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Home My WebLink Aboutagenda.hpc.20150513 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING May 13, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS A. Please meet at 114 Neale Avenue at noon. From there we will go to 223 E. Hallam Street and 61 Meadows Road II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes March 25, 2015 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items III. OLD BUSINESS A. None. IV. NEW BUSINESS A. 114 Neale - Variance, PUBLIC HEARING (5:10) B. 61 MEADOWS ROAD- Minor, PUBLIC HEARING (5:35) C. 223 E. HALLAM STREET- Conceptual Major Development, On-Site Relocation, Demolition and Variances, PUBLIC HEARING (6:35) V. ADJOURN Next Resolution Number: Resolution #15, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation ( 5 minutes ) Board questions and clarifications ( 5 minutes ) Applicant presentation ( 20 minutes ) Board questions and clarifications ( 5 minutes ) Public comments (close public comment portion of hearing) ( 5 minutes ) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes ) HPC discussion ( 15 minutes ) Motion ( 5 minutes ) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Nora Berko, Jim DeFrancia, Bob Blaich, John Whipple, Gretchen Greenwood, Patrick Sagal and Eric Secrist. Sallie Golden was absent. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk MOTION: Jim moved to approve the minutes of February 25 th , 2015; second by Bob. All in favor, motion carried. The board welcomed our new board member, Eric Sechrist 211 E. Hallam St. – AspenModern Negotiation for Voluntary Landmark Designation, Conceptual Major Development, On-Site Relocation and Variances, continue the public hearing to April 8 th MOTION: Jim made the motion to continue 211 E. Hallam to April 8, 2015; second by Willis. All in favor, motion carried. Wagner Park – Conceptual Major Development, Planned Development Project Review, Growth Management, Conditional Use and Mountain View Plane, continue public hearing to April 22 nd . MOTION: Willis moved to continue the public hearing on Wagner Park until April 22 nd , second by Jim. All in favor, motion carried. 834 W. Hallam St. – Conceptual Historic Major Development, Relocation, Variances, Residential Design Standard Review, Establishment of Affordable Housing Credits, GMQS, Public Hearing Debbie reviewed the affidavit of public notice and asked Steev Wilson if the enhanced mailing included the two drawings in the packet. Steeve said there was a site plan and rendering in the public notice. P1 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 2 Debbie said HPC needs to continue the special review for affordable housing to a date certain to allow people to comment on that item. Exhibit I – public notice Sara said this is a 6,000 square foot lot and was originally zoned R-6. In 1994 it was rezoned to office which is now called mixed use and as part of that rezoning there was a floor area cap placed on the property of 4,000 square feet. It was slighty more than what the R-6 zoning allowed which was 3,240. Council gave them the rezoning to legalize the restaurant but they wanted to restrict the floor area. The project will also go to City Council to request the increase of the 4,000 square feet to 7,000 square feet. The proposal is 100% affordable house with three detached buildings. 11 affordable housing units are proposed. Sara thanked the applicant for coming in with an affordable housing project that addresses the community goal that we have and we feel it is important to have affordable housing. It isn’t easy to come in with 100% affordable housing project especially on a landmark property. Reviews: Conceptual Demolition of non-historic additons Relocation of the historic home on the lot RDS’s variances Parking waivers and setback variances Growtrh Management for affaordable housing Special Review for Affordable Housing units that are more than 50% below grade. Establisment of affordable housing credits that can be sold on the free market. Sara said council will review the floor area increase and then the project will come back to HPC for final review. Conceptual review: Sara said this is a 6,000 square foot lot and there is about 7,100 square feet of floor area proposed on the site. Our recommendation is a restudy to reduce the mass and scale on the site. Staff is mostly concerned about the impacts on the rear building. The building to the right of the landmark contextualloy fits in for the most part with some adjustments to the front porch. The massing and dormers have a nice relationship to the landmark in a simple way. P2 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 3 Sara said the rear building is three stories, flat roof. We are open to the flat roof because it helps keep the height down as opposed to a gable roof and it will help with their storm water mitigation but doing the mitigation on the roof. Livability floor to ceiling are very important for the housing units. Staff is concerned that there isn’t enough dialogue between the rear building and the historic landmark. There is also concerns about the externalized circulation and the parking. There is an element to shield the stairs and the elevator goes straight up. The relationship between the rear building and landmark building could be improved by internalizing the circulation for the rear building. There needs to be some screening of the parking carport in the back. We also feel that the back building should meet the RDS’s or at least get closer to meeting those variances facing 8 th street. The mass needs broken up. Overall we find that the review criteria are not met. Demolition and relocation: Sara said taff is supportive of demolishing the non-historic addition which would be the front porch and the non-historic additions to the rear. We are also supportive of the relocation and find that those review criteria are met. Picking the building up and moving it slighty forward on the lot allows the consntruction to be detached which is a huge advantage to this project. Setback variances and parking waivers: Sara said the required setback is five feet and across the front is ten feet. The setback variance on the front is for the front porch which meets the RDS’s which has the six foot depth. Staff suggested they reduce the size of the front porch on the second home as the two buidlings need to relate to each other. The entire development is moved towards the interior lot line in order to get out of the dripline of the cottonwoods. Parks is requiring at least a 15 foot setback from the cottonwoods so everything is shifted over to the east lot line. Staff is recommending that the meet the ten foot dimensional requirement between buidlings. Parking: Sara said they are required 11 parking space one per unit. They have 7 spaces along the alley. On the Fornell property they paid the $30,000 per space for three spaces. Special Review, growth management and affordale housing credits: P3 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 4 Sara said the total FTE’s would be 27 ½. They have 5 one bedroons, two two bedrooms and three three bedrooms and two four bedrooms. They have two units that are more than 50% below grade. What pushed them over the edge of 50% requirement was some small additional storage which is what we are asking for for the other units. We have concerns with the overall livability of a lot of the units. Four of the 11 don’t meet the minimum size requirement and there is minimal storage in the units and there is not much outdoor space. The housing board is supportive of the project and it is proposed a category 2. They are recommending a few changes. It is within HPC’s purview to discuss the livability. Overall we are recommending continuation of the project with reducing mass and scale; meet minimum size requirements of the units; meet the RDS’s for the rear building; meet the intent of the design standards along 8 th Street; reduce the front yard setback for the front porch element so that it is more proportional to what you see at the landmark; meet the distance between buildings and increase the livability of the units. Sara said e-mails or letters were received from Michael Kosnitsky, Sheri Sanzone, Neil Siegel and Housing. (Exhibit II-V) Gretchen said there is a porch on the historic resource on the east side. Is that something that should be getting restored. Sara said she also got a letter from Kathryn Kensington, Exhibit VI. Kathryn asked HPC to address storage for personal items during the review. Applicant: Matt Brown, owner said they have spoken with APCHA and city officials and tried to take in all the feedback which resulted in the proposal. We originally came in with a dormer scenario but there was opposition. APCHA wants for sale units. As you drive into town it is a dark area and not attractive as an historic site. APCHA is OK with the livability of the project. With regard to the sub 50% we spoke to Cindy at housing and we made changes based on her recommendation of interior closet space and for that now to be a black market feels a little unfair. From our studies the mass and scale seems to be in line. This is an entryway to Aspen and this feels like a worthy endeavor. Steev Wilson, architect said they will restore the front of the Historic House that faces the entrance to Aspen back to the original state and we will move P4 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 5 it to the corner of the site. A sympathetic structure will be created next to it to the east and in the rear yard will be a separate unit. In the center of the lot is where the circulation will be. We have looked at WE-cycle and car share programs to alleviate the parking need. The units that are asking for more than 50% below grade meet the minimum requirements. Rather than filling it with dirt we gave them extra storage. This enhances the unit and meets housing’s requirements. On the parking we lost one more parking space due to the trash/recycle enclosure so now we have 6 spaces. Staff would like us to screen the parking but if we are going to maximumize the parking to the lot line any screen would be 42 inches or lower I’m not sure what screening effect you would get from a structure of that type. We would also have to pursue another variance to do that. It is an advantage to bring the elevator to the center of the buildings. The ADA units are up two stories. There was a lot of concern for storage. The four bedroom units have two bathrooms. We have significant size closets in all the bedrooms. We aren’t asking for any height variances. The elevator is somewhat encroaching but it is stepped back so the historic resource has breathing room. From a massing standpoint we are looking at a structure that is sympathetic to the neighborhood. The area is predominantly RMF. We are requesting to go back to the underlying zoning. Matt Brown said it didn’t feel that commercial use long term is filling in this neighborhood. We really tried to put our best foot forward for affordable housing and support 11 famillies. Steev said all the bedrooms have been switched to the back per APCHA. The living spaces are up front. Sara said part of the project relies on the Si Johnson ditch which is along the side of the property on 8 th Street. Part of the project is to move the ditch slightly. Steev said they are working with the ditch company and the Water Department. Steev said the height of the back building is just below 28 feet. Willis asked Sara about the housing credits. P5 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 6 Sara said one of the criteria is that the growth management is met and we found that those were not met based on the livability of the units. Sara said APCHA goal is to get affordable housing units and staff looks at design and compatibility and livability when we review the landuse code. Chairperson, Willis Pember opened the public hearing. Charlie Eckard, President of Sagewood directly to the west across 8 th street. I am also here on behalf of the Open Space and Trails Board. We are in favor of the development and renovating the historic structure; however, we have a parking issue in the neighborhood. Commuters use 8 th Street so they don’t have to park downtown. We have an overflow issue of parking also. We also have the new pedestrian bicycle way that is being discussed. The Forest property has also gone through a schematic design. The future of this neighborhood is going to change. It would be best to scale it back and reduce the number of units. Bill Shafer represented the Aspen Villas. The historic house is not exciting due to the denseness of the project. We have 26 units and 39 parking spaces. It is out of character to squeeze 11 families on the historic property. Chet Feldman represented the Villas of Aspen. We are supportive of a residential development and very concerned about the parking. We have one parking space for each of our 36 units. We are concerned about the over flow of parking onto 8 th Street. Having 11 units and only 6 parking spaces is a big concern. Most families have more than one car. Moving the structures within 4 feet of the street puts them right in the bus stop. Pete Thomas represented the owners of lot 4 and 5 in the Aspen Ranger Subdivision. Curt Sanders represents the owners of lot 1 and 2. Curt’s clients also have the same concerns as mentioned. The short comings of this project is that there is too much on the lot. There are too many units on the lot. No one disputes the affordable housing and it is important to this community. You can’t just sweep away the requirements of the code. The people that will live in these units deserve better. Andrew Lodge homeowner of he Sagewood townhomes. The traffic that this will create are 11 units with families and kids playing. 7 th Street is always blocked off at 5:00 and the traffic will be compounded. The size is pretty big for the neighborhood. P6 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 7 Peter Fornell said he supports Matt’s project and he is exciting to have someone else enter the arena of affordable housing. He has watched enough applications go on and whenever someone wants to make light of what they think are concerns of a project because they are in the neighborhood they all reach immediately to the parking issue. Of the first two projects that I have completed there are less number of vehicles than there are front doors of those buildings. The notion that everyone has two cars might be valid for a neighborhood of people who live in the &750,000 or two million dollar purchase price. These people purchase these units for $105,000 to $160,000 price range. If they have two cars on a loan they are not going to get a mortgage. A front door for a working family is of more value to the community than a parking space. If you go to the 518 Main project there are no complaints about the three spaces that we didn’t create. You don’t see people with two cars. There are 11 units on a 7,500 square foot lot. Sara said there are 8 two bedrooms, one 3 bedroom and 1 one bedroom and one studio at Peters. The total floor area for the 7,500 square foot lot is about 7,100 square feet. It is .9 to 1. Dee Matthews said she lives at the Villas of Aspen. When you look at the affordable housing built along Main Street it is full of bicycles, strollers, wagons and lots of little kids running around. I’m not sure I would want kids running around Main Street. Applicant Steev said you are hearing from people of the private sector who are worried about their homes. Who you are not hearing from are the families who aren’t here yet. In Peter’s project there were 242 applications for those 11 units. It is really important to find housing in this town. Should a parking space prevent us from providing housing. Matt Brown said we are 15 feet from the bus stop. Housing families in this community at this income level is vital. That is the feedback we have gotten from the city and APCHA. APCHA has recommended these units. Steev said we live in the middle of a national park. There is access to all four mountains. We have taken a responsible stance and are trying to serve a need that is 244 to 11. P7 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 8 Matt said we are only asking for a slight variance on the east side of the property because we are allowing three extra feet for the trees. The density ration is 2 to 1. Hopefully this will be an affordable family project that serves the community that is needed. Chairperson Willis Pember closed the public hearing. Willis identified the issues: 9 issues in the memo Conceptual mass and scale Demolition of non-historic additions are OK Relocation of the historic home are OK Parking Waiver of 5 spaces Setback variances, east, front and distance between buildings Special review for AH housing units that are more than 50% belowo grade. GMQS RDS that relate to building 3 Establish AH housing credits Sara said the housing guidelines list specific review criteria for granting a reduction in unit size that have to do with additional storage, window sizes etc. APCHA is supportive of the project. The Planning staff has concerns about th livability of these units. We think the minimum sizw requirement should be met. For the four bedrooms they barely meet the requirement for a three bedroom. We have learned a lot from other AH projects. The space between the buidlings is very minimized. Willis thanked the applicant for coming forward with an affordable housing project. The spot needs lilfe brought to it. Residential use is the right approach. Willis identified the issues. Demolition is fine and the side porch in the historic photos should be studied. The relocation is fine and the general apprpoach to massing is OK. The underlying zone district is 2-1 and this is just above 1-1. The detached building approach is the right approach but it does put pressure on the perception of mass and scale. The three buildings make perfect sense. As a recommendation the entrances should be on 8 th Street. Taking the screen off is good and there should be a ten foot separation. The setback variances P8 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 9 on the east is OK. If APCHA is supportive then I am generally supportive. The FAR and bedroom count could be reduced for better mass and scale. Parking is always emotional. I would recommend that an Engineering study be done. I would think that people living here full time would displace the itinerant people. You are down to six spaces and you need 11. Patrick said he agrees with staff on continuation and the reduction of mass and scale. The ten foot front setback should be kept and athe ten feet between the buidlings. Possibly have off-site storage for cars and possibly have deed restrictions for cars. Also the car share program could be implemented. Four bedrooms typically end up empty and are not rented. If we keep the 11 units eliminate a four bedroom and that would take off 1,000 square feet. Possibly change the roof so that it isn’t all flat. This is a great potential project. Gretchen said the project has great potential. The mass and scale is too large for the Victorian. It is the first Victorian that you see coming into town. House #2 needs to be moved back on the site to give front yard presence. The massing also needs re-thought and the variances should be reduced by half. The 4 bedroom concept needs eliminated and more bedrooms should be below grade. If you do a traffic study that will give us a better understanding on the parking. John said there is enough on the table to re-work the parking. Once you live in a place like Aspen you are going to have visitors. There is a lot of good in this application. I support all aspects of the project nad support the number of credits being generated. Eric said he appreciates that affordable housing is being built and the extra storage is commendable. The presentation was good and has a lot of context. As a suggestion try and keep the circulation internal and not be seen. Moving the historic resource to the west tucks it behind the cottonwoods and might not be so prominent. I also agree that building #2 needs pulled back. Giving a variance to that many parking spaces would be setting a new precident. Nora said we all applaud and appreciate housing. Building #2 is too mirrored and the historic house is not being celebrated. I can’t approve a variance for 5 parking spaces. There needs to be some breathing room and it feels like you are concreting the entire lot. P9 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 10 Jim said his biggest concern is that the new construction is overpowering the historic resource. We do not want to diminish the significance of the historic resource. Parking is a stress all over town. I advocate staff’s recommendation of reducing the mass and scale and restudy the parking situation. Bob said he commends the affordable housing. You can still redesign the property and provide affordable housing. Patrick recused himself. Eric was seated to vote. MOTION: Willis moved to continue the public hearing on 834 W. Hallam to May 27 th ; second by Jim. Roll call vote: Gretchen, yes; John, yes; Jim, yes; Nora, yes; Bob, yes; Eric, yes; Willis, yes. Motion carried 7-0. Proposed amendments to historic building relocation requirements Jim recused himself. Amy said right now HPC approves or disapproves a location based on the code language which is pretty general. It doesn’t say how much money someone has to post and it doesn’t say what your expectations are. Some of the unusual requests we get are off site relocation in town, out of town, using a crane, lifting the building right over the excavation site. We have also had people requesting to dismantle the entire building. Staff would like comments on what you feel we should do. Other departments want addition money if a street light is damaged or a curb etc. Some contractors like the idea of getting the building off the site. Willis said the other issue is construction mitigation and whatever we can do to expedite construction rather than delaying things is good. I am in favor of moving the building off site to allow freeer access to the construction site. If the house is moved off site it should be protected somehow. Gretchen said relocation off the site is the way to go. It would also benefit the neighbors. P10 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 25, 2015 11 John mentioned some of the bridges being unstable. If you are allowing homes to be moved you should start with the City of Aspen. Willis said he is also in favor of moving the homes out of town. Amy said it is difficult to find places in town. The concern with out of town is the drive and what impact does that have on the building. Would they need a lift under the eaves. Nora said the home would end up in Rifle or Silt and it is better to limit it to Aspen right now. Gretchen said if there is a special situation you could review it. Willis said you need appropriate safeguards for all the circumstances. Amy said she will work with the attorney and start some policies. John said the duration of the move should be limited to the excavation only not for the entire time it takes to do the project. Gretchen said we also need more final photographs of the detailings. Amy said maybe the city finds a pre-determined space. MOTION: Bob moved to adjourn; second by Gretchen. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk P11 II.B. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Amy Simon, Historic Preservation Officer FROM: Justin Barker, Planner RE: 114 Neale Avenue – Variance MEETING DATE: May 13, 2015 ____________________________________________________________________________ SUMMARY: The owner of the property located at 114 Neale received Major Development Approval on May 22, 2013 via HPC Resolution No. 19, Series of 2013. Construction began on the project in July 2014. The approved project included construction of a new garage accessed by an extended driveway, which requires a retaining wall along the east property line to retain the grade of the neighboring property. The garage slab was constructed at an elevation approximately 18 inches lower than approved in the building permit. In order to accommodate the additional 18 inches change in grade, the driveway needs a revised design, which increases the height of the retaining wall along the east property line to approximately 48 inches. The Code currently allows retaining walls up to 30 inches tall within the setback. The applicant is requesting a variance to allow a retaining wall taller than 30 inches within the setback. Staff recommends denial of the variance request. APPLICANT: DWS Family Trust, 3 Remington Lane, Houston TX 77005, represented by Forum Phi Architecture. ADDRESS: 114 Neale Ave, Lot 1, 114 Neale/17 Queen Historic Lot Split Subdivision. PARCEL ID: 2737-073-83-001. ZONING: R-15A (Moderate Density Residential). VARIANCE: Section 26.575.020.E.5(k) of the Land Use Code permits retaining walls within the setback which do not exceed 30 inches. The applicant is requesting a retaining wall in the side yard setback that would be approximately 48 inches in height. This requires a variance. In order to authorize a variance from the dimensional requirements of Title 26, HPC shall make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code; and 1 P12 IV.A. Staff Findings: Granting of this variance would not be consistent with the purposes, goals, objectives and policies of this Title and Municipal Code as this is a self-created hardship and did not exist prior to construction. Staff finds this criterion to be not met. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and Staff Findings: The proposed wall would be approximately 48” in height. This is the minimum necessary to maintain a consistent driveway slope of ~12 percent that reaches the garage slab and adequately retain the grade of the neighboring property. Staff finds this criterion to be met. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In determining whether an applicant's rights would be deprived, the Board shall consider whether either of the following conditions apply: a) There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b) Granting the variance will not confer upon the applicant any special privilege denied by the terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district. Staff Findings: The fact that the garage slab, along with other development, has already been constructed at the incorrect elevation is a unique situation to this parcel. However, this situation is a result from the actions of the applicant. Granting a variance would confer upon the applicant a special privilege of having a taller retaining wall in the setback than would otherwise be allowed on a similar property. Staff finds these criteria to not be met. Staff finds that the proposed variance request does not meet the review criteria. The condition is a result of actions from the applicant, and did not otherwise exist prior to construction. The variance would not be needed if the structure was built as originally approved and permitted. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC deny the application for a variance. EXHIBITS: A. Application 2 P13 IV.A. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) DENYING A VARIANCE FOR THE PROPERTY LOCATED AT 114 NEALE AVENUE, LOT 1, 114 NEALE/17 QUEEN HISTORIC LOT SPLIT SUBDIVISION, COUNTY OF PITKIN, STATE OF COLORADO. RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2737-073-83-001. WHEREAS, the applicant, DWS Family Trust, represented by Forum Phi Architecture, requested variance approval for the historic structure on the property located at 114 Neale Avenue, Lot 1, 114 Neale/17 Queen Historic Lot Split Subdivision; 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, the HPC may approve, approve with conditions or disapprove a development application for a variance in accordance with Section 26.314.020; and WHEREAS, Justin Barker, in his staff report to HPC dated May 13 , 2015, performed an analysis of the application based on the standards and recommended denial; and WHEREAS, at their regular meeting on May 13, 2015, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal was not consistent with the review standards and denied the application by a vote of ___ to ____ (_ to _). NOW, THEREFORE, BE IT RESOLVED: That HPC hereby denies a variance to allow a retaining wall more than 30” in height in the setback for the property located at 114 Neale Avenue. DENIED BY THE COMMISSION at its regular meeting on the 13th day of May, 2015. __________________________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________________ Kathy Strickland, Chief Deputy Clerk 114 Neale Ave. HPC Resolution #__, Series of 2015 Page 1 of 1 P14 IV.A. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT GENERAL LAND USE APPLICATION PACKET Attached is an Application for review of Development that requires Land Use Review pursuant to the City of Aspen Land Use Code. Included in this package are the following attachments: 1. Development Application Fee Policy, Fee Schedule and Agreement for Payment Form 2. Land Use Application Form 3. Dimensional Requirements Form 4. Matrix of Land Use Application Requirements/Submittal Requirements Key 5. General Summary of Your Application Process 6. Public Hearing Notice Requirements 7. Affidavit of Notice All applications are reviewed based on the criteria established in Title 26 of the Aspen Municipal Code. Title 26 of the Aspen Municipal Code is available at the City Clerk’s Office on the second floor of City Hall and on the internet at www.aspenpitkin.com , City Departments, City Clerk, Municipal Code, and search Title 26. We strongly encourage all applicants to hold a pre-application conference with a Planner in the Community Development Department so that the requirements for submitting a complete application can be fully described. Also, depending upon the complexity of the development proposed, submitting one copy of the development application to the Case Planner to determine accuracy, insufficiencies, or redundancies can reduce the overall cost of materials and Staff time. Please recognize that review of these materials does not substitute for a complete review of the Aspen Land Use Regulations. While this application package attempts to summarize the key provisions of the Code as they apply to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have questions which are not answered by the materials in this package, we suggest that you contact the staff member assigned to your case or consult the applicable sections of the Aspen Land Use Regulations. P15 IV.A. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon DATE: 04.17.2015 PROJECT: 114 Neale Avenue REPRESENTATIVE: Forum Phi TYPE OF APPLICATION: Setback variance SUMMARY: 114 Neale is a 6,001 square foot lot, zoned R-15. The property is landmark designated because it contains a Victorian era home. A renovation that was approved by the Historic Preservation Commission is currently under construction. An error has been made and the finished floor on the lowest level is approximately 18” lower in elevation than was planned. A driveway leading to this area of the house now requires a retaining wall taller than 30” in the side setback. This retaining wall cannot be built unless a variance is granted. The variance request shall be reviewed by the Historic Preservation Commission, applying the criteria that are generally applicable to variances, not the criteria that HPC may apply when variances are requested for historic preservation interests. Below is a link to the Land Use application Form for your convenience. http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2011%20land% 20use%20app%20form.pdf Municipal Code Section(s) 26.304 Common Development Review Procedures 26.314 Variances 26.314.040 Review Standards for Dimensional Variances 26.575.020 Calculations and Measurements Follow the link below to view the City of Aspen Land Use Code http://www.aspenpitkin.com/Departments/Community-Development/Planning-and- Zoning/Title-26-Land-Use-Code/ Review by: Community Development Staff for complete application Historic Preservation Commission for determination Public Hearing: Yes Planning Fees: $1,950 deposit for up to 6 hours of review (additional billable hours, or hours to be refunded will be at the rate of $325 per hour) Referrals & Fees: $ 275.00 City Engineering, per hour. Billed with planning case Total Deposit: $2,225.00 P16 IV.A. To apply, submit 1 copy of the following information:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (not older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  A site improvement survey (not older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado.  HOA Compliance form from HOA (Attached)  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. Provide a site plan, floor plans, elevations and roof plan, a lighting plan and a landscape plan as applicable.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. Once the application is determined to be complete, submit:  A digital copy of the full application provided in .pdf file format by email to justin.barker@cityofaspen.com.  Total deposit for review of the application.  12 printed sets of the project graphics only. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P17 IV.A. ARCHITECTURE | INTERIORS | PLANNING Land Use Application – Request for Setback Variance TO: Chris Bendon, Community Development Director FROM: Forum Phi RE: 114 Neale Avenue DATE: April 24, 2015 Dear Director, Forum Phi requests your approval of a setback variance for a retaining wall greater than 30” in the side and rear yard setbacks. The subject property is listed on the Aspen Inventory of Historic Landmark Sites and Structures and received prior approval from the Aspen Historic Preservation Commission for Major Development (Resolution #19, Series of 2013). This previously approved proposal consists of an expansion and reconfiguration of an existing “modern” addition to a historic structure. This request for variance is the result of an inconsistent project elevation equivalent to architectural 100’ listed on architectural, structural, and civil engineering drawings. The project received a building permit in May 2014. Construction began in July 2014 and is expected to be complete in November 2015. The permitted driveway was designed to begin at King Street and run along the east property line, dropping approximately 15 feet in grade to a lower level garage. This driveway requires a retaining wall along the east and south property lines to retain the grade of neighboring properties, while allowing the driveway to slope to the lower level garage. The garage slab has been constructed at project elevation 88’‐4 ¾” (7,916.69’). However, the civil engineered drawings designed for the garage elevation to be 7,918.24’ or project 89’‐11 ¼”, a difference of 18 ½ inches. The elevation of the historic resource was recently surveyed to be the same elevation as prior to commencement of construction (project 100’ or 7,928.30’). A revised civil design to construct the driveway proposes to increase the height of a portion of the retaining wall within the side and rear yard setbacks to no greater than four feet. The alternative would be to increase a portion of the driveway grade to an exceptionally steep slope of 14.68%, which is greater than allowed by engineering design standards. Another alternative is to allow the driveway to enter P18 IV.A. ARCHITECTURE | INTERIORS | PLANNING directly from Neale Avenue, which was proposed and declined by the engineering department at the start of schematic design due to the nature of this property’s location on Neale. This request for a setback variance does not affect or change other previously approved calculations and measurements per municipal code section 26.575.020. The Land Use Application for a setback variance is complete per the City of Aspen Community Development Department's Historic Preservation Application Package. Sincerely, Steev Wilson, AIA P19 IV.A. COMMUNITY DEVELOPMENT DEPARTMENT Land Use Review Fee Policy The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is collected for land use applications based on the type of application submitted. A flat fee is collected by Community Development for applications which normally take a minimal and predictable amount of staff time to process. Review fees for other City departments reviewing the application (referral departments) will also be collected when necessary. Flat fees are cumulative – meaning an application with multiple flat fees must pay the sum of those flat fees. Flat fees are not refundable. A review fee deposit is collected by Community Development when more extensive staff review is required. Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent on the case in addition to the case planner. Deposit amounts may be reduced if, in the opinion of the Community Development Director, the project is expected to take significantly less time to process than the deposit indicates. A determination on the deposit amount shall be made during the pre-application conference by the case planner. Hourly billing shall still apply. All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and referral agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will not be accepted for processing without the required application fee. The Community Development Department shall keep an accurate record of the actual time required for the processing of a land use application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The applicant will be billed for the additional costs incurred by the City when the processing of an application by the Community Development Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a project review shall be billed to the applicant with no additional administrative charge. In the event the processing of an application takes less time than provided for by the deposit, the department shall refund the unused portion of the deposited fee to the applicant. Fees shall be due regardless of whether an applicant receives approval. Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final, and recordation of approval documents shall be handled as individual cases for the purposes of billing. Upon conceptual approval all billing shall be reconciled and all past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall require a new deposit at the rate in effect at the time of final application submission. Upon final approval all billing shall again be reconciled prior to the Director accepting an application for review of technical documents for recordation. The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more days past due. Unpaid invoices of 90 or more days past due may be assessed a late fee of 1.75% per month. An unpaid invoice of 120 days or more may be subject to additional actions as may be assigned by the Municipal Court Judge. All payment information is public domain. All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, an unpaid invoice of 90 or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is made. The property owner of record is the party responsible for payment of all costs associated with a land use application for the property. Any secondary agreement between a property owner and an applicant representing the owner (e.g. a contract purchaser) regarding payment of fees is solely between those private parties. November, 2011 City of Aspen | 130 S. Galena St. | (970) 920-5090 P20 IV.A. COMMUNITY DEVELOPMENT DEPARTMENT Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Owner (“I”): Phone No.: Email: Address of Property: (subject of application) Billing Address: (send bills here) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $_________ flat fee for _____________________. $_________ flat fee for _____________________. $_________ flat fee for _____________________. $_________ flat fee for _____________________. For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $___________ deposit for _______ hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $315 per hour. $___________ deposit for ______ hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. City of Aspen: Property Owner: Chris Bendon Community Development Director Name: T i t l e : ____ City Use: Fees Due: $___________ Received: $____________ November, 2011 City of Aspen | 130 S. Galena St. | (970) 920-5090 P21 IV.A. ATTACHMENT 2 –LAND USE APPLICATION PROJECT: TYPE OF APPLICATION: (please check all that apply): Name: Location: (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) APPLICANT: Name: Address: Phone #: REPRESENTATIVE: Name: Address: Phone #: GMQS Exemption Conceptual PUD Temporary Use GMQS Allotment Final PUD (& PUD Amendment) Text/Map Amendment Special Review Subdivision Conceptual SPA ESA – 8040 Greenline, Stream Margin, Hallam Lake Bluff, Mountain View Plane Subdivision Exemption (includes condominiumization) Final SPA (& SPA Amendment) Commercial Design Review Lot Split Small Lodge Conversion/ Expansion Residential Design Variance Lot Line Adjustment Other: Conditional Use EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Have you attached the following? FEES DUE: $_________ Pre-Application Conference Summary Attachment #1, Signed Fee Agreement Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards 3-D Model for large project All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. P22 IV.A. ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: Applicant: Location: Zone District: Lot Size: Lot Area: (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:___________________ Number of residential units: Existing:__________Proposed:___________________ Number of bedrooms: Existing:__________Proposed:___________________ Proposed % of demolition (Historic properties only):__________ DIMENSIONS: Floor Area: Existing:_________Allowable:__________Proposed:________ Principal bldg. height: Existing:_________Allowable:__________Proposed:________ Access. bldg. height: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined F/R: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance Between Buildings Existing ________Required:__________Proposed:_____ Existing non-conformities or encroachments:___________________________________ _______________________________________________________________________ Variations requested: ______________________________________________________ ________________________________________________________________________ P23 IV.A. AT T A C H M E N T 4 - M A T R I X O F L A N D US E A P P L I C A T I O N R E Q U I R E M E N T S Fo r a p p l i c a t i o n r e q u i r e m e n t s , r e f e r t o t h e n u m b e r s i n t h e i n se c o n d c o l u m n . T h e s e n u m b e r s c o r r e s p o n d t o t h e k e y o n p a g e 9 . F o r multiple re v i e w s , d o n o t d u p l i c a t e i n f o r m a t i o n . A l l a p p l i c a t i o n m a t e r i a l s m u s t b e c o m p l e t e a n d s u b m i t t e d i n c o l l a t e d p a c k e t s . A l l d r a w ings must include an a c c u r a t e g r a p h i c s c a l e Ty p e o f R e v i e w Ap p . S u b m i s s i o n R e q u i r e m e n t s (S e e k e y o n p a g e 9 . ) Pr o c e s s T y p e ( S e e P r o c e s s De s c r i p t i o n i n A t t . 5 ) Nu m b e r o f R e q u i r e d S u b m i t t a l Pa c k e t s 80 4 0 G RE E N L I N E R EV I E W 1- 7 , 8 - 1 0 , 3 5 P & Z 10 80 4 0 G RE E N L I N E E XE M P T I O N 1- 7 , 8 - 1 0 , 3 5 A DM I N I S T R A T I V E R EV I E W 2 S TR E A M M AR G I N R EV I E W 1- 7 , 8 , 1 0 , 1 1 , 1 2 , 3 5 P & Z O R A D M I N I S T R A T I V E ( B a s e d on L o c a t i o n ) 2 f o r 0 A d m i n . , 1 0 f o r P & Z S TR E A M M AR G I N E XE M P T I O N 1- 7 , 8 , 1 0 , 1 1 , 1 2 , 3 5 A DM I N I S T R A T I V E R EV I E W 2 H AL L A M L AK E B LU F F R EV I E W 1- 7 , 1 3 , 1 4 , 3 5 P & Z 10 M OU N T A I N V IE W P LA N E 1- 7 , 1 5 , 1 6 , 3 5 P & Z 10 C ON D I T I O N A L U SE 1- 7 , 9 , 1 7 P & Z 10 S PE C I A L R EV I E W * 1- 7 , Ad d i t i o n a l S u b m i s s i o n R e q . d e p e n d on n a t u r e o f t h e S p e c i a l R e v i e w R e q u e s t . P & Z 10 S UB D I V I S I O N 1- 7 , 1 8 , 1 9 , 2 0 , 2 1 , 3 5 P & Z, A N D C IT Y C OU N C I L 20 E XE M P T S UB D I V I S I O N 1- 7 , 1 8 , 1 9 , 2 0 , 2 1 , 3 5 C IT Y C OU N C I L 10 L OT L IN E A DJ U S T M E N T 1- 7 , 2 2 A DM I N I S T R A T I V E R EV I E W 2 L OT S PL I T 1- 7 , 2 2 C IT Y C OU N C I L 10 C OD E A ME N D M E N T 1- 4 , 7 , 2 3 P & Z, A N D C IT Y C OU N C I L 20 W IR E L E S S T EL E C O M . 1- 7 , 1 6 , 2 4 , 2 5 , 2 6 , 2 7 , 3 5 A DM I N . O R P & Z 2 f o r A d m i n . , 1 0 f o r P & Z S AT E L I T E D IS H O V E R 24 ” I N D IA M E T E R 1- 7 A DM I N . O R P & Z 2 f o r A d m i n . , 1 0 f o r P & Z R ES . D ES I G N S TA N D A R D S V AR I A N C E 1- 7 , 9 , 2 8 , 2 9 , 3 0 P & Z O R DR A C 10 GM Q S E XE M P T I O N * 1- 7 , Ad d i t i o n a l S u b m i s s i o n R e q . d e p e n d on n a t u r e o f t h e E x e m p t i o n R e q u e s t . A DM I N ., O R P & Z, A N D /OR CC (B AS E D O N E XE M P T I O N T YP E ) 2 f o r A d m i n . , 1 0 f o r P & Z , 2 0 f o r P & Z a n d C C C ON D O M I N I U M I Z A T I O N 1, 3 1 A DM I N I S T R A T I V E 2 PU D 1- 7 , 3 2 , 3 3 , 3 5 C ON C E P T U A L – P & Z, A N D CC F IN A L – P & Z, A N D CC 20 f o r P & Z a n d C C ( S u b m i t Se p a r a t e l y f o r F i n a l P U D R e v i e w ) L OD G E P RE S E R V A T I O N PU D 1- 7 , 3 5 P & Z, A N D CC 20 P24 IV.A. PU D A ME N D M E N T 1- 7 A DM I N ., O R P & Z, A N D /OR CC (B AS E D O N A ME N D M E N T T YP E ) 2 f o r A d m i n . , 1 0 f o r P & Z , 2 0 f o r P & Z a n d C C S PE C I A L L Y P LA N N E D A RE A (S P A ) 1- 7 , 3 5 C ON C E P T U A L – P & Z, A N D CC F IN A L - P & Z, A N D CC 20 f o r P & Z a n d C C ( S u b m i t Se p a r a t e l y f o r F i n a l S P A ) A ME N D M E N T T O SP A 1- 7 A DM I N ., O R P & Z A N D CC (B AS E D O N S IG N I F I C A N C E O F A ME N D M E N T ) 2 f o r A d m i n . , 2 0 f o r P & Z a n d C C T EM P O R A R Y U SE 1- 7 A DM I N . O R CC (B AS E D O N D UR A T I O N T IM E ) 2 f o r A d m i n . , 1 0 f o r C i t y C o u n c i l A CC E S S O R Y D WE L L I N G U NI T 1- 7 , 9 A DM I N O R P &Z ( B AS E D O N I F TH E P R O P O S A L M E E T S R E V I E W ST A N D A R D S ) 2 f o r A d m i n i s t r a t i v e R e v i e w R EZ O N I N G 1- 7 P & Z A N D CC 20 D IM E N S I O N A L R EQ U I R E M E N T S V AR I A N C E 1- 7 , 3 4 B OA R D O F A DJ U S T M E N T 9 * C o n s u l t w i t h a P l a n n e r a b o u t s u b m i t t a l r e q u i r e m e n t s . ** A p r e - a p p l i c a t i o n c o n f e r e n c e w i t h a P l a n n e r s h o u l d b e c o n d u c te d p r i o r t o s u b m i t t i n g a n y l a n d u s e a p p l i c a t i o n . P l e a s e c a l l 9 20-5090 to sc h e d u l e a p r e - a p p l i c a t i o n c o n f e r e n c e . P25 IV.A. ATTACHMENT 4-CONT’D- SUBMITTAL KEY 1. Land Use Application with Applicant’s name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 2. The street address and legal description of the parcel on which development is proposed to occur. 3. A disclosure of ownership of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. 4. An 8 1/2” x 11” vicinity map locating the subject parcel within the City of Aspen. 5. A site improvement survey including topography and vegetation showing the current status of the parcel certified by a registered land surveyor, licensed in the State of Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) 6. A site plan depicting the proposed layout and the project’s physical relationship to the land and it’s surroundings. 7 . A written description of the proposal and a written explanation of how a proposed development complies with the review standards relevant to the development application. 8. Plan with Existing and proposed grades at two-foot contours, with five-foot intervals for grades over ten (10) percent. 9. Proposed elevations of the development 10. A description of proposed construction techniques to be used. 11. A Plan with the 100-year floodplain line and the high water line. 12. Accurate elevations (in relation to mean sea level) of the lowest floor, including basement, of all new or substantially improved structures; a verification and recordation of the actual elevation in relation to mean sea level to which any structure is constructed; a demonstration that all new construction or substantial improvements will be anchored to prevent flotation, collapse or lateral movement of any structure to be constructed or improved; a demonstration that the structure will have the lowest floor, including basement, elevated to at least two (2) feet above the base flood elevation, all as certified by a registered professional engineer or architect. 13. A landscape plan that includes native vegetative screening of no less than fifty (50) percent of the development as viewed from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity and shall be replaced with the same or comparable material should it die. 14. Site sections drawn by a registered architect, landscape architect, or engineer shall be submitted showing all existing and proposed site elements, the top of slope, and pertinent elevations above sea level. 15. Proposed elevations of the development, including any rooftop equipment and how it will be screened. 16. Proposed elevations of the development, including any rooftop equipment and how it will be screened. 17. A sketch plan of the site showing existing and proposed features which are relevant to the review. 18. One (1) inch equals four hundred (400) feet scale city map showing the location of the proposed subdivision, all adjacent lands owned by or under option to the applicant, commonly known landmarks, and the zone district in which the proposed subdivision and adjacent properties are located. 19. A plat which reflects the layout of the lots, blocks and structures in the proposed subdivision. The plat shall be drawn at a scale of one (1) equals one hundred (100) feet or larger. Architectural scales are not acceptable. Sheet size shall be twenty-four (24) inches by thirty-six (36) inches. If it is necessary to place the plat on more than a one (1) sheet, an index shall be included on the first sheet. A vicinity map shall also appear on the first sheet showing the subdivision as it relates to the rest of the city and the street system in the area of the proposed subdivision. The contents of the plat shall be of sufficient detail to determine whether the proposed subdivision will meet the design standards pursuant to Land Use Code Section 26.480.060(3).20. Subdivision GIS Data. 21. A landscape plan showing location, size, and type of proposed landscape features. 22. A subdivision plat which meets the terms of this chapter, and conforms to the requirements of this title indicating that no further subdivision may be granted for these lots nor will additional units be built without receipt of applicable approvals pursuant to this chapter and growth management allocation pursuant to Chapter 26.470. 2 3 . T h e precise wording of any proposed amendment. 24. Site Plan or plans drawn to a scale of one (1”) inch equals ten (10’) feet or one (1”) inch equals twenty (20’) feet, including before and “after” photographs (simulations) specifying the location of antennas, support structures, transmission buildings and/or other accessory uses, access, parking, fences, signs, lighting, landscaped areas and all adjacent land uses within one-hundred fifty (150’) feet. Such plans and drawings should demonstrate compliance with the Review Standards of this Section. 25. FAA and FCC Coordination. Statements regarding the regulations of the Federal Aviation Administration (FAA) and the Federal Communications Commission (FCC). 26. Structural Integrity Report from a professional engineer licensed in the State of Colorado. 27. Evidence that an effort was made to locate on an existing wireless telecommunication services facility site including coverage/ interference analysis and capacity analysis and a brief statement as to other reasons for success or no success. 28. Neighborhood block plan at 1”=50’ (available from City Engineering Department) Graphically show the front portions of all existing buildings on both sides of the block and their setback from the street in feet. Identify parking and front entry for each building and locate any accessory dwelling units along the alley. (Continued on next page.) P26 IV.A. Indicate whether any portions of the houses immediately adjacent to the subject parcel are one story (only one living level). 29. Roof Plan. 30. Photographic panorama. Show elevations of all buildings on both sides of the block, including present condition of the subject property. Label photos and mount on a presentation board 31. A condominium subdivision exemption plat drawn with permanent ink on reproducible mylar. Sheet size shall be twenty-four (24) inches by thirty-six (36) inches with an unencumbered margin of one and one-half (1 1/2) inches on the left hand side of the sheet and a one-half (1/2) inch margin around the other three (3) sides of the sheet pursuant to Land Use Code Section 26.480.090. 32. A description and site plan of the proposed development including a statement of the objectives to be achieved by the PUD and a description of the proposed land uses, densities, natural features, traffic and pedestrian circulation, off-street parking, open space areas, infrastructure improvements, and site drainage. 33. An architectural character plan generally indicating the use, massing, scale, and orientation of the proposed buildings. 34. A written description of the variance being requested. 35. Exterior Lighting Plan. Show the location, height, type and luminous intensity of each above grade fixture. Estimate the site illumination as measured in foot candles and include minimum, maximum, and average illumination. Additionally, provide comparable examples already in the community that demonstrate technique, specification, and/ or light level if they exist. P27 IV.A. ATTACHMENT 5 DEVELOPMENT REVIEW PROCEDURE 1. Attend pre-application conference. During this one-on-one meeting, staff will determine the review process which applies to your development proposal and will identify the materials necessary to review your application. 2. Submit Development Application. Based on your pre-application meeting, you should respond to the application package and submit the requested number of copies of the complete application and the appropriate processing fee to the Community Development Department. 3. Determination of Completeness. Within five working days of the date of your submission, staff will review the application, and will notify you in writing whether the application is complete or if additional materials are required. Please be aware that the purpose of the completeness review is to determine whether or not the information you have submitted is adequate to review the request, and not whether the information is sufficient to obtain approval. 4. Staff Review of Development Application. Once your application is determined to be complete, it will be reviewed by the staff for compliance with the applicable standards of the Code. During the staff review stage, the application will be referred to other agencies for comments. The Planner assigned to your case or the agency may contact you if additional information is needed or if problems are identified. A memo will be written by the staff member for signature by the Community Development Director. The memo will explain whether your application complies with the Code and will list any conditions which should apply if the application is to be approved. Final approval of any Development Application which amends a recorded document, such as a plat, agreement or deed restriction, will require the applicant to prepare an amended version of that document for review and approval by staff. Staff will provide the applicant with the applicable contents for the revised plat, while the City Attorney is normally in charge of the form for recorded agreements and deed restrictions. We suggest that you not go to the trouble or expense of preparing these documents until the staff has determined that your application is eligible for the requested amendment or exemption. 5. Board Review of Application. If a public hearing is required for the land use action that you are requesting, then the Planning Staff will schedule a hearing date for the application upon determination that the Application is complete. The hearing(s) will be scheduled before the appropriate reviewing board(s). The Applicant will be required to mail notice (one copy provided by the Community Development Department) to property owners within 300 feet of the subject property and post notice (sign available at the Community Development Department) of the public hearing on the site at least fifteen (15) days prior to the hearing date (please see Attachment 6 for instructions). The P28 IV.A. Planning Staff will publish notice of the hearing in the paper for land use requests that require publication. The Planning Staff will then formulate a recommendation on the land use request and draft a memo to the reviewing board(s). Staff will supply the Applicant with a copy of the Planning Staff’s memo approximately 5 days prior to the hearing. The public hearing(s) will take place before the appropriate review boards. Public Hearings include a presentation by the Planning Staff, a presentation by the Applicant (optional), consideration of public comment, and the reviewing board’s questions and decision. 6. Issuance of Development Order. If the land use review is approved, then the Planning Staff will issue a Development Order which allows the Applicant to proceed into Building Permit Application. 7. Receipt of Building Permit. Once you have received a copy of the signed staff approval, you may proceed to building permit review. During this time, your project will be examined for its compliance with the Uniform Building Code. It will also be checked for compliance with applicable provisions of the Land Use Regulations which were not reviewed in detail during the one step review (this might include a check of floor area ratios, setbacks, parking, open space and the like). Fees for water, sewer, parks and employee housing will be collected if due. Any document required to be recorded, such as a plat, deed restriction or agreement, will need to be reviewed and recorded before a Building Permit is submitted. P29 IV.A. ATTACHMENT 6 PUBLIC HEARING NOTICING REQUIREMENTS Three forms of notice are required by the Aspen Land Use Regulations: publication in the newspaper, posting of the property, and mailing to surrounding landowners. Following is a summary of the notice requirements, including identification of who is responsible for completing the notice. 1. Publication - Publication of notice in a paper of general circulation in the City of Aspen is to be done at least fifteen (15) days prior to the hearing. The legal notice will be written by the Community Development Department and we will place the notice in the paper within the appropriate deadline. 2. Posting - Posting of a sign in a conspicuous place on the property is to be done fifteen (15) days prior to the hearing. It is the applicant's responsibility to obtain a copy of the sign from the Community Development Department, to fill it in correctly and to bring proof to the hearing that posting took place (use attached affidavit). 3. Mailing - Mailing of notice is to be made to all owners of property within 300 feet of the subject development parcel by the applicant. It is the applicant's responsibility to obtain a copy of the notice from the Community Development Department, to mail it according to the following standards, and to bring proof to the hearing that the mailing took place (use attached affidavit). Notice to mineral Estate Owner. An Applicant for surface Development shall notify affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application for development. The applicant shall certify that the notice has been provided to the mineral estate owners. 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 public hearing. P30 IV.A. ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: ________________________________________________, Aspen, CO SCHEDULED PUBLIC HEARING DATE: ______________________________________, 200___ STATE OF COLORADO ) ) ss. County of Pitkin ) I, _____________________________________________________ (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 and was continuously visible from the ___ day of ________________, 200___, 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. (continued on next page) P31 IV.A. _____ Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. ____________________________________ Signature The foregoing “Affidavit of Notice” was acknowledged before me this ___ day of ____________________, 200__, by _______________________________________. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: _________________ ______________________________________ Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL P32 IV.A. 119 NEALE AVE LLC PO BOX 3123 ASPEN, CO 81612 2013 WOLFOND FAMILY TRUST 49 HIGHLAND CRESCENT TORONTO ONTARIO M2L 1G7 CANADA, 981 KING STREET LLC PO BOX 3123 ASPEN, CO 81612 ASPEN STREAM LLC 444 N MICHIGAN AVE #2905 CHICAGO, IL 60611 BEATON GLENN K 936 KING ST ASPEN, CO 81611 BECK JEFFREY L & JANET SUE 6211 RAINTREE CT DALLAS, TX 75254 BLEEKER STREET REV TRUST 32 TULIP ST SUMMIT, NJ 07901 BRIEN ALICE 110 NEALE AVE ASPEN, CO 81611 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 DECRAY MARCELLA TRUST 50% 1528 HILL ST SANTA MONICA, CA 90405 FRONTIER LLC 11144 MOCKINGBIRD DR OMAHA, NE 68137 FUENTE DAVID & SHEILA 701 TERN POINT CIR BOCA RATON, FL 33431 GIRVIN LINDA A 414 N MILL ST ASPEN, CO 81611 GREENWOOD WILLIAM S PO BOX 4778 ASPEN, CO 81612 HARRIS FAMILY TRUST 117 NEALE AVE ASPEN, CO 81611 HATANAKA HOWARD I 980 KING ST ASPEN, CO 81611 ISAAC THOMAS D REV TRST 975 KING ST ASPEN, CO 81611 KASABACH JACQUELYN A PO BOX 4166 ASPEN, CO 81612 LANG DONALD W PO BOX 4166 ASPEN, CO 81612 LAWRENCE LARRY S QPR TRUST 50% 8560 RUETTE MONTE CARLO LA JOLLA, CA 92037 LIPSEY WILLIAM S 955 KING ST ASPEN, CO 81611 LOEWENSTERN CAROL TRUST 910 GIBSON AVE ASPEN, CO 81611 MAPLE CHARLES A & BRYCE M 927 GIBSON AVE ASPEN, CO 81611 MARZIALE ANTONIO 15201 MASON RD #1000 PMB 375 CYPRESS, TX 774335977 MEADOWS JEAN R & STANLEY H 538 HILLSIDE DR HIGHLAND PARK, IL 60035 MICKEY JAMES & MARLENE 931 GIBSON AVE ASPEN, CO 81611 MORRIS JAMES/BYARD ANNE TRUST 860 GIBSON AVE ASPEN, CO 81611 RIVER HOUSE LLC 1 N CLEMATIS ST STE 100 WEST PALM BEACH, FL 33401 ROCKY MTN PROPERTY II LLC 73 SMUGGLER GROVE RD ASPEN, CO 81611 SNOW ORCHID LLC 1125 SAN MATEO DR MENLO PARK, CA 94025 P33 IV.A. VARE DARLENE DESEDLE TRUST 1024 19TH ST #7 SANTA MONICA, CA 90403 WEISMAN FAMILY LP 2708 IRVING AVE S MINNEAPOLIS, MN 55406 P34 IV.A. CoNSENTANDAUTHoRIZATIoNToREPRESENT DWS FAMILY TRUST 3 REMINGTON LANE HOUSTON, TX 77005 January 9,2013 Citv of Aspen Community Development Department fSO South Galena Street, 3'd Floor Aspen, Colorado 81611 114 Neale Avenue Dear Director' we hereby consent that steev wilson and Forum Phi may submit any and all Land use Applications on our O"nrf-iioi-oriproperty. fney ma1' repiesent us during the application review and approval pro"".."r. They may "tt on orr-d"naff, ariO may also sign on our behalf all applications and permiG*, ano'anvLno all documents required or ancillary thereto' Steev Wilson, Partner, AIA Forum Phi 117 S SPring St, Ste 202 Aspen, CO 8161 1 Thank You, Date P35 IV.A. P 3 6 I V . A . P37 IV.A. P 3 8 I V . A . P 3 9 I V . A . P 4 0 I V . A . P 4 1 I V . A . P 4 2 I V . A . P 4 3 I V . A . P 4 4 I V . A . PROPERTY LINE, TYP 1 A-301 1A-301 LINE OF EXISTING TOPOGRAPHY, TYP TOP OF DRIVE AS DESIGNED 95'-8 3/8" (7924') TOP OF RETAINING WALL AS DESIGNED 98'-2 3/8" (7926.5'') = <30" ABOVE GRADE NEW PROPOSED TOP OF DRIVE 94'-0" (7922.3') NEW PROPOSED TOP OF WALL 98'-0" (7926.3') = >30" ABOVE GRADE DRIVE @ DITCH 99'-8 7/8" (7928.81') AS-BUILT GARAGE SLAB = 88'-4 1/2" (7916.69') AS-BUILT T.O. PLY = 100'-0" (7928.30') TOP OF DRIVEWAY @ KING ST 103'-4 3/8" (7931.66') LINE OF SETBA C K MH 79 2 5 79 2 0 793 0 7 9 1 9 7 9 1 8 7 9 1 7 7916 7 9 2 1 7 9 2 2 7 9 2 3 7 9 2 4 7926 7927 7928 79 2 9 792 7 792 7 793 1 7 9 3 0 7931 7930 7929 7928 7927 7925 7924 7926 7922 7923 7921 7918 7920 7919 TRANS. F 2 A - 3 0 1 2 A-301 7917 EXISTING TREES TO REMAIN NEW OR REPLACEMENT TREES N SITE PLAN 1/8" = 1'-0" PROPOSED TREE PLANTING LEGEND 1 4 8 16 STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-001 SITE PLAN Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 4 5 I V . A . 2 2 A B E 7 7 F G H6 6 1 1 4A-204 1 A-201 2A-202 3A-203 3 3 4 4 W/DW/D 2 2 A B E 7 7 F H6 64A-204 1 A-201 2A-202 3A-203 W/DW/D 3 3 4 4 W/DW/D 2 2 A B E 7 7 F H6 64A-204 1 A-201 2A-202 3A-203 3 3 4 4 2 2 A B E 7 7 F G H6 64A-204 1A-201 2 A-202 3A-203 3 3 4 4 3 MAIN LEVEL PLAN 1/8" = 1'-0"1 SUBGRADE PLAN 1/8" = 1'-0"2 LOWER LEVEL PLAN 1/8" = 1'-0" 4 ROOF PLAN 1/8" = 1'-0" 1 4 8 16 STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-101 FLOOR PLANS Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 4 6 I V . A . 10 ' - 4 " 11 '-7 1 /2 " 15 '-9 7 /8 " 10 ' - 4 " 10 ' - 4 " 98'-10" T.O. FF @ ADDITION E B A 100'-1 1/2" T.O. FF @ MAIN LEVEL 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 115'-11 5/8" RIDGE @ EXISTING ROOF 10 ' - 4 " 10 ' - 4 " 8' - 2 " 2 '-11 1 /2 " 107'-0" T.O. PLATE @ ADDITION 100'-1 1/2 T.O. FF @ MAIN LEVEL A 12 4 4 3 2 10 ' - 4 " 11 '-7 1 /2 " 7' - 6 " 98'-10" T.O. FF @ ADDITION 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 107'-0" T.O. PLATE @ ADDITION 107'-0" T.O. PLATE @ MASTER 100'-1 1/2 T.O. FF @ MAIN LEVEL 91513 12 11 14 1313 F G H 10 ' - 4 " 10 ' - 4 " 8' - 2 " 10 ' - 4 " 11 '-7 1 /2 " 6 '-1 0 1 /2 " 98'-10" T.O. FF @ ADDITION 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 107'-0" T.O. PLATE @ ADDITION 98'-10" T.O. FF @ ADDITION 115-11 5/8" RIDGE @ EXISTING ROOF 12 7 2 3 4 10 ' - 4 " 27 '-5 3 /8 " 10 ' - 4 " 10 ' - 4 " 8' - 2 " 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 88'-6" T.O. FF @ LOWER LEVEL 78'-2" T.O. FF @ SUBGRADE 1 WEST ELEVATION 1/8" = 1'-0"2 NORTH ELEVATION 1/8" = 1'-0" 3 EAST ELEVATION 1/8" = 1'-0"4 SOUTH ELEVATION 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-201 ELEVATIONS Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 4 7 I V . A . LINE OF SETBACK, TYP 98'-10" T.O. FF @ ADDITION 107'-0" T.O. PLATE @ MASTER PROPERTY LINE 2 '-4 1 /2 " 3' - 6 " 3 '-9 7 /8 " 3'-73/4" 1 '-8 3 /8 " 2' - 6 " 3' - 6 " 4' - 0 " M A X 2' - 0 " 88'-4 1/2" T.O. SLAB @ GARAGE 94'-0" PROPOSED GRADE @ DRIVE W/ >30" WALL 95'-8 3/8" GRADE @ DRIVE W/ <30" WALL FENCE <6' (HEIGHT VARIES PER DRIVEWAY GRADE) RETAINING WALL 103'-4 3/8" TOP OF DRIVE @ KING ST 4' - 0 " M A X 103'-4 3/8" TOP OF DRIVE @ KING ST 88'-4 1/2" T.O. SLAB @ GARAGE 99'-8 7/8" TOP OF DRIVE @ DITCH 94'-0" TOP OF DRIVE AT CORNER OF HOUSE >30" RETAINING WALL (W/ SETBACK VARIANCE) 15% GRADE OF DRIVE <30" RETAINING WALL (W/O SETBACK VARIANCE) 95'-8 3/8" TOP OF DRIVE AT CORNER OF HOUSE <30" RETAINING WALL RETAINING WALL @ PROPERTY LINE DITCH CULVERT EXISTING GRADE (RETAINING WALL HEIGHT VARIES BASED ON GRADE AT PROPERTY LINE) <12% GRADE OF DRIVE >30" RETAINING WALL (W/ SETBACK VARIANCE) 1 DRIVEWAY SECTION 1/4" = 1'-0" 2 DRIVEWAY SECTION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-301 SITE SECTIONS Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 4 8 I V . A . DRIVEWAY W/ <30" RETAINING WALLDRIVEWAY W/ SETBACK VARIANCE FOR >30" RETAINING WALL 4 '-0 " M A X 30 " STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-302 DIAGRAMS Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 4 9 I V . A . DRIVEWAY W/ <30" RETAINING WALLDRIVEWAY W/ SETBACK VARIANCE FOR >30" RETAINING WALL 4 '-0 " MA X 30 " STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-303 DIAGRAMS Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 5 0 I V . A . DRIVEWAY PROFILE <30"DRIVEWAY PROFILE >30" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/27/2015 PROJECT NO: DRAWN BY:EAH 1211 FORUM PHI, LLC 1/9/13SD HPC CONCEPT. REV. SurvCo, Inc. 826 1/2 Grand Avenue Glenwood Springs, CO 81602 (970) 945-5945 survco@gmail.com Roaring Fork Engineering PO BOX 1117 Carbondale, CO 81623 (970) 948-7474 richardg@rfeng.org R&H Mechanical, LLC 0825A Chambers Avenue Eagle, CO 81631 (970) 328-2699 brentw@randhmechanical.com Evolve Structural Design 65 N 4th Street, STE 5 Carbondale, CO 81623 (970) 618-7708 sara@evolvestruct.com Steve Smith Construction 406 Aspen Airport Business Center Aspen, Colorado 81611 (970) 925-1288 steve@stevesmithconstruction.com DATE OF PUBLICATION A-303 CIVIL PROFILES Don & Ann Short 114 Neale Avenue Aspen, Colorado 81611 114 NEALE 4/5/13SD HPC FINAL REVIEW 9/17/13CD PERMIT SET 1/15/14 CLARIFICATION 4/15/14CD HPC SUB AMENDMENT 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 5/23/14CD ROW/TEMP ENCRMNT CD 5/13/15CD HPC SETBACK REV P 5 1 I V . A . 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 61 Meadows Road- Minor Development, Public Hearing DATE: May 13, 2015 ______________________________________________________________________________ SUMMARY: 61 Meadows Road is Unit 6 of the eight original Trustee Townhomes designed by Herbert Bayer at the Aspen Institute. Several areas of the campus are landmarked, including the Townhomes, the Reception Center, the Health Club, Marble Garden and Anderson Park. HPC design review is required for any changes to these historic resources. The townhomes were built in 1965 as short term accommodations for special visitors associated with the Institute’s programs. Today the Institute retains ownership of some of the units, while others are individually owned and used as primary residences or second homes. There are three new units, one on the south end of the complex and two on the north, that were authorized in the 1992 Aspen Meadows Master Plan and constructed in 1996. The owner of Townhome #6 is requesting approval to construct a basement under the existing building, to make an addition at the rear, and to complete other exterior changes. The amount of new square floor area involved in the project qualifies this as Minor Development. APPLICANT: NSF 1976 Investments LLC, represented by Poss Architecture and Planning. ADDRESS: 61 Meadows Road, Condominium Unit 6, The Trustee Townhomes At-The-Aspen Meadows Condominiums, Aspen, Colorado. PARCEL ID: 2735-122-39-006 ZONING: RMF/PD MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision P52 IV.B. 2 shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff Response: The Trustee Townhomes were built as simple two story forms with low pitched gable roofs. Natural wood shakes covered the front and rear facades. The sidewalls of each unit were sided with painted white wood. Relatively small, mostly vertically oriented windows were used on all elevations. Each unit originally had a staircase leading to a small upper floor deck on the front façade, which allowed the first and second floors to be occupied by two different tenants. The townhomes were linked together with carports. The main entry to each unit was placed at the back of the carport. Over the years, minor changes have been made to the street-facing facades of each unit and more significant alterations have occurred at the rear. Some of the remodels have been reviewed by HPC. Others pre-date the historic designation. The architect for this proposal has provided photos of each of the original townhomes, attempting to indicate where alterations have occurred. This is very helpful information. There is very little documentation of the original design. To date, staff has been unable to locate Bayer’s original drawings or any early photos of the buildings. Much of the townhomes’ significance lies in their character as a group and their relationship to the rest of the Meadows campus. They are located very close to the health club, restaurant, and gardens, but are somewhat screened from view. In staff’s opinion, the front facades of the units are the area of most concern in terms of historic preservation. The rear of the units have some visibility from a public trial well below the back of the buildings. The rear façade is an appropriate area for expansion and it appears that all of the units have had some alterations here. The alterations, for the most part, expanded the living space into the rear patio area. None of the additions are taller than the original structures or are visible from the front. The original size of each townhome is approximately 1,800 square feet of floor area. The units are limited to 2,500 square feet and three bedrooms. The proposed floor area for this project is 2,160 square feet. About half of the proposed increase is attributed to the construction of a basement level. Briefly, the project to be considered by HPC involves: • Underpinning the existing foundation in order to excavate and construct a basement • Removal of a non-historic door leading into the storage area under the carport • Replacing the non-historic front door • Replacing all exterior sconces • Extending the living space right behind the carport approximately 2’ westward, into the rear patio • Shifting the location of an original window on the south elevation, right above the carport storage P53 IV.B. 3 • Increasing the width of the rear living space approximately 6’ southward, into the rear patio • Adding a dormer over the rear living space Staff supports the basement excavation as a low impact way to increase the living area in the house. A new lightwell will be constructed at the rear of the site. Staff supports the removal of the non-historic door under the carport, the replacement of the exterior sconces, and extending the living space behind the carport. Staff has concerns with the remaining aspects of the proposal. Regarding replacing the front door, the applicant wishes to install a wood door with panels of glazing. Information in the Planning Department records indicate that the original doors were solid core birch doors with no glass. Further review is needed in order to determine if any of the Townhomes retain the original front door. If so, that door should be replicated. The guidelines state: Regarding the proposed shift in location of an original window on the south elevation, staff does not support this change and recommends any conflict with the existing location be resolved by changing the new interior plan. The proposal conflicts with guideline 3.2. Staff’s most significant concern with the proposal is the southward expansion of the rear living space, and the new dormer over that space. Our concern is that the proposed work is designed in a way that destroys the expression of the original size of the space. An addition must be clearly understandable as new work. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 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. P54 IV.B. 4 The dark shaded areas in the roof plan below represent the proposed expansions to the building. As the project is designed, the original pitched roof on the rear addition is extruded 6’ to the south. The original southern limit of the space is no longer defined and the extended roof can be seen from the front, popping up over the carport. Staff recommends this be restudied so that the new addition is no taller than the carport roof. Dormer South extension West extension P55 IV.B. 5 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. 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. 10.10 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. Guidelines which are not being met include: Addition visible from front P56 IV.B. 6 Similarly, the rear dormer is an issue because it is not inset from the north façade and changes the original form of the roof dramatically from that vantage point. Any dormer should be pulled away from the sidewalls and generally minimized. The floor to ceiling height created by the new dormer is approximately 12.’ The guidelines state: RELOCATION The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. The following standards apply for relocating a historic property as per Section 26.415.090.C of the Municipal Code: 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: 7.7 A new dormer should remain subordinate to the historic roof in scale and character. A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. The mass and scale of a dormer addition must be subordinate to the scale of the historic building. P57 IV.B. 7 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 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. Staff Response: The Townhouse will gradually be underpinned with a new foundation and a full basement excavation will be completed. Although the house will not be lifted and moved during excavation, the standard assurances that the structure will be protected are required. A memo from a structural engineer addressing the preservation concerns must be submitted with the building permit, along with the standard financial assurance of $30,000. ______________________________________________________________________________ DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends the project be continued for restudy. Exhibits: A. Design Guidelines B. Application P58 IV.B. 8 Exhibit A, Relevant Design Guidelines 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. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 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. 7.7 A new dormer should remain subordinate to the historic roof in scale and character. A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. The mass and scale of a dormer addition must be subordinate to the scale of the historic building. 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. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. P59 IV.B. 9 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. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 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. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. P60 IV.B. 10 Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. P61 IV.B. P62 IV.B. P63 IV.B. P64 IV.B. P65 IV.B. P66 IV.B. P67 IV.B. P68 IV.B. P69 IV.B. P70 IV.B. P71 IV.B. P72 IV.B. P73 IV.B. P74 IV.B. P75 IV.B. P76 IV.B. P77 IV.B. P78 IV.B. P79 IV.B. P80 IV.B. P81 IV.B. P82 IV.B. P83 IV.B. P84 IV.B. P85 IV.B. P86 IV.B. P87 IV.B. P88 IV.B. P89 IV.B. P90 IV.B. P91 IV.B. P92 IV.B. P93 IV.B. P94 IV.B. P95 IV.B. P96 IV.B. P97 IV.B. P98 IV.B. P99 IV.B. P100 IV.B. P101 IV.B. P102 IV.B. P103 IV.B. P104 IV.B. P105 IV.B. P106 IV.B. P107 IV.B. P108 IV.B. P109 IV.B. P110 IV.B. P111 IV.B. P112 IV.B. P113 I V . B . P114 I V . B . P115 I V . B . P116 I V . B . P117 I V . B . P118 I V . B . P119 I V . B . P120 I V . B . P121 I V . B . P122 I V . B . P123 I V . B . P124 I V . B . P125 I V . B . P126 I V . B . P127 I V . B . P128 I V . B . P129 I V . B . P130 I V . B . P131 I V . B . P132 I V . B . P133 I V . B . P134 I V . B . P135 I V . B . P136 I V . B . P137 I V . B . P138 I V . B . P139 I V . B . P140 I V . B . 223 E. Hallam Page 1 of 11 CONCEPTUAL MAJOR DEVELOPMENT MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 223 E. Hallam- Conceptual Major Development, On-Site Relocation, Variances, PUBLIC HEARING DATE: May 13, 2015 ________________________________________________________________________ SUMMARY: 223 E. Hallam is a 6,000 square foot lot that contains a Victorian era home. This property was recently the subject of a subdivision, which separated the 19 th century resource from the Berko photography studio to the west. HPC is asked to conduct Conceptual design review of a project that involves demolishing non-historic construction on the site, moving the Victorian to the front of the property and expanding it. The project includes setback variances and a floor area bonus request. APPLICANT: 223 LLC, represented by Forum Phi Architects. PARCEL ID: #2737-073-16-008. ADDRESS: 223 E. Hallam, Lot 2, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado. ZONING: R-6. The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or P141 IV.C. 223 E. Hallam Page 2 of 11 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 223 E. Hallam appears to have been built in the early 1890s. The house changed hands many times before it was purchased by Ferenc and Mirte Berko in 1957. Sometime in the 1900s, prior to the Berko ownership, a few significant changes were made to the site; a one story cross gable addition was built on the front of the house, displacing the original open porch, and an addition was built at the southeast corner of the house, enclosing an original rear porch. A garage structure was erected along the alley. The new owner of the property would like to remove the additions and restore the home back to its original form. There are no photos that have been found showing the building prior to these substantial alterations. Restoration work will be guided by Sanborne maps and physical evidence that can help to explain the history of this house. After demolition of the additions, the applicant asks to move the house to the front setback line and re-construct the front porch. To the rear of the house, a one-story connector will provide a link to a proposed new addition. The project complies with the Residential Design Standards. The applicant requests two setback variances, a combined sideyard variance and a rear yard variance. The applicant also asks for a 500 square foot floor area bonus in recognition of their preservation effort. Variance criteria will be addressed later in this memo. The proposal was initially submitted for review in January, 2015 and did not include a low connector to separate new from old. Staff requested restudy of that issue, as well as some concerns with the restoration approach. The applicant submitted revised drawings (included in HPC’s packet and labeled “HPC Conceptual Revised, 3/24/2015”) which addressed many issues, but still presented some conflicts, in staff’s opinion, in terms of architectural compatibility between the Victorian and addition. Of particular concern was P142 IV.C. 223 E. Hallam Page 3 of 11 the extent to which the new addition was wrapping up the east side of the historic structure and featured a street-facing upper level deck that was visually competitive with the front of the original house. Leading up to the preparation of this memo, staff provided the applicant with one more round of recommended guidance, which resulted in the packet drawings labeled “HPC Conceptual Revised, 5/7/2015.” Staff finds this design to be successful and we recommend HPC approval. The addition has been slipped back towards the alley by several feet (resulting in a rear yard setback variance request.) The architecture is simple, set far back on the lot, and generally screened by this relatively large Victorian. Staff’s has a remaining concern with the project related to the reconstruction of the original porches. The Sanborne map shown at right indicates the porch was more broad than deep, extending out past the east façade of the house. This is not a typical design and we are uncertain how this porch might have looked. Without photos to assist, we recommend HPC require that staff and monitor review the house as closely as possible with the architect team, once the non-historic construction has been removed, before finalizing the details of this work. We have received a photo (below) from the Berko family that shows the rear porch after it had been enclosed but before an addition was made to it. The photo suggests this porch had a low hipped roof. Again, we recommend that the porch designs be further researched once demolition is underway. P143 IV.C. 223 E. Hallam Page 4 of 11 FAR BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. 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 criteria a through f are met with the May 7 th proposal. The restoration work that will take place with this project is substantial and will rescue the building from its very altered condition. Staff has raised an issue with the applicant that has to do with the interior layout of the home. A winding staircase element is being located in the front bay window and may have a negative visual impact from the street. HPC should discuss whether this in any way diminishes the success of the project or appropriateness of the bonus. SETBACK VARIANCES In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: HPC has the authority to consider setback variances if they allow for better placement of the new construction relative to the historic building. The project meets the required 5’ sideyard on each side, but does not meet the total combined yard of 15’. This is only true at the new addition. The Victorian has a large yard on the east side of it. Part of the new addition comes within 5’ of the rear lot line, rather than 10’ as required. This has resulted from staff’s encouragement to shift the new construction farther to the back of the historic resource. P144 IV.C. 223 E. Hallam Page 5 of 11 ON-SITE RELOCATION DEMOLITION Staff finds the setback variances are important to meeting the guidelines. 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 subject house is the only Victorian era building left on this blockface. Moving the building forward will not disturb a historic pattern or context. As HPC has often found, a forward relocation allows the historic resource to be distanced and buffered from a new addition. Staff recommends approval with standard conditions related to protecting the structure. The applicant proposes to demolish the existing garage and additions to 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 P145 IV.C. 223 E. Hallam Page 6 of 11 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 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: None of the areas to be demolished appear on the 1904 Sanborne map. The property changed hands twelve times between 1900 and 1957. Numerous modifications resulted. Staff has inspected the areas to be removed. While they are older construction, non are from the 19 th century and therefore we find their demolition to be acceptable. =============================================================== STAFF RECOMMENDATION: Staff recommends HPC grant Conceptual Major Development, On-Site Relocation and Variances with the following conditions: 1. The final design for the restored porches on the northeast and southeast of the Victorian will be reviewed and approved by staff and monitor after these areas are exposed to view during the construction process. 2. HPC hereby grants a 10’ combined sideyard and a 5’ rear yard. 3. A report from a licensed engineer, architect or housemover demonstrating that the house can be moved must be submitted with the building permit application in P146 IV.C. 223 E. Hallam Page 7 of 11 addition to a bond, letter of credit or cashier’s check in the amount of $30,000 to ensure the safe relocation. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property : 223 E. Hallam, Lot 2, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 5. A development application for a Final Development Plan shall be submitted within one (1) year of May 13, 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 P147 IV.C. 223 E. Hallam Page 8 of 11 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: Design Guidelines Exhibit B: Application Exhibit A: Relevant HPC Design Guidelines 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. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. 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. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. P148 IV.C. 223 E. Hallam Page 9 of 11 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. 9.3 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. P149 IV.C. 223 E. Hallam Page 10 of 11 10.1 Preserve an older addition that has achieved historic significance in its own right. Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 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. 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. P150 IV.C. 223 E. Hallam Page 11 of 11 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. 10.14 The roof form and slope of a new addition should be in character with the historic building. If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. Eave lines on the addition should be similar to those of the historic building or structure. P151 IV.C. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION AND VARIANCES FOR THE PROPERTY LOCATED AT 223 E. HALLAM, LOT 2, 223 E. HALLAM STREET LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2737-073-16-008 WHEREAS, the applicant, 223 LLC, represented by Forum Phi Architects, has requested approval for Conceptual Major Development, On-site Relocation and Variances; 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. For review of benefits, such as a floor area bonus and setback variances, HPC must determine conformance with Section 26.415.110 of the Municipal Code. 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 receive approval for Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, the HPC may approve variances according to Section 26.415.110; and WHEREAS, Amy Simon, in her staff report to HPC dated May 13, 2015, performed an analysis of the application based on the standards. Staff recommended in favor of the Conceptual Major Development, On-site Relocation and Variances; and WHEREAS, at their regular meeting on May 13, 2015, the Historic Preservation Commission considered the application during a duly noticed public hearing, including the staff recommendation and public comments, and found the project to be consistent with the review criteria, with conditions, by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: HPC grants Conceptual Major Development, On-Site Relocation and Variance approval with the following conditions: P152 IV.C. 1. The final design for the restored porches on the northeast and southeast of the Victorian will be reviewed and approved by staff and monitor after these areas are exposed to view during the construction process. 2. HPC hereby grants a 10’ combined sideyard and a 5’ rear yard. 3. A report from a licensed engineer, architect or housemover demonstrating that the house can be moved must be submitted with the building permit application in addition to a bond, letter of credit or cashier’s check in the amount of $30,000 to ensure the safe relocation. 4. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property : 223 E. Hallam, Lot 2, 223 E. Hallam Street Lot Split, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. P153 IV.C. 5. A development application for a Final Development Plan shall be submitted within one (1) year of May 13, 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 13th day of May, 2015. ________________________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P154 IV.C. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, 970.429.2758 DATE: 10.31.14 PROJECT: 223 E. Hallam APPLICANT: Scott Writer/Bowden Properties DESCRIPTION: 223 E. Hallam is Lot 2 of the 223 E. Hallam Street Lot Split. This 6,000 square foot property is landmark designated and contains a Victorian era home. This lot is permitted a single family home with a maximum floor area of 3,240 square feet. The applicant would like to demolish non-historic construction, move the house forward onto a new basement, and construct a new addition. The first step will be Conceptual design review (scale, massing and site plan), Demolition and On- Site Relocation review by HPC. At this meeting, HPC may also consider parking reductions, setback variances, Residential Design Standards variances, and a floor area bonus of up to 500 square feet for an outstanding preservation effort if requested by the applicant. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportun ity to “Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for all significant projects reviewed by HPC and P&Z. The last review step is HPC Final design (landscape, lighting and materials.) HPC will use the Historic Preservation Design Guidelines and the Residential Design Standards to make their determinations. Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards 26.415.070 Development involving designated properties (Major) 26.415.080 Demolition 26.415.090 Relocation 26.415.110 Benefits 26.575.020 Calculations and Measurements 26.610 Impact fees 26.710.040 Medium-Density Residential (R-6) Review by: Staff for completeness and recommendations. HPC for design approval and benefits. Public Hearing: Yes, at Conceptual and Final HPC review. Referral Agencies: None. Planning Fees: $1,950 for 6 billable hours (additional or less billable hours are at $325 per hour) for HPC Conceptual and again for Final. Referral Fees: $0 Total Deposit: $1,950 for Conceptual (including Parks fee) and $1,950 for Final. Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26- Land-Use-Code/ HPC Design Guidelines: P155 IV.C. http://www.aspenpitkin.com/Departments/Community-Development/Historic-Preservation/Historic- Properties/ HPC application: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2011%20Historic %20Land%20Use%20App%20Form.pdf To apply for Conceptual and to apply for Final, first submit one copy of the following information: Completed Land Use Application and signed fee agreement. Pre-application Conference Summary (this document). Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. HOA Compliance form (Attached) List of adjacent property owners within 300’ for public hearing Prior approvals. Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. At Conceptual application only, provide graphics identifying preliminary selection of primary exterior building materials. At Final application only, drawings of the street facing facades must be provided at ¼” scale. At Final application only, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC. At Final application only, provide a lighting plan and landscape plan. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. P156 IV.C. A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met. Once the copy is deemed complete by staff, the following items will then need to be submitted: A complete copy of the application, including all items listed above, provided by email. 10 sets of all graphics, printed at 11”x17.” Total deposit for review of the application. A digital copy of the application provided in pdf file format. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P157 IV.C. P 1 5 8 I V . C . P 1 5 9 I V . C . POLICY NO. WESTCOR LAND TITLE INSURANCE COMPANYIssued By: By: President Attest: Secretary ALTA OWNER’S POLICY (6-17-06) ISSUED BY WESTCOR LAND TITLE INSURANCE COMPANY OWNER’S POLICY OF TITLE INSURANCE Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, WESTCOR LAND TITLE INSURANCE COMPANY, a California corporation (the “Company”) insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term “encroachment” includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. OP-6 ALTA 6-17-06 Owner’s Policy (WLTIC Edition 2-25-08) COVERED RISKS Continued on next page IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused this policy to be signed and sealed as of the Date of Policy shown in Schedule A, OP-6-CO1045-3959468 CO1045 * PCT24168W Pitkin County Title Inc. 601 E. Hopkins #3 Aspen, CO 81611 P160 IV.C. OP-6 ALTA 6-17-06 Owner’s Policy Page 2 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors’ rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors’ rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys’ fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improve- ment erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the cover- age provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other mat- ters (a) created, suffered, assumed, or agreed to by the Insured Claimant; EXCLUSIONS FROM COVERAGE (b) not Known to the Company, not recorded in the Public Re- cords at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. P161 IV.C. OP-6 ALTA 6-17-06 Owner’s Policy Page 3 CONDITIONS AND STIPULATIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) “Amount of Insurance”: The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) “Date of Policy”: The date designated as “Date of Policy” in Schedule A. (c) “Entity”: A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) “Insured”: The Insured named in Schedule A. (i) The term “Insured” also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, con- solidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly- owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) “Insured Claimant”: An Insured claiming loss or damage. (f) “Knowledge” or “Known”: Actual knowledge, not construc- tive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) “Land”: The land described in Schedule A, and affixed improve- ments that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) “Mortgage”: Mortgage, deed of trust, trust deed, or other secu- rity instrument, including one evidenced by electronic means authorized by law. (i) “Public Records”: Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), “Public Records” shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) “Title”: The estate or interest described in Schedule A. (k) “Unmarketable Title”: Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of war- ranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Condi- tions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company’s liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or P162 IV.C. OP-6 ALTA 6-17-06 Owner’s Policy Page 4 CONDITIONS AND STIPULATIONS - CONTINUED damage to the Insured. The Company may take any appropri- ate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsec- tion, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole dis- cretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or pro- ceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company’s expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company’s obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representa- tive of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or dam- age. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys’ fees, and expenses in- curred by the Insured Claimant that were authorized by the Com- pany up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall termi- nate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company’s obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Com- pany will also pay those costs, attorneys’ fees, and expenses incurred in accordance with Sections 5 and 7 of these Condi- tions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of ac- cess to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any P163 IV.C. OP-6 ALTA 6-17-06 Owner’s Policy Page 5 method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Com- pany or with the Company’s consent, the Company shall have no liability for loss or damage until there has been a final deter- mination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in set- tling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys’ fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys’ fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Com- pany of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company’s right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Associa- tion (“Rules”). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provi- sions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: Westcor Land Title Insurance Company, Attn.: Claims, 875 Concourse Parkway South, Suite 200, Maitland, FL 32751. P164 IV.C. OP-6 ALTA 6-17-06 Owner’s Policy Page 6 A L T A O W N E R ’ S P O L I C Y ( 6 - 1 7 - 0 6 ) W E S T C O R L A N D T I T L E I N S U R A N C E C O M P A N Y O W N E R ’ S P O L I C Y O F T I T L E I N S U R A N C E H O M E O F F I C E 8 7 5 C o n c o u r s e P a r k w a y S o u t h , S u i t e 2 0 0 M a i t l a n d , F L 3 2 7 5 1 T e l e p h o n e : ( 4 0 7 ) 6 2 9 - 5 8 4 2 P165 IV.C. Owner's Policy of Title Insurance – Schedule A Issued by Name and Address of Title Insurance Company: Westcor Land Title Insurance Company, 201 N. New York Avenue, Suite 200, Winter Park, Florida, 32789 State: CO County: PITKIN Address Reference: 223 E HALLAM ST, ASPEN, CO 81611 File No.: PCT24168W5 Policy No.: OP-6-CO1045-3959468 Amount of Insurance: $4,250,000.00 Premium: $ 7,348.00 Date of Policy: February 4, 2015 @ 10:23 AM ________________________________________________________________________________________________ Simultaneous #: LP-13-CO1045-3959469 Reinsurance #:103741 1. Name of Insured: 223, LLC, A COLORADO LIMITED LIABILITY COMPANY 2. The estate or interest in the Land that is insured by this policy is: IN FEE SIMPLE 3. Title is vested in: 223, LLC, A COLORADO LIMITED LIABILITY COMPANY 4. The Land referred to in this policy is described as follows: LOT 2, 223 E. HALLAM STREET LOT SPLIT, according to the Plat thereof recorded September 6, 2013 in Plat Book 104 at Page 38, as Reception No. 603313. Issued By ___________________________________ Authorized Signatory P166 IV.C. SCHEDULE B-OWNERS CASE NUMBER DATE OF POLICY POLICY NUMBER PCT24168W5 February 4, 2015 @ 10:23 AM OP-6-CO1045-3959468 THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING: 1. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession, thereof. 2. Easements, liens, encumbrances, or claims thereof, which are not shown by the public records. 3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land, and that is not shown by the public records. 4. Any lien, or right to a lien, imposed by law for services, labor, or material heretofore or hereafter furnished, which lien, or right to a lien, is not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water(see additional information page regarding water rights), whether or not the matters excepted under (a), (b), (c) or (d) are shown for the public records. 6. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal or other utilities unless shown as an existing lien by the public records. SPECIAL EXCEPTIONS: 8. Taxes and assessments (not including condominium or homeowners association assessments or dues) for the year 2015 and subsequent years only, a lien not yet due and payable. 9. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 128 and in Book 59 at Page 452 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". (view) 10. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded November 29, 2012 as Reception No. 594286 as Resolution No. 29, Series of 2012. (view) 11. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 5, Series of 2013 by City of Aspen, City Council recorded March 28, 2013 as Reception No. 598069. (view) (Continued) P167 IV.C. POLICY NO. OP-6-CO1045-3959468 CASE NO. PCT24168W5 SCHEDULE B-OWNERS --EXCEPTIONS--CONTINUED-- 12. Terms, conditions, provisions and obligations as set forth in Notice of Approval recorded June 9, 2014 as Reception No. 610948 and Amendment to the Notice of Approval recorded September 3, 2014 as Reception No. 613164 and September 24, 2014 as Reception No. 613820. (view) 13. Easements, rights of way and all matters as disclosed on Plat of subject property recorded September 6, 2013 in Plat Book 104 at 38 as Reception No. 603313. (view) 14. Leases and tenancies. 15. Deed of Trust from : 223, LLC, A COLORADO LIMITED LIABILITY COMPANY To the Public Trustee of the County of PITKIN For the use of : ANB BANK Original Amount : $4,100,000.00 Dated : February 3, 2015 Recorded : February 4, 2015 Reception No. : 617153 EXCEPTIONS NUMBERED 1 THRU 7 ARE HEREBY DELETED, EXCEPT FOR SUBSECTION (d) UNDER PARAGRAPH NUMBER 5 (WATER RIGHTS). P168 IV.C. Obligatory Insurance Fraud Statement: We are obligated by Colorado Law (CRS 10-1-128) to provide the following statement: It is unlawful to knowingly provide false, incomplete or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial or insurance and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete or misleading facts or information to a policy holder or claimant for the purpose of defrauding or attempting to defraud the policy holder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. P169 IV.C. State: CO County: PITKIN Agent Number: CO1045 Order Number:PCT24168W5 CLTA FORM 110.1 DELETION OF ITEM FROM POLICY Attached to and forming a part of Policy No. OP-6-CO1045-3959468 Issued by WESTCOR LAND TITLE INSURANCE COMPANY The Policy is hereby amended by deleting paragraph(s) 1,2,3,5,6 and 7 of Schedule B, except for subsection (d) under paragraph number 5 (Water Rights). This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated February 4, 2015 Authorized Signatory P170 IV.C. PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, 3rd Floor ASPEN, COLORADO 81611 970-925-1766 | 970-925-6527 FAX February 24, 2015 223, LLC C/O DIANA ETTLINGER SHERMAN & HOWARD ASPEN, CO 81611 RE: PCT24168W5 -- LOT 2, 223 E HALLAM STREET LOT SPLIT Pitkin County Title, Inc. is pleased to provide you with the owners policy along with the following endorsements relative to the above mentioned file: Endorsement Form :110.1 Please review the policy in its entirety. We at Pitkin County Title, Inc. believe in providing you, our customer, with a quality product which will serve your needs. In the event you do find a discrepancy, or if you have any questions or comments regarding your final policy, please contact us and we will gladly handle any request you may have as efficiently and quickly as possible. We have assigned the above number to your records to assure prompt processing of future title orders involving the property. If you sell or obtain a loan on this property within 5 years, ask your broker or agent to contact our office to ensure re-issue rates which may be available to you. Thank you very much for giving Pitkin County Title, Inc. the opportunity to serve you. Sincerely, Tom Twitchell Enclosures: Original Policy P171 IV.C. P 1 7 2 I V . C . ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ APPLICANT: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_____________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:______________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 P173 IV.C. Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:___________________ Number of residential units: Existing:__________Proposed:___________________ Number of bedrooms: Existing:__________Proposed:___________________ Proposed % of demolition:__________ DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: ____________________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ P175 IV.C. Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 ATTACHMENT 6 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: ________________________________________________, Aspen, CO SCHEDULED PUBLIC HEARING DATE: ______________________________________, 200___ STATE OF COLORADO ) ) ss. County of Pitkin ) I, _____________________________________________________ (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 and was continuously visible from the ___ day of ________________, 200___, 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. (continued on next page) P176 IV.C. Aspen Historic Preservation Land Use Application Requirements, Updated: May 29, 2007 _____ Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. ____________________________________ Signature The foregoing “Affidavit of Notice” was acknowledged before me this ___ day of ____________________, 200__, by _______________________________________. WITNESS MY HAND AND OFFICIAL SEAL My commission expires: _________________ ______________________________________ Notary Public ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL P177 IV.C. 225 NORTH MILL ST LLC 1530 BROADWAY 4TH FL NEW YORK, NY 10036 232 BLEEKER LLC 2385 NW EXECUTIVE CENTER DR #370 BOCA RATON, FL 33431 AMATO JOSEPH A PO BOX 503 HIGHLAND MILLS, NY 10930 ASPEN COMMUNITY UNITED METHODIST CHURCH 200 E BLEEKER ST ASPEN, CO 81611 CHALAL JOSEPH B 1005 BROOKS LN DELRAY BEACH, FL 334836507 CITY OF ASPEN 130 S GALENA ST ASPEN, CO 81611 CJB REALTY INVESTORS LLC 6544 WENONGA CIR MISSION HILLS, KS 66208 ELM 223 LLC PO BOX 360 ASPEN, CO 81612 GARRETT GULCH EQUITY VENTURE LLC 2950 E BROAD ST COLUMBUS, OH 43209 GETTMAN ROSA H TRUST 325 S FOREST DENVER, CO 80246 HAYES MARY E & JAMES L FAM LP LLLP 209 E BLEEKER ST ASPEN, CO 81611 HODES ALAN & DEBORAH 114 N ASPEN ST. ASPEN, CO 81611 HODGSON PHILIP R 50% 212 N MONARCH ST ASPEN, CO 81611 HOGUET CONSTANCE M 333 E 68TH ST NEW YORK, NY 10065 ICONIC PROPERTIES JEROME LLC 1375 ENCLAVE PKWY HOUSTON, TX 77077 KELLY JONATHAN P & KARLA M TRUST 625 E MAIN ST #102B #227 ASPEN, CO 81611 KRIBS KAREN REV LIV TRUST PO BOX 9994 ASPEN, CO 81612 LIGHT HOLDINGS LLLP 801 BASELINE RD BOULDER, CO 80302 MADDEN WALTER ROSS 42.5% 218 N MONARCH ST ASPEN, CO 81611 MONARCH HOLDINGS LLC 458 WALLS WY OSPREY, FL 34229 MONARCH HOUSE LLC 701 BRICKELL AVE #860 MIAMI, FL 33131 MOUNTAIN STATE PROPERTIES LLC 715 10TH ST SOUTH NAPLES, FL 34102 MYRIN CUTHBERT L JR 57.5% PO BOX 12365 ASPEN, CO 81612 PENN PAUL E & SUSAN W 3830 E 79TH ST INDIANAPOLIS, IN 46260-3457 PUPPY SMITH LLC 602 E COOPER #202 ASPEN, CO 81611 RODNEY JOHN W 8536 N GOLF DR PARADISE VALLEY, AZ 85253 SEMRAU FAMILY LLC 300 S SPRING ST #203 ASPEN, CO 816112806 US POSTAL SERVICE WESTERN REGION SAN BRUNO, CA 94099 WATERS DANIEL E 8 COOPER BEECH RD GREENWICH, CT 068304034 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES, FL 33156 P178 IV.C. P 1 7 9 I V . C . P180 IV.C. City of Aspen Review Standards Compliance 26.410.040. Residential Design Standards A. Site Design. 1. Building orientation. The existing street-facing facade on the historic building is parallel to Hallam Street and will remain. 2. Build-to lines. The proposed relocation of the historic structure will locate more than 60% of the facade within five feet of the minimum setback. 3. Fences. We will relocate the historic fence to the North, East and West property lines up to the front facade of the house. There is a significant amount of this historic fence located on the neighbors lot which is Lot 1 of the Lot Split and they have offered the fence to be relocated to our lot. Behind the front facade, we are proposing a 6' privacy fence per 26.575.020.E.5.p. B. Building form. 1. Secondary mass. We are proposing the new addition to the house to serve as the secondary mass element. We are locating more than 10% of the floor area in this volume and connecting it to the historic resource with a linking element. Our proposed subordinate linking element is 10' in length, no more than 10' in length, and has a plate height of less than 9'. C. Parking, garages and carports. 1. For all residential uses that have access from an alley or private road, the [listed] standards shall apply: a) Parking, garages and carports shall be accessed from an alley or private road. b) If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. c) If the garage doors are not visible from a street or alley, the garage doors may be either singlestall or normal double-stall garage doors. The proposed garage doors are double stall doors and appear like single stall doors. They are visible and accessed from the alley. D. Building elements. 1. Street oriented entrance and principal window. The existing historic house has a street-facing principal window to remain. The proposed entrance is street oriented. a) The proposed entry door is no more than ten (10) feet back from the front-most wall of the building and is not taller than eight (8) feet. b) The proposed front porch is greater than 50 square feet with a minimum depth of six feet. The entry porch is one story in height. c) The existing street-facing facade contains a significant group of windows. 2. First story element. The lot contains an existing historic structure to remain that predates the residential design standards. P181 IV.C. 3. Windows. a) The existing and proposed street-facing windows do not span between nine and twelve feet above the finished floor. b) There are no non-orthogonal windows proposed. 4. Lightwells. The proposed lightwells are recessed behind the front-most wall of the building and are not located on the street-facing facade. E. Context. 1. Materials. a) The quality of the existing and proposed exterior materials and their application is consistent on all sides of the building. Historic materials are to be maintained and to be separate from the proposed addition. b) The use of materials are true to their characteristics. Proposed materials will be approved at the HPC Final Review. c) There are no proposed highly reflective materials. Proposed materials will be approved at the HPC Final Review. 2. Inflection. Within the new addition, we are inflecting towards the lot to the east of us, 221 E Hallam Street. They are proposing a 1 story garage structure adjacent to our 1 story garage with deck above. P182 IV.C. 26.710.040 Medium-Density Residential (R-6) B. Permitted Uses The proposed structure is a detached residential dwelling. D. Dimensional Requirements 1. Min Gross Lot Area: 6,000 square feet. For lots created by Section 26.780.030.A.4 Historic Landmark lot split: 3,000 sqft The lot is 6,000 sqft 2. Minimum Net Lot Area per dwelling unit: a. Detached residential dwelling: 4,500 The net lot area is 6,000sqft 1. Minimum Lot Width: 60' The lot width is 60' 2. Minimum front yard: Principal buildings: 10' Accessory buildings: 15' The proposed front yard setback for the principal building is 10'. There are no accessory buildings. 3. Minimum rear yard: Principal buildings: 10' Accessory buildings: 5' The proposed rear yard setback is 10' for the principal building and 5' for the accessory building. 4. Minimum side yard: Gross lot area 6,000-8,000 sqft For each side" 5' Total of Both Side Yards: 15, plus 1 foot for each additional 200 square feet of Gross Lot Area, to be a maximum of 35' of total side yard. The proposed side yard setbacks for each side of the lot is 5'. We are requesting a variance from the requirement for the combined side yard setback to be 15' in order to create space between the proposed addition and the historic resource. At the front of the lot where the historic resource is located, we will maintain the 5' setback on the West side of the property. On the East side, there will be no development within 28' of the front property line where the front portion of the historic resource is located. The addition will be constructed approximately in line with the northern extent of the back porch which we will be restoring. This proposal creates a courtyard space between the historic resource, linking element and addition, differentiating the structures and giving prominence to the resource. P183 IV.C. City of Aspen Historic Preservation Design Guidelines Introduction The property at 223 E Hallam Street is listed in the Aspen Inventory of Historic Landmark Sites and Structures. As required for submittal, this letter of compliance is for HPC Conceptual Review. This project is located on Lot 2 of the 223 E. Hallam Street Lot Split (previously Lots E & F), on East Hallam Street. Chapter 1 - Streetscape and Lot Features 1.1-1.6 A 30” wrought-iron fence currently located along the property line at the North end of the Site. This fence will remain and be adjusted to re-align the entrance through the fence with the restored front porch. The neighbor at 221 E Hallam Street, Lot 1 of the 223 E Hallam Street Lot Split, has offered the historic fence that is currently location on their lot to be relocated our lot. Previously, these 2 lots were 1 large lot that contained the Victorian home that is located on Lot 2. Being that this fence is related to the Victorian home, relocating the extent of the historic fence to Lot 2 is the most appropriate solution. There is __ linear feet of existing fence. Our proposal is for __ linear feet. The additional length of fence that we are proposing will be custom made to match the existing fence. We are proposing a privacy fence behind the front facade of the building along the East and West property lines. This fence will be wood. The new fence components visible from the street will match the existing historic fence. The fencing between the side yards will be compatible with the historic context as well as with the proposed addition. 1.7-1.8 There are no existing or proposed retaining walls. 1.9 The existing property has 2 concrete walks that extend past the property line on the North side of the site. There is a wood walk from the rear of the house that extends to the South end of the site and the alley that will be removed. The existing 2-story garage to be removed extends 1’9” into the East side yard setback and 5’9” into the South rear yard setback. The existing garage is accessed via the unpaved Block 72 alley. In the proposed design, the garage is accessed via the same alley, but on the West side of the site. There is 1 proposed walkway at the front of the house that will lead through the historic fence to the restored historic front porch. We are proposing a brick paver walkway which is accurate to the Victorian period and is similar to the other houses along East Hallam Street. 1.10-1.13 We are not proposing any paving besides the main walkway in the front of the house and a perviously paved driveway. Due to the several non-historic additions that have been added on to the Victorian as well as the construction of the garage, there are no historic planting features located on the site. All tree removal and new plantings will be approved by HPC and the Parks Department. 1.15 All proposed site lighting will be shielded and located around the walkways and entrances to the home. All site lighting will be approved by HPC. 1.16-1.17 There are no remaining historically significant landscape features or irrigation ditches. Chapter 2 - Historic Building Materials 2.1-2.6 The primary historic building material is painted cedar shingle; the lower level of the home has horizontal cedar siding while the upper portion is sided with round sawn cedar shingle siding. The historic materials are to remain and any necessary repairs will be made. The existing P184 IV.C. roof is composed of asphalt shingles from a previous renovation and will be replaced with machine-sawn cedar shingles. 2.9-2.10 No historic building materials will be covered. Chapter 3 - Windows 3.1-3.8 All historic windows are to remain, although it appears several have been previously replaced. The existing windows at the historic main level and upper levels of the Victorian will remain unchanged and will receive proper maintenance where required. These windows are double-hung type with wood trim and sills. All historic windows will receive repairs where required, with no changes to character-defining features. Replacement windows are not anticipated for the historic portions of the project. If required, any replacements will preserve the historic character of openings, design, materials, size and proportion, and profile. Storm windows may be installed to enhance energy performance of the historic structure, but have not been proposed at this time. Chapter 4 - Doors 4.1-4.6 The historic structure has 2 existing historic doors that lead to existing rooms 103 and 105. These doors will be retained within the project The new door on the restored front porch will either be compatible with the style and type of door that would have originally been used, considering location, size and shape or will be one of the remaining historic doors depending on size and condition. Chapter 5 - Porches 5.1-5.4 The historic front and rear porches were removed with the 2 non-historic additions to the front and rear of the Victorian. Our proposal restores both of these porches. 5.5 The porches on the front and rear of the Victorian will be re-constructed to what the Historical Preservation Committee and Architect believe would be the appearance and materials of the original porch. The architect has researched examples of other houses of the same period and style to best determine the design of the original porch. There are no existing photographs of the historic porch and a Sanborn map dated 1867 has indicated the original location of the porch. The proposed porch materials will appear similar to a porch of this era in style and form. We are using 333 Bleeker Street as a reference house for restoring the front porch and images from the Aspen Historical Society as references for restoring the rear porch. Chapter 6 - Architectural Details 6.1-6.6 Distinct architectural details exist on the historic structure, specifically the bay windows, wood siding and trim. These details represent those typical of the late 1800s Victorian Era and will be maintained and repaired only where required. Any repairs and/or replacements to historic features will be documented prior to submission of a building permit and construction. Chapter 7 - Roofs 7.1-7.11 The existing roof structure and chimneys will be maintained in its current condition over the portion of the existing home that is historic, with repairs where required. We will be removing P185 IV.C. the non-historic dormer on the south-east corner of the historic structure. The new roof material on the addition will be a synthetic cedar shingle. Chapter 8 - Secondary Structures 8.1-5 The property contains a 1 story non-historic garage on the alley side of the site that will be removed. Chapter 9 - Building Relocation & Foundations 9.1 Relocating the structure accommodates other improvements to the Lot and will assure preservation to the historic resource. The proposed design includes the addition of a basement/lower level to the extent of the setback lines of the property. There is a small existing 266 sqft basement with 7’ ceilings. The historic foundation has been altered significantly due to the construction of the additions to the front and rear of the structure, and another non-historic addition from the 60's that was removed in the 90's. During the relocation of the historic resource, we will take apart the existing foundation and reassemble it in the new position. Depending on structural conditions, the stone may be applied as a veneer but will look as it currently does. The historic home will be relocated to the North-West corner of the site to allow for the clear separation between old and new forms. Four proposed lightwells will be added to the building, recessed behind the front facade. There will be two lightwells located on both the West and East sides of the site. Chapter 10 - Building Additions 10.1-10.2 The rear section of the house which currently contains the kitchen on the main level and a small bedroom on the upper level was a historic addition completed before 1904, as seen in the Sanborn maps. In the early 1950s, an addition was constructed onto the front of the building, eliminating the front porch. A second addition was attached onto the South-West corner of the building around the same time. The shed roof on the rear of the building is non-historic. The existing non-historic additions will be removed in order to assure preservation of the original historic resource and the historic addition. 10.3-10.11 The proposed addition has been designed such that the character of the historic structure is restored in areas where it was lost and maintained in the areas where it still exists. The addition will be differentiated from the historic home through linking a element that will connect the Victorian with the addition. The proposed roof forms are similar to those on the resource, yet have a steeper slope in order to differentiate the two. The proposed siding materials are similar to the historic resource in that they will be painted cedar siding, yet are different in the scale and style. All portions of this addition will be located to the rear of the historic structure and behind the primary street-facing facade. 10.12-10.14 There are no additions to the rooftops of the historic structure. Chapter 11 - New Buildings on Landmarked Properties/Historic Landmark Lot Splits There are no new buildings proposed on this lot. Chapter 12 - Design in the Main Street Historic District This property is not located in the Main Street Historic District. P186 IV.C. Chapter 13 - Design in the Commercial Core Historic District This property is not located in the Commercial Core Historic District. Chapter 14 - General Guidelines 14.1-14.2 The structure is a residence and is not required to comply with the ADA. 14.3-14.5 The historic structure is of wood frame construction, with the existing siding painted white and several shades of blue. Any new color schemes chosen for the historic structure will be simple, coordinated, and consistent with the character of a Victorian built in the late 1800s. The proposed addition will also be coordinated with the historic scheme, while remaining distinguishable in color and material. 14.6-14.8 Exterior lighting will be simple in form and detail. Existing lights on the historic structure will remain. Any proposed site lighting will be shielded and/or low intensity. Visual impacts from interior lighting will be subdued. 14.9-14.13 The surface of the historic structure will be maintained, repaired, and cleaned where necessary. The methods used will be low impact and follow the recommendations of the preservation design guidelines. Any repainting methods will be planned carefully. 14.14-14.16 Mechanical and service areas will be located within the proposed addition. All service areas will be visually blocked from the primary street facade. All facades of the historic structure will remain free of mechanical and service equipment. 14.17-14.24 The proposed garage will be accessed from the existing alleyway via a perviously paved driveway. The driveway will not be visible from the primary building facade. 14.25-14.29 The project is a single-family residence and will not utilize any signage. The removal of existing non-historic addition and the proposed addition will preserve and enhance the character of the historic Victorian, particularly by relocating all additions to the rear and creating separation between the Victorian and proposed addition. The proposed roof form is similar to the historic and does not obscure historically important features of the Victorian. Most of the new floor area will be located subgrade. The proposed floor area is approximately 3,700 square feet. This is below the maximum allowable FAR for the parcel plus the 500 sqft bonus from HPC (totaling an allowable 3,740 square feet). P187 IV.C. 26.415.070.D Development involving designated properties (major) The required documents for this section are included in the application package. 26.415.080 Demolition of designated historic properties or properties within a historic district The proposed areas to be demolished that are part of the main house are non-historic additions to the original Victorian structure. It is clear that these additions did not exist when the house was originally built as seen in the Sanborn map shown below. We are also proposing to demolish the garage. The garage is not shown on the 1906 Sanborn map and was also determined at the site meeting to not be historic. In addition, the garage is built past the South and West site setbacks and removing the structure would allow for the setback requirements to be respected with the proposed design. 26.415.090 Relocation The conceptual plan and letter from the structural engineer are included in the application package. More definitive information regarding the process of relocation will be provided at final review, after the location and height of the building is approved. P188 IV.C. 26.415.110 Benefits 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. The variance we are requesting is related to development in the combined yard setback area to allow for development of the addition separated an appropriate distance form the historic resource. 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; The design meets all applicable design guidelines, except for the side yard setback requirements. The requests for these variances are listed on the following page. 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; The historic building sits proud of the proposed addition on the site, highlighting its importance above that of the new structure. c) The work restores the existing portion of the building to its historic appearance; The existing historic portions of the Victorian are retained in the proposed design. The proposed work restores the South-East corner of the house, the back porch and the front porch, which were previously removed due to the construction of the existing additions. 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; The proposed construction materials will be of the highest available quality. f) An appropriate transition defines the old and new portions of the building; P189 IV.C. The proposed one story linking element serves to define the historic portion and new addition of the building. g) The project retains a historic outbuilding; and/or There is no historic outbuilding currently on the site. h) Notable historic site and landscape features are retained. Due to the previous additions, there are no discernible historic site or landscape features. P190 IV.C. Summary of Requested Variances 26.710.040 Medium-Density Residential (R-6) D. Dimensional Requirements 4. Minimum side yard: Gross lot area 6,000-8,000 sqft For each side" 5' Total of Both Side Yards: 15, plus 1 foot for each additional 200 square feet of Gross Lot Area, to be a maximum of 35' of total side yard. The proposed side yard setbacks for each side of the lot is 5'. We are requesting a variance from the requirement for the combined side yard setback to be 15' in order to create space between the proposed addition and the historic resource. At the front of the lot where the historic resource is located, we will maintain the 5' setback on the West side of the property. On the East side, there will be no development within 28' of the front property line where the front portion of the historic resource is located. The addition will be constructed approximately in line with the northern extent of the back porch which we will be restoring. This proposal creates a courtyard space between the historic resource, linking element and addition, differentiating the structures and giving prominence to the resource. P191 IV.C. Z-CVR Z-001 Z-002 COVER LAND USE APPROVALS LAND USE APPROVALS PLAT Z-004 Z-005 Z-006 Z-007 SURVEY ZONING SUMMARY RDS COMPLIANCE SITE PLAN SITE COVERAGE Z-011X Z-012X Z-013X Z-011 Z-012 Z-013 Z-014 Z-101 Z-102 Z-103 Z-104 Z-201 Z-202 Z-203 Z-204 FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS TEMPORARY RELOCATION FLOOR PLANS FLOOR PLANS FLOOR PLANS FLOOR PLANS HEIGHTS HEIGHTS HEIGHTS HEIGHTS Z-009 Z-010 ROOF DEMOLITION CALCULATIONS WALL DEMOLITION CALCULATIONS Z-206 Z-207 Z-208 HEIGHT OVER TOPOGRAPHY MATERIALS STREETSCAPE SHEET INDEX PROJECT SITE 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam StSCOPE OF WORK The remodel of a landmarked historic residence - removing two non- historic additions, removing a non-historic detatched garage, moving the entire remaining structure to the North West corner of the Lot, building an addition to the rear of the house, and the addition of a subgrade level.HPC MINOR DEVELOPMENT REVIEW STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-CVR COVER 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 2 I V . C . Deed Deed INDEX OF LAND USE APPROVALS: Resolution 29 Series of 2012 - (Z-002) Ordinance No 5 Series of 2013 - (Z-002) Book 104, page 38 Sept 2013 - Final Plat STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-001 LAND USE APPROVALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 3 I V . C . Resolution 29 Series of 2012 - Remodel to the West Elevation Resolution 29 Series of 2012 - Remodel to the West Elevation Resolution 29 Series of 2012 - Remodel to the West Elevation Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-002 LAND USE APPROVALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 4 I V . C . P 1 9 5 I V . C . P 1 9 6 I V . C . Allowable Floor Area 223 E Hallam St, Lot 2 Allowable Floor Area Reference Per R-6 26.710.040.D.11 Unique Approvals Reference Variances Reference Exemptions Reference Garage Exemption First 250 sq ft exempt; Next 250 sq ft to exclude 50% of area 26.575.020.D.7. Deck Exemption 486 sq ft exempt (Allowable floor area 3,240 sq ft x 15%)26.575.020.D.5. Floor Area Summary Existing Gross (Sq Ft) Existing Floor Area (Sq Ft) Proposed Gross (Sq Ft) Proposed Floor Area (Sq Ft) Reference Lower Level 257.75 17.55 3,709.75 144.15 Main Level 2,037.50 1,550.25 2,480.50 2,105.50 Upper Level 1,015.50 1,015.50 1,458.75 1,458.75 Deck Area (including covered front porch)40.00 371.50 TOTAL 3,350.75 2,583.30 8,020.50 3,708.40 Lot is 6,000 sq ft therefore, per R-6 code, this Lot has an allowable FAR of 3,240 (will apply for a 500 sq ft bonus from HPC, which would allow for 3,740) Zoning Allowance & Project Summary Proposed Development Single Family | Remodel/Addition Parcel #273-707-316-008 Zone District R-6 Setbacks Existing Reference Front 3'-0 1/2”10'15'10'N/A 26.710.040.D.2 Rear 10'10'5'10'5'26.710.040.D.3 West Side 5'5'N/A 5'N/A 26.710.040.D.4 East Side 1'-7”5'N/A 5'N/A 26.710.040.D.4 Combined Side 10'15'N/A 10'N/A 26.710.040.D.4 Distance between Buildings N/A 5'N/A N/A 26.710.040.D.9 Corner Lot no no Plat Supplemental Breakdown Info Existing Required Proposed Reference Open Space %N/A Not Required for R-6 N/A 26.710.040.D.10 Site Coverage 33.90%50%42.30%26.710.040.D.7 On-Site Parking 2 (garage)2 2 Land Value Summary Actual Value Reference Land $3,000,000 Improvements $99,500 Total $3,099,500 223 E Hallam St, Lot 2 Allowed (Principal) Allowed (Accessory) Proposed (Principal) Proposed (Accessory) Pitkin County Assessor Pitkin County Assessor Pitkin County Assessor Net Lot Area Zone District Requirements Reference Min. Gross Lot Area (per R-6)6,000 Sq Ft; 3,000 Sq Ft for Historic Landmark Properties 26.710.040.D.1 Min. Net Lot Area (per R-6)4,500 Sq Ft; 3,000 Sq Ft for Historic Landmark Properties 26.710.040.D.2 Lot Size Per Survey Reference N/A N/A N/A Total Area Reductions Net Lot Area 6,000 Sq Ft Per Plat 223 E Hallam St, Lot 2 Reductions for area with slopes 0%-20% (100% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 Reductions for area with slopes 20%-30% (50% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 Reductions for area with slopes greater than 30% (0% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-004 ZONING SUMMARY 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 7 I V . C . Residential Design Standards Compliance Project Name RDS Section Code Description Compliance Description Referenced Z Sheets A. Site Design 1. Building orientation.The front facades of all principal structures are parallel to the street. This is not a corner lot. Z-006 2. Build-to lines. Z-006 3. Fences.Z-006 B. Building Form 1. Secondary mass.Z-006 a) Parking, garages and carports shall be accessed from an alley or private road.The garage is accessed from the alley.Z-101 Z-203 The garage doors are visible from the alley. Z-203 The garage is accessed from the alley.Z-203 The garage is accessed from the alley.Z-203 The garage is accessed from the alley.Z-203 The garage is accessed from the alley.Z-203 The garage is accessed from the alley.Z-203 The garage is accessed from the alley.Z-203 D. Building Elements Z-201 Z-101 Z-101 There is a significant group of windows in the historic resource that face the street.Z-201 2. First story element.Z-101 3. Windows.The proposed street facing windows do not span between 9' and 12'.Z-201 There are no non-orthogonal windows existing to remain or proposed.Z-201 – Z-205 All light-wells are recessed behind the front-most wall of the building.Z-101 E. Context 1. Materials.Z-201 – Z-205 Proposed materials will be used in ways that are true to their characteristics.Z-201 – Z-205 c) Highly reflective surfaces shall not be used as exterior materials.There are no proposed highly reflective exterior materials.Z-201 – Z-205 2. Inflection. Z-201 Z-102 The front facades of all principal structures shall be parallel to the street. On corner lots, both street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. Due to the relocation of the historic resource, more than 60% of the front facade will be within 5 feet of the front yard setback. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. The historic fence that is proposed to be located at the front of the house is no more than 42”. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. More than 10% of the total above grade square footage is located in a secondary mass that is connected to the primary structure by a subordinate linking element that is 10' in length, 10' in width and has a plate height of less than 9'. C. Parking, Garages and Carports 1. For all residential uses that have access from an alley or private road, the following standards shall apply: b) If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. The garage doors are visible from the alley and are double stall doors that appear like single stall doors. c) If the garage doors are not visible from a street or alley, the garage doors may be either single-stall or normal double-stall garage doors. 2. For all residential uses that have access only from a public street, the following standards shall be apply: a) On the street facing facade(s), the width of the living area on the first floor shall be at least five (5) feet greater than the width of the garage or carport. b) The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front-most wall of the house. c) On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d) When the floor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, measured from natural grade. e) The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24) feet. f) If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. 1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: The historic resource that is proposed to be relocated at the front of the lot has a street oriented entrance and a street facing principal window. a) The entry door shall face the street and be no more than ten (10) feet back from the front- most wall of the building. Entry doors shall not be taller than eight (8) feet. The entry door of the historic resource is no more than 10' back from the front most wall of the building. The entry door is not taller than 8'. b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. The entry porch of the historic resource is being restored. It is more than 6' in depth and not more than 1 story in height. It is more that 50 square feet. c) A street-facing principal window requires that a significant window or group of windows face street. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. The historic resource does not have a first story street facing element and therefore this is not applicable. a) Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. b) No more than one (1) non-orthogonal window shall be allowed on each facade of the building. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one (1) non-orthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. 4. Lightwells.All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. a) The quality of the exterior materials and details and their application shall be consistent on all sides of the building. The quality of the exterior materials and their application is consistent on all sides of the building. b) Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or non-bearing material, shall not be used below a heavy material, such as stone. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a) If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to Inflect. There is a 1 story building on the lot to the east of our property and we are inflecting in the proposed addition to that lot with a 1 story garage. A one-story building shall be defined as follows: A one story building shall mean a structure or portion of a structure, where there is only one (1) floor of fully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. The proposed addition is located behind the historic resource and therefore the inflection is not visible from the street. It is more than 12' wide on the alley/south side of the lot and has only one floor of fully usable space. Residential Design Standards Unique Approvals & Variances See Land Use Approvals for complete list of approved resolutions and/or admin approvals. This project does not include any unique approvals related specifically to RDS. STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-005 RDS COMPLIANCE 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 8 I V . C . 8'-10" 1 0 ' - 0 " 6'-2" 1 0 ' - 0 " 5' - 0 " LINE OF EXTERIOR WALL EXISTING TREE ON NEIGHBORS LOT [LOT 1 OF 223 E HALLAM LOT SPLIT] TO BE REMOVED BY NEIGHBOR LEGAL ADDRESS: LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT : R-6 LOT SIZE: 6,000 SQFT SQFT PROJECT ZERO: 7896'-6" P R O P E R T Y L I N E S E T B A C K L I N E F R O N T Y A R D SE T B A C K SIDE YARD SETBACK RE A R Y A R D SE T B A C K [P R I N C I P L E ST R U C T U R E ] R E A R YA R D SE T - BA C K [G A R A G E ] SIDE YARD SET- BACK E HALLAM STREET LOT 1 OF 223 E HALLAM STREET LOT SPLIT 225 E HALLAM STREET ALLEY BLOCK 72 7895 7896 7897 1 0 ' - 0 " 5'-0" 5'-0" 1 0 ' - 0 " 5' - 0 " 1'-4" 7'-01/2" 7'-37/8" LINE OF EXTERIOR WALL EXISTING HISTORIC FENCE TO BE RELOCATED TO PROPERTY LINE 6' PRIVACY FENCE TO BE LOCATED BEHIND FRONT FACADE OF ADDITION PER 26.575.020.E.5.p LIGHTWELL TO EXTEND INTO SETBACK PER 26.575.020.E.5.i; SEE LOWER LEVEL FLOOR PLAN SHEET Z-101 FOR DIMS LIGHTWELL TO EXTEND INTO SETBACK PER 26.575.020.E.5.i; SEE LOWER LEVEL FLOOR PLAN SHEET Z-101 FOR DIMS P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 FR O N T Y A R D SE T B A C K SIDE YARD SET- BACK SIDE YARD SET- BACK SIDE YARD SET- BACK R E A R Y A R D S E T B A C K [P R I N C I P L E ST R U C T U R E ] R E A R YA R D S E T - B A C K [G A R A G E ] E HALLAM STREET LOT 1 OF 223 E HALLAM STREET LOT SPLIT 225 E HALLAM STREET ALLEY BLOCK 72 LEGAL ADDRESS: LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT : R-6 LOT SIZE: 6,000 SQFT SQFT PROJECT ZERO: 7896'-6" TREE TO BE REMOVED PROPOSED TREE TREE LEGEND N 1X EXISTING SITE PLAN 1/8" = 1'-0"1 PROPOSED SITE PLAN 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-006 SITE PLAN 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 1 9 9 I V . C . 6,000.00 sq ft 1,550.25 sq ft 487.25 sq ft P R O P E R T Y L I N E S E T B A C K L I N E EXISTING SITE COVERAGE: 33.9% 6,000.00 sq ft 2,507.25 sq ft P R O P E R T Y L I N E S E T B A C K L I N E ALLOWABLE SITE COVERAGE: 50% PROPOSED SITE COVERAGE: 41.7% N EXISTING SITE COVERAGE 1/8" = 1'-0"PROPOSED SITE COVERAGE 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-007 SITE COVERAGE 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 0 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E 21 3 456 7 8 9 10 11 12 1513 14 16 17 18 19 157.25 sq ft 155.25 sq ft 301.25 sq ft 301.25 sq ft 124.25 sq ft19.75 sq ft 143.25 sq ft 264.50 sq ft194.25 sq ft 5.00 sq ft 31.50 sq ft 198.50 sq ft 104.00 sq ft 277.25 sq ft 204.00 sq ft 19.50 sq ft 19.50 sq ft 177.00 sq ft 227.50 sq ft 21.50 sq ft 2.75 sq ft 1918 1 2 3 4 3 56 8 9 10 11 12 13 14 15 16 17 7 Demolition Calculations Roof Demolition Roof Label Individual Roof Area (Sq Ft) 1157.25157.25 2155.25155.25 3144.00144.00 4143.25143.25 5264.50 6194.25 75.00 831.502.75 9198.50 10 104.00 11 277.25 12 204.00 13 19.50 19.50 14 19.50 19.50 15 177.00 16 227.50 227.50 17 21.50 21.50 18 301.25 301.25 19 301.25 301.25 Roof Surface Total (Sq Ft)2,946.25 Roof Surface Area to be Removed (Sq Ft)1,493.00 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft)6,732.00 Surface Area to be Removed (Sq Ft)3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area of Roof to be Removed (Sq Ft) EXISTING ROOF TO REMAIN ROOF TO BE DEMOLISHED ROOF DEMO LEGEND N ROOF DEMO PLAN 1/8" = 1'-0"ROOF DEMO FILLS - FLAT PLANE METHOD 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-009 ROOF DEMOLITION CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 1 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E A B C D EF G H I J K LM N O P Q R S T U V S W X Y Z AA HISTORIC 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P H M S R BB CC DDEE FF P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC 54.00 sq ft 163.50 sq ft 181.25 sq ft 135.00 sq ft 153.25 sq ft 171.00 sq ft 41.25 sq ft 38.25 sq ft 12.50 sq ft12.50 sq ft 25.25 sq ft 19.00 sq ft 14.50 sq ft10.00 sq ft 88.75 sq ft 112.75 sq ft 166.25 sq ft 32.50 sq ft 72.25 sq ft30.25 sq ft 30.25 sq ft 202.25 sq ft 13.75 sq ft 30.00 sq ft 34.75 sq ft 49.25 sq ft15.25 sq ft 208.25 sq ft 161.50 sq ft 197.00 sq ft 164.50 sq ft A B C D E F HG I J K L M N O P Q R S T U V W BB CCDD EE FF X Y Z AA 387.75 sq ft 300.00 sq ft 10.75 sq ft 13.75 sq ft 3.75 sq ft3.75 sq ft 126.00 sq ft 9.25 sq ft 3.50 sq ft 49.75 sq ft 18.25 sq ft 44.50 sq ft 18.25 sq ft 226.25 sq ft 26.50 sq ft 8.50 sq ft 232.50 sq ft 8.00 sq ft 5.75 sq ft 226.25 sq ft 29.00 sq ft 33.00 sq ft8.75 sq ft 8.75 sq ft Demolition Calculations Wall Demolition Wall Label Individual Wall Area (Sq Ft) A163.50 163.50 B181.25 181.25 C135.00 135.00 D153.25 153.25 E171.00 171.00 F41.2510.00 G38.2514.50 H387.7569.25 I88.75 88.75 J112.75 112.75 K166.25 166.25 L32.50 32.50 M300.0032.00 N126.0012.75 O49.7518.25 P226.2535.00 Q44.5018.25 R232.5013.75 S226.2529.00 T30.258.75 U75.2533.00 V30.258.75 W202.25 202.25 X208.25 208.25 Y161.50 161.50 Z197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft)4,089.00 Area Reduced for Fenestration (Sq Ft)303.25 Area Used for Demo Calculation (Sq Ft)3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft)6,732.00 Surface Area to be Removed (Sq Ft)3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration (Sq Ft) Area of Wall to be Removed (Sq Ft) Demolition CalculationsWall Demolition Wall Label Individual Wall Area (Sq Ft)A163.50 163.50B181.25 181.25C135.00 135.00D153.25 153.25E171.00 171.00F41.2510.00G38.2514.50H387.7569.25I88.75 88.75J112.75 112.75K166.25 166.25L32.50 32.50 M300.0032.00 N126.0012.75 O49.7518.25 P226.2535.00 Q44.5018.25 R232.5013.75 S226.2529.00 T30.258.75 U75.2533.00 V30.258.75 W202.25 202.25 X208.25 208.25 Y161.50 161.50 Z197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft)4,089.00 Area Reduced for Fenestration (Sq Ft)303.25 Area Used for Demo Calculation (Sq Ft)3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft)6,732.00 Surface Area to be Removed (Sq Ft)3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration(Sq Ft)Area of Wall to be Removed(Sq Ft) Demolition Calculations Wall Demolition Wall Label Individual Wall Area (Sq Ft) A163.50 163.50 B181.25 181.25 C135.00 135.00 D153.25 153.25 E171.00 171.00 F41.2510.00 G38.2514.50 H387.7569.25 I88.75 88.75 J112.75 112.75 K166.25 166.25 L32.50 32.50 M300.0032.00 N126.0012.75 O49.7518.25 P226.2535.00 Q44.5018.25 R232.5013.75 S226.2529.00 T30.258.75 U75.2533.00 V30.258.75 W202.25 202.25 X208.25 208.25 Y161.50 161.50 Z197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft)4,089.00 Area Reduced for Fenestration (Sq Ft)303.25 Area Used for Demo Calculation (Sq Ft)3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft)6,732.00 Surface Area to be Removed (Sq Ft)3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration (Sq Ft) Area of Wall to be Removed (Sq Ft) EXISTING WALL TO REMAIN WALL TO BE DEMOLISHED WALL DEMO LEGEND N MAIN LEVEL DEMO PLAN 1/8" = 1'-0"UPPER LEVEL DEMO PLAN 1/8" = 1'-0"WALL DEMO FILLS 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-010 WALL DEMOLITION CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 2 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 12 ' - 3 1/ 2 " 16'-03/8" 16'-03/8" 12 ' - 3 1/ 2 " 4. 3. 2. 1. P R O P E R T Y L I N E S E T B A C K L I N E CRAWL CRAWL CRAWL 257.75 sq ft 16'-03/8"12'-31/2"16'-03/8"12'-31/2" 7' - 0 " 112.25 sq ft 86.00 sq ft 112.25 sq ft 86.00 sq ft 15.00 sq ft 12.00 sq ft 1.2.3.4. EXPOSED WALL AREA WALL BELOW GRADE Floor Area Calculations Existing Lower Level Wall Calculations Lower Level Wall Label Total Wall Area (Sq Ft) Exposed Wall Area (Sq Ft) 1112.25 286.00 3112.2515.00 486.0012.00 Overall Total Wall Areas (Sq Ft)396.50 Exposed Wall Area (Sq Ft)27.00 % of Exposed Wall (Exposed / Total)6.8% Existing Lower Level Floor Area Calculations Lower Level Gross Floor Area (Sq Ft)257.75 Lower Level Countable Floor Area (Sq Ft)17.55 Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft)17.55 Main Level Floor Area (Sq Ft)1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft)1015.50 Total Existing Floor Area (Sq Ft)2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N EXISTING LOWER LEVEL 1/8" = 1'-0" EXISTING LOWER LEVEL 1/8" = 1'-0" SUGBRADE CALC LEGEND FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-011X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 3 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 40.00 sq ft P R O P E R T Y L I N E S E T B A C K L I N E 1,550.25 sq ft 487.25 sq ft Floor Area Calculations Existing Main Level Floor Area Calculations Main Level Gross Floor Area (Sq Ft)1550.25 Garage Gross Floor Area (Sq Ft)487.25 Garage Floor Area (Sq Ft)112.25 Main Level Countable Floor Area (Sq Ft)1550.25 Garage Countable Floor Area (Sq Ft)112.25 Main Level Countable Floor Area (Sq Ft)1550.25 Existing Deck/Porch Floor Area Calculations Front Porch Gross Floor Area (Sq Ft) Deck Gross Floor Area (Sq Ft)40.00 Exempt Deck Floor Area (Sq Ft)486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft)17.55 Main Level Floor Area (Sq Ft)1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft)1015.50 Total Existing Floor Area (Sq Ft)2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA EXISTING MAIN LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-012X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 4 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G OPEN TO BELOW P R O P E R T Y L I N E S E T B A C K L I N E 771.75 sq ft 243.75 sq ft Floor Area Calculations Existing Upper Level Floor Area Calculations Upper Level Gross Floor Area (Sq Ft)771.75 Upper Level Garage Floor Area (Sq Ft)243.75 Upper Level Countable Floor Area (Sq Ft)1015.50 Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft)17.55 Main Level Floor Area (Sq Ft)1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft)1015.5 Total Existing Floor Area (Sq Ft)2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA EXISTING UPPER LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-013X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 5 I V . C . 43'-0" 34 ' - 0 1/ 2 " 4'-0" 16 ' - 3 1/ 8 " 3' - 0 " 12 ' - 3 3/ 8 " 3' - 0 " 8' - 5 " 42 ' - 1 1 1/ 2 " 45'-81/8" 16 ' - 3 1/ 8 " 3' - 0 " 19 ' - 1 7/ 8 " 3' - 0 " 7' - 1 1/ 2 " 48 ' - 6 1/ 2 " 1'-37/8" 28 ' - 5 1/ 2 " 9.00 sq ft 9.00 sq ft 9.00 sq ft 9.00 sq ft S E T B A C K L I N E P R O P E R T Y L I N E 1. 2. 3. 4. 5. 6. 7. 8. 3,709.75 sq ft 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 Floor Area Calculations 223 E Hallam St, Lot 2 Proposed Lower Level Exposed Wall Calculations Lower Level Wall Label Total Wall Area (Sq Ft) Exposed Wall Area (Sq Ft) 1473.00 2374.50 344.00 4537.0057.00 5571.00 6606.7557.00 714.50 8313.00 Overall Total Wall Area (Sq Ft)2,933.75 Exposed Wall Area (Sq Ft)114.00 % of Exposed Wall (Sq Ft) (Exposed / Total)3.89% Proposed Lower Level Floor Area Calculations Lower Level Gross Floor Area (Sq Ft)3,709.75 Lower Level Countable Floor Area (Sq Ft)144.15 Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft)144.15 Main Level Floor Area (Sq Ft)2105.50 Upper Level Floor Area (Sq Ft)1458.75 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft)3,708.40 43'-0"34'-01/2"4'-0" 42'-111/2" 16'-31/8"3'-0"19'-17/8"3'-0"1'-61/2" 45'-81/8" 48'-61/2" 7'-11/2"3'-0"19'-17/8"3'-0"16'-31/8" 1'-37/8"28'-51/2" 11 ' - 0 " 3' - 0 " 9' - 6 " 12 ' - 6 " 12 ' - 6 " 3' - 0 " 9' - 6 " 12 ' - 6 " 11 ' - 0 " 374.50 sq ft473.00 sq ft 313.00 sq ft14.50 sq ft 44.00 sq ft 537.00 sq ft 28.50 sq ft28.50 sq ft 571.00 sq ft 606.75 sq ft 28.50 sq ft 28.50 sq ft 1.2.3.4. 5.6.7.8. EXPOSED WALL AREA WALL BELOW GRADE LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N PROPOSED LOWER LEVEL 1/8" = 1'-0" LOWER LEVEL SUBGRADE FILLS 1/8" = 1'-0" SUGBRADE CALC LEGEND FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-011 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 6 I V . C . P R O P E R T Y L I N E S E T B A C K L I N E D W D W 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 500.00 sq ft 71.50 sq ft 48.00 sq ft 1,980.50 sq ft ATTIC FRONT PORCH PER 26.575 020.D.5 Floor Area Calculations 223 E Hallam St, Lot 2 Proposed Main Level Floor Area Calculations Main Level Gross Floor Area (Sq Ft)1980.50 Garage Gross Floor Area (Sq Ft)500.00 Garage Floor Area (Sq Ft)125.00 Main Level Countable Floor Area (Sq Ft)1980.50 Garage Countable Floor Area (Sq Ft)125.00 Total Main Level Countable Floor Area (Sq Ft)2105.50 Proposed Deck/Porch Floor Area Calculations Front Porch Floor Area (Sq Ft)48.00 Main Level – Exempt Deck Floor Area (Sq Ft) (Main Level)71.50 Main Level Deck Floor Area (Sq Ft) (Upper Level)252.00 Upper Level Total Deck Floor Area (Sq Ft)323.50 Exempt Deck Floor Area (Sq Ft)486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft)144.15 Main Level Floor Area (Sq Ft)2105.50 Upper Level Floor Area (Sq Ft)1458.75 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft)3,708.40 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N PROPOSED MAIN LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-012 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 7 I V . C . P R O P E R T Y L I N E S E T B A C K L I N E OPEN TO BELOW OPEN TO BELOW 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 970.00 sq ft 108.50 sq ft 488.75 sq ft 143.50 sq ft ATTIC EXEMPT PER 26.575 020.D.3 Floor Area Calculations 223 E Hallam St, Lot 2 Proposed Upper Level Floor Area Calculations Upper Level Gross Floor Area (Sq Ft)1458.75 488.75 + 944.75 Upper Level Countable Floor Area (Sq Ft)1458.75 Proposed Deck/Porch Floor Area Calculations Front Porch Floor Area (Sq Ft)42.00 Main Level – Exempt Deck Floor Area (Sq Ft) (Main Level)71.50 Main Level Deck Floor Area (Sq Ft) (Upper Level)252.00 Upper Level Total Deck Floor Area 323.50 Exempt Deck Floor Area (Sq Ft)486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft)144.15 Main Level Floor Area (Sq Ft)2105.50 Upper Level Floor Area (Sq Ft)1458.75 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft)3,708.40 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA NN PROPOSED UPPER LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-013 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 8 I V . C . CURRENT LOCATION OF HOUSE PROPOSED LOCATION OF HOUSE POTENTIAL LOCATION OF HOUSE DURING CONSTRUCTION P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 N 1 TEMPORARY RELOCATION PLAN 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-014 TEMPORARY RELOCATION 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 0 9 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E CRAWL 000 2X Z-202 4X Z-204 1X Z-201 3X Z-203 W CD W CD 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G S E T B A C K L I N E P R O P E R T Y L I N E REC ROOM 001 STAIR 002 MECH 004 BEDROOM 1 006 LAUNDRY 005 BEDROOM 2 009 BATH 1 007 CLOSET 1 008 BATH 2 010CLOSET 2 011 BEDROOM 4 015 BATH 4 017 CLOSET 4 016 BEDROOM 3 012 BATH 3 014 CLOSET 3 013 PWDR 003 BAR 2 Z-2024 Z-204 1 Z-201 3 Z-203 N 1X EXISTING LOWER LEVEL 3/16" = 1'-0"1 PROPOSED LOWER LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-101 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 0 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 1.1 Z-201 2 Z-2024 Z-204 1 Z-201 3 Z-203 2.1 Z-202 P R O P E R T Y L I N E S E T B A C K L I N E ENTRY 101 STAIR 102 LIVING ROOM 103 BAR 104 HALL 105 KITCHEN 108 DINING ROOM 110 PANTRY 109 FRONT PORCH D W D W PWDR 106 MUDROOM 107 FAMILY ROOM 111 GARAGE 112 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G CD W CD W F F RG RG 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC LIVING ROOM 101 BEDROOM 102 BATH 104KITCHEN 103 DINING ROOM 105 LIVING ROOM 106 KITCHEN 107 ENTRY 108 BATH 111 STORAGE 109 CLOSET 110 GARAGE 112 N 2 PROPOSED MAIN LEVEL 3/16" = 1'-0"2X EXISTING MAIN LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-102 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 1 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC BEDROOM 203 CLOSET 202 BEDROOM 207HALL 201 BATH 204 BEDROOM 205 BEDROOM 206 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 2 Z-2024 Z-204 1 Z-201 3 Z-203 P R O P E R T Y L I N E S E T B A C K L I N E ATTIC 206 STAIR 202 HALL 202 HALL 208 MASTER BEDROOM 209 CLOSET 204 GUEST MASTER BEDROOM 203GUEST MASTER BATH 205 WC 203 SHOWER 203 MASTER BATH 210 SHOWER 210 WC 1 210 WC 2 210 MASTER CLOSET 211 N 3X EXISTING UPPER LEVEL 3/16" = 1'-0"3 PROPOSED UPPER LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-103 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 2 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 2 Z-2024 Z-204 1 Z-201 3 Z-203 P R O P E R T Y L I N E S E T B A C K L I N E N 4X EXISTING ROOF PLAN 3/16" = 1'-0"4 PROPOSED ROOF PLAN 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-104 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 3 I V . C . 5 4 3 2 1 LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE R-6 ZONE DISTRICT HEIGHT LIMIT 25' 1/3 POINT FROM EAVE TO RIDGE MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 17 ' - 9 1/ 2 " 22 ' - 7 1/ 8 " 22 ' - 1 0 3/ 8 " 23 ' - 1 7/ 8 " 12 ' - 3 1/ 8 " 12 ' - 3 1/ 8 " 12 ' - 2 1/ 2 " UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 128' - 11/4" LOWER LEVEL T.O. SLAB 86'- 0" 1. 2. 12 12 12 12 6.12 12 7. 12 12 4.3.5. 345 2 1 LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE R-6 ZONE DISTRICT HEIGHT LIMIT 25' INTERPOLATED SLOPE1/3 POINT FROM EAVE TO RIDGE TOP OF STRUCTURE MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 22 ' - 8 3/ 8 " 23 ' - 7 3/ 4 " UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" LOWER LEVEL T.O. SLAB 86'- 0" 18. 8 12 12 8 18. 4 12 13. PROPOSED RIDGE 125' - 61/4" 19. 5 4 3 2 1 TO BE REMOVED LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 1 PROPOSED NORTH ELEVATION 3/16" = 1'-0"1.1 PROPOSED NORTH EAST ELEVATION 1X EXISTING NORTH ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-201 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 4 I V . C . A B C D E F G 1/3 POINT FROM EAVE TO RIDGE1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION LINE OF SETBACK @ EAST ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' TOP-MOST PORTION TOP-MOST PORTION MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 23 ' - 3 1/ 2 " 23 ' - 3 1/ 2 " 11 ' - 6 " 1 0 ' - 1 0 3/ 8 " LOWER LEVEL T.O. SLAB 86'- 0" UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2"17. 12 12 17. 12 12 18. PROPOSED RIDGE 128' - 11/4" 12 2 19. 20. 12 1 C D E F G 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF STRUCTURE TOP MOST PORTION OF STRUCTURE 17 ' - 1 0 7/ 8 " 22 ' - 1 0 3/ 8 " 17 ' - 4 " 10 ' - 4 3/ 8 " 11 ' - 5 " 1.12 12 12 12 6. 12 12 6. 9.12 12 11.12 1 10.12 1 A B C D E F G TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 2 PROPOSED EAST ELEVATION 3/16" = 1'-0"2.1 PROPOSED EAST ELEVATION 3/16" = 1'-0" 2X EXISTING EAST ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-202 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 5 I V . C . 1 2 3 4 5 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE SEE PROPOSED NORTH ELEVATION DRAWING 1.1 SHEET Z-201 FOR HEIGHT MEASUREMENT LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" LOWER LEVEL T.O. SLAB 86'- 0" 12 12 18.18. 12 12 PROPOSED RIDGE 128' - 11/4" 1 2 3 4 5 TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 3 PROPOSED SOUTH ELEVATION 3/16" = 1'-0" 3X EXISTING SOUTH ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-203 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 6 I V . C . G F E D C B A 12 ' - 3 1/ 8 " 1/2 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE TOP OF TRELLIS 1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF STRUCTURE1/3 POINT FROM EAVE TO RIDGE LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' 1/3 POINT FROM EAVE TO RIDGE MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 20 ' - 1 1 7/ 8 " 2 4 ' - 6 1/ 2 " 2 4 ' - 0 1/ 4 " 23 ' - 1 7/ 8 " 2 3 ' - 3 1/ 2 " 14 ' - 1 1/ 4 " 11 ' - 1 1/ 8 " 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 128' - 11/4" LOWER LEVEL T.O. SLAB 86'- 0" 6 12 12 8 12 12 13. 14. 15. 12. 16. 7.12 12 8. 14.12 12 G F E D C B A TO BE REMOVED TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 4 PROPOSED WEST ELEVATION 3/16" = 1'-0" 4X EXISTING WEST ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-204 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 7 I V . C . 2 Z-2024 Z-204 1 Z-201 3 Z-203 23'-31/2"23'-31/2" 23'-31/2" 23'-31/2" 23'-31/2"23'-31/2" 24'-61/2" 11'-11/8" 11'-6" 10'-103/8" P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 23'-31/2" 24-01/4" 20'-117/8" 10'-43/8" 23'-17/8" 17'-91/2"22'-71/8" 22'-103/8" 22'-103/8" 14'-11/4"17'-4" 12'-31/8" 12'-31/8"12'-21/2" 11'-5" 23'-31/2" 23'-31/2" 1.2. 5. 4. 3. 6.7. 8.9.10. 11. 18. 12. 13. 14. 15. 16. 17. 12 12 12 12 12 12 12 12 12 12 12 1212 12 12 12 12 12 12 12 12 12 12 12 1 12 1 12 1 12 6 12 8 12 18.12 12 12 12 14.12 12 12 12 19.2 12 20. 1 12 Height Over Topography 223 E Hallam St, Lot 2 Elevation Label Most Restrictive 1 7895'-2 ¼”7895'-2 ¼”Natural 7912'-11 ¾”17'-9 ½” 2 7895'-0”7895'-0”Natural 3 7895'-0”7895'-0”Natural 4 7895'-0”7895'-0”Natural 5 7895'-1”7895'-1”Natural 7907'-3 ½”12'-2 ½” 6 7895'-5 ¼”7895'-5 ¼”Natural 7 7895'1 ¼”7895'1 ¼”Natural 8 7895'-4”7895'-4”Natural 7909'-5 ¼”14'-1 ¼” 9 7895'-5 ¾”7895'-5 ¾”Natural 7912'-9 ¾”17'-4” 10 7895'-5 ¾”7895'-5 ¾”Natural 7907'-0 ¼”11'-6 ½” 11 7895'-10 ¼”7895'-10 ¼”Natural 12 7895'-10 ¼”7895'-10 ¼”Natural 13 7895'-10 ¼”7895'-10 ¼”Natural 7919'-3”23'-4 ¾” 14 7896'-1 ¾”7896'-1 ¾”Natural 7918'-10”22'-8 ¼” 15 7896'-1 ¾”7896'-1 ¾”Natural 16 7896'-0”7895'-0”Natural 7907'-6”11'-6” 17 7896'-0”7896'-0”Natural 18 7896'-0”7896'-0”Natural 19 7895'-8 ½”7895'-8 ½”Natural 7907'-2 ½”11'-6” Elevation of Natural Grade Elevation of Proposed Grade Roof Height over Topography Actual Roof Height over Most Restrictive 7917'-71/8”22'-7 1/8” 7907'-31/8”12'-31/8” 7907'-31/8”12'-31/8” 7918'-35/8”22'-103/8” 7918'-31/8”23'-1 7/8” 7906'-25/8”10'-4 3/8” 7916'-101/8”20'-11 7/8” 7919'-103/8”23'-8 5/8” 7918'-5 5/8”22'-5 5/8” 7918'-8 3/8”22'-8 3/8”N 1 PROPOSED ROOF TOPOGRAPHY 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-206 HEIGHT OVER TOPOGRAPHY 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 8 I V . C . EXISTING ROUND SAWN SHINGLE TO BE PAINTED PROPOSED CEDAR SHINGLE SIDING EXISTING HORIZONTAL SIDING TO BE PAINTED WHITE PROPOSED HORIZONTAL CEDAR SIDING EXISTING ASPHALT ROOF MATERIAL TO BE REMOVED PROPOSED FAUX SLATE ROOF MATERIAL PROPOSED MACHINE SAWN CEDAR SHINGLE PROPOSED MATERIALS: ADDITION PROPOSED MATERIALS: HISTORIC RESOURCE EXISTING HORIZONTAL SIDING TO BE PAINTED WHITE EXISTING FOUNDATION MATERIAL TO BE PAINTED PROPOSED FOUNDATION VENEER MATERIAL STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-207 MATERIALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 1 9 I V . C . E HALLAM STREET - LOOKING SOUTH E HALLAM STREET - LOOKING NORTH ALLEY BLOCK 72 - LOOKING NORTH ALLEY BLOCK 72 - LOOKING SOUTH PROJECT SITE PROJECT SITE PROJECT SITE STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 5/7/15 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-208 STREETSCAPE 223 E Hallam Street, Aspen, CO, 81611, USA 223 E Hallam St 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD SD 5/7/15 HPC CON. REVISED 2 P 2 2 0 I V . C . Z-401 Z-402 Z-403 Z-404 Z-405 Z-406 Z-407 Z-408 Z-409 VIEW FROM STREET VIEW FROM STREET - EAST VIEW FROM ALLEY VIEW FROM ABOVE - WEST VIEW FROM ABOVE - EAST NORTH ELEVATION EAST ELEVATION SOUTH ELEVATION WEST ELEVATION Z-CVR Z-001 Z-002 COVER LAND USE APPROVALS LAND USE APPROVALS PLAT Z-004 Z-005 Z-006 Z-007 SURVEY ZONING SUMMARY RDS COMPLIANCE SITE PLAN SITE COVERAGE Z-011X Z-012X Z-013X Z-011 Z-012 Z-013 Z-014 Z-101 Z-102 Z-103 Z-104 Z-201 Z-202 Z-203 Z-204 Z-205 Z-206 Z-207 Z-208 FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS FLOOR AREA CALCULATIONS TEMPORARY RELOCATION FLOOR PLANS FLOOR PLANS FLOOR PLANS FLOOR PLANS HEIGHTS HEIGHTS HEIGHTS HEIGHTS HEIGHTS HEIGHT OVER TOPOGRAPHY MATERIALS STREETSCAPE Z-009 Z-010 ROOF DEMOLITION CALCULATIONS WALL DEMOLITION CALCULATIONS SHEET INDEX PROJECT SITE 223 E Hallam Street, Aspen, CO, 81611, USA 223 HallamSCOPE OF WORK The remodel of a landmarked historic residence - removing two non- historic additions, removing a non-historic detatched garage, moving the entire remaining structure to the North West corner of the Lot, building an addition to the rear of the house, and the addition of a subgrade level.HPC MINOR DEVELOPMENT REVIEW STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-CVR COVER 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 1 I V . C . Deed Deed INDEX OF LAND USE APPROVALS: Resolution 29 Series of 2012 - (Z-002) Ordinance No 5 Series of 2013 - (Z-002) Book 104, page 38 Sept 2013 - Final Plat STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-001 LAND USE APPROVALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 2 I V . C . Resolution 29 Series of 2012 - Remodel to the West Elevation Resolution 29 Series of 2012 - Remodel to the West Elevation Resolution 29 Series of 2012 - Remodel to the West Elevation Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split Ordinance No 5 Series of 2013 - Lot Split STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-002 LAND USE APPROVALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 3 I V . C . P 2 2 4 I V . C . P 2 2 5 I V . C . Allowable Floor Area Allowable Floor Area Reference Per R-6 26.710.040.D.11 Unique Approvals Reference Variances Reference Exemptions Reference Garage Exemption First 250 sq ft exempt; Next 250 sq ft to exclude 50% of area 26.575.020.D.7. Deck Exemption 486 sq ft exempt (Allowable floor area 3,240 sq ft x 15%)26.575.020.D.5. Floor Area Summary Existing Gross (Sq Ft) Existing Floor Area (Sq Ft) Proposed Gross (Sq Ft) Proposed Floor Area (Sq Ft) Reference Lower Level 257.75 17.55 3,709.75 144.15 Main Level 2,037.50 1,550.25 2,511.25 2,136.25 Upper Level 1,015.50 1,015.50 1,433.50 1,433.50 Deck Area (including covered front porch) 40.00 532.50 TOTAL 3,350.75 2,583.30 8,187.00 3,713.90 223 E Hallam St, Lot 2 Lot is 6,000 sq ft therefore, per R-6 code, this Lot has an allowable FAR of 3,240 (will apply for a 500 sq ft bonus from HPC, which would allow for 3,740) Zoning Allowance & Project Summary Proposed Development Single Family | Remodel/Addition Parcel #273-707-316-008 Zone District R-6 Setbacks Existing Reference Front 3'-0 1/2” 10' 15' 10' N/A 26.710.040.D.2 Rear 10' 10' 5' 10' 5' 26.710.040.D.3 West Side 5' 5' N/A 5' N/A 26.710.040.D.4 East Side 1'-7” 5' N/A 5' N/A 26.710.040.D.4 Combined Side 10' 15' N/A 10' N/A 26.710.040.D.4 Distance between Buildings N/A 5' N/A N/A 26.710.040.D.9 Corner Lot no no Plat Supplemental Breakdown Info Existing Required Proposed Reference Open Space % N/A Not Required for R-6 N/A 26.710.040.D.10 Site Coverage 33.90% 50% 42.30% 26.710.040.D.7 On-Site Parking 2 (garage) 2 2 Land Value Summary Actual Value Reference Land $3,000,000 Improvements $99,500 Total $3,099,500 223 E Hallam St, Lot 2 Allowed (Principal) Allowed (Accessory) Proposed (Principal) Proposed (Accessory) Pitkin County Assessor Pitkin County Assessor Pitkin County Assessor Net Lot Area Zone District Requirements Reference Min. Gross Lot Area (per R-6) 6,000 Sq Ft; 3,000 Sq Ft for Historic Landmark Properties 26.710.040.D.1 Min. Net Lot Area (per R-6) 4,500 Sq Ft; 3,000 Sq Ft for Historic Landmark Properties 26.710.040.D.2 Lot Size Per Survey Reference N/A N/A N/A Total Area Reductions Net Lot Area 6,000 Sq Ft Per Plat 223 E Hallam St, Lot 2 Reductions for area with slopes 0%-20% (100% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 Reductions for area with slopes 20%-30% (50% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 Reductions for area with slopes greater than 30% (0% of parcel area to be included in Net Lot Area) Survey 26.575.020-1 STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-004 ZONING SUMMARY 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 6 I V . C . Residential Design Standards Compliance Project Name RDS Section Code Description Compliance Description Referenced Z Sheets A. Site Design 1. Building orientation.The front facades of all principal structures are parallel to the street. This is not a corner lot. Z-006 2. Build-to lines. Z-006 3. Fences.Z-006 B. Building Form 1. Secondary mass.Z-006 a) Parking, garages and carports shall be accessed from an alley or private road. The garage is accessed from the alley. Z-101 Z-203 The garage doors are visible from the alley. Z-203 The garage is accessed from the alley. Z-203 The garage is accessed from the alley. Z-203 The garage is accessed from the alley. Z-203 The garage is accessed from the alley. Z-203 The garage is accessed from the alley. Z-203 The garage is accessed from the alley. Z-203 D. Building Elements Z-201 Z-101 Z-101 There is a significant group of windows in the historic resource that face the street. Z-201 2. First story element.Z-101 3. Windows.The proposed street facing windows do not span between 9' and 12'. Z-201 There are no non-orthogonal windows existing to remain or proposed. Z-201 – Z-205 All light-wells are recessed behind the front-most wall of the building. Z-101 E. Context 1. Materials.Z-201 – Z-205 Proposed materials will be used in ways that are true to their characteristics. Z-201 – Z-205 c) Highly reflective surfaces shall not be used as exterior materials. There are no proposed highly reflective exterior materials. Z-201 – Z-205 2. Inflection. Z-201 Z-102 The front facades of all principal structures shall be parallel to the street. On corner lots, both street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. Due to the relocation of the historic resource, more than 60% of the front facade will be within 5 feet of the front yard setback. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. The historic fence that is proposed to be located at the front of the house is no more than 42”. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. More than 10% of the total above grade square footage is located in a secondary mass that is connected to the primary structure by a subordinate linking element that is 10' in length, 10' in width and has a plate height of less than 9'. C. Parking, Garages and Carports 1. For all residential uses that have access from an alley or private road, the following standards shall apply: b) If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. The garage doors are visible from the alley and are double stall doors that appear like single stall doors. c) If the garage doors are not visible from a street or alley, the garage doors may be either single-stall or normal double-stall garage doors. 2. For all residential uses that have access only from a public street, the following standards shall be apply: a) On the street facing facade(s), the width of the living area on the first floor shall be at least five (5) feet greater than the width of the garage or carport. b) The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front-most wall of the house. c) On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d) When the floor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, measured from natural grade. e) The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24) feet. f) If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. 1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street-oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: The historic resource that is proposed to be relocated at the front of the lot has a street oriented entrance and a street facing principal window. a) The entry door shall face the street and be no more than ten (10) feet back from the front- most wall of the building. Entry doors shall not be taller than eight (8) feet. The entry door of the historic resource is no more than 10' back from the front most wall of the building. The entry door is not taller than 8'. b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. The entry porch of the historic resource is being restored. It is more than 6' in depth and not more than 1 story in height. It is more that 50 square feet. c) A street-facing principal window requires that a significant window or group of windows face street. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. The historic resource does not have a first story street facing element and therefore this is not applicable. a) Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. b) No more than one (1) non-orthogonal window shall be allowed on each facade of the building. A single non-orthogonal window in a gable end may be divided with mullions and still be considered one (1) non-orthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. 4. Lightwells.All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. a) The quality of the exterior materials and details and their application shall be consistent on all sides of the building. The quality of the exterior materials and their application is consistent on all sides of the building. b) Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or non-bearing material, shall not be used below a heavy material, such as stone. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a) If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to Inflect. There is a 1 story building on the lot to the east of our property and we are inflecting in the proposed addition to that lot with a 1 story garage. A one-story building shall be defined as follows: A one story building shall mean a structure or portion of a structure, where there is only one (1) floor of fully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. The proposed addition is located behind the historic resource and therefore the inflection is not visible from the street. It is more than 12' wide on the alley/south side of the lot and has only one floor of fully usable space. Residential Design Standards Unique Approvals & Variances See Land Use Approvals for complete list of approved resolutions and/or admin approvals. This project does not include any unique approvals related specifically to RDS. STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-005 RDS COMPLIANCE 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 7 I V . C . 8'-10" 1 0 ' - 0 " 6'-2" 1 0 ' - 0 " 5' - 0 " LINE OF EXTERIOR WALL EXISTING TREE ON NEIGHBORS LOT [LOT 1 OF 223 E HALLAM LOT SPLIT] TO BE REMOVED BY NEIGHBOR LEGAL ADDRESS: LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT : R-6 LOT SIZE: 6,000 SQFT SQFT PROJECT ZERO: 7896'-6" P R O P E R T Y L I N E S E T B A C K L I N E FR O N T Y A R D SE T B A C K SIDE YARD SETBACK RE A R Y A R D SE T B A C K [PR I N C I P L E ST R U C T U R E ] R E A R YA R D SE T - BA C K [GA R A G E ] SIDE YARD SET- BACK E HALLAM STREET LOT 1 OF 223 E HALLAM STREET LOT SPLIT 225 E HALLAM STREET ALLEY BLOCK 72 7895 7896 7897 1 0 ' - 0 " 5'-0" 5'-0" 5'-0" 1 0 ' - 0 " 5' - 0 " 1'-4" 7'-01/2" 7'-37/8" LINE OF EXTERIOR WALL EXISTING HISTORIC FENCE TO BE RELOCATED TO PROPERTY LINE 6' PRIVACY FENCE TO BE LOCATED BEHIND FRONT FACADE OF ADDITION PER 26.575.020.E.5.p LIGHTWELL TO EXTEND INTO SETBACK PER 26.575.020.E.5.i; SEE LOWER LEVEL FLOOR PLAN SHEET Z-101 FOR DIMS LIGHTWELL TO EXTEND INTO SETBACK PER 26.575.020.E.5.i; SEE LOWER LEVEL FLOOR PLAN SHEET Z-101 FOR DIMS P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 FR O N T Y A R D SE T B A C K SIDE YARD SET- BACK SIDE YARD SET- BACK SIDE YARD SET- BACK R E A R Y A R D SE T B A C K [PR I N C I P L E ST R U C T U R E ] RE A R Y A R D SE T - B A C K [GA R A G E ] E HALLAM STREET LOT 1 OF 223 E HALLAM STREET LOT SPLIT 225 E HALLAM STREET ALLEY BLOCK 72 LEGAL ADDRESS: LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT : R-6 LOT SIZE: 6,000 SQFT SQFT PROJECT ZERO: 7896'-6" TREE TO BE REMOVED PROPOSED TREE TREE LEGEND N 1X EXISTING SITE PLAN 1/8" = 1'-0"1 PROPOSED SITE PLAN 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-006 SITE PLAN 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 8 I V . C . 6,000.00 sq ft 1,550.25 sq ft 487.25 sq ft P R O P E R T Y L I N E S E T B A C K L I N E EXISTING SITE COVERAGE: 33.9% 6,000.00 sq ft 2,538.00 sq ft P R O P E R T Y L I N E S E T B A C K L I N E ALLOWABLE SITE COVERAGE: 50% PROPOSED SITE COVERAGE: 42.3% N EXISTING SITE COVERAGE 1/8" = 1'-0"PROPOSED SITE COVERAGE 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-007 SITE COVERAGE 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 2 9 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E 21 3 456 7 8 9 10 11 12 1513 14 16 17 18 19 157.25 sq ft 155.25 sq ft 301.25 sq ft 301.25 sq ft 124.25 sq ft19.75 sq ft 143.25 sq ft 264.50 sq ft194.25 sq ft 5.00 sq ft 31.50 sq ft 198.50 sq ft 104.00 sq ft 277.25 sq ft 204.00 sq ft 19.50 sq ft 19.50 sq ft 177.00 sq ft 227.50 sq ft 21.50 sq ft 2.75 sq ft 1918 1 2 3 4 3 56 8 9 10 11 12 13 14 15 16 17 7 Demolition Calculations Roof Demolition Roof Label Individual Roof Area (Sq Ft) 1 157.25 157.25 2 155.25 155.25 3 144.00 144.00 4 143.25 143.25 5 264.50 6 194.25 75 . 0 0 8 31.50 2.75 9 198.50 10 104.00 11 277.25 12 204.00 13 19.50 19.50 14 19.50 19.50 15 177.00 16 227.50 227.50 17 21.50 21.50 18 301.25 301.25 19 301.25 301.25 Roof Surface Total (Sq Ft) 2,946.25 Roof Surface Area to be Removed (Sq Ft) 1,493.00 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft) 6,732.00 Surface Area to be Removed (Sq Ft) 3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area of Roof to be Removed (Sq Ft) EXISTING ROOF TO REMAIN ROOF TO BE DEMOLISHED ROOF DEMO LEGEND N ROOF DEMO PLAN 1/8" = 1'-0"ROOF DEMO FILLS - FLAT PLANE METHOD 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-009 ROOF DEMOLITION CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 0 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E A B C D EF G H I J K LM N O P Q R S T U V S W X Y Z AA HISTORIC 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P H M S R BB CC DDEE FF P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC 54.00 sq ft 163.50 sq ft 181.25 sq ft 135.00 sq ft 153.25 sq ft 171.00 sq ft 41.25 sq ft 38.25 sq ft 12.50 sq ft12.50 sq ft 25.25 sq ft 19.00 sq ft 14.50 sq ft10.00 sq ft 88.75 sq ft 112.75 sq ft 166.25 sq ft 32.50 sq ft 72.25 sq ft30.25 sq ft 30.25 sq ft 202.25 sq ft 13.75 sq ft 30.00 sq ft 34.75 sq ft 49.25 sq ft15.25 sq ft 208.25 sq ft 161.50 sq ft 197.00 sq ft 164.50 sq ft A B C D E F HG I J K L M N O P Q R S T U V W BB CCDD EE FF X Y Z AA 387.75 sq ft 300.00 sq ft 10.75 sq ft 13.75 sq ft 3.75 sq ft3.75 sq ft 126.00 sq ft 9.25 sq ft 3.50 sq ft 49.75 sq ft 18.25 sq ft 44.50 sq ft 18.25 sq ft 226.25 sq ft 26.50 sq ft 8.50 sq ft 232.50 sq ft 8.00 sq ft 5.75 sq ft 226.25 sq ft 29.00 sq ft 33.00 sq ft8.75 sq ft 8.75 sq ft Demolition Calculations Wall Demolition Wall Label Individual Wall Area (Sq Ft) A 163.50 163.50 B 181.25 181.25 C 135.00 135.00 D 153.25 153.25 E 171.00 171.00 F 41.25 10.00 G 38.25 14.50 H 387.75 69.25 I 88.75 88.75 J 112.75 112.75 K 166.25 166.25 L 32.50 32.50 M 300.00 32.00 N 126.00 12.75 O 49.75 18.25 P 226.25 35.00 Q 44.50 18.25 R 232.50 13.75 S 226.25 29.00 T 30.25 8.75 U 75.25 33.00 V 30.25 8.75 W 202.25 202.25 X 208.25 208.25 Y 161.50 161.50 Z 197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft) 4,089.00 Area Reduced for Fenestration (Sq Ft) 303.25 Area Used for Demo Calculation (Sq Ft) 3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft) 6,732.00 Surface Area to be Removed (Sq Ft) 3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration (Sq Ft) Area of Wall to be Removed (Sq Ft) Demolition CalculationsWall Demolition Wall Label Individual Wall Area (Sq Ft)A 163.50 163.50B 181.25 181.25C 135.00 135.00D 153.25 153.25E 171.00 171.00F 41.25 10.00G 38.25 14.50H 387.75 69.25I 88.75 88.75J 112.75 112.75K 166.25 166.25L 32.50 32.50 M 300.00 32.00 N 126.00 12.75 O 49.75 18.25 P 226.25 35.00 Q 44.50 18.25 R 232.50 13.75 S 226.25 29.00 T 30.25 8.75 U 75.25 33.00 V 30.25 8.75 W 202.25 202.25 X 208.25 208.25 Y 161.50 161.50 Z 197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft) 4,089.00 Area Reduced for Fenestration (Sq Ft) 303.25 Area Used for Demo Calculation (Sq Ft) 3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft) 6,732.00 Surface Area to be Removed (Sq Ft) 3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration(Sq Ft)Area of Wall to be Removed(Sq Ft) Demolition Calculations Wall Demolition Wall Label Individual Wall Area (Sq Ft) A 163.50 163.50 B 181.25 181.25 C 135.00 135.00 D 153.25 153.25 E 171.00 171.00 F 41.25 10.00 G 38.25 14.50 H 387.75 69.25 I 88.75 88.75 J 112.75 112.75 K 166.25 166.25 L 32.50 32.50 M 300.00 32.00 N 126.00 12.75 O 49.75 18.25 P 226.25 35.00 Q 44.50 18.25 R 232.50 13.75 S 226.25 29.00 T 30.25 8.75 U 75.25 33.00 V 30.25 8.75 W 202.25 202.25 X 208.25 208.25 Y 161.50 161.50 Z 197.00 197.00 AA 164.50 164.50 BB 13.75 CC 30.00 DD 34.75 EE 49.25 FF 15.25 Wall Surface Area Total (Sq Ft) 4,089.00 Area Reduced for Fenestration (Sq Ft) 303.25 Area Used for Demo Calculation (Sq Ft) 3,785.75 Wall Surface Area to be Removed (Sq Ft)2,137.75 Demolition Totals Roof + Wall Area Used for Demo Calculation (Sq Ft) 6,732.00 Surface Area to be Removed (Sq Ft) 3,630.75 Total 53.93% 223 E Hallam St, Lot 2 Area Reduced for Fenestration (Sq Ft) Area of Wall to be Removed (Sq Ft) EXISTING WALL TO REMAIN WALL TO BE DEMOLISHED WALL DEMO LEGEND N MAIN LEVEL DEMO PLAN 1/8" = 1'-0"UPPER LEVEL DEMO PLAN 1/8" = 1'-0"WALL DEMO FILLS 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-010 WALL DEMOLITION CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 1 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 12 '-3 1 /2 " 16'-03/8" 16'-03/8" 12 '-3 1 /2 " 4. 3. 2. 1. P R O P E R T Y L I N E S E T B A C K L I N E CRAWL CRAWL CRAWL 257.75 sq ft 16'-03/8"12'-31/2"16'-03/8"12'-31/2" 7' - 0 " 112.25 sq ft 86.00 sq ft 112.25 sq ft 86.00 sq ft 15.00 sq ft 12.00 sq ft 1.2.3.4. EXPOSED WALL AREA WALL BELOW GRADE Floor Area Calculations Existing Lower Level Wall Calculations Lower Level Wall Label Total Wall Area (Sq Ft) Exposed Wall Area (Sq Ft) 1 112.25 2 86.00 3 112.25 15.00 4 86.00 12.00 Overall Total Wall Areas (Sq Ft) 396.50 Exposed Wall Area (Sq Ft)27.00 % of Exposed Wall (Exposed / Total) 6.8% Existing Lower Level Floor Area Calculations Lower Level Gross Floor Area (Sq Ft) 257.75 Lower Level Countable Floor Area (Sq Ft) 17.55 Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft) 17.55 Main Level Floor Area (Sq Ft) 1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft) 1015.50 Total Existing Floor Area (Sq Ft) 2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N EXISTING LOWER LEVEL 1/8" = 1'-0" EXISTING LOWER LEVEL 1/8" = 1'-0" SUGBRADE CALC LEGEND FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-011X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 2 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 40.00 sq ft P R O P E R T Y L I N E S E T B A C K L I N E 1,550.25 sq ft 487.25 sq ft Floor Area Calculations Existing Main Level Floor Area Calculations Main Level Gross Floor Area (Sq Ft) 1550.25 Garage Gross Floor Area (Sq Ft) 487.25 Garage Floor Area (Sq Ft) 112.25 Main Level Countable Floor Area (Sq Ft) 1550.25 Garage Countable Floor Area (Sq Ft) 112.25 Main Level Countable Floor Area (Sq Ft) 1550.25 Existing Deck/Porch Floor Area Calculations Front Porch Gross Floor Area (Sq Ft) Deck Gross Floor Area (Sq Ft) 40.00 Exempt Deck Floor Area (Sq Ft) 486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft) 17.55 Main Level Floor Area (Sq Ft) 1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft) 1015.50 Total Existing Floor Area (Sq Ft) 2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA EXISTING MAIN LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-012X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 3 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G OPEN TO BELOW P R O P E R T Y L I N E S E T B A C K L I N E 771.75 sq ft 243.75 sq ft Floor Area Calculations Existing Upper Level Floor Area Calculations Upper Level Gross Floor Area (Sq Ft) 771.75 Upper Level Garage Floor Area (Sq Ft) 243.75 Upper Level Countable Floor Area (Sq Ft) 1015.50 Total Existing Floor Area Calculations Lower Level Floor Area (Sq Ft) 17.55 Main Level Floor Area (Sq Ft) 1550.25 Deck/Porch Floor Area (Sq Ft) Upper Level Floor Area (Sq Ft) 1015.5 Total Existing Floor Area (Sq Ft) 2,583.30 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA EXISTING UPPER LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-013X FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 4 I V . C . 43'-0" 34 '-0 1 /2 " 4'-0" 16 '-3 1 /8 " 3' - 0 " 19 '-1 7 /8 " 3' - 0 " 1 '-6 1 /2 " 42 '-11 1 /2 " 45'-81/8" 16 '-3 1 /8 " 3' - 0 " 19 '-1 7 /8 " 3' - 0 " 7 '-1 1 /2 " 48 '-6 1 /2 " 1'-37/8" 28 '-5 1 /2 " 9.00 sq ft 9.00 sq ft 9.00 sq ft 9.00 sq ft S E T B A C K L I N E P R O P E R T Y L I N E 1. 2. 3. 4. 5. 6. 7. 8. 3,709.75 sq ft 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 Floor Area Calculations Proposed Lower Level Exposed Wall Calculations Lower Level Wall Label Total Wall Area (Sq Ft) Exposed Wall Area (Sq Ft) 1 473.00 2 374.50 3 44.00 4 537.00 57.00 5 571.00 6 606.75 57.00 7 14.50 8 313.00 Overall Total Wall Area (Sq Ft) 2,933.75 Exposed Wall Area (Sq Ft)114.00 % of Exposed Wall (Sq Ft) (Exposed / Total)3.89% Proposed Lower Level Floor Area Calculations Lower Level Gross Floor Area (Sq Ft) 3,709.75 Lower Level Countable Floor Area (Sq Ft) 144.15 Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft) 144.15 Main Level Floor Area (Sq Ft) 2136.25 Upper Level Floor Area (Sq Ft) 1433.50 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft) 3,713.90 223 E Hallam St, Lot 2 43'-0"34'-01/2"4'-0" 42'-111/2" 16'-31/8"3'-0"19'-17/8"3'-0"1'-61/2" 45'-81/8" 48'-61/2" 7'-11/2"3'-0"19'-17/8"3'-0"16'-31/8" 1'-37/8"28'-51/2" 11 ' - 0 " 3' - 0 " 9' - 6 " 12 ' - 6 " 12 ' - 6 " 3' - 0 " 9' - 6 " 12 ' - 6 " 11 ' - 0 " 374.50 sq ft473.00 sq ft 313.00 sq ft14.50 sq ft 44.00 sq ft 537.00 sq ft 28.50 sq ft28.50 sq ft 571.00 sq ft 606.75 sq ft 28.50 sq ft 28.50 sq ft 1.2.3.4. 5.6.7.8. EXPOSED WALL AREA WALL BELOW GRADE LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N PROPOSED LOWER LEVEL 1/8" = 1'-0" LOWER LEVEL SUBGRADE FILLS 1/8" = 1'-0" SUGBRADE CALC LEGEND FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-011 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 5 I V . C . 1 7 x 7 1 1 /64 " = 10 '-2 " 1 234 5 6 7 8 9 10 11 12 13 141516 P R O P E R T Y L I N E S E T B A C K L I N E D W D W 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 2,011.25 sq ft 500.00 sq ft 71.50 sq ft 48.00 sq ft ATTIC FRONT PORCH PER 26.575 020.D.5 Floor Area Calculations Proposed Main Level Floor Area Calculations Main Level Gross Floor Area (Sq Ft) 2011.25 Garage Gross Floor Area (Sq Ft) 500.00 Garage Floor Area (Sq Ft) 125.00 Main Level Countable Floor Area (Sq Ft) 2011.25 Garage Countable Floor Area (Sq Ft) 125.00 Total Main Level Countable Floor Area (Sq Ft) 2136.25 Proposed Deck/Porch Floor Area Calculations Front Porch Floor Area (Sq Ft) 48.00 Main Level – Exempt Deck Floor Area (Sq Ft) (Main Level) 71.50 Main Level Deck Floor Area (Sq Ft) (Upper Level) 413.00 Upper Level Total Deck Floor Area (Sq Ft) 484.50 Exempt Deck Floor Area (Sq Ft) 486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft) 144.15 Main Level Floor Area (Sq Ft) 2136.25 Upper Level Floor Area (Sq Ft) 1433.50 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft) 3,713.90 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA N PROPOSED MAIN LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-012 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 6 I V . C . 1 7 x 7 1 1 /64 " = 10 '-2 " 1 234 5 6 7 8 9 10 11 12 13 141516 P R O P E R T Y L I N E S E T B A C K L I N E 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 944.75 sq ft 295.25 sq ft 488.75 sq ft 117.75 sq ftATTIC EXEMPT PER 26.575 020.D.3 Floor Area Calculations Proposed Upper Level Floor Area Calculations Upper Level Gross Floor Area (Sq Ft) 1433.50 488.75 + 944.75 Upper Level Countable Floor Area (Sq Ft) 1433.50 Proposed Deck/Porch Floor Area Calculations Front Porch Floor Area (Sq Ft) 42.00 Main Level – Exempt Deck Floor Area (Sq Ft) (Main Level) 71.50 Main Level Deck Floor Area (Sq Ft) (Upper Level) 413.00 Upper Level Total Deck Floor Area 484.50 Exempt Deck Floor Area (Sq Ft) 486.00 (3,240 sq ft x 15%) Deck/Porch Countable Floor Area (Sq Ft) Total Proposed Floor Area Calculations Lower Level Floor Area (Sq Ft) 144.15 Main Level Floor Area (Sq Ft) 2136.25 Upper Level Floor Area (Sq Ft) 1433.50 Deck/Porch Floor Area (Sq Ft) Total Proposed Floor Area (Sq Ft) 3,713.90 223 E Hallam St, Lot 2 LIVABLE FLOOR AREA GARAGE DECK EXEMPT AREA NN PROPOSED UPPER LEVEL 1/8" = 1'-0" FAR LEGEND STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-013 FLOOR AREA CALCULATIONS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 7 I V . C . CURRENT LOCATION OF HOUSE PROPOSED LOCATION OF HOUSE POTENTIAL LOCATION OF HOUSE DURING CONSTRUCTION P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 N 1 TEMPORARY RELOCATION PLAN 1/8" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-014 TEMPORARY RELOCATION 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 8 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G P R O P E R T Y L I N E S E T B A C K L I N E CRAWL 000 2X Z-202 4X Z-204 1X Z-201 3X Z-203 W CD 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G S E T B A C K L I N E P R O P E R T Y L I N E REC ROOM 001 STAIR 002 MECH 004 BEDROOM 1 006 LAUNDRY 005 BEDROOM 2 009 BATH 1 007 CLOSET 1 008 BATH 2 010 CLOSET 2 011 BEDROOM 4 015 BATH 4 017 CLOSET 4 016 BEDROOM 3 012 BATH 3 014 CLOSET 3 013 PWDR 003 2 Z-2024 Z-204 1 Z-201 3 Z-203 N 1X EXISTING LOWER LEVEL 3/16" = 1'-0"1 PROPOSED LOWER LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-101 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 3 9 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 1 7 x 7 1 1 /64 " = 10 '-2 " 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1.1 Z-201 2 Z-2024 Z-204 1 Z-201 3 Z-203 2.1 Z-202 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC ENTRY 101 STAIR 102 LIVING ROOM 103 BAR 104 HALL 105 PWDR 106 MUDROOM 107 KITCHEN 108 DINING ROOM 110PANTRY 109 FRONT PORCH D W D W FAMILY ROOM 111 GARAGE 112 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G CD W CD W F F RG RG 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC LIVING ROOM 101 BEDROOM 102 BATH 104KITCHEN 103 DINING ROOM 105 LIVING ROOM 106 KITCHEN 107 ENTRY 108 BATH 111 STORAGE 109 CLOSET 110 GARAGE 112 N 2 PROPOSED MAIN LEVEL 3/16" = 1'-0"2X EXISTING MAIN LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-102 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 0 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC BEDROOM 203 CLOSET 202 BEDROOM 207HALL 201 BATH 204 BEDROOM 205 BEDROOM 206 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 1 7 x 7 1 1 /64 " = 10 '-2 " 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 2 Z-2024 Z-204 1 Z-201 3 Z-203 P R O P E R T Y L I N E S E T B A C K L I N E HISTORIC ATTIC 206 STAIR 202 HALL 202 HALL 208 OFFICE 212 MASTER BEDROOM 209 MASTER BATH 210 WC 1 210 WC 2 210 GUEST MASTER CLOSET 204 GUEST MASTER BEDROOM 203 GUEST MASTER BATH 205 WC 203 SHOWER 203 SHOWER 210 MASTER CLOSET 211 N 3X EXISTING UPPER LEVEL 3/16" = 1'-0"3 PROPOSED UPPER LEVEL 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-103 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 1 I V . C . 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 C C G G 2X Z-202 4X Z-204 1X Z-201 3X Z-203 P R O P E R T Y L I N E S E T B A C K L I N E 1 1 A A B B C C D D E E F F 2 2 3 3 4 4 5 5 G G 2 Z-2024 Z-204 1 Z-201 3 Z-203 P R O P E R T Y L I N E S E T B A C K L I N E N 4X EXISTING ROOF PLAN 3/16" = 1'-0"4 PROPOSED ROOF PLAN 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-104 FLOOR PLANS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 2 I V . C . 5 4 3 2 1 LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE R-6 ZONE DISTRICT HEIGHT LIMIT 25' 1/3 POINT FROM EAVE TO RIDGE MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 17 '-9 1 /2 "22 '-7 1 /8 " 22 '-10 3 /8 " 23 '-1 7 /8 " 12 '-3 1 /8 " 12 '-3 1 /8 " 12 '-2 1 /2 " UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 129' - 5" LOWER LEVEL T.O. SLAB 86'- 0" 1. 2. 12 12 12 12 6.12 12 7. 12 12 4.3.5. 345 2 1 LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF TRELLIS STRUCTURE R-6 ZONE DISTRICT HEIGHT LIMIT 25'INTERPOLATED SLOPE1/3 POINT FROM EAVE TO RIDGE MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 24 '-1 1 /2 " 2 1 '-1 3 /4 " UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 129' - 5" LOWER LEVEL T.O. SLAB 86'- 0" 18. 14 12 12 14 18. 19. 7 12 13. 5 4 3 2 1 TO BE REMOVED LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION LINE OF SETBACK @ NORTH ELEVATION PROPERTY LINE @ NORTH ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 1 PROPOSED NORTH ELEVATION 3/16" = 1'-0"1.1 PROPOSED NORTH EAST ELEVATION 1X EXISTING NORTH ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-201 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 3 I V . C . A B C D E F G 23 '-8 3 /4 " 24 '-1 1 /2 " 1/3 POINT FROM EAVE TO RIDGE1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF STRUCTURE 1/3 POINT FROM EAVE TO RIDGE SEE PROPOSED NORTH ELEVATION DRAWING 1.1 SHEET Z-201 FOR HEIGHT MEASUREMENT LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION LINE OF SETBACK @ EAST ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" LOWER LEVEL T.O. SLAB 86'- 0" UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 129' - 5" 17. 12 14 17. 12 14 18. 19. C D E F G 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF STRUCTURE TOP MOST PORTION OF STRUCTURE 17 '-10 7 /8 " 22 '-10 3 /8 " 17 ' - 4 " 10 '-4 3 /8 " 11 ' - 5 " 1.12 12 12 12 6. 12 12 6. 9.12 12 11.12 1 10.12 1 A B C D E F G TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION LINE OF SETBACK @ EAST ELEVATION PROPERTY LINE @ EAST ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 2 PROPOSED EAST ELEVATION 3/16" = 1'-0"2.1 PROPOSED EAST ELEVATION 3/16" = 1'-0" 2X EXISTING EAST ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-202 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 4 I V . C . 1 2 3 4 5 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE SEE PROPOSED NORTH ELEVATION DRAWING 1.1 SHEET Z-201 FOR HEIGHT MEASUREMENT LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 129' - 5" LOWER LEVEL T.O. SLAB 86'- 0" 14 12 18.18. 12 14 1 2 3 4 5 TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION LINE OF SETBACK @ SOUTH ELEVATION PROPERTY LINE @ SOUTH ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 3 PROPOSED SOUTH ELEVATION 3/16" = 1'-0" 3X EXISTING SOUTH ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-203 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 5 I V . C . G F E D C B A 20 '-11 7 /8 " 24 '-2 1 /2 " 12 '-3 1 /8 " 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE TOP OF TRELLIS 1/3 POINT FROM EAVE TO RIDGE TOP MOST PORTION OF STRUCTURE 1/3 POINT FROM EAVE TO RIDGE LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION R-6 ZONE DISTRICT HEIGHT LIMIT 25' MAIN LEVEL T.O. PLY 100'- 0" = 7896'-6" HIST. MAIN LEVEL T.O. PLY 100'- 61/2" 23 '-8 5 /8 " 11 ' - 6 " 23 '-1 7 /8 " 2 3 '-1 1 1 /2 " 14 '-1 1 /4 " 1/3 POINT FROM EAVE TO RIDGE 1/3 POINT FROM EAVE TO RIDGE UPPER LEVEL T.O. PLY 111'- 0" EXISTING RIDGE 127' - 01/2" PROPOSED RIDGE 129' - 5" LOWER LEVEL T.O. SLAB 86'- 0" 7 12 12 8 12 1413. 14. 15. 12. 16.12 2 7.12 12 8. G F E D C B A TO BE REMOVED TO BE REMOVED TO BE REMOVED LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION LINE OF SETBACK @ WEST ELEVATION PROPERTY LINE @ WEST ELEVATION HIST. MAIN LEVEL T.O. PLY 101'- 2" = 7897'-8" HIST. CRAWL LEVEL T.O. SLAB 93'- 21/2" HIST. UPPER LEVEL T.O. PLY 111'- 31/2" EXISTING RIDGE 127' - 8" 4 PROPOSED WEST ELEVATION 3/16" = 1'-0" 4X EXISTING WEST ELEVATION 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-204 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 6 I V . C . 17 '-9 1 /2 " 22 '-10 3 /8 " 21 '-1 3 /4 "23 '-8 3 /4 " 24 '-2 1 /2 " 24 '-1 1 /2 " 11 '-6 1 /2 " 1. 6. 18. 13. 19. 17. 10. 14 '-1 1 /4 " 22 '-10 3 /8 " 23 '-1 7 /8 " 22 '-7 1 /8 " 11 '-6 " 20 '-11 7 /8 " 10 '-4 3 /8 " 8. 7.6. 2. 16. 12. 11. PROPOSED NORTH EAST ELEVATION PROPOSED NORTH EAST ELEVATION STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-205 HEIGHTS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 7 I V . C . 2 Z-2024 Z-204 1 Z-201 3 Z-203 24'-11/2"24'-11/2" 23'-83/4" 23'-83/4" 24'-11/2"24'-11/2" 24'-21/2" 21'-13/4" P R O P E R T Y L I N E S E T B A C K L I N E 7895 7896 7897 1 1 D D E E F F 2 2 4 4 5 5 G G A A B B C C 3 3 23'-111/2" 23'-85/8" 11'-6" 20'-117/8" 10'-43/8" 23'-17/8" 17'-91/2"22'-71/8" 22'-103/8" 22'-103/8" 14'-11/4"17'-4" 12'-31/8" 12'-31/8"12'-21/2" 11'-5" 1.2. 5. 4. 3. 6.7. 8.9.10. 11. 18. 12. 13. 14. 15. 16. 17. 14 12 14 12 14 12 14 12 14 12 12 1212 12 12 12 12 12 12 12 12 12 12 12 1 12 1 12 1 12 7 12 8 12 19. 18.14 12 14 12 Height Over Topography Elevation Label Most Restrictive 1 7895'-2 ¼” 7895'-2 ¼” Natural 7912'-11 ¾” 17'-9 ½” 2 7895'-0” 7895'-0” Natural 3 7895'-0” 7895'-0” Natural 4 7895'-0” 7895'-0” Natural 5 7895'-1” 7895'-1” Natural 7907'-3 ½” 12'-2 ½” 6 7895'-5 ¼” 7895'-5 ¼” Natural 7 7895'1 ¼” 7895'1 ¼” Natural 8 7895'-4” 7895'-4” Natural 7909'-5 ¼” 14'-1 ¼” 9 7895'-5 ¾” 7895'-5 ¾” Natural 7912'-9 ¾” 17'-4” 10 7895'-5 ¾” 7895'-5 ¾” Natural 7907'-0 ¼” 11'-6 ½” 11 7895'-10 ¼” 7895'-10 ¼” Natural 12 7895'-10 ¼” 7895'-10 ¼” Natural 13 7895'-10 ¼” 7895'-10 ¼” Natural 7920'-0 ¾” 24'-2 ½” 14 7896'-1 ¾” 7896'-1 ¾” Natural 7920'-1 ¼” 23'-11 ½” 15 7896'-1 ¾” 7896'-1 ¾” Natural 16 7896'-0” 7895'-0” Natural 7907'-6” 11'-6” 17 7896'-0” 7896'-0” Natural 7919'-8 ¾” 23'-8 ¾” 18 7896'-0” 7896'-0” Natural 7920'-1 ½” 24'-1 ½” 19 7895'-8 ½” 7895'-8 ½” Natural 7916'-10 ¼” 21'-1 ¾” 223 E Hallam St, Lot 2 Elevation of Natural Grade Elevation of Proposed Grade Roof Height over Topography Actual Roof Height over Most Restrictive 7917'-71/8”22'-7 1/8” 7907'-31/8”12'-31/8” 7907'-31/8”12'-31/8” 7918'-35/8”22'-103/8” 7918'-31/8”23'-1 7/8” 7906'-25/8”10'-4 3/8” 7916'-101/8”20'-11 7/8” 7919'-103/8”23'-8 5/8” N 1 PROPOSED ROOF TOPOGRAPHY 3/16" = 1'-0" STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-206 HEIGHT OVER TOPOGRAPHY 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 8 I V . C . EXISTING ROUND SAWN SHINGLE TO BE PAINTED PROPOSED CEDAR SHINGLE SIDING EXISTING HORIZONTAL SIDING TO BE PAINTED WHITE PROPOSED HORIZONTAL CEDAR SIDING EXISTING ASPHALT ROOF MATERIAL TO BE REMOVED PROPOSED FAUX SLATE ROOF MATERIAL PROPOSED MACHINE SAWN CEDAR SHINGLE PROPOSED MATERIALS: ADDITION PROPOSED MATERIALS: HISTORIC RESOURCE EXISTING HORIZONTAL SIDING TO BE PAINTED WHITE EXISTING FOUNDATION MATERIAL TO BE PAINTED PROPOSED FOUNDATION VENEER MATERIAL STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-207 MATERIALS 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 4 9 I V . C . E HALLAM STREET - LOOKING SOUTH E HALLAM STREET - LOOKING NORTH ALLEY BLOCK 72 - LOOKING NORTH ALLEY BLOCK 72 - LOOKING SOUTH PROJECT SITE PROJECT SITE PROJECT SITE STRUCTURAL CONSULTANTS SURVEYOR MECHANICAL COPYRIGHT CONTRACTOR CIVIL SHEET TITLE 4/6/2015 PROJECT NO: DRAWN BY:KPT 1422 FORUM PHI, LLC Tuttle Surveying Services 727 Blake Avenue Glenwood Springs, Colorado 81601 P: 970.928.9708 F: 970.947.9007 jeff@tss-us.com TBD TBD TBD TBD DATE OF PUBLICATION Z-208 STREETSCAPE 223 E Hallam Street, Aspen, CO, 81611, USA 223 Hallam 715 West Main Street, Suite 204 Aspen, Colorado 81611 P: 970.279.4157 F: 866.770.5585 PARCEL ID # 273-707-316-008 LEGAL DESCRIPTION LOT 2 OF 223 E HALLAM STREET LOT SPLIT ZONE DISTRICT R-6 12/31/14SD HPC REVIEW HPC CON. REVISED3/24/15SD P 2 5 0 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-401 VIEW FROM STREET 4/6/2015 TBD TBD P 2 5 1 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-402 VIEW FROM STREET - EAST 4/6/2015 TBD TBD P 2 5 2 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-403 VIEW FROM ALLEY 4/6/2015 TBD TBD P 2 5 3 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-404 VIEW FROM ABOVE - WEST 4/6/2015 TBD TBD P 2 5 4 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-405 VIEW FROM ABOVE - EAST 4/6/2015 TBD TBD P 2 5 5 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-406 NORTH ELEVATION 4/6/2015 TBD TBD P 2 5 6 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-407 EAST ELEVATION 4/6/2015 TBD TBD P 2 5 7 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-408 SOUTH ELEVATION 4/6/2015 TBD TBD P 2 5 8 I V . C . PROJECT NO:1422 DRAWN BY:KPT COPYRIGHT FORUM PHI, LLC CONTRACTOR STRUCTURAL 715 W Main St, Ste 204 Aspen, CO 81611 P: (970) 279-4157 F: (866) 770-5585 M/D/YY NOT FOR CONST. DATE OF PUBLICATION 223 Hallam 223 E Hallam Street, Aspen, CO, 81611, USA Z-409 WEST ELEVATION 4/6/2015 TBD TBD P 2 5 9 I V . C . EXHIBIT �. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE COD ^� ADDRESS OF PROPERTY: L\4 t Uur,;. MLANAE_ , Aspen, CO SCHEDULED PUBLIC HEARING DATE: I �3 2015 STATE OF COLORADO ) ) ss. County of Pitkin ) I, smev (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 2$ day of AR21 _ , 20 15 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) N/A 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. _LVA 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 generalrevision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature ,►►--�� The f egoing"Affidavit of Notice" was acknowledged before me thiaZ pay of , 20_6, by I Vel WITNESS MY HAND AND OFFICIAL SEAL JENNIFER M.WRIGHT "pires: I O NOTARY PUBLIC MycommSTATE OF COLORADO(NOTARY ID#201340432 My Commission Expires July 15,2 Notary Pu 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 11 2] F AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: WeA5: vires 9201 Jr STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: 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,j`1" ct to the development application. The names and addresses of ,property owners shall be those on the current tax records of Pitkin County as they ,,. {•,* 9�; a ear&4-jno more than sixty 60 days prior to the date of the public hearing. A ac 3 pP ,�� Y ( ) Y p p g s copy,:lofr the gers 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; 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. Signa e The foregoing"Affidavit of Notice"was acknowledged before me this o2 3 day of , 20! ,by Arno, �cs �l PUBLIC NOTICE RE:114'NEALE AVARIANCE ' WITNESS MY HAND AND OFFICIAL SEAL. NOTICE IS HEREBY GIVENIVEN that that a public hearing will be held on Wednesday,May 13,2015,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.. My commission expires: HPC will consider an application submitted by DWS Family Trust,3 Remington Lane,Houston, TX,77005,related to their property located at 114 Neale Avenue,Lot 1,114 Neale/17 Queen Historic Lot Split,Parcel ID#2737-073-83-001. The appli- /I 0 cant re nests a variance to allow a retainingwall d6�TT taller than 30"within a setback. The projct al- N�taj' public ready received Final Major Development approval Y via HPC Resolution#19,Series of 2013.For fur- ther information,contact Justin Barker at the City of Aspen Community Development Department,130 97, FKAREND PATTERSONS.Galena St.,Aspen;CO,(970)429-2797,justin.barker@cityofaspen.com Y PUBLICa Pember COLORADOAspen Historic Preservation CommissionPublished in the Aspen Times on April 23,2015 iTACHMENTS AS APPLICABLE: #19984002787(11125303) gLICATIONires February 15,2016 f 9 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 S _. ; 1.F ,f :. qN TAYLOR FE\CE 1-S00-r4R-2422 Rent-.1 ('c nca• i •. •••• - • • • • • • ' •1 �' • • '• •p �Vm�o 119 NEALE AVE LLC 2013 WOLFOND FAMILY TRUST 981 KING STREET LLC PO BOX 3123 49 HIGHLAND CRESCENT PO BOX 3123 ASPEN,CO 81612 TORONTO ONTARIO M2L 1G7 CANADA, ASPEN,CO 81612. ASPEN STREAM LLC BEATON GLENN K BECK JEFFREY L&JANET SUE 444 N MICHIGAN AVE#2905 936 KING ST 6211 RAINTREE CT CHICAGO,IL 60611 ASPEN,CO 81611 DALLAS,TX 75254 BLEEKER STREET REV TRUST BRIEN ALICE CITY OF ASPEN 32 TULIP ST 110 NEALE AVE 130 S GALENA ST SUMMIT,NJ 07901 ASPEN,CO 81611 ASPEN,CO 81611 DECRAY MARCELLA TRUST 50% FRONTIER LLC FUENTE DAVID&SHEILA 1528 HILL ST. - 11144 MOCKINGBIRD DR 701 TERN POINT CIR SANTA MONICA,CA 90405 OMAHA,NE 68137 BOCA RATON,FL 33431 GIRVIN LINDA A GREENWOOD WILLIAM S HARRIS FAMILY TRUST 414 N MILL ST PO BOX 4778 117 NEALE AVE ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 HATANAKA HOWARD I ISAAC THOMAS D REV TRST KASABACH JACQUELYN A 980 KING ST 975 KING ST PO BOX 4166 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612 LANG DONALD W LAWRENCE LARRY S QPR TRUST 50% LIPSEY WILLIAM S PO BOX 4166 8560 RUETTE MONTE CARLO 955 KING ST ASPEN,CO 81612 LA JOLLA,CA 92037 ASPEN,CO 81611 LOEWENSTERN CAROL TRUST MAPLE CHARLES A&BRYCE M MARZIALE ANTONIO 910 GIBSON AVE 927 GIBSON AVE 15201 MASON RD#1000 PMB 375 ASPEN,CO 81611 ASPEN,CO 81611 CYPRESS,TX 774335977 MEADOWS JEAN R&STANLEY H MICKEY JAMES&MARLENE MORRIS JAMES/BYARD ANNE TRUST 538 HILLSIDE DR 931 GIBSON AVE 860 GIBSON AVE HIGHLAND PARK,IL 60035 ASPEN,CO 81,611 ASPEN,CO 81611 RIVER HOUSE LLC ROCKY MTN PROPERTY 11 LLC SNOW ORCHID LLC 1 N CLEMATIS ST .STE 100 73 SMUGGLER GROVE RD 1125 SAN MATEO DR WEST PALM BEACH,FL 33401 ASPEN,CO 81611 MENLO PARK,CA 94025 P33 W.A. VARE DARLENE DESEDLE TRUST WEISMAN FAMILY LP 1024 19TH ST#7 2708 IRVING AVE S SANTA MONICA,CA 90403 MINNEAPOLIS,MN 55406 P34 �C AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CCNI@ ADDRESS OF PROPERTY: Ial '5 ED , Aspen, CO RECEIVED SCHEDULED PUBLIC HEARING DATE: _ APH, L 2 2015 L6&�L� 201 CITY OF ASPEN STATE OF COLORADO ) CMW"fy W&OPMEW ) ss. County of Pitkin II ) I, �I fit-7 W (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 fiftee�jl5) days prior to the public hearing on the 2_L day of&?C-I L, , 201'-) , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. 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. Signatuile The foregoing "Affidavit of Notice"was acknowledged before me this,�:� day of 4!LIO � , 20�, by /ft;;;s7-IL4 46w.LE WITNESS MY HAND AND OFFICIAL SEAL My commission expires: /o?-3— (p GIUSEPPE AMATO Notary Public �E? State of Colorado Notary ID 20124077549 Notar li My Commission Expires Dec 3, 2016 ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 If, « b ^ •F►•. �. �, '� x•. �.� •ter '` "k',. r a "x ,�,•+ _.��6 ., r �t � ~�.yr '� `,y' ._ - 'f- ,.�.c ,d``y,y.-r.7�r�.�e_: r t I , 111'' :1 i I A t f r�„ r tii r lq w4 OT AQ ±lel.� �` � �� yr/• �+ i •f W.—ft— _ _ K + Y " 11 EXHIBIT 11 -—, I ASPEN �.a MEADOWS1 1REMODEL MEADOWS61 R• ASPEN,CO 81611 i 1 5 t 5 I I I I I nwroim wlrowwTu ena. I I I A — A F. 1 Ls I � I I � I I I I I I , i r.o.mMxrceF�ow Fnora6FD F.O.FRMIINO BELOW I I I � b I , YGt1FIMY RAtlRMLAY IMS BEEN E=0'M ATHE , b I I TTO BE VFWABLE FROM FRONT FLAT ROOF BELOW I I ' I I ' 1 I DECK BELOW I I I III I ' D �~ I W6IK NAIIG � _—_ D -J �I I I r.s1¢ 1 2 9 4 5 I 2 3 d 5 �.,1 PLAN-EXISTING ROOF � PLAN-PROPOSED ROOF ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 FOSS „o,O,I.o e0 „„ O HPC REVIEW: PLANS-ROOF-EXISTING@ PROPOSED H3350y DsnwLs INDOW Wlll MgIN M VEWFROW DM YE LEVEI FROM TEflgNt a 4 n I I Y Y �_-_-_ --_-_ I_-_12 I a> as a Ix I I MFI''�3"`�rEa`e'u urcL wnM:a«aaesE,oa..aE n SOUTH ELEVATION-EXISTINGn SOUTH ELEVATION-PROPOSED DI � I MR al „ I I I I -- -- I I TT L aE useo ro I I REPUICE T1E 17-7 VKK19 DOOR I I IMRIIoaNc I luu,.0 Uq If, �.r � _W6 _ _ _ _— lw—' ID��JJLL IIIA.. LEAST ELEVATION-EXISTING n EAST ELEVATION-PROPOSED v E I .I� NL IN_,a ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 FOSS HPC REVIEW: BUILDING ELEVATIONSF 0&1Y15 HK � � Q I I 1 I �K ICOi x[artacn I 7 vnl VIII I��,1,1 T M � XOf IHCOMRxf � -_�yEyq 71 E.IsilNc ce.NE � � 'J ___ _____ __ ____Sril� - 99.6 ❑ nM tCNf5�E0.AE/D WEST ELEVATION-EXISTING �1 WEST ELEVATION-PROPOSED I I I I I a----------- -- ----------�- 1f.0_EvnnO xar - ------ 2 I T I c¢r.eEr.as -T- Oro I i� I aFCWx, I va I o�veo rn cwm I I i ,2CneovS mpr — lE1Tl ----—----------------------—- ELEVATION _____—_--__—____—____--_ _ELEVATION-EXISTING/DEMO n NORTH ELEVATION-PROPOSED ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 pOSS HPC REVIEW: BUILDING ELEVATIONS HPC 17 tic: �1 _ F i-, J VALLEY AXON-EXISTING CONDITIONS FROM THE NORTH VALLEY AXON-PROPOSED CONDITIONS FROM THE NORTH ,} VALLEY AXON-EXISTING CONDITIONS FROM THE SOUTH VALLEY AXON-PROPOSED CONDITIONS FROM THE SOUTH ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 POSS HPC REVIEW: 3D IMAGES HPC 21 .'.,","I'll,,,,, o.0�:.�.. 0&13/15 1 1 ti N FRONT AXON-EXISTING CONDITIONS FROM THE NORTH FRONT AXON-PROPOSED CONDITIONS FROM THF NORTH FRONT AXON-EXISTING CONDITIONS FROM THE SOUTH FRONT AXON-PROPOSED CONDITIONS FROM THE SOUTH ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 ossHPC 22 HIPC REVIEW` 3D IMAGES 05113115 4_ --`=- u ° ! I J AA ,d - PERSPECTIVE-EXISTING CONDITIONS FROM THE NORTH PERSPECTIVE-PROPOSED CONDITIONS FROM THE NORTH I PERSPECTIVE-EXISTING CONDITIONS FROM THE SOUTH PERSPECTIVE-PROPOSED CONDITIONS FROM THE SOUTH ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 p�SS h HPC REVIEW: 3D IMAGES HPC.23 .r.s�.,na=:=,.�m� 05/13/]5 ` � ��-•--�v-�-=��`-_ -_I I III _�_1- -.�--�`-<�� I � I qi it PERSPECTIVE-EXISTING CONDITIONS FROM THE NORTH PERSPECTIVE-PROPOSED CONDITIONS FROM THE NORTH PERSPECTIVE-EXISTING CONDITIONS FROM THE SOUTH PERSPECTIVE-PROPOSED CONDITIONS FROM THE SOUTH ASPEN MEADOWS TRUSTEE TOWNHOME REMODEL 61 MEADOWS RD.ASPEN,CO 81611 PUSS HPC REVIEW 3D IMAGES ^/2 QM==.Mm05/13/15 HPC 4 EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: )_IS Gi +�q(,l�M S ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: Mftp 13 ,201 STATE OF COLORADO ) ) ss. County of Pitkin ) 11 ,y w l (� (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 9day of �t�/ , 20 j, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ZK 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. ignature The foregoing"Affidavit of Notice"was a nowledge\d,�b1efore me thisVday of I�1 , 2' by ��V V`� ��LYN JENNIFER M.WRIGHT WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO NOTARY ID#20134043266 My co;mission expires: Cpmmisc. F_xpiresJul 15,2017 ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 IS A i P, PUBLIC NOTICE� Qate. Wednesday,May 13,2015 ALON " f .n5 • S.Galena St.,City CoUnCil • _ •: Purpose: —COP-Sider •• Z2_1 LLC,625 E.k4ain S Suite 204 As•en • V. n;Wltw, i. � e v; jia i r i i 3 �:«� � •.j ,r '� i = .e a 'ft<��`b'�i ��_�3Y C�'�. t� � r' +�M�:,t`�y� �'' t r. PUBLIC NOTICE Date:Wean*.MeV 17.2015 Time:sw6 Place:jos y,o_si.c7_ _ nm.cm"cnmlwls Purpose: rt nvc-c»n ,-Pph--by. yy i f d 223 LLC 625 E 1Aix S",j S.,_ i 2q4.MpP ,.CQ 61611,albcb INj Vq",TM",.,y—_ _ l Rause atbDemo !R 1b .6anld- +_Nab IC e04liMlt�rbe�iraybl i' r��r � rye 3�d4�hi.'�� -� � vw- ks 'z.S'�a, =s+t �� a'•4� ` I A4 1 T• R �' a • ��Y 11 �' , f .f� �� "�G,��R _y'F' �j �,�f 1�-�,1� . 225 NORTH MILL ST LLC 232 BLEEKER LLC AMATO JOSEPH A 1530 BROADWAY 4TH FL 2385 NW EXECUTIVE CENTER DR#370 PO BOX 503 NEW YORK, NY 10036 BOCA RATON, FL 33431 HIGHLAND MILLS, NY 10930 ASPEN COMMUNITY UNITED METHODIST CHALAL JOSEPH B CITY OF ASPEN CHURCH 1005 BROOKS LN 130 S GALENA ST 200 E BLEEKER ST DELRAY BEACH, FL 334836507 ASPEN, CO 81611 ASPEN, CO 81611 CJB REALTY INVESTORS LLC ELM 223 LLC GARRETT GULCH EQUITY VENTURE LLC 6544 WENONGA CIR PO BOX 360 2950 E BROAD ST MISSION HILLS, KS 66208 ASPEN, CO 81612 COLUMBUS, OH 43209 GETTMAN ROSA H TRUST HAYES MARY E&JAMES L FAM LP LLLP HODES ALAN &DEBORAH 325 S FOREST 209E BLEEKER ST 114 N ASPEN ST. DENVER, CO 80246 ASPEN, CO 81611 ASPEN, CO 81611 HODGSON PHILIP R 50% HOGUET CONSTANCE M ICONIC PROPERTIES JEROME LLC 212 N MONARCH ST 333 E 68TH ST 1375 ENCLAVE PKWY ASPEN, CO 81611 NEW YORK, NY 10065 HOUSTON, TX 77077 KELLY JONATHAN P& KARLA M TRUST KRIBS KAREN REV LIV TRUST LIGHT HOLDINGS LLLP 625 E MAIN ST#10213#227 PO BOX 9994 801 BASELINE RD ASPEN, CO 81611 ASPEN, CO 81612 BOULDER, CO 80302 MADDEN WALTER ROSS 42.5% MONARCH HOLDINGS LLC MONARCH HOUSE LLC 218 N MONARCH ST 458 WALLS WY 701 BRICKELL AVE#860 ASPEN, CO 81611 OSPREY, FL 34229 MIAMI, FL 33131 MOUNTAIN STATE PROPERTIES LLC MYRIN CUTHBERT L JR 57.5% PENN PAUL E&SUSAN W 7.1510TH ST SOUTH PO BOX 12365 3830 E 79TH ST NAPLES, FL 34102 ASPEN, CO 81612 INDIANAPOLIS, IN 46260-3457 PUPPY SMITH LLC RODNEY JOHN W SEMRAU FAMILY LLC 602 E COOPER#202 8536 N GOLF DR 300 S SPRING ST#203 ASPEN, CO 81611 PARADISE VALLEY,AZ 85253 ASPEN, CO 816112806 US POSTAL SERVICE WATERS DANIEL E WHITMAN RANDALL A WESTERN REGION 8 COOPER BEECH RD 4845 HAMMOCK LAKE DR SAN BRUNO, CA 94099 GREENWICH, CT 068304034 CORAL GABLES, FL 33156 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: �L.s Aspen, CO SCHEDULED PUBLIC HEARING DATE: , 20 ( 5 STATE OF COLORADO ) ss. County of Pitkin ) I, (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 Slrnail to all owners of property within three hundred (300) feet of the ' _proerty`�subjectto the development application. The names and addresses of ft.l'L_1 y,J p hl:r P; `,, ,, rproperty;o�wner0shall be those on the current tax records of Pitkin County as they '?appeared`nb`more than sixty (60) days prior to the date of the public hearing. A fi01 t 'f[t.J . .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) r 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. Signatur v� The foregoing"Affidavit of Notice"was acknowledged before me this 29�day of i , 201 , by AMc,ejr-, Sc! - t PUBLIC NOTICE RE:223 E.HALLAM STREET-CONCEPTUAL MAJOR DEVELOPMENT,ON-SITE RELOCA- WITNESS MY HAND AND OFFICIAL SEAL. TION,DEMOLITION AND VARIANCES- ' NOTICE IS HEREBY GIVEN that a public hearing will held Wednesday,May 13,2015,ata meeting to begin at 5:00 p.m.before the AspenM commission expires: Historic Preservation Commission,in Council I ` Chambers,City Hall,130 S.Galena St.,Aspen. HPC will consider an application submitted by 223 LLC, E.Main Street,Suite 204,Aspen,CO 81611,,affecting the property located at 223 E. Hallam,Lot 2,223 E.Hallam Street Lot Split,Cittyy and Townsite of Aspen,Colorado,Parcel 1D Notar Public #2737-073-16-008.The existing Victorian house is y to bemoved to the front of the property and ex- panded. Non-historic additions and a garage are to be demolished.Variances will be reviewed.The KAREN REED PATTERSON requested development approvals associated with this application may be modified by the approving NOTARY PUBLIC . body. For further information,contact Amy Simon' STATE OF COLORADO at the City of Aspen Community Development De- - 429-27 nt,130 S.Galena St.,Aspen,co,(970) ,TTACHMENTS AS APPLICABLE: NOTARY ID#19964002767 42g-2758,amy.simon@cityofaspen.com. enviills Pember MY Commission Expires.February.15,2016 Chair,Aspen Historic Preservation Commission UBLICATION Published in the Aspen Times on April 23,2015 OF THE POSTED NOTICE(SIGN, (11125330) - (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OFMINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 r \�\d /\/►/lJ►J\rtl/\/1/\I\/l/l/► Jl1\/N\I\/►/II�i►I►Ill��r�'� j 11111!1111111 I!IlIlIIl1111IIIII�, IlBt 1111 11111 1 4 p EXHIB"',[V 3-i Dear Amy and HOC Board. E, As you know, I grew up in this house, our family owned the property with my sister until last August. i now own the adjacent Berko studio parcel which is currently under AspenModern review. The house needs restoration and we know the applicant is committed to a quality restoration. I am pleased that the Victorian will be reviewed by this HPC and this staff as I have witnessed first-hand how projects are improved with input from the commission, staff and neighbors. I appreciate the effort that has gone into the application submitted for your review tonight, but believe that it can be further enhanced to reach the highest degree of preservation. Although my main concern with the application is the relationship between the Berko Studio and the Victorian and its addition, I will focus my comments on an equally important aspect of the project: The facade experience as viewed from Hallam Street. Placing a two story grand staircase on the street front of a 191"century house intended to accommodate a living room or parlor on the ground floor and a bedroom upstairs is inconsistent with the intent of the house's preservation. It is inappropriate repurposing rather than the highest level of restoration. The staircase distracts from the visual integrity of the historic structure as seen from the street. The principal facade of the Victorian demands utmost scrutiny as this project is the sole Victorian on the south side of this block. On the same facade, the upstairs bedroom windows on Hallam St appear to have a different form and arrangement than the existing original. Guideline 3.1 and 3.2 state"preserve historic window"... I understand this will be addressed at Final, but it is a question as it changes the appearance of the historic facade under discussion this evening. The historic house also has a wonderful stone foundation which we as a family worked hard to restore last year when the encroaching addition was removed... Per guideline 9.5, this foundation should be retained as part of good restoration. "The original material exhibits a record of the labor and craftsmanship of an earlier time and is lost when replaced." (P56, HPC guidelines). i thank applicant, HPC and staff for all its efforts to preserve a piece of my family legacy and Aspen's historic Victorian heritage. I challenge the commission to view these projects holistically as they will be viewed from Hallam Street. I hope that HPC can work with the applicant to restore this Victorian in way that both honors its architectural integrity and respects the Aspen Modern next door, as it will enhance beauty of both of our efforts. Thank you, Nora Berko 05.13.15