely original, and no new street fencing is proposed. The fencing that is proposed is set back behind the front façade of the house, and can be referenced in the landscape drawings of the final drawing submittal.  There are no existing retaining walls on the site, and none are proposed for the project.  The walkway of the historic house will consist of brick pavers, while the new house will consist of concrete pavers.  The front yard of the historic house will be planted with historically appropriate plantings and flowers, such as hollyhocks and spirea. Refer to the planting plan for more detailed information.  Trees will be removed as a part of the redevelopment, and they will be mitigated on site to the maximum extent possible, while paying cash-in-lieu for the remaining balance. P21 IV. Page 3 of 5  There are no historically significant planting design on the property, since the historic resource is not in its original location.  The only trees in front of the historic resource are aspens, which have been located in a response to the adjacent neighbor’s request to screen the development.  Site lighting will be shielded at the exterior entries to the historic house and addition. The front entry light fixture will be a recessed can mounted over the entry door, so that the entrance may meet code. Site lighting around the sides and rear of the house consists mostly of path lighting and built-in bench lighting. Chapter 2: Historic Building Materials All efforts will be made to preserve the historic resource and take the greatest care of any original material. Any repair or replacement will strive to maintain the existing historic aesthetic or upgrade the structure using similar materials that best match the original.  Existing painted wood lap siding will remain, except in areas that are in need of repair. Chapter 3: Windows All historic windows and their corresponding placement will be preserved. Any repair or replacement will match the original design of the historic resource. Further analysis will be undertaken during the construction phase of the project, at which time the original framing and window openings will be reviewed and revised to a historically appropriate proportion. Chapter 4: Doors All historic doors will be preserved and any repair or replacement will match the original design of the historic resource. A half-lite entry door is existing, but is not original to the home. This door will be replaced with a historically appropriate half-lite entry door, unless it is deemed that the existing door will be sufficient as a design aesthetic. There is an existing transom above the door that will be retained. Chapter 5: Porches The existing porch is not historic, and will be replaced to meet the historic aesthetic and for current code compliance, should it be necessary. The new residence will have a RDS compliant porch added to the front to compliment the streetscape shared by the two buildings. Posts, columns and fascia details of the porch roof will utilize simple details that are approved by HPC, since there is no photographic evidence of the original condition of these elements. Chapter 6: Architectural Details Architectural details native to the historic resource will be preserved and, where necessary, repaired or replaced to maintain the assumed original aesthetic, as we have no photographic evidence of the original home. Window head detailing will utilize simple details that are approved by HPC, since there is no photographic evidence of the original condition of these elements. P22 IV. Page 4 of 5 Chapter 7: Roofs The historic resource will be preserved and maintained, which will include the roof and eave depth. The existing fascia is not historic, and will be replaced with a detail that is accepted by HPC as being historically appropriate. Historic roofing materials will be used during any repairs, replacement or additions. Any items that will impact the visual interest of the roofline will be minimized. The addition to the historic resource will be set back with the use of a linking element to preserve the autonomy of the original cabin and highlight the structure at the streetscape, and a gable roof form will be utilized on this two-story volume. Chapter 8: Secondary Structures There are no existing historic secondary structures on the lot. Chapter 9: Building Relocation and Foundations The historic resource was relocated once and the current relocation will put the historic resource to the front of the lot, facing the street and giving it better exposure to the streetscape. The greatest care will be taken when moving the historic resource and its restoration will be a priority. All lightwells will be on the side of the houses. The structural detailing of the house will ensure that it is located closer to the existing grade by hanging the floor joists off of the foundation wall, which will effectively lower the house from its current condition by approximately one foot. Chapter 10: Building Additions The design intent is to restore the miner’s cabin to its original size and shape, while removing the addition to the cabin that was added in the 1970’s. The new addition will be set back from the cabin and be designed with shape, mass and materiality that will not detract from the character of the historic resource, including a linking element to separate the new from the original. Chapter 11: New Buildings on Landmarked Properties The new residence will be sited to face the street alongside the historic resource. It will, however, be set back from the front of the cabin to allow for a greater streetscape exposure for the preserved structure. The design will incorporate a front porch and be scaled appropriately so that it does not overwhelm the historic resource. Gable roofs with slopes matching the miner’s cabin are proposed to create a relationship between old and new houses. Project Objectives:  Take advantage of Snyder Park setting  Orient houses to views of Smuggler and Aspen Mountain  Locate two houses on a wide, shallow lot in order to create a streetscape  Create off-street parking solutions  Utilize two curb cuts in order to allow for maximum visibility for the historic resource P23 IV. Page 5 of 5  Request side setback variances to increase the distance between the two houses  Request front setback variances to allow for the existing condition of the historic resource in conjunction with a compliant linking element Site Constraints:  Unusual lot size, wide and shallow  Historic resource has a front bay that is longer than most Victorian era miners’ cabins We look forward to receiving your feedback at the HPC hearing on June 25. Best regards, Sara Boulet Upton Senior Project Manager Rowland + Broughton Architecture P24 IV. P25 IV. P26 IV. P 2 7 I V . P28 I V . P29 I V . P30 I V . P31 I V . P32 I V . CO R R U G A T E D M E T A L ME T A L P A N E L 1 2 3 4 5 6 7 8 CE D A R R A I N S C R E E N PA I N T E D W O O D S I D I N G STEEL WO O D S H I N G L E S ÖK O S K I N I N A N T H R A C I T E & L I Q U I D E B L A C K ÖK O S K I N I N I V O R Y 6 1 1 7 5 5 4 4 2 7 1 5 5 4 3 8 P33 IV. CO R R U G A T E D M E T A L ME T A L P A N E L CE D A R R A I N S C R E E N PA I N T E D W O O D S I D I N G STEEL WO O D S H I N G L E S ÖK O S K I N I N A N T H R A C I T E & L I Q U I D E B L A C K ÖK O S K I N I N I V O R Y 1 1 3 2 2 4 4 4 1 6 7 8 5 1 2 3 4 5 6 7 8 P34 IV. ST A N D I N G S E A M M E T A L ME T A L P A N E L CE D A R L A P S I D I N G NE O L I T H T I L E STEEL SE D U M T I L E S 1 3 2 3 4 6 4 4 2 5 6 5 1 1 1 2 3 4 51234 5 6 P35 IV. 1 4 3 5 4 5 2 3 4 1 1 ST A N D I N G S E A M M E T A L ME T A L P A N E L CE D A R L A P S I D I N G NE O L I T H T I L E STEEL SE D U M T I L E S 1 2 3 4 5 6 P36 IV. ÖK O S K I N B Y R E I D E R I N AN T H R A C I T E A N D L I Q U I D E B L A C K ST A N D I N G S E A M ME T A L R O O F A N D SI D I N G WH I T E P A I N T E D W O O D S I D I N G CE D A R L A P S I D I N G CE D A R RA I N S C R E E N CE D A R R A I N S C R E E N ÖK O S K I N B Y R E I D E R I N I V O R Y NEOLITH TILE IN BETON P37 IV. HALO LED H4 Series - 2nd Generation The Halo H4 LED is a family of 4” aperture recessed downlight H457 series of housings designed for exclusive use with Halo EL406, ELG406, ELSG406 Series LED Light Engines and compatible TL4 and TLS4 LED trims. Halo H4 LED housings have integral LED drivers that offer dimming as a standard feature. This is an insulated ceiling*, AIR-TITE™, remodel housing offering 120 volt dimming capability. The H4 LED series offers high quality downlighting along with high efficacy – the result being great light- ing and significant energy savings. MECHANICAL Housings Single wall formed aluminum construction. Openings are gasketed for AIR-TITE installation. 5 1/2” height allows use in 2”x 6 joist construction. AIR-TITE aperture gasket is pre-installed. Remodel Arm • Spring steel construction designed for ease of installation and ceiling support of LED driver. MOUNTING Remodel Springs • Four remodel clips secure housing and accommodate 1/2” and 5/8” ceiling material. ELECTRICAL Junction Box • Seven 1/2” trade size conduit knockouts with true pry-out slots • Slide-N-Side™ connectors allow non metallic sheathed cable to be installed without tools and without removing knockouts. • Accepts a wide range of non-metallic sheathed cables - The standard cable types used in lighting in both U.S. and Canada. - Allows wiring connections to be made outside the junction box. - Simply insert the cable directly into the trap after connections are made. - Accommodates the following standard nonmetallic sheathed cable types: US: #14/2, #14/3, #12/2, #12/3 Canada: #14/2, #14/3, #12/2 LED LIght Engine Connection • LED connector is a non-screw base connector offering easy installation with the H4 LED 2nd Generation EL406, ELG406, ELSG406 Series LED Light Engines. • LED connector meets high- efficacy luminaire requirement for a non-screw base socket, and where required to qualify as a high-efficacy luminaire (California Title-24). LED Driver • LED dimmable driver mounts to the housing junction box. • Driver is a 120 Volt, high efficiency, electronic power supply providing low voltage power to EL Series LED Light Engines. • Driver meets FCC EMI/RFI Consumer Level limits for use in residential and commercial installations. • Driver features power factor >.90, THD <20% and has integral thermal protection in the event of over temperature or internal failure. • Driver is specifically designed for compatibility with EL406 LED Light Engines, and ELG406, ELSG406 Adjustable Gimbal Light Engine / Trims. • If dimming is not required the fixture can be operated from a standard wall switch. Dimming • The HALO H4 LED luminaire is designed for dimming capability to 10% in normal operation with most 120V leading edge (LE) and trailing edge (TE) phase control dimmers. H4 LED may also dim to 5% using dimmers with low end trim adjustment. (Consult dimmer manufacturer for application/compatibility/ loading. Note, some dimmers require a neutral in the wallbox). Warranty Cooper Lighting provides a five year limited warranty on Halo LED Luminaires which includes the LED Recessed Housing, LED Light Engine, and LED trims. Labels • UL/cUL Listed 1598 Luminaire • UL/cUL Listed for Damp Location • UL/cUL Listed for Wet Location, covered ceiling - with select trims • UL/cUL listed for Direct Contact with insulation and combustible material Qualifications • Use with designated LED light engines and trims for ENERGY STAR® qualification.** • Can be used for State of California Title 24 high efficacy luminaire compliance** • Can be used for Washington State Energy Code (WSEC) and International Energy Conservaction Code (IECC) high efficacy luminaire compliance IC and AIR-TITE™ Certified under ASTM-E283 and listed UL/cUL 1598. May be used to meet insulated ceiling and restricted air-flow requirements such as: • Washington State Energy Code (WSEC) • International Energy Conservation Code (IECC) • New York State Energy Conservation Construction Code (NY-ECCC) • State of California Title 24 “Recessed Luminaires in Insulated Ceilings.” DESIGN FEATURES H457RICAT1E 4-Inch LED Recessed Remodel Housing Insulated Ceiling High Efficacy LED Housing- Dimmable www.cooperlighting.com ADV131741 December 16, 2013 10:37 AM H4 Series LED Energy Data: (Values at non-dimming line voltage.) Minimum Starting Temp: -30°C (-22°F) EMI/RFI: FCC Title 47 CFR, Part 18, (Consumer) Sound Rating: Class A standards Input Voltage: 120V Power Factor: >0.90 Input Frequency: 50/60Hz THD: <20% Input Power: 13W Input Current: 120mA Driver Compliance: UL8750, Class II rated Maximum IC (Insulated Ceilng) Ambient Continuous Operating Room Temperature: 25°C (77°F) Maximum Non-IC (Non-Insulated Ceilng) Ambient Continuous Operating Room Temperature: 40°C (104°F) Catalog # Project Comments Prepared by Type Date HALO® *Not for use with housings in direct contact with spray foam insulation. **Refer to ENERGY STAR® Qualified Products List and CEC (T24) Appliance Database for listings. FOR USE IN INSULATED CEILINGS FOR DIRECT CONTACT WITH INSULATION* ALSO SUITABLE FOR NON-IC APPLICATIONS P38 IV. DIMENSIONS H457RICAT1EHALO® 5 inch [127 mm] 14-3/4 inch [374 mm] 4-3/4 inch [121 mm] 4-1/4 inch [108 mm]Ceiling opening to match template supplied with housing 5-1/2 inch [140 mm] ORDERING INFORMATION - H4 LED Downlights SAMPLE NUMBER: H457RICAT1E - EL406927 - TL410SC Complete unit includes LED housing, light engine and trim; ordered separately. H4 LED Housing H4 LED Light Engine EL406 CRI CCT H457 = 4˝ housing H4 LED series downlight 2nd Generation RICAT = Remodel, Insulated Ceiling, AIR-TITE 1E = LED driver, 120V, 50/60 Hz, dimmable, LE/TE* phase control dimmers (refer to dimmer manufacturer). EL406 = 4" LED Downlight Engine, 2nd Generation 9 = 90 CRI 27 = 2700K 30 = 3000K 35 = 3500K 40 = 4000K Trim Options Accessories TL410SC = Specular Clear Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410H = Haze Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410WH = White Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410SN = Satin Nickel Reflector, Diffuse Polymer Dome Lens, Satin Nickel Ring, Shower Rated TL410TBZ = Tuscan Bronze Reflector, Diffuse Polymer Dome Lens, Tuscan Bronze Ring, Shower Rated TL410SBK = Specular Black Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL411WB = White Baffle, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL411BB = Black Baffle, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL402SCS = Specular Clear Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402HS = Haze Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402WHS = White Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402SNS = Satin Nickel Reflector, Solite® Glass Lens, and Satin Nickel Ring, Shower Rated TL402TBZS = Tuscan Bronze Reflector, Solite® Glass Lens, and Tuscan Bronze Ring, Shower Rated TL402SBKS = Specular Black Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL403WBS = White Baffle, Solite® Glass Lens, and White Ring, Shower Rated TL403BBS = Black Baffle, Solite® Glass Lens, and White Ring, Shower Rated TLS408WHWB = Square Baffle Trim, Solite® Glass Lens, White Ring with White Baffle, Shower Rated TLS408WHBB = Square Baffle Trim, Solite® Glass Lens, White Ring with Black Baffle, Shower Rated TLS408SNBB = Square Baffle Trim, Solite® Glass Lens, Satin Nickel Ring with Black Baffle, Shower Rated TLS408TBZBB = Square Baffle Trim, Solite® Glass Lens, Tus- can Bronze Ring with Black Baffle, Shower Rated TL409WW = Wall Wash, Semi-Specular Clear Reflector with White Ring, Shower Rated TL409WHWW = Wall Wash, White Reflector with White Ring, Shower Rated TL422PS = Polymer “Dead Front” White Baffle & Regressed Lens, White Ring, Shower Rated Thin Profile Designer Trim Rings For use with Round TL4 trims (not compatible with Square TLS4 trims, or adjustable gimbals ELG, ELSG trims.) TRM400WH = White TRM400BK = Black TRM400SN = Satin Nickel TRM400TBZ = Tuscan Bronze TRM400PC = Polished Chrome * LE = Leading Edge (forward phase control) dimming * TE = Trailing Edge (reverse phase control) dimming ORDERING INFORMATION - H4 LED Adjustable Gimbals SAMPLE NUMBER: H457RICAT1E - ELG406930WH Complete unit includes LED housing, light engine and trim; ordered separately. H4 LED Light Engine Optional Accessory Reflector Kit Optional Len Media CRI CCT Finish (order separately)(order separately) ELG406 = Round LED Adjustable Gimbal Light Engine - 2nd Generation ELSG406 = Square LED Adjustable Gimbal Light Engine - 2nd Generation 9 = 90 CRI 27 = 2700K 30 = 3000K 35 = 3500K 40 = 4000K WH = White SN = Satin Nickel TBZ = Tuscan Bronze TL412RK includes: • 25° reflector (one is included with gimbal) • 35° reflector • 50° reflector TL412RK is for use with ELGxx and ELSGxx gimbals only. One lens media may be used in place of clear lens. Optical Lenses • L110 Diffuse Sand Blasted Lens • L111 Soft Focus Textured Lens • L113 Prismatic Lens • L115 Linear Spread Lens Dichroic Color Films • L114 UV Filter • L120 Red • L121 Amber • L122 Yellow • L123 Green • L124 Daylight • L125 Blue • L127 Cosmetic Color Filters • L130 Yellow www.cooperlighting.com Note: Specifications and Dimensions subject to change without notice. Visit our web site at www.cooperlighting.com Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.486.4800 FAX 770 486.4801 Cooper Lighting 5925 McLaughlin Rd. Mississauga, Ontario, Canada L5R 1B8 905.507.4000 FAX 905.568.7049 Solite® is a registered trademark of AGC Flat Glass North America P39 IV. Fixture Type: Catalog Number: Project: Location: WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. Sep 2014 Modern Forms – A WAC Lighting Company www.modernforms.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 LEDGE – model: WS-W14 LED Outdoor Sconce Luminiare FEATURES • ETL & cETL listed for wet locations • Low profile design • Replaceable LED module • 200° beam angle • 277V option available special order • 80,000 hour potential life • Color Temp: 3000K • CRI: 90 PRODUCT DESCRIPTION A luminous architectural profile and superior construction make this sconce appropriate for transitional and contemporary interiors or exteriors. Mitered silk-screened glass encases a maximum number of LEDs engineered for optimal illumination. Three sizes allow for cohesive specifications across residential and commercial interior and exterior applications. SPECIFICATIONS Construction: Aluminum with white mitered glass. Power: Transformer located in outlet box. 120V input. Light Source: High output LED. Dimming: Dims to 10% with an electronic low voltage (ELV) dimmer. Mounting: Mounts directly to junction box. Finish: Brushed Aluminum (AL), Black (BK). Standards: ETL & cETL listed. ADA compliant. Installation: Requires Transformer to be recessed within the junction box. ORDER NUMBER Model Height Finish WS-W14 08 14 20 8" 14" 20" AL BK Brushed Aluminum Black WS-W14 – Example: WS-W1420-AL FIXTURE PERFORMANCE Model Watt # of LEDs LED Lumens Photometric Lumens WS-W1408 12W 24 626 210 WS-W1414 22W 48 1250 520 WS-W1420 32W 72 1876 795 8" 6"4" 14" 5"4" 20" 8"4" FINISHES AL BK REPLACEMENT GLASS Model Fixture Description RPL-GLA-1408-01 WS-W1408 Outside GlassRPL-GLA-1414-01 WS-W1414 RPL-GLA-1420-01 WS-W1420 RPL-GLA-1408-02 WS-W1408 Inside GlassRPL-GLA-1414-02 WS-W1414 RPL-GLA-1420-02 WS-W1420 For 277V special order, add an “F” before the finish: WS-W1420F-AL P40 IV. Fixture Type: Catalog Number: Project: Location: WAC Lighting www.waclighting.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. Sep 2014 RUBIX - model: WS-W25 LED Wall Mount FEATURES • Meets 2013 California Title 24 Efficiency • IP65, ETL & cETL wet location listed • Die-cast aluminum construction • Powder coat finishes • Smooth and continuous ELV dimming • Universal driver (120V-220V-277V) • 3000K CCT • 85 CRI • 70,000 hour rated life WS-W25 – Example: WS-W2505-GH FIXTURE PERFORMANCE Model #Distribution Watt Delivered Lumens Efficacy WS-W2504 Down 17W 980 58 Lm/W WS-W2505 Up & Down 34.5W 1390 40 Lm/W PRODUCT DESCRIPTION Heavy duty construction and engineering ensure ultimate up and down lighting for a high-powered residential and commercial luminaire. Hardware concealed for a clean architectural look. Available in five stunning designer finishes. SPECIFICATIONS Construction: Aluminum with etched glass. Power: Integral driver in luminaire. 120V input. Light Source: High output LED Mounting: Mounts directly to junction box Dimming: Dims to 10% with an electronic low voltage (ELV) dimmer. Finish: Brushed Aluminum (AL), Black (BK), Bronze (BZ), Graphite (GH), White (WT). Standards: Wet location listed ORDERING INFORMATION Model Distribution Beam Voltage Watt LED Lumens Delivered Lumens Finish WS-W25 04 88°120V - 277V 17W 1235 980 AL BK BZ GH WT Brushed Aluminum Black Bronze Graphite White0570°120V - 277V 34.5W 2470 1390 5”62” 5” P41 IV. WAC Lighting www.waclighting.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JUNE 2012 RUBIX - model: WS-W25 LED Wall Mount Photometrics - 3000K WS-W2504 (Dark Sky Friendly) WS-W2505 (Up and Down) P42 IV. CARLSBAD, CA | PHONE 877 942 1179 | FAX 760 931 2916 | E-MAIL SALES@AURORALIGHT.COM | AURORALIGHT.COM In a continuing product improvement program, Auroralight reserves the right to modify product specifications without notification. © 2012 Auroralight, Inc. 2-7-REV~6.0 TYPE: LIFETIME LIGHTING SOLUTIONS... GUARANTEED 12 VOLT Remote Transformer Required LSW8 MERIDIAN The Meridian offers excellent illumination of walkways and steps in a small, yet rugged design. The graceful appearance of the eyelid effectively shields against glare, while the small aperture and soft diffusion lens allow excellent forward projection with soft illumination side to side. The LED package used in the Meridian is the very latest technology, delivering breakthrough performance and a halogen-like color temperature. Precise machining coupled with careful engineering addresses thermal management requirements and ensures high performance and reliability. The Meridian has an integral LED driver that allows it to operate on standard 12 volt systems with no additional hardware needed. Installation is simplified by the inclusion of a separate solid copper housing that can be pre-installed and fitted with the luminaire cartridge later. (B) Building mounted option is listed for indoor/outdoor wall/ceiling mount, IC rated, Class 2. Auroralight, backed by our Lifetime Warranty; the Meridian has no equal! CAT. #: LSW8 [NAT ] NATURAL [BLP] BRONZE PATINA [BR] BRASS [SS] STAINLESS STEEL [CU] COPPER [SQ-BR-NI] SQUARE BRASS NICKEL PVD FINISH [SQ-BR] SQUARE BRASS SQ faceplate not compatiblewith “FM” option [L] LANDSCAPE; Garden walls/ Structures etc. [B] BUILDING MOUNTED; Indoor/ outdoor, wet location, class 2, IC-rated, wall or ceiling mount ORDERING GUIDE: LSW8 L (LED) SW (STEP/WALL LIGHT) 8 (8 X 1/8”) Brass Faceplate 4” *100mm 2 1/4”57mm1 3/8”35mm CORE HOLE1 7/16”36mm 5/8”15mm *Note: [S] and [S-FM] Side Entry Dim. is 4 1/4”(107.95mm) FLUSH MOUNT FACEPLATE LED (1.25W) MOUNT LOCATION CONDUIT ENTRY FINISH [R] REAR CONDUIT ENTRY [S] SIDE CONDUIT ENTRY* [R-FM] FLUSH MOUNT, REAR CONDUIT ENTRY [S-FM] FLUSH MOUNT, SIDE CONDUIT ENTRY* Square Brass Faceplate Stainless Steel Faceplate Copper Faceplate RED INDICATES REQUIRED FIELD Cree XRE, Q4 Typical Integral, Adaptive IC w/ Dim. Decoder TRIAC dimming to <10% Typical *[D] Surge Suppression w/ Auto Reset -13 to 140F (-25 to 60C) Temperature monitoring w/ Auto Dim. Electronic or Magnetic 12-15v 350ma (.35 Amps) 50,000 hours average 10 to 15V AC, Self Regulating >0.90 Typical SSL SPECIFICATIONS: Light Source: LED Driver: Dimming: Over-current Protection: Ambient Temperature range: Over-Temp Protection: Source Compatibility: Current Rating: LED Life (L70): Input Voltage: Power Factor: [S] Side Entry 90° Shown Allows for 1, 1/2” threaded conduit out side of housing [R-FM] Rear Entry Shown Allows for 1, 1/2” conduit out back of housing Detail view of “FM” Flush Mount option. Allows fixture to be recessed into stucco or tile [27] INCANDESCENT [29] WARM WHITE [45] NEUTRAL WHITE [27D] INCANDESCENT [29D] WARM WHITE [45D] NEUTRAL WHITE *[D] =Dimmable P43 IV. 180° optics improve visibility with wider area illumination LED Lighting For Everything Part Number: WFLS-X3 Weatherproof LED Flexible Light Strip 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com REV 8.15.2014 Features 5050SMD high powered LEDs delivering up to 1,230 lumens 12 VDC operating voltage Available in 9 colors & 2 finish options Features LED Light Strip features adhesive backing & cuttable 3-LED segments for easy installation Beam Angle LED Type Voltage LEDs Per Segment Lumens (Max) Water Resistance Polarity Sensitive Wire Length 180 Degree 5050 SMD 9~14.8 VDC 3 6600 Weatherproof IP66 Yes 9 inch Flexible Light Strip 9 Color Options ≥30,000 Hrs 10.15mm White / Black 5m Type Color Life Span Strip Width Strip Finish Strip Length General Product Specifications Standards and Certifications Accessories Single Color Outdoor Remote Dimmers & Switches Strip Interconnects Mounting Hardware & Extrusions Power Supplies Applications include back lighting, task lighting, cove lighting, retail, sign illumination, under cabinet, display case, accent decor, and automotive accents P44 IV. Maximum Flexibility Precaution LED Lighting For Everything 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com REV 8.15.2014 Dimensions 1.99” 0.64” 0.40” 0.011” 0.096” + - + - 1.99” 0.64” 0.40” 0.011” 0.096” + - + - Emitting Color Cool White Natural White Warm White UV Blue Green Yellow Amber Red Wavelength 7500 K 5600 K 3250 K 440 nm 470 nm 525 nm 605 nm 610 nm 626 nm Intensity/ft 360 lm/ft 380 lm/ft 380 lm/ft 57000 mcd/ft 32918 mcd/ft 100584 mcd/ft 57000 mcd/ft 54864 mcd/ft 54864 mcd/ft Current Draw/ft @ 12VDC 292 mA (3.5 W) 274 mA (3.3 W) 292 mA (3.5 W) 305 mA (3.7 W) 292 mA (3.5 W) 292 mA (3.5 W) 335 mA (4 W) 335 mA (4 W) 335 mA (4 W) Product Specifications P45 IV. P46 IV. HISTORIC HOUSE OPTION A HISTORIC HOUSE OPTION B Fi l e P a t h : P : \ P r o j - 2 0 1 3 \ 2 1 3 7 4 . 0 0 _ J u k a t i \ D r a w i n g s \ 2 1 3 7 4 _ A 4 - 0 H i s t o r i c A B . d w g Pl o t D a t e / T i m e : J a n u a r y 2 2 , 2 0 1 5 - 4 : 0 6 p m COPYRIGHT 2015 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. Consultants Issue: SHEET TITLE PROJECT NO: DWG FILE: SCALE: 21374_A4-0 Historic AB.dwg 28 SMUGGLER GROVE ASPEN, CO 81611 21374 1830 blake st, ste 200 denver, co 80202 303.308.1373 o 303.308.1375 f 234 e hopkins ave aspen, co 81611 970.544.9006 o 970.544.3473 f r o w l a n d +b r o u g h t o n architecture / urban design / interior design 01-15-2014 HPC - MEETING 01-20-2014 CLIENT REVIEW 01-21-2014 CLIENT REVIEW CLIENT REVIEW 02-17-2014 HPC WORKSESSION 02-26-2014 NEW HOUSE DESIGN CHANGES 02-28-2014 CLIENT REVIEW 03-06-2014 CLIENT REVIEW 03-26-2014 HPC CONCEPTUAL REVIEW 04-04-2014 HPC MEMO RESPONSE 07-09-2014 HPC CONT. CONCEPTUAL REVIEW 08-05-2014 CLIENT REVIEW 08-21-2014 HPC CONT. CONCEPTUAL REVIEW 09-10-2014 HPC FINAL REVIEW 12-12-2014 A4.0 1/8"=1'-0" HISTORIC HOUSE PROPOSED ELEVATIONS P 4 7 I V . 28 Smuggler Grove Rd. 1/28/15 Page 1 of 5 Staff recommends approval of Final Major Development Review with conditions. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner RE: 28 Smuggler Grove Rd.– Final Major Development Review, PUBLIC HEARING DATE: January 28, 2015 SUMMARY: 28 Smuggler Grove Road is a circa 1880s miner’s cabin located in the Smuggler Mountain neighborhood off of Midland Avenue. The applicant requests approval to relocate the building on the lot, demolish a non-historic addition and construct a new addition to the historic resource. A new single family residence is requested on the lot. Conceptual Major Development, Setback Variances, a Residential Design Standard Variance, and FAR Bonus were granted for the project. The applicant requests Final Major Development Review. BACKGROUND: The property was designated a historic landmark in 2008. The subject residence was moved to the Jukati Subdivision, specifically 28 Smuggler Grove Road, in 1976. Because the subdivision was not annexed into the City until 1987, the City did not propose landmark designation during the previous historic inventory surveys. The floor plan of this building is atypical to traditional miner’s cabins in Aspen. Staff does not know where the home was originally sited; however during the designation hearing in 2008, Staff found a similar shaped building on the 1904 Sanborne Map that may be the subject residence in its original location. APPLICANT: Pagewood LLC, represented by Sara Upton and Brian Rubenstein of Rowland and Broughton Architecture and Urban Design. PARCEL ID: 2737-181-23-002. Figure 1: 28 Smuggler Grove current condition P48 IV.A. 28 Smuggler Grove Rd. 1/28/15 Page 2 of 5 FINAL MAJOR DEVELOPMENT ADDRESS: 28 Smuggler Grove Rd., Jukati Subdivision, Lot 2, City and Townsite of Aspen, CO. ZONING: R-15A Staff Response: Materials: The applicant proposes similar materials for both the new addition behind the Victorian and the new house. Staff is supportive of the proposed materials for the new house – the dimensions are similar to the horizontal siding found on the Victorian and the materials are a product of their own time which meet Guidelines 11.8, 11.9 and 11.10 below. Staff is concerned about the proposed materials for the new addition to the landmark and recommends that the number of materials be simplified and differentiated from the new house in order to meet Guideline 10.11. The applicant responded to these concerns before the packet was submitted and proposes Option A and Option B. Staff is supportive of the option that shows painted horizontal siding behind the historic Victorian and finds that Guideline 10.11 is met. The applicant is prepared to bring material samples to the public hearing. Staff is supportive of the metal roof and the minimal architectural details proposed for both the new addition and the historic home and finds that Guidelines 7.10 and 11.10 are met. 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building.  A metal roof material should have an earth tone and have a matte, non-reflective finish.  A metal roof with a lead-like patina also is an acceptable alternative.  Seams should be of a low profile.  A roof assembly with a high profile seam or thick edge is inappropriate. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building.  The new materials should be either similar or subordinate to the original materials. 11.8 Use building materials that contribute to a traditional sense of human scale.  Materials that appear similar in scale and finish to those used historically on the site are encouraged.  Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. P49 IV.A. 28 Smuggler Grove Rd. 1/28/15 Page 3 of 5  These include windows, doors and porches.  Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged.  This blurs the distinction between old and new buildings.  Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. Windows: Staff is supportive of the windows proposed for both the new addition to the historic resources and the new home. The applicant applied the traditional double hung window dimensions to the proposed windows in the new addition and the front façade of the new house. Staff finds that Guideline 11.9 above is met. Landscape: The applicant proposes a landscape plan that includes a fence that is setback behind the front façade of both homes. A dry well is proposed in front of the new home. Staff suggests that the applicant illustrate any visual impacts of this location at the meeting. Staff is supportive of the landscape proposed in front of the new home. Staff recommends that the applicant explain the proposed plantings for the historic home and how they meet Guidelines 1.10 and 1.13 during the hearing. Overall Staff is supportive of the landscape proposed for the historic home. The proposed wooden fence is simple and is similar to fences approved for historic landmark properties in the West End. Staff finds that the Guidelines are met and recommends approval. 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street.  A fence that defines a front yard is usually low to the ground and "transparent" in nature.  On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".)  A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building.  Note that using no fencing at all is often the best approach.  Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally.  Fence columns or piers should be proportional to the fence segment. P50 IV.A. 28 Smuggler Grove Rd. 1/28/15 Page 4 of 5 1.5 A side yard fence which extends between two homes should be set back from the street-facing facade.  This setback should be significant enough to provide a sense of open space between homes. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context.  A side yard fence is usually taller than its front yard counterpart. It also is less transparent. A side yard fence may reach heights taller than front yard fences (up to six feet), but 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. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures.  The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site.  Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth.  Reserve the use of exotic plants to small areas for accent.  Do not cover grassy areas with gravel, rock or paving materials. Lighting: A lighting plan and proposed fixtures are included in the application. Staff is supportive of the locations and fixtures proposed for both homes. Staff recommends that a scone be provided adjacent to the front door of the historic home, which is typical for the Victorian era – the style to be reviewed and approved by Staff and Monitor. Staff finds that the Guideline below is met. 1.15 Minimize the visual impacts of site lighting.  Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or P51 IV.A. 28 Smuggler Grove Rd. 1/28/15 Page 5 of 5 • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. __________________________________________________________________ STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. Final approval is hereby granted as shown in Exhibit A. Restoration: 2. The dimensions and detailing of the front porch, foundation, and the eaves/architectural details of the historic home shall be reviewed and approved by Staff and Monitor prior to building permit issuance. 3. Provide a preservation plan detailing the proposed treatment of all existing and missing materials and features, for review and approval by staff, prior to building permit. Materials: 4. Option ___ is approved. Landscape: 5. Maintain existing grade as closely as possible. The final grading plan will be reviewed and approved by staff and monitor. Lighting: 6. One sconce shall be located adjacent to the front door of the historic home. The style of the fixture shall be reviewed and approved by Staff and Monitor prior to Certificate of Occupancy. 7. All lighting shall meet City of Aspen Lighting Code. EXHIBITS: Exhibit A: Application P52 IV.A. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 28 SMUGGLER GROVE RD., JUKATI SUBDIVISION, LOT 2, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #___, SERIES OF 2015 PARCEL ID: 2737-181-23-002 WHEREAS, the applicant, Pagewood LLC, represented by Sara Upton and Brian Rubenstein of Rowland and Broughton Architecture and Urban Design, requested HPC Major Development (Conceptual), Relocation, Demolition, FAR Bonus, and Variances approval for the property located at 28 Smuggler Grove Rd., Jukati Subdivision, Lot 2, City and Townsite of Aspen, CO; and WHEREAS, 28 Smuggler Grove Road is listed on the Aspen Inventory of Historic Landmark Sites and Structures; and WHEREAS, HPC granted Conceptual approval, Relocation, Demolition, FAR Bonus and variances via Resolution No. 33, Series of 2014; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Sara Adams, in her staff report to HPC dated January 28, 2015, performed an analysis of the application based on the standards and recommended approval of the project with conditions; and WHEREAS, at a meeting on January 28, 2015 the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and approved the project by a vote of _______________. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval with the following conditions: P53 IV.A. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 2 of 3 1. Final approval is hereby granted as shown in Exhibit A. Restoration: 2. The dimensions and detailing of the front porch, foundation, and the eaves/architectural details of the historic home shall be reviewed and approved by Staff and Monitor prior to building permit issuance. 3. Provide a preservation plan detailing the proposed treatment of all existing and missing materials and features, for review and approval by staff, prior to building permit. Materials: 4. The applicant shall simplify the materials proposed for the north façade (street facing) of the new addition behind the Victorian for review and approval by Staff and Monitor prior to building permit issuance. Landscape: 5. Maintain existing grade as closely as possible. The final grading plan will be reviewed and approved by staff and monitor. Lighting: 6. One sconce shall be located adjacent to the front door of the historic home. The style of the fixture shall be reviewed and approved by Staff and Monitor prior to Certificate of Occupancy. 7. All lighting shall meet City of Aspen Lighting Code. Vested Rights: 8. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 28 Smuggler Grove Rd. 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 P54 IV.A. 28 Smuggler Grove Rd. HPC Resolution #___, Series of 2015 Page 3 of 3 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 28th day of January, 2015. ______________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk Exhibit A: Final site plan and elevations. P55 IV.A. Page 1 of 5 MEMORANDUM Project: 21374.00 Jukati Subject: Substantial Amendment Description Date: 12 December 2014 To: Sara Adams From: Rowland Broughton Architecture Cc: Dear Sara, Please find attached our documents required for the submittal of a Major Development/ Final Review for the property located at 28 Smuggler Grove in Aspen, CO. Our client’s goal is to create two modest family homes on the lot where an existing historic home has been relocated, and condominiumize them. The historic house would be shifted to the east side of the lot. This will allow the historic resource to receive maximum exposure, because the lot to the east has a large rock outcropping that will make it an unlikely candidate for redevelopment. The proposed addition to the historic house consists of a two story mass attached to a linking element behind the existing miner’s cabin. The new house would be located on the west side of the lot. We are seeking a square footage bonus for this project (26.415.110.F). The square footage will be shared between the two homes in order to more successfully provide for a three bedroom program for each house. Please review our summary of the project’s compliance with the Historic Preservation Guidelines for further clarification. We are requesting front setback variances for this project (26.415.110.C). The R15-A zoning establishes a 25’ front yard setback, which creates a hardship for this 76’ deep lot. The front of the historic resource is located 9’-10” back from the front property line. This location serves to establish a streetscape with the two adjacent building front facades, and allows for visibility of the historic portion of the house. The new house is located 19’-2” from the front property line in order to give prominence to the historic resource. We are also requesting side setback variances for this project in order to allow as much space as possible between the historic resource and the new house. We propose to use the 5’ easements on each side of the lot as setback lines and give the additional space to the separation between the houses. In most cases, the encroachment into the side setbacks is for light well placement. P56 IV.A. Page 2 of 5 Compliance with Residential Design Standards (26.410.040):  Both houses are oriented with their front facades facing the street, although a technical variance is requested, since Smuggler Grove curves along the front property line of the subject lot.  Fences are proposed for the project, and the design includes the use of 42” fences that are placed behind the front facades of the house. The fences increase in height at the back of the lot to allow for privacy. Fence design is included in the landscape portion of the Final Review package.  The project is exempt from the secondary mass requirement.  The new house garage is accessed from Smuggler Grove, which is a private road.  The new house garage door is a single bay width.  Both homes possess street-facing front doors and principal windows.  The front door of the existing historic house is more than 10’ back from the front façade due to the unusually long mass that is at the front of the house.  Both houses are designed with front porches with a minimum of 50 square feet, and are open on two sides.  Both homes possess first story street-facing elements.  No street-facing windows span the area between nine and twelve feet above the finished first floor.  No light wells are on the front façade of the house.  Materials have been applied in a way that represents their true characteristics on both buildings, and their application is consistent along the perimeter of the houses.  This project is exempt from inflection. Compliance with Historic Preservation Guidelines: The following is a basic summary of conceptual topics relative to the scope of the project. A more detailed description will be addressed at the Final Review. Chapter 1: Streetscape and Lot Features As this project seeks to design for two residences on one lot, the intention is to maximize the opportunity to retain any historical significant elements.  The existing fence is not likely original, and no new street fencing is proposed. The fencing that is proposed is set back behind the front façade of the house, and can be referenced in the landscape drawings of the final drawing submittal.  There are no existing retaining walls on the site, and none are proposed for the project.  The walkway of the historic house will consist of brick pavers, while the new house will consist of concrete pavers.  The front yard of the historic house will be planted with historically appropriate plantings and flowers, such as hollyhocks and spirea. Refer to the planting plan for more detailed information.  Trees will be removed as a part of the redevelopment, and they will be mitigated on site to the maximum extent possible, while paying cash-in-lieu for the remaining balance. P57 IV.A. Page 3 of 5  There are no historically significant planting design on the property, since the historic resource is not in its original location.  The only trees in front of the historic resource are aspens, which have been located in a response to the adjacent neighbor’s request to screen the development.  Site lighting will be shielded at the exterior entries to the historic house and addition. The front entry light fixture will be a recessed can mounted over the entry door, so that the entrance may meet code. Site lighting around the sides and rear of the house consists mostly of path lighting and built-in bench lighting. Chapter 2: Historic Building Materials All efforts will be made to preserve the historic resource and take the greatest care of any original material. Any repair or replacement will strive to maintain the existing historic aesthetic or upgrade the structure using similar materials that best match the original.  Existing painted wood lap siding will remain, except in areas that are in need of repair. Chapter 3: Windows All historic windows and their corresponding placement will be preserved. Any repair or replacement will match the original design of the historic resource. Further analysis will be undertaken during the construction phase of the project, at which time the original framing and window openings will be reviewed and revised to a historically appropriate proportion. Chapter 4: Doors All historic doors will be preserved and any repair or replacement will match the original design of the historic resource. A half-lite entry door is existing, but is not original to the home. This door will be replaced with a historically appropriate half-lite entry door, unless it is deemed that the existing door will be sufficient as a design aesthetic. There is an existing transom above the door that will be retained. Chapter 5: Porches The existing porch is not historic, and will be replaced to meet the historic aesthetic and for current code compliance, should it be necessary. The new residence will have a RDS compliant porch added to the front to compliment the streetscape shared by the two buildings. Posts, columns and fascia details of the porch roof will utilize simple details that are approved by HPC, since there is no photographic evidence of the original condition of these elements. Chapter 6: Architectural Details Architectural details native to the historic resource will be preserved and, where necessary, repaired or replaced to maintain the assumed original aesthetic, as we have no photographic evidence of the original home. Window head detailing will utilize simple details that are approved by HPC, since there is no photographic evidence of the original condition of these elements. P58 IV.A. Page 4 of 5 Chapter 7: Roofs The historic resource will be preserved and maintained, which will include the roof and eave depth. The existing fascia is not historic, and will be replaced with a detail that is accepted by HPC as being historically appropriate. Historic roofing materials will be used during any repairs, replacement or additions. Any items that will impact the visual interest of the roofline will be minimized. The addition to the historic resource will be set back with the use of a linking element to preserve the autonomy of the original cabin and highlight the structure at the streetscape, and a gable roof form will be utilized on this two-story volume. Chapter 8: Secondary Structures There are no existing historic secondary structures on the lot. Chapter 9: Building Relocation and Foundations The historic resource was relocated once and the current relocation will put the historic resource to the front of the lot, facing the street and giving it better exposure to the streetscape. The greatest care will be taken when moving the historic resource and its restoration will be a priority. All lightwells will be on the side of the houses. The structural detailing of the house will ensure that it is located closer to the existing grade by hanging the floor joists off of the foundation wall, which will effectively lower the house from its current condition by approximately one foot. Chapter 10: Building Additions The design intent is to restore the miner’s cabin to its original size and shape, while removing the addition to the cabin that was added in the 1970’s. The new addition will be set back from the cabin and be designed with shape, mass and materiality that will not detract from the character of the historic resource, including a linking element to separate the new from the original. Chapter 11: New Buildings on Landmarked Properties The new residence will be sited to face the street alongside the historic resource. It will, however, be set back from the front of the cabin to allow for a greater streetscape exposure for the preserved structure. The design will incorporate a front porch and be scaled appropriately so that it does not overwhelm the historic resource. Gable roofs with slopes matching the miner’s cabin are proposed to create a relationship between old and new houses. Project Objectives:  Take advantage of Snyder Park setting  Orient houses to views of Smuggler and Aspen Mountain  Locate two houses on a wide, shallow lot in order to create a streetscape  Create off-street parking solutions  Utilize two curb cuts in order to allow for maximum visibility for the historic resource P59 IV.A. Page 5 of 5  Request side setback variances to increase the distance between the two houses  Request front setback variances to allow for the existing condition of the historic resource in conjunction with a compliant linking element Site Constraints:  Unusual lot size, wide and shallow  Historic resource has a front bay that is longer than most Victorian era miners’ cabins We look forward to receiving your feedback at the HPC hearing on June 25. Best regards, Sara Boulet Upton Senior Project Manager Rowland + Broughton Architecture P60 IV.A. P61 IV.A. P62 IV.A. P 6 3 I V . A . P64 I V . A . P65 I V . A . P66 I V . A . P67 I V . A . P68 I V . A . CO R R U G A T E D M E T A L ME T A L P A N E L 1 2 3 4 5 6 7 8 CE D A R R A I N S C R E E N PA I N T E D W O O D S I D I N G STEEL WO O D S H I N G L E S ÖK O S K I N I N A N T H R A C I T E & L I Q U I D E B L A C K ÖK O S K I N I N I V O R Y 6 1 1 7 5 5 4 4 2 7 1 5 5 4 3 8 P69 IV.A. CO R R U G A T E D M E T A L ME T A L P A N E L CE D A R R A I N S C R E E N PA I N T E D W O O D S I D I N G STEEL WO O D S H I N G L E S ÖK O S K I N I N A N T H R A C I T E & L I Q U I D E B L A C K ÖK O S K I N I N I V O R Y 1 1 3 2 2 4 4 4 1 6 7 8 5 1 2 3 4 5 6 7 8 P70 IV.A. ST A N D I N G S E A M M E T A L ME T A L P A N E L CE D A R L A P S I D I N G NE O L I T H T I L E STEEL SE D U M T I L E S 1 3 2 3 4 6 4 4 2 5 6 5 1 1 1 2 3 4 51234 5 6 P71 IV.A. 1 4 3 5 4 5 2 3 4 1 1 ST A N D I N G S E A M M E T A L ME T A L P A N E L CE D A R L A P S I D I N G NE O L I T H T I L E STEEL SE D U M T I L E S 1 2 3 4 5 6 P72 IV.A. ÖK O S K I N B Y R E I D E R I N AN T H R A C I T E A N D L I Q U I D E B L A C K ST A N D I N G S E A M ME T A L R O O F A N D SI D I N G WH I T E P A I N T E D W O O D S I D I N G CE D A R L A P S I D I N G CE D A R RA I N S C R E E N CE D A R R A I N S C R E E N ÖK O S K I N B Y R E I D E R I N I V O R Y NEOLITH TILE IN BETON P73 IV.A. HALO LED H4 Series - 2nd Generation The Halo H4 LED is a family of 4” aperture recessed downlight H457 series of housings designed for exclusive use with Halo EL406, ELG406, ELSG406 Series LED Light Engines and compatible TL4 and TLS4 LED trims. Halo H4 LED housings have integral LED drivers that offer dimming as a standard feature. This is an insulated ceiling*, AIR-TITE™, remodel housing offering 120 volt dimming capability. The H4 LED series offers high quality downlighting along with high efficacy – the result being great light- ing and significant energy savings. MECHANICAL Housings Single wall formed aluminum construction. Openings are gasketed for AIR-TITE installation. 5 1/2” height allows use in 2”x 6 joist construction. AIR-TITE aperture gasket is pre-installed. Remodel Arm • Spring steel construction designed for ease of installation and ceiling support of LED driver. MOUNTING Remodel Springs • Four remodel clips secure housing and accommodate 1/2” and 5/8” ceiling material. ELECTRICAL Junction Box • Seven 1/2” trade size conduit knockouts with true pry-out slots • Slide-N-Side™ connectors allow non metallic sheathed cable to be installed without tools and without removing knockouts. • Accepts a wide range of non-metallic sheathed cables - The standard cable types used in lighting in both U.S. and Canada. - Allows wiring connections to be made outside the junction box. - Simply insert the cable directly into the trap after connections are made. - Accommodates the following standard nonmetallic sheathed cable types: US: #14/2, #14/3, #12/2, #12/3 Canada: #14/2, #14/3, #12/2 LED LIght Engine Connection • LED connector is a non-screw base connector offering easy installation with the H4 LED 2nd Generation EL406, ELG406, ELSG406 Series LED Light Engines. • LED connector meets high- efficacy luminaire requirement for a non-screw base socket, and where required to qualify as a high-efficacy luminaire (California Title-24). LED Driver • LED dimmable driver mounts to the housing junction box. • Driver is a 120 Volt, high efficiency, electronic power supply providing low voltage power to EL Series LED Light Engines. • Driver meets FCC EMI/RFI Consumer Level limits for use in residential and commercial installations. • Driver features power factor >.90, THD <20% and has integral thermal protection in the event of over temperature or internal failure. • Driver is specifically designed for compatibility with EL406 LED Light Engines, and ELG406, ELSG406 Adjustable Gimbal Light Engine / Trims. • If dimming is not required the fixture can be operated from a standard wall switch. Dimming • The HALO H4 LED luminaire is designed for dimming capability to 10% in normal operation with most 120V leading edge (LE) and trailing edge (TE) phase control dimmers. H4 LED may also dim to 5% using dimmers with low end trim adjustment. (Consult dimmer manufacturer for application/compatibility/ loading. Note, some dimmers require a neutral in the wallbox). Warranty Cooper Lighting provides a five year limited warranty on Halo LED Luminaires which includes the LED Recessed Housing, LED Light Engine, and LED trims. Labels • UL/cUL Listed 1598 Luminaire • UL/cUL Listed for Damp Location • UL/cUL Listed for Wet Location, covered ceiling - with select trims • UL/cUL listed for Direct Contact with insulation and combustible material Qualifications • Use with designated LED light engines and trims for ENERGY STAR® qualification.** • Can be used for State of California Title 24 high efficacy luminaire compliance** • Can be used for Washington State Energy Code (WSEC) and International Energy Conservaction Code (IECC) high efficacy luminaire compliance IC and AIR-TITE™ Certified under ASTM-E283 and listed UL/cUL 1598. May be used to meet insulated ceiling and restricted air-flow requirements such as: • Washington State Energy Code (WSEC) • International Energy Conservation Code (IECC) • New York State Energy Conservation Construction Code (NY-ECCC) • State of California Title 24 “Recessed Luminaires in Insulated Ceilings.” DESIGN FEATURES H457RICAT1E 4-Inch LED Recessed Remodel Housing Insulated Ceiling High Efficacy LED Housing- Dimmable www.cooperlighting.com ADV131741 December 16, 2013 10:37 AM H4 Series LED Energy Data: (Values at non-dimming line voltage.) Minimum Starting Temp: -30°C (-22°F) EMI/RFI: FCC Title 47 CFR, Part 18, (Consumer) Sound Rating: Class A standards Input Voltage: 120V Power Factor: >0.90 Input Frequency: 50/60Hz THD: <20% Input Power: 13W Input Current: 120mA Driver Compliance: UL8750, Class II rated Maximum IC (Insulated Ceilng) Ambient Continuous Operating Room Temperature: 25°C (77°F) Maximum Non-IC (Non-Insulated Ceilng) Ambient Continuous Operating Room Temperature: 40°C (104°F) Catalog # Project Comments Prepared by Type Date HALO® *Not for use with housings in direct contact with spray foam insulation. **Refer to ENERGY STAR® Qualified Products List and CEC (T24) Appliance Database for listings. FOR USE IN INSULATED CEILINGS FOR DIRECT CONTACT WITH INSULATION* ALSO SUITABLE FOR NON-IC APPLICATIONS P74 IV.A. DIMENSIONS H457RICAT1EHALO® 5 inch [127 mm] 14-3/4 inch [374 mm] 4-3/4 inch [121 mm] 4-1/4 inch [108 mm]Ceiling opening to match template supplied with housing 5-1/2 inch [140 mm] ORDERING INFORMATION - H4 LED Downlights SAMPLE NUMBER: H457RICAT1E - EL406927 - TL410SC Complete unit includes LED housing, light engine and trim; ordered separately. H4 LED Housing H4 LED Light Engine EL406 CRI CCT H457 = 4˝ housing H4 LED series downlight 2nd Generation RICAT = Remodel, Insulated Ceiling, AIR-TITE 1E = LED driver, 120V, 50/60 Hz, dimmable, LE/TE* phase control dimmers (refer to dimmer manufacturer). EL406 = 4" LED Downlight Engine, 2nd Generation 9 = 90 CRI 27 = 2700K 30 = 3000K 35 = 3500K 40 = 4000K Trim Options Accessories TL410SC = Specular Clear Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410H = Haze Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410WH = White Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL410SN = Satin Nickel Reflector, Diffuse Polymer Dome Lens, Satin Nickel Ring, Shower Rated TL410TBZ = Tuscan Bronze Reflector, Diffuse Polymer Dome Lens, Tuscan Bronze Ring, Shower Rated TL410SBK = Specular Black Reflector, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL411WB = White Baffle, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL411BB = Black Baffle, Diffuse Polymer Dome Lens, White Ring, Shower Rated TL402SCS = Specular Clear Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402HS = Haze Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402WHS = White Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL402SNS = Satin Nickel Reflector, Solite® Glass Lens, and Satin Nickel Ring, Shower Rated TL402TBZS = Tuscan Bronze Reflector, Solite® Glass Lens, and Tuscan Bronze Ring, Shower Rated TL402SBKS = Specular Black Reflector, Solite® Glass Lens, and White Ring, Shower Rated TL403WBS = White Baffle, Solite® Glass Lens, and White Ring, Shower Rated TL403BBS = Black Baffle, Solite® Glass Lens, and White Ring, Shower Rated TLS408WHWB = Square Baffle Trim, Solite® Glass Lens, White Ring with White Baffle, Shower Rated TLS408WHBB = Square Baffle Trim, Solite® Glass Lens, White Ring with Black Baffle, Shower Rated TLS408SNBB = Square Baffle Trim, Solite® Glass Lens, Satin Nickel Ring with Black Baffle, Shower Rated TLS408TBZBB = Square Baffle Trim, Solite® Glass Lens, Tus- can Bronze Ring with Black Baffle, Shower Rated TL409WW = Wall Wash, Semi-Specular Clear Reflector with White Ring, Shower Rated TL409WHWW = Wall Wash, White Reflector with White Ring, Shower Rated TL422PS = Polymer “Dead Front” White Baffle & Regressed Lens, White Ring, Shower Rated Thin Profile Designer Trim Rings For use with Round TL4 trims (not compatible with Square TLS4 trims, or adjustable gimbals ELG, ELSG trims.) TRM400WH = White TRM400BK = Black TRM400SN = Satin Nickel TRM400TBZ = Tuscan Bronze TRM400PC = Polished Chrome * LE = Leading Edge (forward phase control) dimming * TE = Trailing Edge (reverse phase control) dimming ORDERING INFORMATION - H4 LED Adjustable Gimbals SAMPLE NUMBER: H457RICAT1E - ELG406930WH Complete unit includes LED housing, light engine and trim; ordered separately. H4 LED Light Engine Optional Accessory Reflector Kit Optional Len Media CRI CCT Finish (order separately)(order separately) ELG406 = Round LED Adjustable Gimbal Light Engine - 2nd Generation ELSG406 = Square LED Adjustable Gimbal Light Engine - 2nd Generation 9 = 90 CRI 27 = 2700K 30 = 3000K 35 = 3500K 40 = 4000K WH = White SN = Satin Nickel TBZ = Tuscan Bronze TL412RK includes: • 25° reflector (one is included with gimbal) • 35° reflector • 50° reflector TL412RK is for use with ELGxx and ELSGxx gimbals only. One lens media may be used in place of clear lens. Optical Lenses • L110 Diffuse Sand Blasted Lens • L111 Soft Focus Textured Lens • L113 Prismatic Lens • L115 Linear Spread Lens Dichroic Color Films • L114 UV Filter • L120 Red • L121 Amber • L122 Yellow • L123 Green • L124 Daylight • L125 Blue • L127 Cosmetic Color Filters • L130 Yellow www.cooperlighting.com Note: Specifications and Dimensions subject to change without notice. Visit our web site at www.cooperlighting.com Customer First Center 1121 Highway 74 South Peachtree City, GA 30269 770.486.4800 FAX 770 486.4801 Cooper Lighting 5925 McLaughlin Rd. Mississauga, Ontario, Canada L5R 1B8 905.507.4000 FAX 905.568.7049 Solite® is a registered trademark of AGC Flat Glass North America P75 IV.A. Fixture Type: Catalog Number: Project: Location: WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. Sep 2014 Modern Forms – A WAC Lighting Company www.modernforms.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 LEDGE – model: WS-W14 LED Outdoor Sconce Luminiare FEATURES • ETL & cETL listed for wet locations • Low profile design • Replaceable LED module • 200° beam angle • 277V option available special order • 80,000 hour potential life • Color Temp: 3000K • CRI: 90 PRODUCT DESCRIPTION A luminous architectural profile and superior construction make this sconce appropriate for transitional and contemporary interiors or exteriors. Mitered silk-screened glass encases a maximum number of LEDs engineered for optimal illumination. Three sizes allow for cohesive specifications across residential and commercial interior and exterior applications. SPECIFICATIONS Construction: Aluminum with white mitered glass. Power: Transformer located in outlet box. 120V input. Light Source: High output LED. Dimming: Dims to 10% with an electronic low voltage (ELV) dimmer. Mounting: Mounts directly to junction box. Finish: Brushed Aluminum (AL), Black (BK). Standards: ETL & cETL listed. ADA compliant. Installation: Requires Transformer to be recessed within the junction box. ORDER NUMBER Model Height Finish WS-W14 08 14 20 8" 14" 20" AL BK Brushed Aluminum Black WS-W14 – Example: WS-W1420-AL FIXTURE PERFORMANCE Model Watt # of LEDs LED Lumens Photometric Lumens WS-W1408 12W 24 626 210 WS-W1414 22W 48 1250 520 WS-W1420 32W 72 1876 795 8" 6"4" 14" 5"4" 20" 8"4" FINISHES AL BK REPLACEMENT GLASS Model Fixture Description RPL-GLA-1408-01 WS-W1408 Outside GlassRPL-GLA-1414-01 WS-W1414 RPL-GLA-1420-01 WS-W1420 RPL-GLA-1408-02 WS-W1408 Inside GlassRPL-GLA-1414-02 WS-W1414 RPL-GLA-1420-02 WS-W1420 For 277V special order, add an “F” before the finish: WS-W1420F-AL P76 IV.A. Fixture Type: Catalog Number: Project: Location: WAC Lighting www.waclighting.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. Sep 2014 RUBIX - model: WS-W25 LED Wall Mount FEATURES • Meets 2013 California Title 24 Efficiency • IP65, ETL & cETL wet location listed • Die-cast aluminum construction • Powder coat finishes • Smooth and continuous ELV dimming • Universal driver (120V-220V-277V) • 3000K CCT • 85 CRI • 70,000 hour rated life WS-W25 – Example: WS-W2505-GH FIXTURE PERFORMANCE Model #Distribution Watt Delivered Lumens Efficacy WS-W2504 Down 17W 980 58 Lm/W WS-W2505 Up & Down 34.5W 1390 40 Lm/W PRODUCT DESCRIPTION Heavy duty construction and engineering ensure ultimate up and down lighting for a high-powered residential and commercial luminaire. Hardware concealed for a clean architectural look. Available in five stunning designer finishes. SPECIFICATIONS Construction: Aluminum with etched glass. Power: Integral driver in luminaire. 120V input. Light Source: High output LED Mounting: Mounts directly to junction box Dimming: Dims to 10% with an electronic low voltage (ELV) dimmer. Finish: Brushed Aluminum (AL), Black (BK), Bronze (BZ), Graphite (GH), White (WT). Standards: Wet location listed ORDERING INFORMATION Model Distribution Beam Voltage Watt LED Lumens Delivered Lumens Finish WS-W25 04 88°120V - 277V 17W 1235 980 AL BK BZ GH WT Brushed Aluminum Black Bronze Graphite White0570°120V - 277V 34.5W 2470 1390 5”62” 5” P77 IV.A. WAC Lighting www.waclighting.com Phone (800) 526.2588 • Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive • Port Washington, NY 11050 Phone (516) 515.5000 • Fax (516) 515.5050 Western Distribution Center 1750 Archibald Avenue • Ontario, CA 91760 Phone (800) 526.2588 • Fax (800) 526.2585 WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JUNE 2012 RUBIX - model: WS-W25 LED Wall Mount Photometrics - 3000K WS-W2504 (Dark Sky Friendly) WS-W2505 (Up and Down) P78 IV.A. CARLSBAD, CA | PHONE 877 942 1179 | FAX 760 931 2916 | E-MAIL SALES@AURORALIGHT.COM | AURORALIGHT.COM In a continuing product improvement program, Auroralight reserves the right to modify product specifications without notification. © 2012 Auroralight, Inc. 2-7-REV~6.0 TYPE: LIFETIME LIGHTING SOLUTIONS... GUARANTEED 12 VOLT Remote Transformer Required LSW8 MERIDIAN The Meridian offers excellent illumination of walkways and steps in a small, yet rugged design. The graceful appearance of the eyelid effectively shields against glare, while the small aperture and soft diffusion lens allow excellent forward projection with soft illumination side to side. The LED package used in the Meridian is the very latest technology, delivering breakthrough performance and a halogen-like color temperature. Precise machining coupled with careful engineering addresses thermal management requirements and ensures high performance and reliability. The Meridian has an integral LED driver that allows it to operate on standard 12 volt systems with no additional hardware needed. Installation is simplified by the inclusion of a separate solid copper housing that can be pre-installed and fitted with the luminaire cartridge later. (B) Building mounted option is listed for indoor/outdoor wall/ceiling mount, IC rated, Class 2. Auroralight, backed by our Lifetime Warranty; the Meridian has no equal! CAT. #: LSW8 [NAT ] NATURAL [BLP] BRONZE PATINA [BR] BRASS [SS] STAINLESS STEEL [CU] COPPER [SQ-BR-NI] SQUARE BRASS NICKEL PVD FINISH [SQ-BR] SQUARE BRASS SQ faceplate not compatiblewith “FM” option [L] LANDSCAPE; Garden walls/ Structures etc. [B] BUILDING MOUNTED; Indoor/ outdoor, wet location, class 2, IC-rated, wall or ceiling mount ORDERING GUIDE: LSW8 L (LED) SW (STEP/WALL LIGHT) 8 (8 X 1/8”) Brass Faceplate 4” *100mm 2 1/4”57mm1 3/8”35mm CORE HOLE1 7/16”36mm 5/8”15mm *Note: [S] and [S-FM] Side Entry Dim. is 4 1/4”(107.95mm) FLUSH MOUNT FACEPLATE LED (1.25W) MOUNT LOCATION CONDUIT ENTRY FINISH [R] REAR CONDUIT ENTRY [S] SIDE CONDUIT ENTRY* [R-FM] FLUSH MOUNT, REAR CONDUIT ENTRY [S-FM] FLUSH MOUNT, SIDE CONDUIT ENTRY* Square Brass Faceplate Stainless Steel Faceplate Copper Faceplate RED INDICATES REQUIRED FIELD Cree XRE, Q4 Typical Integral, Adaptive IC w/ Dim. Decoder TRIAC dimming to <10% Typical *[D] Surge Suppression w/ Auto Reset -13 to 140F (-25 to 60C) Temperature monitoring w/ Auto Dim. Electronic or Magnetic 12-15v 350ma (.35 Amps) 50,000 hours average 10 to 15V AC, Self Regulating >0.90 Typical SSL SPECIFICATIONS: Light Source: LED Driver: Dimming: Over-current Protection: Ambient Temperature range: Over-Temp Protection: Source Compatibility: Current Rating: LED Life (L70): Input Voltage: Power Factor: [S] Side Entry 90° Shown Allows for 1, 1/2” threaded conduit out side of housing [R-FM] Rear Entry Shown Allows for 1, 1/2” conduit out back of housing Detail view of “FM” Flush Mount option. Allows fixture to be recessed into stucco or tile [27] INCANDESCENT [29] WARM WHITE [45] NEUTRAL WHITE [27D] INCANDESCENT [29D] WARM WHITE [45D] NEUTRAL WHITE *[D] =Dimmable P79 IV.A. 180° optics improve visibility with wider area illumination LED Lighting For Everything Part Number: WFLS-X3 Weatherproof LED Flexible Light Strip 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com REV 8.15.2014 Features 5050SMD high powered LEDs delivering up to 1,230 lumens 12 VDC operating voltage Available in 9 colors & 2 finish options Features LED Light Strip features adhesive backing & cuttable 3-LED segments for easy installation Beam Angle LED Type Voltage LEDs Per Segment Lumens (Max) Water Resistance Polarity Sensitive Wire Length 180 Degree 5050 SMD 9~14.8 VDC 3 6600 Weatherproof IP66 Yes 9 inch Flexible Light Strip 9 Color Options ≥30,000 Hrs 10.15mm White / Black 5m Type Color Life Span Strip Width Strip Finish Strip Length General Product Specifications Standards and Certifications Accessories Single Color Outdoor Remote Dimmers & Switches Strip Interconnects Mounting Hardware & Extrusions Power Supplies Applications include back lighting, task lighting, cove lighting, retail, sign illumination, under cabinet, display case, accent decor, and automotive accents P80 IV.A. Maximum Flexibility Precaution LED Lighting For Everything 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com REV 8.15.2014 Dimensions 1.99” 0.64” 0.40” 0.011” 0.096” + - + - 1.99” 0.64” 0.40” 0.011” 0.096” + - + - Emitting Color Cool White Natural White Warm White UV Blue Green Yellow Amber Red Wavelength 7500 K 5600 K 3250 K 440 nm 470 nm 525 nm 605 nm 610 nm 626 nm Intensity/ft 360 lm/ft 380 lm/ft 380 lm/ft 57000 mcd/ft 32918 mcd/ft 100584 mcd/ft 57000 mcd/ft 54864 mcd/ft 54864 mcd/ft Current Draw/ft @ 12VDC 292 mA (3.5 W) 274 mA (3.3 W) 292 mA (3.5 W) 305 mA (3.7 W) 292 mA (3.5 W) 292 mA (3.5 W) 335 mA (4 W) 335 mA (4 W) 335 mA (4 W) Product Specifications P81 IV.A. P82 IV.A. HISTORIC HOUSE OPTION A HISTORIC HOUSE OPTION B Fi l e P a t h : P : \ P r o j - 2 0 1 3 \ 2 1 3 7 4 . 0 0 _ J u k a t i \ D r a w i n g s \ 2 1 3 7 4 _ A 4 - 0 H i s t o r i c A B . d w g Pl o t D a t e / T i m e : J a n u a r y 2 2 , 2 0 1 5 - 4 : 0 6 p m COPYRIGHT 2015 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. Consultants Issue: SHEET TITLE PROJECT NO: DWG FILE: SCALE: 21374_A4-0 Historic AB.dwg 28 SMUGGLER GROVE ASPEN, CO 81611 21374 1830 blake st, ste 200 denver, co 80202 303.308.1373 o 303.308.1375 f 234 e hopkins ave aspen, co 81611 970.544.9006 o 970.544.3473 f r o w l a n d +b r o u g h t o n architecture / urban design / interior design 01-15-2014 HPC - MEETING 01-20-2014 CLIENT REVIEW 01-21-2014 CLIENT REVIEW CLIENT REVIEW 02-17-2014 HPC WORKSESSION 02-26-2014 NEW HOUSE DESIGN CHANGES 02-28-2014 CLIENT REVIEW 03-06-2014 CLIENT REVIEW 03-26-2014 HPC CONCEPTUAL REVIEW 04-04-2014 HPC MEMO RESPONSE 07-09-2014 HPC CONT. CONCEPTUAL REVIEW 08-05-2014 CLIENT REVIEW 08-21-2014 HPC CONT. CONCEPTUAL REVIEW 09-10-2014 HPC FINAL REVIEW 12-12-2014 A4.0 1/8"=1'-0" HISTORIC HOUSE PROPOSED ELEVATIONS P 8 3 I V . A . Page 1 of 4 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: Copeland Twining Pioneer Park– HPC Minor Review DATE: January 28, 2015 ______________________________________________________________________________ SUMMARY: Copeland Twining Pioneer Park is sited on a portion of the original Pioneer Park estate, which spanned a half City block along Bleeker Street as seen in this historic etching. In the early 1980s, the property was subdivided to create a vacant 6,000 square foot lot at the far east end of the site. A decade later, a proposal to construct a new home on this lot was submitted for HPC review and became controversial since it was seen as a negative impact on the Pioneer Park house (at right) and the large estate it was historically sited on. The entire property was sold and the new owner, who had long ties to Aspen, agreed to sell the 6,000 square foot parcel at a greatly discounted cost to a non-profit, who would then turn it over to the City for use as a park. P84 IV.B. Page 2 of 4 Copeland Twining Pioneer Park was dedicated in 1993. The park was so named because the seller’s grandfather, William Copeland, built Pioneer Park, and the seller’s uncle was Doc Twining, who served as town doctor, Mayor of Aspen and a State Representative during “The Quiet Years.” Once the park was established, minor improvements were made, including fence repairs and installation of some paths and benches. The only structure on the park is a hexagonal shed (construction date unknown, does not appear on the 1904 Sanborn Map), seen at right. In 2008, the shed was repaired and flower gardens were added to the site through the efforts of Maggie DeWolf, who HPC the presented with the Elizabeth Paepcke award. Maggie DeWolf has recently offered the donation of a large sculpture to be placed on the stone patio shown below, at the front of the site. City Council discussed the donation in Fall 2014 and agreed to allow the artwork to be placed here, if approved by HPC, due to the landmark status of the property. HPC is asked to review the proposal as Minor Development. Staff recommends approval. P85 IV.B. Page 3 of 4 APPLICANT: Margaret DeWolf/Nick DeWolf Foundation, authorized by the City of Aspen, property owner. PARCEL ID: 2735-124-80-851. ZONING: P, Park. MINOR DEVELOPMENT The procedure for HPC Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff finding: A list of the relevant HPC design guidelines is attached as “Exhibit A.” The only guidelines which apply to the proposal have to do with the preservation of historic landscapes. To staff’s knowledge, the property surrounding the Pioneer Park home has historically been lawn. The shed that sits in Copeland Twining Pioneer Park was not built at the same time as the Victorian era house. It does however appear to be early to mid-1900s construction and designed to be the focal point of this area of the site, as a decorative building set in the open landscape. The proposed sculpture is approximately 5’x5’ at the base and 10’ tall. It will be placed about 50’ forward of the shed and will equal it in stature. The sculpture has been offered as a donation to the City. Public art is a typical feature of local parks. Staff recommends approval. ______________________________________________________________________________ The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ P86 IV.B. Page 4 of 4 RECOMMENDATION: Exhibits: Resolution #___, Series of 2015 A. Relevant HPC design guidelines B. Application Exhibit A, Relevant Design Guidelines 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. It is not appropriate to plant a hedge row that will block views into the yard. P87 IV.B. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING MINOR DEVELOPMENT FOR COPELAND TWINING PIONEER PARK, LOT 2, SECOND AMENDED WEAVER SUBDIVISION, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2735-124-80-851 WHEREAS, the applicant, Margaret DeWolf/Nick DeWolf Foundation, submitted an application requesting Minor Development approval to install a sculpture at Copeland Twining Pioneer Park, Lot 2 of the Second Amended Weaver Subdivision, City and Townsite of Aspen. The property is a designated landmark and is owned by the City of Aspen, who has authorized this application; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended approval of Minor Development; and, WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing on January 28, 2015; and WHEREAS, the City of Aspen Historic Preservation Commission finds that the development proposal meets all applicable review criteria and that the approval of the request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the Historic Preservation Commission approves the application with conditions; by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC grants Minor Development approval for the property located at Copeland Twining Pioneer Park, with the following condition: 1. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. P88 IV.B. 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: Copeland Twining Pioneer Park, Lot 2 of the Second Amended Weaver Subdivision, City and Townsite of Aspen. 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 28 th day of January, 2015. ______________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P89 IV.B. Margaret DeWolf/Nick DeWolf Foundation 233 W. Bleeker St. 970-925-6448 ndfoundation@qdewolf.com Nick DeWolf Foundation : Manager - Kerri, Members-Margaret DeWolf, Nicole DeWolf, Chris Tolk 233 W. Bleeker St. ndfoundation@qdewolf.com Fenced in park, benches, Gazebo, paths. “Attachment A” To place a Marble Statue in an open area where benches now sit. Please see “Attachment A” for park photo showing proposed location of statue. In remembrance of her late husband, Nick, Maggie wanted a statue placed in Pioneer Park, the park that together they renovated to its present beauty. Maggie received recognition in 2008 for her outstanding preservation of the Copeland Twining Pioneer Park. Please see “Attachment D” “Attachment B” The marble sculpture is emerging from an original 18 ton piece of stone. It now weighs 7 -8 tons, stands 10’ tall, and measures 5-1/2’ x 4’, the heads measure 1’ in height. The boy stands 7 1/2’ high. Please see “Attachment B” for statue details. “Attachment C” General information about the “Pioneering Spirits”. These notes and photos were taken in February of 2014. The statue has evolved considerably since then. P90 IV.B. Attachment A - Proposed Statue Placement - centered in the circular brick seating area (lower left of photo) P 9 1 I V . B . “ATTACHMENT B” Notes on Sculpture Placement • Pending OK from the City of Aspen and the HPC Attn: Maggie, Kerri and the Nick DeWolf Foundation Marble Sculptor, Greg Tonozzi, is in the fine-grit polishing stage on the “Pioneering Spirit”, so time has come to make placement arrangements. He and Maggie, on July 3rd, made a trek to Pioneer Park. Both agreed that the statue should be in the center of the circular stone mosaic area. Walt Burger, who originally placed those stones, will clear the necessary area according to Greg’s specifications. Once the statue is properly place on the ground Walt will replace the stones up to the perimeter of the statue base. Greg would like to have some greenery placed around the base to soften the line between ground rock and the marble base. He will confer with Walt about the best plants/shrubs to use, those requiring little care or special watering needs. Greg will probably use crushed rock under the statue rather than a concrete base. Walt will be able to find a source for this base rock. Myer’s Crane of Basalt will be moving the statue. We will be getting an estimate of time and expense and an OK from the Foundation before the job ensues. Don Wolfson is the contact person at Myer’s Crane. The statue, weighing 7-8 tons, will be hoisted over the park fence and into place. Of course the weather will need to be clear and calm on the chosen day. Submitted by: Diane Voight 12/30/2014 Photo of statue progress • 6/2014 P92 IV.B. “Pioneering Spirits” As of February 1, 2014: This marble sculpture is emerging from an original 18 ton piece of stone. It now weighs 7-8 tons, stands 10’ tall, and measures 5-1/2’ x 4’, the heads measure 1’ in height. The boy stands 7 1/2’ high. All the work is being done by sculptor, Greg Tonozzi. Greg is known for his abstract art, and he described the steps involved to complete this challenging piece, while conveying the “pioneering spirit” theme. He explained how patina from age, and organic matter in its surroundings will affect the statue. He’s had to engineer his design with things in mind like the way water flows off of and away from the statue. Also things like leaves, etc, gathering in crevices. Parts that protrude want to be kept graceful, but with enough integrity to resist breakage from stress and outdoor elements. The majority of design is complete, however, certain parts are still being refined. Greg described the work required to develop this statue to its fruition. The boy’s right hand side was reaching out of the block, it destroyed the flow. Now the arm is tucked closer to the body, his head, hair and face will be similarly moved . Note: If an alteration is deemed necessary, i.e. tucking boy’s arm, this must be done globally to make a balance within the statue. This is very time consuming but also extremely vital to the endurance and beauty of the statue. girl’s right side, boy’s left sidegirl’s right side, boy’s left sidegirl’s right side, boy’s left side boy’s face andboy’s face andboy’s face and torso right sidetorso right sidetorso right side Full statue Full statue Full statue --- girl face forwardgirl face forwardgirl face forward “ATTACHMENT C” - STATUE NOTES, GENERAL DESCRIPTION FROM 2/2014 - page 1 of 3 P93 IV.B. It is necessary to remove rake marks. Those marks, just 1/2” deep, crush the crystals. Crushed crystals are damaged crystals that look flat and dull. Once crystals are crushed, a honed finish to 220 grit sandpaper is required to make each crystal shine. This will bring out the beauty of the stone. “If you don’t do the work of fine sanding, the result will look dull, you might as well paint the sculpture” said Greg. Note: Greg thought originally of making a rough hewn carving, which means leaving machine and chisel marks. One day, while working on the girl’s face, he refined past that phase. He saw that many parts of this sculpture required a smooth look rather than exposing grinder marks, even though the later is considered contemporary and current fad. Stone work progresses in this fashion: start with a chainsaw (used thus far, thousands of dollars in chains), wire saw, then chisel, grinding blades (used 15 - 9” blades thus far), file, sandpaper from 36 to 220 grit (brings our the snowflake beauty). Girl, work required: Bring out the right side, hand and torso will emerge, this flow will make the piece more spectacular. • Her legs were chiseled rock - this felt dead - now the front of her legs are coming out more. • Her hair on right and left side are close to completion - just need filing and sand paper. Sandpaper is required on every piece of hair - each piece of hair becomes a sculpture • her face is now at 60 grit (it started at 16) and has to go to 220 using wheel, and file by hand. Page 2 Girl Girl Girl --- left side left side left side face and flow face and flow face and flow of hairof hairof hair Sculpture Sculpture Sculpture --- full height from full height from full height from girl’s left side • girl’s left side • girl’s left side • boy’s right sideboy’s right sideboy’s right side Girl’s sculpted head Girl’s sculpted head Girl’s sculpted head and hair • right sideand hair • right sideand hair • right side “ATTACHMENT C” - STATUE NOTES, GENERAL DESCRIPTION FROM 2/2014 - page 2 of 3 P94 IV.B. Boy, work required: as previously mentioned, tuck the arm, this will mean global alteration. • more definition in the face, similar to the girl’s features. • sandpaper finish Base: once protective walls around the statue are removed, the stone base needs work to appear less blocky. Moving piece: approximately $3000- $4000 • conferring with an engineer to decide best foundation. www.gregtonozzi.com Page 3 Girl’s forward slideGirl’s forward slideGirl’s forward slide Boy’s head • right sideBoy’s head • right sideBoy’s head • right side Greg Greg Greg Tonozzi •Tonozzi •Tonozzi • Stone Stone Stone SculptorSculptorSculptor “ATTACHMENT C” - STATUE NOTES, GENERAL DESCRIPTION FROM 2/2014 - page 3 of 3 P95 IV.B. Attachment D - In Recognition of Maggie’s Park Project P 9 6 I V . B . HPC Review 1.28.2015 530 W. Hallam Page 1 of 13 CONCEPTUAL MAJOR DEVELOPMENT MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 530 W. Hallam–Conceptual Major Development, On-Site Relocation, Historic Landmark Lot Split and Variances, PUBLIC HEARING DATE: January 28, 2015 ________________________________________________________________________ SUMMARY: 530 W. Hallam is a Victorian era home with 1970s and 1980s additions to the east and rear. The applicant proposes to demolish the non-historic additions to the house and move it towards the front and west. The lot is to be subdivided so that the open yard on the east side of the Victorian can be developed with a new home. A floor area bonus, setback variances, and Residential Design Standards variances are requested. APPLICANT: 530 Hallam, LLC, represented by Kim Raymond Architects. PARCEL ID: 2735-124-25-004. ADDRESS: 530 W. Hallam, Lots K, L, and M, Block 28, City and Townsite of Aspen, Colorado. ZONING: R-6. The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. 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. P97 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 2 of 13 Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant HPC design guidelines is attached as “Exhibit A.” The property being reviewed by HPC is Lots K, L, and M, seen on the 1904 Sanborne map at right. The home that was located on Lot M was demolished at an unknown date. The Victorian has been expanded in two directions; towards the alley and towards the east. The photo below shows the original design, though in a deteriorated condition, in about the 1950s. The photo on the next page shows the home in 1980, followed by a current photo, illustrating how the house has become significantly hidden from view by large trees. P98 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 3 of 13 P99 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 4 of 13 Overall, staff finds that the proposed project represents a successful preservation approach for this Victorian. Historic landmark lot splits have proven to be an effective way to reduce the size of additions to historic resources by transferring most of the square footage into a detached new building. With regard to the work proposed on the Victorian, staff recommends that some additional restoration actions be taken, which will be described under the floor area bonus criteria. The historic photo shown on the previous page was not available when the application was initially prepared. In terms of the addition to the Victorian, staff finds that guidelines 10.6 and 10.9 are not adequately met at this time. The two story portion of the proposed addition is distanced from the Victorian by a generous (20’) long connecting link, however a roof extension over a staircase diminishes the separation and should be restudied to decrease the visual impact. This roof form does screen some of the activity of a deck that sits behind (east) of it. Staff recommends a restudy of the pair of dormers on the south façade of the addition. In elevation, that area of the roof appears complex behind the Victorian, and the dormers are located lower on the roof plane than one on the north facing roof, somewhat out of character with the simple profile of the Victorian. The applicant is electing to remove some of the existing upper floor living space in the Victorian, thereby moving that square footage into new mass on the site. This could be problematic, but staff does not find that the Victorian is being overwhelmed with the size of the addition to be built behind it. The upper floor plate height in this historic house is quite low, making the livability of second floor space limited, without altering the house with new dormers. A dimension line shown on the new rear addition suggests that it might be over the 25’ height limit, measured to a specific point on the rake of the roof. The architect must confirm that the height limit is met. The proposed new house must draw references from the Victorian, but not copy it. Staff has a few scale and form concerns per guideline 11.4, related only to the front portion of the new house. There is no upper floor living space in the front form, however the plate height equals the Victorian and the roof ridge is higher than the historic building. The gable end is also wider than the Victorian. The gable has a deeper eave on the front than other areas of the project. The porch on the new house projects out from the façade, rather than being inset like the Victorian. Staff recommends some of these elements be more closely tied to the characteristics of the Victorian to create better compatibility between the buildings. In terms of site plan, staff finds that the proposal is generally appropriate. The Victorian is on a slightly smaller lot than the new house, with less floor area assigned to it, which is P100 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 5 of 13 FLOOR AREA BONUS the goal of the lot split. Setback requirements are met (except at the rear of the basement, to be addressed below.) The required parking is provided on the site. There are very substantial trees along the south edge of the site. One, directly in front of the new house, is very large even in the 1980 photo on the previous page. Others may be more recent plantings. The applicant represents that the street trees will be preserved, however the new house is within the dripline of the oldest tree. The applicant has not consulted with the City Forester to make sure that the positioning of the houses in this plan is allowable, nor has the Forester assessed whether the trees are all healthy. Staff has concerns with the impact of the trees on the public visibility of the historic resource. Consultation with the Forester is necessary. Combined with minor design restudies mentioned in this memo, staff recommends the application be continued. 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. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c. The work restores the existing portion of the building to its historic appearance; d. The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e. The construction materials are of the highest quality; f. An appropriate transition defines the old and new portions of the building; g. The project retains a historic outbuilding; and/or h. Notable historic site and landscape features are retained. Staff Response: Staff finds that this project is appropriate for a floor area bonus because of the benefits of the lot split. Staff does recommend that the elevations of the Victorian be amended to clarify the following restoration work that is currently not represented, but can be seen in the historic photo: roof the Victorian with wood shingles, reconstruct the chimney to the original design, re-use the existing foundation stones as a veneer and ensure the new stone foundation matches the height and character of the existing, reconstruct a missing original double hung window on the ground floor of the south façade, and match the porch trim to what can be seen in the photo. The calculations provided in the application indicate a floor area bonus of approximately 450 square feet is needed. P101 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 6 of 13 ON-SITE RELOCATION SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The project meets all setback variances, except that the basement requires a 10’, not a 5’ setback as drawn. This has no effect that is seen by the public. Staff supports the variance as a preservation incentive if it is desired by the applicant. 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 P102 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 7 of 13 HISTORIC LANDMARK LOT SPLIT 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. Staff Response: Staff finds that the forward and westward relocation of the house meets Criterion 4 above, in that the move helps to distance the historic resource from the new construction. The move is not insignificant as the house will be placed 15’ in front of the location and 6’ west. The only other historic resource on this blockface is at the opposite end of the block. It is a miner’s cottage that has not been moved and is about 10’ back from the front lot line. As part of a building permit review, the applicant will be required to submit the standard assurances that relocation will proceed with care. The split of a lot that is a designated Historic Landmark for the purpose of creating one additional development parcel shall be approved, approved with conditions, or denied by the City Council, pursuant to Section 26.480.030 – Procedures for Review, after a recommendation is provided by the Historic Preservation Commission pursuant to Section 26.415.110(A) Historic Landmark Lot Split, and according to the following standards: 1. The request complies with the requirements of Section 26.480.040, General Subdivision Review Standards. A. Guaranteed Access to a Public Way. All subdivided lots must have perpetual unobstructed legal vehicular access to a public way. A proposed subdivision shall not eliminate or obstruct legal vehicular access from a public way to an adjacent property. All streets in a Subdivision retained under private ownership shall be dedicated to public use to ensure adequate public and emergency access. Security/privacy gates across access points and driveways are prohibited. B. Alignment with Original Townsite Plat. The proposed lot lines shall approximate, to the extent practical, the platting of the Original Aspen Townsite, and additions thereto, as applicable to the subject land. Minor deviations from the original platting lines to accommodate significant features of the site may be approved. C. Zoning Conformance. All new lots shall conform to the requirements of the zone district in which the property is situated, including variations and variances approved pursuant to this Title. A single lot shall not be located in more than one zone district unless unique circumstances dictate. A rezoning application may be considered concurrently with subdivision review. P103 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 8 of 13 D. Existing Structures, Uses, and Non-Conformities. A subdivision shall not create or increase the non-conformity of a use, structure or parcel. A rezoning application or other mechanism to correct the non-conforming nature of a use, structure, or parcel may be considered concurrently. In the case where an existing structure or use occupies a site eligible for subdivision, the structure need not be demolished and the use need not be discontinued prior to application for subdivision. If approval of a subdivision creates a non-conforming structure or use, including a structure spanning a parcel boundary, such structure or use may continue until recordation of the subdivision plat. Alternatively, the City may accept certain assurance that the non-conformities will be remedied after recordation of the subdivision plat. Such assurances shall be reflected in a development agreement or other legal mechanism acceptable to the City Attorney and may be time-bound or secured with a financial surety. Staff Response: The application, to split the lot into one 4,200 square foot lot, containing a relocated Victorian home, and one 4,800 square foot lot, containing a new home, meets the criteria above. 2. The fathering parcel is listed in the Inventory of Historic Sites and Structures. Staff Response: The parcel is listed on the Inventory of Historic Sites and Structures. 3. No more than two lots are created by the Historic Landmark Lot Split. No more than one historic landmark lot split shall occur on any one fathering parcel. Staff Response: Two lots are created. 4. In residential zone districts, the allowable Floor Area for each new residential lot shall be established by allocating the total allowable Floor Area of the fathering parcel to each of the new lots such that no overall increase in Floor Area is achieved and no individual lot allows a Floor Area in excess of that allowed a similarly-sized lot in the same zone district. An equal distribution is not required. The allowable Floor Area for each new lot shall be noted on the Historic Lot Split Plat. Any Floor Area bonus already granted by the Historic Preservation Commission shall be allocated to each individual parcel and shall also be noted on the plat as a square footage bonus. If the properties remain eligible for a Floor Area bonus from the Historic Preservation Commission, the plat and subdivision agreement shall specify the manner in which this potential bonus shall be allocated to the two properties if received. In non-residential zones districts, the Floor Area shall be calculated according to the limitations of the zone district applied to each new lot as permitted for the use. P104 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 9 of 13 RESIDENTIAL DESIGN STANDARDS The total Floor Area shall not be stated on the plat because the floor area will be determined by the use established on each parcel. Staff Response: The allowable floor area on the fathering (existing) parcel is 4,080 square feet. The applicant proposes to split that, plus a requested approximately 450 square foot floor area bonus, between the Victorian home (2,075 square feet of floor area) and the new home (2,441 square feet of floor area). 5. The Historic Lot Split Plat shall be reviewed and recorded in the office of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents. No subdivision agreement need be prepared or entered into between the applicant and the City unless the Community Development Director determines such an agreement is necessary. Staff Response: The plat will be filed subsequent to historic landmark lot split approval by City Council. The project does not comply with the Secondary Mass design standard on the new home. The link between the primary and secondary mass is 15’3” wide. The maximum is 10.’ The existing single-family home (the Victorian) is exempt since it is not new. The standard says: Secondary mass. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. The project does not comply with the Building Element standard on the Victorian, which says: P105 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 10 of 13 A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. The project does not meet the Build-to-line standard, which requires 60% of the front façade of both buildings to be within 5’ of the front setback line. In order to grant variances, HPC must find that the proposal will: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. Staff Response: Staff recommends the variances be granted. Secondary Mass Staff accepts the applicant’s argument that the lot with the new home is constrained by the large tree at the front of the site. The project needs to push back to avoid damaging the tree, therefore providing a detached Secondary Mass, or a narrow linking element, is less feasible than in other circumstances. Building Elements The feature that does not comply, the front porch on the Victorian, is a historic feature that should not be altered from the original design. Build-to line The Victorian has an irregular footprint at the front and cannot be redesigned to meet this standard. The new home cannot be moved further forward on the site because of trees. =============================================================== STAFF RECOMMENDATION: Staff recommends HPC continue the project in order to restudy the design issues described in the memo and to consult with the City Forester. EXHIBITS: Exhibit A: Design Guidelines Exhibit B: Application P106 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 11 of 13 Exhibit A: Relevant HPC Design Guidelines for 530 W. Hallam, Conceptual review For the Victorian 9.1 Proposals to relocate a building will be considered on a case-by-case basis.  In general, relocation has less of an impact on individual landmark structures than those in a historic district.  It must be demonstrated that relocation is the best preservation alternative.  Rehabilitation of a historic building must occur as a first phase of any improvements.  A relocated building must be carefully rehabilitated to retain original architectural details and materials.  Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house.  The design of a new structure on the site should be in accordance with the guidelines for new construction.  In general, moving a building to an entirely different site or neighborhood is not approved. 9.4 Site the structure in a position similar to its historic orientation.  It should face the same direction and have a relatively similar setback.  It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade.  Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate.  Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space.  In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards).  The size of a lightwell should be minimized.  A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained.  A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate.  An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. P107 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 12 of 13  An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided.  An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time.  An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features.  A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building.  An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building.  A 1-story connector is preferred.  The connector should be a minimum of 10 feet long between the addition and the primary building.  The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent.  Locating an addition at the front of a structure is inappropriate.  Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building.  Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building.  Typically, gable, hip and shed roofs are appropriate.  Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features.  For example, loss or alteration of architectural details, cornices and eavelines should be avoided. P108 IV.C. HPC Review 1.28.2015 530 W. Hallam Page 13 of 13 For the New House: Building Orientation 11.1 Orient the primary entrance of a new building to the street.  The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch.  The front porch should be "functional," in that it is used as a means of access to the entry.  A new porch should be similar in size and shape to those seen traditionally.  In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel.  Subdivide larger masses into smaller "modules" that are similar in size to the historic buildings on the original site. 11.4 Design a front elevation to be similar in scale to the historic building.  The primary plane of the front should not appear taller than the historic structure.  The front should include a one-story element, such as a porch. 11.5 Use building forms that are similar to those of the historic property.  They should not overwhelm the original in scale. 11.6 Use roof forms that are similar to those seen traditionally in the block.  Sloping roofs such as gable and hip roofs are appropriate for primary roof forms.  Flat roofs should be used only in areas where it is appropriate to the context.  On a residential structure, eave depths should be similar to those seen traditionally in the context.  Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A-frames. 11.10 The imitation of older historic styles is discouraged.  This blurs the distinction between old and new buildings.  Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. P109 IV.C. P110 IV.C. P111 IV.C. P112 IV.C. P113 IV.C. P114 IV.C. P115 IV.C. P116 IV.C. P117 IV.C. P118 IV.C. P119 IV.C. P120 IV.C. P121 IV.C. P122 IV.C. P123 IV.C. P124 IV.C. HISTORIC  PRESERVATION  GUIDELINES     The  following  is  in  response  to  the  guidelines  outlined  for  Conceptual  approval   in  regard  to  the  Historic  Resource.   7.1  Preserve  the  original  form  of  a  roof.    a.  The  proposed  renovation  and  addition  is  designed  around  preserving  the  original   design  of  the  home;  including  keeping  the  original  roof.    We  will  eliminate  all  of  the   past  additions  and  renovations.    The  original  roof  is  being  maintained  and  repaired.     In  response  to  the  historic  roof,  the  new  roof  over  the  addition  will  have  a  ridge  that   runs  the  same  direction  as  the  main  ridge  of  the  original;  extending  a  small  portion  of   the  roof  down  to  cover  the  stairs  coming  up  from  the  link.    This  is  the  same  way  the     historic  front  porch  is  constructed;  a  continuation  of  the  main,  upper  roof.   b.    The  detail  of  the  roof  eave  and  fascia  will  be  restored  to  the  original  detail.    The  new   fascia  and  trim  pieces  shall  be  new  lumber,  milled  to  match  the  existing.   7.2      Preserve  the  original  eave  depth   a.    The  depth  of  the  existing  roof  overhang  will  be  maintained  at  the  entire  existing   building.       7.3      Minimize  the  visual  impacts  of  skylights  and  other  rooftop  devices.   a.  There  are  no  skylights  or  roof  top  devices  of  any  sort  proposed  for  the  Victorian.   8.3      Avoid  attaching  a  garage  or  carport  to  the  primary  structure       The  tradition  of  adding  garages  to  the  rear  of  the  site  as  a  separate  structure  is  being   followed  with  the  addition  of  the  garage  to  the  Victorian  by  means  of  a  link  off  the  back   of  the  original  Victorian  building;  to  be  accessed  from  the  alley.    This  garage  will  have   a  second  story  with  a  footprint  that  is  smaller  than  the  garage  off  of  the  alley.   8.4      A  garage  door  should  be  compatible  with  the  character  of  the  historic  structure   a.      The  garage  will  be  a  new,  separate  structure  from  the  original;  there  will  be  no   garage  doors  on  the  historic  structure.   b.      There  will  be  overhead  doors  in  the  new  garage.    The  materials  will  be  compatible     with  the  new  section  of  building  and  complimentary  in  scale  to  the  existing.    The  garage   doors  will  not  bee  seen  from  any  public  view  plane  at  the  same  time  as  the  front  façade     of  the  original  building.    The  garage  door  will  have  a  small  frame  and  dividers  to  be  in   scale  with  the  historic  building  and  will  have  frosted  glass  panels.     9.1    Proposals  to  relocate  a  building  will  be  considered  on  a  case-­‐by-­‐case  basis.   a.      The  historic  home  is  not  located  within  a  historic  district.  This  home  was  originally   constructed  in  the  center  of  two  city  blocks  and  set  back  further  from  the  street  than   the  other  homes  on  the  block  and  the  adjacent  home  on  the  lot  across  Fifth  street.       Moving  the  home  forward  on  the  lot  will  bring  it  more  in  line  with  the  front  facades  of     the  rest  of  the  block,  according  to  the  Sanborn  and  Sons  maps  and  the  homes  that  are   in  existence  today.    Moving  it  to  be  more  centered  on  one  city  lot,  will  be  similar  to  the   way  smaller  homes  were  historically  located.    Thus  the  impact  on  the  historic  district  is   very  negligible  and  the  historic  home  is  renovated.   b.      This  home,  with  all  of  the  additions  that  have  been  added  to  it  over  the  decades,   spans  three  city  lots.    The  best  way  for  this  house  to  be  preserved  and  renovated  to  it’s   historic  appearance,  is  move  it  to  the  one  lot  on  the  corner  to  allow  for  the  construction   P125 IV.C. of  another  home  on  the  remaining  two  lots.    If  the  home  is  not  moved,  the  old  additions   will  remain  and  be  altered  and  added  onto.    This  will  not  bring  the  home  back  to  it’s   historic  appearance  facing  Hallam  or  5th  streets.    The  proposed  design  will  reveal  the   historic  rear  corners  of  the  home  adding  an  addition  with  a  subordinate  link;  the  new   rear  addition  is  much  more  in  line  with  the  current  Historic  guidelines.      Additionally,  the   proposed  home  on  the  newly  created  lot  will  also  have  a  smaller,  front  element;  with  a   gabled  roof  facing  the  street.    This  will  show  respect  to  the  historic  home  and  provide  a   ‘transitional’  sized  home  between  the  historic  Victorian  and  the  newer,  more  massive     existing  home  to  the  east.   c.      The  first  step  to  rehabilitation  of  this  home  is  to  remove  all  of  the  additions  to  the     original  structure.    Using  the  Sanborn  and  Sons  Maps,  we  have  determined  what  is   historic  and  of  significance  and  what  is  not.      We  will  remove  all  that  is  not  historic.    We   do  not  know  what  the  original  back  portion  of  the  house  looks  like,  but  we  are  using  the     same  dimensions  of  the  back  element  shown  on  the  maps  for  the  new  linking  element.   d.        The  home  will  be  completely  braced  and  shored,  with  all  the  additions  removed   before  the  lifting  and  moving  begins.    The  house  will  be  moved  by  an  experienced  and   insured  house  mover.    When  placed  on  the  new  foundation,  we  will  place  red  sandstone   veneer  on  the  new  concrete  foundation  in  only  the  locations  of  the  original  foundation.   The  other  siding  and  trim  details  will  be  repaired/replaced  as  needed  to  bring  the  home   back  to  it’s  historic  appearance.   e.      We  will  work  with  the  structural  engineer  and  the  professional  house  mover  to  have   a  complete  plan  in  place  to  lift,  move  and  place  on  a  new  foundation  at  the  time  we   submit  for  a  building  permit.    This  will  include  having  the  utilities  moved  to  the  new   location,  ready  to  be  hooked  up.   f.          The  proposed  new  construction  will  be  more  modern,  but  still  have  the  same  mass   and  elements  as  the  historic  structure.    It  will  be  complimentary  to  the  Victorian,  and   meet  all  the  design  guidelines  required.   g.    The  home  will  be  moved  to  the  west  and  north  only  leaving  it  on  the  same  property.   9.4      Site  the  structure  in  a  position  similar  to  its  historic  orientation.   The  house  is  being  moved  to  the  west  12’-­‐0  to  put  it  more  centered  on  one  city  lot;  it   will  still  face  Hallam  street.    Moving  it  forward  a  few  feet  will  actually  put  it  in  more  in   line  with  the  typical  front  yard  setback  of  that  time.    This  house  was  built  further  back   on  the  lot  than  most  homes  in  the  neighborhood  by  a  few  feet.   9.6        When  rebuilding  a  foundation,  locate  the  structure  at  its  approximate  historic   elevation  above  grade.       The  relocated  home  will  be  placed  within  inches  of  it’s  original  elevation  above  grade.   The  existing  home  has  two  steps  up  to  the  front  door;  it  will  have  two  similar  steps  after   the  move.    The  difference  will  be  that  the  home  will  be  set  on  a  solid,  level  foundation,   making  the  entry  level  floor  all  the  same  elevation;  unlike  the  existing.   9.7        A  lightwell  may  be  used  to  permit  light  into  below-­‐grade  living  space.   There  will  be  lightwells  allowing  the  light,  ventilation  and  egress  from  the  sub  grade   space  per  the  life  safety  codes  of  the  IRC.    These  wells  will  be  of  minimum  size,  will  not   face  Hallam  street  and  will  not  provide  for  walk  out  space.    There  will,  however  be  a   P126 IV.C. couple  lightwells  on  the  Fifth  St  facing  façade;  but  held  back  from  the  entry  or  Hallam   Street  façade,  reducing  their  visibility  from  the  entry  façade.     10.1      Preserve  an  older  addition  that  has  achieved  historic  significance  in  it’s  own  right   This  property  has  numerous  additions  to  the  historic  home;  none  of  which  are  historic   or  have  any  relevance  to  Aspen’s  history  or  historically  active  architects.   10.2  A  more  recent  addition  that  is  not  historically  significant  may  be  removed.    We   are  planning  on  removing  the  additions  to  the  rear  and  east  of  the  historic  building.    The   house  will  be  renovated  to  it’s  original  appearance,  to  the  best  of  our  ability  from   photos  and  the  Sanborn  &  Sons  Maps.     10.3.    Design  a  new  addition  such  that  one’s  ability  to  interpret  the  historic  character   of  the  primary  building  is  maintained   a.    The  new  addition  to  this  structure  will  be  consistent  with  the  original  Victorian  in   material  selection,  mass  and  form.    The  new  siding  material  will  be  wood  siding  that  is   similar  to  the  scale  of  the  original  siding,  but  milled  to  a  different  profile  and  will  be  the   same  color  as  the  original  building  to  tie  it  together.   b.      The  new  addition  will  not  imply  an  earlier  time  period,  trying  to  be  like  the  original   Victorian;  rather  it  will  be  complimentary.    The  design  uses  the  same  roof  pitches  and   scale  of  building  in  the  addition,  but  different  details  to  be  in  step  with  contemporary   design  elements  of  today.   c.      The  addition  is  intentionally  complimentary  to  the  original  Victorian,  while  also  being   clearly  a  newer  addition.    The  new  link  will  be  mostly  glass,  a  complete  departure  from     the  historic  materials  and  details;  but  subordinate  by  the  use  of  ‘light’  materials.       d.      The  link  will  be  attached  to  the  original  house  in  such  a  way  that  a  substantial   section  of  the  rear  corner  of  the  building  will  be  visible  form  both  sides  of  the  link.   The  removal  of  the  non-­‐historic  additions  will  allow  us  to  reveal  the  original  rear  of  the   home;  which  will  need  to  be  rebuilt  as  part  of  the  renovation  work.   10.4    Design  a  new  addition  to  be  recognized  as  a  product  of  its  own  time   a.    The  proposed  addition  will  be  of  the  ‘transitional’  genre  of  architecture  that  is  being   incorporated  in  the  Aspen  area  at  this  time,  with  clean  lines  and  few  materials.    This   genre  is  very  compatible  with  the  simple  forms  and  lack  of  ornamentation  of  the   Victorian  with  it’s  simple  lines  and  minimal  detail.      It  will  be  contemporary  but  not  have     that  stark  modern  look;  a  very  compatible,  yet  distinct  combination  of  architectural   styles.     b.      The  wood  siding  on  the  new  building  will  be  primarily  vertical,  and  a  bit  narrower   than  the  horizontal  wood  siding  of  the  original  building.    The  color  will  be   complimentary  or  the  same.    The  foundation  at  the  new  portion  will  be  concrete,  which   will  be  in  contrast  to  the  stone  that  will  be  replaced  on  the  foundation  of  the  historic   section  of  the  building  after  it  is  relocated  to  a  new  foundation.   10.6      Design  an  addition  to  be  compatible  in  size  and  scale  with  the  main  building   The  addition,  although  being  two  stories,  will  be  lower  than  the  peak  of  the  ridge  of  the   historic  two  story  home  and  will  maintain  the  same  small  scale  dormers  as  the  historic   resource.      The  historic  home  is  actually  over  the  current  height  limit;  the  new  addition   will  be  in  compliance.   P127 IV.C.   10.7      If  it  is  necessary  to  design  an  addition  that  is  taller  than  a  historic  building  set  it   back  substantially  from  the  significant  facades  and  use  a  “connector”  to  link  it  to  the   historic  building   a.    The  proposed  single  story,  low  profile  ‘link’  between  the  existing  structure  and  the   proposed  addition  will  create  the  needed  separation  to  allow  the  new  addition  to  be   two  stories  also,  (though  shorter)without  being  a  distraction  to  the  original  home.   b.    The  single  story  link  is  over  15  feet  long  on  the  east  side  and  10’  long  with  a  steep   roof  coming  down  to  it  on  the  west.    The  steep  roof  coming  from  the  ridge  of  the  new   gable  roof  is  similar  to  the  steep  roof  originating  from  the  ridge  on  the  historic  home  to   cover  the  front  porch.    This  section  of  roof  will  be  narrow,  only  covering  the  stairs  to  the   new  upper  level  at  the  rear.   c.    The  historic  home  is  a  two  story  Victorian  with  a  steep  gable  roof.    The  roof  over   most  of  the  link  will  be  flat,  with  a  plate  height  of  9’-­‐0;  making  it  very  subordinate  and     meeting  this  criteria.   10.8      Place  an  addition  at  the  rear  of  a  building  or  set  it  back  from  the  front  to   minimize  the  visual  impact  on  the  historic  structure  and  to  allow  the  original   proportions  and  character  to  remain  prominent.   a      The  proposed  addition  is  going  to  be  placed  at  the  rear  of  the  home,  connected     by  a  single  story  link  that  will  expose  the  rear  corners  of  the  historic  home.   b.    There  will  be  a  new  basement  under  both  the  existing  and  new  portions  of  the   building.   c.      The  historic  structure,  with  the  addition  that  faces  Hallam  removed,  will  allow  the   original  proportions  and  character  of  the  home  to  be  seen  once  again.    The  addition   behind  the  link  is  also  narrow,  so  it  won’t  over  shadow  the  historic  structure;  rather     it  will  be  of  a  similar  scale  and  proportion.   10.9  Roof  forms  should  be  similar  to  those  of  the  historic  building.     a.      The  new  roof  is  also  a  gable  with  the  same  slope  as  the  original.    The  dormers  will     be  small  to  be  in  character  with  the  proportions  of  the  historic  resource  and  also  the   same  slope.     b.    The  only  area  of  flat  roofs  on  the  proposed  addition  will  be  at  the  link  and   a  small  section  of  roof  facing  the  alley.    This  allows  the  gable  on  the  new  roof  to  be  the   same,  smaller  proportion,  to  be  complimentary  to  the  historic  roof.     10.10      Design  an  addition  to  a  historic  structure  such  that  it  will  not  destroy  or   obscure  historically  important  architectural  features   The  historic  home  will  be  rehabilitated  to  it’s  historic  appearance  by  removing  all  of  the   additions  to  the  original  building.    The  same  simple  trim  and  details  will  be  restored  to   the  entire  structure.    The  proposed  linking  element  will  be  constructed  to  reveal  the   rear  corners  of  the  historic  home  on  both  the  east  and  west  sides;  and  the  entire  east   side  of  the  primary  residence  will  be  revealed  again  when  the  front  addition  is  removed.               P128 IV.C.   For  the  new  house:     11.1      Orient  the  primary  entrance  of  the  new  building  to  the  street.   The  entrance  to  the  new  home  will  face  Hallam  Street  and  will  the  building  will  be   parallel  to  the  lot  lines;  typical  of  the  traditional  grid  pattern  of  the  neighborhood.   11.2      In  a  residential  context,  clearly  define  the  primary  entrance  to  the  new  building   by  using  a  front  porch.       The  new  home  will  have  a  front  porch  that  is  similar  is  size  and  scale  to  the  one  on  the   adjacent  Victorian.    The  front  door  will  face  the  street  and  there  will  be  a  walk  way   leading  to  the  entry  porch  from  the  street.   11.3      Construct  a  new  building  to  appear  similar  in  scale  with  the  historic  buildings  on   the  parcel.   The  new  building  will  be  only  one  story  at  the  front  of  the  lot,  which  is  different  than  the     historic,  two  story  Victorian.    The  new  home  will  have  a  similar,  though  shorter,  front   module;  making  the  scale  and  proportions  of  the  two  buildings  similar.    The  new  home   will  also  have  a  subordinate  link  with  more  mass  at  the  back  of  the  residence.   11.4      Design  a  front  elevation  to  be  similar  in  scale  to  the  historic  building.   The  front  facade  on  the  new  building  is  actually  shorter  than  the  historic  Victorian.    The   roof  on  the  west  side  of  the  new  building,  adjacent  to  the  Victorian,  will  be  a  gable  to   reflect  the  genre  of  the  historic  building,  but  will  be  a  one  story  element;  the  east  side  of   this  roof  will  be  flat,  giving  a  nod  to  the  more  modern  architecture  of  today.    The  front   porch  on  the  new  home  is  similar  in  size  to  the  historic  porch.   11.5      Use  building  forms  that  are  similar  to  the  historic  property.   The  new  home  will  have  narrower  building  elements  and  gable  roofs.    The  links  will   be  flat  on  both  buildings  and  similar  in  size.    The  garages  on  both  homes  will  face  the   alley  and  will  have  a  living  space  above  with  gable  roofs  with  small  sections  of  the  new   roofs  being  flat.   11.6    Use  roof  forms  that  are  similar  to  those  seen  traditionally  in  the  block.   Of  course,  the  Victorian  will  maintain  the  steep  gable  roof  as  the  primary  form  and  the   roof  on  the  addition  behind  it  will  also  have  the  same  steep  gable  with  a  long  sloping   element  similar  to  the  element  of  the  front  gable  that  creates  the  existing  front  porch.     The  new  residence  proposed  on  the  newly  created  lot  will  also  have  a  steep  gable  as  the   primary  roof  element  facing  the  street;  this  gable  will  be  adjacent  to  the  historic   building.    The  front  porch  will  have  a  flat  roof  at  a  similar  proportion  to  the  historic  entry   porches.    This  flat  roof  will  carry  along  the  eastern  side  of  the  front  element  of  the   house,  being  very  subsidiary  to  the  gable.    In  this  way,  we  are  using  the  gable  as  the   primary  roof,  and  using  the  flat  roof  as  a  way  to  distinguish  this  as  a  newer  home.   The  rear  element  of  the  home  will  also  have  a  combination  of  a  primary  gable  with     smaller  sections  of  flat  roof.   The  eaves  and  overhangs  will  remain  the  same  on  the  Victorian  and  it’s  new  addition   will  have  eave  depths  and  overhangs  that  are  compatible  as  projected  from  the  gable   ends.    The  overhangs  on  the  addition  will  be  cut  back  to  nothing  to  distinguish  the  new   P129 IV.C. gable  from  the  historic.    The  new  residence  will  have  eaves  and  overhangs  treated  in  the   same  fashion.    There  are  no  exotic  roof  forms  on  these  homes.     11.10      The  imitation  of  older  historic  styles  is  discouraged.      The  design  of  the  new   residence  is  compatible  with  the  Victorian,  by  virtue  of  using  the  steep  gables;  yet   distinct  in  the  way  there  are  minimal  details  that  will  make  it  obvious  it  is  of  a  later  time     period.    This  holds  true  for  the  addition  to  the  Victorian  as  well.         In  Summary,  we  are  happy  to  be  restoring  this  historic  home  to  its  original  appearance,   as  we  appreciate  the  quality  and  character  of  this  very  well  preserved  and  unique  two   story  Victorian  property.  The  design  of  the  renovation  and  addition  took  into  account  all   of  the  Historic  Preservation  guidelines  to  minimize  any  impact  to  the  historic  resource,   making  the  rehabilitation  complete.     Thank  you  for  your  help  and  consideration  of  our  permit.    We  feel  that  the  proposed   design  meets  the  intent  of  all  of  the  criteria,  as  outlined  in  the  code,  for  both  the   Historic  and  Residential  Design  Standards.           Sincerely,       Kim  Raymond,  Principal   Kim  Raymond  Architects,  Inc   P130 IV.C. P131 IV.C. P132 IV.C. Scale: ISSUE A 1.4 10/15/14Plotted On:D E M O C A L C S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N D SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 4 9 7 0 8 9 2 5 8 2 2 5 2 4 4 e m a i l 4 k i m @ k r a i . u s K I M 4 R A Y M O N D 4 A R C H I T E C T S , 4 I N C . 9/18/14 5 3 0 4 W 4 H A L L A M V I C T O R I A N 4 R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1,582 sq ft B B A A 1 2 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 3'-4 3/4"13'-0" 13 ' - 6 " 772 sq ft 62 sq ft 685 sq ft B B A A 1 2 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 2,294 sq ft 86 sq ft 20 sq ft 148 sq ft 752 sq ft 784 sq ft 138 sq ft 2 BA 1 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 50'-6" 1 4 ' - 3 1 / 2 " 1'-10" 707 sq ft 752 sq ft WINDOW WELL LOWER BEDROOMFAMILY ROOM SCALE: 3/16" = 1'-0" UPPER LEVEL DEMO SCALE: 3/16" = 1'-0" MAIN LEVEL DEMO SCALE: 3/16" = 1'-0" LOWER LEVEL DEMO LOWER LEVEL NOT INCLUDED IN CALCULATIONS MAIN LEVEL EXISTING (2294+148+138+86 +20)=2686 SF DEMO 752+784+138= 1674 SF UPPER LEVEL EXISTING (1582 + 62) 1644 SF DEMO 685+772 =1457 SF TOTAL EXISTING EXISTING 4330 SF DEMO 3131 SF 2993 SF /3876 =72% DEMO P 1 3 3 I V . C . Scale: ISSUE A 9.1 1/15/15Plotted On:3 -D V I E W S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O SCALE: 3/16" = 1'-0" DOWN THE STREET SCALE: 1:66.67 ALLEY NE TREETOPS SCALE: 1" = 5' ALLEY NW SCALE: 1:64.86 CORNER SIDEWALK SCALE: 1:47.53 CORNER TREETOP VIEW P 1 3 4 I V . C . Scale: ISSUE A 0.2 1/15/15Plotted On:S I T E P L A N - P R O P O S E D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 A A B B C C D D 1 1 2 2 3 3 4 4 5 5 8 8 7 7 9 9 F D W F 1 0 '-0 " 1 '-1 " 5'-0"5'-0" 5'-0" 5 '-0 " 8'-3 3/4" 2'-6 3/4" 7'-6 1/4" 5'-0" 4'-9" 10'-9" 8'-2 1/2" 5'-4 1/4" 1 4 '-1 0 1 /4 " 7'-7" 15'-6" 35'-1 1/2" 3'-2" 22'-0" 8 3 '-1 0 " 3 1 '-5 1 /4 " 1 6 '-6 " FRONT PORCH F R O N T W A L K FRONT PORCH F R O N T W A L K GARAGE APRON / DRIVEWAY GARAGE APRON / DRIVEWAY EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREE TO REMAIN EXISTING TREES TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN, IF POSSIBLE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE S E T B A C K L I N E S E T B A C K L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E P R O P E R T Y L I N E PROPERTY LINE PROPERTY LINE P R O P O S E D N E W P R O P E R T Y L I N E HALLAM STREET S I X T H S T R E E T ALLEY 2 SITE PLAN 1/8" = 1'-0" LOT SIZE: 9,000 SF LOT SIZE: 9,000 SF P 1 3 5 I V . C . Scale: ISSUE A 1.0 1/15/15Plotted On:F A R C A L C U L A T I O N S - E X I S T I N G ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O BA 1 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 50'-6" 1 4 '-3 1 /2 " 1'-10" 707 sq ft WINDOW WELL LOWER BEDROOMFAMILY ROOM B B A A 1 2 2,294 sq ft 86 sq ft 20 sq ft 148 sq ft 1,582 sq ft B B A A 1 2 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 3'-4 3/4"13'-0" 1 3 '-6 " 62 sq ft SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- EXISTING SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- EXISTING SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- EXISTING LOWER LEVEL GROSS 707 SF (X2.5% = 17.7 SF) MAIN LEVEL GROSS 2294 SF UPPER LEVEL GROSS 1582 SF MAIN LEVEL DECKS: FRONT PORCHES (EXEMPT) 20+86 106 SF COVERED DECK AT SIDE 148 SF UPPER LEVEL DECKS 62 SF LOWER LEVEL BASEMENT PERIMETER: 2(50'-6) + 2(14-3 1/2") = 129'-7" BASEMENT HEIGHT = 8'-0" BASEMENT WALLS AREA = 1036.7 SQ. FT LOWER LEVEL BASEMENT EXPOSED: 1'-10) + 2-3 1/2") = 4'-4 1/2" WINDOW WELL EXPOSED HEIGHT = 6'-0" BASEMENT WALLS EXPOSED = 26 SQ. FT EXPOSED 26 SQ. FT / 1036.7 TOTAL = 2.5% EXPOSED TOTAL EXISTING FAR 17.7+2294+1582 = 3893.7 SF P 1 3 6 I V . C . Scale: ISSUE A 1.1 a 1/15/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A B C D 10'-0" 2 4 '-8 "2 9 '-4 1 /2 " 815 sq ft 33 sq ft 5 4 3 2 1 9 8 7 335 sq ft 252 sq ft D C B A 2 9 '-4 1 /2 " 2 3 '-2 " 2 4 '-6 " 748 sq ft34 sq ft 34 sq ft 7 8 9 1 2 3 4 5 332 sq ft252 sq ft UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" D C A 22'-10 1/4" 763 sq ft 36 sq ft34 sq ft EXISTING SHAKE DETAIL TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN EXISTING SIDING AND TRIM TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH ZINC STANDING SEAM NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL A A C C D D 763 sq ft 33 sq ft EXISTING SHAKE AND WOOD GRILLE DETAIL TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL EXISTING STONE FOUNDATION TO BE REBUILT TO MATCH EXISTING UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" UPPER LEVEL PLY 109'-10" SCALE: 1/8" = 1'-0" WEST ELEVATION MOD FAR SCALE: 1/8" = 1'-0" NORTH ELEVATION FAR SCALE: 1/8" = 1'-0" EAST ELEVATION MOD FAR SCALE: 1/8" = 1'-0" SOUTH ELEVATION FAR SCALE: 1/8" = 1'-0" EAST ELEVATION VIC FAR SCALE: 1/8" = 1'-0" WEST ELEVATION VIC FAR VIC VICMODMOD VIC BSMT TOTAL AREA 252+252+763+763 = 2030 EXPOSED VIC 34+36+33 = 103 103/2030 = 0.05 FACTOR MOD BSMT TOTAL AREA 332+335+748+815 = 2230 EXPOSED VIC 34+34+33 = 101 101/2230 = 0.045 FACTOR P 1 3 7 I V . C . Scale: ISSUE A 1.1 1/15/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D V I C T O R I A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A C D 8 8 7 7 9 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 5 1/2"5'-0" 1 1 '-7 1 /4 " 3 '-3 1 /2 " 20'-6 1/2"1 2 '-7 1 /4 " 5 1 /2 " 1 1 '-7 1 /2 " 5 1 /2 " <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> 1 2 3 4549 sq ft 243 sq ft 126 sq ft DECK GLASS / STEEL RAIL ROOF OVERHANG BELOW TWO SIDED GAS FIREPLACE W/ STEEL SURROUND MASTER SUITE F R O S T E D G L A S S E N C L O S U R E CLEAR GLASS ENCLOSURE TV STEAM SHOWER STONE VENEER ON WALL LOWER ENTRY ROOFOFFICE/ STUDY FREE STANDING TUB <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A C D 8 8 7 7 9 9 F D W 5 1/2"13'-0"5 1/2" 5 1/2"24'-5 3/4"5 1/2" 3 '-4 3 /4 " 1 0 '-1 1 /4 " 1 6 '-6 " 2 2 '-4 3 /4 " 3 1 '-4 3 /4 " 5 '-2 3 /4 " 5 1 /2 " 1 5 '-7 " 5 1 /2 " 4 '-7 3 /4 " 5 1 /2 " 2 4 '-2 " 11 3/4" 4 2 A 4.2 5 2 A 4.1 523 sq ft 635 sq ft 531 sq ft 43 sq ft UP DN MUD ROOM KITCHEN LIVING DINING SEATING AREA FP TV ACID ETCHED GLASS OR PERFORATED STL ENTRY PORCH KITCHENKITCHEN POWDER OPEN TO ABOVE REMOVE EXISTING FLOOR ADD INTERESTING STEEL TRUSSES IN VOLUME CUBBIES LAUNDRY CHUTE CUBBIES AND BENCH SPIRAL STAIR TO OFFICE / STUDY ABOVE SEATING AREA WALL OF APPLIANCES F R O S T E D G L A S S P A N E L LINE OF EXTERIOR WALL ABOVE L I N E O F E X T E R I O R W A L L A B O V E <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> CD W 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A C D 8 8 7 7 9 9 1 0 '-1 1 /4 " 4 ' - 9 1 / 2 "4 '-9 1 /2 " 7'-2 1/2" 8'-1/4" 2 6 '-7 1 /4 " 5 3 '-1 /4 " 8 " 1 0 '-1 1 /4 " 5 '-6 " 5 '-8 " 3 1/2"13'-0"5 1/2"10'-1/2"3 1/2" 3 1/2"5'-6"3 1/2"13'-7"8" 6 '-0 " 26'-11 1/4" 3'-4 3/4" 5 1 /2 " 1 4 '-0 " 3 1 /2 " 4 '-1 0 " 1 7 '-6 1 /2 " 1 2 3 4 1 2 3 4 1 2 3 4 AV 4.3 1 2 3 #LayID 1,841 sq ft BEDROOM 3 BEDROOM 2 FAMILY ROOM W I N D O W W E L L W I N D O W W E L L CLOSET DRESSER LAUNDRY G L A S S E N C L O S E D W I N E C A B I N E T O P E N R I S E R S , S T E E L S T A I R S G L A S S R A I L I N G BEDROOM 4 F P a n d T V B A T H 4 C L E A R G L A S S A T S H O W E R FROSTED GLASS AT WC MECHANICAL W I N D O W W E L L F L O A T I N G B E N C H BATH 3 BATH 2 5 2 A 4.1 <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> <MARKERDRAWINGNUMBER_R> <MARKERSHEETNUMBER_R> SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- PROPOSED LOWER LEVEL GROSS 1841 SF (X 5%) = 92 SF MAIN LEVEL GROSS (531+635) 1166 SF UPPER LEVEL GROSS (549+126) 675 SF MAIN LEVEL DECKS: FRONT PORCH 43 SF (EXEMPT) UPPER LEVEL DECKS 245 SF (EXEMPT) TOTAL PROPOSED FAR 1933+145 = 2075 SF GARAGE 520 SF (-375 EXEMPTION) 145 SF INTERIOR FAR 1933 SF VICTORIAN CALCULATIONS P 1 3 8 I V . C . Scale: ISSUE A1.2 1/15/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D M O D E R N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 A B B C D 1 1 2 2 3 3 4 4 5 5 21'-5 1/2" 1 5 '-1 /2 " 5 1/2"11'-8 1/2"3 1/2"18'-3/4" 5 1 /2 " 7 '-1 /2 " 5 1 /2 " 1 1 '-2 3 /4 " 1 2 3 4 4.5 680 sq ft 218 sq ftDECK FP MASTER SUITE TV LOWER ROOF AT GARAGE CLEAR GLASS ENCLOSURE AT SHOWER FROSTED GLASS ENCLOSURE AT WC F R E E S T A N D I N G T U B FIREBOX TO BE ON OUTSIDE OF WALL BENCH 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 A B B C D 1 1 2 2 3 3 4 4 5 5 F 5 1/2"21'-5 1/2"5 1/2"6'-5 1/2"1'-5 1/4" 5 1 /2 " 1 0 '-6 1 /4 " 5 1 /2 " 1 7 '-2 3 /4 " 5 1 /2 " 25'-11 1/2" 1 1 '-1 3 /4 " 15'-9"13'-3" 2 0 '-3 1 /2 " 1 234.4 1 2 3 4 4.4 1,469 sq ft 577 sq ft 95 sq ft POWDER MUD ROOM DINING LIVING KITCHEN BUTLER'S PANTRY GARAGE ENTRY PORCH ACID ETCHED GLASS OR PERFORATED STL ART WALL ENTRY A R T W A L L BUFFET ART WALL T V A N D F P WALL OF APPLIANCES SPORTS GEAR STORAGE G A R B A G E E N C L O S U R E G L A S S E N C L O S E D W I N E C A B I N E T COVERED PORCH ART WALL 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 CD W A B B C D 1 1 2 2 3 3 4 4 5 5 5 '-8 " 5 '-8 " 3 1 /2 " 5 '-9 3 /4 " 3 1 /2 " 1 3 '-6 " 3 1 /2 " 4 '-8 3 /4 " 3 1 /2 " 1 3 '-9 3 /4 " 3 1 /2 " 9 '-4 1 /4 " 3 1 /2 " 6 '-3 /4 " 3 1 /2 " 8 " 1 2 '-1 1 /2 " 5 1 /2 " 8 '-6 3 /4 " 3 1 /2 " 1 6 '-8 " 14'-4 1/2"3 1/2"13'-4 1/4"3 1/2" 3 1/2"5'-4 1/4"3 1/2"14'-4 1/2"3 1/2"13'-4 1/4"3 1/2" 7 8 '-3 1 /2 " 35'-6 3/4" 5'-5 1/4" 5'-10 3/4" 35'-9 3/4" 1 2 3 4 AM 4.6 1 2 3 4#LayID 1 2 3 4#LayID 1 2 3 AM 4.7 2,300 sq ft FAMILY ROOM BEDROOM 2 BEDROOM 3 BEDROOM 4 LAUNDRY B O O K S H E L V E S F P a n d T V linen FROSTED GLASS AT WC CLEAR GLASS AT STEAM SHOWER MECHANICAL W I N D O W W E L L W I N D O W W E L L W I N D O W W E L L GLASS RAIL AT STAIR BATH AND POWDER CLEAR GLASS AT SHOWER F R O S T E D G L A S S A T W C F R O S T E D G L A S S A T W C CLEAR GLASS AT SHOWER TV WALL T V W A L L T V W A L L A/V EQUIPMENT STORAGE MEDIA ROOM CABINETS DRESSER D R E S S E R 2 2 A 4.14 2 A 4.2 SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- PROPOSED LOWER LEVEL GROSS 2300 SF (X 4.5%) = 103.5SF MAIN LEVEL GROSS 1456 SF UPPER LEVEL GROSS 680 SF MAIN LEVEL DECKS: FRONT PORCH 95 SF (EXEMPT) UPPER LEVEL DECKS 218 SF (EXEMPT) TOTAL PROPOSED FAR 2239.5+202 = 2441.5 SF GARAGE 577 SF (-375 EXEMPTION) 202 SF INTERIOR FAR 2239.5 SF MODERN CALCULATIONS P 1 3 9 I V . C . Scale: ISSUE A 1.3 1/15/15Plotted On:E X I S T I N G E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A B EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN EXISTING WOOD FRONT DOOR, TRANSOM AND FRONT PORCH TRIM DETAILS TO REMAIN HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" 1 2 EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH ZINC STANDING SEAM HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED B A EXISTING CMU CHIMNEY EXISTING UTILITIES TO BE RELOCATED MIDCENTURY ADDITION TO BE DEMOLISHED RECENT ADDITION TO BE DEMOLISHED 2 1 EXISTING SIDE PORCH TO BE REMOVED EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH ZINC STANDING SEAM EXISTING BALCONY TO BE REMOVED EXISTING BULKHEAD / COAL CHUTE EXISTING UTILITIES TO BE RELOCATED HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED SCALE: 1/8" = 1'-0" SOUTH EXISTING SCALE: 1/8" = 1'-0" WEST EXISTING SCALE: 1/8" = 1'-0" NORTH EXISTING SCALE: 1/8" = 1'-0" EAST EXISTING P 1 4 0 I V . C . Scale: ISSUE AM 2.4 1/15/15Plotted On:L O W E R L E V E L F L O O R P L A N -M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 C D W A B B C D 1 1 2 2 3 3 4 4 5 5 5 ' - 8 " 5 ' - 8 " 3 1 / 2 " 5 ' - 9 3 / 4 " 3 1 / 2 " 1 3 ' - 6 " 3 1 / 2 " 4 ' - 8 3 / 4 " 3 1 / 2 " 1 3 ' - 9 3 / 4 " 3 1 / 2 " 9 ' - 4 1 / 4 " 3 1 / 2 " 6 ' - 3 / 4 " 3 1 / 2 " 8 " 1 2 ' - 1 1 / 2 " 5 1 / 2 " 8 ' - 6 3 / 4 " 3 1 / 2 " 1 6 ' - 8 " 1 4 '-4 1 /2 " 3 1 /2 " 1 3 '-4 1 /4 " 3 1 /2 " 3 1 /2 " 5 '-4 1 /4 " 3 1 /2 " 1 4 '-4 1 /2 " 3 1 /2 " 1 3 '-4 1 /4 " 3 1 /2 " 7 8 ' - 3 1 / 2 " 3 5 '-6 3 /4 " 5 '-5 1 /4 " 5 '-1 0 3 /4 " 3 5 '-9 3 /4 " 8 0 ' - 1 " 1 2 3 4 A M 4 .6 1 2 3 4 #L a y I D 1 2 3 4 #L a y I D1 2 3 A M 4 .7 F A M I L Y R O O M B E D R O O M 2 B E D R O O M 3 B E D R O O M 4 L A U N D R Y B O O K S H E L V E S F P a n d T V l i n e n F R O S T E D G L A S S A T W C C L E A R G L A S S A T S T E A M S H O W E R M E C H A N I C A L W I N D O W W E L L W I N D O W W E L L W I N D O W W E L L G L A S S R A I L A T S T A I R B A T H A N D P O W D E R C L E A R G L A S S A T S H O W E R F R O S T E D G L A S S A T W C F R O S T E D G L A S S A T W C C L E A R G L A S S A T S H O W E R T V W A L L T V W A L L T V W A L L A /V E Q U I P M E N T S T O R A G E M E D I A R O O M C A B I N E T S D R E S S E R D R E S S E R 1 A M 3 .5 1 A M 3 .5 P 1 4 1 I V . C . Scale: ISSUE AM 2.5 1/15/15Plotted On:M A I N L E V E L F L O O R P L A N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 A B B C D 1 1 2 2 3 3 4 4 5 5 F 5 1 /2 " 2 1 '-5 1 /2 " 5 1 /2 " 6 '-5 1 /2 " 1 '-5 1 /4 " 5 1 / 2 " 1 0 ' - 6 1 / 4 " 5 1 / 2 " 1 7 ' - 2 3 / 4 " 5 1 / 2 " 2 5 '-1 1 1 /2 " 1 1 ' - 1 3 / 4 " 1 5 '-9 " 1 3 '-3 " 2 0 ' - 3 1 / 2 " 1 A M 3 .5 1 2 3 4 .4 1 2 3 4 4 .4 P O W D E R M U D R O O M D I N I N G L I V I N G K I T C H E N B U T L E R 'S P A N T R Y G A R A G E E N T R Y P O R C H A C I D E T C H E D G L A S S O R P E R F O R A T E D S T L A R T W A L L E N T R Y A R T W A L L B U F F E T A R T W A L L T V A N D F P W A L L O F A P P L I A N C E S S P O R T S G E A R S T O R A G E G A R B A G E E N C L O S U R E G L A S S E N C L O S E D W I N E C A B I N E T C O V E R E D P O R C H A R T W A L L P 1 4 2 I V . C . Scale: ISSUE AM 2.6 1/15/15Plotted On:U P P E R L E V E L F L O O R P L A N -M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 A B B C D 1 1 2 2 3 3 4 4 5 5 1 A M 3 .5 1 A M 3 .5 2 1 '-5 1 /2 " 1 5 ' - 1 / 2 " 5 1 /2 " 1 1 '-8 1 /2 " 3 1 /2 " 1 8 '-3 /4 " 5 1 / 2 " 7 ' - 1 / 2 " 5 1 / 2 " 1 1 ' - 2 3 / 4 " <M A R K E R D R A W I N G N U M B E R _R > 1 2 3 4 4 .5 D E C K F P M A S T E R S U I T E T V L O W E R R O O F A T G A R A G E C L E A R G L A S S E N C L O S U R E A T S H O W E R F R O S T E D G L A S S E N C L O S U R E A T W C F R E E S T A N D I N G T U B F I R E B O X T O B E O N O U T S I D E O F W A L L B E N C H P 1 4 3 I V . C . Scale: ISSUE AM 2.7 1/15/15Plotted On:R O O F P L A N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A B B C D 1 1 2 2 3 3 4 4 5 5 1 A M 3 .5 1 A M 3 .5 1 2 :1 2 1 2 :1 2 1 2 : 1 2 1 2 : 1 2 F L A T R O O F F L A T R O O F F L A T R O O F F L A T R O O F P 1 4 4 I V . C . Scale: ISSUE AM 3.2 1/15/15Plotted On:S O U T H A N D W E S T E L E V A T I O N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A A B B C C D D 10'-0" 2 4 '-8 "2 9 '-4 1 /2 " 1 1 2 2 3 3 4 4 5 5 SCALE: 3/16" = 1'-0" WEST ELEVATION MOD SCALE: 3/16" = 1'-0" SOUTH ELEVATION P 1 4 5 I V . C . Scale: ISSUE AM 3.3 1/15/15Plotted On:N O R T H A N D E A S T E L E V A T I O N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 5 5 4 4 3 3 2 2 1 1 D D C C B B A A 2 9 '-4 1 /2 " 2 3 '-2 " 2 4 '-6 " SCALE: 3/16" = 1'-0" NORTH ELEVATION SCALE: 3/16" = 1'-0" EAST ELEVATION MOD P 1 4 6 I V . C . Scale: ISSUE AM 3.5 1/15/15Plotted On:S E C T I O N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 7 '-9 1 /2 " -10' - 4" -1 LOWER LEVEL 0' - 0" 1MAIN LEVEL 10' - 0" 2 UPPER LEVEL 29' - 4 1/2" GARAGEDINING ROOM LIVING ROOM MASTER BEDROOM CLOSET BEDROOM 2 (POCKET DOOR TOCLOSET) (POCKET DOOR TOBATHROOM) (POCKET DOOR TOBATHROOM) FAMILY ROOM (DOOR TO MECHANICALROOM) MEDIA ROOM -10' - 4" -1 LOWER LEVEL 0' - 0" 1MAIN LEVEL 24' - 8" 21' - 7" D C B A AM-SECTION 1/4" = 1'-0" P 1 4 7 I V . C . Scale: ISSUE AV 2.0 1/15/15Plotted On:L O W E R L E V E L F L O O R P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O C D W 123456789101112131415 A C D 8 8 7 7 9 9 4 '-9 1 /2 " 4'-9 1/2"8 '-1 /4 " 2 6 ' - 7 1 / 4 " 5 3 ' - 1 / 4 " 8 " 1 0 ' - 1 1 / 4 " 5 ' - 6 " 5 ' - 8 " 3 1 /2 " 1 3 '-0 " 5 1 /2 " 1 0 '-1 /2 " 3 1 /2 " 3 1 /2 " 5 '-6 " 3 1 /2 " 1 3 '-7 " 8 " 6 ' - 0 " 2 6 '-1 1 1 /4 " 3 '-4 3 /4 " 5 1 / 2 " 1 4 ' - 0 " 3 1 / 2 " 4 ' - 1 0 " 1 7 ' - 6 1 / 2 " 1 2 3 4 1 2 3 4 1 2 3 4 A V 4 .3 1 2 3 #L a y I D B E D R O O M 3 B E D R O O M 2 F A M I L Y R O O M W I N D O W W E L L W I N D O W W E L L C L O S E T D R E S S E R L A U N D R Y G L A S S E N C L O S E D W I N E C A B I N E T O P E N R I S E R S , S T E E L S T A I R S G L A S S R A I L I N G B E D R O O M 4 F P a n d T V B A T H 4 C L E A R G L A S S A T S H O W E R F R O S T E D G L A S S A T W C M E C H A N I C A L W I N D O W W E L L F L O A T I N G B E N C H B A T H 3 B A T H 2 1 A V 3 .4 <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > P 1 4 8 I V . C . Scale: ISSUE AV 2.1 1/15/15Plotted On:M A I N L E V E L F L O O R P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 123456789101112131415 A C D 8 8 7 7 9 9 F D W 5 1 /2 " 1 3 '-0 " 5 1 /2 " 5 1 /2 " 2 4 '-5 3 /4 " 5 1 /2 " 3 ' - 4 3 / 4 " 1 0 ' - 1 1 / 4 " 1 6 ' - 6 " 2 2 ' - 4 3 / 4 " 3 1 ' - 4 3 / 4 " 5 ' - 2 3 / 4 " 5 1 / 2 " 1 5 ' - 7 " 5 1 / 2 " 4 ' - 7 3 / 4 " 5 1 / 2 " 2 4 ' - 2 " 1 1 3 /4 " U P D NMUD R O O M K I T C H E N L I V I N G D I N I N G S E A T I N G A R E A F P T V A C I D E T C H E D G L A S S O R P E R F O R A T E D S T L E N T R Y P O R C H K I T C H E N K I T C H E N P O W D E R O P E N T O A B O V E R E M O V E E X I S T I N G F L O O R A D D I N T E R E S T I N G S T E E L T R U S S E S I N V O L U M E C U B B I E S L A U N D R Y C H U T E C U B B I E S A N D B E N C H S P I R A L S T A I R T O O F F I C E / S T U D Y A B O V E S E A T I N G A R E A W A L L O F A P P L I A N C E S F R O S T E D G L A S S P A N E L L I N E O F E X T E R I O R W A L L A B O V E L I N E O F E X T E R I O R W A L L A B O V E <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > P 1 4 9 I V . C . Scale: ISSUE AV 2.2 1/15/15Plotted On:U P P E R L E V E L F L O O R & R O O F P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A C D 8 8 7 7 9 9 123456789101112131415 5 1 /2 " 5 1 /2 " 5 '-0 " 1 1 ' - 7 1 / 4 " 3 ' - 3 1 / 2 " 2 0 '-6 1 /2 " 1 2 ' - 7 1 / 4 " 5 1 / 2 " 1 1 ' - 7 1 / 2 " 5 1 / 2 " <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > 1 2 3 4 D E C K G L A S S / S T E E L R A I L R O O F O V E R H A N G B E L O W T W O S I D E D G A S F I R E P L A C E W / S T E E L S U R R O U N D M A S T E R S U I T E F R O S T E D G L A S S E N C L O S U R E C L E A R G L A S S E N C L O S U R E T V S T E A M S H O W E R S T O N E V E N E E R O N W A L L L O W E R E N T R Y R O O F O F F I C E / S T U D Y F R E E S T A N D I N G T U B <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > P 1 5 0 I V . C . Scale: ISSUE AV 2.3 1/15/15Plotted On:R O O F P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A C D 8 8 7 7 9 9 1 A V 3 .4 <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > <M A R K E R D R A W I N G N U M B E R _R > <M A R K E R S H E E T N U M B E R _R > O R I G I N A L R O O F 1 2 :1 2 V .I .F . 1 2 :1 2 V .I .F . 1 0 : 1 2 V . I . F . 1 0 : 1 2 V . I . F . 1 2 : 1 2 V . I . F . 1 2 : 1 2 V . I . F . F L A T R O O F F L A T R O O F F L A T R O O F P 1 5 1 I V . C . Scale: ISSUE AV 3.1 1/15/15Plotted On:N O R T H A N D E A S T E X T E R I O R E L E V A T I O N S - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 9 9 8 8 7 7 D D C C A A 2 9 '-9 3 /4 " 6 '-1 1 1 /4 " 22'-10 1/4" EXISTING SHAKE DETAIL TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN EXISTING SIDING AND TRIM TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH ZINC STANDING SEAM NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL SCALE: 3/16" = 1'-0" NORTH ELEVATION SCALE: 3/16" = 1'-0" EAST ELEVATION VIC P 1 5 2 I V . C . Scale: ISSUE AV 3.10 1/15/15Plotted On:S O U T H A N D W E S T E X T E R I O R E L E V A T I O N S - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A A C C D D 1 '-0 " 9 '-1 0 " EXISTING SHAKE AND WOOD GRILLE DETAIL TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL EXISTING STONE FOUNDATION TO BE REBUILT TO MATCH EXISTING UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" MAIN LEVEL PLY 99'-8" 7 7 8 8 9 9 8 '-6 " EXISTING SHAKE AND WOOD GRILLE DETAIL TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" SCALE: 3/16" = 1'-0" WEST ELEVATION VIC SCALE: 3/16" = 1'-0" SOUTH ELEVATION P 1 5 3 I V . C . Scale: ISSUE AV 3.4 1/15/15Plotted On:S E C T I O N V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R AW I N G S A N D SPECI FICATIONS ARE THE P RO PERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES NO T MEASURE ON E INCH (1 ") EXACTLY, THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED, AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O A A C C D D 45'-8 1/4"28'-3 3/4" 6 '-1 1 " 6 '-1 0 " 6 '-1 0 " 2 3 '-1 0 " 2 5 '-5 3 /4 " AV- SECTION 1/4" = 1'-0" P 1 5 4 I V . C . EXHIBIT` f AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY.SECTION 26.304.060 (E), ASPEN LAND USE COD ADDRESS OF PROPERTY: (� n �� 041y - .CwxGY _ , Aspen, CO SCHEDULED PUBLIC HEARING DATE: ' 20115' STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I. have complied with the public notice requirements of Section,26.304.060 (E) of the' Aspen Land Use Code in the following manner: V Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing.. A copy of the publication is attached hereto. Posting of notice: By posting of notice,_ which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted.at least fifteen(15) days prior to the public hearing on_the _ day of ; 20 to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. " Mailing,of,notice. By the mailing of a notice obtained from the Community Developmerit'Department, which contains the information described in Section .26.304.;060(E)(2) o;f.the Aspen Land Use Code. At least fifteen (15) days prior to the.::public= searing, notice was larid' delivered or mailed by first class postage , .' prep°ald'I ?*mail to all owners of property within three hundred (33 00) feet of the ' _`y;ygt.,ro �e ty subject to the development application. The names and addresses of ty j t.f P �property,!owners shall be those on the current tax records of Pitkin County as they F *. appeared'no':more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior .to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summafy, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued 617 next page) ..t I Minel"al Estate Owner Notice. By the certified-mailing of.notice, return receipt requested,to affected mineral estate owners by at least thirty (3)0) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text a7nendnlent. Whenever the, official zoning district map�is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether,such revision be made by repeal of this Title and enactment of a new land use' regulation, or otherwise, the requirement of an accurate survey map or other. sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed .zoning map shall be available for public inspection in the planning- agency during all business hours for fifteen (15) days prior to the public hearing on such amendments.'- s _ Signature this - day SND OFFICIAL SEAL THE CITY of ASPEN PURLIC'NOTICE ti RE: 28 SMUGGLER-GROVE ROAD, FINAL MLJOR.- � DEVELOPMENT -REVIEVu KAREN GEED PAI r?,RSON NOTARY PUB,.-;,', UB, ; STATE OF COLOf 1v3o T,ITRCL IS HEREBY GIVEN that a public hearing will be held on Wednesday,January-28,2015, NOTARY ID#199641 +:rF;, P 9 y M Commission E fres Febru '5.2016 r -:I meeting to begin at 5;00 p.m. before the Aspen Historic Preservation Commission, Council Chambers;Cify Hal1,130 S.Galena St.,Aspeh,to consider art application submitted by Pagewood LLC, 13t1T McKinney Suite'3175, Houston, TX 77010, represented by Rowland and Broughton Architecture. The subject property is legally described as 28.Smuggler Grove Rd., Lot 2 of the Jukati SufStlivision,Aspen;Colorado,Parcel ID#2737181-23-002. The request final development TCIES NOTICED approvals to remove non-historic additions to the landmark, pick up.the home to construct a , basement and add an addition to the existing landmark.Final approvals are requested to.construct a new single family home on the lot as part ofthis development. The requested development tJRWERS NOTICE approvals associated with this application may be modified by the approving body. For further information, contact Sara Adams ai.the City of Aspen Community Development Department,130 S.Galena St. Aspen,CO,(970)429.2778,sara.adams@cityofaspen.com. s/Willis Pember,Chair Aspen-Historic Preservation Commission Published in the Aspen Times on January 13;2015 City of Aspen Account <% AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 28 '-"kA &4-!21ftN 2 ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ) ss. County of Pitkin ) I, 112'Z 6(� / A (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the may of , 20L!5, to and including the date and time of the public hearing. A pho ograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. L� o� ignature The foregoing "Affidavit of Notice" was acknowled ed before me this day of )a,�.��,✓,F , 20-15, by v 1 "rrA ��---- — WITNESS MY HAND AND OFFICIAL SEAL MATTHEW HUFFMAN NOTARY PUBLIC STATE OF COLORADO My commission expires: _ v t NOTARY ID 20144029642 MY COMMISSION EXPIRES JULY 29,2018 z— Notary Public 100, ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 1208 EAST HOPKINS LLC 17A&B LLC 337 MIDLAND AVE LLC 0133 PROSPECTOR RD#410213 1315 MOUNTAIN VIEW DR PO BOX 559 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 AMES MARTHA E ARNAL ALVARO JOSE ASPEN ASSET LLC 23 SMUGGLER GROVE RD 326 MIDLAND AVE#201 2701 MIDLAND AVE#8312 ASPEN, CO 81611 ASPEN, CO 81611 GLENWOOD SPRINGS, CO 816014395 BAKKEN JOHN & LIZA N BEIDLEMAN NEAL J &AMY G BENNETT NEIL J PO BOX 12064 PO BOX 4362 214 PARK AV ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81611 BESTIC JEFFREY B BEYER ALAN R BIRACH KAREN 301 MIDLAND PARK AVE 410 N MILL ST #B11 122 MIDLAND PARK PL PO BOX 2267 ASPEN, CO 81611 ASPEN, CO 81 61 1-241 4 ASPEN, CO 81611 BIRRFELDER BRIGITTE T BLOMOUIST JENIFER L& PERLEY PAUL S BOLERJACK LISA PO BOX 3035 PO BOX 12155 PO BOX 811 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81612 BROOKS KERRI L BROWN DONALD BROWN RUTH H 112 MIDLAND PARK PL 412 KATHRYNS WY 410 N MILL ST#B11 ASPEN, CO 81611 ASPEN, CO 81 61 1-2405 ASPEN, CO 81611 BUCKLEY BETTY JEAN TRUST CALK LAURA E CANTRELL WESLEY R 364 W 3900 N WILLCOX DENNIS 104 KATHRYNS WY PROVO, UT 846044983 722 MIDLAND PARK PL ASPEN, CO 81611-2405 ASPEN, CO 81 61 1-2472 CARLSON ERIC&LYNNE CASTLE CREEK HOLDINGS CO CAVE DERYK 24 HIDDEN BROOK DR PO BOX 56109 1195 E COOPER#B BARRINGTON, IL 60010 HOUSTON, TX 77256 ASPEN, CO 81611 CHAUNER RONALD M CITY OF ASPEN COERDT CLINTON CLAUSS CHAUNER JACKIE L SHEFFER 130 S GALENA ST 326 MIDLAND AVE#201 PO BOX 8782 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 COHEN WARREN P BENEFICIAL TRUST CORBIN MARCIA A CUNNINGHAM PAMELA M 55 SMUGGLER GROVE PO BOX 9312 502 MIDLAND PARK PL ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 DEELGUEA ALEJANDRO ORTIZ DEJEAN FELIX A III &CAROLYNE DELYNN JEAN J PO BOX 9871 1368 KATHERINE DR 1127 WEHRLE ASPEN, CO 81612 OPELOUSAS, LA 70570 BUFFALO, NY 14221 DEVANNY EARL H III & ELIZABETH H DODINGTON SUSAN M DOYLE JOHN F&LAURIE FRAMPTON 177 HAMBOLDT ST 221 MIDLAND PARK PL PO BOX 12236 DENVER, CO 80218 ASPEN, CO 81611 ASPEN, CO 81612 EPSTEN BRADFORD M QPR TRUST ERNST TERSIA V FERLISI MARY SANDRA 1030 W 66TH TERRACE 206 KATHRYNS WY 326 MIDLAND AVE#307 KANSAS CITY, MO 64113 ASPEN, CO 81 61 1-2405 ASPEN, CO 81611 FLUG MARTIN FORNELL PETER J FRANZE MARTIN JOSEPH 616 E HYMAN AVE 402 MIDLAND PARK PL 520 E COOPER AVE STE 210 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 816113824 FUENTES DAVID& KATHARINE D GARTON SARA B GLEASON AMY 302 MIDLAND PARK PL 110 MIDLAND PARK PL EVERETTE JOHN ASPEN, CO 81611 ASPEN, CO 81611 712 MIDLAND PARK PL ASPEN, CO 81611 GLICK DANIEL GOODMAN DREW I GORBITZ HEIDI & PATRIC PO BOX 9910 5721 GREEN OAKS DR PO BOX 647 ASPEN, CO 81612 GREENWOOD VILLAGE, CO 80121-1336 ASPEN, CO 81612 GRIFFITHS THOMAS W GROSZ COLLEEN A TRUST GRUBBS MATT 504 MIDLAND PARK PL 155 N HARBOR DR#3612 333 MIDLAND AVE#3 ASPEN, CO 81611 CHICAGO, IL 60601 ASPEN, CO 81611-2412 GUGLIELMO KNANSEE L GULL EVAN H REV TRUST HACH STEPHEN C 514 KATHRYNS WY GULL FLOURNOY G REV TRUST 23 SMUGGLER GROVE RD ASPEN, CO 81611 25 ARDMORE CT ASPEN, CO 81611 ASPEN, CO 81611 HAGEN CATHERINE ANNE HANSEN BETH HECK JAMES C 210 MIDLAND PARK PL PO BOX 1775 PO BOX 8416 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 HEMMING GREGG S& KAREN S HEYMAN BRUCE QPR TRUST 50% HEYMAN VICKI QPR TRUST 50% 311 MIDLAND AVE PO BOX 5000 2035 N MAGNOLIA ASPEN, CO 81611 MS-10 CHICAGO, IL 60614 OGDENSBURG, NY 13669 HIGGINS PAUL HITCHCOCK SAMANTHA HOUBEN CYNTHIA MICHELE 303 MIDLAND PARK PL#C-3 PO BOX 329 PO BOX 9616 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 HTM PROPERTIES LLC HUMPHREY JESS IBARA RON 10200 STONE BRIAR PO BOX 1775 PO BOX 776 LAS VEGAS, NV 89144 ASPEN, CO 81612 CAYUCOS, CA 93430 JEFFERSON GREG JOHNSON SHAEL JOHNSTON PEGGY REVOCABLE TRUST 711 MIDLAND PARK PL PO BOX 3549 111 MIDLAND PARK PL ASPEN, CO 81611 ASPEN, CO 81.612 ASPEN, CO 81611 K&W PROPERTIES I LLC KALTENBOCK ERNST KEARN ROBERT&ORENE FAMILY TRUST PO BOX 744 1612 WOODBINE HEIGHTS BLVD 1831 WILLOW RD BLACKSBURG, VA 24060 TORONTO ONTARIO HILLSBOROUGH, CA 94010 CANADA M413 3A4, KNUTSON RODNEY D KOCH KATHRYN S&JOHN F KOLBERG JUDITH A PO BOX YY 304 MIDLAND PARK PL C-4 501 MIDLAND PARK PL ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 LACROIX TIMOTHY LAFOUNTAINE ANTOINETTE LAUGHREN DAVID 113 MIDLAND PARK PL 410 KATHRYNS WY #D1 PO BOX 1265 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 LEBBY FAMILY TRUST LEE QUINCY J LEVENTHAL ROBERT B PO BOX 1352 610 W 5TH#600 515 KATHRYNS WY ASPEN, CO 81612 AUSTIN,TX 78701 ASPEN, CO 81611-2405 LEVIN AMY MACCRACKEN SCOTT R&MARISA POST MCDONALD FRANCIS B 811 MIDLAND PARK PL#H11 403 MIDLAND PARK PL#D3 PO BOX 4671 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612 MCGAVOCK MARGARET MCPHEE JAMES MICHAEL&ANNE MARIE MCPHERSON GREGORY J ALBERT ELIZABETH A 401 MIDLAND PARK PL PO BOX 2073 PO BOX 533 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81612 MEBEL GREGORY E MG DUPLEX LLC MOHWINKEL CLIFF 30 KUPONO ST 825 W NORTH ST PO BOX 9457 PAIA, HI 967799723 ASPEN, CO 81611 ASPEN, CO 81611 MOONEY TIMOTHY NICHOLS SCOTT A OLDFIELD BARNEY F PO BOX 8931 PO BOX 3035 2701 MIDLAND AVE#8312 ASPEN, CO 81612 ASPEN, CO 81612 GLENWOOD SPRINGS, CO 816014395 PATTEN DAVID N PHILLIPS ARTHUR R& HELEN B PITKIN COUNTY 810 MIDLAND PARK PL PO BOX 8245 530 E MAIN ST#302 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 REDMOND JOHN B& LYNN G REYNOLDS LORA D ROCKY MTN PROPERTY LLC 207 KATHRYNS WY#63 610 W 5TH#600 73 SMUGGLER GROVE RD ASPEN, CO 81611 AUSTIN, TX 78701 ASPEN, CO 81611 RODELL TIMOTHY C&MARJORIE M SAMUELSON ALIX SCARLETT ROBIN PO BOX 8005 PO BOX 4324 413 KATHRYNS WY ASPEN, CO 81612-8005 BASALT, CO 81621 ASPEN, CO 81 61 1-2405 SEMPLE SASHA L SIMMONS SUSAN SMITH DONALD NELSON 601 E HYMAN AVE 101 KATHRYNS WY 501 MIDLAND PARK PL ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 SMITH JACK L&DIANE M SNELL NANCY L SNYDER CONDO ASSOC 434 COTTONWOOD DR PO BOX YY 600 KATHRYNS WAY EVERGREEN, CO 80439 ASPEN, CO 81612 ASPEN, CO 81611 SPONAR ANTON K&JUDY STEAK RONALD A& MARIA F STEIN DEBORAH 222 MIDLAND PARK PL 121 MIDLAND PARK PL#A21 710 MIDLAND PARK PL ASPEN, CO 81 61 1-2486 ASPEN, CO 81611 ASPEN, CO 81611 SWIFT LAWRENCE V TAYLOR JOHN IAN TERKUN MARK DALY JACQUELINE A 331 MIDLAND AVE PO BOX 329 PO BOX 1313 ASPEN, CO 81611 ASPEN, CO 81612 BASALT, CO 81621 VICENZI HEATHER L TRUST WEBSTER DAVID H WELDEN TODD E&DEBORAH C PO BOX 2238 PO BOX 10362 503 MIDLAND PARK PL#E3 ASPEN, CO 81612 ASPEN, CO 81612 ASPEN, CO 81611 WELLS SHARON ELIZABETH WHITE WILLIAM P WILSON KIMBERLY 338 MIDLAND AVEW 326 MIDLAND AVE#204 102 KATHRYNS WAY#A2 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 WINKLER JILL C 212 MIDLAND PARK PL ASPEN, CO 81611 +- ,4 ryW�l,ir4�4 `1'1�'/' � 11�\.. ; � i , , �:� ' '' 6 \ 1;�� �� � .,;ala".• �;-:�s���, � ,.. � y- - �'�^ ,Vf���'�a��• ,t .i �i 1' i 1• ,w 'f, �' .'� -,��S� d Z,I,:c r ec• i .s $�i"' ? * ,:�"yy q 't;+ A �' i. } � '�' .t,!11i�1 � ,�l�'� ��r��'��A1 2 ~�;E6' IC_ yf�f�-a• � y/�',y�y_ A dl4 y • .�.}Zi s "If d�.. a�4.arp.} S ,a� ..4 \ ����l u�fq(,, /✓'�.:F p�� ,. �taT.A� ; 0 �I ' Fe y,-;�y61}:�� ,�-1�' a �' �: �.+"� ll11 �� � ��,f s�5���r...; �¢�.ro�'il r �"4 g�la,r.., •��:, b� ,y, iP �I ,$ � ! *� ,-":;IN'`wt� : '��'�h��� ��� 1��1¢II i ��Y+ �,�:�yy��,gl/ �lpyl�r, .,r(r �17,•C✓r;'"nssa� '� ��&hl I�p'�@1�� /:'� - ���«TR!i� 'C't) i a,1 ,',E �'.•' �'M1!✓t+j Irl a Ij'�)lk l��ei ���..�.♦'{':�"_ - t`+'R^, i. . '''Y 9' �.�. '���w , -:� +56 Vi I r5r 4'Tnlf rV4' ;• f, a*✓ $:=,E• r g . Ad er s' ,Yy } 1 i n n • 1• j 1 1 _ _ 1 - EXHIBI� AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ,ADDRESS OF PROPERTY: wD_ G _T101nlna 7�y�e�rParis" �22W131eeAerSt,Aspen, CO SCHEDULED PUBLIC HEARING DATE: .15_ nuaru-29 ,20_5.— STATE OF COLORADO ) ss. County of Pitkin ) I, Diane- M. �p�Q h �" (name,please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) /days prior to the public hearing. A copy of the publication is attached hereto. V Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Sai d notice was posted at least fifteen(15) days prior to the public hearing on the 13 day of JNNUARY , 2015 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty (30)days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. ✓l� Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The regoing"Affidavit of Notice"wascknowledged before me this%�qday of , 20_/ ;by 7,4x�� WITNESS MY HAND AND OFFICIAL SEAL My commission expires: Notary Public CATHY C QUEEN NOTARY PUBLIC STATE OF COLORADO NOTARY ID 0 19984014989 ATTACHMENTS AS APPLICABLE: adles-fla 112011— • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGA9 • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 x m �:•7 Date: ; Wed , January�2 "0" 1 a jg P_laCe City Hall,`130 S Galena Purpose: HPC +mill review an applicatton for Minor Development approval to erect k . a sculpture on;this site The apcant ' j is dick`DeWolf Foiardation, 233'W. Bleeker Streeta Aspin, CQ, 81611 _ 4 For,further information contact Aspen Plannm Deft at 970 4297W` 2758 d vt a; r ,- JAi f IF 10, Agar ISO I, a r `mak �sa ♦ I.ems I 1 _ r r .. _Ray-�..F �, .�y.� r�,•, ,,, .: ��" EEXHIEBff- AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060(E),ASPEN LAND USE CODE ADDRESS OF PROPER O W HIALLAkyn ,Aspen,CO SMED PU LIC HEARING DATE: lr1. Z� ,2015 STATE OF COLORADO ) ) ss. County of Pitkin ) 1, I inn (name, please print) being or representing an Ap licant to the City of Aspen, Colorado, hereby personally certify that i have complied with the public notice requirements of Section 26.304.060 (E)of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. 4— Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15)days prior to the public hearing on the Za day of , 20_, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen(15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) L \ 113 � ' IC\'a. 3 .:� �n" ' JAN 19 2015 1��9�'r;i A{iiily�h�1 Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty(30)days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signatide The foregoing"Affidavit of Notice"was ac ovule ged-before a this�Y of ,20 by � - m m c)n,/A L�Nij)tary UFFPaStEFz;4IFc �� ' WITNESS MY HAND AND✓OFFICIAL SEAL ARY PUSUC r I I OF COLORADO la gb0 21159 M mmission a it s: M My17 a� ary Public UU ATTACHMENTS AS APPLICABLE: • COPY OF TDE PUBLICA TION • PHOTOGRAPH OF THE POSTED NOTICE(SIGA9 O LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 JAN It C1j*Y 0 f A'n Iq s64�i Wi T Y Prkjai PUBLIC NOTICE Date: Wed., Jan. 28, 2015 Time: 5:00 p.m. - Place: 130 S. Galena St., Aspen Cily HIICouncil Chambers Purpose: HPC will consider an application :53: 0 Hallam LLCj 0133 Pros ector 11 La �eSte. 41026 As en Co 816 licant affecting this PrOPerty. A to and requests ap roval to renova re osition the historic structured the the site, & to subdivide the lot f ck construction of a new home.Setba , or area & desi n -v_ariances will e flo n Plannin reviewed e Contact A� pe t. at 970-429-2758. ---- s � j i .. • If M •1 � ,� Jo ANN- 'gw PUBLIC NOT1Cl * ^' Date r 'la Tlme •z�m �1;. , , r ". z Place .,r�•. �� w [�,``�l..ShL��5 '' �u T• if��� �x rr.nuz mr- ar'I rvr.r,.lr+c..ucw^m.� n hYl✓rW 6 anY^"xWmr�W b Y 4 r•1 rr.� I 4:1 318 FOURTH STREET LTD 323 N FIFTH ST LLC 501 WEST HALLAM LLC PO BOX 445 555 KATIE PARK LN PO BOX 3389 HOUSTON,TX 77001 SNOWMASS,CO 81654 VAIL,CO 81658 601 W HALLAM LLC 602 WEST HALLAM LLC 624 WEST FRANCIS LLC. 121 S GALENA ST#203 17130 AVE LE RIVAGE 0133 PROSPECTOR RD#4102 B ASPEN,CO 81611 BOCA RATON,FL 33496 ASPEN,CO 81611 ASPEN HISTORICAL SOCIETY BLAICH JANET S TRUST BLAICH ROBERT I TRUST 620 W BLEEKER ST 319 N FOURTH ST 319 N FOURTH ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 BLUE MAGPIE LLC CITY OF ASPEN COLLETT JOHN&VIRGINIA C PO BOX 1268 130 S GALENA ST 1111 METROPOLITAN AVE#700 ASPEN,CO 81612 ASPEN,CO 81611 CHARLOTTE, NC 28204 COOK ROBERT C &MARSHA N DH HALLAM LLC EGGLESTON ROBERT H JR&TRACY H 621 W FRANCIS ST 2711 CENTERVILLE RD#400 434 W HALLAM ASPEN,CO 81611 WILMINGTON, DE 19808 ASPEN,CO 81611 FISCHER SISTIE GLENN SALLY RAE HENRY KRISTEN 442 W BLEEKER 504 W HALLAM AVE 525 W HALLAM ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611-1246 HILLMAN DORA B TRUST HILLMAN TATNALL L REV TRUST JONES STEPHEN M TRUST V 504 W BLEEKER 504 W BLEEKER ST 807 LAS CIMAS PKWY#370 ASPEN,CO 81611 ASPEN,CO 81611 AUSTIN,TX 78746 KAFRISSEN ARTHUR&CAROLE KEY R BRILL&ELIZABETH R LAWSON MICHELLE R 310 N 6TH ST 715 W MAIN#304 106 S MILL ST STE 202 ASPEN,CO 81611 ASPEN, CO 81611 ASPEN,CO 81611 LEVINE THEODORE A TRUST MAGGOS LAURA P MCCAUSLAND LINDA REV TRUST 425 E 58TH ST#25H 317 NORTH 4TH ST 609 W FRANCIS ST NEW YORK,NY 10022 ASPEN,CO 81611 ASPEN,CO 81611 MINERS CABIN LLC MOSS CHARLES B JR MUSSELMAN JAMES&JULIANNE 403 ALEXANDER RD 1530 BROADWAY 8401 N CENTRAL EXPRESSWAY#400 LENOIR CITY,TN 37772 NEW YORK,NY 10036 DALLAS,TX 75225 NATIONWIDE THEATRES CORP OXLEY DEBBY M 50% OXLEY JOHN C TRUSTEE 50% 120 N ROBERTSON BLVD 1300 WILLIAMS TOWER 1 1437 S BOULDER AVE#770 LOS ANGELES, CA 90048 TULSA,OK 74103 TULSA,OK 74119 PACIFIC DEVELOPMENT GROUP LLC PDT PARTNERS LLC PURPLE MAGPIE LLC C/O SALLY TISCHER 601 E HYMAN AVE PO BOX 1268 PO BOX 1804 ASPEN,CO 81611 ASPEN,CO 81612 HEALDSBRUG,CA 95448 SHAFROTH ASPEN HOUSE LLC; SHELBY LLC SWANSON LUCIA TRUST 3367 SUNSHINE CANYON DR 1201 WILLIAMS ST#6 425 E 58TH ST#25H BOULDER,CO 80302 DENVER,CO 80218 NEW YORK,NY 10022 TISCHLER SALLY MANAGEMENT TRUST URIPIS LLC VES TRUST 50% PO BOX 1804 600 W FRANCIS SWEENEY JOHN F TRUST 50% HEALDSBURG,CA 95448 ASPEN,CO 81611 1260 IVANHOE ST 'DENVER,CO 80220 WARE NINA COULTER LIV TRUST WHITE MAGPIE LLC WILKE LIVING TRUST 13021 KING ARTHUR SPUR PO BOX 1268 626 W FRANCIS SAINT LOUSI,MO 68146 ASPEN,CO 81612 ASPEN,CO 81611 WOGAN WENDY 533 W FRANCIS ASPEN,CO 81611 5 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF-PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING,DATE: Ind ems/ I 2 5; 20). STATE OF COLORADO ) . ss. County of Pitkin ) I, -vti�,.PiG► �`-� (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is,attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof matenals,-which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one ,inch in. height: Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20_, to and including the date and time of the public hearing. A photograph of the posted.notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the infonnation described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage =prepaid U.Smail to all owners of property within three hundred (300) feet of the ';7 ' f 'A l "roeft"f siWerct to the development alication. The naives and addresses of ; LJk9! ;,property,o_wners shall be those on the current tax records of Pitkin County as they more than sixty (60) days prior to the date of the public hearing. A tiv�`} f I y !'IJ i� ) i ✓=v't?t s !':C�'r � :i :.n.copy of the:-owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) j Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this'notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. - Signature The foregoing "Affidavit of Notice" was acknowledged before me this day of , 20( 5_,by PUBLIC W01TICE-- - RE:530'W.HALLAM STREET-CONCEPTUAL ' MAJOR DEVELOPMENT,RKLOON-SITE SPLIT AN- WITNESS MY HAND AND OFFICIAL SEAL TION,HISTORIC LANDMARK LOT SPLIT AND - VARIANCES - NOTICE IS HEREBY GIVEN that a public,hearing I I will be held on Wednesday,January 28',2015,at a - My commission expires: - F meeting 16 begin at 5:00 p.m.before the'Aspen- ,. ' Historic Oreservatiori,Commissiori,in Council. I Chambers,,CityHall,130S Galena St Aspen-toy consider an-application submitted by-530 Hallam ( -LLC 0133 Prospector,Lane Ste.'4102B'A'spen, i CO 8161 1,"affecting the property at 530 W Hallam, I .Lots K L,and M,Block 28 City.andTownsiteof. Notary Public -.Aspen-Colorado;Parcel ID#2735=124 25-004. The applicant is requesting approval to renovate. --I��*-�.and-repositionthe historic structure"onthe sde,.antl1 ��� REED ^1.�l.ERsO(� to subdivide the lotfor the construction of`a new A home.Setback,floor area and design variances will be reviewed. For further information,contact NOTARY PUBLIC Am Simon at the Cit of Aspen Community-De-� - velopment Department 1305 Galena St.,Apen,, STATE OF COLORADO oo;t970)429-2758,amy.simon@cityofaspen.com.1 NOTARY 10#19964002767 s/Willis Pember CACHMENTS AS APPLICABLE: M Commission fres February 15,2016 Chair,Aspen Historic Preservation Commission iLICATION ` Published in the Aspen Times on January 8,2015 (10e51293) THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED __BY MAIL APPLICANT CERTIFICATION.OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252       January  26,  2015           Sara  Adams  and  Amy  Simon   City  of  Aspen  Community  Development  Department   130  S  Galena  Street,  3rd  Floor   Aspen,  CO    81611     RE:    530  W  Hallam  Ave    Summary  Letter   Aspen,  Colorado   Parcel  ID:  273512425004     Dear  Sara  and  Amy,     This  is  an  addendum  to  the  summary  letter  that  was  originally  submitted  for  the     development  of  this  property.    After  receiving  the  memo  from  the  Staff   meeting  concerning  this  project;    we  have  made  substantial  adjustments  to  the     proposal.    We  also  met  with  Ben  Carlson,  the  City  Forester,  at  the  site  to  look  at   the  large  trees  located  on  the  property.     We  understand  the  heavy  burden  of  projects  coming  through  the  HPC  process  and     hoped  to  make  the  appropriate  adjustments  so  as  to  gain  conceptual  approval  at  this   first  meeting.             I  have  listed  the  adjustments  made  to  the  project  in  the  order  of  mention  from  the   Memo.    For  simplicity,  they  are  listed  in  bullet  point  form  and  give  a  reference  to  the     drawings  in  your  packet.    The  original  packet  has  been  attached  in  the  back  so  you  can   see  the  adjustments.     1.  Additional  Restoration  work  to  be  done:      a)  return  the  roof  to  wood  shingles  (will  be  class  A  roof  to  meet  City  code)    b)  rebuild  the  brick  chimney  to  match  historic  photo  provided  by  HPC    c)  restore  double  hung  window  to  south  façade,  per  same  photo    d)  use  the  stone  from  the  original  foundation  as  a  veneer  on  the  new  concrete            foundation;  to  match  the  elevation  of  original  foundation.    e)  match  porch  and  other  trim  to  match  photo     802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 2.  Design  guidelines  10.6  and  10.9    The  roof  for  the  stairs  to  reach  the  upper  level  on  the  addition  have  been  re-­‐  designed  to  simplify  the  roof.      The  original  design  was  playing  off  the  roof  of  the      porch  on  the  Victorian.    Not  being  the  best  solution;  we  have  created  a  new      stairwell  by  moving  the  stairs  to  a  different  orientation  with  a  separate  roof.        This  new  stair  allows  for  the  link  to  be  read  as  a  clean  break  for  15’.      We  also  removed  the  two  small  dormers  to  simplify  the  roof  line  behind  the    Victorian  to  a  simple  gable  with  no  dormers.      The  new  roof  is  a  bit  higher  than  the  Victorian,  but  it  is  set  far  enough  behind  the      Victorian  that  it  will  not  be  over-­‐powering.    The  height  is  partly  determined  by      the  desire  to  match  the  slope  of  the  new  gable  on  the  addition  to  match  the      Victorian’s  main  gable  of  12/12  (which  is  a  typical  Victorian  roof  pitch);  which  we    feel  is  compatible  with  the  scale  and  size  of  the  historic  building.      The  primary  roof  forms  on  the  addition  to  the  Victorian  are  steep  pitched  gables    to  match  the  Victorian.    The  smaller,  subordinate  roof  forms  are  flat,  to  let  the    gable  roof  forms  be  more  visible  and  clean  of  other  less  angled  sloping  roof    elements.    It  is  a  far  cleaner,  more  pure  gable  form  that  is  perceived.          There  is  a  home  just  two  lots  over  that  has  been  there  for  many  years  that  has  a        flat  roof;  so  the  flat  roofs  are  not  foreign  forms  to  this  block  or  neighborhood.      This  same  concept  is  true  of  the  new  home  being  built.    The  main  roof  form  for    the  new  home  has  been  lowered  so  it  is  lower  than  the  Victorian’s  main  roof    gable.    The    gable  is  similar  in  width  to  the  Victorian.    The  flat  roof  creates    the  roof  over  the  porch  that  has  been  recessed  behind  the  front  façade  of  the    main  building  element.    This  same  flat  roof  acts  as  a  supportive  element  to  the    new  gable.    The  flat  roof  is  located  to  the  east  of  the  new  gable  form,  to  the  east    of  the  new  home’s  gable  and  closer  to  the  home  two  doors  down  with  the  flat    roof.      3.    Dimension  lines  show  that  all  the  roofs  meet  the  25’-­‐0  ht.  limit.  The  code    calls  for  roof  slopes  of  12/12  to  be  measured  to  the  1/3  point  up  the  eave  line.      4.  Design  guideline  11.4.    Design  the  new  home’s  front  elevation  to  be      similar  in  scale  to  the  historic  building.    The  main  gable  roof  of  the  new  home  has    been  lowered  to  be  shorter  than  the  Victorian  and  the  overhang  has  been    reduced  to  1’-­‐6”,  to  be  more  compatible  with  the  Victorian  overhangs.    We  did    keep  the  same  12/12  pitch  as  the  Victorian  to  be  compatible  with  it’s  aesthetic.          The  front  porch  has  been  recessed  into  the  home,  three  feet  behind  the  front    plane  of  the  front  facade  to  create  a  front  porch  that  is  similar  to  the  Victorian.     802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252  The  flat  roof  is  still  extending  in  front  of  the  front  façade,  so  we  can  meet  the      criteria  of  a  6’-­‐0  deep  porch.    There  will  be  no  columns,  so  only  a  small      roof  line  will  project  in  front  of  the  front  facade,  also  similar  to  the  Victorian.  The    porch  has  also  been  widened  to  keep  the  gable  width  the  appropriate  proportion    In  relation  to  the  Victorian.    This  meets  the  one  story  element  design  criteria.      5.  To  clarify,  we  are  asking  for  the  entire  500  sq  ft  bonus.    This  increase  in    square  foot  request  is  in  response  to  the  redesign  due  to  the  meeting  with  the    forester  to  be  sure  we  are  able  to  save  the  giant  tree  in  front  of  the  new  home;    and  to  relocate  the  stairs  in  the  addition  in  the  Victorian  to  keep  a  roof  form    from  coming  down  onto  the  link.      6.  The  trees  along  Hallam  and  5th  street  have  all  been  considered  in  the      design  of  this  project.    Amy  Simon  and  I  met  with  Ben  Carlson  on  site  Monday    afternoon.        Ben  set  forth  some  suggestions  and  requirements  to  be  sure  the    large  tree  on  the  east  side  of  the  property  (most  importantly)    and  the  trees    along  the  west  of  the  property.          In  response  to  this  meeting,  we  have  pushed  the  new  home  all  the  way  to  the      alley,  with  the  opinion  from  Amy  that  the  HPC  would  be  open  to  granting  a      rear  yard  setback  to  assist  in  the  saving  of  this  tree.    We  also  reconfigured  the    main  level  floor  plan  to  bring  the  entire  foot  print  well  beyond  the  drip  line    of  this  tree.  We  agreed  to  stop  any  new  development  at  the  line  of  the      existing  foundation,  at  the  request  of  Ben.    The  existing  homes  is  29’-­‐0  back  from    the  property  line,  thus  19’  behind  the  front  yard  setback  line,    consuming    approximately  1/4  of  the  useable  space  within  our  building  envelope.      Ben  will  also  be  doing  a  more  detailed  study  of  the  health  of  all  the  trees  to      determine  if  any  trees  should  be  removed  for  the  health  of  the  others.    The    HPC  staff  will  also  comment  on  the  desire  to  have  a  better  view  of  the  historic    resource.      7.  FAR  bonus;  as  outlined  above,  our  intention  is  to  restore  this  great        Victorian  to  it  historic  splendor.    The  photo  that  has  been  provided  by  HPC,  will    be  used  to  guide  our  restoration  efforts.    We  will  also  explore  the  now  existing    porch  roof,  as  it  appears  to  have  been  altered  from  the  original.    The  underlying    structure  should  reveal  what,  if  anything  has  been  altered;  to  be  restored.     The  staff  recommendation  to  grant  the  variances  on  the  link  elements  and  to  allow  the   front  doors  to  be  further  back  from  the  front  lot  line,  and  to  increase  the  width  of  the   connecting  link  on  the  new  home  are  very  much  appreciated.      The  new  location  of     the  Victorian  is  just  13”  behind  the  façade  of  the  other  miner’s  cabin  at  the  other     end  of  the  block,  putting  it  in  a  similar  position  from  the  street.   802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 The  preservation  of  the  trees  eliminates  much  of  the  use  of  this  lot,  so  we  ask  the   commission  support  these  variances.      The       To  push  the  home  back  further  on  the  lot  to  save  the  large  tree,  we  had  to  make  the     living  space  wider,  forcing  the  need  for  a  combined  side  yard  setback  for  the  new  home;   and  the  width  of  the  original  Victorian  requires  a  combined  side  yard  set  back.       Rear  Yard  setback  for  new  home:      5  foot  variance  for  the  garage    10  foot  variance  for  living  space  in  the  basement  and  5  feet  for  the  upper  level   Combined  side  yard  setback  for  new  home:  4’-­‐6  3/4”   Combined  side  yard  setback  for  Victorian:  3’-­‐11  3/4”     With  the  adjustments  that  have  been  done  to  the  project,  we  have  made  the   refinements  to  both  buildings  that  make  the  entire  project  meet  the  design  criteria   in  a  more  complete  way.         The  restoration  will  be  very  thorough  and  complete;  thus  we  feel  the  effort  put   forth  in  that  regard  is  worthy  of  the  full  FAR  bonus.     Thank  you  for  your  time  and  consideration  of  this  project.    We  look  forward  to  working   with  the  HPC  on  another  great  restoration  project.     Sincerely,         Kim  Raymond,  Principal   Kim  Raymond  Architects,  Inc   Scale: ISSUE A 0.2 1/26/15Plotted On:S I T E P L A N - P R O P O S E D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 1 2 2 3 3 4 4 5 5 A A C C D D 8 8 7 7 9 9 F F D W 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 0 '-0 " 1 '-1 " 2 0 0 '-0 " 0"5'-0"5'-0" 5'-0" 4 '-1 1 1 /4 " 3 /4 " 8'-3 3/4" 3/4" 6'-3 1/2" 5'-0" 5'-11 3/4" 10'-9" 5'-1/2"4'-4 3/4"5 1/2" 5'-4 1/4" 5'-1"5'-1" 2'-2 3/4"2'-2" 5 1 /2 " 2 4 '-0 " 22'-5 1/2" FRONT PORCH F R O N T W A L K FRONT PORCH F R O N T W A L K GARAGE APRON / DRIVEWAY GARAGE APRON / DRIVEWAY EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREE TO REMAIN EXISTING TREES TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN, IF POSSIBLE SETBACK LINE SETBACK LINE SETBACK LINE SETBACK LINE S E T B A C K L I N E S E T B A C K L I N E S E T B A C K L I N E S E T B A C K L I N E P R O P E R T Y L I N E P R O P E R T Y L I N E PROPERTY LINE PROPERTY LINE P R O P O S E D N E W P R O P E R T Y L I N E HALLAM STREET S I X T H S T R E E T ALLEY LINE OF EXISTING FRONT OF HOUSE 2 SITE PLAN 1/8" = 1'-0" LOT SIZE: 9,000 SF LOT SIZE: 9,000 SF Scale: ISSUE A 1.0 1/26/15Plotted On:F A R C A L C U L A T I O N S - E X I S T I N G ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL BA 1 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 50'-6" 1 4 '-3 1 /2 " 1'-10" 707 sq ft WINDOW WELL LOWER BEDROOMFAMILY ROOM B B A A 1 2 2,294 sq ft 86 sq ft 20 sq ft 148 sq ft 1,582 sq ft B B A A 1 2 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 3'-4 3/4"13'-0" 1 3 '-6 " 62 sq ft SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- EXISTING SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- EXISTING SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- EXISTING LOWER LEVEL GROSS 707 SF (X2.5% = 17.7 SF) MAIN LEVEL GROSS 2294 SF UPPER LEVEL GROSS 1582 SF MAIN LEVEL DECKS: FRONT PORCHES (EXEMPT) 20+86 106 SF COVERED DECK AT SIDE 148 SF UPPER LEVEL DECKS 62 SF LOWER LEVEL BASEMENT PERIMETER: 2(50'-6) + 2(14-3 1/2") = 129'-7" BASEMENT HEIGHT = 8'-0" BASEMENT WALLS AREA = 1036.7 SQ. FT LOWER LEVEL BASEMENT EXPOSED: 1'-10) + 2-3 1/2") = 4'-4 1/2" WINDOW WELL EXPOSED HEIGHT = 6'-0" BASEMENT WALLS EXPOSED = 26 SQ. FT EXPOSED 26 SQ. FT / 1036.7 TOTAL = 2.5% EXPOSED TOTAL EXISTING FAR 17.7+2294+1582 = 3893.7 SF Scale: ISSUE A 1.1 a 1/26/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL BA C D 9'-0" 2 2 '-6 " 2 5 '-0 " 5 '-6 " 3 '-0 " 709 sq ft 42 sq ft UPPER LEVEL PLY 110'-2" MAIN LEVEL PLY 100'-0" UPPER LEVEL PLY 120'-5" MAIN LEVEL PLY 89'-0" 5 4 3 2 1 9 8 7 382 sq ft 290 sq ft BDC A 2 4 '-6 " 5 '-6 3 /4 " 709 sq ft42 sq ft 42 sq ft 7 8 9 1 2 3 4 5789 376 sq ft290 sq ft UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" MATCH EXISTING PORCH TRIM PER HPC PHOTO D C 823 sq ft 42 sq ft 44 sq ft NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL C C D D 15'-9 1/2" 3 '-0 " 837 sq ft 40 sq ft LINK UPPER LEVEL PLATE 120'-8" SCALE: 1/8" = 1'-0" WEST ELEVATION MOD FAR SCALE: 1/8" = 1'-0" NORTH ELEVATION FAR SCALE: 1/8" = 1'-0" EAST ELEVATION MOD FAR SCALE: 1/8" = 1'-0" SOUTH ELEVATION FAR SCALE: 1/8" = 1'-0" EAST ELEVATION VIC FAR SCALE: 1/8" = 1'-0" WEST ELEVATION VIC FAR VIC VICMODMOD VIC BSMT TOTAL AREA 290+290+823+837 = 2240 EXPOSED VIC 40+42+44 = 126 126/2240 = 0.056 FACTOR MOD BSMT TOTAL AREA 376+382+709+709 = 2176 EXPOSED MODC 42+42+42 = 126 126/2176 = 0.057 FACTOR Scale: ISSUE A 1.1 1/26/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D V I C T O R I A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A C D 8 8 7 7 9 9 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 5 1/2"5'-0" 1 1 '-7 1 /4 " 3 '-3 1 /2 " 22'-0" 1 2 3 4622 sq ft 190 sq ft DECK ROOF OVERHANG BELOW GAS FIREPLACE W/ STEEL SURROUND MASTER SUITE F R O S T E D G L A S S E N C L O S U R E CLEAR GLASS ENCLOSURE TV STEAM SHOWER STONE VENEER ON WALL LOWER ENTRY ROOF FREE STANDING TUB T.O. PLY 110'-2" OPEN TO BELOW A C D 8 8 7 7 9 9 F D W 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 5 1/2"13'-0"5 1/2" 5 1/2"24'-5 3/4"5 1/2" 5 1 /2 " 1 5 '-7 " 5 1 /2 " 5'-3"17'-3"2'-10 3/4" 1'-7" 4 2 A 4.2 5 2 A 4.1 555 sq ft 635 sq ft 594 sq ft 43 sq ft UP DN MUD ROOM KITCHEN LIVING DINING FP TV ACID ETCHED GLASS OR PERFORATED STL ENTRY PORCH KITCHENKITCHEN POWDER OPEN TO ABOVE REMOVE EXISTING FLOOR ADD INTERESTING STEEL TRUSSES IN VOLUME CUBBIES LAUNDRY CHUTE CUBBIES AND BENCH WALL OF APPLIANCES F R O S T E D G L A S S P A N E L LINE OF EXTERIOR WALL ABOVE L I N E O F E X T E R I O R W A L L A B O V E T.O. PLY 100'-0" T.O. SLAB 100'-0" GARAGE PANTRY PATIO C D 8 8 7 7 9 9 CD W 4 ' - 9 1 / 2 "4 '-9 1 /2 " 7'-2 1/2" 8'-1/4" 2 6 '-7 1 /4 " 5 2 '-1 0 1 /4 " 8 " 22'-0" 1 0 '-1 1 /4 " 5 '-6 " 5 '-8 " 3 1/2"13'-0"5 1/2"10'-1/2"3 1/2" 3 1/2"5'-6"3 1/2"15'-1/2"8" 6 '-0 " 26'-11 1/4" 4"3'-4 3/4" 4 '-1 1 1 /4 " 3 1 /2 " 5 '-6 1 /4 " 5 1 /2 " 1 4 '-0 " 3 1 /2 " 4 '-8 " 1 7 '-6 1 /2 " 1,912 sq ft BEDROOM 3 BEDROOM 2 FAMILY ROOM W I N D O W W E L L W I N D O W W E L L CLOSET DRESSER LAUNDRY G L A S S E N C L O S E D W I N E C A B I N E T O P E N R I S E R S , S T E E L S T A I R S G L A S S R A I L I N G BEDROOM 4 F P a n d T V B A T H 4 C L E A R G L A S S A T S H O W E R FROSTED GLASS AT WC MECHANICAL W I N D O W W E L L F L O A T I N G B E N C H BATH 3 BATH 2 T.O. SLAB 89'-0" SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- PROPOSED LOWER LEVEL GROSS 1912 SF (X 5.6%) = 107 SF MAIN LEVEL GROSS (594+635) 1229 SF UPPER LEVEL GROSS 622 SF MAIN LEVEL DECKS: FRONT PORCH 43 SF (EXEMPT) UPPER LEVEL DECKS 190 SF (EXEMPT) TOTAL PROPOSED FAR 1958+180 = 2138 SF GARAGE 555 SF (-375 EXEMPTION) 180 SF INTERIOR FAR 1958 SF VICTORIAN CALCULATIONS Scale: ISSUE A 1.3 1/26/15Plotted On:E X I S T I N G E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A B EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN EXISTING BRICK CHIMNEY TO REMAIN EXISTING WOOD FRONT DOOR, TRANSOM AND FRONT PORCH TRIM DETAILS TO REMAIN HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" 1 2 3 '-8 1 /4 " EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED B A EXISTING CMU CHIMNEY EXISTING UTILITIES TO BE RELOCATED MIDCENTURY ADDITION TO BE DEMOLISHED RECENT ADDITION TO BE DEMOLISHED 2 1 EXISTING SIDE PORCH TO BE REMOVED EXISTING WOOD SIDING AND TRIM TO REMAIN EXISTING WINDOW TRIM TO REMAIN EXISTING FASCIA AND SOFFIT TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH ZINC STANDING SEAM EXISTING BALCONY TO BE REMOVED EXISTING BULKHEAD / COAL CHUTE EXISTING UTILITIES TO BE RELOCATED HISTORIC TO REMAIN ADDITION TO BE DEMOLISHED SCALE: 1/8" = 1'-0" SOUTH EXISTING SCALE: 1/8" = 1'-0" WEST EXISTING SCALE: 1/8" = 1'-0" NORTH EXISTING SCALE: 1/8" = 1'-0" EAST EXISTING Scale: ISSUE A 9.1 1/26/15Plotted On:3 -D V I E W S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL SCALE: 3/16" = 1'-0" DOWN THE STREET SCALE: 1:66.67 ALLEY NE TREETOPS SCALE: 1" = 5' ALLEY NW SCALE: 1:64.86 CORNER SIDEWALK SCALE: 1:47.53 CORNER TREETOP VIEW Scale: ISSUE A1.2 1/26/15Plotted On:F A R C A L C U L A T I O N S - P R O P O S E D M O D E R N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 2 3 4 5 C D 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 1 AM 3.5 22'-5 1/2" 1 5 '-1 /2 " 5 1/2"12'-0"3 1/2"19'-0" 8 '-9 1 /2 " 6 '-6 3 /4 " 1 5 '-1 /4 " 5 1 /2 " 7 '-1 /2 " 5 1 /2 " 5 '-1 1 3 /4 " 1 2 3 4 4.5 710 sq ft 162 sq ft DECK FP MASTER SUITE TV LOWER ROOF AT GARAGE CLEAR GLASS ENCLOSURE AT SHOWER FROSTED GLASS ENCLOSURE AT WC F R E E S T A N D I N G T U B FIREBOX TO BE ON OUTSIDE OF WALL BENCH T.O. PLY 110'-2" B B 1 2 3 4 5 C D F 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 6'-0"5 1/2"22'-5 1/2"5 1/2"6'-5 1/2"1'-5 1/4" 9 '-0 " 6 '-6 1 /2 " 5 1 /2 " 1 0 '-9 1 /4 " 5 1 /2 " 1 6 '-9 3 /4 " 5 1 /2 " 1 6 '-0 " 5 1 /2 " 3 '-8 1 /2 " 5 '-9 1 /2 " 15'-9"13'-3" 1 9 '-3 " 1 1 '-7 1 /2 " 2 7 '-3 " 2 7 '-2 1 /4 " 8 '-4 1 /2 " 2 8 '-9 1 /4 " 1 5 '-6 3 /4 " 2 8 '-1 0 1 /2 " 19'-7 3/4"18'-6 3/4" 7'-0"9'-1 1/2"15'-6"5'-3 1/2" 3 '-9 3 /4 " 2'-3" 1 AM 3.5 4 2 A 4.2 1 234.4 1 2 3 4 4.4 1,378 sq ft 597 sq ft 114 sq ft 23 sq ft POWDER MUD ROOM DINING LIVING KITCHEN BUTLER'S PANTRY GARAGE ENTRY PORCH ACID ETCHED GLASS OR PERFORATED STL ART WALL ENTRY A R T W A L L BUFFET ART WALL T V A N D F P WALL OF APPLIANCES S P O R T S G E A R S T O R A G E GARBAGE ENCLOSURE G L A S S E N C L O S E D W I N E C A B I N E T COVERED PORCH ART WALL PATIO T.O. PLY 100'-0" T.O. SLAB 100'-0" LINE OF EXISTING FRONT OF HOUSE B B 1 2 3 4 5 C D 123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 CD W 5 '-8 " 5 '-8 " 3 1 /2 " 4 '-8 3 /4 " 3 1 /2 " 1 3 '-5 1 /4 " 3 1 /2 " 8 '-4 1 /4 " 3 1 /2 " 6 '-3 /4 " 3 1 /2 " 8 " 1 3 '-7 3 /4 " 3 1 /2 " 2 1 '-3 1 /2 "3 1/2"13'-4 1/4"3 1/2" 3 1/2"22'-7 1/2"3 1/2"13'-4 1/4"3 1/2" 1 2 '-6 1 /4 " 7 0 '-1 1 1 /4 " 8'-3/4" 6'-9 1/2" 7'-0"13'-10 1/2"8'-6"7'-6 3/4" 1 2 '-6 1 /4 " 1 5 '-3 1 /4 " 2 6 '-8 1 /2 " 1 1 '-5 1 /4 " 1 7 '-6 1 /4 " 5 '-6 " 2,177 sq ft OFFICE BEDROOM 2 BEDROOM 3 BEDROOM 4 LAUNDRY B O O K S H E L V E S D E S K linen FROSTED GLASS AT WC CLEAR GLASS AT STEAM SHOWER MECHANICAL W I N D O W W E L L W I N D O W W E L L W I N D O W W E L L GLASS RAIL AT STAIR BATH AND POWDER F R O S T E D G L A S S A T W C CLEAR GLASS AT SHOWER TV WALL T V W A L L T V W A L L A/V EQUIPMENT STORAGE FAMILY ROOM WET BAR DRESSER CLEAR GLASS AT SHOWER T.O. SLAB 89'-0" SCALE: 3/16" = 1'-0" UPPER LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" MAIN LEVEL FAR- PROPOSED SCALE: 3/16" = 1'-0" LOWER LEVEL FAR- PROPOSED LOWER LEVEL GROSS 2177 SF (X 5.7%) = 124 SF MAIN LEVEL GROSS 1378 SF UPPER LEVEL GROSS 710 SF MAIN LEVEL DECKS: FRONT PORCH 146 SF (EXEMPT) BCK PORCH <4' 22 SF (EXEMPT) UPPER LEVEL DECKS 162 SF (EXEMPT) TOTAL PROPOSED FAR 2212+222 = 2434 SF GARAGE 597 SF (-375 EXEMPTION) 222 SF INTERIOR FAR 2212 SF MODERN CALCULATIONS Scale: ISSUE AM 2.4 1/26/15Plotted On:L O W E R L E V E L F L O O R P L A N -M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 1 2 2 3 3 4 4 5 5 A C D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 C D W 5 ' - 8 " 5 ' - 8 " 3 1 / 2 " 4 ' - 8 3 / 4 " 3 1 / 2 " 1 3 ' - 5 1 / 4 " 3 1 / 2 " 8 ' - 4 1 / 4 " 3 1 / 2 " 6 ' - 3 / 4 " 3 1 / 2 " 8 " 1 3 ' - 7 3 / 4 " 3 1 / 2 " 2 1 ' - 3 1 / 2 " 3 1 /2 " 1 3 '-4 1 /4 " 3 1 /2 " 3 1 /2 " 2 2 '-7 1 /2 " 3 1 /2 " 1 3 '-4 1 /4 " 3 1 /2 " 1 2 ' - 6 1 / 4 " 7 0 ' - 1 1 1 / 4 " 8 '-3 /4 " 6 '-9 1 /2 " 3 6 '-1 1 " 7 '-0 " 1 3 '-1 0 1 /2 " 8 '-6 " 7 '-6 3 /4 " 1 2 ' - 6 1 / 4 " 1 5 ' - 3 1 / 4 " 2 6 ' - 8 1 / 2 " 1 1 ' - 5 1 / 4 " 1 7 ' - 6 1 / 4 " 5 ' - 6 " O F F I C E B E D R O O M 2 B E D R O O M 3 B E D R O O M 4 L A U N D R Y B O O K S H E L V E S D E S K l i n e n F R O S T E D G L A S S A T W C C L E A R G L A S S A T S T E A M S H O W E R M E C H A N I C A L W I N D O W W E L L W I N D O W W E L L W I N D O W W E L L G L A S S R A I L A T S T A I R B A T H A N D P O W D E R F R O S T E D G L A S S A T W C C L E A R G L A S S A T S H O W E R T V W A L L T V W A L L T V W A L L A /V E Q U I P M E N T S T O R A G E F A M I L Y R O O M W E T B A R D R E S S E R C L E A R G L A S S A T S H O W E R T .O . S L A B 8 9 '-0 "1 A M 3 .5 1 A M 3 .5 Scale: ISSUE AM 2.5 1/26/15Plotted On:M A I N L E V E L F L O O R P L A N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 1 2 2 3 3 4 4 5 5 A C D F 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 6 '-0 " 5 1 /2 " 2 2 '-5 1 /2 " 5 1 /2 " 6 '-5 1 /2 " 1 '-5 1 /4 " 9 ' - 0 " 6 ' - 6 1 / 2 " 5 1 / 2 " 1 0 ' - 9 1 / 4 " 5 1 / 2 " 1 6 ' - 9 3 / 4 " 5 1 / 2 " 1 6 ' - 0 " 5 1 / 2 " 3 ' - 8 1 / 2 " 5 ' - 9 1 / 2 " 1 5 '-9 " 1 3 '-3 " 1 9 ' - 3 " 1 1 ' - 7 1 / 2 " 2 7 ' - 3 " 2 7 ' - 2 1 / 4 " 8 ' - 4 1 / 2 " 2 8 ' - 9 1 / 4 " 1 5 ' - 6 3 / 4 " 2 8 ' - 1 0 1 / 2 " 1 9 '-7 3 /4 " 1 8 '-6 3 /4 " 7 '-0 " 9 '-1 1 /2 " 1 5 '-6 " 5 '-3 1 /2 " 3 ' - 9 3 / 4 " 2 '-3 " P O W D E R M U D R O O M D I N I N G L I V I N G K I T C H E N B U T L E R 'S P A N T R Y G A R A G E E N T R Y P O R C H A C I D E T C H E D G L A S S O R P E R F O R A T E D S T L A R T W A L L E N T R Y A R T W A L L B U F F E T A R T W A L L T V A N D F P W A L L O F A P P L I A N C E S S P O R T S G E A R S T O R A G E G A R B A G E E N C L O S U R E G L A S S E N C L O S E D W I N E C A B I N E T C O V E R E D P O R C H A R T W A L L P A T I O T .O . P L Y 1 0 0 '-0 " T .O . S L A B 1 0 0 '-0 " L I N E O F E X I S T I N G F R O N T O F H O U S E Scale: ISSUE AM 2.6 1/26/15Plotted On:U P P E R L E V E L F L O O R P L A N -M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 1 2 2 3 3 4 4 5 5 A C D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 A M 3 .5 1 A M 3 .5 2 2 '-5 1 /2 " 1 5 ' - 1 / 2 " 5 1 /2 " 1 2 '-0 " 3 1 /2 " 1 9 '-0 " 8 ' - 9 1 / 2 " 6 ' - 6 3 / 4 " 1 5 ' - 1 / 4 " 5 1 / 2 " 7 ' - 1 / 2 " 5 1 / 2 " 5 ' - 1 1 3 / 4 " D E C K F P M A S T E R S U I T E T V L O W E R R O O F A T G A R A G E C L E A R G L A S S E N C L O S U R E A T S H O W E R F R O S T E D G L A S S E N C L O S U R E A T W C F R E E S T A N D I N G T U B F I R E B O X T O B E O N O U T S I D E O F W A L L B E N C H T .O . P L Y 1 1 0 '-2 " Scale: ISSUE AM 2.7 1/26/15Plotted On:R O O F P L A N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B 1 1 2 2 3 3 4 4 5 5 A C D A M 3 .5 1 A M 3 .5 1 2 :1 2 1 2 :1 2 1 2 : 1 2 1 2 : 1 2 F L A T R O O F F L A T R O O F F L A T R O O F F L A T R O O F Scale: ISSUE AM 3.2 1/26/15Plotted On:S O U T H A N D W E S T E L E V A T I O N -M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL B B A A C C D D 9'-0" 2 2 '-6 " 2 5 '-0 " 5 '-6 " 3 '-0 " UPPER LEVEL PLY 110'-2" MAIN LEVEL PLY 100'-0" UPPER LEVEL PLY 120'-5" MAIN LEVEL PLY 89'-0" 1 1 2 2 3 3 4 4 5 5 SCALE: 3/16" = 1'-0" WEST ELEVATION MOD SCALE: 3/16" = 1'-0" SOUTH ELEVATION Scale: ISSUE AM 3.3 1/26/15Plotted On:N O R T H A N D E A S T E L E V A T I O N - M O D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL 5 5 4 4 3 3 2 2 1 1 B B D D C C A A 2 4 '-6 " 5 '-6 3 /4 " 1/3 POINT OF 12/12 SLOPED ROOF SCALE: 3/16" = 1'-0" NORTH ELEVATION SCALE: 3/16" = 1'-0" EAST ELEVATION MOD Scale: ISSUE AV 2.0 1/26/15Plotted On:L O W E R L E V E L F L O O R P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A C D 8 8 7 7 9 9 C D W 4 '-9 1 /2 " 4'-9 1/2" 7 '-2 1 /2 " 8 '-1 /4 " 2 6 ' - 7 1 / 4 " 5 2 ' - 1 0 1 / 4 " 8 " 2 2 '-0 " 1 0 ' - 1 1 / 4 " 5 ' - 6 " 5 ' - 8 " 3 1 /2 " 1 3 '-0 " 5 1 /2 " 1 0 '-1 /2 " 3 1 /2 " 3 1 /2 " 5 '-6 " 3 1 /2 " 1 5 '-1 /2 " 8 " 6 ' - 0 " 2 6 '-1 1 1 /4 " 4 " 3 '-4 3 /4 " 4 ' - 1 1 1 / 4 " 3 1 / 2 " 5 ' - 6 1 / 4 " 5 1 / 2 " 1 4 ' - 0 " 3 1 / 2 " 4 ' - 8 " 1 7 ' - 6 1 / 2 " B E D R O O M 3 B E D R O O M 2 F A M I L Y R O O M W I N D O W W E L L W I N D O W W E L L C L O S E T D R E S S E R L A U N D R Y G L A S S E N C L O S E D W I N E C A B I N E T O P E N R I S E R S , S T E E L S T A I R S G L A S S R A I L I N G B E D R O O M 4 F P a n d T V B A T H 4 C L E A R G L A S S A T S H O W E R F R O S T E D G L A S S A T W C M E C H A N I C A L W I N D O W W E L L F L O A T I N G B E N C H B A T H 3 B A T H 2 T .O . S L A B 8 9 '-0 " 1 2 1 A V 3 .4 1 2 1 A V 3 .4 Scale: ISSUE AV 2.1 1/26/15Plotted On:M A I N L E V E L F L O O R P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL C D 8 8 7 7 9 9 F D W 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 5 1 /2 " 1 3 '-0 " 5 1 /2 " 5 1 /2 " 2 4 '-5 3 /4 " 5 1 /2 " 5 1 / 2 " 1 5 ' - 7 " 5 1 / 2 " 5 '-3 " 1 7 '-3 " 2 '-1 0 3 /4 " 1 '-7 " U PDN M U D R O O M K I T C H E N L I V I N G D I N I N G F P T V A C I D E T C H E D G L A S S O R P E R F O R A T E D S T L E N T R Y P O R C H K I T C H E N K I T C H E N P O W D E R O P E N T O A B O V E R E M O V E E X I S T I N G F L O O R A D D I N T E R E S T I N G S T E E L T R U S S E S I N V O L U M E C U B B I E S L A U N D R Y C H U T E C U B B I E S A N D B E N C H W A L L O F A P P L I A N C E S F R O S T E D G L A S S P A N E L L I N E O F E X T E R I O R W A L L A B O V E L I N E O F E X T E R I O R W A L L A B O V E T .O . P L Y 1 0 0 '-0 " T .O . S L A B 1 0 0 '-0 " G A R A G E P A N T R Y P A T I O Scale: ISSUE AV 2.2 1/26/15Plotted On:U P P E R L E V E L F L O O R & R O O F P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A C D 8 8 7 7 9 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 5 1 /2 " 5 1 /2 " 5 '-0 " 1 1 ' - 7 1 / 4 " 3 ' - 3 1 / 2 " 2 2 '-0 " D E C K R O O F O V E R H A N G B E L O W G A S F I R E P L A C E W / S T E E L S U R R O U N D M A S T E R S U I T E F R O S T E D G L A S S E N C L O S U R E C L E A R G L A S S E N C L O S U R E T V S T E A M S H O W E R S T O N E V E N E E R O N W A L L L O W E R E N T R Y R O O F F R E E S T A N D I N G T U B T .O . P L Y 1 1 0 '-2 " O P E N T O B E L O W Scale: ISSUE AV 2.3 1/26/15Plotted On:R O O F P L A N - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A C D 8 8 7 7 9 9 1 2 1 A V 3 .4ORIGINAL R O O F P L A N E : R E P L A C E W I T H C L A S S A F I R E -R E T A R D A N T W O O D S H I N G L E S P E R H P C 1 2 :1 2 V .I .F . 1 2 :1 2 V .I .F . 9 : 1 2 V . I . F . 1 0 : 1 2 V . I . F . 1 2 : 1 2 V . I . F . 1 2 : 1 2 V . I . F . F L A T R O O F F L A T R O O F F L A T R O O F D E C K B E L O W 1 2 :1 2 1 2 :1 2 Scale: ISSUE AV 3.1 1/26/15Plotted On:N O R T H A N D E A S T E X T E R I O R E L E V A T I O N S - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL 9 9 8 8 7 7 2 5 '-0 " D D C C A A 6 '-1 1 1 /4 " EXISTING SHAKE DETAIL TO REMAIN RECONSTRUCT EXISTING BRICK CHIMNEY PER HPC PHOTO EXISTING SIDING AND TRIM TO REMAIN EXISTING GREEN METAL ROOF TO BE REPLACED WITH CLASS A WOOD SHAKE PER HPC NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL SCALE: 3/16" = 1'-0" NORTH ELEVATION SCALE: 3/16" = 1'-0" EAST ELEVATION VIC Scale: ISSUE AV 3.10 1/26/15Plotted On:S O U T H A N D W E S T E X T E R I O R E L E V A T I O N S - V I C ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL A A C C D D 1 '-2 " 9 '-1 0 " 2 4 '-1 0 3 /4 " 15'-9 1/2" 3 '-0 " EXISTING SHAKE AND WOOD GRILLE DETAIL TO REMAIN RECONSTRUCT EXISTING BRICK CHIMNEY PER HPC PHOTO NEW ZINC STANDING SEAM ROOF BUTT-JOINT SMOOTH WOOD SIDING CEMENTITOUS PANELS GLASS AND STEEL RAIL UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" UPPER LEVEL PLY 110'-2" MAIN LEVEL PLY 100'-0" MAIN LEVEL PLY 89'-0" LINK UPPER LEVEL PLATE 120'-8" EXISTING STONE FOUNDATION TO BE APPLIED AS VENEER ON NEW CONCRETE FDN, MATCH EXISTING ELEVATION 7 7 8 8 9 9 7 7 8 8 9 9 EXISTING SHAKE AND WOOD GRILLE DETAIL TO REMAIN EXISTING BRICK CHIMNEY BE REBUILT PER HPC PHOTO INSTALL DOUBLE- HUNG WINDOW TO MATCH HPC PHOTO UPPER LEVEL PLY 109'-10" MAIN LEVEL PLY 100'-0" MATCH EXISTING PORCH TRIM PER HPC PHOTO SCALE: 3/16" = 1'-0" WEST ELEVATION VIC SCALE: 3/16" = 1'-0" SOUTH ELEVATION Scale: ISSUE AV 9.2 1/27/15Plotted On:R E V I S E D V I C T O R I A N , N /S S T A I R S 3 D V I E W S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL DIRECT VIEW HALLAM 3/8" = 1'-0" CORNER OF 5TH & HALLAM 3/8" = 1'-0" 5TH AVE VIEW 3/8" = 1'-0" Scale: ISSUE AV 9.3 1/27/15Plotted On:R E V I S E D V I C T O R I A N F L R P L N S W R E V I S E D N /S S T A I R ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C A T E D B Y T H E S E D R A W I N G S A N D S P E C I F I C AT I O N S A R E T H E P R O P E R T Y A N D COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOES N O T M E A S U R E O N E I N C H (1 ") EXACTLY, THIS DRAWING WILL HAVE B EE N E NL ARGE D O R R ED U C ED , AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE w w w . K i m R a y m o n d A r c h i t e c t s . c o m t e l 9 7 0 - 9 2 5 - 2 2 5 2 e m a i l k i m @ k r a i . u s 9/18/14 5 3 0 W H A L L A M V I C T O R I A N R E N O V A T I O N 5 3 0 W H A L L A M S T R E E T SCHEMATIC A S P E N , C O 1/26/15 HPC SUBMITTAL C D 8 8 7 7 9 9 F D W 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 F 5 1/2"13'-0"5 1/2" 5 1/2"24'-5 3/4"5 1/2" 5 1 /2 " 1 5 '-7 " 5 1 /2 " 1 0 '-3 /4 " 5 1 /2 " 1 2 '-1 /2 " 6'-6 1/2"15'-11 1/2"2'-10 3/4" 1'-7" UP DN MUD ROOM KITCHEN LIVING DINING FP TV ACID ETCHED GLASS OR PERFORATED STL ENTRY PORCH KITCHENKITCHEN POWDER OPEN TO ABOVE REMOVE EXISTING FLOOR ADD INTERESTING STEEL TRUSSES IN VOLUME CUBBIES LAUNDRY CHUTE CUBBIES AND BENCH WALL OF APPLIANCES F R O S T E D G L A S S P A N E L LINE OF EXTERIOR WALL ABOVE L I N E O F E X T E R I O R W A L L A B O V E T.O. PLY 100'-0" T.O. SLAB 100'-0" GARAGE PANTRY PATIO C D 87 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 5 1/2"5'-0" 1 1 '-7 1 /4 " 3 '-3 1 /2 " 22'-0" DECK ROOF OVERHANG BELOW GAS FIREPLACE W/ STEEL SURROUND MASTER SUITE F R O S T E D G L A S S E N C L O S U R E CLEAR GLASS ENCLOSURE TV STEAM SHOWER STONE VENEER ON WALL LOWER ENTRY ROOF FREE STANDING TUB T.O. PLY 110'-2" OPEN TO BELOW C D 8 8 7 7 9 9 CD W 4 ' - 9 1 / 2 "4 '-9 1 /2 "8'-1/4" 2 6 '-7 1 /4 " 5 2 '-1 0 1 /4 " 8 " 1 0 '-1 1 /4 " 5 '-6 " 5 '-8 " 3 1/2"13'-4"5 1/2"10'-1/2"3 1/2" 3 1/2"5'-6"3 1/2"15'-1/2"8" 6 '-0 " 3'-8 3/4" 4 '-1 1 1 /4 " 3 1 /2 " 5 '-6 1 /4 " 5 1 /2 " 1 4 '-0 " 3 1 /2 " 4 '-8 " 1 7 '-4 1 /2 " BEDROOM 3 BEDROOM 2 FAMILY ROOM W I N D O W W E L L W I N D O W W E L L CLOSET DRESSER LAUNDRY G L A S S E N C L O S E D W I N E C A B I N E T O P E N R I S E R S , S T E E L S T A I R S G L A S S R A I L I N G BEDROOM 4 T V B A T H 4 C L E A R G L A S S A T S H O W E R FROSTED GLASS AT WC MECHANICAL W I N D O W W E L L F L O A T I N G B E N C H BATH 3 BATH 2 T.O. SLAB 89'-0" S T O R A G E MAIN LEVEL FLOOR PLAN 1/4" = 1'-0"UPPER LEVEL 1/4" = 1'-0"LOWER LEVEL FLOOR PLAN 1/4" = 1'-0"