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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
March 11, 2015
5:00 PM City Council Meeting Room 130 S. Galena St.
130 S Galena Street, Aspen
I. SITE VISITS
A. Please meet at 134 W. Hopkins first.
II. INTRODUCTION (15 MIN.)
A. Roll call
B. Approval of minutes
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. 134 W. Hopkins Avenue- Conceptual Major Development, On-Site Relocation
and Variances, PUBLIC HEARING (5:10)
B. 110 E. Bleeker Street- Conceptual Major Development, Demolition and Variances,
PUBLIC HEARING CONTINUED FROM FEBRUARY 11, 2015 (6:20)
V. ADJOURN
Next Resolution Number: Resolution 10, 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.
C:\Program Files (x86)\Neevia.Com\Document Converter\temp\6426.doc
3/5/2015
HPC PROJECT MONITORS- projects in bold are under construction
Nora Berko 332 W. Main
1102 Waters
1006 E. Cooper
100 E. Main
417/421 W. Hallam
602 E. Hyman
________________________________________________________________________________________________
Bob Blaich Lot 2, 202 Monarch Subdivision
________________________________________________________________________________________________
Jim DeFrancia 435 W. Main, AJCC
420 E. Cooper
420 E. Hyman
407 E. Hyman
Rubey Park
Sallie Golden 206 Lake
114 Neale
514 E . Hyman
212 Lake
400 E. Hyman
517 E. Hyman (Little Annie’s)
Hotel Aspen
Gretchen Greenwood 28 Smuggler Grove
________________________________________________________________________________________________
Willis Pember 204 S. Galena
Aspen Core
514 E. Hyman
120 Red Mountain
233 W. Hallam
101 E. Hallam
407 E. Hyman
Patrick Segal 204 S. Galena
623 E. Hopkins
701 N. Third
612 W. Main
206 Lake
212 Lake
Holden Marolt derrick
John Whipple Aspen Core
201 E. Hyman
549 Race
208 E. Main
420 E. Cooper
602 E. Hyman
Hotel Aspen
610 E. Hyman
301 Lake
P1
II.F.
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
RE: 134 West Hopkins Ave. – Conceptual Major Development Review, Setback
Variances, FAR Bonus, Relocation, Demolition PUBLIC HEARING
DATE: March 11, 2015
SUMMARY: 134 West Hopkins Avenue is located on the corner of Hopkins Avenue and First
Street in a mostly residential neighborhood (see map below). The building was most likely
constructed 1890-1893 and is in its original location. Overall, the landmark is in excellent
condition with original
materials and some non-
historic alterations that can
be removed. A
comprehensive historical
assessment is included in
the application. A historic
landmark lot split was
approved in 2003 to create
two lots each with a
historic landmark. The
subject property is 3,000
square feet in size.
The applicant requests
approval to relocate the
historic home on the site,
to demolish non-historic
additions, to dig a double
basement underneath the
historic home, and to
construct a rear addition.
Restoration of historic elements is proposed and a portion of the FAR Bonus is requested.
Setback variances are proposed.
Staff recommends approval with conditions.
APPLICANT: West Hopkins LLC, P.O. Box 61510, Potomac, MD 20859 represented by CCY
Architects
PARCEL ID: 2735-124-19-001
Figure 1: 134 W. Hopkins Ave. is shown with the star. Orange indicated historic
landmarks.
P2
IV.A.
CONCEPTUAL MAJOR DEVELOPMENT , RELOCATION AND DEMOLITION
ADDRESS: 134 West Hopkins Avenue, Lot 1 of the 134 and 134 ½ West Hopkins Landmark
Lot Split.
ZONING: R- 6
Staff Response:
Site plan : The property is a corner lot with two street frontages. The applicant proposes a rear
addition with a connecting element. A wall/fence is proposed along First Street to define a side
yard in front of the new addition. The design and materials of the wall/fence shall be reviewed
during Final Review for consistency with Guideline 1.3. All lightwells are located on the
interior lot line. A traditional front walkway to the front porch of the Victorian is proposed. A
skylight, similar to the skylight found at the Aspen Art Museum (see below) is proposed in the
yard facing First Street. The skylight is flush, located on the new addition portion of the
property, and is well hidden behind the
wall/fence. Staff recommends that the
details of the skylight be addressed during
Final Review.
Staff is supportive of the proposed site
plan, finds that Guideline 1.9 is met, and
recommends that during Final Review the
entrance along First Street is clearly
secondary to the main entrance into the
Victorian along Hopkins Avenue.
Requested setback variances are
addressed later in the memo.
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.
Figure 2: Skylight intent.
P3
IV.A.
1.9 Maintain the established progression of public-to-private spaces when considering a
rehabilitation project.
This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the
"private" spaces beyond.
Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
Parking: The parking requirement is met onsite in the form of a two car garage accessed from
the alleyway.
Mass/Scale/Height : A two story flat roof addition and a one story connector piece are proposed
behind the Victorian. The height of the Victorian is 22’2” and the height of the proposed second
story addition is 23’6” (a total of 25’ as measured to the top of the proposed rooftop railing).
The applicants propose traditional materials on the addition and subtle architectural details, such
as a porch column beneath the second story overhang, that relate to the form and style of the
Victorian. Traditional materials (natural wood tones on the addition to complement the natural
wood tones of the Victorian’s roof) and traditionally sized window openings balance the
proposed flat roof and the simplified modern form of the addition. A rooftop deck is proposed
atop the second story addition. A self-supported glass rail system without any visible hardware
is proposed around the deck. The railing is within the 25’ height limit of the R-6 zone district
and is setback significantly from the landmark.
Another deck is proposed atop the one story connector with the same glass rail system as the
rooftop deck. The distance from the railing to the base of the roof slope of the Victorian is 5’6”.
According to Guideline 10.7 the connector is supposed to be one story and at least 10’ in length
to separate new and old construction. While shorter connectors may be appropriate for interior
lots, staff finds that a corner lot with two street facing facades needs to abide by the height and
length requirements. Staff recommends that the deck atop the connector be removed as a
condition of approval.
Staff is supportive of the proposed mass and scale of the addition with the condition that the deck
on the connector be removed. The clean form proposed for the addition and the subtle references
to the landmark meet Guidelines 10.4, 10.8.
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.
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IV.A.
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.
Demolition :
26.415.100.4. The HPC shall review the application, the staff report and hear
evidence presented by the property owners, parties of interest and members of the
general public to determine if the standards for demolition approval have been met.
Demolition shall be approved if it is demonstrated that the application meets any
one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to
public safety and the owner/applicant is unable to make the needed repairs in a
timely manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c) The structure cannot practically be moved to another appropriate location in
Aspen or
d) No documentation exists to support or demonstrate that the property has
historic, architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic
District in which it is located and
b) The loss of the building, structure or object would not adversely affect the
integrity of the Historic District or its historic, architectural or aesthetic
relationship to adjacent designated properties and
c) Demolition of the structure will be inconsequential to the historic preservation
needs of the area.
P5
IV.A.
Staff Response: The applicant submitted a comprehensive historical assessment of the property
including a materials analysis to determine original material. Staff greatly appreciates the report
and the information provided. Staff is supportive of the removal of the 1989 non-historic
addition on the rear and the gable dormers (which will be restored to shed dormers). The
applicant has amended the proposal to remove the window in the street facing gable end. Staff
finds that the review criteria are met and recommends approval.
Relocation:
26.415.090.C. Standards for the relocation of designated properties. Relocation for a
building, structure or object will be approved if it is determined that it meets any one of
the following standards:
1. It is considered a noncontributing element of a historic district and its relocation
will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on
which it is located and its relocation will not have an adverse impact on the Historic
District or property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method
given the character and integrity of the building, structure or object and its move
will not adversely affect the integrity of the Historic District in which it was
originally located or diminish the historic, architectural or aesthetic relationships of
adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the
necessary financial security.
Staff Response: The applicant proposes to pick up the house, to dig a double basement, and to
move it forward on the lot. The building is proposed to be temporarily stored down the street at
one of the vacant lots across from the Boomerang Lodge. Staff usually prefers to keep the house
on the lot, but excavating a double basement necessitates the relocation offsite to reduce the
possibility of damage to the landmark and to possibly reduce the construction impacts on the
neighborhood.
The house is in its original location, however moving it forward on the lot provides space for the
new development to be pushed to the rear of the lot and to not overwhelm the Victorian. Staff
finds that the review criteria (C.4 and 1 – 3) are met and recommends approval. The existing
P6
IV.A.
VARIANCES : FAR BONUS , SETBACK VARIANCES
relationship to grade and the foundation materials shall be retained when the house is returned to
the site.
Staff recommends that HPC discuss the amount that the City requires be provided to
relocate a historic resource. This is the second request in the past few months to
temporarily stage a historic home offsite (201 E. Hyman was the other home). Staff is
supportive of reducing constructing impacts on neighborhoods by allowing landmarks to
be moved off-site, but travelling down a street comes with additional risks to the landmark.
The past 10+ years, the City has required $30,000 be put aside to ensure the safe relocation
of the home. Staff recommends that HPC discuss whether it is appropriate to increase the
amount from $30,000 when a house is temporarily relocated off-site.
26.415.110.F. Floor area bonus.
1. In selected circumstances, the HPC may grant up to five hundred (500) additional
square feet of allowable floor area for projects involving designated historic
properties. 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 : The property is eligible to request up to 116.4 sf of a Floor Area Bonus (the
rest of the bonus was divided among the properties during the lot split in 2003). The applicant
requests a 116.4 sf bonus. The total floor area proposed is 1919.6 including the bonus.
Extensive rehabilitation is proposed to return the landmark to its pre-1980s form based on
historic photographs, materials analysis and a historical assessment.
Proposed restoration:
Windows: 1) retain original main level double hungs
2) remove window in gable end (facing Hopkins Ave.)
P7
IV.A.
3) return dormer to shed roof and match windows to historic photos with
rectangular glass
Front Porch : 1) restore the decking to wood tongue and groove in north/south direction
2) maintain the rest of the front porch even though it is not original it is
very close to the original size and style
Roof: 1) restore roof form by removing rear addition
Materials : 1) original material and detailing around the bay window will be retained.
2) most of the siding is not original, but will be retained because the
details are appropriate to the time period.
26.415.110.C. Variances. Dimensional variations are allowed for projects involving
designated properties to create development that is more consistent with the character of
the historic property or district than what would be required by the underlying zoning's
dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to
allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between
buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial
historic properties.
2. In granting a 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: There are a series of variances requested for the project. The required setbacks
are as follows, requested setback is in bold. Please refer to the drawing in the application that
outlines the setbacks:
Front yard (Hopkins Ave.) – 10’ (9’2” requested)
Side yard (First St.) - 5’ (up to 1’3.5” requested)
Side yard (interior lot line) – 5’ (up 1’3.5” requested)
Rear yard – 10 ft. for living space and 5 ft. for garage as sole use (no variance)
Combined – 10 ft. (2’7” requested)
The lot line between the subject property and the adjacent lot (134 ½ Hopkins) is not traditional
(aka straight) which creates a few pinch points for the new development. Staff is supportive of
the requested variances which push the new development away from the historic landmark and
mitigates an adverse impact on the historic character of the property.
P8
IV.A.
_____________________________________________________________________________
STAFF RECOMMENDATION: Staff recommends HPC grant approval with conditions:
1. The site plan, mass and scale are approved as shown in Exhibit A with the following
condition:
a. The deck on top of the connecting element is not approved.
2. In addition to the requirements in Land Use Code Section 26.415, the following shall be
addressed during Final Review:
a. Provide details of the fence along First Street.
b. Provide details of the at grade skylight.
c. The Hopkins Street entrance shall be the primary entrance.
3. Demolition of non-historic additions is approved as represented in the application.
4. Relocation of the historic home is approved:
a. Temporary storage of the home offsite is approved as represented.
b. A protection plan from an engineer or house mover shall be submitted with the
building permit.
c. Provide a letter from a structural engineer demonstrating that the building is able
to moved.
d. At building permit, provide a $30,000 letter of credit or cashier’s check to insure
the safe relocation of the house.
5. A 116.4 square feet FAR bonus is granted.
6. The following setback variances summarized below and shown on Exhibit B are granted:
a. Front yard (Hopkins Ave.) – 9’2”
b. Side yard (First St.) - up to 1’3.5”
c. Side yard (interior lot line) –up to 1’3.5”
d. Combined – 2’7”
7. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
EXHIBITS :
Exhibit A: Relevant design guidelines
Exhibit B: Application
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IV.A.
134 West Hopkins Avenue
HPC Resolution #__, Series of 2015
Page 1 of 4
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION, FAR BONUS, AND VARIANCE APPROVAL FOR THE PROPERTY
LOCATED AT 134 WEST HOPKINS AVENUE, LOT 1 OF THE 134 AND 134 ½ WEST
HOPKISN LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY
OF PITKIN, STATE OF COLORADO
RESOLUTION #__, SERIES OF 2015
PARCEL ID: 2735-124-19-001
WHEREAS, the applicant, West Hopkins LLC, represented by CCY Architects, requested HPC
Major Development (Conceptual), Relocation, Demolition, FAR Bonus, and Variance approval
for the property located at 134 West Hopkins Avenue, Lot 1 of the 134 and 134 ½ West Hopkins
Landmark Lot Split, City and Townsite of Aspen; and
WHEREAS , the application was determined complete on November 26, 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 Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. 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, in order to approve Relocation, according to Section 26.415.090.C, Relocation of a
Designated Property, it must be determined that:
1. It is considered a non-contributing 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
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IV.A.
134 West Hopkins Avenue
HPC Resolution #__, Series of 2015
Page 2 of 4
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; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security; and
WHEREAS, in order to approve Demolition, according to Section 26.415.080.A.4, Demolition
of Designated Historic Properties, it must be determined that:
a. The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in Aspen
or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic district in
which it is located and
b. The loss of the building, structure or object would not adversely affect the integrity of
the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation needs
of the area; and
WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a,
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; and
WHEREAS, in selected circumstances, pursuant to Section 26.415.110.F, 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;
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IV.A.
134 West Hopkins Avenue
HPC Resolution #__, Series of 2015
Page 3 of 4
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.
WHEREAS, Sara Adams, in her staff report to HPC dated March 11,2015, performed an
analysis of the application based on the standards and recommended approval of the project with
conditions; and
WHEREAS, at a duly noticed public hearing on March 11, 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 Conceptual Major Development approval, Waivers, Variances, and
116.4 square feet FAR Bonus with the following conditions:
1. The site plan, mass and scale are approved as shown in Exhibit A with the following
condition:
a. The deck on top of the connecting element is not approved.
2. In addition to the requirements in Land Use Code Section 26.415, the following shall be
addressed during Final Review:
a. Provide details of the fence along First Street.
b. Provide details of the at grade skylight.
c. The Hopkins Street entrance shall be the primary entrance.
d. Provide details of the foundation material and document the existing relationship
to grade.
3. Demolition of non-historic additions is approved as represented in the application.
4. Relocation of the historic home is approved:
a. Temporary storage of the home offsite is approved as represented.
b. A protection plan from an engineer or house mover shall be submitted with the
building permit.
c. Provide a letter from a structural engineer demonstrating that the building is able
to moved.
d. At building permit, provide a $30,000 letter of credit or cashier’s check to insure
the safe relocation of the house.
5. A 116.4 square feet FAR bonus is granted.
6. The following setback variances summarized below and shown on Exhibit B are granted:
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IV.A.
134 West Hopkins Avenue
HPC Resolution #__, Series of 2015
Page 4 of 4
a. Front yard (Hopkins Ave.) – 9’2”
b. Side yard (First St.) - 5’ up to 1’3.5”
c. Side yard (interior lot line) – 5’ up to 1’3.5”
d. Combined – 2’7”
7. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 11 th day of March,
2015.
______________________
Willis Pember, Chair
Approved as to Form:
___________________________________
Debbie Quinn, Assistant City Attorney
ATTEST:
___________________________
Kathy Strickland, Chief Deputy Clerk
Exhibit A: conceptually approved site plan and elevations.
Exhibit B: approved setback variances
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IV.A.
Exhibit A – Relevant Design Guidelines
2.7 Match the original material in composition, scale and finish when replacing
materials on primary surfaces.
If the original material is wood clapboard, for example, then the replacement
material must be wood as well. It should match the original in size, the amount of
exposed lap and finish.
Replace only the amount required. If a few boards are damaged beyond repair, then
only those should be replaced, not the entire wall.
3.1 Preserve the functional and decorative features of a historic window.
Features important to the character of a window include its frame, sash,
muntins/mullions, sills, heads, jambs, moldings, operation and groupings of
windows.
Repair frames and sashes rather than replacing them, whenever conditions permit.
Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a
building wall.
Enclosing a historic window opening in a key character-defining facade is
inappropriate, as is adding a new window opening. This is especially important on
primary facades where the historic ratio of solid-to-void is a character-defining
feature.
Greater flexibility in installing new windows may be considered on rear walls.
Do not reduce an original opening to accommodate a smaller window or door or
increase it to receive a larger window on primary facades.
Replacement Windows
4.1 Preserve historically significant doors.
Maintain features important to the character of a historic doorway. These may
include the door, door frame, screen door, threshold, glass panes, paneling,
hardware, detailing, transoms and flanking sidelights.
Do not change the position and function of original front doors and primary
entrances.
If a secondary entrance must be sealed shut, any work that is done must be
reversible so that the door can be used at a later time, if necessary. Also, keep the
door in place, in its historic position.
If the secondary entrance is sealed shut, the original entrance on the primary facade
must remain operable.
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4.2 Maintain the original size of a door and its opening.
Altering its size and shape is inappropriate. It should not be widened or raised in
height.
7.1 Preserve the original form of a roof.
Do not alter the angle of a historic roof. Instead, maintain the perceived line and
orientation of the roof as seen from the street.
Retain and repair roof detailing.
7.2 Preserve the original eave depth.
The shadows created by traditional overhangs contribute to one's perception of the
building's historic scale and therefore, these overhangs should be preserved.
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.
9.2 Moving an existing building that contributes to the character of a historic
district should be avoided.
The significance of a building and the character of its setting will be considered.
In general, relocating a contributing building in a district requires greater sensitivity
than moving an individually-listed structure because the relative positioning of it
reflects patterns of development, including spacing of side yards and front setbacks,
that relate to other historic structures in the area.
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9.3 If relocation is deemed appropriate by the HPC, a structure must remain within
the boundaries of its historic parcel.
If a historic building straddles two lots, then it may be shifted to sit entirely on one
of the lots. Both lots shall remain landmarked properties.
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.
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
On modest structures, a simple foundation is appropriate. Constructing a stone
foundation on a modest miner's cottage is discouraged because it would be out of
character.
Where a stone foundation was used historically, and is to be replaced, the
replacement should be similar in the cut of the stone and design of the mortar joints.
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.
10.3 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.
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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.
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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.
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.
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134 West Hopkins
•
Historical Analysis
prepared by Reid Architects, inc • november 2014
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page 1 of 2711/2014 134 West Hopkins Avenue
Chronology
1890 A different house exists on this site, based on the Sanborn map footprint and location.
c.1880 1880s photo in guidelines book attributed to this house is, in fact, not this house.
1893 The footprint of this house appears on the Sanborn map.
Based on materials investigation:
The floor, wall and roof framing in the structure consistent with the historic footprint are consistent
with construction materials and methods from 1880 to 1900. In addition, the main level double hung
windows, bays and some trim and siding materials are also consistent with the period.
c.1900 to 1988
This house was owned by Ann Anderson (related to the Popish family) during this period.
1988 Ann Anderson’s son sold the house to Julie Wycoff.
1989 The house is remodeled by Julie Wycoff under HPC review.
• The lot underwent a lot split and the house adjacent at 134 1/2 was located on lot B, with a large addition
at the rear. The site plan created a very narrow setback between the buildings and placed the 134 1/2
addition on the sideyard lot line.
• At 134 a small shed addition was removed from the building. A new 375 sq ft kitchen and 200 sq ft
bedroom were added to the north side of the building, along with a basement under the addition.
• During the remodel the north roof plane was completely altered and the existing dormers were
reconstructed from shed roofs to gable roofs, new windows were installed in the dormers. A fourth
dormer was added on the northeast roof plane. The north wall of the sandstone foundation was replaced
by a CMU foundation wall.
• A restoration of the exterior was also undertaken. Based on a conversation with Ms. Wycoff, the existing
siding was preserved and cleaned up and painted. Materials analysis of the siding and other details
suggest that the siding is not actually historic. For instance, the fact that the siding is continuous with
the new addition suggests that new materials were added, in addition the siding is face nailed, which is
unusual and the materials analysis identified the species as redwood, which is not a native material and
unlikely to have been used in the late 1800s. The siding and trim has several decorative details that are
distinctive and may have been replicated on both the historic house and the 1989 addition. - see the
following for a detailed analysis.
• The double front door was restored as part of the 1989 rehabilitation and a historic but non-original
door was installed in one of the openings.
1994 Sold to Ann & John Canas
1997 Sold to William & Payton Bundinger
2002 Sold to James Marciano
2004 Sold to West Hopkins LLC aka Michele Snyder
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134 West Hopkins Avenue page 2 of 27 11/2014
Sanborn Maps
1890 Sanborn Map
A long rectangular building is located on
two city lots in 1890
1893 Sanborn Map
A square-ish building is now located on
one city lot in 1893
This footprint is similar to the historic
footprint of the house
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page 3 of 2711/2014 134 West Hopkins Avenue
Sanborn Maps
1898 Sanborn Map
1898 Sanborn Map
The same building appears on one city lot
in 1898
This footprint is similar to the historic
footprint of the house
Detail of footprint in 1898
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134 West Hopkins Avenue page 4 of 27 11/2014
Plan Diagrams
1989 Addition
• CMU walls
• Concrete slab floor
• Full head height
c. 1893 Footprint
• Stacked red sandstone foundation
• Dirt floor
• Crawlspace height
• Area of excavated basement
• Area of crawlspace
property line
west hopkins avenue
so
u
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h
f
i
r
s
t
s
t
r
e
e
t
there is no evidence that the sandstone
foundation wall has been altered or added to
and its construction is consistent with the c.
1893 date.
the sandstone foundation wall is full height in
this area.
kBasement Plan
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page 5 of 2711/2014 134 West Hopkins Avenue
Plan Diagrams
so
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f
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west hopkins avenue
1989 Addition
c. 1893 Footprint
• Original framing, windows, and
interior partitions
• Siding is the same throughout
property line
kMain Level Plan
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134 West Hopkins Avenue page 6 of 27 11/2014
Plan Diagrams
1989 Addition
c. 1893 Footprint
• Shed dormers with small
rectangular windows appear to be in
generally the same locations as the
current gable dormers
• Interior is new throughout
• All dormers have modern framing
• No historic wall remain on north
side of the 1893 house
property line
kwest hopkins avenue
so
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Upper Level Plan
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page 7 of 2711/2014 134 West Hopkins Avenue
Plan Diagrams
1989 Addition
area of flat roof extended to the north
c. 1893 Footprint
property line
k
dormers changed from shed roof to
gable during 1989 construction
west hopkins avenue
so
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Existing Roof Plan
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134 West Hopkins Avenue page 8 of 27 11/2014
Plan Diagrams
1989 Addition
original hipped roof at rear of house
original area of flat roof
c. 1893 Footprint
property line
k
shed roof dormers, similar locations
to current gable roof, but may not be
exactly the same footprint
west hopkins avenue
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Historic Roof Plan
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page 9 of 2711/2014 134 West Hopkins Avenue
Historic Photos
1984 - Assessor’s Office Photo
1934 - Detail from composite panorama of Aspen
In this 1984 assessor’s photo the historic
house seems to remain in similar
condition to the 1934 photo. The shed
roof dormers, and turned porch posts
can be seen. A shed addition extends
off the rear, which was removed as part
of the 1989 addition.
In this 1934 photo the
south and west sides of the
house can be seen at the
bottom of the photo. The
configuration has a front
gable, a side gable wing and
a hipped roof rear volume.
An area of flat roof is
located in the center of the
footprint.
This photo appears on pg 24 of the Aspen Historic Preservation
Design Guidelines and is erroneously labeled as 134 W. Hopkins.
It is actually the Berg House at 635 E. Hopkins.
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134 West Hopkins Avenue page 10 of 27 11/2014
Existing Elevations
EXISTINGSOUTH ELEVATION
EXISTINGEAST ELEVATION
south elevation
west elevation
new construction
new construction
historic
historic
east elevation
north elevation
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page 11 of 2711/2014 134 West Hopkins Avenue
looking northeast
looking northwest
looking southwest
looking southeast
form was derived from:
• the location of the existing stone foundation
• the 1934 historic photo
• indications in the existing roof structure
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page 12 of 27 11/2014134 West Hopkins Avenue
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page 13 of 2711/2014 134 West Hopkins Avenue
photos
Photo Analysis
window added or enlarged in 1989
dormer converted to a gable in 1989
window is new
porch reconstructed in 1989
current porch decking added in 2013 ish
double front door restored in 1989
porch posts and decorative fascia restored in 1989
based on materials testing and conversation with owner who
did the work in 1989
original double hung window
original bay with old roof shingles and
original double hung
according to the owner, in 1989
the siding was original and was treated and
restored.
Materials testing performed in 2014 revealed
that the material is redwood and not likely
original, though may have been replacement
materials before 1989. The details of the
siding, corner boards, decorative shingles, etc.
presumably were derived from the original
configuration.
south elevation
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11/2014134 West Hopkins Avenue
photos
page 14 of 27
Photo Analysis
original bay with old roof shingles and
original double hung
dormer converted to gable in
1989, double hung is new
decorative shingles in west gable end a mix of new and
possibly historic materials, based on materials testing
original red sandstone foundation wall, appears to be intact
in original location and configuration
original double hung
window
historic part of west elevation
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page 15 of 2711/2014 134 West Hopkins Avenue
photos
Photo Analysis
all new construction on north side
new rear wall is an extension of the front gable, all new construction,
includes an extension of the flat roof to the north
one story shed addition
upper level deck over section of 1989 addition
north elevation
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11/2014134 West Hopkins Avenue
photos
page 16 of 27
Photo Analysis
clapboards run continuously to new
addition at rear of the house
dormer above (not shown)
converted to gable in 1989,
double hung window is new
original red sandstone foundation wall, appears to
be intact in original location and configuration
original double hung window
original double hung window
rear addition begins approximately here
new double hung window on rear addition
east elevation
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page 17 of 2711/2014 134 West Hopkins Avenue
photos
Photo Analysis
Dormer converted to gable in 1989, detail
shows contemporary double hung. All dor-
mer framing is new, dormers are likely to be
in the same location as the original shed roof
dormers. Typical of three.
Detail of historic double hung at porch wall,
original hardware can be found on all the his-
toric windows that remain.
Detail of historic window sill at porch wall.
New porch decking can be seen below.
Detail at the top of the south bay window.
Historic wood shingles can be seen along with
decorative bead board panel, some of which
may be historic. Photo also shows decorative
corner bead on window trim, this detail is
repeated throughout.
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11/2014134 West Hopkins Avenue
photos
page 18 of 27
Photo Analysis
Detail at south bay historic double hung
meeting rail.
Detail at porch decorative fascia, (not original
based on materials testing), cornice return
on eave end and west facing bay with wood
shingle roofing.
Detail of historic red sandstone foundation
wall. New porch infill panels can also be seen.
Detail of decorative siding under west facing
window. Note that these panels are inset from
the face of siding, which may indicate that
these are original decorative details. Materials
testing indicated that the species is appropriate
for the period.
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page 19 of 2711/2014 134 West Hopkins Avenue
photos
Photo Analysis
Detail of decorative shingles over west facing
bay. The cornice board, in this case ends short
of the wood shingles, implying that there may
be other original material behind. A similar
condition exists on the south bay.
Detail of the decorative shingles on the west
gable end. Diagonal beadboard references the
decorative details on the sides of and below
the south and west bays.
Detail of foundation wall at original northwest
corner where it meets the 1989 CMU
foundation wall
Detail at the original northeast corner
transitioning to the new cmu foundation wall
on east side. Note the continuous siding from
old to new and shift in watertable board.
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photos
page 20 of 27
Photo Analysis
Detail at existing northwest corner where
line of original hip continues up to flat roof
section. 1989 addition extends off north face
of hipped roof to the north.
1989 addition copies the siding, cornerboard
and trim details from the historic house.
Detail of meeting rail at east facing historic
window. In this case the bottom sash has been
installed upside down. See sill condition at
right.
Upside down bottom sash.
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page 21 of 2711/2014 134 West Hopkins Avenue
photos
Photo Analysis
Detail at one of the exploratory holes on the
interior of the historic section of the house.
Rough sawn framing, plaster & lath and new
layer of drywall can be seen.
Detail of interior wall with original plaster &
lath and new layer of drywall, typical through-
out the historic house on the main level.
Detail of interior of foundation wall at full
height section. Both sandstone and brick
can be seen. Wall construction extends to
basement floor in this location.
Detail at CMU wall along north line of
historic house footprint. This wall replaces
the sandstone foundation along almost the full
length of the north wall.
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Appendix
• Preservation Plan for 134 W. Hopkins
• Materials and Historical Report by Anthony & Assoc.
completed 11/2014
note that this report refers to the eroneously identified photo, the conclusions drawn
in the report are still valid and are based on field observations and materials testing.
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page 25 of 2711/2014 134 West Hopkins Avenue
Preservation Plan
The historic house at 134 W. Hopkins is in excellent condition. The current redevelopment plan provides the opportunity to restore the historic house to its original form and to create a clearer distinction between old and new. Following is a summary of the actions that will be undertaken to improve the preservation of the house.
The Site - The proposal is to move the house a small amount to the west and south. The move will improve the relationship of this house, to the house at 134 1/2, which was placed on the adjacent lot in 1989. The move will also allow the additional floor area to be handled more sensitively and to create a better distinction between old and new. Since new subgrade area is being added either way, the historic foundation will be impacted, regardless of the move. In order to minimize the visual impact of the move, the house will be set on a new foundation, designed to retain the red sandstone finish materials. Before the move the foundation will be photographed and otherwise documented to ensure the proper reinstallation. The new foundation wall will be faced with the existing stone, maintaining the same relationship to the siding and the same exposure above grade. Salvaged stone materials will be cleaned and installed with the same stacking character, the same corner details and the same mortar details. The existing mortar will be sampled and a new mix will be created to replicate the existing joint character and hardness. The move itself will be undertaken by Bailey House Movers, who have a long history of success with historic house moving in the Aspen area. The owner has the option of moving the house off site temporarily to a location just a couple of blocks away on West Hopkins. The owner also has the option to keep the house on-site and shift it to accommodate construction activities. The temporary off-site relocation may allow the construction activities to be performed more quickly. Either way, the move will be undertaken under the requirements of the Aspen HPC. It should be noted that the house will be lifted at the base of the wall, requiring some destruction of the siding materials and first floor framing. Since it has been determined that the siding materials are not original, there will be no additional loss of visible original materials. Restructuring the main floor framing will allow the house to retain its current relationship to grade and the foundation wall, which is critical on the exterior. There are some questions that are outstanding about the nature of materials that may be concealed under the siding layer. These issues will be investigated and appropriately resolved before the physical preparations for the move are made. The area of decorative siding under the west bay will not be damaged by the move. The house appears to be structurally sound and the simple geometry of the plan should contribute to the success of the move. Before the move, the structural engineer will design any temporary shoring which may be needed to ensure the success of the move. In addition, the windows and doors will be protected and the area of the 1989 addition will be closed in to prevent any deterioration during the move and storage of the house. The house will be placed on the new foundation in the same orientation and at the same relationship to the grade, to preserve the historic character of the siting of the house. Other aspects of the site which support that historic character will be restored to their current condition, such as the walkway to the house, the flat topography and the historically appropriate plantings.
Historic Building Materials - The historic materials on the house have been identified through materials testing and the verbal description of the 1989 addition. These original materials are centered on the main level double hungs and some of the decorative siding and roofing related to the bays. Much of the other material is of newer vintage. Since the current details of the siding and trim are appropriate, much of what is there will be retained. Early in the construction phase, any questions about what may be under the siding will be assessed and changes to the current preservation plan will be made accordingly. The 1989 addition will be removed and the siding will be terminated appropriately on the historic house. The new addition will be designed to create a clear distinction between old and new, rectifying the current condition, where the siding and details are continuous.
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Preservation Plan
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page 27 of 2711/2014 134 West Hopkins Avenue
Preservation Plan
Windows - As stated above the main level double hung windows are all original and will be protected and preserved. The one window in the back bedroom, where the bottom sash is upside down, will be corrected. The upper level has no original windows. The south gable end window was either added or altered by the 1989 project. A window does show in the 1984 photo, but it is unclear if this was an original window. A new design will be proposed for this location. The dormers were altered in the 1989 project and will be restored to their original shed design with windows similar those shown in the photographs. Any new windows used in these cases will be selected to be similar to the historic windows. No new windows are proposed for the main level east, west or south. The north elevation will be redesigned and any new windows that will be added in that area will be designed to be compatible with the historic context of the house. To increase the energy performance of the historic windows, wood storm windows may be created and installed.
Doors - The two entry doors will be preserved and will remain in place. One of these doors was installed as part of the 1989 addition.
Porches - The existing porch retains the design and location of the original. Much of the original material has been lost. At this time the existing porch posts and decorative fascia will be retained. The one area where the porch can be returned to a more appropriate character is the decking. Currently the deck is trex and runs east to west. This material will be replaced to run north/south and to have a more traditional material and edge character.
Architectural Features - As previously stated, much of the exterior character is defined by materials that are not original to the house. The decorative details are, however, consistent with traditional details and were likely recreated from the original examples. The existing details will be preserved and if information about the original details can be found through additional exploration, this will be undertaken and the plan will be adjusted accordingly. The new addition will be designed to be of its time and be differentiated from the historic house, clarifying the current distinction between old and new.
Roof- The intent of the design is to restore the original roof form. This will serve to create a better distinction between old and new, and will give the house back its full historic form. The restoration of the dormers will also eliminate significant features that currently change the impression of the original character of the house.
Building Relocation - See site discussion above. The relocation will take place in accordance with the design guidelines.
Building Additions - Currently, the addition is not clearly distinguishable from the historic house. There is only a small step on the west side, a continuous wall on the east side, and no clear distinction on the north side, particularly on the upper level. The new design will restore the primary volume of the historic house and create a strong distinction between old and new through the use of a one story linking element, set in from both corners of the historic house. The style of the new addition is contemporary and in its simple massing and form will accentuate the subtle details of the historic house. The materials palette is restrained and limited, which doean’t compete with the more dectorative and traditional detailing of the historic house. Only a small amount of floor area remains to form an above grade addition to the historic house, the bulk of which will be set at the back of the site. The majority of the other new space will be located subgrade. minimizing the impacts to the primary volume of the historic house.
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Report:
Structural and Architectural Materials Assessment
for 134 West Hopkins Avenue,
Aspen, Colorado
Submitted to:
Reid Architects, Inc
412 North Mill Street
Aspen, Colorado 81612
Submitted by:
Anthony & Associates, Inc.
P.O. Box 271400
Fort Collins, CO 80527-1400
November 4, 2014
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Anthony & Associates, Inc. 1 Report – 134 West Hopkins Avenue
Structural and Architectural Materials Assessment
for 134 West Hopkins Avenue,
Aspen, Colorado
BACKGROUND
Anthony & Associates, Inc. (A&A) was asked by Ms. Suzannah Reid of Reid Architects
Inc. to conduct a structural and architectural materials assessment of 134 West Hopkins
Avenue (the Building) in Aspen, Colorado. The purpose of the investigation was to
determine the construction history and the approximate age of alterations to the
building.
The Building, which is believed to have been constructed ca. 1880s, is a wood-frame
building with a modified rectangular footprint. It is clad with a combination of wood
trim, horizontal wood siding, decorative wood shingles, and wood beadboard.
SCOPE OF WORK
There were questions regarding the construction history and age of the Building. The
completed scope of work and this report provides information on the approximate age
and construction history of the Building based on an examination of the structural
wood and architectural components and associated metal fasteners and hardware.
The scope of work included the following tasks:
Conducting a site visit to photograph and document existing conditions,
followed with an assessment report.
Examining accessible roof and floor framing to determine dimensions, spacing,
and fastener type as well as to identify evidence of alterations.
Examining exterior architectural wood elements such as window sashes, siding,
and trim to determine fastener type and identify evidence of alterations,
Examining structural wall framing (through probes) in areas of interest as
determined by the architect.
Removing a minimum of 10 wood species samples to identify the wood species
or wood species groups for structural and architectural elements of interest.
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Anthony & Associates, Inc. 2 Report – 134 West Hopkins Avenue
FIELD PROCEDURES
Anthony & Associates, Inc. provided a historic preservation specialist to conduct an
investigation of the structural and architectural materials of the Building. Access to the
attic, wall framing, and crawl space was the responsibility of the architect and/or
owner. An on-site meeting was conducted with the architect at the beginning of the
field investigation to verify the objectives. The investigation was based on a
combination of visual inspection, species identification, and historical research. These
methods are described below.
Visual Inspection
Visual examination of the structural and architectural elements of the Building allows
for identifying components that are incongruous with surrounding material and that
may be indicative of an alteration or repair. Identifying structural member dimensions,
spacing, and the types of fasteners used can also provide information on the
construction sequence and approximate age of the materials.
Species Identification
The Building is a wood frame structure with wood siding and trim. Identifying wood
species can aid in interpretation of historic construction or repair campaigns. Wood
species will be identified by removing small samples from which the species or species
group can be identified under microscopic examination. A sufficient number of
samples will be removed to identify species of key architectural and structural wood
elements to aid in developing historical documentation.
Historical Research
Other materials may be present that can help to determine the age of modifications and
the construction sequence of the Building. Material with stamps, maker’s marks, logos,
or other identifying components can be researched to find date ranges for production
and/or distribution.
FINDINGS
General Construction – Architectural Elements
The long axis of the Building is oriented approximately north to south, with an addition
known to have been constructed in the 1980s at the north end (Figure 1). The southern-
most section is believed to be the original structure built sometime in the 1880s. The
construction and/or alteration dates of the center section are unknown. The various
sections are apparent along the west elevation. See Figures A-1 through A-3 in the
Appendix for drawings and plans of the Building with the labeled sections.
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Anthony & Associates, Inc. 3 Report – 134 West Hopkins Avenue
Figure 1. West elevation showing the 1980s addition (red) to the north, the center
section (yellow), and the southern section (green).
The majority of areas on all elevations are clad in horizontal board siding (Figure 2).
Figure 2. Horizontal board siding on the east elevation.
The roof is asphalt-composite shingle except for areas over the bay windows which are
wood shingle (Figures 3 and 4). Gable areas on the south and west elevations have
decorative wood shingles and trim (Figure 3). The west elevation gable also has
beadboard siding (Figure 4). Areas of beadboard siding can also be found under and
around the bay windows on the west and south elevations (Figure 5).
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Anthony & Associates, Inc. 4 Report – 134 West Hopkins Avenue
Figure 3. Decorative wood shingle siding on the south elevation gable, and wood shingle
roofing on the south bay window projection.
Figure 4. Decorative wood shingle siding and beadboard siding on the west elevation
gable, and wood shingle roofing on the west bay window projection.
Figure 5. Decorative beadboard under the bay window on the west elevation.
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Anthony & Associates, Inc. 5 Report – 134 West Hopkins Avenue
General Construction – Structural Elements
The structural wood framing, as determined from probes on the interior and from
visual inspection of the basement, is composed of wood members spaced
approximately 16 inches on center. The wall studs were typically rough-sawn (Figure
6) and, of those measured, ranged in size from 1 ¾” x 3 ¾” to 1 13/16” x 3 7/8” (actual).
The wall finish in most areas was horsehair plaster and lathe (visible in Figure 6),
although in some locations modern gypsum board was placed over the plaster.
Modern dimension lumber framing measuring 1 7/16” x 3 5/16” (nominal 2 x 4s) was
identified in some of the second floor probes (Figure 7).
Figure 6. Rough-sawn, full dimension lumber inside probe 4, first floor.
Figure 7. Modern dimension lumber in probe 8, second floor.
Access to floor joists and other wood members in the basement was extremely limited
due to the presence of radon-mitigation materials and insulating foam (Figure 8). The
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Anthony & Associates, Inc. 6 Report – 134 West Hopkins Avenue
accessible floor joists were either rough-sawn, full-dimension 2 x 6s or were modern
surfaced members (nominal 2 x 6, but actual 1 ⅜” x 5 ½”).
Figure 8. Access to wood framing in the basement was limited due to mechanical
systems, radon mitigation systems, and insulation.
Species Identification
Thirty-eight samples were removed for species identification. Given the assumed age
of the Building, historic materials such as siding would likely have been produced from
trees with native ranges extending into Colorado, such as western yellow pine (a hard
pine species group that includes ponderosa pine and lodgepole pine) and/or
Engelmann spruce; however, western yellow pine is still used today for architectural
siding and trim, so decisions regarding the age of the exterior architectural wood cannot
be based on species alone. A complete list of species identification samples and their
locations can be found in the Appendix.
Multiple samples of the horizontal siding were removed in order to compare the
material on the known 1980s addition with that on the other sections of the Building.
All of the horizontal board siding was identified as redwood (Sequoia sempervirens).
Redwood is native to the California and Oregon coast and as such, is indicative of
replacement material.
Vertical and horizontal trim elements from various locations on the Building were
sampled for species identification based on discussions with the architect. Vertical
window and corner trim samples were identified as western yellow pine (Pinus spp.).
While western yellow pine was commonly used as construction material in Colorado
from the earliest periods of Euro-American settlement, it is also still used today for
exterior millwork. The vertical trim in all locations of the Building appears to be in
excellent condition with no evidence of weathering, and the samples of vertical trim
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Anthony & Associates, Inc. 7 Report – 134 West Hopkins Avenue
appear to have only two applications of latex-based paint applied, indicating that the
vertical trim elements are likely replacement material (Figure 9a-9c).
Figure 9a-9c. Sample 26 (a), removed from the vertical trim around the north window,
west elevation showing two applications of a latex-based coating (b), and wood in good
condition with no visible weathering under the paint (c).
The decorative beadboard trim was sampled in several locations in order to determine
the wood species. A sample of beadboard from the west elevation gable (above the bay
window) was identified as fir (Abies spp.), while the other samples of beadboard
removed from below and around the bay windows on the west and south elevations
were identified as redwood. The generally excellent condition of the beadboard trim on
the west gable suggests that it is replacement material. The redwood beadboard may
also be replacement material because redwood does not grow in Colorado; however,
some of the beadboard on the sides of the south elevation bay window has visible
evidence of weathering that telegraphs through the paint. It is possible that the
redwood beadboard in some areas could be historic and was a specialty item brought in
by train ca. 1890 – 1915.
Species identification samples were removed from upper and lower sashes of the
windows on the historic and center sections in an attempt to identify whether the
windows may date to the same period. The samples from the sashes were all identified
as eastern white pine (Pinus strobus). Eastern white pine is not native to Colorado or the
western region of the U.S. The natural range of eastern white pine includes the eastern
portions of the U.S. and Canada; its range extends as far west as Minnesota. Given the
use of eastern white pine and the presence of wavy glass in a few of the sashes, it seems
likely that the windows were ordered from the eastern U.S. via the Sears and Roebuck
catalog or a similar publication and delivered by train to Aspen ca. 1890 - 1915.
Two samples from the western column and a sample of the spandrel on the front porch
(south elevation) were removed for species identification. Although in excellent
condition, the west column has a visible timber repair (Figure 10) near the bottom. Both
(a) (b) (c)
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Anthony & Associates, Inc. 8 Report – 134 West Hopkins Avenue
the repair material and the column material above were sampled; the bottom repair
portion was identified as southern yellow pine, a U.S. east-coast tree species, and the
top portion of the column was identified as western hemlock, a U.S. west-coast tree
species. Neither tree species is native to Colorado, suggesting that the columns are not
original to the historic construction. The decorative spandrel sample was identified as
western yellow pine, which, as previously mentioned, was used historically and
continues to be used today as millwork.
Figure 10. A visible timber repair on the west column of the porch.
The rough-sawn species samples removed from the floor, wall, and roof framing were
identified as fir (Abies spp.), Engelmann spruce (Picea engelmannii), and western yellow
pine (Pinus spp.). All three species have native ranges that extend into Colorado and
the Aspen area. The surfaced, modern dimension lumber that was sampled in the roof
framing and the floor framing was identified as Douglas-fir. Douglas-fir, while also
having a native range that extends into Colorado, is primarily produced from the west
coast today. Based on the dimensions, the surfaced Douglas-fir members post-date 1964
(Smith and Wood 1964).
Age of the Structural and Architectural Wood Elements
Determining the exact age of the structural and architectural wood elements by visual
inspection alone is generally not possible. In conjunction with species identification and
historical research and documentation, however, it is sometimes possible to determine
the sequence in which materials were added or altered by examining the materials and
fasteners in detail.
A key identifier can be the type of fastener used to hold wood members or architectural
elements together. Wire nails, in common use today, were not widely produced and
used in construction until the 1890s. However, in rural parts of the country such as
Aspen, common use of wire nails did not occur until after the turn of the 20th century.
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Anthony & Associates, Inc. 9 Report – 134 West Hopkins Avenue
While wire nails have flat, circular heads and round shafts, machine cut nails were
typically stamped or cut from a sheet of metal, resulting in square or rectangular heads
and square shafts. Machine cut nails were primarily used prior to the widespread
manufacture and use of round wire nails. Given the assumed date of construction, the
use of machine cut nails would not be unusual; however, all of the visible fasteners on
the siding and trim are wire nails (Figure 11). These findings, in combination with the
generally excellent condition of the trim and the species identification results, suggest
that the majority of the siding and trim is replacement material.
Figure 11. Round wire nail heads visible due to face-nailing of the wood siding.
Square cut nails were identified in two locations: at the junction of the bay window and
the Building on the west elevation, and through a first floor joist accessed from the
basement (Figure 12). The bay window is in what is considered the original portion of
the house, while the nail in the floor joist comes from the central section with the
unknown date of construction. The presence of a square cut nail in this section is
evidence that the central section was likely built before 1920.
Figure 12. A square cut nail above a rough-sawn floor joist in the center section of the
Building.
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Anthony & Associates, Inc. 10 Report – 134 West Hopkins Avenue
Although some of the window glass in the original section and the center section
appears to be replacement material, several of the sashes have wavy glass (Figure 13).
Wavy glass is indicative of the manufacturing process and is either crown glass or
cylinder glass. Crown glass was blown by hand and was generally not produced after
1850 in the U.S. Cylinder glass is typically associated with windows manufactured ca.
the 1870s to the 1910s. Based on their large size, the wavy glass panes in the bay
window sashes appear to have been produced based on the Lubbers process (ca. 1890s
to 1910s, Bock 1998). Window hardware in the majority of the windows on the original
section and center addition also are congruous with a manufacturing date range ca.
1890s to 1910s (Figure 14).
Figure 13. Wavy glass in the bathroom window upper sash, east elevation (center
section), can be identified by looking at the distortions in the reflections (red).
Figure 14. Window hardware in a bay window that appears to date to the period
between 1890 and 1915.
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Anthony & Associates, Inc. 11 Report – 134 West Hopkins Avenue
For the structural framing elements, dimensions can sometimes give an indication of
age. Modern dimension lumber is marketed by nominal size (e.g., 2 x 4s or 2 x 8s), but
the actual size of the lumber is smaller, due in part to surfacing of the wood. Rough-
sawn lumber, or lumber that has no surface finish, often varies in width and thickness.
Sawmills began to use planers ca. 1870 to size rough-sawn lumber into more uniform
dimensions before shipping, and modern lumber is surfaced on all four sides. National
lumber size standards did not exist until 1924 (Smith and Wood 1964). In 1900, the
most common thickness for joists, rafters, and wall studs was 2 (actual) inches; modern
lumber joists, rafters, and studs are typically 1 ½ inches in thickness.
Measurement of the accessible wall and floor framing studs shows a range of widths
and thicknesses in the rough sawn lumber, which indicates the lumber was likely
milled prior to the 1924 national size standard.
Historical Research
The Colorado OAHP Compass database, Sanborn maps, U.S.G.S. topographic maps,
and historical databases were consulted in an effort to more precisely identify the
original construction date and the date(s) of alteration. The 1886 Sanborn Map of Aspen
does not include the block on which the Building is located; the earliest evidence of a
residence located on the property is the 1890 Sanborn Map, which shows a small, single
story rectangular wood frame dwelling with a stove pipe (Figure 15).
Figure 15. 1890 Sanborn Map of Aspen (sheet 3) showing the Building footprint (red).
This finding is inconsistent a photograph in a document published by the City of Aspen
in 2000 of the Building. The photograph, assumed to have been taken ca. 1880s, shows
a 1 ½-story dwelling with what appears to be a “T-shaped” footprint (see Figure 18a on
page 13). Additionally, the photo caption describes the Building as a vernacular
structure with an “L-shaped plan” (City of Aspen: 2000).
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Anthony & Associates, Inc. 12 Report – 134 West Hopkins Avenue
The next available Sanborn map from 1893 shows a 1 ½-story wood frame dwelling
with a larger footprint (Figure 16).
Figure 16. 1893 Sanborn Map of Aspen (sheet 5) showing the Building footprint (red).
The footprint of the Building remains consistent on the Sanborn Maps from 1893 to
1898. Sanborn maps produced at a later date are not available online but can be
reviewed for possible additional information regarding alterations and/or additions to
the Building. An 1893 map by Augustus Koch shows the Building to be in a similar
configuration as it is today (Figure 17).
Figure 17. 1893 map of Aspen showing the Building with a bay window and an
addition to the north (Koch 1893).
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Anthony & Associates, Inc. 13 Report – 134 West Hopkins Avenue
Figure 18a-18b. 134 West Hopkins Street, ca 1880s (City of Aspen 2000), and the
Building in 2014.
A close examination of Figure 18a reveals that there is an addition located to the north
of the west-facing gable. Figure 19 is a close-up of that image, with the addition circled
in red.
Figure 19. A close-up of the historic photograph showing an addition to the north of
the Building.
SUMMARY OF THE WOOD INVESTIGATION
The findings of the wood investigation can be summarized as follows:
Based on a limited number of samples removed, the existing exterior siding is
redwood (Sequoia sempervirens), a tree species not native to Colorado. The
presence of wire nails and the generally excellent condition of the siding
indicates that it is replacement material.
(a) (b)
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Anthony & Associates, Inc. 14 Report – 134 West Hopkins Avenue
The existing exterior architectural trim and beadboard (excluding decorative
elements from the porch) is a combination of western yellow pine (Pinus spp.),
redwood, fir (Abies spp.), and Engelmann spruce (Picea engelmannii). Some of the
redwood beadboard has minor weathering visible through the paint, indicating
that the beadboard around the bay windows may be significantly older than the
existing horizontal siding. While it may be historic, since redwood is not a
locally available tree species, it likely does not date to the original construction.
It also is not visible in the assumed ca. 1880s historic photograph of the Building.
Samples removed from the decorative porch elements (the porch columns and
the spandrel) reveal a mix of species including southern yellow pine (Pinus spp.),
western hemlock (Tsuga heterophylla), and western yellow pine. Based on the
species identification results, the porch columns are likely replacement material.
No determination of age can be made for the spandrel.
The window sashes that were sampled for species identification were identified
as eastern white pine (Pinus strobus), a tree species that is not native to Colorado,
indicating that the windows were likely manufactured on the east coast and
shipped by train. The presence of wavy glass in some of the sashes and the
window hardware indicate that the windows were likely installed ca. 1890-1915
but do not date to the original construction.
The wood species of the rough-sawn structural framing indicates that the
material likely came from locally available sources.
Examination of the structural framing through probes and in the basement
indicates that the wall studs and floor joists on the first floor are rough-sawn
with varying dimensions. Although the thicknesses and widths vary, the wall
studs are close to full 2–inch by 4-inch members and the floor joists are close to
full 2-inch by 6-inch members (or larger) members, indicating that they were
likely milled prior to the 1924 national size standard.
Examination of the structural framing on the second floor reveals a combination
of rough-sawn and modern surfaced lumber (post-1964), indicating that the
second level of the Building has undergone relatively recent alterations.
Square cut nails were found associated with the floor framing supporting the
first floor, center section, indicating a construction date prior to 1920.
A review of the available Sanborn insurance maps indicates that a 1-story, wood-
frame dwelling with a rectangular footprint existed on the lot in 1890. A historic
photograph believed to have been taken ca. 1880s shows a 1 ½-story wood frame
dwelling with a north section or addition, but without bay windows. It seems
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likely, then, that the date of the photograph is incorrect and it was probably
taken between 1890 and 1893.
Based on the visual inspection, wood species identification, and historical
research, it seems likely that the Building was altered from a small single-story
rectangular dwelling to a larger 1½-story structure between 1890 and 1893. The
center section, while present in the historic photograph, may have been
expanded prior to 1893.
Based on the 1893 map of Aspen produced by Augustus Koch for the Aspen
Times, the bay window on the west elevation may have been present as early as
1893. What is now the center section appears to be present in the drawing as
well.
Victorian decorative elements were subsequent alterations, based on the historic
photograph, but were likely in place prior to 1915.
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REFERENCES
Bock, Gordon
1998 “Glass in the Past,” Old House Journal. Electronic document,
http://www.thehomeinspector.com/Clients/OldGlass.html, accessed 10/29/14.
City of Aspen
2000 City of Aspen Historic Preservation Design Guidelines. Electronic document,
http://www.google.com/url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=
0CCAQFjAA&url=http%3A%2F%2Fwww.aspenpitkin.com%2FPortals%2F0%2F
docs%2FCity%2FComdev%2FHPC%2Fintroduction.pdf&ei=ae9TVMDbHdWly
AT2sIGADQ&usg=AFQjCNGBe8mQ7yrdikR2xRnV9f1AKMlm8Q&sig2=SbJxgC
lfUsFxf5MJfOuiEg&bvm=bv.78677474,d.aWw, accessed 10/22/14.
Koch, Augustus
1893 “Birds-eye View of Aspen, Pitkin Co., Colo. 1893,” Aspen Times. Library of
Congress electronic document, http://www.loc.gov/item/75694514/, accessed
10/28/14.
Sanborn-Perris Map Company, Ltd.
1890 Aspen, Pitkin Co., Colorado. Sanborn-Perris Map Company, Ltd., 117 Broadway,
New York. Electronic document,
http://libcudl.colorado.edu:8180/luna/servlet/UCBOULDERCB1~21~21,
accessed 10/24/14.
Sanborn-Perris Map Company, Ltd.
1893 Aspen, Pitkin Co., Colorado. Sanborn-Perris Map Company, Ltd., 117 Broadway,
New York. Electronic document,
http://libcudl.colorado.edu:8180/luna/servlet/UCBOULDERCB1~21~21,
accessed 10/24/14.
Sanborn-Perris Map Company, Ltd.
1898 Aspen, Pitkin Co., Colorado. Sanborn-Perris Map Company, Ltd., 117 Broadway,
New York. Electronic document,
http://libcudl.colorado.edu:8180/luna/servlet/UCBOULDERCB1~21~21,
accessed 10/24/14.
Smith, L.W., and L.W. Wood
1964 History of Yard Lumber Size Standards. Forest Products Laboratory, Forest Service,
U.S. Department of Agriculture, Madison, Wisconsin.
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Whitehorn, W. Clark
1993 Aspen and the Railroads. Aspen Historical Society, Roaring Fork Fellowship
supervised by Jody McCabe, Director of the Aspen Historical Society. Electronic
document,
http://www.google.com/url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=
0CCAQFjAA&url=http%3A%2F%2Fwww.archiveaspen.org%2Fdocuments%2F
AspenandRailroadssearchable.pdf&ei=b81TVI32BsawyATXnIGICw&usg=AFQj
CNEs_nRthR_QKj11iRJbPbwf5kfVtg&sig2=DNdsVYenVMn3kgQPlZspuQ&bvm
=bv.78677474,d.aWw, accessed 10/31/14.
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APPENDIX
Species Identification Table
Plan Drawings
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Anthony & Associates, Inc. 19 Report – 134 West Hopkins Avenue
Table A-1. Species Identification Results
Sample
No. Elevation Member Location Results
1 west wood sill crawl space access in foundation,
unknown addition
Engelmann spruce (Picea
engelmannii)
2 west siding 1980s addition redwood (Sequoia sempervirens)
3 west siding unknown addition redwood
4 west siding original structure redwood
5 west diagonal
beadboard
under bay window, original
structure redwood
6 west vertical
beadboard
under bay window, original
structure redwood
7 west upper sash bay window, original structure eastern white pine (Pinus
strobus)
8 west lower sash window on unknown addition eastern white pine
9 west decorative
molding
above bay window, original
structure redwood
10 west decorative
molding
above bay window, original
structure redwood
11 west sawn
shingle
above bay window, original
structure
western red cedar (Thuja
plicata)
12 west horizontal
trim gable, original structure white fir (Abies spp.)
13 west horizontal
trim
north bay of bay window,
original structure white fir
14 west beadboard gable above bay window,
original structure white fir
15 south west
column
front porch, lower lamination or
dutchman repair
southern yellow pine (Pinus
spp.)
16 south west
column
front porch, upper lamination or
solid member above dutchman
repair
western hemlock (Tsuga
heterophylla)
17 south siding original structure redwood
18 south beadboard east side of bay window redwood
19 south upper sash bay window, original structure eastern white pine
20 east siding original structure redwood
21 east siding unknown addition redwood
P75
IV.A.
Anthony & Associates, Inc. 20 Report – 134 West Hopkins Avenue
Sample
No. Elevation Member Location Results
22 east window
apron
bathroom window, unknown
addition redwood
23 east upper sash bathroom window, unknown
addition eastern white pine
24 east
vertical
window
trim
bathroom window, unknown
addition western yellow pine
25 east lower sash bedroom window, unknown
addition eastern white pine
26 west
vertical
window
trim
unknown addition western yellow pine
27 interior,
1st floor wall stud probe 1, den fir
28 interior,
1st floor wall stud probe 2, bedroom Engelmann spruce
29 interior,
1st floor lathe probe 2, bedroom western yellow pine
30 interior,
1st floor wall stud probe 5 western yellow pine
31 interior,
2nd floor roof rafter probe 6, bedroom Engelmann spruce
32 interior,
2nd floor roof rafter probe 8, bedroom Douglas-fir
33 interior,
1st floor floor joist old joist, accessed from basement western yellow pine
34 interior,
1st floor floor joist
modern joist (sistered to rough-
sawn joist), accessed from
basement
Douglas-fir
35 interior,
1st floor floor joist old joist Engelmann spruce
36 interior,
basement column mechanical room western yellow pine
37 south decorative
porch trim front porch western yellow pine
38 south vertical
corner trim
southwest corner of south
projection, original structure western yellow pine
P76
IV.A.
Anthony & Associates, Inc. 22 Report – 134 West Hopkins Avenue
Figure A-1. Plan view of the first floor showing what is believed to be the original section (green), the center section
(yellow) and the 1980s addition (red) as well as probe locations. Drawing courtesy of Reid Architects.
Probe 1
Probe 2
Probe 3
Probe 5
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Anthony & Associates, Inc. 23 Report – 134 West Hopkins Avenue
Figure A-2. Plan view of the second floor showing probe locations. Drawing courtesy of Reid Architects.
Probe 8
Probe 7
Probe 9
Probe 10
Probe 6
P
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.
Anthony & Associates, Inc. 24 Report – 134 West Hopkins Avenue
Figure A-3. An overly of the existing first-floor plan on the 1893 Sanborn Map footprint.
P
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02.25.2015 REVISIONS
11.25.2014 SUBMISSION DATE
WEST HOPKINS LLC.
134 WEST HOPKINS AVENUE
APPLICATION FOR CERTIFICATE OF
APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT
SITE PLAN - 1/4” = 1’-0”
NEIGHBOR'S HOUSE
PROPERTY LINE
SET BACK LINE
5
'
-
0
"
5'-0"
5'
-
0
"
5'
-
0
"
10'-0"
5
'
-
0
"
PROPOSED PATIO W/
SKYLIGHTS TO BELOW
PROPOSED HISTORIC
RESOURCE LOCATIONPROPOSED 2-CAR GARAGE
PROPOSED
CONNECTOR
12'-7 1/2"
PROPOSED ADDITION
NEIGHBOR'S
LIGHT WELL
1ST STREET
H
O
P
K
I
N
S
A
V
E
N
U
E
EXISTING HISTORIC RESOURCE LOCATION (SHOWN HATCHED)
NORTH
E
X
I
S
T
I
N
G
4'
-
8
1
/
4
"
3'
-
7
5
/
8
"
E
X
I
S
T
I
N
G
1'
-
1
5
/
8
"
EXISTING
6'-10"
PROPOSED LIGHT WELLS
SKYLIGHT TO BELOW
LINE OF PROPOSED ADDITION ABOVE
2'
-
2
"
EXISTING
16'-10"EXISTING
26'-8 7/8"
RE: PROJECT DESCRIPTION:
TREE REMOVAL AND MITIGATION
RE: PROJECT DESCRIPTION:
TREE REMOVAL AND MITIGATION
RE: PROJECT DESCRIPTION:
TREE REMOVAL AND MITIGATION
RE: PROJECT DESCRIPTION:
TREE PROTECTION
RE: PROJECT DESCRIPTION:
TREE PROTECTION
RE: PROJECT DESCRIPTION:
TREE PROTECTION
RE: PROJECT DESCRIPTION:
TREE PROTECTION
FRONT ENTRY
& PORCH
REVISION:
ADDED COLUMN;
NO CANTILEVER
(2/25/15)
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02.25.2015 REVISIONS
11.25.2014 SUBMISSION DATE
WEST HOPKINS LLC.
134 WEST HOPKINS AVENUE
APPLICATION FOR CERTIFICATE OF
APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT
BASEMENT 02 PLAN - 1/8” = 1’-0”
MAIN LEVEL PLAN - 1/8” = 1’-0”
ROOF PLAN - 1/8” = 1’-0”
BASEMENT 01 PLAN - 1/8” = 1’-0”
UPPER LEVEL PLAN - 1/8” = 1’-0”
LIGHT WELL
BASEMENT LEVEL 02
LIGHT WELLSLIGHT WELL FROM BELOW
BASEMENT LEVEL 01
SKYLIGHT TO BELOW
PROPOSED LIGHT WELLS
PROPOSED PATIO W/
SKYLIGHTS TO BELOW
NEW HISTORIC
RESOURCE LOCATIONPROPOSED 2-CAR GARAGE
PROPOSED
CONNECTOR
PROPOSED ADDITION
25'-0"
REVISION:
ADDED COLUMN;
NO CANTILEVER
(2/25/15)
PROPOSED
ROOF DECK
PROPOSED ADDITION
ROOF OF HISTORIC
RESOURCE (NO PROPOSED
UPPER LEVEL)
PROPOSED
HOT TUB &
DECK
[No Slope]
[N
o
S
l
o
p
e
]
14" / 12"
16
5
/
1
6
"
/
1
2
"
14
"
/
1
2
"
5"
/
1
2
"
[No Slope]
14" / 12"14" / 12"
5 1/4" / 12"
14" / 12"
15
1
1
/
1
6
"
/
1
2
"
PROPOSED SKYLIGHT
PROPOSED
ROOF DECK
BELOW
PROP.
SKY
LIGHT
GLASS ROOF
[No Slope]
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02.25.2015 REVISIONS
11.25.2014 SUBMISSION DATE
WEST HOPKINS LLC.
134 WEST HOPKINS AVENUE
APPLICATION FOR CERTIFICATE OF
APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT
MAIN LEVEL
100'-0"
UPPER LEVEL
110'-0"
BASEMENT 01
88'-0"
BASEMENT 02
76'-0"
GARAGE LEVEL
98'-0"
23
'
-
6
"
1'
-
6
"
2'-0"
PROPOSED SHORING;
TYPICAL ALL SIDES
MAIN LEVEL
100'-0"
UPPER LEVEL
110'-0"
BASEMENT 01
88'-0"
BASEMENT 02
76'-0"
GARAGE LEVEL
98'-0"
2'-0"
PROPOSED SHORING;
TYPICAL ALL SIDES
23
'
-
6
"
1'
-
6
"
22
'
-
2
"
.
REVISION:
REMOVED
WINDOW
(2/25/15)
MAIN LEVEL
100'-0"
UPPER LEVEL
110'-0"
BASEMENT 01
88'-0"
BASEMENT 02
76'-0"
GARAGE LEVEL
98'-0"
22
'
-
2
"
.
2'-0"
PROPOSED SHORING;
TYPICAL ALL SIDES
23
'
-
6
"
1'
-
6
"
MAIN LEVEL
100'-0"
UPPER LEVEL
110'-0"
BASEMENT 01
88'-0"
BASEMENT 02
76'-0"
GARAGE LEVEL
98'-0"
PROPOSED SHORING;
TYPICAL ALL SIDES
2'-0"
23
'
-
6
"
1'
-
6
"
22
'
-
2
"
.
REVISION:
ADDED COLUMN;
NO CANTILEVER
(2/25/15)
NORTH ELEVATION - 1/8” = 1’-0”
SOUTH ELEVATION - 1/8” = 1’-0”
EAST ELEVATION - 1/8” = 1’-0”
WEST ELEVATION - 1/8” = 1’-0”
P
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02.25.2015 REVISIONS
11.25.2014 SUBMISSION DATE
WEST HOPKINS LLC.
134 WEST HOPKINS AVENUE
APPLICATION FOR CERTIFICATE OF
APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT
PERSPECTIVE FROM CORNER OF 1ST STREET AND HOPKINS AVENUE
P
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.
02.25.2015 REVISIONS
11.25.2014 SUBMISSION DATE
WEST HOPKINS LLC.
134 WEST HOPKINS AVENUE
APPLICATION FOR CERTIFICATE OF
APPROPRIATENESS FOR MAJOR HPC DEVELOPMENT
PERSPECTIVE FROM WEST SIDE OF 1ST STREET
P
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.
P85
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.
P86
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.
� A
EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CO
ADDRESS OF PROPERTY:
Aspen, CO
S( HLD LED PUBLIC HEARING DATE:
2015-
STATE
01�
STATE OF COLORADO )
) ss.
County of Pitkin )
I, G (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
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
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 summa y, 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, 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.
r�
Signature
The foregoing"Affidavit of Notice"was acknowled ed before me this day
of 201,E by
PUBLIC NOTICE
CONCEPTUAL
RESIDENTIAL A`DE1 ,FADA"D WITNESS MY HAND AND OFFICIAL SEAL
ON$ITE RELOCATION,FAN BONUS AND
VARIANCES
NOTICE IS onHEREBYWednesday,
GIVEN that a public hearing
will be held on Wednesday,Mann,,,20,5,ata My commission expires: ( S
meeting to bapin,at 5:00 p m.before the Aspen
Historic Praservdtion Common,in Council
ChaHPC wo Ci Hall,130 S.Galena St.,Aspen, p
Eob 9 o.:�e°�°'. °5 0-Pa�a MD 101
h1oPsl^s Aute,,,I�IIIY�eee.�Abed as Lomat,1.3141W.
W,
and 1341¢W. a retoric fertdrr,ark to,S 34 Notary Public
City and Townsite of Aspen,Colorado,Paroel IU
to he ho-001. the property,to dig a double
KAREN REED PATTERSON
locate the home on the property,to dig a double
basement and to construct a new rear addition.
are
r�variances and a portion of the FAR Bonus NOTARY PUBLIC
weweisqalulso 19quesstted"The Design
deve develop- STATE OF COLORADO
mens approvals associated with this application NOTARY ID#19964002767
may be modine,by the approving body. For tur- 'ACHMENTS AS APPLICABLE:
"ter infomratlon,contact Sara Adams at the city of My Commission Expires Fobruary 15,2016
Aspen Community Devalopment pepgrtment,130
S.Galena St.,Aspen,CO,(97(S)429-2778, GICATION
sare.adams O dlyofaepen.com.
THE POSTED NOTICE (SIGN)
�lsrb lh.ew..Yorr calwlr.ioa
P'*""M tee Aspen Times on February 19, ERS AND GOVERNMENTAL AGENCIES NOTICED
2DI5(IINS eg)
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY: 134 W. Hopkins Avenue, Aspen, CO
SCHEDULED PUBLIC HEARING DATE: Wednesday, March 11, 2015
STATE OF COLORADO )
) ss.
County of Pitkin )
I, Janet A. Haas, 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 23 day of February, 2015, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached hereto.
X_ 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.
nature
The foregoing "Affidavit of Notice" was acknowledged before me this d3rcLday
of Fe.1 ruaM , 2015 , by Jc-ne+ A. 444S
WITNESS MY HAND AND OFFICIAL SEAL
LORI MOSCHET
NOTARY PUBLIC My commission expires: )o aV aot5
STATE OF COLORADO
My Cwmlu Ion Fxclm 1(Y29/201,5 &Q1,4
Notary Public
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
X
40
4l ', a
.'ii
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��t
.4v sd'p ♦j 4a. �„ k � ;i yam' 1 �. 'a r.. s �P
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4 . ,, •
• 4.4 r .r
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PUBLIC NOTICE
Date: March 11 , 2015
.� gime : Spm
Place: 130 S. Galena t_
basement of City I ill
= Purpose:
HPC is asked to consider an
application by West Hopkins LLC,
R0. Box 61510, Potomac, MD 2085
to relocate the landmark onsite & to
construct an addition and double
basoment. Setback variances and a
,portion of the FAR BonuS are
requested. For further informatk)II
contact Aspen Planning Dept, at
970-920-5090 or email :
Sara.adariis(,zlcityo f i lot).(-oris
r
F
PUBLIC NOTICE
RE: 134 W. HOPKINS AVENUE, CONCEPTUAL MAJOR DEVELOPMENT,
RESIDENTIAL DESIGN STANDARD REVIEW, ON-SITE RELOCATION, FAR BONUS
AND VARIANCES
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, March 11, 2015,
at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council
Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by
West Hopkins LLC, P.O. Box 61510, Potomac, MD 20859, affecting the property located at 134
W. Hopkins Avenue, legally described as Lot 1 of 134 and 134 '/2 W. Hopkins Historic Landmark
Lot Split, City and Townsite of Aspen, Colorado, Parcel ID #2735-124-19-001. The applicant
proposes to relocate the home on the property,to dig a double basement and to construct a new rear
addition. Setback variances and a portion of the FAR Bonus are requested. Residential Design
Standard review is also requested. The requested development approvals associated with this
application may be modified by the approving body. For further information, contact Sara Adams
at 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 February 19, 2015
City of Aspen Account
Easy Peel®Labels it ♦ ® Bend along line t® ����® 5160® ;
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.132 WEST MAIN STREET ASSOC LLC 135 HOPKINS LTD 212 WEST HOPKINS LLC
PO BOX 6565 12400 HWY 71 WEST#350-371 212 W HOPKINS AVE
:.,SNOWMASS VILLAGE, CO 816156565 AUSTIN,TX 78738 ASPEN, CO 81611
.ANLUJO CAPITAL INC ASPEN SKIING COMPANY LLC ASPEN TOWNHOMES 3 LLC
WOODBOURNE HALL POB 3162 PO BOX 1248 1796 E SOPRIS CREEK RD
MAIN ST ASPEN, CO 81612 BASALT, CO 81621
ROAD TOWN BRITISH VIRGIN ISLANDS,
ASPEN UPTOWN LLC ASPEN/PITKIN COUNTY HOUSING BACON SHIRLEY R
PO BOX 348 AUTHORITY 3 GROVE ISLE DR 41608
SNYDER, OK 73566 210 E HYMAN AVE#202 COCONUT GROVE, FL 33133
ASPEN, CO 81611
I
BIELINSKI JUDITH R TRUST 8.0% BIELINSKI ROBERT A JR&MCBEE LISA A BLUEGREEN VACATIONS UNLIMITED INC
2121 TROWBRIDGE CT 20% 4960 CONFERENCE WY N#100
GLENVIEW, IL 60026 523 WEST 34TH ST BOCA RATON, FL 33431
HOUSTON, TX 77018
I
BOWMAN AL I. BRENNAN JAMES C CHISHOLM EDITH S 46%
700 HELEN ST 408 TENNESSEE GLEN WAY 205 W MAIN ST
MOUNT DORA, FL 32757 MILL VALLEY, CA 94941 ASPEN, CO 81611
I
CHRISTENSEN ROBERT M &CANDICE L COLES DAVID SEPARATE A TRUST 50% COLES PETER SEPARATE A TRUST 50%
1240 MOUNTAIN VIEW DR 1608 E. LAFAYETTE PL 20 PRESCOTT ST#41
ASPEN, CO 81611 MILWAUKEE,WI 53202 MASSACHUSEETTS, MA 02138
I
CWG HOLDINGS III LLC I DANIEL NATHALIA DE TURRIS EMILIO
864 MOORE DR 222 W HOPKINS#5 5230 KENSINGTON HIGH ST
ASPEN, CO 81611 ASPEN, CO 81611 NAPLES, FL 34105
DEAN FAMILY LTD PTSHP LLP I DHM FAMILY TRST DIMITRIUS RALLI TRUST
590 DELLWOOD AVE 1820 PEACHTREE ST NW#1401 535 FREMONT DR
BOULDER, CO 80301 I ATLANTA, GA 303098401 PASADENA, CA 91103
DOLAN WILLIAM DONATELLI ROBERT A FAMILY TRUST ERB JANE
222 W HOPKINS#5 I 235 W HOPKINS AVE 124 W HYMAN#3E
ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611
I
FCB.LLC 1 FRITTER MATTHEW C&KATHERINE G i GARDNER EZRA
C/O KRI.STA EDDY 3312 ROCK CREEK DR EILAT 61 APT#309
PO BOX 6622 RALEIGH, NC 27609 TEL AVIV ISRAEL,
SNOWMASS VILLAGE, CO 81615-6622
i
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1
GARMISCH LODGING LLC j GOLDSMITH HENRY JOSH GROSVENOR DENIS
110 W MAIN ST 7902 BRYNMOR CT#504 209 CAMINO DELA ,ESCED#C,
ASPEN, CO 81611 PIKESVILLE, MD 21208 TASO, NM 87571
':OU:ERRA DONNA -GUNK!RQBRERT W 1996 FAMILY TRUST HALCYON ENTERPRISES-LLC'
1-3622•.SPRINGBROOK ST C/O ROBERT W GUNN 78 LOVERS LN
DALLAS, TX 75205 409 OCEAN AVE PRINCETON, NJ 08540
MARBLEHEAD, MA 01945
r FARPER MARILYN HILL&HILL LODGING LLC HITE HENRY H &ANGELA R:- :
PO SOX 7952 101 W MAfN ST PO BOX 155
ASPEN, CO 81612-7952 ASPEW'Cd0 81511 WOODY CREEK, CO 81656
j
,HYMAN LF LLC INNSBRUCK CONDO ASSOC INVENTRIX LLC
PO BOX 1470 233 W MAIN:'ST,: C/O TOM WARD-MCDERMOTT WILL&
ASPEN, CO 81612 I ASPEN, CO 81611 EMERY
227 MONROE
CHICAGO, IL 60606-5096
l
JES 2002 GRANTOR TRUST JLR QPRT TRUST JOHNSON ASPEN HOLDINGS LLC
`SHIELD JULIET E 355 MARQUESA DR 4949 E LINCOLN DR#19
221 N STARWOOD DR CORAL•'.GABLES, FL 33156 PARADISE VALLEY,AZ 852534108'
ASPEN, CO 81611
I
'KAPILOFF BRIAN J &TRACY M KING.LOUISE LLC j KOENIG RAYMOND J
3713 DEL MONTE DR PO BOX 1467 TRAGGIS ELIZABETH G
HOUSTON, TX 77019 BASALT, CO 81621 PO BOX 284
NEW LONDON, CT 06320
i
LAMPTON PATRICIA M TRUST MAROON BELLS LLC MARTIN SCOTT M
929 GREY FOX RD i 7360 POINT OF ROCKS RD SAND KATHERINE M
LUGOFF, SC 29078 SARASOTA, FL 34242 PO BOX 51
ASPEN, CO 81611
I
.MAUERHOFF GERT H ESTATE OF MAYER KEVEN MELTON DAVID
,124`kHYMAN AVE#3E 222 W HOPKINS AVE#2 135 W MAIN ST
ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611
MOLLY ADJACENT LLC MORGAN DONALD MULLINS MARGARET ANN
605.V1f MAIN ST#2 1820 PEACHTREE ST NW#1401 216 W HYMAN AVE
ASPEN, CO 81611 ATLANTA, GA 30309 ASPEN, CO 81611
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211 W MAIN ST 8135 LAKE WORTH RD STE B 1796 E SOPRIS CREEK DR'
ASPEN, CO 81611 LAKE WORTH, FL 33467 BASALT, CO 81621
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DENVER, CO 802061591 ASPEN, CO 81612 STEVENAGE RD
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19 RIVER OAKS DR PO BOX 9969 450 PLYMOUTH RD, STE 305--
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ASPEN, CO 81611 GREENWOOD VILLAGE, CO 80111 1 ASPEN,.CO 81611"
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1934 OLDGALLOWS RD 2ND FL 1242 HAMPTON RDG 200 W MAIN ST
VIENNA, VA 22182 BEDFORD,VA 24523-1508 ASPEN, CO 81611'
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PO BOX 390 I 1058 SCOTT PL I PO BOX 11977
HEBRON, IL 60034 ANN ARBOR, MI 48105-2585 ASPEN, CO 81612 ` •
WINKELMAN WENDY L ZITELLI MARK C
108 W HYMAN AVE#8 j 211 S FIRST ST
ASPEN, CO 81611 ASPEN, CO 81611
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EXHIBIT
Sara Adams
From: David Melton <meltoncpa@yahoo.com>
Sent: Wednesday, March 11, 2015 4:09 PM
To: Sara Adams
Subject: 134 W. Hopkins Avenue Conceptual Review
Dear Sara,
Thank you for taking the time to talk to me today. I would appreciate your reading my comments to
the HPC at the public hearing tonight. I live and work in the property at 135 W. Main Street which is
directly across the alley from the applicant. I remember that this property was at one time the only
house on a 6000 sq. foot lot. Julie Wycoff, a previous owner, with HPC approval moved a second
home on to the lot and expanded that house to its current configuration. As a long time resident and
owner in this neighborhood, I request that the HPC modify the applicant's application as it was
explained to me by Sara Adams, as follows:
First, please do not grant the FAR Bonus of +/- 150 feet. The original 6000 square foot lot is already
fully developed with two homes. The applicant certainly has a property right to increase the size of
the home within the FAR allowed by the code. In my opinion, an FAR bonus over that allowed by the
code is not justified on this property. Please ask yourselves the following question. If the applicant's
house were still sitting alone on the original 6000 sq. ft. lot, would the HPC approve (1) moving an
additional house on the lot, (2) allow the existing addition on the new house, (3) also allow an
addition on the existing house that exceeds the FAR by 150 feet and, by the way, allow a two level
basement addition? That is exactly what the HPC will be doing tonight if it approves the application
as requested, albeit in two steps on two different occasions.
Second, please limit the basement addition to one level. The additional traffic and noise impacts on
the neighborhood of constructing the second level basement will be significant and
unwarranted. There are no two level basements anywhere in this neighborhood that I am aware of. I
believe that the City Council understood the inappropriateness of double basements when it recently
modified the code to eliminate them. Please join this resident and your City Council in stopping the
inappropriate construction of a two level basement in this neighborhood.
Thank you for considering my concerns,
David Melton
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HPC Review 3.11.15
110 E. Bleeker
Page 1 of 12
CONCEPTUAL MAJOR DEVELOPMENT
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
RE: 110 E. Bleeker –Conceptual Major Development, Demolition and
Variances, PUBLIC HEARING
DATE: March 11, 2015
________________________________________________________________________
SUMMARY: 110 E. Bleeker is a Victorian era home that was significantly altered many
years ago as a result of the demolition of the original front porch, removal of the original
street-facing bay window, and
application of paint to the
masonry walls. The house is
currently very difficult to see
from the street due to spruce trees
that were planted in the public
right-of-way within the last
decade.
Fortunately, there are
photographs, maps, and other
information available that will
assist a new purchaser who
proposes to restore the home. A
new addition is to be built at the
rear of the property.
APPLICANT: Bleek House LLC , represented by Kim Raymond Architects.
PARCEL ID: 2735-124-37-006.
ADDRESS: 110 E. Bleeker, Lots L and M, Block 65, 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
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110 E. Bleeker
Page 2 of 12
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.
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 house at 110 E. Bleeker was built about 1887. Records from the Aspen Historical
Society indicate it was constructed as a boarding house. Images below will be used to
guide the restoration process.
110 E. Bleeker in
the Victorian era
126 E. Bleeker, an adjacent house, identical in design to 110
E. Bleeker. The historic porch and other elements still exist.
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The proposal is to leave the historic structure in place, with no basement excavation.
A small, non-historic addition is to be removed from the back of the Victorian, as well as
a non-historic garage that has caused numerous issues because it sits into the alley and
onto the property belonging to the neighbor to the east. The garage and addition are
pictured below.
The proposed new addition will be connected to the house with a one story linking
element. A new garage and living space will be constructed along the alley.
The applicant requests a 500 square foot floor area bonus, to be addressed later in the
memo. The applicant also intends to request Council approval to create one TDR, which
will remove 250 square feet of potential floor area from the site.
The project includes setback variance requests.
Overall, staff finds that the design meets HPC’s guidelines and includes numerous efforts
to avoid negative impacts to the historic resource, while correcting past mistakes. The
physical connection to the historic house is very limited, in an area that has already been
disturbed. The footprint, height and massing of the addition is sympathetic to the
Victorian.
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There are two revisions that staff recommends for Conceptual approval. We recommend
that a street-facing deck on the new addition be redesigned so that it does not cantilever
past the west façade. The proposed composition appears out of character with the simple
rectangular form of the historic building.
Similarly, we recommend a restudy of the flat roofed dormers on the addition. A shed
form would tie in to the historic resource better. The dormers on the new addition could
still potentially include larger windows and skylights as suggested in the drawings.
The guidelines which staff suggests could be addressed more successfully by these
project amendments are:
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DEMOLITION
The applicant proposes to demolish the existing garage and rear addition on the house.
It is the intent of the historic preservation ordinance to preserve the historic and
architectural resources that have demonstrated significance to the community.
Consequently no demolition of properties designated on the Aspen Inventory of Historic
Landmark Site and Structures will be allowed unless approved by the HPC in accordance
with the standards set forth in this Section.
The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a. The property has been determined by the City to be an imminent hazard to
public safety and the owner/applicant is unable to make the needed repairs
in a timely manner,
b. The structure is not structurally sound despite evidence of the owner's efforts
to properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in
Aspen or
d. No documentation exists to support or demonstrate that the property has
historic, architectural, archaeological, engineering or cultural significance
and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or
historic district in which it is located and
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.
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.
10.9 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.
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FLOOR AREA BONUS
b. The loss of the building, structure or object would not
adversely affect the integrity of the historic district or its
historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the
historic preservation needs of the area.
Staff Response: Staff agrees that the garage and rear addition are not
original to the property, based on the Sanborn map at right. Demolition
will not result in a loss of integrity to this building or adjacent buildings.
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 an excellent example of the floor area
bonus being used to incentivize high quality restoration.
The paint is to be removed from the brick, and the porch and bay window will be
reconstructed. Specifications for paint removal and mortar repair will be required before
building permit, as will shop drawings showing the details of the reconstructed elements.
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SETBACK VARIANCES
The applicant intends to replicate the ornate wooden fence shown in the photos. The
fence must be constructed on the property line, not forward of it as shown in the site plan.
The fence posts must be wood, not brick as indicated.
The applicant agrees to work with the Parks Department to have the spruce trees removed
from the right of way in front of the house.
Staff requests two additions to the restoration plan relevant to the bonus. First, the
application indicates that a non-historic skylight on the west slope of the Victorian roof is
to be replaced. Skylights are generally not allowed on Victorians today. Staff requests
the skylight be eliminated.
The plans indicate that the applicant will remove non-historic windows that have been
installed on the west side of the Victorian and place three new double hung windows. As
a condition of approval, staff requests that the architect refer to the window pattern on the
“sister” building at 126 E. Bleeker and/or determine window location after the paint has
been removed from the brick, which may reveal some clues about the historic design.
The applicant requests a reduction of the required east sideyard setback, rear setback and
combined sideyard.
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 two story addition is 1’7” from the east lot line, where 5’ is
required. Currently, the one story garage provides no setback in this area and in fact sits
several feet onto the neighbor’s property. Staff recommends a setback of 3’ be provided,
otherwise the applicant may not be able to install windows in this façade due to building
codes related to fire suppression.
The project meets the west setback requirement, but does not meet the combined
requirement of 15’ when east and west are added together. Staff supports some
reduction, but an adjustment to the east setback is needed, as noted above.
The two story addition sits 3’8” from the rear property line. Currently, the one story
garage provides no setback in this area and is at least 2’ into the alley right-of-way. Staff
supports the rear setback request. The historic house is not being moved forward, which
is a decision we support.
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RESIDENTIAL DESIGN STANDARDS
The project meets the front setback requirement.
Staff supports setback variances as a preservation incentive. There is a large historic
resource on this site and new construction must be carefully positioned around it.
The Victorian house does not meet several of the Residential Design Standards, but is not
required to be brought into conformance.
The project is not required to meet the Secondary Mass standards for a connector element
because this is not a new house.
Staff finds that no variances from the Residential Design Standards are needed.
===============================================================
STAFF RECOMMENDATION: The applicant may provide a restudy of the east
sideyard setback, dormers and deck on the new addition by noon on Tuesday, March 10 th .
The restudy will be distributed to HPC.
Assuming the information provided is considered acceptable to HPC, staff recommends
HPC grant Conceptual Major Development, Demolition and Variances with the
following conditions:
1. HPC hereby grants a 500 square foot floor area bonus.
2. HPC hereby allows a 3’ east sideyard setback, a 3’8” rear setback a 6’11” west sideyard
and a 9’11’ combined sideyard.
3. Specifications for paint removal and mortar repair will be required before building
permit, as will shop drawings showing the details of the reconstructed elements.
4. The fence must be constructed on the property line, not forward of it as shown in the
site plan. The fence posts must be wood, not brick as indicated.
5. Work with the Parks Department to have the spruce trees removed from the right of
way in front of the house.
6. Eliminate the skylight on the west slope of the Victorian roof.
7. Regarding window placement on the west side of the Victorian, refer to the window
pattern on the “sister” building at 126 E. Bleeker and/or determine window location
after the paint has been removed from the brick, which may reveal some clues about
the historic design.
8. A development application for a Final Development Plan shall be submitted within
one (1) year of March 11, 2015, the date of approval of a Conceptual Development
Plan. Failure to file such an application within this time period shall render null and
void the approval of the Conceptual Development Plan. The Historic Preservation
Commission may, at its sole discretion and for good cause shown, grant a one-time
extension of the expiration date for a Conceptual Development Plan approval for up
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Page 10 of 12
to six (6) months provided a written request for extension is received no less than
thirty (30) days prior to the expiration date.
EXHIBITS :
Resolution #__, Series of 2015
Exhibit A: Design Guidelines
Exhibit B: Application
Exhibit A: Relevant HPC Design Guidelines for 110 E. Bleeker, Conceptual review
1.2 A new replacement fence should use materials that appear similar to that of
the original.
Any fence which is visible from a public right-of-way must be built of wood or
wrought iron. Wire fences also may be considered.
A wood picket fence is an appropriate replacement in most locations. A simple wire
or metal fence, similar to traditional "wrought iron," also may be considered.
Chain link is prohibited and solid "stockade" fences are only allowed in side and rear
yards.
2.4 Brick or stone that was not painted historically should not be painted.
Masonry naturally has a water-protective layer, or patina, to protect it from the
elements.
5.3 Avoid enclosing a historic front porch.
Keeping an open porch is preferred.
Enclosing a porch with opaque materials that destroy the openness and transparency
of the porch is not acceptable.
Enclosing porches with large areas of glass, thereby preserving the openness of the
porch, may be considered in special circumstances. When this is done, the glass
should be placed behind posts, balusters, and balustrade, so the original character of
the porch may still be interpreted.
The use of plastic curtains as air-locks on porches is discouraged.
Reopening an enclosed porch is appropriate.
7.5 Preserve original chimneys, even if they are made non-functional.
8.1 If an existing secondary structure is historically significant, then it must be
preserved.
When treating a historic secondary building, respect its character-defining features.
These include its primary and roof materials, roof form, windows, doors and
architectural details.
If a secondary structure is not historically significant, then its preservation is optional.
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8.3 Avoid attaching a garage or carport to the primary structure.
Traditionally, a garage was sited as a separate structure at the rear of the lot; this
pattern should be maintained. Any proposal to attach an accessory structure is
reviewed on a case-by-case basis.
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.
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.
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HPC Review 3.11.15
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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.
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HPC Resolution #__, Series of 2015
Page 1 of 2
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT, DEMOLITION AND
VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 110 E. BLEEKER
STREET, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #__, SERIES OF 2015
PARCEL ID: 2735-124-37-006
WHEREAS, the applicant, Bleek House LLC, represented by Kim Raymond Architects, has
requested HPC approval for Conceptual Major Development, Demolition and Variances for the
property located at 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado;
and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.080.A, Demolition of a Designated Property; and
WHEREAS, in order to receive approval for a floor area bonus, the application shall meet the
requirements of Aspen Municipal Code Section 26.415.110.F; and
WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a,
Variances; and
WHEREAS, HPC reviewed the project on March 11, 2015. HPC considered the application, the
staff memo and public comments, and found the proposal consistent with the review standards
and granted approval with conditions by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Conceptual Major Development, Demolition and Variance approval for
110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado with the following
conditions:
1. HPC hereby grants a 500 square foot floor area bonus.
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HPC Resolution #__, Series of 2015
Page 2 of 2
2. HPC hereby allows a 3’ east sideyard setback, a 3’8” rear setback a 6’11” west sideyard and a
9’11’ combined sideyard.
3. Specifications for paint removal and mortar repair will be required before building permit, as
will shop drawings showing the details of the reconstructed elements.
4. The fence must be constructed on the property line, not forward of it as shown in the site
plan. The fence posts must be wood, not brick as indicated.
5. Work with the Parks Department to have the spruce trees removed from the right of way in
front of the house.
6. Eliminate the skylight on the west slope of the Victorian roof.
7. Regarding window placement on the west side of the Victorian, refer to the window pattern
on the “sister” building at 126 E. Bleeker and/or determine window location after the paint
has been removed from the brick, which may reveal some clues about the historic design.
8. A development application for a Final Development Plan shall be submitted within one (1)
year of March 11, 2015, the date of approval of a Conceptual Development Plan. Failure to
file such an application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for a
Conceptual Development Plan approval for up to six (6) months provided a written request
for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of March,
2015.
Approved as to Form: Approved as to Content:
______________________________ _____________________________
Debbie Quinn, Assistant City Attorney Willis Pember, Chair
ATTEST:
___________________________
Kathy Strickland, Chief Deputy Clerk
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802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
September
15,
2014
Amy
Simon
City
of
Aspen
Community
Development
Department
130
S
Galena
Street,
3rd
Floor
Aspen,
CO
81611
RE:
110
E
Bleeker
Ave
Brick
“Vic”
Renovation
and
Addition
Summary
Letter
Aspen,
Colorado
Parcel
ID:
2735-‐124-‐37-‐006
Dear
Amy.
Thank
you,
once
again
your
time
and
knowledge
regarding
another
historic
property
and
the
process
required
for
it’s
re-‐development.
The
following
information
will
address
the
Sections
of
the
Land
Use
Application
Manual
and
the
Land
Use
Code
as
outlined
in
your
letter
from
the
pre-‐application
conference
summary
dated
8.22.14.
This
property
is
located
in
the
R-‐6,
Medium
density,
residential
zone
district.
RELEVANT
LAND
USE
CODE
SECTIONS
SECTION
26.304.030
–
Application
B1.
Please
see
attached
letter
of
authorization
from
Bleek
House,
LLC,
a
Colorado
limited
liability
corporation,
granting
Kim
Raymond
Architects,
Inc
authority
to
act
on
their
behalf
throughout
this
process.
B2.
Please
see
the
attached
Vicinity
Map
with
a
legal
description
and
directions
to
the
property.
B3.
Attached,
please
find
the
Disclosure
of
Ownership
in
the
form
of
the
Title
Insurance
conveying
the
property
to
232
Bleeker,
LLC.
B4.
See
attached
Vicinity
map.
B5.
Please
see
attached
Site
Plan
depicting
the
proposed
changes
to
the
existing
landscape
and
building
footprint.
P101
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
B6.
Please
see
the
site
improvement
survey
of
the
property
located
at
110
Bleeker.
B7.
Please
see
below,
the
description
and
summary
of
all
requested
information
pertaining
to
the
Land
Use
Code
sections
in
regard
to
the
proposed
development.
Additionally,
please
find
a
copy
of
the
Pre-‐application
Conference
Summary
sheet,
attached
at
the
end
of
this
packet
of
information.
This
application
package
includes
all
requested
documents
as
outlined
in
the
pre-‐application
conference
summary
dated
August
22,
2014.
Section
26.410
–
Residential
Design
Standards
Section
26.410.10
–
Applicability
26.410.010
General
A.
The
purpose
of
these
standards
is
to
preserve
established
neighborhood
scale
and
character,
while
not
determining
architectural
style.
The
intention
of
the
development
of
this
historic
property
is
to
renovate
the
existing
home
to
it’s
original
style
and
condition,
extend
the
one
story
addition
towards
the
back
of
the
lot
and
create
an
addition
to
the
single
family
home
at
the
rear
of
the
lot,
with
the
garage
facing
the
alley.
The
new
garage
will
be
re-‐built
to
be
within
the
property
boundaries.
The
renovation
will
return
the
front
porch
and
front
entry
to
it’s
original
condition;
a
single
story
covered
porch
nestled
in
the
corner
of
the
brick
home,
in
line
with
the
front
façade.
A
window
box
will
be
rebuilt
to
match
the
original
as
closely
as
possible
from
photographs.
These
elements
will
keep
the
appropriate
domestic
scale
for
this
private
residence
and
offer
vitality
to
the
streetscape
with
the
outdoor
living
space
facing
the
street
with
no
fence
between
the
home
and
the
passersby;
allowing
for
interaction
between
public
and
private.
B.2
The
proposed
development
will
be
a
single
family
home,
thus
all
of
the
residential
standards
shall
apply.
26.410.020
Procedures
for
Review
A.
A
pre-‐application
conference
was
held
between
Amy
Simon
and
Kim
Raymond
regarding
this
project.
This
letter
addresses
the
issues
outlined
in
the
letter
sent
by
Amy
dated
August
22,
2014.
D.
Please
see
outlined
below
the
details
of
the
specific
variances
that
will
be
requested
of
the
HPC
for
the
completion
of
this
project.
The
variances
being
sought
are
side
yard
setback
for
the
new
garage;
combined
side
yard
setback
at
the
garage;
a
rear
yard
setback
variance.
The
variances
are
being
sought
because
they
help
the
project
meet
both
the
Residential
Design
Standards
and
the
Historic
Preservation
Guidelines;
allowing
for
appropriate
design
solutions
for
the
life
safety
of
the
occupants
and
the
preservation
of
a
quality
historic
structure.
The
original
structure
will
not
be
moved
and
the
HPC
guidelines
request
a
minimum
of
10’-‐0”
for
the
linking
element;
this
pushes
the
new
garage
closer
to
the
rear
yard
requiring
this
setback.
Our
design
is
also
keeping
the
large
side
yard
next
to
the
historic
building
by
not
putting
any
of
the
new
construction
any
closer
to
the
historic
structure
than
10’
behind
it;
thus
the
request
for
the
rear
yard
setback
for
living
space
in
the
addition.
P102
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
26.410.040
Residential
Design
Standards
A.
Site
design
1.
The
existing
house
is
located
on
a
typical
city
block.
The
front
façade
of
the
existing
structure
will
remain
parallel
to
the
street.
2.
The
proposed
renovation
will
not
move
the
existing
home;
the
front
façade
and
the
front
porch
will
be
almost
three
feet
behind
the
required
5’-‐0
of
the
front
yard
setback;
the
existing
and
proposed
front
porch
is
17’-‐10
½”
from
the
property
line.
3.
There
are
no
proposed
fences
or
berms
for
the
project,
and
we
will
work
with
the
HPC
on
the
removal
of
some
trees
that
block
the
view
of
the
home
from
the
street.
B.1.
Building
Form
1.
Secondary
Mass;
The
requirement
for
10%
of
the
total
square
feet
of
the
project
will
be
met,
as
approximately
40%
of
the
proposed
development
will
be
attached
to
the
existing
Victorian
home
via
a
single
story
“link”
element
that
is
10’-‐0”
long.
This
link
is
between
2)
two
story
elements.
2.
This
link
meets
the
height
requirement
of
having
a
maximum
plate
of
9’-‐0.
The
link
will
be
used
as
a
deck
between
the
bedrooms
in
the
new
and
existing
portions
of
the
building.
This
deck
will
have
a
glass
railing,
100%
transparent.
Please
see
plans
and
elevations.
The
link
is
16’-‐0
wide.
We
are
asking
for
a
variance
from
this
aspect
of
this
design
standard.
The
link
is
wider
to
make
it
the
space
more
useable.
We
feel
that
since
it
can
not
be
seen
from
the
street,
being
set
back
from
the
west
corner
2’
and
6’-‐6”
from
the
east
corner
of
the
historic
building;
the
intent
of
the
standard
is
met
in
that
this
is
truly
just
a
link
between
the
two
elements.
C.
Parking,
garages
and
carports.
The
existing
garage
on
this
parcel
is
located
on
the
alley;
literally.
It
encroaches
into
the
alley
by
2.31
fee
and
onto
the
neighbor’s
property
by
5.3
feet.
It
also
faces
west,
not
the
alley.
We
plan
on
removing
the
existing,
non-‐historic
garage
and
rebuilding
a
garage
that
faces
the
alley,
correcting
both
encroachments.
The
vehicular
entrance
is
less
than
24’-‐0”
with
two
single
bay
doors.
D.
Building
Elements
1.
Street
Oriented
entrance
and
principal
window.
The
proposed
home
sits
on
a
city
lot
in
the
center
of
a
block,
with
the
historic
house
facing
Bleeker
Avenue
as
it
was
built
originally.
This
home
had
a
front
door
that
faces
Bleeker
Street,
located
on
a
front
porch
that
is
built
into
a
“corner”
of
the
brick
structure,
on
the
front
facade.
The
original
porch
roof
will
be
restored
to
look
like
the
original,
as
will
the
front
door
detailing.
The
primary
window
in
the
original
Victorian
home
was
a
box
window
that
projected
from
the
front
of
the
brick
façade.
We
will
restore
this
unique
window,
including
all
the
trim
and
window
that
replicates
the
original.
Both
of
these
elements
meet
this
criteria
and
the
HPC
design
guidelines.
D1.a
The
proposed
entry
door
is
in
the
front
façade
of
the
building
and
is
no
more
than
8’-‐0
tall
and
is
8’-‐7”
back
from
the
front
façade;
as
it
was
built
originally.
D1.b
Covered
Entry
Porch:
The
original
home
had
a
front
porch
that
is
9’-‐0
deep
and
fills
in
the
corner
of
the
brick
structure
formed
by
the
west
side
portion
of
the
front
façade
standing
9’-‐0
proud
of
the
east
side
of
the
façade.
The
porch
forms
a
half
gable
shape
to
allow
“entry”
to
the
porch
under
cover,
then
turns
and
becomes
a
typical
P103
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
shed
roof,
sloping
towards
the
street.
This
porch
is
12’-‐0”
wide
and
4’-‐6”
deep
along
the
front
of
the
building;
the
entire
porch
is
68.25
sq
ft.
D2.
The
renovated
brick
building
with
it’s
covered
front
porch
has
this
single
story
element
on
the
front
façade.
It
is
nearly
50%
of
the
front
façade
and
has
a
plate
height
well
under
10’-‐0.
D3.a
Street
Facing
windows
shall
not
span
between
9-‐12’
above
the
main
floor
in
this
renovated
Victorian
building.
The
unique
window
box
will
be
returned
to
the
front
façade
as
the
primary
window.
D3.b
There
are
no
non-‐orthogonal
windows
in
the
building.
D4.
All
the
light
wells
are
located
behind
the
front
façade
of
the
home;
in
fact
the
light
well
is
only
on
the
west
side
of
the
new
addition.
E.
Context
1.
Materials.
E1.a
All
of
the
existing
materials
on
the
historic
house
will
be
cleaned
up
and
repaired
as
necessary
to
maintain
the
historic
character
of
the
building;
this
includes
stripping
the
paint
and
restoring
the
brick.
The
brick
is
on
the
lower
portions
of
the
walls,
with
wood
in
the
gable
ends.
The
proposed
new
materials
on
the
modern
addition
will
flow
around
the
building
in
a
consistent
manner;
no
“applied”
materials.
E1.b
The
palette
of
materials
will
be
different
than
the
historic
building;
but
will
be
true
to
their
natural
characteristics
with
heavy
materials
at
the
bottom
of
walls.
E1.c
Highly
reflective
materials
will
not
be
used
anywhere
on
this
exterior.
E2.
Inflection.
The
proposed
project
is
located
on
a
city
lot
in
the
center
of
the
block.
The
home
to
the
east
side
is
a
two
story
structure
in
the
historic
chalet
style.
The
home
on
the
west
is
a
Victorian
that
was
renovated
and
has
a
two
story
new
addition
at
the
rear
of
the
lot,
connected
with
an
above
grade
linking
element.
Our
building
will
actually
have
the
similar
configuration
with
the
historic
resource
that
is
two
stories
at
the
front
and
a
connecting
link
to
a
two
story
addition
in
the
back.
also
a
two
story
building.
There
are
three
steps
down
to
the
new
two
story
addition
in
the
back
of
the
lot,
keeping
it
from
being
much
taller
than
the
historic
building.
Section
26.415
–
Historic
Preservation
Section
26.415.070
–
Development
involving
designated
historic
property
or
property
within
a
historic
district.
Section
26.415.070D
Certificate
of
appropriateness
for
major
development
D1.
This
development
meets
all
the
criteria
for
being
a
major
development:
a. it
is
building
a
new
structure
in
the
historic
district
b. it
is
altering
more
than
3
elements
of
the
existing
building
in
the
restoration
work
of
the
Victorian
and
addition
to
the
back.
c. it
is
expending
the
floor
area
by
more
than
250
sq.
ft.
D2.
This
project
does
not
need
any
additional
Land
Use
approvals.
D3.
Please
section
26.304
above
for
the
general
application
information.
The
attached
drawings
shall
include
all
listed
drawings
and
requirements,
including
conceptual
materials,
and
3D
renderings
of
the
project.
See
Section
26.410
above
to
see
how
the
project
complies
with
the
residential
design
P104
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
standards;
see
Section
26.415.110
for
a
detailed
summary
of
the
variances
being
requested.
Section
26.415.080
–
Demolition
of
Designated
Properties
A1.
This
application
to
the
HPC
seeking
approval
to
renovate
/
remodel
a
historic
resource
and
create
an
addition
to
the
rear
of
the
Victorian
house,
includes
the
request
to
demolish
the
existing
garage
structure.
A2.
Please
see
above
for
general
information
in
Section
26.304.
A2b.
The
existing
garage
was
built
in
more
modern
times
and
was
constructed
2’-‐3
1/2”
beyond
the
property
line,
into
the
alley;
it
is
also
built
onto
the
neighbor’s
property
by
nearly
five
feet.
There
is
no
historic
relevance
to
this
out
building.
We
want
to
construct
a
new
garage
that
is
well
within
our
property
lines.
A3.
We
ask
that
this
demolition
request
be
reviewed
with
the
rest
of
this
project,
as
it
is
all
relevant
when
all
is
considered
together.
A4.
The
garage
meets
the
following
criteria,
and
standards
for
demolition:
c)
the
structure
cannot
practically
be
moved
to
another
appropriate
location
in
Aspen;
it
is
not
worth
the
expense
to
move
it;
it
has
no
significance
making
it
worthy
of
being
moved.
d)
The
building
is
not
historic
and
has
not
documentation
of
engineering
or
cultural
significance.
Additional
Criteria:
a) The
small
garage,
behind
the
historic
home,
has
no
significance
to
the
parcel
or
the
Historic
district;
it’s
removal
will
not
be
a
loss
to
the
community
at
large
or
the
historic
parcel.
b) The
integrity
of
the
Historic
parcel
and
Historic
District
will
not
be
adversely
affected
by
the
removal
of
the
garage.
The
important
and
significant
resource
is
the
home
facing
Bleeker
Avenue.
c) Demolishing
this
small
garage
will
have
no
bearing
on
the
historic
preservation
of
the
area;
it
is
the
house
that
has
significance
and
it
will
be
renovated
and
restored.
B.
We
are
not
seeking
a
certificate
of
economic
hardship.
Section
26.415.110
Benefits.
The
City
is
committed
to
providing
support
to
owners
of
Historic
homes
to
maintain,
preserve
and
enhance
these
properties.
Benefits
have
been
created
as
incentive
and/or
reward
to
the
owners
of
these
properties
to
encourage
good
restoration
practices.
We
would
like
to
take
advantage
of
a
few
of
these
benefits
in
return
for
our
efforts
to
restore
110
E
Bleeker
to
it’s
original
constructed
look.
A. This
parcel
is
not
going
to
be
split;
rather
a
large
yard
will
be
maintained;
leaving
the
historic
resource
“front
and
center”
(of
attention)
on
the
property.
B. The
single
family
home
will
be
renovated
and
have
an
addition
at
the
rear
of
the
lot;
we
will
not
be
seeking
increased
density
for
two
detached
dwellings
or
a
duplex
on
this
property.
C.
Variances
C1.
a
The
required
rear
yard
setbacks
for
a
garage
off
the
alley
is
5’-‐0”.
P105
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
We
are
requesting
a
rear
yard
setback
variance
for
the
new
garage
of
1’-‐4”
to
allow
a
3’-‐
8”
setback
from
the
rear
property
line.
This
moves
the
garage
to
the
south
5’-‐9”
from
it’s
current
location
on
the
alley;
back
onto
the
property;
the
existing
one
is
currently
encroaching
on
the
alley.
The
request
for
this
variance
allows
us
to
have
the
required
10’-‐0”minimum
length
connector
link
between
the
historic
resource
and
the
new
garage.
The
garage
is
not
over
sized,
but
will
accommodate
most
vehicles
on
the
road
today.
The
required
rear
yard
setback
for
living
space
is
10’-‐0.
The
back
wall
of
the
new
addition
is
9’-‐0”
from
the
property
line
requiring
a
1’-‐0”
variance
for
living
space.
We
are
asking
for
a
variance
of
3’-‐1”
for
an
architectural
element
on
the
upper
level
that
is
8’-‐0
wide.
This
element
breaks
up
the
large
expanse
of
a
two
story
wall;
and
is
still
behind
the
plane
of
the
garage
wall
below.
The
request
for
both
of
these
areas
of
living
space
to
be
closer
to
the
rear
property
line
are
also
being
sought
so
that
we
are
able
to
maintain
the
10’-‐0”
link
between
the
new
and
historic
portions
of
the
building
while
leaving
the
historic
building
on
it’s
existing
foundation.
We
feel
that
keeping
all
of
the
addition
to
the
back
of
the
property,
well
behind
the
home
and
leaving
it
in
it’s
historic
location
is
the
best
way
to
renovate
the
historic
resource.
The
required
side
yard
setbacks
are
5’-‐0
on
each
side
with
a
combined
setback
of
fifteen
feet.
The
existing
garage
is
currently
5.3’
beyond
the
property
line
to
the
east.
The
neighbors
disputed
the
garage
and
a
lawsuit
resulted
in
a
lot
line
adjustment
to
allow
the
garage
to
remain
on
the
neighbor’s
property.
It
is
our
intention
to
build
the
new
garage
6’-‐11”
to
the
west
of
this
location
putting
it
1’-‐7”
to
the
east
of
our
west
property
line.
We
are
asking
for
a
sideyard
setback
variance
for
the
garage
of
3’-‐9.
The
combined
side
yard
set
back
at
the
garage
is
8’-‐6
½”.
We
are
requesting
a
variance
of
6’-‐3
½”.
Again
this
is
requested
because
we
want
to
keep
ALL
of
the
new
construction
well
behind
the
existing
brick
home
and
bring
it
all
onto
our
property,
so
the
building
got
wider.
We
also
want
to
keep
the
house
in
it’s
historical
location
and
not
move
it
forward
on
the
lot;
resulting
in
not
as
much
space
at
the
rear
of
the
property.
We
think
our
proposed
addition
is
a
big
improvement
for
the
neighbors
and
the
City
as
the
garage
is
now
well
within
our
property
lines
and
the
house
doesn’t
move
forward.
C1.b
There
is
only
one
building
on
this
lot.
C1.c
The
site
coverage
is
under
50%,
so
no
variance
is
being
sought.
C1.d
Public
amenity
not
required
of
residential,
no
variance
sought.
C2.a
The
variances
being
sought
here
are
similar
to
the
neighboring
property
and
many
others
in
the
West
End
of
town,
where
a
connecting
link
pushes
any
new
additions
to
the
rear
of
a
lot
so
as
not
to
‘over
whelm’
a
historic
miners
cabin
or
Victorian
home.
This
house
is
no
exception
to
this
rule
as
the
existing
two
story
home
will
remain
in
it’s
historic
location,
be
renovated
to
it’s
original
appearance
from
the
front
and
both
sides
and
will
have
any
new
construction
add
to
the
rear
of
the
lot
behind
the
subordinate,
one
story
linking
element.
C2.b
To
mitigate
any
adverse
impact
to
the
historic
property,
the
proposed
work
leaves
the
historic
house
in
it’s
original
location,
it
will
be
renovated
back
to
it’s
original
design
and
detail
and
the
large
side
yard
is
being
maintained.
To
accomplish
this,
we
P106
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
are
building
the
minimum
length
connector
link
between
the
historic
and
new
portions
of
the
building
and
keeping
all
of
the
new
construction
behind
the
Victorian.
We
are
also
leaving
the
home
on
it’s
original
foundation,
not
adding
a
basement;
leaving
it
as
much
like
the
original
as
possible
on
the
exterior.
F.
Floor
area
bonus.
We
are
requesting
the
500
sq
ft
bonus,
as
we
believe
we
are
doing
an
outstanding
job
renovating
and
rehabilitating
the
original
home.
1a
The
proposed
design
meets
all
of
the
design
criteria
for
residential
design.
All
of
the
Historic
Preservation
Design
criteria
are
also
met
to
the
letter
except
one.
This
one
criteria
is
the
10-‐00
width
of
the
subordinate
linking
element;
though
the
connector
link
is
wider
than
the
required
10’-‐0;
this
criteria
is
met
in
intent
because
the
link
is
set
back
from
both
of
the
back
corners
of
the
historic
house,
making
the
new
addition
seem
completely
separate
as
viewed
from
the
street.
The
link
is
also
mostly
glass
on
the
west
side,
making
it
appear
more
“light”
and
giving
a
distinct
transition
from
old
to
new.
1b
The
historic
house
will
remain
the
key
element
of
the
property,
remaining
in
it’s
original
location
with
the
addition
completely
behind
the
house.
The
additions
that
are
not
historic
will
be
removed
to
replace
the
visual
integrity
of
the
original
house.
In
addition
we
will
work
with
the
City
and
Parks
department
to
remove
some
of
the
trees
from
the
front
of
the
house
to
create
a
better
view
from
the
street.
1c
We
are
proposing
to,
not
only
remove
the
elements
that
have
been
added
that
are
not
historic,
but
we
will
replace
the
box
window
on
the
front
façade
and
the
porch
as
it
was
built
historically,
using
historic
photos
as
a
guide.
This
restoration
will
also
include
all
the
trim
at
the
windows,
gable
ends
of
the
roof
and
at
the
porch.
Additionally,
we
will
remove
all
the
paint
from
the
brick.
1d
The
new
construction
is
designed
to
reflect
the
historic
gable
shape
of
the
Victorian
roof.
The
new
roof
is
a
steep
gable;
though
with
a
modern
twist
to
make
a
distinction,
it
has
no
overhangs
on
the
length
of
the
gable.
The
dormers
in
the
new
gable
are
similar
to
the
historic
dormers
in
that
they
are
shed
dormers,
though
they
will
have
a
very
shallow
slope;
looking
more
flat
than
the
historic
dormers,
another
distinction.
We
are
also
reflecting
the
tall,
narrow
windows
in
the
Victorian,
with
much
of
the
new
fenestration
also
being
tall
and
narrow.
1e
The
construction
materials
will
be
of
the
highest
quality
for
both
the
renovation
of
the
historic
and
the
new
construction.
1f
The
distinction
between
the
historic,
brick
home
and
the
new
addition
is
very
apparent;
the
single
story
connecting
link
is
set
back
to
leave
both
rear
corners
of
the
brick
exposed,
2’
on
the
east
and
6’-‐6
on
the
west
and
it
will
be
very
minimal
in
detail
in
contrast
with
the
trim
on
the
brick
portion
of
the
building.
The
color
will
be
a
warm
grey
to
appear
as
a
shadow
between
the
two
building
elements.
The
new
construction
will
have
clean
lines
and
minimal
detailing
to
be
in
contrast,
but
respectful
of
the
historic
resource.
1g
The
existing
outbuilding
garage
will
not
be
retained,
as
it
is
not
historic.
1h
The
notable
historic
landscape
feature
are
the
cotton
wood
trees
that
have
been
on
Bleeker
Street
for
decades;
we
will
retain
any
on
our
property,
but
remove
the
other
trees
that
block
the
view
of
the
house
from
the
street.
P107
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
2.
As
noted
here,
the
proposed
design
meets
all
of
the
criteria
outlined
above
to
earn
the
500
sq
ft
bonus.
We
hope
the
Commission
sees
the
level
of
commitment
we
have
to
restoring
the
Victorian
house
to
it’s
original
appearance
and
how
we
intend
for
this
to
be
an
exemplary
historic
preservation
in
the
community.
H.
Waiver
of
Impact
fees.
In
addition
to
the
other
incentives
offered
by
the
City,
we
would
also
ask
that
the
impact
fees
for
Parks
and
TDM
be
waived
per
Section26.610.
We
will
not
be
requesting
the
waiver
of
the
building
permit
fees
as
we
have
done
in
the
past
as
the
City
has
expressed
concern
about
offering
so
much
financial
incentive
to
individuals
that
the
City
then
feels
pressured.
L.
Transferable
Development
Right
(TDR).
If
granted
the
bonus
FAR
for
an
exemplary
job
in
renovation,
we
would
like
to
use
250
sq
ft
for
use
on
this
lot
and
use
the
remaining
250
to
create
a
TDR.
This
will
limit
the
available
square
feet
on
this
lot
into
perpetuity.
O.
Building
Codes.
As
the
construction
begins,
it
may
become
apparent
that
the
development
will
need
to
take
advantage
of
the
benefit
of
the
International
Existing
Building
Code
(IEBC);
so
we
are
requesting
it
now.
One
last
benefit
that
we
would
like
to
request
is
an
expedited
permit
review
process
from
the
building
dept.
This
is
a
great
benefit
to
the
owners.
Thank
you.
Section
26.575.020
–
Calculations
and
Measurements.
Please
see
attached
Floor
Area
Ratio
Calculations.
These
calculations
were
made
in
accordance
with
the
regulations
and
rules
of
this
section
including
the
subgrade
space;
please
see
attached
diagrams.
The
net
lot
area
is
the
same
as
the
lot
area
for
the
purpose
of
calculating
the
floor
area
ratio;
as
there
are
not
easements
or
other
restrictions
on
the
lot.
The
height
limitation
of
25’0
has
been
adhered
to
as
is
shown
on
the
elevations,
measuring
to
the
1/3
point
up
the
roof
from
the
eave
on
the
10/12
slope
gable.
The
changes
to
the
building
comply
with
the
definitions,
requirements
and
limitations
as
outlined
in
this
section.
Section
26.710
–R-‐6
Zone
District
Please
see
the
attached
Survey,
to
see
the
existing
encroachments
of
the
garage
into
the
alley
and
onto
the
property
to
the
east.
We
will
remediate
those
encroachments
with
the
new
plan.
With
the
granting
of
the
requested
variances
at
the
rear
of
the
property,
we
will
construct
the
remainder
of
the
project
to
be
in
compliance
with
all
other
setbacks,
as
shown
on
the
attached
Site
Plan.
The
proposed
changes
to
this
building
comply
with
all
requirements,
limitations
and
restrictions
as
outlined
in
Title
26
of
the
Land
Use
Code,
as
described
above.
In
summary,
we
believe
that
the
proposed
renovation
of
a
relatively
well
preserved
Historic
structure
along
with
the
reasonable
sized
and
appropriately
proportioned
addition
to
the
rear
will
be
a
nice
asset
to
the
community.
The
Victorian
will
be
restored
to
it’s
original
appearance
and
the
addition
in
the
rear
will
P108
IV.B.
802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252
not
be
a
distraction,
as
the
historic
resource
retains
it’s
dominant
place
in
the
front
of
the
property.
And
with
the
removal
of
a
few
trees,
it
will
be
very
visable
to
the
public.
from
Bleeker
Street.
In
addition,
we
will
be
removing
the
existing
garage
from
the
rear
of
the
property
that
is
encroaching
on
both
the
neighbor’s
property
and
the
alley.
Thank
you
for
your
time
and
consideration
of
this
matter.
We
look
forward
to
working
with
the
HPC
on
this
renovation
and
addition.
Sincerely,
Kim
Raymond,
Principal
Kim
Raymond
Architects,
Inc
P109
IV.B.
HISTORIC
PRESERVATION
GUIDELINES
The
following
is
in
response
to
the
guidelines
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;
including
removing
the
long
sloping
roof
that
was
built
as
an
extension
of
the
original
gable
to
the
front
façade;
the
original
porch
roof
will
be
re-‐created.
In
response
to
the
historic
roof,
the
new
roof
over
the
addition
will
have
a
steep
gable
roof
with
a
more
modern
gable
as
the
distinguishing
feature.
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
new
skylights
or
roof
top
devices
proposed
for
the
Victorian;
but
we
would
like
to
keep
the
existing
one
located
at
the
rear
of
the
Victorian.
8.1
If
an
existing
secondary
structure
is
historically
significant,
then
it
must
be
preserved.
There
is
an
existing
garage
on
the
rear
of
the
property;
but
it
is
not
historic.
The
Sanborn
and
Sons
maps
show
two
small
outbuildings
on
the
alley,
which
are
both
completely
contained
within
lot
M.
The
existing
garage
is
encroaching
on
both
the
alley
and
the
neighbor’s
property
to
the
east.
In
fact
an
easement
was
created
for
this
encroachment
at
some
time
more
recently.
Since
the
current
garage
is
not
historic,
we
plan
to
remove
it
and
rebuild
one
that
is
accessed
directly
from
the
alley,
and
is
within
the
property
lines;
actually
relinquishing
the
easement
back
to
the
neighbor.
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.
The
proposed
link
will
meet
the
design
criteria
for
a
subordinate
element
that
will
reveal
the
back
corners
of
the
original
home,
will
be
one
story
and
will
allow
all
of
the
addition
to
be
constructed
at
the
rear
of
the
lot.
This
leaves
the
historic
resource
as
the
primary
focus
of
the
property.
8.4
A
garage
door
should
be
compatible
with
the
character
of
the
historic
structure
a.
The
garage
will
be
part
of
the
new
structure,
separated
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
be
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.
P110
IV.B.
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
important
architects.
10.2
A
more
recent
addition
that
is
not
historically
significant
may
be
removed.
We
are
planning
on
removing
the
addition
to
the
rear
of
the
historic
building
and
the
new
section
of
sloping
roof
that
was
added
to
the
front
façade;
we
will
re-‐create
the
historic
roof
and
front
porch.
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
elements
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
on
the
west
side,
a
complete
departure
from
the
historic
materials
and
details
and
subordinate,
by
the
use
of
‘light’
materials.
The
original
rear
corners
of
the
home
will
be
revealed
as
well.
d.
The
link
will
be
attached
to
the
original
house
in
such
a
way
that
a
substantial
section
of
the
rear
corners
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.
We
will
exposed
the
existing
brick
and
repair
as
needed
as
part
of
the
rehabilitation
work
on
this
home.
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
a
stark
modern
look;
a
very
compatible,
yet
distinct
combination
of
architectural
styles.
b.
The
wood
siding
on
the
new
building
will
be
both
horizontal
and
vertical,
and
a
different
dimension
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
remain
at
the
foundation
of
the
historic
section
of
the
building.
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
have
small
scale
dormers;
being
shed
dormers
instead
P111
IV.B.
of
gable
to
make
a
better
distinction
between
the
new
and
historic.
The
historic
home
is
actually
over
the
current
height
limit;
the
new
addition
will
be
in
compliance.
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
and
part
of
it
will
serve
as
a
deck
to
the
new
bedroom
above
the
garage
at
the
rear
of
the
lot.
This
link
has
a
9’-‐0
plate
ht,
as
required.
c.
The
historic
home
is
a
two
story
Victorian
with
a
steep
gable
roof.
The
roof
over
the
link
will
be
flat,
with
a
plate
height
of
9’-‐0;
making
it
very
subordinate
and
meeting
this
criteria.
The
most
visible
side
of
the
link
from
the
street,
will
be
glass,
aiding
in
the
distinction
between
historic
and
new.
The
glass
railing
around
the
deck
portion
will
make
the
proportions
more
compatible
to
the
historic
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.
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
just
the
new
portion
of
the
building;
leaving
the
historic
resource
mostly
‘untouched’
except
for
the
renovation
work
to
bring
it
back
to
it’s
historic
appearance.
c.
The
historic
structure,
with
the
addition
on
the
front
façade
removed,
will
allow
the
original
proportions
and
character
of
the
home
to
be
seen
once
again.
The
addition
behind
the
is
completely
behind
the
original
building,
making
the
original
home
the
main
attraction
on
the
lot.
10.9
Roof
forms
should
be
similar
to
those
of
the
historic
building.
a.
The
primary
element
of
the
new
roof
is
also
a
gable
with
the
same
slope
as
the
original
home.
The
dormers
in
the
new
roof
will
be
a
different
shape,
but
still
on
the
smaller
side
to
distinguish
the
historic
from
the
new,
but
retain
similar
shapes
and
proportions
to
the
Victorian.
b.
The
only
area
of
flat
roofs
on
the
proposed
addition
will
be
at
the
link
and
the
shed
dormers.
This
allows
the
gable
on
the
new
roof
to
be
the
similar
proportion
of
and
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;
especially
the
long
sloping
roof
that
replaced
the
original
porch
roof.
The
original
roof
at
the
front
porch
will
be
re-‐built.
P112
IV.B.
The
same
simple
trim
and
details
will
be
restored
to
the
origial
structure.
The
proposed
linking
element
will
be
constructed
to
reveal
the
rear
corners
of
the
historic
home
on
both
the
east
and
west
sides.
The
original
structure
will
be
rehabilitated
to
look
as
it
was
originally
constructed;
it
will
be
the
primary
focus
of
the
property.
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
application.
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
P113
IV.B.
P114
IV.B.
P115
IV.B.
Scale:
ISSUE
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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/Volumes/PROJECTS MASTER - MINI/110 BLEEKER/ PLNS/110 BLEEKER 02.17.15.pln
0103
02
04
N
1
A7.1
LOCATION
1
A4.1
1
A5.1
PARCEL ID NUMBER:
ZONING:
SITE AREA:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LEGAL DESC'N:
273512437006
####
6,121 SQ. FT.
RESIDENTIAL
####
####
####
####
CITY AND TOWNSITE OF ASPEN. BLOCK:
65 LOT: L AND LOT: M PLUS 121 SQ FT PER
LOT LINE ADJ WITH 114 EAST BLEEKER
STREET CONDOS
110 Bleeker Street "Brick Vic"
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
SHEET INDEXPROJECT TEAMAPPLICABLE CODES PROJECT DATA
ARCHITECTURAL DRAWINGS
A 1.0 TITLE SHEET / GENERAL INFO
A 1.1 SITE PLAN
A 1.2 FAR CALCULATION-PROPOSED
A 2.0 EXISTING FLOOR PLANS
A 2.1 EXISTING ELEVATIONS
A 2.2 EXISTING ELEVATIONS
A 3.1 BASEMENT LEVEL FLOOR PLAN
A 3.2 MAIN LEVEL FLOOR PLAN
A 3.3 UPPER LEVEL FLOOR PLAN
A 3.4 ROOF PLAN
A 4.1 SOUTH AND WEST ELEVATIONS
A 4.2 NORTH AND EAST ELEVATIONS
A 5.1 BUILDING SECTION
A 9.1 INTERIOR ELEVATIONS: BATH 4 & BATH 5
A 9.2 INTERIOR ELEVATIONS: MEDIA ROOM &LAUNDRY
A 9.3 INTERIOR ELEVATIONS: FAMILY ROOM & POWDER
A 9.4 INTERIOR ELEVATIONS: KITCHEN
A 9.5 INTERIOR ELEVATIONS: MASTER BATH 1
A 9.6 INTERIOR ELEVATIONS: MASTER BATH 2
A 9.7 INTERIOR ELEVATIONS: BATH 3
A 9.8 INTERIOR ELEVATIONS: MASTER TV####
OWNER:
ARCHITECT:
GENERAL CONTRACTOR:
STRUCTURAL ENGINEER:
LIGHTING DESIGNER:
ALL CODES REFERENCED ARE TO BE USED AS AMENDED
BY THE STATE OF COLORADO AND LOCAL JURISDICTION.
####
FAR (FLOOR AREA RATIO)
1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS, AS
INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF THE ARCHITECT
REGARDLESS OF WHETHER THE PROJECT FOR WHICH THEY WERE
PRODUCED IS CONSTRUCTED OR NOT. THESE DOCUMENTS ARE NOT TO
BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT
CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT.
2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT
CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL AND
RELATED CODES AND PRACTICES. SKILLED AND QUALIFIED WORKMEN IN
THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST
STANDARD OF CRAFTSMANSHIP.
3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION FOR
DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR
ALTERED BY EXISTING CONDITIONS.
4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS
DEPICTED IN THESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF
ANY DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS PRIOR TO
PROCEEDING WITH THE WORK. ALL DIMENSIONS ON STRUCTURAL
DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS.
NOTIFY THE ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
PROCEEDING WITH THE WORK.
5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL
TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR
SPECIFICATIONS.
7. THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY “EQUAL”
MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY THE
CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND/OR
OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT
PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER
ISSUES AN APPROVAL. ALL WORK MUST CONFORM TO THE APPROVED
SAMPLE. THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR
REVIEW AS NOT TO DELAY THE WORK IN PROGRESS.
8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE BUILDING
DEPARTMENT WITH A CONSTRUCTION MANAGEMENT PLAN PRIOR TO
OBTAINING A BUILDING PERMIT.
9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE ARCHITECT
FOR WINDOWS, DOORS, CASEWORK, METAL DETAILING, STAIRS,
FIREPLACE, AND ANY OTHER WORK NOTED IN THE DOCUMENTS.
FABRICATION SHALL NOT PROCEED ON ANY OF THESE ITEMS UNTIL THE
CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE
ARCHITECT. ALL WORK SHALL CONFORM TO THE APPROVED SHOP
DRAWINGS.
10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING,
TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE SOLE
RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED
BY THE ARCHITECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE
FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF
CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL, STATE, AND
LOCAL O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES
UNTIL THE PROJECT IS COMPLETED.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING
BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL
BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES.
12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH
WALLS, FLOORS, AND CEILINGS WITH THE ARCHITECTURAL, STRUCTURAL,
MECHANICAL, PLUMBING, ELECTRICAL, AND LIGHTING DRAWINGS. REFER
TO THE STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES /
REQUIREMENTS IN STRUCTURAL MEMBERS.
13. THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE MASON’S
TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING
ANY ITEMS THAT REQUIRE CLARIFICATION DURING THE BIDDING
PROCESS.
14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES,
SWITCHES, MECHANICAL GRILLES, REGISTERS, AND THERMOSTAT
LOCATIONS PRIOR TO INSTALLATION. THE CONTRACTOR SHALL ROUGH-IN
LIGHTING FIXTURES AND ILLUSTRATE SWITCH, REGISTER, AND GRILLE
LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH.
15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER FLAPS, ETC.
TO BE COPPER OR ENCLOSED BY COPPER FITTINGS.
- 2009 INTERNATIONAL RESIDENTIAL CODE
- 2006 INTERNATIONAL BUILDING CODE
- 2009 INTERNATIONAL ENERGY CONSERVATION CODE
- PITKIN COUNTY LAND USE CODE
- PITKIN COUNTY BUILDING AND CONSTRUCTION CODE
- PITKIN COUNTY PROPERTY RESOLUTIONS
OFFICE PHONE:
OFFICE FAX:
CONTACT:
KIM RAYMOND ARCHITECTS, INC.
#Contact Address1
ASPEN, CO 81611
####
####
KIM RAYMOND / kim@krai.us
####
####
LIVABLE
LOWER LEVEL: 1459 sf.
MAIN LEVEL: 1855 sf.
SUBTOTAL: 3314 sf.
MECHANICAL
LOWER LEVEL: 82 sf.
GARAGE
MAIN LEVEL: 579 sf.
TOTAL: 3975 sf.
TOTAL ALLOWABLE: 5091 sf.
EXEMPT
DECK: 604 sf.
TOTAL ALLOWABLE (15%): 829 sf.
TOTAL GROSS: 4579 sf.
*REFER TO ARCHITECTURAL DOCUMENTS A1.2 AND A1.3
FOR THE FAR GRAPHIC ILLUSTRATION.
JST.JOIST
VINYL COMPOSITION TILEVCT
YARD
WROUGHT IRON
WOOD
WITHOUT
WITH
WEIGHT
WEATHER PROOF
WAINSCOT
WINDOW
WATER CLOSET
VERTICAL
VOLT AMPERE
VERIFY IN FIELD
VAPOR BARRIER
URINAL
UNFINISHED
TYPICAL
TRANSFORMER
TOILET
THROUGH
THICK
THREADED
THRESHOLD
TELEPHONE
TELEVISION OUTLET
TUBE STEEL
TOP OF WALL
TOP OF SLAB
TOP OF MASONRY
TOP OF JOIST
TOP OF FOOTING
TOP OF CURB
TOP OF BEAM
TOP OF
TELEPHONE MOUNTING BOARD
THROUGH BOLT
TONGUE AND GROOVE
SYSTEM
SYMMETRICAL
SWITCH
SUSPENDED
STEEL
STANDARD
SOUND TRANSMISSION CLASS
SQUARE INCHES
SQUARE FEET
SPEAKER
SPECIFICATIONS
SPACE
SIMILAR
SHEATHING
SHEET
SERVICE ENTRANCE SECTION
SECTION
SCHEDULE
SELF CLOSING
STAINLESS STEEL
SKYLIGHT
SHUT OFF VALVE
SMOKE DETECTOR
SOLID CORE
REMOVE
ROOM
REVISION
RETURN
REQUIRED
REINFORCED
REFERENCE
REFRIGERATOR
RIGHT OF WAY
ROUGH OPENING
ROOF DRAIN OVERFLOW
ROOF DRAIN LEADER
RADIUS
QUANTITY
QUARRY TILE
POWER
POLYVINYLCLORIDE
PARTITION
POUNDS PER SQUARE INCH
POUNDS PER SQUARE FOOT
PREFABRICATED
PERFORATED
PORCELAIN
PLYWOOD
PLUMBING
PLASTIC
PLATE
PLASTER
PHASE
PERPENDICULAR
POINT OF CONNECTION
PLASTIC LAMINATE
PROPERTY LINE
PRECAST CONCRETE
OPPOSITE
OPENING
OVER HEAD
OUTSIDE AIR INTAKE
OUTSIDE RADIUS
ORNAMENTAL IRON
OVER HANG
OUTSIDE DIAMETER
ON CENTER
NOMINAL
NUMBER
NAILER
NOT FOR CONSTRUCTION
NON-CORROSIVE METAL
NOT TO SCALE
NOT IN CONTRACT
MULLION
METAL
MODULAR
MISCELLANEOUS
MINIMUM
MANUFACTURER
MANUFACTURING
MEDIUM
MECHANICAL
MAXIMUM
MATERIAL
MASONRY
MARBLE
MASONRY OPENING
MALLEABLE IRON
MANHOLE
MACHINE BOLT
LAMINATED VENEER LUMBER
LIGHTING
LIGHT
LINOLEUM
LINEAR
LEAD
LAVATORY
LATERAL
LAMINATE
LINEAR FEET
LIGHT EMITTING DIODE
KNOCK OUT
KILN DRIED
KNOCK DOWN
JOINT
JUNCTION
JUNCTION BOX
INTERIOR
INSULATION
INCLUDE, INCLUSIVE
IMPREGNATED
INTERMEDIATE METALLIC CONDUIT
ISOLATED GROUND
IDENTIFICATION
INSIDE FACE
INSIDE DIAMETER
INTERCOM OUTLET
HYDRAULIC
HOT WATER
HEATING, VENTILATING & AIR CONDITIONING
HEATER
HORIZONTAL
HEIGHT
HARDWARE
HARDBOARD
HANDICAPPED
HOLLOW METAL
HOLLOW CORE
HOSE BIBB
GYPSUM BOARD
GYPSUM
GALVANIZED RIGID TUBING
GATE VALVE
GRADE MARK
GLUE LAMINATED BEAM
GLASS
GROUND FAULT INTERRUPTER
GROUND FAULT CIRCUIT INTERRUPTER
GARAGE
GALVANIZED
GAUGE
GALVANIZED IRON
FURNISH
FOOTING
FIRE PROOF
FLUORESCENT
FLOORING
FLOOR
FINISH
FIRE HOSE CABINET
FOUNDATION
FIRE DEPARTMENT CONNECTION
FIRE ALARM CONTROL PANEL
FABRICATE
FIBERGLASS
FLOOR SINK
FACE OF
FIELD NAILING
FIRE EXTINGUISHER
FLOOR DRAIN
FLOOR CLEAN OUT
FAN COIL
FIRE ALARM
EXTERIOR
EXISTING
EXHAUST
EXCAVATE
ELECTRIC DRINKING COOLER
EVAPORATIVE COOLER
ESTIMATE
EQUIPMENT
EQUAL
ELECTRICAL NON-METALLIC TUBING
ELECTRICAL METALLIC TUBING
ELECTRICAL METALLIC CONDUIT
ELEVATOR
"ELECTRIC, ELECTRICAL"
ELEVATION
EACH
EACH WAY
END NAILING
EXPANSION JOINT
EXHAUST FAN
EXPANSION ANCHOR
DOOR
DOWN
DEAD LOAD
DIMENSION
DIAGONAL
DIAMETER
DEMOLITION
DOUBLE
DISHWASHER
DOWN SPOUT
DECOMPOSED GRANITE
DRINKING FOUNTAIN
PENNY
COPPER
CONTRACTOR
CONTINUOUS
CONSTRUCTION
CONCRETE
COMBINATION
COLUMN
CENTERED
CONCRETE MASONRY UNIT
CLEAR
CLOSET
CAULKING
CEILING
CENTERLINE
CIRCUIT BREAKER
CHANNEL
CUBIC FEET PER MINUTE
CERAMIC
CEMENT
CLOSED CIRCUIT TELEVISION
CAMBER
CABINET
CERAMIC TILE
CLEAN OUT
CONTROL JOINT
CAST IN PLACE
CONSTRUCTION DOCUMENTS
CONCRETE ASBESTOS PIPE
BRONZE
BEARING
BRASS
BEAM
BLOCKING
BLOCK
BUILDING
BOARD
BACK OF CURB
BUILT UP
BOTTOM OF FOOTING
BOTTOM OF
BOUNDARY NAILING
BENCH MARK
ANGLE
AMERICAN WIRE GAUGE
AVERAGE
ASPHALT
ANNEALED
ALTERNATE
ALUMINUM
AIR HANDLER UNIT
ABOVE GRADE
ADDITION or ADDENDUM
ACOUSTICAL CEILING TILE
ACOUSTIC
ASBESTOS-CEMENT BOARD
ABOVE
ACRYLONITRILE-BUTADIENE-STYRENE
AGGREGATE BASE COURSE
AIR CONDITIONING
ABOVE FINISHED GRADE
ABOVE FINISHED FLOOR
ANCHOR BOLT
AMPERES
YD.
W.I.
WD.
W/O
W/
WT.
WP
WCT
WDW
WC
VERT.
VA
V.I.F.
V.B.
UR
UNF.
TYP.
TRANS.
TLT.
THRU
THK.
THD.
TH.
TEL.
T.V.
T.S.
T.O.W.
T.O.S.
T.O.M.
T.O.J.
T.O.F.
T.O.C.
T.O.B.
T.O.
T.M.B.
T.B.
T & G
SYS.
SYM
SW
SUSP.
STL.
STD.
STC
SQ. IN.
SQ. FT.
SPKR.
SPECS
SPA.
SIM.
SHT'G.
SH
SES
SECT.
SCHED.
SC
S/S
S/L
S.O.V.
S.D.
S.C.
RMV.
RM
REV.
RET.
REQ'D.
REINF.
REF.
REF
R.O.W. or R/W
R.O.
R.D.O.
R.D.L.
R
QTY.
Q.T.
PWR.
PVC
PTN.
PSI
PSF
PREFAB.
PERF.
PORC.
PLYWD.
PLUMB.
PLAS.
PLT.
PL.
PH or Ø
PERP. or
P.O.C.
P.LAM.
P.L.
P.C.
OPPO.
OPNG.
OH
OAI
O.R.
O.I.
O.H.
O.D.
O.C.
NOM.
NO.
NLR.
NFC
NCM
N.T.S.
N.I.C.
MUL
MTL.
MOD
MISC.
MIN.
MFR.
MFG.
MED.
MECH.
MAX.
MAT'L
MAS.
MAR.
M.O.
M.I.
M.H.
M.B.
LVL
LTG.
LT.
LINO.
LIN.
LD.
LAV
LAT.
LAM
L.FT.
L.E.D.
KO
KD
K-D
JT.
JCT
J-BOX
INT.
INSUL.
INCL.
IMPG
IMC
IG
ID
I.F.
I.D.
I.C.
HYD.
HW
HVAC
HTR
HOR.
HGT.
HDW
HDBD.
H/C
H.M.
H.C.
H.B.
GYP. BD.
GYP.
GRC
GM
GM
GLB
GL
GFI
GFCI
GAR.
GALV.
GA.
G.I.
FURN.
FTG.
FP
FLUOR.
FLG.
FL
FIN.
FHC
FDN.
FDC
FACP
FAB.
F/G
F.S.
F.O.
F.N.
F.E.
F.D.
F.C.O.
F.C.
F.A.
EXT.
EXIST. or E
EXH.
EXC
EWC
EVAP.
EST.
EQUIP.
EQ.
ENT
EMT
EMC
ELEV.
ELECT.
EL
EA.
E.W.
E.N.
E.J.
E.F.
E.A.
DR
DN.
DL
DIM.
DIAG.
DIA. or Ø
DEMO
DBL.
D/W
D.S.
D.G.
D.F.
d
CU
CONTR.
CONT.
CONST.
CONC.
COMB.
COL.
CNTRD.
CMU
CLR.
CLO.
CLKG.
CLG.
CL or C.L.
CKT. BKR.
CH
CFM
CER
CEM.
CCTV
CAM.
CAB
C.T.
C.O.
C.J.
C.I.P.
C.D.
C.A.P.
BRZ
BRG.
BR
BM.
BLKG.
BLK.
BLDG
BD.
B/C
B.U.
B.O.F.
B.O.
B.N.
B.M.
AWG
AVG
ASPH.
ANL
ALT.
AL. or ALUM.
AHU
AG
ADD.
ACT
ACOU.
ACB
ABV.
ABS
ABC
A/C
A.F.G.
A.F.F.
A.B.
A
SLOPE TO DRAINS.T.D.
GENERAL NOTES
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
OR
PLYWOOD
PLYWOOD
OR
GLU-LAM
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A9.1
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A6.1
ELEVATION
100
A
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
ELEVATION NUMBER
SHEET NUMBER
SYMBOL LEGEND
CONSTRUCTION SET
REVISION #1
STRUCTURAL
S 1.1 ####
ELECTRICAL
E 1.1 ####
LIGHTING
LP-A ####
P
1
1
6
I
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.
B
.
Scale:
ISSUE
A 1.1
3/3/15Plotted On:S
I T
E
P
L
A
N
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
1
1
0
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L
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1
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1
1
1
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1
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1
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1
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1
6
1
7
1
8
W
1
6
W 1 5
W
1 4
D 1 9
W
1
2
W
1
3
W
1 1
D 1 2
D
1
4
W 1 0
W
0
9
1 3 2
W 0 5
W 0 6
W
2
2
D 1 3
D 1 5
D
1
7
D 1 6
D
1
1
D 1 8
W
5 3
W 5 4
W 1 8
W 1 7
D
D
B
B
E
E
F
F
G
G
22
33
44
A
A
11
55
123
N
1
0
1
/2
"
3
'
-
4
1
/
8
"
1
1
'
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7
1
3
/
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"
7
'
-
9
3
/
8
"
6
'-1
1
9 /1
6
"
1
'-7
1
/8
"
2
4
'
-
5
/
1
6
"
1
8
'
-
9
7
/
8
"
1 0
1
/2
"
1
1
'-1 1
3
/8
"
1
1
'-9 5 /1
6
"
7
'
-
9
7
/
1
6
"
2 4 '-8
1
/
4
"
5
1
/2
"
1
6
'-3 5 /8 "
5 1 /2
"
6 '-5
7
/
8 "
1
9
'-4
1
5
/
1 6
"
3
'
1
0
'
5
1
/
2
"
1
7
'
-
8
5
/
1
6
"
5
1
/
2
"
9
'
4
3
'
-
1
1
5
/
8
"
1
0
'
2
4
'
3
'
-
8
1
/
8
"
1
8
'
-
3
3
/
8
"
1
8
'
-
7
5
/
1
6
"
1
6
'
-
6
3
/
4
"
1
1
'
-
7
1
/
4
"
1
5
'
-
6
1
1
/
1
6
"
2
3
'-
3
7
/
8
"
6
'-5 "
2
1
'-
8
"
2
'
3
'
-
3
1
/
1
6
"
4
'
-
6
3
/
8
"
1
0
1
/
2
"
7
'
-
6
"
2
'
-
6
"
3 '-5
1
1
/1
6
"
8 '-9
"
3
'
-
1
1
/
1
6
"
1
0
'
-
6
"
1
1
'
-
8
3
/
4
"
3
1
/
2
"
1
8
'
-
2
1
/
2
"
4
'-9
3
/8
"
R
E P A
I R
O
R
R
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C
E
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I G I N A
L
F E N
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T O M A T
C H
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M
A
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B
O
X
L
I V
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D
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I N
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I T
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N
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N
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P
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C
H
E
N
T
R
Y
P
O
W
D
E
R
2
C
A
R
G
A
R
A
G
E
F
A
M
I L
Y
R
O
O
M
P
A
N
T
R
Y
M
U
D
R
O
O
M
P
A
T
I O
T .O
. P
L
Y
1
0
0
'-
0
"
T
.O
. P
L
Y
9
8
'-6
"
T .O
. P L Y
9
8
'-
0
"
D N
Y
A
R
D
P
R
O
P
E
R
T
Y
L
I N
E
B
L
E
E
K
E
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S
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R
E
E
T
G
R
A
V
E
L
A
L
L
E
Y
W
A
L
K
W
A Y
9
8
'-2 "
P
1
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B
.
Scale:
ISSUE
A 1.2
3/3/15Plotted On:F
A
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A
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I
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P
O
S
E
D
ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
1
1
0
B
L
E
E
K
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7
8
9
1
0
1
1
1
2
1
3
1
4
1
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1
6
1
7
1
8
W 0 4
W 0 3
W 0 2
W 0 1 D09
D03
D 0 6
D 0 7
D 0 8
D04
D 0 5
D 1 0
D01
D
B
2 3 4
A
1
5
5
N/S1/A5.1
1 4 '-8 "
8 "
1 3 '-1 0 "
3 1 /2 "
1 3 '-9 3 /4 "
8 "
14'-9"3 1/2"2'-2"3 1/2"12'-3"20'-4"8"
15'-10"3 1/2"2'-5 1/2"3 1/2"5'-7 3/8"
51'-5"
1 0 '
8 "
2 2 '-8 "
8 "
7 '-5 1 /2 "
3 '-2 1 /2 "
3 '-2 "3 1 /2 "3 '-3 7 /8 "2 '-2 1 /2 "3 1 /2 "
8 '
4 '-5 1 /8 "
6'-1/8"
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
LAUNDRY
MEDIABEDROOM 4
BEDROOM 5
T.O. PLY
88'-0"
MECHANICAL
BATH 4
BATH 5
ICE/ FRIDGE
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
1,525.75 sq ft
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
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
W 1 6
W15 W14
D19
W 1 2
W 1 3
W11
D12
D 1 4
W10
W 0 9
132
W05 W06
W 2 2
D13
D15
D 1 7
D16
D 1 1
D18
W53 W54
W18 W17
F
D
B
E
F
G
2 3 4
A
1
5
1
2
3
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
10 1/2"
3 '-4 1 /8 "
1 1 '-7 3 /4 "
7 '-9 3 /8 "
6'-11 5/8"
2 4 '-3 /8 "
1 8 '-9 7 /8 "
10 1/2"11'-11 3/8"
11'-9 3/8"
7 '-9 1 /2 "
24'-8 1/4"5 1/2"16'-3 5/8"5 1/2"6'-5 7/8"
19'-4 7/8"3'
1 0 '
5 1 /2 "
1 7 '-8 3 /8 "
4 3 '-1 1 5 /8 "
1 0 '
2 4 '
1 6 '-6 3 /4 "
1 1 '-7 1 /4 "
1 5 '-6 3 /4 "
23'-3 7/8"6'-5"21'-8"
2'
3 '-3 "
4 '-6 3 /8 "
1 0 1 /2 "
7 '-6 "
2 '-6 "
3'-5 3/4"8'-9"
3 '-5 /8 "
1 0 '-6 "
1 1 '-8 3 /4 "
3 1 /2 "
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1 N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
352 sq ft
103.5 sq ft
LIVING ROOM
DINING ROOM
KITCHEN
FRONT PORCH
ENTRY
F I R E P L A C E
LINE OF FLOOR ABOVE
OPENTO
ABOVE
POWDER
ACID ETCHED GLASS WALL
OPENTOABOVE
2 CAR
GARAGE
FAMILY ROOM
PANTRY
F I R E P L A C E / M E D I A
UP DN
MUD ROOM
PATIO
CLOSET
CABINET
G L A S S W I N E R O O M
CLOSETCABINET
T.O. PLY
100'-0"
T.O. PLY
98'-6"
T.O. PLY
98'-0"
DN
YARD
MWOVENCOFFEE
DW
FRIDGEFRZ ICE
DWR
TRASH
WALKWAY
98'-2"
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1 N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
720 sq ft
969.75 sq ft
522.25 sq ft
1
2
3
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5
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7
8
9
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1
1
2
1
3
1
4
1
5
1
6
1
7
1
8
131
D30
W33 W32 W30D24D25
W 2 9
W 2 8
D21
D 2 9
D 2 1
D 2 6
W 2 3
W 2 4
D 3 1
D27 D28
W26
W27W58
D34 D32
D 2 2
D
B
E
F
G
2 3 4
A
1
1
5
5
2
3
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
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N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
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N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1 N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
1 4 '-7
5
/8 "
3
1 /2 "
1 2 '-4 7
/8 "
3 1 /2
"
1 4
'-4 1
/4
"
1 0 1
/2
"
23'-1 3/4"25'-8 1/2"
1
0 '-1
/4 "
6 '-1
1
3
/4 "
1 8 '-7
5 /8 "
2 '-1
"
15'-4 3/8"7'-6"6'-10 1/2"21'-8"
5 1/2"
5
1
/2 "
1 2
'-8 "
5 1 /2
"
4
'-7 "
5 1 /2 "
5 '-4 1
/2 "
18'-5 3/8"3 1/2"5'-2 5/8"
3 '-1
/2 "
6'-7 1/4"
5 1/2"
2'-10 1/4"10'-10 3/8"
1 3
'-1 0 "
3'-2 7/8"15'-9"7'-4 3/4"19'-4 5/8"8'-10 1/2"
12'-1 3/8"3'-2 1/2"
3'-1 5/8"
5'-6 1/8"
1'-6 5/8"
2
'-9 3 /4 "
3 1 /2 "
2 '-8 3 /8
"
3 1 /2
"
1
2
'-2
5
/8 "
5
'-1 0 1 /2
"
3 1
/2
"
4 '-9
3 /4 "
3 1 /2
"
3
'-1 "
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1 N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
N/S1/A5.1
207.25 sq ft
585.75 sq ft
132.5 sq ft
114.75 sq ft
MASTER
BEDROOM 1
MASTER
BATH
DECK ON
ROOF BELOW
BEDROOM 3
BATH 3
MASTER
BEDROOM 2
CLOSET
CLOSET
CANTILEVERED
DECK
CLOSET
DECK
DORMER WALLABOVE
DORMER WALL
ABOVE
DN
M BATH 2
T.O. PLY
110'-0"
T.O. PLY
109'-0"891.5 sq ft
SCALE: 1/8" = 1'-0"
LOWER LEVEL FAR
SCALE: 1/8" = 1'-0"
MAIN LEVEL FAR
SCALE: 3/16" = 1'-0"
UPPER LEVEL FAR
3240 ALLOWABLE FAR BASED ON 6000 SF LOT
LOWER LEVEL FLOOR AREA- GROSS 1,525.75 SF
MAIN LEVEL FLOOR AREA
MAIN LEVEL PATIOS- EXEMPT ON GRADE
GARAGE 522 SF
UPPER LEVEL FLOOR AREA
UPPER LEVEL DECKS 114.75 +132.5 + 207=
147 SFMINUS 250 SF = 272-125
891 SF + 586 SF=
755 SF + 970 SF=
454 SF
15% ALLOWABLE DECKS = 486 SF
104 + 352= 456 SF
(2)51'-5" X 9' = 926 SF
(2)34'-10" X 9' = 627 SF
TOTAL LOWER LEVEL WALLS
EXPOSED WALLS
(2)14'-8" X 7' = 102'-8" SF
1553 SF
EXPOSED/TOTAL WALLS (102'-8" / 1553 =6.6%
1525.75 X 6.6%100.7 SF
LIVING FAR= 3278.2 SF
GARAGE FAR=
TOTAL FAR= 3425.2 SF
3740 FAR INCLUDES 500 SF HPC BONUS
314.8 FAR REMAINING
PROPOSED FAR
EXISTING FAR
MAIN LEVEL FAR 1105 + 115 SF = 1220 SF
UPPER LEVEL FAR 914 SF
GARAGE 480 SF
480-250 = 230/2 = 115 SF
EXISTING FAR TOTAL 2249 SF
FLOOR AREA- NET
1477 SF
1700.5 SF
147.0 SF
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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UPPER LEVEL T.O. PLY
110'-0"
MAIN LEVEL T.O. PLY
100'-0"
SCALE: 1/4" = 1'-0"
1 EXISTING SOUTH
A 2.1
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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2
3
'-
2
3
/
4
"
SCALE: 1/4" = 1'-0"
1 EXISTING EAST
A 2.2
SCALE: 1/4" = 1'-0"
3 EXISTING WEST
A 2.2
ORIGINAL WINDOW
TO BE RESTORED
GARAGE: SEE PHOTOS
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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6
7
8
9
1
0
1
1
1
2
1
3
1
4
1
5
1
6
1
7
1
8
W 0 4
W
0 3
W 0 2
W 0 1 D09
D03
D 0 6
D 0 7
D 0 8
D04
D 0 5
D 1 0
D01
D D
B B
E E
F F
G G
2
2
3
3
4
4
A A
1
1
5
5
1
4
'-8
"
8
"
1
3
'-1
0
"
3
1
/
2
"
1 3
'-9
3
/4
"
8
"
14'-9"3 1/2"2'-2"3 1/2"12'-3"20'-4"8"
15'-10"3 1/2"2'-5 1/2"3 1/2"5'-7 3/8"
1
0
1
/2
"
1
0
'-0
"
8 "
2
2
'-
8
"
8
"
10 1/2"
1'-1 1/2"
8"8'-5 1/8"5 1/2"7'-2 1/4"8"8'-2 1/4"8"
7 '-5
1
/
2
"
3
'-2
1
/2 "
3
'-2
"3 1 /2
"3
'-3
7
/8
"2
'-
2 1 /2 "3
1
/
2
"
8
'-0
"
4 '-5
1
/
8
"
6'-0 1/8"
CRAWL SPACE
LAUNDRY
MEDIA
CRAWL SPACE
BEDROOM 4
BEDROOM 5
T.O. PLY
88'-0"
MECHANICAL
BATH 4
BATH 5
ICE/ FRIDGE
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
1
1
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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
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
W 1 6
W15 W14
D19
W 1 2
W 1 3
W11
D12
D 1 4
W10
W 0 9
132
W05 W06
W 2 2
D13
D15
D 1 7
D16
D 1 1
D18
W53 W54
W18 W17
X X
X
X
X
F
D D
B B
E E
F F
G G
2
2
3
3
4
4
A A
1
1
5
5
1
2
3
10 1/2"
3
'-4
1
/8
"
1
1
'-7 3
/
4 "
7
'-9
3
/8
"
6'-11 5/8"
2
4
'-0
3
/
8
"
1 8
'-9
7
/8
"
10 1/2"11'-11 3/8"
11'-9 3/8"
7
'-9 1
/
2
"
24'-8 1/4"5 1/2"16'-3 5/8"5 1/2"6'-5 7/8"
19'-4 7/8"3'-0"
1
0
'-0
"
5
1
/
2
"
1 7
'-8
3
/8
"
4
3
'-
1
1
5
/8
"
1 0
'-0
"
2
4
'-
0
"
1 8
'-7
3
/8
"
1
6
'-6 3
/
4 "
1
1
'-7
1
/
4 "
1
5
'-
6
3
/
4
"
23'-3 7/8"6'-5"21'-8"
2'-0"
3
'-3
"
4
'-6 3
/8
"
1
0
1
/2
"
7 '-6
"
2
'-6 "
3'-5 3/4"8'-9"
3 '-0
5
/8
"
1
0
'-6
"
1
1
'-8
3
/4 "
3
1
/2 "
LIVING ROOM
DINING ROOM
KITCHEN
FRONT PORCH
ENTRY
F I R
E P
L A C E
LINE OF FLOOR ABOVE
OPEN
TO
ABOVE
POWDER
ACID ETCHED GLASS WALL
OPEN
TO
ABOVE
2 CAR
GARAGE
FAMILY ROOM
PANTRY
F I R
E P
L A C E / M E
D
I A
UP DN
MUD ROOM
PATIO
CLOSET
CABINET
G
L
A
S S
W I N E
R
O O
M
CLOSET
CABINET
T.O. PLY
100'-0"
T.O. PLY
98'-6"
T.O. PLY
98'-0"
DN
YARD
MWOVENCOFFEE
DW
FRIDGE
FRZ ICE
DWR
TRASH
PROPERTY LINE
WALKWAY
98'-2"
W
1 9
W
2 0
W 2 1
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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1
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1
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1
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1
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1
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1
6
1
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131
D30
W33 W32 W30D24D25
W 2 9
W 2 8
D21
D 2 9
D 2 1
D 2 6
W 2 3
W 2 4
D 3 1
D27 D28
W26
W27W58
D34 D32
D 2 2
D D
B B
E E
F F
G G
2
2
3
3
4
4
A A
1
1
5
5
1
2
3
1
0
1 /
2
"
1
4
'-7
5
/8
"
3
1 /
2
"
1
2
'-4
7
/8
"
3 1
/
2
"
1
4 '-4
1
/4
"
1
0 1
/
2 "
23'-1 3/4"25'-8 1/2"
1
0
'-1
/
4
"
6 '-1
1
3
/4
"
1
8
'-
7
5
/
8
"
2
'-1
"
15'-4 3/8"7'-6"6'-10 1/2"21'-8"
5 1/2"
5
1
/
2
"
1
2
'-8
"
5
1
/2
"
4
'-
7
"
5
1
/2
"
5 '-4
1
/2
"
18'-5 3/8"3 1/2"5'-2 5/8"
3
'-1
/
2
"
6'-7 1/4"
5 1/2"
2'-10 1/4"10'-10 3/8"
1
3
'-
1
0
"
3'-2 7/8"15'-9"7'-4 3/4"19'-4 5/8"8'-10 1/2"
12'-1 3/8"3'-2 1/2"
3'-1 5/8"
5'-6 1/8"
1'-6 5/8"
2
'-9
3
/4 "
3 1 /2
"
2 '-8
3
/
8
"
3
1
/2
"
1
2
'-2
5
/8
"
5
'-1 0
1 /2
"
3
1
/2
"
4
'-
9
3 /4
"
3
1
/2
"
3
'-
1
"
MASTER
BEDROOM 1
MASTER
BATH
DECK ON
ROOF BELOW
OPEN TO BELOW
BEDROOM 3
BATH 3
MASTER
BEDROOM 2
CLOSET
shed dormer
t.o. wall at 70 1/2"
gable 77 1/2" to center
ACID ETCHED GLASS
CLOSET
l i n e n
c a b i n e t
b e n c h
CANTILEVERED
DECK
CLOSETBUILT I N
S T O
R
A G E
O N B O
T H S I D E S
O F F P / T V
O P E N T O
K I T C H E N
B E L O W F O R L I G H T
D E T A I L
DECK
DORMER WALL
ABOVE
DORMER WALL
ABOVE
STEAM
SHOWER
DN
M BATH 2
REMOVE
CHIMNEY
BELOW
T.O. PLY
110'-0"
T.O. PLY
109'-0"
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
1
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W 3 4
W 3 6
D D
B B
E E
F F
G G
2
2
3
3
4
4
A A
1
1
5
5
8 5/16"52'-7/8"
10:12 PITCH
1/4:12 PITCH
10:12 PITCH
1/4:12 PITCH
10:12 PITCH
1/4:12 PITCH
10:12 PITCH
1/4:12 PITCH
1/4:12 PITCH
1/4:12 PITCH
E X
I S
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P I T
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P I T
C H
E X
I S
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I N
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P
I T C
H
E
X I S T
I N
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P
I T C
H
EXISTING PITCH
E X
I S
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I N
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P
I T
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E X
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REBUILD HISTORIC ROOF
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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2
3
'-
2
3
/
4
"
METALLIC TILEMETALLIC TILE
HORIZONTAL 4" SIDING
DIRECT-SET GLASS
DARK GRAY
METAL ROOF TO
MATCH ZINC
REPLACE EXISTING SKYLIGHT
EXISTING BRICK
RESTORE ORIGINAL
FRONT WINDOW
T.O. PLATE
118'-0"
T.O. PLY @ UPPER NORTH
109'-0"
T.O. SLAB @ GARAGE
98'-0"
T.O. PLY @ MAIN
100'-0"
T.O. PLY @ UPPER
110'-0"
T.O. PLATE @ DORMER
121'-10 1/2"
REPAIR OR REPLACE
ORIGINAL PORCH
COLUMNS TO MATCH
HISTORIC
REPAIR OR REPLACE
ORIGINAL PORCH
GABLE END TO
MATCH HISTORIC
REPAIR OR REPLACE
ORIGINAL SHINGLES
ATGABLE END TO
MATCH HISTORIC
REPAIR OR REPLACE
ORIGINAL SHINGLES
AT GABLE END TO
MATCH HISTORIC
REBUILD BAY
WINDOW FEATURE TO
MATCH HISTORIC
EXISTING BRICK
CHIMNEY TO REMAIN
ABOVE ROOF
ZINC ROOF
HORIZONTAL 4" SIDING
UPPER LEVEL T.O. PLY
110'-0"
MAIN LEVEL T.O. PLY
100'-0"
T.O. PLATE
118'-0"
T.O. PLY @ UPPER NORTH
109'-0"
T.O. SLAB @ GARAGE
98'-0"
T.O. PLATE @ DORMER
121'-10 1/2"
SCALE: 1/4" = 1'-0"
1 WEST ELEVATION
A 4.1
SCALE: 1/4" = 1'-0"
2 SOUTH ELEVATION
A 4.1
HISTORICAL PICTURE
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I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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METALLIC TILE
HORIZONTAL 4" SIDING
TEMPERED GLASS AND
STEEL RAIL
DARK GRAY METAL
ROOF TO MATCH ZINC
HORIZONTAL 4" SIDING
T.O. PLATE
118'-0"
T.O. PLY @ UPPER NORTH
109'-0"
T.O. SLAB @ GARAGE
98'-0"
T.O. PLATE @ DORMER
121'-10 1/2"
2
4
'-1 0
1
1
/1
6
"
1
0
1
/2
"
REPAIR OR REPLACE
ORIGINAL PORCH
COLUMNS TO MATCH
HISTORIC
REPAIR OR REPLACE
ORIGINAL PORCH
GABLE END TO
MATCH HISTORIC
REPAIR OR REPLACE
ORIGINAL SHINGLES
ATGABLE END TO
MATCH HISTORIC
REBUILD BAY
WINDOW FEATURE TO
MATCH HISTORIC
EXISTING BRICK
CHIMNEY TO REMAIN
ABOVE ROOF
METALLIC TILE
HORIZONTAL 4" SIDING
METALLIC TILE
1/3 point roof
T.O. PLATE
118'-0"
T.O. PLY @ UPPER NORTH
109'-0"
T.O. SLAB @ GARAGE
98'-0"
T.O. PLY @ MAIN
100'-0"
T.O. PLY @ UPPER
110'-0"
T.O. PLATE @ DORMER
121'-10 1/2"
T.O. PLY @ UPPER LINK DECK
108'-6"
T.O. EXISTING RIDGE
126'-4"
SCALE: 1/4" = 1'-0"
1 NORTH ELEVATION
A 4.2
SCALE: 1/4" = 1'-0"
2 EAST ELEVATION
A 4.2
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
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110 BLEEKER - STREET VIEW 1
110 BLEEKER - STREET VIEW 2
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GENERAL NOTES 11 EWI T�-
1 THESE GARDLE SOF GS AND WHETHER HE PROJECT INGFOR SPEWHICH THEI WERE 9.T PLACE,RACTOR SHALL OTHER ORK NOO D IN TH DOCUMGS TO HE ARCHITECT110 BIeeker Street Brick Vic" �_�
INSTRUMENTS OF SERVICE,ARE THE SOLE PROPERTY OF THE ARCHITECT FOR WINDOWS,DOORS.CASEWORK.METAL DETAILING,STAIRS,
REGARDLESS DFWHETHERTHEPROJECTFOR WHICH THEY WERE FIREPLACE,AND SHALL OTHER WORK NOTED IN THE DOCUMENTS. y ,
PRODUCED OR REPRODUCED
IN NOT THESEOUTSIDEDOCUMENTSFE RE PROJECT
TO FABRICATION RECEIVES
PROCEED S OP OF DRAWINGSESE
ITEMS THE THE
BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE C
CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT ARCHITECT.ALL WORK SHALL CONFORM TO THE APPROVED SHOP
DRAWINGS. CONSTRUCTION SET
2.THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURETHAT
CONSTRUCTION CONFORMS TO ALL FEDERAL,STATE.DQUA LOCAQUALIFIED
AND 7E THE DESIGN.SUPPOADEQUACY.SUPPORTS,
IN ,ETC. HALLOF BE THE BRACING. ' N
RELATED LODES AND PRACTICES.SKILLED AND QUALIFIED WORKMBN IN TEMPORARY SUPPORTS,SHORING,ETC.SHALL BE THE SOLE .*
THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED REVISION #1
STANDARD OF CRAFTSMANSHIP. BY THE ARCHITECT OR ENGINEER.THE CONTRACTOR IS RESPONSIBLE
FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF
D/ y
3.THE ARCHITECT WILL PROVIDE DETAILS AND/OR OIRECTIO14 FOR CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL,STATE,AND
DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR LOCAL O.SMA REGULATIONS.THE CONTRACTOR SHALL BE N -
ALTERED BY EXISTING CONDITIONS. RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES +,
TL THE PROJECT IS COMPLETED.
4.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS UN •"s
DEPICTED IN THESE UOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF 11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING
ANY DI SCREPANCIES,OMISSIONS,AND/OR CONFLICTS PRIOR TO BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL
PROCEEDING WITH THE WORK,ALL DIMENSIONS ON STRUCTURAL BUILDING/RESIDENTIAL CODE AND LOCAL ORDINANCES.
DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS.
NOTIFY
CHITECT AND EN INEER OF ANY
CTOR
MECHANICAL,PLUMBING,ELECTRICAL,AND LIGHTING DRAWINGS.REFER
5, NOT NOT SOCE CALE DRAWINGS.ITH THE THE DIMENSIONS SHALEPANEIES PRIOR TO W THE STRUCTURAL ENAND SHALL
NEER FORALLOWABLE OPENGS WITH THE ING SIZES CTURAL, "`V y 't ski 1 f Y s_, J
• PRECEDENCE OVER SCALED DRAWINGS. REQUIREMENTS IN STRUCTURAL MEMBERS.
6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDINGALL 13.THE CONTRACTOR WILL BEACCOUNTABLE FOR THE STONE MASON'S
TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING
SPECIFICATIONS. PROCESS.S.THAT REQUIRE CLARIFICATION DURING THE BIDDING a{6c - �1.Y��'"'0� s }}
'e sax .:14 .,:):. ^c
v 7.THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY'EQUAL' >':
MATERIALS,EQUIPMENT,FIXTURES,ETC.PRESENTED BY THE 14.THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES, --Z-
CONTRACTOR.THE CONTRACTOR SHALL SUPPLY THE ARCHITECT ANWOR SWITCHES,MECHANICAL GRILLES,REGISTERS,AND THERMOSTAT .. �� A xy:" C-TCy T g; s • s
OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT LOCATIONS PRIOR TO INSTALLATION.THE CONTRACTOR SHALL ROUGH-IN
PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER LIGHTING FIXTURESAND ILLUSTRATE SWITCH,REGISTER.AND GRILLE M' n, :. ¢_�as'�'• ,m
ISSUESAN L WORK M CONFORM T THE APPROVED LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH. 6
SAMPLE.
.THEC OVAL.AL O FORWARD
ORN 0 -
>n.
SAMPLE.THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS • �" � ,,, ;, 3 "' OC
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR 15.ALL EXTERIOR PENETRATIONS SUCH AS GRILLES,BOILER FLAPS.ETC.
REVIEW AS NOT TO DELAY THE WORK IN PROGRESS. TO BE COPPER OR ENCLOSED BY COPPER FITTINGS, ,: M F i) ➢
E
S.IF REQUIRED,THE CONTRACTOR SHALL PROVIDE THE BUILDING -
DEPARTMENT WITH ACONSTRUCTION MANAGEMENT PLAIN PRIOR TO �: 7k )q <�
OBTAINING A BUILDING PERMIT aa f
f. AIL potIa
01 THESE DRI-al=0
�:..:::• .ii.�J�.A,Li .JA.✓e�: il,Y. NN..e°E�ER N„N°°T weRTEN.EArNBa� .
- a tnsc,=a"�s"NOTN'"`�N.:.E`
s„,LLE BM' '° Ao
MATERIAL LEGEND SYMBOL LEGEND APPLICABLE CODES PROJECT DATA PROJECT TEAM --""" SHED fiIDEX
aK ,�KN.NT�E„mA,
ALL CODES REFERENCED ARE TO BE USED AS AMENDEDOWNER: ARCHITECTURAL DRAWINGS
BY THE STATE OF COLORADO AND LOCAL JURISDICTION. PARCEL ID NUMBER 27361 'E4S7006 A 1.0 TITLE SHEET/GENERAL INFO
E,rvlsH wood PLYW000 ORD LINE ZONING: 1 nt;## A1.1 SITE PLAN
-2009 INTERNATIONAL RESIDENTIAL CODE SITE AREA: 6.121 6O TT. ARCHITECT: A 1.2 FAR CALCULATION-PROPOSED
BREAK UNE -2006 INTERNATIONAL BUILDING CODE BLDG USE: SIDENTIAL A2. EXISTING FLOOR PLANS
w000sr�o
OR KIM RAYMOND ARCHITECTS,INC. A2.1 1 EXISTING ELEVATIONS
.2009 INTERNATIONAL ENERGY CONSERVATION CODE OCC.GROUP: iY6l?## #Contact Addressl A22 EXISTING ELEVATIONS
PLYWOOD ----- MATCH UNE CONST TYPE: .00 ASPEN,CO 81611 A 3.1 BASEMENT LEVEL FLOOR PLAN
OFFICE PHONE:#### A3.2 MAIN LEVEL FLOOR PLAN
BLacKmc CLIMATE ZONE: i # A 3.3 UPPER LEVEL FLOOR PLAN
-PITKIN COUNTY LAND USE CODE FIRE SPRINKLERS: ##/tl OFFICE FAX: #### A3.3 ROOF PLAN
REVISKIN
f -PITKIN COUNTY BUILDING AND CONSTRUCTION CODE CONTACT: KIM RAYMOND/kim@krai.us A4.1 SOUTH AND WEST ELEVATIONS -
°L1 -PITKIN COUNTY PROPERTY RESOLUTIONS GENERAL CONTRACTOR: A4.2 NORTH AND EAST ELEVATIONS
IN, _ LEGAL DESC'N: CIAND TOWNSITE OF ASPEN.BLOCK A5.1 BUILDING SECTION
mwN.ueen ELEVATION MARKER 65 LOT:LAND LOT:M PLUS 121 SQ FT PER #### r '
LOT LINE AOJ WITH 114 EAST BLEEKER ABA INTERIOR ELEVATIONS:BATH 4&BATH 5 �•J
e-EEE o"'B STREET CONDOS A 9.2 INTERIOR ELEVATIONS:MEDIA ROOM&LAUNDRY
A93 INTERIOR ELEVATIONS:FAMILY ROOM&POWDER
- - --- A 9.4 INTERIOR ELEVATIONS:KITCHEN
SECTIONMARKER A 9.5 INTERIOR ELEVATIONS:MASTER BATH I Y
A 9.6 INTERIOR ELEVATIONS:MASTER BATH 2
co-RETE WNL STRUCTURAL ENGINEER: A 9,7 INTERIOR ELEVATIONS:BATH 3 �.
..--oa.,. ezn ####
C �T�ac. A9.8 INTERIOR ELEVATIONS:MASTERN �
sTEEL sruo
7" ._ DEUR CUT W (9
sT(MIE /I _1 _ 00
OR FRAMED WALL 1� 1�- I DETAIL O
LIGHTING DESIGNER: N U
cMu
I7IynTylT�yTlyTny}Iy�nyTlynTyTn1 nGN #### Z
lllllll111J BATT IN9IAATION - SPOT ELEVATION t IZ
W
Wv....:-.....
SAND 700 DOOR MARK w Q
SPRATsoAN msuuTion - w
WINDOW MARK J
GRAVES SS 1 1
TRUCTURAL
####
ROOM NAME A
ROOM NAME AND NUMBER ELECTRICAL
yys 01 Q
RIGID INSULATION INTERIOR ELEVATION MARKER>a � COMPACTED 901L E 1.1 1#"LIGHTING O
All
N LL
DATE ISSUE
ABBREVIATIONS VICINITY MAP FAR (FLOOR AREA RATIO)
V
OOf20/12 SCHEMATIC DESIGN
LIVABLE Q
LOWER LEVEL: 100 sf. n/
•„,,, MAIN LEVEL: 1686 sf. LL
UPPER LEVEL: 1469 sf. Ld
7. m SUBTOTAL: 3255 s1. z
GARAGE Lu
p� r =•-�r= - ro MAIN LEVEL: 147 st
TOTAL: 3402 sf.
mom. .tee Scale AS NOTED W
'REFER TO ARCHITECTURAL DOCUMENTS A1.2 AND A1.3 w
[.•. • ' ' av "" FOR THE FAR GRAPHIC ILLUSTRATION. THE Aeovp°NE„so„NooEs T
+s1wN uO1�N u E ONE NL
EAs OP!°11 l0
BEEN`ENLAAOEO
AFFECTING-0 S-ES
an awerm . a nmew c ,o vmnm w vwN vu .u.r .r
u Wuu• r[ w[cnaN,B. �n,rty
roa ewe. r vu,t Nuu ,Law f. xrx „ mryx ••
s vn.w m er wu,mr r. w�[c n mN ar vmN ny ,rwA wu varvrm M wavr+an:.zr ••..,• <
... .�� A 1 .0
o GRAVEL ALLEY
� I
--- --
PROPERTYLINE --------____ — -
--—————— ----
� ------ 'I� Z----- �
i
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rn� 7 GARAGE I
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m n o I
rn I I I
mI m I I
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MUD ROOM I
o I C o I o
(U PATIO I T.o.PLY -
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24'-H 1/4' i/2' t6-35/H' S1/�'
I � I
N I I
5 I I D
PAN TR :n
ePOWDER \
m r I
6C= P I
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I ry I
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wuw I
LIVING ROOM .1 III m
FRONT PORCH__ I
1 s ——--I I
I III I
I I
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77,
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10 1/ " 1
IIIII 2 2.)5 11 10 1/2"3 A-L�KI—N
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iv
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REPAIR OR REPLACE ORIGINAL
FENCE TO MATCH HISTORIG I
I
— ------------------—--------------
-------------
I
4'-9 3
GATE
C
MAILBOX—
SLEEKER STREET
D m ° 110 BLEEKER ST "BRICK VIC" _ °m
=NN � v m mmm �o�€ m=
�o z ASPEN CO 81611 .gn
e 0. p y m 9 n m
HImc m a,
SITE PLANm`m "< b K i m R a y m o In d A r c h i t e c t s , I n c
v ,
• AY
LOWER LEVEL FLOOR AREA-GR055 1,514 5F m
NZ.<:::
R AREA-NET o A n _
FLOG 1 00 5F .............................................................'<;:;:::;:::::..<.;::<:;1:::::>
o-
1514X6.6/o _
L
_ F a
V
MAIN LEVEL
AREA -716 5F 970 5F=
1 686 5F <
V L FLOOR AE
I
. r
'
Q
UPPERLEVEL VEL FLO
OR AREA
883 5F 586 5F- 14695F
r
f,
_J
4
C
- 1 04 352= 456 5F
GRA
X MPT ON DE
MAIN LEVEL PATIOS E E
-i
O
UPPER LEVL D
GKS 110
112 207= 429 SF
`I
'.,
.�
y...
,D A'
aE
...I.,
V1£
m
RAG
GA E 522 5F
cc
MINU5 250 5F= 2-12-1 25 147 5F e
E
LIVING FAR= 5255 5F 207.25 sq ft Y
a
GARAGE FAR=
141 5F
D —a- -
340
TOTAL FAR= 2 5F
.I
i
1
J
el
32
40 ALLO
WABLE FAR BASED ON 6000 SF LOT
2�4rtSTEkt<'>i�s<; XX
15%o/ A LL OWABLE DECKS- 486 SF
€ <t" '
3740 FAR INCLUDES 500 SF HPG BONUS ZZ I x Mw
r "
338 FAR REMAINING -
o - —
U
c
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U
:. f',
f: u
TOTAL LOWER LEVEL WALLS m
(2)50-1 1 X 9 - -11 7 5F
(2)34'-9"X 9' 626 SF
Z
Lu
EXP05ED WALLS <F ' UPPER LEVEL FAR u)
SCALE:3/16•= 1'-0" Lu Q
14'-5"X -7'- 103 SF �- _..f:: <I W
EXP05ED/TOTAL WALL5(1 03/ 1 543 -6.6010 —
i„' CI'
I Vis:;:%�?'`':'` `,<% :::,�:;•
z 3 5
111
1
//�
VJ
5 5
Q
f`
i” DATE ISSUE e1
F;�„ HI LL
OB/2C/12 SCiEMATIC DESIGN
'l,!o
O
LL
-a
I
EXISTING FAR
Z
L
o O
_
: :`:::>::>::>::>::;. :>:::::£:::::.,:,.::.. ..:,...,...............;. MAIN LEVEL FAR 1 105+ 1 1 5 SF 1 220 SF
MAIN LEVEL FAR
Q
<:«:;st:s::: :;:<:;•::;::::>::::.: ;;;;;;;;:.:.;::,:::<:_:;;;:;>':�"�:;:;,�<::;>e;<::>::
SCALE:1/8" = r.D• UPPER LEVEL FAR 9 1 4 SF
.� tale: AS NOTED J
GARAE
G 480 5F
sem:
- /
U
480 250- 230 2- 1 1 5 5F
J
LOWER LEVEL FARA 1 2 U
EXISTING FAR TOTAL 2249 SF
SCALE:1/6" = 1'-0"
pl—d G.: -- LL
/Volumes/PROJECTS MASTER-MINI/1 10 BLEEKER/ PLNS/1 10 BLEEKER 03.05.1 5.Pln
UPDATED IMPROVEMENT AND PARTIAL TOPOGRAPHIC SURVEY
I
LOTS L AND M, BLOCK 65 AND A PORTION OF LOT N,
BLOCK 65 RECORDED IN QUIT CLAIM DEED AS °E, Io z
t .41 -
RECEPTION NO. 5485'79 AND RECEPTION NO. 548581
U
CITY AND TOWNSITE OF ASPEN
LOT,,.' \ m c
TREE CHART TREE CHART COUNTY OF PITKIN, STATE OF COLORADO > �� � ' ;TM =` s =
N0. TYPE DIA. SPREAD N0. TYPE DIA. SPREAD8ti•
TR3 ASPEN 6 IN. - 8 FT. TR30 ASPEN 6.IN. IS FT.
42
TR4 ASPEN 1.5 IN. 4 F7. TR31 ASPEN 11 IN. 20 FT,
TR
ASPEN 5 IN. 6 FT. TR32 PINE 12 IN. 10 FT. '�"r - /''+ PN ` n 1 k p p
TR6 ASPEN 6 IN. 6 FT. TR33 ASPEN 10 IN. 16 FT. f� y+\ .)..Y 7 Y l 'C4Q1ngO'Y p.i'
TR7 PINE 6 IN. 6 FT. TR34 ASPEN 10 IN. 16 FT. 1
TR8 PINE 4 IN. 5 FT. -TR3S APPLE 12 IN. 14 FT, l $
TR9 CHOKE 5 IN, 10 FT. TR36 PINE 5 IN. 6 FT. ��� ® `� }Z ' �' 9�ZS '� fH
_
TR
PINE 4 IN. 3 FT. TR37 PINE: 6 IN. 7 FT. /. t. 1 v,f� � �:i ti�♦ r y i o O \
TR
PINE 5 IN. 4 FT, TR38 ASH 4 IN. 10 FT. '� _ 4 -1>• d F P. S �. I T {�, / iii4w ,y
TR12 ASPEN 6 IN. 10 FT. TR39 PINE 6 IN, 7 FT. aC-i W ABLE TY PED. I J f i t) �/ ri
TR13 AS 5 IN. 12 FT, iR44 PINE 6 IN, 6 FT. REBAR Y CAP _: r REVOCABLE ENCROACHMENT SL, ( t q \ 4 112
_ 1 -FIR PER RECEPTION !Y, "�I,A I , `!k",
' l NU BER_543099 P 543578 TR14 PINE 15 IN.. 15 FT. TR45 PINE 6 IN. 6 FT. 1_5/24669(F D)- / ) �I fL
TR15PINE 18 IN.
15 FT.
TR17 ASPEN 5 IN. 12 FT. `} y: {lt1 ym'z'; r
TR17 ELDER 7 IN. IS F7. 5 2Y � C
5'09. .. A((EY 1 4 C Q t� E
TR18 ASPEN 5 IN. 10 FT_ T7'E 0 of 1 '�l' .p S , p N
3p'Do• s J -�t<rttS7' ..`i '� ```.tc',',.. '1 1d
TR19 PINE 12 IN. 15 FT, 0,00. ! ,v0 EDGE OF GRnVEL ROAD U i i,n 4 ". ...fi.�.....b•e L .ti. _
TR20 ASPEN 8 IN. 14 FT. :c�?BBE 1-`. 85'',J'� 'D 11
TR21 ASPEN 5 IN. tG FT. � I �. E606 �CINrtY MAP 0
TR22 ASPEN 5 iN. 10 FT. BBB.,\ / TELE PED _Z
SCALE; i" 2000'
TR23 PINE 77
13 1N 12 F7. N-PnRGRAVE REA ,/b 5 / 3D,po• J'3%! ,j a����E .-_-
TR24 ELDER _ 12 IN. 20 FT. /
TR25 ASPEN 9 IN. 22 FT. I s '6' j uoRMwTST -- _�� a
CORNTR26 ASPEN 7 IN. 15 FT. IT, '( (�- Lai VIER h/ o x-� > dr n
TR27 ASPEN 6 IN, 15 FT,
TR28 ASPEN 6IN. 15 FT. c. '505 c/ � ga // ~ GAR GER � ^ n n- xM« In xrorwovx.
ro X ( J RooF OVER- PLASTIC c M°RKEo G c
TR29 ASPEN 7 IN. 15 FT: W
J HANG
' 6.6' WIT CWM DEED HCE INC LS19598(SET)
O . (121 SO.R.)
O FENCE ✓_ J/'Y,/ z/ /a RECORDED AT RECEPTON NO 548578 U
t7e165.1 Y _ �. AND AT RECEPTION NO.$48581 Z RT
E / U
`x ) NO,5 P,ESAR h YELLOW
GAS SR
PLAL CAP MARKED yP
METER N75107'14"W PROP CORNER HCE INC
6.05' LS19598(SET)
r° VY 11 �r2.fix26 /y
GRAPHIC SCALE 0.0 PAp BS REBAR(ENO) Fi 9ggqpp
k /I op 0.91 FRO.WEST LINE W qO O
FENCE 19.89•FROM NORTH LINE W
w o b 10 30 w I
r ` y26u'ii c�'l METER CS _ _
(IN FEET) ,'A1 Ok K AS) p 1 0 -
imen- 10 K. ,:/ 3" ;0 r Z n U
3 PROPER-N AREA e w o` = U
PROPERTY OFSCRIPAW
TREE LEGEND ay 6,122Sq.FT
LOT e
LOTS L AND M.BLOCK 65 AND A PORTION OF LOT N,BLOCK 65.RECORDED IN QUIT CLAIM DEED AS
gymBpL SYTf?E -W (BLOCK 86) - ( RECEPTION NO.548579 AND RECEPTION N0.548581,CITY AND TOWNSITE OF ASPEN,COUNTY OF PITKIN, �n
�?!• STATE OF COLORADO,SMO PARCEL OF LAND CONTAINING 6,121 SQUARE FEET,MORE OR LESS. 7m Y
No1E5. SPRUCE <
TWO-STORY STORY 0 114 EAST W / \
I. 1x5 PROPERTY IS CE AND
TO RESERV TO TIT RSRNC110N5,E MUE O MO-NTS Df o '^fiH / BRICK HOUSE OD ILEEKER STREET ^^ HZs1 `/
RECORD OR In NAGE ANO EkGPTO15 TO R11E SXOYI IN ME TITIE COYNUIExi PREPARED 8Y piNE a 110 SLEEKER STREET n .�` CONDOMINIUMS
STEWART TIRE-ASPEN,DATED URE.2 2014(ORDER WMKR 01370"42116. _ 0� .' ,C O O 1114
2. THE DATE OF THIS SURVEY WAS OCTOBER 15,2001,AUGUST 10,2004,SEPTEMBER 2% ASH / " U 1JQG �n/'W
2006,MAY 15,2W7,MAY t4,2009;JULY 15,2008 ME UPDATED J1NE I3,2014, }a NiNDOW / 1 m W
co
3. BASIS OF BEARINGS FOR THIS SURVEY IS A BEMING OF N75'09'11'W BETWEEN THE '^� ASPEN WELL s�jj/ LOT 1.1 ii n
SOUTHWEST GORIER OF LOT L A REBAR AND CAP.E5 NO.9184 AND THE SOUTHEAST (BLACK 66) -'4 I- Q
CORNER OF LOT M.A REBAR AND CAP,LS N0.9184. JUNIPER �9, (�
4. THIS SURVEY IS BASED ON RECORDED DOCUMENTS AND CORNERS FOUND IN PLACE. O EIDER / -�v LOT N '� u) U
S. ELEVATIONS ME BASED ON USGS POINT 0159 HAVING AN ELEVATION OF 7906.67 FEET (BLOCK E3a� Z
(NGW29) IBM ON PROPERTY 5 A NO 5 REBAR AT TME SOUTHEAST CORNER THAT 'rfi64 1 (I p W
EQUALS 788942 FEET AS SHOWN.ELEVATION CONTOURS EQUAL ONE FOOT CHOKE CHERRY ��1PT)ELEVATION FUGSTONE
6, WATER AND SEW"SERVICE LINE LOCATIONS WERE PROMDED BY THE CLIENT UJI
SHRUB RO / U)
7889.50 , .C.. i V//
], THE SUBJECT PROPERTY C LM AN F ZONE X A5 SHOWN ON,H,MM COYMRBTY / _ Q
PANEL N0.OB09]CO203C W1M M EFFECTIVE DATE OF JUNE 4.1987. ro jd
J STAIRS
B. THIS PROPERTY IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS SET FORM N THE
DEEDS FIR ME CITY OF ASPEN OF RECORD MONDRNG AS FOlOW:'MAT NO PRE N 75DR.30.p0� i:iEa9.;2 i / '1 X 40, Lu
Lu
SHALL BE HEREBY ACQUIRED TO ANY ME OF GOLD,SPI CINNABAR OR COOPER OR TO j6 845/S a 11"
MY VALID MINING CLAY OR POSSESSION HELD UNDER EXISTING LAWS RECORDED
NOVEMBER 15,1867 IN BOOK.59 AT PAGE 92 AND RECORDED DECEMBER 21,1887 N REBAR h CAP
BOOK 59 AT PAGE 193. LS#9184FNO "O I L }}
( ) 9-.'v k 30.00• R j #1889.71 W Z O
9. RESOLUTION RECORDED VNE 7.2006 AS RECEPTION NO.525008 DOES NOT AFFECT THE i
SUMU PROPERTY. �'... -SSI`x O.Op I it 3l Of O C E.
10.THIS PROPERTY IS SUBJECT TO.A 5 FOOT REDACTION OF ME MINIMUM COMBINED SIOEYARD CURB Y GUTTER '' �. S 1 7 N Q G� O
SETBACK PER RESOLUTION RECORDED AS RECEPTIONNO.SN756 'Kc 41
/+r ` ONC.PAN _ �A1E T S.y. y�X, O C)
' .r j !� ,F A `N0.5 REBAR UPDATED .PRO MF T H c Ni O O A 1Fw.tf ({/E' N
Y SOFNT �r-wT-R � `.F'Jd\,• � NALBO%® (ENO) HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED 8Y HIGH COUNTRY F > IOL DATE ISSUE
MNIuuY FRnxi YARD NRNGPM BUILDINGS.10 FLET.ACCESSORY BUILDINGS:IS FEET ,� `Pa ,4 ;#
185 1 1 18N EEEV. 7889 42 ENpNEERING INC FOR LE%Ic BROLKWAv POTANk N, W �J 0620/12 SCHEMATIC DESIGN
MIRYDY REM YARD:PRINCIPAL BUILDINGS 10 FEET,FOR ME PORTION OF A PRINCIPAL BUILDING ,A 'TI('.}M. t'Ft^" " I„+``� k j "' I FURTHER'STATE MAT ME IMPROVEMENTS ON ME ABOVE DESCRIBED PARCEL ON a �U
USED$O18LY AS A GARAGE 5 FEET.ACCESSORY 6URpINGS 5-iEEi. f+'RV' O%N'^'4 RF1'"L d •wJ 'I"S.t ' GLAGS70NE-; THIS DATE..ADNE 13.2014,EXCEPT UTILITY CONNECTIONS.ME ENTIRELY NITMIN ME LL Z Y U
r'h"Y''j ',F -$e't$x'10 8 e; _ ENCROACH ENTS UPON MIES OF THE CEL,EXCEPT DESCRIBEDAPREMISES BY IMPROVEMENTS THAT WERE ARE NO 0 ON ANY Z 7 V W
H81YUV tlnc YAP^FOR JxnSc OT ARE fid]0-8 WD SD FT:MINIMUM SIZE FOR EACH SIDE YARD: y l kQ Z
Ry1 S ' 7 .k"1- ADJOINING PREMISES,EXCEPT AS INDICATED.AND THAT THERE IS NO APPARENT
5 FEET.TSTA.OF BOM SIDE YARDS:15 FEET,PWS 1 FOOT FOR EACH AOOI110NM 100 SQUARE 'y�2(, }x L S SJ'� t^jJa�yy' J i�e}�VDI N ye, }}%,11yTI% EVIDENCE OR SIGN OF ANY EASEMCNT CROSSING OR BURDENING ANY PART OF SMO a U o"'� W
FEET OF GR065 LOT AREA,TO A MAXIMUM OF 25 FEET OF TOTAL SIDE YARD. ,4 Y ¢ {}, GYM-�,F3` 7'l A-• >".p. }
,E;^�hY� �T j'�' ACJ Y �z1 {'� PARCEL,EXCEPT AS NOTED.ME ERROR Oc CLOSURE IS LESS THAN I IN 15,000.. W Z m d
THIS NFORMATIBN WAS TAKEN FROM ME OTY OF ASPEN LAND USE CODE TITLE 26(SEC.26.71a"D) .�yc" 470 `Cy ,�.'Yv`a rVN,vE-sN i-`c,. wRFS,> F-,b taa�``l.a. ''. -K: >Y m O
LAND USE RECUUTWS PMT 7DD-ZONE OSTRICTS. =a W P Q
A.rq
BY:
FRANK W.NMRIN,bT21A),'LSt9.59�,^C1F¢5'
��,a.: L-' Scale: AS NOTED
�I• u.at=�`�` PROJECT NO.
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DATE ISSUE
• 06/10/12 SCHEMATIC DESIGN
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ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N DIC A T ED B Y T H E S E D R AWI 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
SCHEMATIC DESIGN06/20/12
1
1
0
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/Volumes/PROJECTS MASTER - MINI/110 BLEEKER/ PLNS/110 BLEEKER 02.17.15.pln
0103
02
04
N
1
A7.1
LOCATION
1
A4.1
1
A5.1
PARCEL ID NUMBER:
ZONING:
SITE AREA:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LEGAL DESC'N:
273512437006
####
6,121 SQ. FT.
RESIDENTIAL
####
####
####
####
CITY AND TOWNSITE OF ASPEN. BLOCK:
65 LOT: L AND LOT: M PLUS 121 SQ FT PER
LOT LINE ADJ WITH 114 EAST BLEEKER
STREET CONDOS
110 Bleeker Street "Brick Vic"
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
SHEET INDEXPROJECT TEAMAPPLICABLE CODES PROJECT DATA
ARCHITECTURAL DRAWINGS
A 1.0 TITLE SHEET / GENERAL INFO
A 1.1 SITE PLAN
A 1.2 FAR CALCULATION-PROPOSED
A 2.0 EXISTING FLOOR PLANS
A 2.1 EXISTING ELEVATIONS
A 2.2 EXISTING ELEVATIONS
A 3.1 BASEMENT LEVEL FLOOR PLAN
A 3.2 MAIN LEVEL FLOOR PLAN
A 3.3 UPPER LEVEL FLOOR PLAN
A 3.4 ROOF PLAN
A 4.1 SOUTH AND WEST ELEVATIONS
A 4.2 NORTH AND EAST ELEVATIONS
A 5.1 BUILDING SECTION
A 9.1 INTERIOR ELEVATIONS: BATH 4 & BATH 5
A 9.2 INTERIOR ELEVATIONS: MEDIA ROOM &LAUNDRY
A 9.3 INTERIOR ELEVATIONS: FAMILY ROOM & POWDER
A 9.4 INTERIOR ELEVATIONS: KITCHEN
A 9.5 INTERIOR ELEVATIONS: MASTER BATH 1
A 9.6 INTERIOR ELEVATIONS: MASTER BATH 2
A 9.7 INTERIOR ELEVATIONS: BATH 3
A 9.8 INTERIOR ELEVATIONS: MASTER TV####
OWNER:
ARCHITECT:
GENERAL CONTRACTOR:
STRUCTURAL ENGINEER:
LIGHTING DESIGNER:
ALL CODES REFERENCED ARE TO BE USED AS AMENDED
BY THE STATE OF COLORADO AND LOCAL JURISDICTION.
####
FAR (FLOOR AREA RATIO)
1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS, AS
INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF THE ARCHITECT
REGARDLESS OF WHETHER THE PROJECT FOR WHICH THEY WERE
PRODUCED IS CONSTRUCTED OR NOT. THESE DOCUMENTS ARE NOT TO
BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT
CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT.
2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT
CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL AND
RELATED CODES AND PRACTICES. SKILLED AND QUALIFIED WORKMEN IN
THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST
STANDARD OF CRAFTSMANSHIP.
3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION FOR
DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR
ALTERED BY EXISTING CONDITIONS.
4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS
DEPICTED IN THESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF
ANY DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS PRIOR TO
PROCEEDING WITH THE WORK. ALL DIMENSIONS ON STRUCTURAL
DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS.
NOTIFY THE ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
PROCEEDING WITH THE WORK.
5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE
PRECEDENCE OVER SCALED DRAWINGS.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL
TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR
SPECIFICATIONS.
7. THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY “EQUAL”
MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY THE
CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND/OR
OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT
PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER
ISSUES AN APPROVAL. ALL WORK MUST CONFORM TO THE APPROVED
SAMPLE. THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR
REVIEW AS NOT TO DELAY THE WORK IN PROGRESS.
8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE BUILDING
DEPARTMENT WITH A CONSTRUCTION MANAGEMENT PLAN PRIOR TO
OBTAINING A BUILDING PERMIT.
9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE ARCHITECT
FOR WINDOWS, DOORS, CASEWORK, METAL DETAILING, STAIRS,
FIREPLACE, AND ANY OTHER WORK NOTED IN THE DOCUMENTS.
FABRICATION SHALL NOT PROCEED ON ANY OF THESE ITEMS UNTIL THE
CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE
ARCHITECT. ALL WORK SHALL CONFORM TO THE APPROVED SHOP
DRAWINGS.
10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING,
TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE SOLE
RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED
BY THE ARCHITECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE
FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF
CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL, STATE, AND
LOCAL O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES
UNTIL THE PROJECT IS COMPLETED.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING
BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL
BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES.
12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH
WALLS, FLOORS, AND CEILINGS WITH THE ARCHITECTURAL, STRUCTURAL,
MECHANICAL, PLUMBING, ELECTRICAL, AND LIGHTING DRAWINGS. REFER
TO THE STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES /
REQUIREMENTS IN STRUCTURAL MEMBERS.
13. THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE MASON’S
TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING
ANY ITEMS THAT REQUIRE CLARIFICATION DURING THE BIDDING
PROCESS.
14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES,
SWITCHES, MECHANICAL GRILLES, REGISTERS, AND THERMOSTAT
LOCATIONS PRIOR TO INSTALLATION. THE CONTRACTOR SHALL ROUGH-IN
LIGHTING FIXTURES AND ILLUSTRATE SWITCH, REGISTER, AND GRILLE
LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH.
15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER FLAPS, ETC.
TO BE COPPER OR ENCLOSED BY COPPER FITTINGS.
- 2009 INTERNATIONAL RESIDENTIAL CODE
- 2006 INTERNATIONAL BUILDING CODE
- 2009 INTERNATIONAL ENERGY CONSERVATION CODE
- PITKIN COUNTY LAND USE CODE
- PITKIN COUNTY BUILDING AND CONSTRUCTION CODE
- PITKIN COUNTY PROPERTY RESOLUTIONS
OFFICE PHONE:
OFFICE FAX:
CONTACT:
KIM RAYMOND ARCHITECTS, INC.
#Contact Address1
ASPEN, CO 81611
####
####
KIM RAYMOND / kim@krai.us
####
####
LIVABLE
LOWER LEVEL: 1459 sf.
MAIN LEVEL: 1855 sf.
SUBTOTAL: 3314 sf.
MECHANICAL
LOWER LEVEL: 82 sf.
GARAGE
MAIN LEVEL: 579 sf.
TOTAL: 3975 sf.
TOTAL ALLOWABLE: 5091 sf.
EXEMPT
DECK: 604 sf.
TOTAL ALLOWABLE (15%): 829 sf.
TOTAL GROSS: 4579 sf.
*REFER TO ARCHITECTURAL DOCUMENTS A1.2 AND A1.3
FOR THE FAR GRAPHIC ILLUSTRATION.
JST.JOIST
VINYL COMPOSITION TILEVCT
YARD
WROUGHT IRON
WOOD
WITHOUT
WITH
WEIGHT
WEATHER PROOF
WAINSCOT
WINDOW
WATER CLOSET
VERTICAL
VOLT AMPERE
VERIFY IN FIELD
VAPOR BARRIER
URINAL
UNFINISHED
TYPICAL
TRANSFORMER
TOILET
THROUGH
THICK
THREADED
THRESHOLD
TELEPHONE
TELEVISION OUTLET
TUBE STEEL
TOP OF WALL
TOP OF SLAB
TOP OF MASONRY
TOP OF JOIST
TOP OF FOOTING
TOP OF CURB
TOP OF BEAM
TOP OF
TELEPHONE MOUNTING BOARD
THROUGH BOLT
TONGUE AND GROOVE
SYSTEM
SYMMETRICAL
SWITCH
SUSPENDED
STEEL
STANDARD
SOUND TRANSMISSION CLASS
SQUARE INCHES
SQUARE FEET
SPEAKER
SPECIFICATIONS
SPACE
SIMILAR
SHEATHING
SHEET
SERVICE ENTRANCE SECTION
SECTION
SCHEDULE
SELF CLOSING
STAINLESS STEEL
SKYLIGHT
SHUT OFF VALVE
SMOKE DETECTOR
SOLID CORE
REMOVE
ROOM
REVISION
RETURN
REQUIRED
REINFORCED
REFERENCE
REFRIGERATOR
RIGHT OF WAY
ROUGH OPENING
ROOF DRAIN OVERFLOW
ROOF DRAIN LEADER
RADIUS
QUANTITY
QUARRY TILE
POWER
POLYVINYLCLORIDE
PARTITION
POUNDS PER SQUARE INCH
POUNDS PER SQUARE FOOT
PREFABRICATED
PERFORATED
PORCELAIN
PLYWOOD
PLUMBING
PLASTIC
PLATE
PLASTER
PHASE
PERPENDICULAR
POINT OF CONNECTION
PLASTIC LAMINATE
PROPERTY LINE
PRECAST CONCRETE
OPPOSITE
OPENING
OVER HEAD
OUTSIDE AIR INTAKE
OUTSIDE RADIUS
ORNAMENTAL IRON
OVER HANG
OUTSIDE DIAMETER
ON CENTER
NOMINAL
NUMBER
NAILER
NOT FOR CONSTRUCTION
NON-CORROSIVE METAL
NOT TO SCALE
NOT IN CONTRACT
MULLION
METAL
MODULAR
MISCELLANEOUS
MINIMUM
MANUFACTURER
MANUFACTURING
MEDIUM
MECHANICAL
MAXIMUM
MATERIAL
MASONRY
MARBLE
MASONRY OPENING
MALLEABLE IRON
MANHOLE
MACHINE BOLT
LAMINATED VENEER LUMBER
LIGHTING
LIGHT
LINOLEUM
LINEAR
LEAD
LAVATORY
LATERAL
LAMINATE
LINEAR FEET
LIGHT EMITTING DIODE
KNOCK OUT
KILN DRIED
KNOCK DOWN
JOINT
JUNCTION
JUNCTION BOX
INTERIOR
INSULATION
INCLUDE, INCLUSIVE
IMPREGNATED
INTERMEDIATE METALLIC CONDUIT
ISOLATED GROUND
IDENTIFICATION
INSIDE FACE
INSIDE DIAMETER
INTERCOM OUTLET
HYDRAULIC
HOT WATER
HEATING, VENTILATING & AIR CONDITIONING
HEATER
HORIZONTAL
HEIGHT
HARDWARE
HARDBOARD
HANDICAPPED
HOLLOW METAL
HOLLOW CORE
HOSE BIBB
GYPSUM BOARD
GYPSUM
GALVANIZED RIGID TUBING
GATE VALVE
GRADE MARK
GLUE LAMINATED BEAM
GLASS
GROUND FAULT INTERRUPTER
GROUND FAULT CIRCUIT INTERRUPTER
GARAGE
GALVANIZED
GAUGE
GALVANIZED IRON
FURNISH
FOOTING
FIRE PROOF
FLUORESCENT
FLOORING
FLOOR
FINISH
FIRE HOSE CABINET
FOUNDATION
FIRE DEPARTMENT CONNECTION
FIRE ALARM CONTROL PANEL
FABRICATE
FIBERGLASS
FLOOR SINK
FACE OF
FIELD NAILING
FIRE EXTINGUISHER
FLOOR DRAIN
FLOOR CLEAN OUT
FAN COIL
FIRE ALARM
EXTERIOR
EXISTING
EXHAUST
EXCAVATE
ELECTRIC DRINKING COOLER
EVAPORATIVE COOLER
ESTIMATE
EQUIPMENT
EQUAL
ELECTRICAL NON-METALLIC TUBING
ELECTRICAL METALLIC TUBING
ELECTRICAL METALLIC CONDUIT
ELEVATOR
"ELECTRIC, ELECTRICAL"
ELEVATION
EACH
EACH WAY
END NAILING
EXPANSION JOINT
EXHAUST FAN
EXPANSION ANCHOR
DOOR
DOWN
DEAD LOAD
DIMENSION
DIAGONAL
DIAMETER
DEMOLITION
DOUBLE
DISHWASHER
DOWN SPOUT
DECOMPOSED GRANITE
DRINKING FOUNTAIN
PENNY
COPPER
CONTRACTOR
CONTINUOUS
CONSTRUCTION
CONCRETE
COMBINATION
COLUMN
CENTERED
CONCRETE MASONRY UNIT
CLEAR
CLOSET
CAULKING
CEILING
CENTERLINE
CIRCUIT BREAKER
CHANNEL
CUBIC FEET PER MINUTE
CERAMIC
CEMENT
CLOSED CIRCUIT TELEVISION
CAMBER
CABINET
CERAMIC TILE
CLEAN OUT
CONTROL JOINT
CAST IN PLACE
CONSTRUCTION DOCUMENTS
CONCRETE ASBESTOS PIPE
BRONZE
BEARING
BRASS
BEAM
BLOCKING
BLOCK
BUILDING
BOARD
BACK OF CURB
BUILT UP
BOTTOM OF FOOTING
BOTTOM OF
BOUNDARY NAILING
BENCH MARK
ANGLE
AMERICAN WIRE GAUGE
AVERAGE
ASPHALT
ANNEALED
ALTERNATE
ALUMINUM
AIR HANDLER UNIT
ABOVE GRADE
ADDITION or ADDENDUM
ACOUSTICAL CEILING TILE
ACOUSTIC
ASBESTOS-CEMENT BOARD
ABOVE
ACRYLONITRILE-BUTADIENE-STYRENE
AGGREGATE BASE COURSE
AIR CONDITIONING
ABOVE FINISHED GRADE
ABOVE FINISHED FLOOR
ANCHOR BOLT
AMPERES
YD.
W.I.
WD.
W/O
W/
WT.
WP
WCT
WDW
WC
VERT.
VA
V.I.F.
V.B.
UR
UNF.
TYP.
TRANS.
TLT.
THRU
THK.
THD.
TH.
TEL.
T.V.
T.S.
T.O.W.
T.O.S.
T.O.M.
T.O.J.
T.O.F.
T.O.C.
T.O.B.
T.O.
T.M.B.
T.B.
T & G
SYS.
SYM
SW
SUSP.
STL.
STD.
STC
SQ. IN.
SQ. FT.
SPKR.
SPECS
SPA.
SIM.
SHT'G.
SH
SES
SECT.
SCHED.
SC
S/S
S/L
S.O.V.
S.D.
S.C.
RMV.
RM
REV.
RET.
REQ'D.
REINF.
REF.
REF
R.O.W. or R/W
R.O.
R.D.O.
R.D.L.
R
QTY.
Q.T.
PWR.
PVC
PTN.
PSI
PSF
PREFAB.
PERF.
PORC.
PLYWD.
PLUMB.
PLAS.
PLT.
PL.
PH or Ø
PERP. or
P.O.C.
P.LAM.
P.L.
P.C.
OPPO.
OPNG.
OH
OAI
O.R.
O.I.
O.H.
O.D.
O.C.
NOM.
NO.
NLR.
NFC
NCM
N.T.S.
N.I.C.
MUL
MTL.
MOD
MISC.
MIN.
MFR.
MFG.
MED.
MECH.
MAX.
MAT'L
MAS.
MAR.
M.O.
M.I.
M.H.
M.B.
LVL
LTG.
LT.
LINO.
LIN.
LD.
LAV
LAT.
LAM
L.FT.
L.E.D.
KO
KD
K-D
JT.
JCT
J-BOX
INT.
INSUL.
INCL.
IMPG
IMC
IG
ID
I.F.
I.D.
I.C.
HYD.
HW
HVAC
HTR
HOR.
HGT.
HDW
HDBD.
H/C
H.M.
H.C.
H.B.
GYP. BD.
GYP.
GRC
GM
GM
GLB
GL
GFI
GFCI
GAR.
GALV.
GA.
G.I.
FURN.
FTG.
FP
FLUOR.
FLG.
FL
FIN.
FHC
FDN.
FDC
FACP
FAB.
F/G
F.S.
F.O.
F.N.
F.E.
F.D.
F.C.O.
F.C.
F.A.
EXT.
EXIST. or E
EXH.
EXC
EWC
EVAP.
EST.
EQUIP.
EQ.
ENT
EMT
EMC
ELEV.
ELECT.
EL
EA.
E.W.
E.N.
E.J.
E.F.
E.A.
DR
DN.
DL
DIM.
DIAG.
DIA. or Ø
DEMO
DBL.
D/W
D.S.
D.G.
D.F.
d
CU
CONTR.
CONT.
CONST.
CONC.
COMB.
COL.
CNTRD.
CMU
CLR.
CLO.
CLKG.
CLG.
CL or C.L.
CKT. BKR.
CH
CFM
CER
CEM.
CCTV
CAM.
CAB
C.T.
C.O.
C.J.
C.I.P.
C.D.
C.A.P.
BRZ
BRG.
BR
BM.
BLKG.
BLK.
BLDG
BD.
B/C
B.U.
B.O.F.
B.O.
B.N.
B.M.
AWG
AVG
ASPH.
ANL
ALT.
AL. or ALUM.
AHU
AG
ADD.
ACT
ACOU.
ACB
ABV.
ABS
ABC
A/C
A.F.G.
A.F.F.
A.B.
A
SLOPE TO DRAINS.T.D.
GENERAL NOTES
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
OR
PLYWOOD
PLYWOOD
OR
GLU-LAM
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A9.1
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A6.1
ELEVATION
100
A
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
ELEVATION NUMBER
SHEET NUMBER
SYMBOL LEGEND
CONSTRUCTION SET
REVISION #1
STRUCTURAL
S 1.1 ####
ELECTRICAL
E 1.1 ####
LIGHTING
LP-A ####
P
1
1
6
I
V
.
B
.
GENERAL NOTES 11 EWI T�-
1 THESE GARDLE SOF GS AND WHETHER HE PROJECT INGFOR SPEWHICH THEI WERE 9.T PLACE,RACTOR SHALL OTHER ORK NOO D IN TH DOCUMGS TO HE ARCHITECT110 BIeeker Street Brick Vic" �_�
INSTRUMENTS OF SERVICE,ARE THE SOLE PROPERTY OF THE ARCHITECT FOR WINDOWS,DOORS.CASEWORK.METAL DETAILING,STAIRS,
REGARDLESS DFWHETHERTHEPROJECTFOR WHICH THEY WERE FIREPLACE,AND SHALL OTHER WORK NOTED IN THE DOCUMENTS. y ,
PRODUCED OR REPRODUCED
IN NOT THESEOUTSIDEDOCUMENTSFE RE PROJECT
TO FABRICATION RECEIVES
PROCEED S OP OF DRAWINGSESE
ITEMS THE THE
BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE C
CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT ARCHITECT.ALL WORK SHALL CONFORM TO THE APPROVED SHOP
DRAWINGS. CONSTRUCTION SET
2.THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURETHAT
CONSTRUCTION CONFORMS TO ALL FEDERAL,STATE.DQUA LOCAQUALIFIED
AND 7E THE DESIGN.SUPPOADEQUACY.SUPPORTS,
IN ,ETC. HALLOF BE THE BRACING. ' N
RELATED LODES AND PRACTICES.SKILLED AND QUALIFIED WORKMBN IN TEMPORARY SUPPORTS,SHORING,ETC.SHALL BE THE SOLE .*
THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED REVISION #1
STANDARD OF CRAFTSMANSHIP. BY THE ARCHITECT OR ENGINEER.THE CONTRACTOR IS RESPONSIBLE
FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF
D/ y
3.THE ARCHITECT WILL PROVIDE DETAILS AND/OR OIRECTIO14 FOR CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL,STATE,AND
DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR LOCAL O.SMA REGULATIONS.THE CONTRACTOR SHALL BE N -
ALTERED BY EXISTING CONDITIONS. RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES +,
TL THE PROJECT IS COMPLETED.
4.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS UN •"s
DEPICTED IN THESE UOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF 11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING
ANY DI SCREPANCIES,OMISSIONS,AND/OR CONFLICTS PRIOR TO BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL
PROCEEDING WITH THE WORK,ALL DIMENSIONS ON STRUCTURAL BUILDING/RESIDENTIAL CODE AND LOCAL ORDINANCES.
DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS.
NOTIFY
CHITECT AND EN INEER OF ANY
CTOR
MECHANICAL,PLUMBING,ELECTRICAL,AND LIGHTING DRAWINGS.REFER
5, NOT NOT SOCE CALE DRAWINGS.ITH THE THE DIMENSIONS SHALEPANEIES PRIOR TO W THE STRUCTURAL ENAND SHALL
NEER FORALLOWABLE OPENGS WITH THE ING SIZES CTURAL, "`V y 't ski 1 f Y s_, J
• PRECEDENCE OVER SCALED DRAWINGS. REQUIREMENTS IN STRUCTURAL MEMBERS.
6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDINGALL 13.THE CONTRACTOR WILL BEACCOUNTABLE FOR THE STONE MASON'S
TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING
SPECIFICATIONS. PROCESS.S.THAT REQUIRE CLARIFICATION DURING THE BIDDING a{6c - �1.Y��'"'0� s }}
'e sax .:14 .,:):. ^c
v 7.THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY'EQUAL' >':
MATERIALS,EQUIPMENT,FIXTURES,ETC.PRESENTED BY THE 14.THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES, --Z-
CONTRACTOR.THE CONTRACTOR SHALL SUPPLY THE ARCHITECT ANWOR SWITCHES,MECHANICAL GRILLES,REGISTERS,AND THERMOSTAT .. �� A xy:" C-TCy T g; s • s
OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT LOCATIONS PRIOR TO INSTALLATION.THE CONTRACTOR SHALL ROUGH-IN
PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER LIGHTING FIXTURESAND ILLUSTRATE SWITCH,REGISTER.AND GRILLE M' n, :. ¢_�as'�'• ,m
ISSUESAN L WORK M CONFORM T THE APPROVED LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH. 6
SAMPLE.
.THEC OVAL.AL O FORWARD
ORN 0 -
>n.
SAMPLE.THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS • �" � ,,, ;, 3 "' OC
AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR 15.ALL EXTERIOR PENETRATIONS SUCH AS GRILLES,BOILER FLAPS.ETC.
REVIEW AS NOT TO DELAY THE WORK IN PROGRESS. TO BE COPPER OR ENCLOSED BY COPPER FITTINGS, ,: M F i) ➢
E
S.IF REQUIRED,THE CONTRACTOR SHALL PROVIDE THE BUILDING -
DEPARTMENT WITH ACONSTRUCTION MANAGEMENT PLAIN PRIOR TO �: 7k )q <�
OBTAINING A BUILDING PERMIT aa f
f. AIL potIa
01 THESE DRI-al=0
�:..:::• .ii.�J�.A,Li .JA.✓e�: il,Y. NN..e°E�ER N„N°°T weRTEN.EArNBa� .
- a tnsc,=a"�s"NOTN'"`�N.:.E`
s„,LLE BM' '° Ao
MATERIAL LEGEND SYMBOL LEGEND APPLICABLE CODES PROJECT DATA PROJECT TEAM --""" SHED fiIDEX
aK ,�KN.NT�E„mA,
ALL CODES REFERENCED ARE TO BE USED AS AMENDEDOWNER: ARCHITECTURAL DRAWINGS
BY THE STATE OF COLORADO AND LOCAL JURISDICTION. PARCEL ID NUMBER 27361 'E4S7006 A 1.0 TITLE SHEET/GENERAL INFO
E,rvlsH wood PLYW000 ORD LINE ZONING: 1 nt;## A1.1 SITE PLAN
-2009 INTERNATIONAL RESIDENTIAL CODE SITE AREA: 6.121 6O TT. ARCHITECT: A 1.2 FAR CALCULATION-PROPOSED
BREAK UNE -2006 INTERNATIONAL BUILDING CODE BLDG USE: SIDENTIAL A2. EXISTING FLOOR PLANS
w000sr�o
OR KIM RAYMOND ARCHITECTS,INC. A2.1 1 EXISTING ELEVATIONS
.2009 INTERNATIONAL ENERGY CONSERVATION CODE OCC.GROUP: iY6l?## #Contact Addressl A22 EXISTING ELEVATIONS
PLYWOOD ----- MATCH UNE CONST TYPE: .00 ASPEN,CO 81611 A 3.1 BASEMENT LEVEL FLOOR PLAN
OFFICE PHONE:#### A3.2 MAIN LEVEL FLOOR PLAN
BLacKmc CLIMATE ZONE: i # A 3.3 UPPER LEVEL FLOOR PLAN
-PITKIN COUNTY LAND USE CODE FIRE SPRINKLERS: ##/tl OFFICE FAX: #### A3.3 ROOF PLAN
REVISKIN
f -PITKIN COUNTY BUILDING AND CONSTRUCTION CODE CONTACT: KIM RAYMOND/kim@krai.us A4.1 SOUTH AND WEST ELEVATIONS -
°L1 -PITKIN COUNTY PROPERTY RESOLUTIONS GENERAL CONTRACTOR: A4.2 NORTH AND EAST ELEVATIONS
IN, _ LEGAL DESC'N: CIAND TOWNSITE OF ASPEN.BLOCK A5.1 BUILDING SECTION
mwN.ueen ELEVATION MARKER 65 LOT:LAND LOT:M PLUS 121 SQ FT PER #### r '
LOT LINE AOJ WITH 114 EAST BLEEKER ABA INTERIOR ELEVATIONS:BATH 4&BATH 5 �•J
e-EEE o"'B STREET CONDOS A 9.2 INTERIOR ELEVATIONS:MEDIA ROOM&LAUNDRY
A93 INTERIOR ELEVATIONS:FAMILY ROOM&POWDER
- - --- A 9.4 INTERIOR ELEVATIONS:KITCHEN
SECTIONMARKER A 9.5 INTERIOR ELEVATIONS:MASTER BATH I Y
A 9.6 INTERIOR ELEVATIONS:MASTER BATH 2
co-RETE WNL STRUCTURAL ENGINEER: A 9,7 INTERIOR ELEVATIONS:BATH 3 �.
..--oa.,. ezn ####
C �T�ac. A9.8 INTERIOR ELEVATIONS:MASTERN �
sTEEL sruo
7" ._ DEUR CUT W (9
sT(MIE /I _1 _ 00
OR FRAMED WALL 1� 1�- I DETAIL O
LIGHTING DESIGNER: N U
cMu
I7IynTylT�yTlyTny}Iy�nyTlynTyTn1 nGN #### Z
lllllll111J BATT IN9IAATION - SPOT ELEVATION t IZ
W
Wv....:-.....
SAND 700 DOOR MARK w Q
SPRATsoAN msuuTion - w
WINDOW MARK J
GRAVES SS 1 1
TRUCTURAL
####
ROOM NAME A
ROOM NAME AND NUMBER ELECTRICAL
yys 01 Q
RIGID INSULATION INTERIOR ELEVATION MARKER>a � COMPACTED 901L E 1.1 1#"LIGHTING O
All
N LL
DATE ISSUE
ABBREVIATIONS VICINITY MAP FAR (FLOOR AREA RATIO)
V
OOf20/12 SCHEMATIC DESIGN
LIVABLE Q
LOWER LEVEL: 100 sf. n/
•„,,, MAIN LEVEL: 1686 sf. LL
UPPER LEVEL: 1469 sf. Ld
7. m SUBTOTAL: 3255 s1. z
GARAGE Lu
p� r =•-�r= - ro MAIN LEVEL: 147 st
TOTAL: 3402 sf.
mom. .tee Scale AS NOTED W
'REFER TO ARCHITECTURAL DOCUMENTS A1.2 AND A1.3 w
[.•. • ' ' av "" FOR THE FAR GRAPHIC ILLUSTRATION. THE Aeovp°NE„so„NooEs T
+s1wN uO1�N u E ONE NL
EAs OP!°11 l0
BEEN`ENLAAOEO
AFFECTING-0 S-ES
an awerm . a nmew c ,o vmnm w vwN vu .u.r .r
u Wuu• r[ w[cnaN,B. �n,rty
roa ewe. r vu,t Nuu ,Law f. xrx „ mryx ••
s vn.w m er wu,mr r. w�[c n mN ar vmN ny ,rwA wu varvrm M wavr+an:.zr ••..,• <
... .�� A 1 .0
o GRAVEL ALLEY
� I
--- --
PROPERTYLINE --------____ — -
--—————— ----
� ------ 'I� Z----- �
i
NI --- -------- - --
�
I
I I
� woa i I
I
I
I
m
rn
7C m I FAMILY ROOM m -- 2 GAR
rn� 7 GARAGE I
\ Q
T.O.PLY I
z I I I
LD
\ I I I
o '
I 1 I
r 6
m n o I
rn I I I
mI m I I
A II
MUD ROOM I
o I C o I o
(U PATIO I T.o.PLY -
O
24'-H 1/4' i/2' t6-35/H' S1/�'
I � I
N I I
5 I I D
PAN TR :n
ePOWDER \
m r I
6C= P I
� KITCHEN r- I
� 3
I
� I I
ill d n
YARD
m I
� I
m
DINING ROOM '
r m I
� I
I
I
I
I m
Q
m I
m '
__ I
I
I
I
I ENTRY I
I T.O.PLY I
100-0" I
I ry I
a � I
I � }
wuw I
LIVING ROOM .1 III m
FRONT PORCH__ I
1 s ——--I I
I III I
I I
I I ISI I
77,
I I
10 1/ " 1
IIIII 2 2.)5 11 10 1/2"3 A-L�KI—N
A
_2.9a �m0 4 IIIIII
iv
I m I m
� I
I I
I I
I
I I
I
REPAIR OR REPLACE ORIGINAL
FENCE TO MATCH HISTORIG I
I
— ------------------—--------------
-------------
I
4'-9 3
GATE
C
MAILBOX—
SLEEKER STREET
D m ° 110 BLEEKER ST "BRICK VIC" _ °m
=NN � v m mmm �o�€ m=
�o z ASPEN CO 81611 .gn
e 0. p y m 9 n m
HImc m a,
SITE PLANm`m "< b K i m R a y m o In d A r c h i t e c t s , I n c
v ,
• AY
LOWER LEVEL FLOOR AREA-GR055 1,514 5F m
NZ.<:::
R AREA-NET o A n _
FLOG 1 00 5F .............................................................'<;:;:::;:::::..<.;::<:;1:::::>
o-
1514X6.6/o _
L
_ F a
V
MAIN LEVEL
AREA -716 5F 970 5F=
1 686 5F <
V L FLOOR AE
I
. r
'
Q
UPPERLEVEL VEL FLO
OR AREA
883 5F 586 5F- 14695F
r
f,
_J
4
C
- 1 04 352= 456 5F
GRA
X MPT ON DE
MAIN LEVEL PATIOS E E
-i
O
UPPER LEVL D
GKS 110
112 207= 429 SF
`I
'.,
.�
y...
,D A'
aE
...I.,
V1£
m
RAG
GA E 522 5F
cc
MINU5 250 5F= 2-12-1 25 147 5F e
E
LIVING FAR= 5255 5F 207.25 sq ft Y
a
GARAGE FAR=
141 5F
D —a- -
340
TOTAL FAR= 2 5F
.I
i
1
J
el
32
40 ALLO
WABLE FAR BASED ON 6000 SF LOT
2�4rtSTEkt<'>i�s<; XX
15%o/ A LL OWABLE DECKS- 486 SF
€ <t" '
3740 FAR INCLUDES 500 SF HPG BONUS ZZ I x Mw
r "
338 FAR REMAINING -
o - —
U
c
"
U
:. f',
f: u
TOTAL LOWER LEVEL WALLS m
(2)50-1 1 X 9 - -11 7 5F
(2)34'-9"X 9' 626 SF
Z
Lu
EXP05ED WALLS <F ' UPPER LEVEL FAR u)
SCALE:3/16•= 1'-0" Lu Q
14'-5"X -7'- 103 SF �- _..f:: <I W
EXP05ED/TOTAL WALL5(1 03/ 1 543 -6.6010 —
i„' CI'
I Vis:;:%�?'`':'` `,<% :::,�:;•
z 3 5
111
1
//�
VJ
5 5
Q
f`
i” DATE ISSUE e1
F;�„ HI LL
OB/2C/12 SCiEMATIC DESIGN
'l,!o
O
LL
-a
I
EXISTING FAR
Z
L
o O
_
: :`:::>::>::>::>::;. :>:::::£:::::.,:,.::.. ..:,...,...............;. MAIN LEVEL FAR 1 105+ 1 1 5 SF 1 220 SF
MAIN LEVEL FAR
Q
<:«:;st:s::: :;:<:;•::;::::>::::.: ;;;;;;;;:.:.;::,:::<:_:;;;:;>':�"�:;:;,�<::;>e;<::>::
SCALE:1/8" = r.D• UPPER LEVEL FAR 9 1 4 SF
.� tale: AS NOTED J
GARAE
G 480 5F
sem:
- /
U
480 250- 230 2- 1 1 5 5F
J
LOWER LEVEL FARA 1 2 U
EXISTING FAR TOTAL 2249 SF
SCALE:1/6" = 1'-0"
pl—d G.: -- LL
/Volumes/PROJECTS MASTER-MINI/1 10 BLEEKER/ PLNS/1 10 BLEEKER 03.05.1 5.Pln
UPDATED IMPROVEMENT AND PARTIAL TOPOGRAPHIC SURVEY
I
LOTS L AND M, BLOCK 65 AND A PORTION OF LOT N,
BLOCK 65 RECORDED IN QUIT CLAIM DEED AS °E, Io z
t .41 -
RECEPTION NO. 5485'79 AND RECEPTION NO. 548581
U
CITY AND TOWNSITE OF ASPEN
LOT,,.' \ m c
TREE CHART TREE CHART COUNTY OF PITKIN, STATE OF COLORADO > �� � ' ;TM =` s =
N0. TYPE DIA. SPREAD N0. TYPE DIA. SPREAD8ti•
TR3 ASPEN 6 IN. - 8 FT. TR30 ASPEN 6.IN. IS FT.
42
TR4 ASPEN 1.5 IN. 4 F7. TR31 ASPEN 11 IN. 20 FT,
TR
ASPEN 5 IN. 6 FT. TR32 PINE 12 IN. 10 FT. '�"r - /''+ PN ` n 1 k p p
TR6 ASPEN 6 IN. 6 FT. TR33 ASPEN 10 IN. 16 FT. f� y+\ .)..Y 7 Y l 'C4Q1ngO'Y p.i'
TR7 PINE 6 IN. 6 FT. TR34 ASPEN 10 IN. 16 FT. 1
TR8 PINE 4 IN. 5 FT. -TR3S APPLE 12 IN. 14 FT, l $
TR9 CHOKE 5 IN, 10 FT. TR36 PINE 5 IN. 6 FT. ��� ® `� }Z ' �' 9�ZS '� fH
_
TR
PINE 4 IN. 3 FT. TR37 PINE: 6 IN. 7 FT. /. t. 1 v,f� � �:i ti�♦ r y i o O \
TR
PINE 5 IN. 4 FT, TR38 ASH 4 IN. 10 FT. '� _ 4 -1>• d F P. S �. I T {�, / iii4w ,y
TR12 ASPEN 6 IN. 10 FT. TR39 PINE 6 IN, 7 FT. aC-i W ABLE TY PED. I J f i t) �/ ri
TR13 AS 5 IN. 12 FT, iR44 PINE 6 IN, 6 FT. REBAR Y CAP _: r REVOCABLE ENCROACHMENT SL, ( t q \ 4 112
_ 1 -FIR PER RECEPTION !Y, "�I,A I , `!k",
' l NU BER_543099 P 543578 TR14 PINE 15 IN.. 15 FT. TR45 PINE 6 IN. 6 FT. 1_5/24669(F D)- / ) �I fL
TR15PINE 18 IN.
15 FT.
TR17 ASPEN 5 IN. 12 FT. `} y: {lt1 ym'z'; r
TR17 ELDER 7 IN. IS F7. 5 2Y � C
5'09. .. A((EY 1 4 C Q t� E
TR18 ASPEN 5 IN. 10 FT_ T7'E 0 of 1 '�l' .p S , p N
3p'Do• s J -�t<rttS7' ..`i '� ```.tc',',.. '1 1d
TR19 PINE 12 IN. 15 FT, 0,00. ! ,v0 EDGE OF GRnVEL ROAD U i i,n 4 ". ...fi.�.....b•e L .ti. _
TR20 ASPEN 8 IN. 14 FT. :c�?BBE 1-`. 85'',J'� 'D 11
TR21 ASPEN 5 IN. tG FT. � I �. E606 �CINrtY MAP 0
TR22 ASPEN 5 iN. 10 FT. BBB.,\ / TELE PED _Z
SCALE; i" 2000'
TR23 PINE 77
13 1N 12 F7. N-PnRGRAVE REA ,/b 5 / 3D,po• J'3%! ,j a����E .-_-
TR24 ELDER _ 12 IN. 20 FT. /
TR25 ASPEN 9 IN. 22 FT. I s '6' j uoRMwTST -- _�� a
CORNTR26 ASPEN 7 IN. 15 FT. IT, '( (�- Lai VIER h/ o x-� > dr n
TR27 ASPEN 6 IN, 15 FT,
TR28 ASPEN 6IN. 15 FT. c. '505 c/ � ga // ~ GAR GER � ^ n n- xM« In xrorwovx.
ro X ( J RooF OVER- PLASTIC c M°RKEo G c
TR29 ASPEN 7 IN. 15 FT: W
J HANG
' 6.6' WIT CWM DEED HCE INC LS19598(SET)
O . (121 SO.R.)
O FENCE ✓_ J/'Y,/ z/ /a RECORDED AT RECEPTON NO 548578 U
t7e165.1 Y _ �. AND AT RECEPTION NO.$48581 Z RT
E / U
`x ) NO,5 P,ESAR h YELLOW
GAS SR
PLAL CAP MARKED yP
METER N75107'14"W PROP CORNER HCE INC
6.05' LS19598(SET)
r° VY 11 �r2.fix26 /y
GRAPHIC SCALE 0.0 PAp BS REBAR(ENO) Fi 9ggqpp
k /I op 0.91 FRO.WEST LINE W qO O
FENCE 19.89•FROM NORTH LINE W
w o b 10 30 w I
r ` y26u'ii c�'l METER CS _ _
(IN FEET) ,'A1 Ok K AS) p 1 0 -
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PROPERTY OFSCRIPAW
TREE LEGEND ay 6,122Sq.FT
LOT e
LOTS L AND M.BLOCK 65 AND A PORTION OF LOT N,BLOCK 65.RECORDED IN QUIT CLAIM DEED AS
gymBpL SYTf?E -W (BLOCK 86) - ( RECEPTION NO.548579 AND RECEPTION N0.548581,CITY AND TOWNSITE OF ASPEN,COUNTY OF PITKIN, �n
�?!• STATE OF COLORADO,SMO PARCEL OF LAND CONTAINING 6,121 SQUARE FEET,MORE OR LESS. 7m Y
No1E5. SPRUCE <
TWO-STORY STORY 0 114 EAST W / \
I. 1x5 PROPERTY IS CE AND
TO RESERV TO TIT RSRNC110N5,E MUE O MO-NTS Df o '^fiH / BRICK HOUSE OD ILEEKER STREET ^^ HZs1 `/
RECORD OR In NAGE ANO EkGPTO15 TO R11E SXOYI IN ME TITIE COYNUIExi PREPARED 8Y piNE a 110 SLEEKER STREET n .�` CONDOMINIUMS
STEWART TIRE-ASPEN,DATED URE.2 2014(ORDER WMKR 01370"42116. _ 0� .' ,C O O 1114
2. THE DATE OF THIS SURVEY WAS OCTOBER 15,2001,AUGUST 10,2004,SEPTEMBER 2% ASH / " U 1JQG �n/'W
2006,MAY 15,2W7,MAY t4,2009;JULY 15,2008 ME UPDATED J1NE I3,2014, }a NiNDOW / 1 m W
co
3. BASIS OF BEARINGS FOR THIS SURVEY IS A BEMING OF N75'09'11'W BETWEEN THE '^� ASPEN WELL s�jj/ LOT 1.1 ii n
SOUTHWEST GORIER OF LOT L A REBAR AND CAP.E5 NO.9184 AND THE SOUTHEAST (BLACK 66) -'4 I- Q
CORNER OF LOT M.A REBAR AND CAP,LS N0.9184. JUNIPER �9, (�
4. THIS SURVEY IS BASED ON RECORDED DOCUMENTS AND CORNERS FOUND IN PLACE. O EIDER / -�v LOT N '� u) U
S. ELEVATIONS ME BASED ON USGS POINT 0159 HAVING AN ELEVATION OF 7906.67 FEET (BLOCK E3a� Z
(NGW29) IBM ON PROPERTY 5 A NO 5 REBAR AT TME SOUTHEAST CORNER THAT 'rfi64 1 (I p W
EQUALS 788942 FEET AS SHOWN.ELEVATION CONTOURS EQUAL ONE FOOT CHOKE CHERRY ��1PT)ELEVATION FUGSTONE
6, WATER AND SEW"SERVICE LINE LOCATIONS WERE PROMDED BY THE CLIENT UJI
SHRUB RO / U)
7889.50 , .C.. i V//
], THE SUBJECT PROPERTY C LM AN F ZONE X A5 SHOWN ON,H,MM COYMRBTY / _ Q
PANEL N0.OB09]CO203C W1M M EFFECTIVE DATE OF JUNE 4.1987. ro jd
J STAIRS
B. THIS PROPERTY IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS SET FORM N THE
DEEDS FIR ME CITY OF ASPEN OF RECORD MONDRNG AS FOlOW:'MAT NO PRE N 75DR.30.p0� i:iEa9.;2 i / '1 X 40, Lu
Lu
SHALL BE HEREBY ACQUIRED TO ANY ME OF GOLD,SPI CINNABAR OR COOPER OR TO j6 845/S a 11"
MY VALID MINING CLAY OR POSSESSION HELD UNDER EXISTING LAWS RECORDED
NOVEMBER 15,1867 IN BOOK.59 AT PAGE 92 AND RECORDED DECEMBER 21,1887 N REBAR h CAP
BOOK 59 AT PAGE 193. LS#9184FNO "O I L }}
( ) 9-.'v k 30.00• R j #1889.71 W Z O
9. RESOLUTION RECORDED VNE 7.2006 AS RECEPTION NO.525008 DOES NOT AFFECT THE i
SUMU PROPERTY. �'... -SSI`x O.Op I it 3l Of O C E.
10.THIS PROPERTY IS SUBJECT TO.A 5 FOOT REDACTION OF ME MINIMUM COMBINED SIOEYARD CURB Y GUTTER '' �. S 1 7 N Q G� O
SETBACK PER RESOLUTION RECORDED AS RECEPTIONNO.SN756 'Kc 41
/+r ` ONC.PAN _ �A1E T S.y. y�X, O C)
' .r j !� ,F A `N0.5 REBAR UPDATED .PRO MF T H c Ni O O A 1Fw.tf ({/E' N
Y SOFNT �r-wT-R � `.F'Jd\,• � NALBO%® (ENO) HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED 8Y HIGH COUNTRY F > IOL DATE ISSUE
MNIuuY FRnxi YARD NRNGPM BUILDINGS.10 FLET.ACCESSORY BUILDINGS:IS FEET ,� `Pa ,4 ;#
185 1 1 18N EEEV. 7889 42 ENpNEERING INC FOR LE%Ic BROLKWAv POTANk N, W �J 0620/12 SCHEMATIC DESIGN
MIRYDY REM YARD:PRINCIPAL BUILDINGS 10 FEET,FOR ME PORTION OF A PRINCIPAL BUILDING ,A 'TI('.}M. t'Ft^" " I„+``� k j "' I FURTHER'STATE MAT ME IMPROVEMENTS ON ME ABOVE DESCRIBED PARCEL ON a �U
USED$O18LY AS A GARAGE 5 FEET.ACCESSORY 6URpINGS 5-iEEi. f+'RV' O%N'^'4 RF1'"L d •wJ 'I"S.t ' GLAGS70NE-; THIS DATE..ADNE 13.2014,EXCEPT UTILITY CONNECTIONS.ME ENTIRELY NITMIN ME LL Z Y U
r'h"Y''j ',F -$e't$x'10 8 e; _ ENCROACH ENTS UPON MIES OF THE CEL,EXCEPT DESCRIBEDAPREMISES BY IMPROVEMENTS THAT WERE ARE NO 0 ON ANY Z 7 V W
H81YUV tlnc YAP^FOR JxnSc OT ARE fid]0-8 WD SD FT:MINIMUM SIZE FOR EACH SIDE YARD: y l kQ Z
Ry1 S ' 7 .k"1- ADJOINING PREMISES,EXCEPT AS INDICATED.AND THAT THERE IS NO APPARENT
5 FEET.TSTA.OF BOM SIDE YARDS:15 FEET,PWS 1 FOOT FOR EACH AOOI110NM 100 SQUARE 'y�2(, }x L S SJ'� t^jJa�yy' J i�e}�VDI N ye, }}%,11yTI% EVIDENCE OR SIGN OF ANY EASEMCNT CROSSING OR BURDENING ANY PART OF SMO a U o"'� W
FEET OF GR065 LOT AREA,TO A MAXIMUM OF 25 FEET OF TOTAL SIDE YARD. ,4 Y ¢ {}, GYM-�,F3` 7'l A-• >".p. }
,E;^�hY� �T j'�' ACJ Y �z1 {'� PARCEL,EXCEPT AS NOTED.ME ERROR Oc CLOSURE IS LESS THAN I IN 15,000.. W Z m d
THIS NFORMATIBN WAS TAKEN FROM ME OTY OF ASPEN LAND USE CODE TITLE 26(SEC.26.71a"D) .�yc" 470 `Cy ,�.'Yv`a rVN,vE-sN i-`c,. wRFS,> F-,b taa�``l.a. ''. -K: >Y m O
LAND USE RECUUTWS PMT 7DD-ZONE OSTRICTS. =a W P Q
A.rq
BY:
FRANK W.NMRIN,bT21A),'LSt9.59�,^C1F¢5'
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