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HomeMy WebLinkAboutagenda.hpc.20150708 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING July 08, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS A. Please meet at 1280 Ute Avenue, #34 (historic brick explosives shed) at noon II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items III. OLD BUSINESS A. None IV. NEW BUSINESS A. 1280 Ute Avenue, #34- Minor Development, PUBLIC HEARING (5:10) B. 110 E. Bleeker Street- Final Major Development, PUBLIC HEARING CONTINUED FROM JUNE 10TH (5:50) V. ADJOURN Next Resolution Number: Resolution #22, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation ( 5 minutes ) Board questions and clarifications ( 5 minutes ) Applicant presentation ( 20 minutes ) Board questions and clarifications ( 5 minutes ) Public comments (close public comment portion of hearing) ( 5 minutes ) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes ) HPC discussion ( 15 minutes ) Motion ( 5 minutes ) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\7070.doc 7/2/2015 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters 1006 E. Cooper 100 E. Main 417/421 W. Hallam 602 E. Hyman 61 Meadows Road ________________________________________________________________________________________________ Bob Blaich Lot 2, 202 Monarch Subdivision ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman Rubey Park Sallie Golden 206 Lake 114 Neale 212 Lake 400 E. Hyman 517 E. Hyman (Little Annie’s) Hotel Aspen Gretchen Greenwood 28 Smuggler Grove 135 E. Cooper ________________________________________________________________________________________________ Willis Pember 204 S. Galena Aspen Core 120 Red Mountain 233 W. Hallam 101 E. Hallam 229 W. Smuggler 407 E. Hyman Patrick Segal 204 S. Galena 701 N. Third 612 W. Main 206 Lake 212 Lake Holden Marolt derrick 333 W. Bleeker John Whipple Aspen Core 201 E. Hyman 549 Race 208 E. Main 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake Needed: 232 E. Bleeker, 609 W. Smuggler P1 II.F. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sarah Rosenberg, Special Projects Planner THRU: Amy Simon, Historic Preservation Officer RE: 1280 Ute Avenue Powder House #34 - Minor Development, Public Hearing DATE: July 8, 2014 ______________________________________________________________________________ SUMMARY: 1280 Ute Avenue, Powder House #34, is a 336 square foot masonry structure located on the Benedict office building parcel, which is a designated landmark. Currently, the structure is being used as storage. It is a stand- alone brick building with one door on the east side and no other openings. Historically, the structure was used as an explosives shed for surrounding mining operations. It was constructed sometime in the late 19 th century, however, there were two instances where the shed collapsed. In June 1897, when it collapsed for the second time, there were 60 tons of powder stored within the shed that fortunately did not explode. Nearby residents wanted the structure to be more sound so that the shed would not collapse again. Shortly after the 1897 collapse, two new explosive sheds were erected of thick brick walls on a solid stone foundation. These structures are believed to be the same ones that exist today. The applicant is requesting approval to convert the explosive shed into an office space, add two windows on the west side of the structure, bring in electric and natural gas services, and construct a small ramp to the existing door on the east side. The applicant plans on maintaining the original walls, floor, roof, and existing door. The proposed new office requires 1/3 of a parking space, however, there is a parking lot on site that adequately fulfills the parking requirements for the whole complex. Staff supports the proposed adaptive reuse project that will vitalize a vacant historic resource. With a few changes Staff feels that the project can move forward. Staff recommends HPC continue the public hearing to allow time for the applicant to provide more information on the ramp at the entrance and to restudy the window style and locations. Explosive Shed Ped/Bike trail Ute Ave. Benedict Complex P2 IV.A. 2 APPLICANT: Pete McBride, Kate and Matt Holstein, 947 E. Cooper Avenue, Aspen, CO 81611 PARCEL ID: #2737-181-56-034 ADDRESS: 1280 Ute Avenue, Powder House Condominiums #34, Lot 16, Callahan Subdivision, City and Townsite of Aspen, Colorado ZONING: RR/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 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. Site: The area around the building has beautiful natural plantings that have become somewhat overgrown through the years. Staff is concerned about some aspen trees that are located within a few feet of the structure which have the potential to compromise structural integrity and obscure visibility of the shed. Staff met with the Parks Department onsite (see Exhibit C for referral comments) to discuss the status and health of the aspen trees adjacent to the explosives shed. Parks indicated that it is in both the trees’ and the building’s best interests to remove the seven aspens shown on Image One in Exhibit B. Parks indicated that mitigation fees will not be applicable to the seven small aspen trees due to both trunk size and to proximity to the building. A tree removal permit is required to make the final determination regarding fees though. Some minor pruning of some large bushes located against the building and a large aspen tree that overhangs the explosive shed’s roof is recommended but not required. Bringing the structure into Building Code compliance requires mechanical equipment to be placed on the site and the structure. Staff recommends that the applicant discuss required equipment with the Building Department prior to submitting updated information to HPC for compliance with Guideline 14.15 below. This can be handled at a Staff and monitor level. P3 IV.A. 3 Entrance: The applicant proposes to maintain the current door and to use it as the main entrance which meets Guideline 4.1 and 4.2 below. See Image Two in Exhibit B for photo of the front entrance. The applicant proposes to install a small ramp to the existing door on the east façade to bring the structure up to current code. According to the International Building Code (2009), this ramp needs to be flush to the front door with a flat landing at the door and a transition on both sides. Staff supports the ramp, however, more detail on the design and material of the ramp is needed, along with a determination as to whether an automatic door opener or other adjustments are necessary. Staff strongly recommends the applicant discuss specific Building Code requirements with the Building Department prior to submitting the revised information to HPC. See Image Three for photo of walkway. Windows: The applicant proposes to install two steel frame warehouse style windows on the west/rear wall of the structure, as shown on Image Four in Exhibit B. These windows face the existing pedestrian/bicycle path and public right of way. Staff is concerned that the proposed location and uncharacteristic style of the two windows negatively impacts the integrity of the structure by significantly altering the solid wall that clearly reads as a utilitarian building. Staff finds that Design Guidelines 3.2 and 3.3 are not met in the proposal. Staff understands the applicant’s desire to add natural light into the space and that there needs to be some flexibility to allow the building to properly function as a newly adapted space while preserving the significant details of the structure. Staff proposes that a more appropriate location for a window is on the north side of the building that has less of an impact on character defining features of the structure (namely no windows, thick brick walls, “explosives” signage, heavy metal door, shed roof) and is less visible from the public path, as shown on Image Five in Exhibit B. Staff also suggests that a vertical window that is more indicative of 19 th century window style but is still a product of its own time be used on the north elevation rather than a large square warehouse style window. Staff finds that these changes strike a balance between the Guidelines below, which essentially do not allow new openings, and the proposed adaptive reuse of the building. 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. 4.2 Maintain the original size of a door and its opening. Altering its size and shape is inappropriate. It should not be widened or raised in height. P4 IV.A. 4 Skylights: There are currently three small skylights on the structure. Staff does not know when these skylights were added but they are clearly not original. Staff is aware of the challenges to adapting a building with no windows to an office use. As a compromise, Staff is supportive of slightly enlarging the existing skylights to bring in more natural light and to avoid adding windows along the west elevation. Though HPC typically disallows skylights on Victorian era structures, the relatively low pitch of the roof minimizes the visibility of the skylights. Roof: The applicant proposes to install electric and natural gas services within the structure. This includes a small gas heating stove that would be situated in the center of the space with venting that goes through the roof. Although there was no chimney on the structure historically, staff supports a minimal vent system. Staff suggests that the vent be offset from the center of the roof and located further up the roof to have a minimal visual impact. Staff recommends that the venting be handled at a Staff and monitor level. 7.3 Minimize the visual impacts of skylights and other rooftop devices. Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. 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. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. P5 IV.A. 5 Repairs: The building has been sitting unused for some time and has some maintenance issues which includes the stone foundation that is deteriorating in some areas, mortar missing on some brick walls, and a few areas where spalling bricks need to be replaced. This is typical deterioration for a vacant building from the 19 th century and can be resolved with some minor repairs. The advantage or removing some bricks for the windows along the north elevation is that there will be some original brick taken out of the wall which can be used for patching the deteriorated brick. As a condition of approval, Staff recommends that the applicant work with Staff to repair the bricks, to find an appropriate mortar match, and to stabilize the areas where the foundation is crumbling. 2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. Avoid the removal of damaged materials that can be repaired. Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 2.6 Maintain masonry walls in good condition. Original mortar that is in good condition should be preserved in place. Repoint only those mortar joints where there is evidence of a moisture problem or when mortar is missing. Duplicate the original mortar in strength, composition, color, texture, joint width and profile. Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick. Do not use mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expansion and contraction. The result is deterioration of the brick itself. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. Screen ground-mounted units with fences, stone walls or hedges. A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. P6 IV.A. 6 GROWTH MANAGEMENT Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, and the criteria for each type of development described below. Except as noted, all growth management applications shall comply with the general requirements of Section 26.470.050. Except as noted, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 4. Minor enlargement of an historic landmark for commercial, lodge or mixed-use development. The enlargement of a property, structure or portion of a structure designated as an historic landmark for commercial, lodge or mixed-use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. If the development increases either floor area or net leasable space/lodge units, but not both, then no employee mitigation shall be required. b. If the development increases both floor area and net leasable space/lodge units, up to four (4) employees generated by the additional commercial/lodge shall not require the provision of affordable housing. An expansion generating more than four (4) employees shall not qualify for this administrative approval and shall be reviewed pursuant to Paragraph 26.470.070.1. c. No more than one (1) free-market residence is created. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 14, Series of 2007. Staff Response: This project has an increase in net leasable space but not floor area. Pursuant to the underlined and bold criterion above which is an incentive for landmark properties, the proposed projects is exempt from Growth Management requirements. _________________________________________________________________________ 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. ______________________________________________________________________________ P7 IV.A. 7 RECOMMENDATION: Staff recommends that project be continued for the following restudy: 1. Provide details and design of the ramp at the door and any other ADA requirements. 2. Restudy the windows. Staff suggests that the west windows are omitted and that a single vertical window be added to the north elevation. In addition Staff suggests that the existing skylights be slightly enlarged to add more light and ventilation into the building. 3. Staff recommends that the following be handled by Staff and monitor should the project get approval: a. Reduction of some onsite vegetation and tree removal in consult with the Parks Department. b. Placement of mechanical equipment. c. Location and appearance of venting. d. Repairs to the bricks, mortar and foundation. e. Light fixtures and location 4. Signage is not part of the application, but it requires historic review. The applicant may select to provide information as part of the application or address the issues at a later date through building permits. Exhibits: A. Relevant Design Guidelines B. Photos of Site and Structure C. Parks Department Comments D. Application & Drawings EXHIBIT A. RELEVANT DESIGN GUIDELINES: 2.1 Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 2.6 Maintain masonry walls in good condition. Original mortar that is in good condition should be preserved in place. Repoint only those mortar joints where there is evidence of a moisture problem or when mortar is missing. Duplicate the original mortar in strength, composition, color, texture, joint width and profile. Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick. P8 IV.A. 8 Do not use mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expansion and contraction. The result is deterioration of the brick itself. 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. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 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. 4.2 Maintain the original size of a door and its opening. Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.4 If a new screen door is used, it should be in character with the primary door. Match the frame design and color of the primary door. If the entrance door is constructed of wood, the frame of the screen door should also be wood. 4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. Generally, wood storm doors are most appropriate when the original door is wood. If a storm door is to be installed, match the frame design, character and color of the original door. 7.3 Minimize the visual impacts of skylights and other rooftop devices. P9 IV.A. 9 Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed. A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. 7.4 A new chimney should be the same scale as those used historically. A new chimney should reflect the width and height of those used historically. 7.8 Preserve original roof materials. Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. Specialty materials such as tile, slate or concrete should be replaced with a matching material. 14.1 These standards should not prevent or inhibit compliance with accessibility laws. All new construction should comply completely with the Americans with Disabilities Act (ADA). Owners of historic properties should comply to the fullest extent possible, while also preserving the integrity of the character-defining features of their buildings. Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards. 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. 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. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. 14.25 Locate signs to be subordinate to the building design. Signs should not obscure historic building details. Small scale signs, mounted on the building, are encouraged. Free-standing signs should not be so large as to obscure the patterns of front facades and yards. 14.26 Sign materials should be similar to those used historically. Painted wood and metal are appropriate. P10 IV.A. 10 Plastic and highly reflective materials are inappropriate. 14.27 Use signs to relate to other buildings on the street and to emphasize architectural features. Position signs to emphasize established architectural elements. It is best to mount signs so they fit within "frames" created by components of the facade design. Pay particular attention to placing new signs on existing buildings when renovating. The signs should not obscure existing details. 14.28 Pictographic symbols are encouraged on signs. These add visual interest to the street. 14.29 Illuminate a sign such that it complements the overall composition of the site. If signs are to be illuminated, use external sources. Light sources should be placed close to, and directed onto, the sign and shielded to minimize glare into the street or onto adjacent properties, and shall be very low wattage. If possible, integrate the lights into the sign bracket. EXHIBIT B. PHOTOS OF SITE AND STRUCTURE: Image One: Aspens surrounding structure P11 IV.A. 11 Image Two: Door on east elevation Image Three: Walkway on east elevation. Image Four: West wall where applicant proposes windows P12 IV.A. 12 Image Five: North wall where staff proposes window EXHIBIT C. PARKS DEPARTMENT COMMENTS: There are seven aspen trees in very close proximity to the old explosives building at 1280 Ute Avenue. There are four trees that range in size from 7”-8.5” DBH and three that are below 6” DBH (and therefore below code size). These trees are not sustainable in their location and may in fact cause damage to the structure in the future. Major structural roots this close to the foundation may cause damage. Wind affecting the canopy can cause trunk motion to hit the building, and lastly as the trees age, they will grow into the roof line of the structure. The best management decision in this scenario is removal of these tree both because the structure may be damaged and because the trees simply are not sustainable so close to the building. There would be no mitigation charged for these removals. P13 IV.A. 13 Additionally, pruning existing trees to allow approximately 5’-10’ of clearance would benefit both the trees themselves and any possible damage that could occur to the building. Thanks, Ben Carlsen City Forester 585 Cemetery Lane Aspen, CO 81611 Office: 970-429-2034 ben.carlsen@cityofaspen.com P14 IV.A. P 1 5 I V . A . P 1 6 I V . A . P 1 7 I V . A . P 1 8 I V . A . P 1 9 I V . A . P 2 0 I V . A . P 2 1 I V . A . P 2 2 I V . A . P 2 3 I V . A . P 2 4 I V . A . P 2 5 I V . A . P 2 6 I V . A . P 2 7 I V . A . P 2 8 I V . A . P 2 9 I V . A . P 3 0 I V . A . P 3 1 I V . A . P32 IV.A. P33 IV.A. P34 IV.A. Note: Both Windows will be identical in location and dimension, offset from historic “EXPLOSIVES” sign. 4’-8” 3’-10” 26’-9” Proposed Natural Gas exhaust vent for heating system 5 ’ - 6 ” 2 ’ - 8 ” 1 ’ - 1 ” 9 ’ - 3 ” P 3 5 I V . A . FINAL MAJOR DEVELOPMENT MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 110 E. Bleeker –Final Major Development, PUBLIC HEARING DATE: July 8, 2015 ________________________________________________________________________ SUMMARY: 110 E. Bleeker is a Victorian era home that was significantly altered many years ago as a result of the demolition of the original front porch, removal of the original street-facing bay window, and application of paint to the masonry walls. The house is currently very difficult to see from the street due to spruce trees that were planted in the public right-of- way within the last decade. Fortunately, there are photographs, maps, and other information available that will assist a purchaser who proposes to restore the home. A new addition is to be built at the rear of the property. HPC granted Conceptual approval, Demolition and Variances in March 2015. Final review is requested. APPLICANT: Bleek House LLC , represented by Kim Raymond Architects. PARCEL ID: 2735-124-37-006. ADDRESS: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. ZONING: R-6. 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: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as “Exhibit A.” P36 IV.B. The house at 110 E. Bleeker was built in about 1887. Records from the Aspen Historical Society indicate it was constructed as a boarding house. Images below will be used to guide the restoration process. The proposal is to leave the historic structure in place, with no basement excavation. A small, non-historic addition is to be removed from the back of the Victorian, as well as a non-historic garage that has caused numerous issues because it sits into the alley and onto the property belonging to the neighbor to the east. The existing garage and addition are pictured on the next page. P37 IV.B. The proposed addition will be connected to the house with a one story linking element. A new garage and living space will be constructed along the alley. At Conceptual review, HPC approved side and rear yard setback variances. At Conceptual review, HPC also approved a 500 square foot bonus for restoration efforts. The applicant intends to use the bonus square footage for the project and will request Council approval to remove 500 square feet of the base allowable floor area from the site as two TDRs. Overall, staff finds that the design meets HPC’s final review guidelines. The addition is not significantly larger than the historic resource. The physical connection to the historic house is very limited, in an area that has already been disturbed. The footprint, height and massing of the addition is sympathetic to the Victorian. There is valuable restoration work included in the project. At Conceptual, there was some discussion about the proposed dormers on the new addition. At that time, there were two dormers on the south roof plane and two dormers on the north roof plane. The architect was asked to restudy their form and to possibly eliminate them on the south. For Final review, a more traditional dormer is proposed as Option B (see sheets A 11.1 and A 11.2). The dormers have been removed from the north (alley side) not the front. Staff does find that there is a compatibility issue with this area of the addition, related to the amount of glazing created by the combination of the dormer and the sliding glass doors. We recommend a reconfiguration that has more of a relationship to the scale of the bay window on the front of the house, perhaps by limiting the sliding glass doors to two panels or eliminating the dormer, which creates an overall glass area approximately 12’ high. Another possibility would be to design the glazing in this area so that at least some of the openings are punched, like those in the Victorian. We have more concern with the upper floor than the lower floor on this topic. Relevant guidelines are: P38 IV.B. Staff recommends the landscape plan be restudied with regard to plant beds around the base of the house. A continuous perennial bed may interfere with the visibility of the original stone foundation, and may introduce too much moisture in this area. A more limited group of traditional Victorian plants, like roses or lilacs at the corners of the house, would be more appropriate. The guidelines state: A more detailed design for the fence is needed. The applicant proposes to recreate the one that can be seen in the Victorian era photos. There is a remaining 19 th century fence in town that is of a similar design and can be used for reference. The landscape plan indicates exterior light fixtures, which will entail a pendant fixture at the front porch and sconces at the rear of the house. The proposed fixtures are not in the drawing set, but are depicted below: 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. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. It is not appropriate to plant a hedge row that will block views into the yard. P39 IV.B. There are several conditions of approval proposed to address specifications for restoration work, such as removal of paint from the masonry, masonry repair, and reconstruction of the front porch and bay window. Cut sheets for replacement doors and windows where they are missing on the Victorian are also needed. =============================================================== STAFF RECOMMENDATION: Staff recommends HPC grant Final Major Development with the following conditions: 1. Per Resolution #11, Series of 2015, HPC has approved a 500 square foot floor area bonus. 2. Per Resolution #11, Series of 2015, HPC has approved a 3’1” east sideyard setback, a 3’8” rear setback, a 5’11” west sideyard and a 9’ combined sideyard. 3. Per Resolution #11, Series of 2015, HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution #11, Series of 2015, regarding window placement on the west side of the Victorian, refer to the window pattern on the “sister” building at 126 E. Bleeker and/or determine window location after the paint has been removed from the brick, which may reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. Restudy the sliding glass doors/dormer on the upper floor, south façade of the addition in order to better relate to the scale of the bay window on the front of the house, for review and approval by staff and monitor. If a dormer is included, use the design represented as Option B in the application. 7. Eliminate the perennial bed around the base of the Victorian and propose a landscape plan that includes a more limited group of traditional Victorian plants. 8. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 9. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 10. 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 : 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. P40 IV.B. 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. EXHIBITS : Resolution #__, Series of 2015 Exhibit A: Design Guidelines Exhibit B: Minutes from March 11, 2015, Conceptual approval Exhibit C: Application Exhibit A: Relevant HPC Design Guidelines for 110 E. Bleeker, Final review 1.2 A new replacement fence should use materials that appear similar to that of the original. Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street. A fence that defines a front yard is usually low to the ground and "transparent" in nature. On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. Fence columns or piers should be proportional to the fence segment. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. P41 IV.B. Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 3.4 Match a replacement window to the original in its design. If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. A historic window often has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. P42 IV.B. If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 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. 5.1 Preserve an original porch. Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. Expanding the size of a historic porch is inappropriate. 5.3 Avoid enclosing a historic front porch. Keeping an open porch is preferred. Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The use of plastic curtains as air-locks on porches is discouraged. Reopening an enclosed porch is appropriate. 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. 6.1 Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Removing a damaged feature when it can be repaired is inappropriate. P43 IV.B. 7.5 Preserve original chimneys, even if they are made non-functional. 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. 10.11 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. 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. P44 IV.B. HPC Review 7.8.15 110 E. Bleeker Page 10 of 10 P45 IV.B. HPC Resolution #__, Series of 2015 Page 1 of 3 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 110 E. BLEEKER STREET, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2015 PARCEL ID: 2735-124-37-006 WHEREAS, the applicant, Bleek House LLC, represented by Kim Raymond Architects, has requested HPC approval for Final Major Development for the property located at 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project on July 8, 2015. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Final Major Development approval for 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado with the following conditions: 1. Per Resolution #11, Series of 2015, HPC has approved a 500 square foot floor area bonus. 2. Per Resolution #11, Series of 2015, HPC has approved a 3’1” east sideyard setback, a 3’8” rear setback, a 5’11” west sideyard and a 9’ combined sideyard. 3. Per Resolution #11, Series of 2015, HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution #11, Series of 2015, regarding window placement on the west side of the Victorian, refer to the window pattern on the “sister” building at 126 E. Bleeker and/or determine window location after the paint has been removed from the brick, which may P46 IV.B. HPC Resolution #__, Series of 2015 Page 2 of 3 reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. Restudy the sliding glass doors/dormer on the upper floor, south façade of the addition in order to better relate to the scale of the bay window on the front of the house, for review and approval by staff and monitor. If a dormer is included, use the design represented as Option B in the application. 7. Eliminate the perennial bed around the base of the Victorian and propose a landscape plan that includes a more limited group of traditional Victorian plants. 8. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 9. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 10. 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 : 110 E. Bleeker, Lots L and M, Block 65, 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. P47 IV.B. HPC Resolution #__, Series of 2015 Page 3 of 3 APPROVED BY THE COMMISSION at its regular meeting on the 8th day of July, 2015. Approved as to Form: Approved as to Content: ______________________________ _____________________________ Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P48 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 Vice-chair, Jim DeFrancis opened the public hearing. There were no public comments. The public hearing was closed. Chris said what is inside the envelope isn't necessarily part of your purview. There is one bedroom above the addition and three bedrooms in the basement and the second basement is dedicated to uses such as a spa and theatre, wine cave and mechanical room. The density is limited to the first level of the basement. Jim said the construction and digging can often be unpleasant but it is also temporary. There is not a majority to add a condition. Chris said we would like to have 1 a deleted. MOTION: Jim moved to approve resolution #10 for 134 W. Hopkins in accordance with the staff recommendation and striking in 1 a, (the not) . The character of the connector should be low iron and no reflectivity. Motion second by Bob. Patrick said the continued repetition of flat roof additions is destroying the historic character of residential Aspen and is contrary to the intent of the guidelines. Chris said there will not be visible connections. Roll call vote: Sallie, yes; Nora, no; Bob, yes; John, yes, Patrick, no; Jim, yes. Motion carried 4-2. 110 E. Bleeker Street— Conceptual Major Development, Demolition and Variances, Public Hearing cont'd from February 11, 2015 Gretchen was seated. Exhibit I—Updated elevations. Amy said this is a 6,000 square foot lot close to the yellow brick. It is an 1887 brick Victorian. The brick has been painted which isn't healthy for the building. The front porch was enclosed and a door obliterated. The front bay window has been removed. There is a small addition on the back of the house and a large structure along the alley that sits in the alley and on the 5 P49 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 neighbors lot which has caused some distress over the past few years. The applicant plans to demolish the problematic garage and also the non-historic addition on the back and make a new addition. They are not picking up the house and not moving it and not excavating a basement under it. They are proposing a total restoration. The paint is to be stripped from the brick and the front window reconstructed and porch reconstructed etc. Amy said the proposed addition connects to the back of the Victorian with the standarad one story element and it touches the building that has already been altered and it can't be seen from the street and we feel it is an appropriate place to ad on. There is a deck on top of the connector that we did not object to in this case because it is really invisible. On the new construction there is a basement underneath it. There are some setback variances requested. There is a request to reduce the east side yard, rear side yard and the combined side yards. There is also a request for the 500 square foot bonus which is well deserved by the restoration work that is being proposed. Staff recommends approval with the approval of the bonus, side and rear yard setbacks and a combined side yard setback. When it comes time to remove the paint from the brick they need to be careful and not make the situation worse. We will also need specifications for mortar repair. The applicant has proposed to reconstruct the historic fence on this property. We need to make sure it is being built with wood posts. We have spoken to the Parks Dept. and the applicant.can remove the street trees out in front.of this house. The trees are pine and scruffy and block the view to the house. There is an existing skylight to be replaced and staff is recommending that it be eliminated. When the brick is stripped the applicant would like to do some window replacement on the west side of the house. The original windows are gone and we need to make sure that is done in the most informed way possible and that we look for actual physical evidence to see how the windows were placed. Gretchen asked about the FAR bonus being used as TDR's. Amy said a more recent incentive has been the TDR program where you can sell some of your development rights. In this case they will use the FAR as part of their project and one TDR, 250 square feet will be sold to a non- historic site. Sallie said the TDR program is a good incentive because it keeps development off this piece of property. It gives them a monetary incentive 6 P50 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 not to have more square footage effect or be a burden to the historic resource. John said it also off-sets the restoration costs. Patrick asked if the trees will be replaced with deciduous trees. Amy said the Parks Department will identify the tree replacements. Kim Raymond, architect said the goal is to restore the house as closely as they can back to its original state. The existing garage is 2.6 outside the property line in the alley and 5 feet onto the neighbor's property. Our plan is to tear the little garage down and move our garage which is part of the building 3.1 feet in from the site so we are actually moving it over 8 feet and bringing it off the alley and four feet off the property line. The Victorian will remain in its original location. There is a one story linking element with an exposed corner of the original building and then the addition. The addition in the back has the same simple gable link. Vice-chair, Jim DeFrancia opened the public hearing. There were no public comments. The public hearing was closed. Jim said staff is recommending approval with 8 conditions. The applicant has no disagreement with any of the conditions. Gretchen said she feels the dormers look very high and possibly the architect would consider removing the large arched windows on the west side which would make the building simpler. In that way the Victorian would take a more dominant visual appearance from the street. The additions on the back of Victorians need to be quiet, clean and simple. The roof addition should be simplified and maybe the dormer on the south could be removed on the roof. Just have the two dormers on the north side and nothing on the south side. Nora and Patrick said they would support Gretchen's suggestion. Sallie said they are trying to bring in the south light. Jim said the board is offering the removal of the dormers as guidance and to restudy it for the next meeting. 7 P51 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 John said dormers are fenestration and that can be looked at for the next meeting. MOTION: Jim moved to approve resolution #11 granting conceptual major development demolition and variances with the conditions as recommended by staff and with the notation that the applicant has been given guidance to restudy certain elements when they come back for final. Amy said there would be a 3'1 inch east side yard setback. The rear would be 3'8 inch. 5'11 inch side yard and a 9 foot combined. Amy said the applicant pulled away from the east property line and pushed it toward the west. Jim said the motion would include the dimensional requirements. Motion second by Nora. Patrick asked the board to discuss the setback on the garage. Amy said it is up to the applicant to determine if they have movability to get in and out of the garage. Gretchen said she feels there is no issue getting in and out. John said the garage moving is a big improvement. Roll call vote: Sallie, yes; Nora,yes; Bob, yes; John, yes; Gretchen, yes; Patrick, yes; Jim, yes. Motion carried 7-0. MOTION: Jim moved to adjourn; second by Bob. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk. 8 P52 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252         June  1,  2015       Amy  Simon   City  of  Aspen  Community  Development  Department   130  S  Galena  Street,  3rd  Floor   Aspen,  CO    81611       RE:    110  E  Bleeker  Ave    Brick  “Vic”  Renovation  and  Addition      Summary  Letter  for  Final  Review   Aspen,  Colorado   Parcel  ID:  2735-­‐124-­‐37-­‐006       Dear  Amy.     The  following  information  will  address  the  Sections  of  the  Land  Use  Application   Manual  and  the  Land  Use  Code  as  outlined  in  your  letter  for  the  Final  Major   Development,  dated  3.13.2015     This  property  is  located  in  the  R-­‐6,  Medium  density,  residential  zone  district.         RELEVANT  LAND  USE  CODE  SECTIONS    SECTION  26.304.030  –  Application   B1.    Please  see  attached  letter  of  authorization  from  Bleek  House,  LLC,  a  Colorado   limited  liability  corporation,  granting  Kim  Raymond  Architects,  Inc  authority  to  act   on  their  behalf  throughout  this  process.       B2.      Please  see  the  attached  Vicinity  Map  with  a  legal  description  and     directions  to  the  property.   B3.      Attached,  please  find  the  Disclosure  of  Ownership  in  the  form  of  the  Title   Insurance  conveying  the  property  to  Bleek  House,  LLC.   B4.      See  attached  Vicinity  map.   B5.      Please  see  attached  Site  Plan  depicting  the  proposed  changes  to  the     existing  landscape  and  building  footprint.   B6.    Please  see  the  site  improvement  survey  of  the  property.   B7.    Please  see  below,  the  description  and  summary  of  all  requested  information   pertaining  to  the  Land  Use  Code  sections  in  regard  to  the  proposed  development.   P53 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 Additionally,  please  find  a  copy  of  the  Final  Major  Development  letter,  dated     3.13.15  from  Amy  Simon,  attached  at  the  end  of  this  packet  of  information.    This   application  package  includes  all  requested  documents  as  outlined  in  said  letter.     Section  26.410  –  Residential  Design  Standards   Section  26.410.10  –  Applicability       26.410.010  General    A.  The  purpose  of  these  standards  is  to  preserve  established  neighborhood  scale   and  character,  while  not  determining  architectural  style.      The  intention  of  the   development  of  this  historic  property  is  to  renovate  the  existing  home  to  it’s  original   style  and  condition,  by  adding  a  simple,  two  story  addition,  via  a  linking  element,  to  the   single  family  home  at  the  rear  of  the  lot.      A  full  basement  is  also  being  proposed  under   the  historic  home.    The  existing,  non-­‐historic  garage,  which  is  encroaching  on  the   neighbor’s  property,  will  be  removed  and  a  new  garage  will  be  incorporated  into  the   addition.    This  new  garage  will  be  within  the  property  boundaries  and  will  face  the  alley.   The  renovation  will  return  the  front  porch  and  front  entry  to  it’s  original   condition;  a  single  story  covered  porch  nestled  in  the  corner  of  the  brick  home,  in  line   with  the  front  façade.    A  window  box  will  be  rebuilt  to  match  the  original  as  closely  as   possible  from  photographs  and  evidence  found  during  construction  within  the  framing.     These  elements  will  keep  the  appropriate  domestic  scale  for  this  private  residence  and   offer  vitality  to  the  streetscape  with  the  outdoor  living  space  facing  the  street  with  a   short  fence  between  the  home  and  the  passersby;  allowing  for  interaction  between   public  and  private.      The  fence  will  be  re-­‐built  to  the  look  of  the  historic  found  in  photos.   The  renovation  will  also  remove  a  raised  patio  at  the  west  side  of  the  brick  home,  that     was  added  sometime  in  the  last  decade  or  two.    The  new  patio  will  be  on  grade  and  be   accessed  from  the  new  addition.     B.2  The  proposed  development  will  be  a  single  family  home,  thus  all  of  the   residential  standards  shall  apply.   26.410.020  Procedures  for  Review    A.  After  receiving  conceptual  approval  from  the  HPC,  Amy  Simon  prepared  a     pre-­‐application  summary  letter  for  Final  Major  Development,  dated  3.13.2015.    D.2  Please  see  outlined  below  the  details  of  the  specific  variances  that  will  be   requested  of  the  HPC  for  the  completion  of  this  project.      The  variances  being  sought  are   side  yard  setback  for  the  new  garage;  combined  side  yard  setback  at  the  garage;  a  rear   yard  setback  variance.    The  variances  are  being  sought  because  they  help  the  project  meet  both  the   Residential  Design  Standards  and  the  Historic  Preservation  Guidelines;  allowing  for   appropriate  design  solutions  for  the  life  safety  of  the  occupants  and  the  preservation  of     a  high  quality  historic  structure.    The  original  structure  will  not  be  moved  from  it’s   historic  location;  it  will  just  be  lifted  and  set  back  to  it’s  historic  location  and  elevation     on  a  new  foundation  with  full  basement,  which  limits  the  available  area  at  the  rear  of   the  home  to  be  used  for  the  addition.  The  HPC  guidelines  request  a  minimum  of  10’-­‐0”   for  the  linking  element;  this  pushes  the  new  garage  closer  to  the  rear  yard  requiring  this   setback.  The  design  is  also  keeping  the  large  side  yard  next  to  the  historic  building  by   P54 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 not  putting  any  of  the  new  construction  any  closer  to  the  historic  structure  than  10’   behind  it;  thus  the  request  for  the  rear  yard  setback  variance.    The  combined  side  yard   and  east  side  yard  setback  variances  are  being  requested  for  the  same  reason;  to  keep   the  historic  resource  at  the  front  of  the  lot  with  nothing  being  built  adjacent  to  it,   maintaining  the  historic  location  and  preserving  a  large  yard.       26.410.040  Residential  Design  Standards    A.  Site  design  1.  The  existing  house  is  located  on  a  typical  6000  sq.  ft.  city  block.     The  front  façade  of  the  existing  structure  will  remain  parallel  to  the  street.   2.  The  proposed  renovation  will  not  move  the  existing  home  from  it’s  current  location;   the  front  façade  and  the  front  porch  will  be  almost  three  feet  behind  the  required  5’-­‐0   of  the  front  yard  setback;  the  existing  and  proposed  front  porch  is  17’-­‐10  ½”  from  the   property  line.   3.  There  are  no  proposed  berms  for  the  project,  and  we  will  work  with  the  HPC  and  City   on  the  removal  of  some  trees  that  are  in  the  right  of  way  that  block  the  view  of  the   home  from  the  street.    We  will  rebuild  the  historic  wood  and  brick  fence  as  is  shown  in     the  historic  photo.    B.1.  Building  Form  1.  Secondary  Mass;  The  requirement  for  10%  of  the  total   square  feet  of  the  project  will  be  met,  as  approximately  40%  of  the  proposed   development  will  be  attached  to  the  existing  Victorian  home  via  a  single  story  “link”   element  that  is  10’-­‐0”  long.  This  link  is  between  2,  two  story  elements.     2.  This  link  meets  the  height  requirement  of  having  a  maximum  plate  of  9’-­‐0.     The  link  is  16’-­‐0  wide.    We  are  asking  for  a  variance  from  this  aspect  of  this  design   standard.    The  link  is  wider  to  make  the  space  more  useable.  We  feel  that  since  it  can   not  be  seen  from  the  street,  being  set  back  from  the  west  corner  2’  and  6’-­‐6”  from  the   east  corner  of  the  historic  building;  the  intent  of  the  standard  is  met  in  that  this  is  truly   just  a  link  between  the  two  elements.        C.  Parking,  garages  and  carports.    The  existing  garage  on  this  parcel  is  located  on   the  alley;  literally.    It  encroaches  into  the  alley  by  2.31  feet  and  onto  the  neighbor’s   property  by  5.3  feet.    It  also  faces  west,  not  the  alley.    We  plan  on  removing  the  existing,   non-­‐historic  garage  and  rebuilding  a  garage  that  faces  the  alley  and  correcting  both   encroachments.    The  vehicular  entrance  is  less  than  24’-­‐0”  with  two  single  bay  doors.    D.  Building  Elements  1.  Street  Oriented  entrance  and  principal  window.    The   proposed  home  sits  on  a  city  lot  in  the  center  of  a  block,  with  the  historic  house  facing   Bleeker  Avenue  as  it  was  built  originally.    This  home  has  a  front  door  that  faces  Bleeker   Street,  located  on  a  front  porch  that  is  built  into  a  “corner”  of  the  brick  structure,  on  the   front  facade.    The  original  porch  roof  will  be  restored  to  look  like  the  original,  as  will  the     front  door  detailing.    The  primary  window  in  the  original  Victorian  home  was  a  box   window  that  projected  from  the  front  of  the  brick  façade.    We  will  restore  this  unique   window,  including  all  the  trim  and  window  that  replicates  the  original.    Both  of  these   elements  meet  this  criteria  of  the  HPC  design  guidelines.    D1.a  The  proposed  entry  door  is  in  the  front  façade  of  the  building  and  is  no   more  than  8’-­‐0  tall  and  is  8’-­‐7”  back  from  the  front  façade;  as  it  was  built  originally.   P55 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 D1.b  Covered  Entry  Porch:  The  original  home  had  a  front  porch  that  is  9’-­‐0  deep   and  fills  in  the  corner  of  the  brick  structure  formed  by  the  west  side  portion  of  the  front   façade  standing  9’-­‐0  proud  of  the  east  side  of  the  façade.    The  porch  forms  a  half  gable     shape  to  allow  “entry”  to  the  porch  under  cover,  then  turns  and  becomes  a  typical   shed  roof,  sloping  towards  the  street.    This  porch  is  12’-­‐0”  wide  and  4’-­‐6”  deep  along  the   front  of  the  building;  the  entire  porch  is  68.25  sq  ft.      D2.  The  renovated  brick  building  with  it’s  covered  front  porch  has  this  single   story  element  on  the  front  façade.    It  is  nearly  50%  of  the  front  façade  and  has  a  plate     height  well  under  10’-­‐0.    D3.a  Street  Facing  windows  shall  not  span  between  9-­‐12’  above  the  main  floor   in  this  renovated  Victorian  building.    The  unique  window  box  will  be  returned  to     the  front  façade  as  the  primary  window.    D3.b  There  are  no  non-­‐orthogonal  windows  in  the  building.      D4.  All  the  light  wells  are  located  behind  the  front  façade  of  the  home.    E.  Context  1.  Materials.     E1.a  All  of  the  existing  materials  on  the  historic  house  will  be  cleaned  up  and  repaired  as   necessary  to  maintain  the  historic  character  of  the  building;  this  includes  stripping  the   paint  and  restoring  the  brick.    The  brick  is  on  the  lower  portions  of  the  walls,  with  wood   in  the  gable  ends.  The  historic  roof  will  be  returned  to  wood  shingles,  as  part  of  our   restoration  work.   The  proposed  new  materials  on  the  modern  addition  will  flow  around  the  building  in  a   consistent  manner;  no  “applied”  materials.    The  major  siding  will  be  4”  wood,  applied   horizontally;  smooth  and  stained  a  natural  color.    There  will  be  steel  detailing  and  trim   on  the  addition  as  well.    Simple  material  to  go  with  the  simple  form  of  the  addition.    The   new  addition  will  have  a  short  wainscot  of  steel  panels  below  the  wood  siding;  to   protect  the  wood  from  moisture  (snow/rain  splashing)    and  to  break  up  the  large   expanses  of  wood  on  all  sides  of  the  addition.   E1.b  The  palette  of  materials  will  be  different  than  the  historic  building;  but  will   be  true  to  their  natural  characteristics  with  heavy  materials  at  the  bottom  of  walls.       E1.c  Highly  reflective  materials  will  not  be  used  anywhere  on  this  exterior.   E2.  Inflection.    The  proposed  project  is  located  on  a  city  lot  in  the  center  of  the   block.    The  home  to  the  east  side  is  a  two  story  structure  in  the  historic  chalet  style.    The   home  on  the  west  is  a  Victorian  that  was  renovated  and  has  a  two  story  new  addition   at  the  rear  of  the  lot,  connected  with  an  above  grade  linking  element.    Our  building     will  actually  have  the  similar  configuration  with  the  historic  resource  that  is  two  stories   at  the  front  and  a  connecting  link  to  a  two  story  addition  in  the  back.    There  are  three   steps  down  to  the  new  two  story  addition  in  the  back  of  the  lot,  keeping  it  from  being   much  taller  than  the  historic  building.         Section  26.415  –  Historic  Preservation   Section  26.415.070  –  Development  involving  designated  historic  property  or   property  within  a  historic  district.   Section  26.415.070D  Certificate  of  appropriateness  for  major  development    D1.    This  development  meets  all  the  criteria  for  being  a  major  development:   P56 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 a. it  is  building  a  new  structure  in  the  historic  district   b. it  is  altering  more  than  3  elements  of  the  existing  building  in  the   restoration  work  of  the  Victorian  and  addition  to  the  back.   c. it  is  expanding  the  floor  area  by  more  than  250  sq.  ft.   d. it  will  have  a  new  basement  under  the  historic  home   D2.  This  project  does  not  need  any  additional  Land  Use  approvals.   D3.  Please  see  section  26.304  above  for  the  general  application  information.   The  attached  drawings  shall  include  all  listed  drawings  and  requirements,   including  conceptual  materials,  and  3D  renderings  of  the  project.    See  Section   26.410  above  to  see  how  the  project  complies  with  the  residential  design   standards;  see  Section  26.415.110  below  for  a  detailed  summary  of  the   variances  being  requested.   Historic  Preservation  Guidelines   1.2  The  existing,  non-­‐historic  fence  will  be  removed  and  a  new  fence  will  be   constructed.    We  will  use  the  photo  of  this  home,  which  shows  the  original  fence  as   the  template  for  re-­‐construction;  including  the  brick  newel  ‘posts’  and  wood   pickets.     1.3  The  replacement  fence  will  have  a  transparent  quality  by  nature  of  it  having   narrow  wood  pickets  with  space  between  them.    The  fence  will  be  much  less  than   42”  in  height;  placed  just  within  the  front  property  line.    We  will  be  able  to   ascertain  the  height  of  the  fence  by  counting  the  bricks  in  the  newel  posts  in  the   photograph.     1.4  The  components  of  the  fence  will  be  just  as  the  photo  shows;  wood  pickets  with   square,  brick  newel  posts.     1.9  This  project  will  maintain  the  established  sequence  of  public  to  private  by   keeping  the  walkway  from  the  street  to  the  newly  restored  front  porch.     1.10  There  will  be  simple  landscaping,  with  grass  and  flower  gardens.    The  existing   raised  porch,  that  is  adjacent  to  the  Victorian  home,  will  be  removed;  and  the  new   flagstone  patio  will  be  at  grade,  well  behind  the  façade  of  the  historic  building.         1.11  The  large  spruce  tree  in  the  mid/rear  of  the  yard  will  be  maintained,  if   possible,  during  construction.    Ben  Carlsen,  the  City  forester,  has  been  consulted   and  he  concurs  that  the  large  tree  towards  the  rear  of  the  yard  stays  and  the   smaller  one  in  it’s  shadow  is  fine  to  be  removed.    Both  the  HPC  and  Ben  agree  that   the  non-­‐traditional  evergreen  trees  on  Bleeker  Street  should  be  removed;  which  we   will  do.       1.13-­‐1.14  There  will  be  no  new  trees  planted  on  the  lot.    The  large  side  yard  will  be   maintained.      No  ivy  or  other  plantings  that  will  take  away  from  the  historic   building  will  be  introduced  to  the  site.     P57 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 1.15  The  lights  at  the  front  porch  and  new  patio  at  the  addition  will  be  ‘dark  sky’   compliant,  with  shielded  light  sources.    There  is  no  up-­‐lighting.    There  will  be  no   walkway  lighting  along  the  walkway  to  the  entry  porch.    There  will  be  subtle   landscape  lights  at  the  back  patio  and  in  the  flower  gardens.         2.6  The  existing  building  has  an  original  stone  foundation  and  is  constructed  with     brick.    The  mortar  of  both  materials  will  be  stripped  of  the  paint  that  has  been   applied  over  the  years.    As  the  construction  allows,  the  investigation  of  water   leakage  will  be  discovered  and  fixed.    The  original  mortar  will  remain  to  the  extent   possible  to  avoid  mold  issues.    As  for  the  stone  foundation;  it  will  be  restored  and     stabilized  during  construction  as  part  of  the  restoration.     The  construction  methods  outlined  in  these  guidelines  will  be  followed  in  the   renovation  of  the  stone  and  brick.         3.1  The  historic  box  window  that  was  removed,  will  be  replaced  with  all  of  it’s  trim   and  detail.    The  photo  of  the  original  house  will  be  the  template.       The  window  that  will  be  put  back  in  this  large  “box”  trim  will  be  a  window  that  is     as  close  to  the  historic  proportions  for  the  sash,  frame  and  sill,  etc;  that  can  be   found.       3.2  The  existing  windows  have  been  made  smaller  than  the  original  windows.    It   can  be  seen  where  the  brick  has  been  ‘filled  in’  for  these  windows.    During   construction  and  comparison  with  the  other  home  two  doors  down  from  this  one,  it   will  be  determined  the  correct  size  of  window  to  restore  on  both  the  east  and  west   sides  and  at  the  front  porch  when  it  is  re-­‐opened.     3.3  No  new  windows  are  being  proposed  for  this  historic  building;  just  the   renovation  back  to  original.       3.4-­‐3.7  Using  photographs  and  history,  we  will  replace  windows  to  the  original   design  and  proportion.    The  replacement  windows  will  be  wood  windows,  painted;   like  the  original.    The  profiles  of  the  sash  and  frame  will  be  matched  as  close  as   possible  to  the  original  with  the  complex  steps  from  face  of  window  to  glass.     3.8  The  windows  are  only  being  replaced  if  they  are  not  original.    The  need  for   storm  windows  does  not  apply.     4.1-­‐4.5  The  front  door  on  the  existing  house  may  be  one  of  the  original  front  doors,   (there  are  two  doors  on  the  front  porch).    If  it  is,  it  will  be  restored  and  reused.    If   not,  we  will  replace  the  new  door  as  closely  as  possible  to  the  original  in  all  details   and  size.     5.5    The  restored  front  porch  will  resemble  the  historic  in  all  the  trim  and  detail   that  can  be  seen  in  the  photos  of  this  building.    The  long  sloping  roof  will  be   P58 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 removed,  the  closed  in  walls  and  windows  will  be  removed  and  the  front  door  will   be  moved  back  to  it’s  historic  location.    The  window  that  was  hidden  on  the  street   facing  façade  by  the  enclosed  porch  will  be  restored.         The  columns  and  railing  detail  will  match  the  photos,  using  wood  to  rebuild  all  the   details.      Historically,  the  rails  were  not  as  tall  as  they  are  required  to  be  today.    We   ask  that  the  HPC  work  with  us  and  the  building  dept.  to  insure  that  we  can  install   rails  that  are  shorter  than  code  requires  today.     6.1  When  the  brick  is  cleaned  of  the  paint,  we  will  have  a  better  idea  of  what  needs   to  be  done  to  preserve  and  restore  the  brick.    It  is  our  intention  to  bring  it  back  to   the  original  look;  repairing  and  patching  as  required,  using  recognized   preservation  methods  for  brick.     6.5    We  have  a  good  photo  of  the  front  façade  of  this  house,  which  will  be  used  as   the  template.    It  is  the  window  box  and  front  porch  that  are  seen  in  the  photo  and   the  two  big  elements  that  will  be  restored;  with  very  little  guessing.     6.6  The  window  box  on  the  front  façade  will  be  replaced,  using  wood  as  the   replacement  parts,  just  as  the  original.     7.5  The  two  brick  chimneys  will  be  restored.    One  will  become  decorative,  the  other   will  be  used  with  the  new  gas  fireplace.     10.4  Design  a  new  addition  to  be  recognized  as  a  product  of  it’s  own  time.   The  new  addition  is  visually  compatible  with  the  historic  building,  while  staying   subordinate  to  it.    The  new  construction  will  have  a  simple  gable  roof  that  is  of  the   same  pitch  as  the  historic  building.    It  will  also  have  shed  dormers  in  response  to   the  shed  dormers  on  the  existing  building.    To  make  this  addition  a  product  of  these   modern  times,  the  dormers  are  proposed  to  have  a  more  shallow  slope.    The  new   dormers  will  be  of  a  similar  size  and  proportion  to  the  Victorian.       The  differentiation  will  be  in  that  the  detail  that  makes  this  dormer  appear  to  go  to   the  ridge  will  be  glazing.    We  feel  this  design  is  in  line  with  this  design  guideline;   similar  but  distinct.   It  is  more  interesting  than  copying  the  existing  dormers,  (which  is  not  the  intent  of   the  preservation  and  renovation  code)  and  is  still  very  compatible;  but  a  product  of   modern  times  and  construction.    We  have  shown  two  options  for  these  dormers  in     response  to  comments  from  the  Commission  during  the  conceptual  review.    We  will   work  with  the  commission  on  the  final  decision  for  which  dormer  style  is  accepted.     10.11  The  horizontal  wood  siding  that  is  proposed  for  the  addition  will  be  in   keeping  with  other  construction  of  the  historic  times,  but  will  be  applied  in  a  more   modern  fashion;  smooth  and  butt  jointed  with  subtle  metal  trim  at  the  corners.     This  wood  addition  will  be  subordinate  to  the  Brick  Victorian.     14.6  The  exterior  lighting  will  be  simple  and  will  meet  the  dark  sky  requirements.   P59 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 They  will  have  a  lower  level  of  luminescence  to  be  compatible  with  the  nature  of   historic  lighting.    It  will  not  try  to  replicate  historic  lights,  but  will  be  compatible   with  the  Victorian  design;  see  attached  spec  sheets.     14.7  As  with  the  landscape  lighting,  all  exterior  lights  will  have  shielded  sources  of   light  and  will  not  shine  upward.    No  facades  will  be  washed  with  light  and  there  will   be  no  lighting  duplication.   14.16  All  exterior  equipment  will  be  placed  on/in  the  new  addition,  leaving  the   historic  structure  free  of  any  utilities  or  service  equipment.     D.4  Final  development  plan  review       4  a)  1-­‐3.  Please  see  attached  ¼”  scale  drawings  and  renderings  that  depict   the  building  materials  being  proposed  for  the  addition  to  the  restored  brick   Victorian.    4  a)  4.      Addressing  the  comments  from  members  of  the  HPC  from  the   conceptual  approval;  we  have  studied  the  dormers  on  the  addition.    We  are   presenting  two  options  for  consideration  of  the  members  of  HPC.    The  suggestion  of   making  the  new  dormers  originate  at  the  ridge  and  be  steeper  are  presented.   We  feel  that  this  option  looks  like  it  is  trying  to  be  just  like  the  historic  building.   Please  see  Section  10.4  of  the  Historic  Preservation  Guidelines  above  on  designing  a   new  addition  to  be  recognized  as  a  product  of  it’s  own  time.        The  other  option  is  to  stay  with  the  original  proposal  of  a  less  steep  dormer     that  has  the  same  approximate  eave  height  as  the  steeper  version  coming  from  the   ridge;  but  it  is  more  flat  in  nature  and  has  the  skylight  above  to  carry  the  dormer   detail  to  the  ridge.    We  feel  this  is  more  interesting  architecture  and  meets  the   “product  of  it’s  own  time”  much  better  than  the  other  option.    The  section  of  roof   between  the  two  gable  roofs  is  flat,  thus  being  more  compatible  with  the  more   modern  version  of  the  shed  dormers.    The  dormer  on  the  alley  side  has  been   removed.      The  deck  at  the  master  bedroom  on  the  second  level  of  the  addition  was   moved  to  the  east,  off  the  corner  of  the  building;  a  more  traditional  look  for  decks   being  built  onto  simple  structures;  keeping  the  addition  more  subordinate  to  the   Historic  resource.     Section  26.415.110  Benefits.    The  City  is  committed  to  providing  support  to  owners  of   Historic  homes  to  maintain,  preserve  and  enhance  these  properties.    Benefits  have  been   created  as  incentive  and/or  rewards  to  the  owners  of  these  properties  to  encourage   good  restoration  practices.    We  would  like  to  take  advantage  of  a  few  of  these  benefits   in  return  for  our  efforts  to  restore  110  E  Bleeker  to  it’s  original  constructed  look.   A. This  parcel  is  not  going  to  be  split;  rather  a  large  yard  will  be  maintained;   leaving  the  historic  resource  “front  and  center”  (of  attention)  on  the   property.   B. The  single  family  home  will  be  renovated  and  have  an  addition  at  the  rear  of   the  lot;  we  will  not  be  seeking  increased  density  for  two  detached  dwellings   or  a  duplex  on  this  property.   P60 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252  C.  Variances    C1.  a  The  required  rear  yard  setbacks  for  a  garage  off  the  alley  is  5’-­‐0”.   We  are  requesting  a  rear  yard  setback  variance  for  the  new  garage  of  1’-­‐4”  to  allow  a  3’-­‐ 8”  setback  from  the  rear  property  line.    This  moves  the  garage  to  the  south  5’-­‐9”  from   it’s  current  location  on  the  alley;  back  onto  the  property.    The  existing  one  is  currently   encroaching  on  the  alley  2.31  feet.    The  request  for  this  variance  allows  us  to  have  the   required  10’-­‐0”minimum  length  connector  link  between  the  historic  resource  and  the   new  garage.    The  garage  is  not  over  sized,  but  will  accommodate  most  vehicles  on  the   road  today.      The  required  rear  yard  setback  for  living  space  is  10’-­‐0.  The  back  wall  of  the  new   addition  is  9’-­‐0”  from  the  property  line  requiring  a  1’-­‐0”  variance  for  living  space.   We  are  asking  for  a  variance  of  3’-­‐1”  for  an  architectural  element  on  the  upper  level  that   is  8’-­‐0  wide.    This  element  breaks  up  the  large  expanse  of  a  two  story  wall;  and  is  still   behind  the  plane  of  the  garage  wall  below.   The  request  for  both  of  these  areas  of  living  space  to  be  closer  to  the  rear   property  line  are  also  being  sought  so  that  we  are  able  to  maintain  the  10’-­‐0”  link   between  the  new  and  historic  portions  of  the  building  while  leaving  the  historic  building   in  it’s  existing  location.    We  feel  that  keeping  all  of  the  addition  to  the  back  of  the   property,  well  behind  the  home  and  leaving  it  in  it’s  historic  location  is  the  best  way  to   renovate  this  historic  resource.   The  required  side  yard  setbacks  are  5’-­‐0  on  each  side  with  a  combined  setback  of   fifteen  feet.    The  existing  garage  is  currently  5.3’  beyond  the  property  line  to  the  east.     The  neighbors  disputed  the  garage  and  a  lawsuit  resulted  in  a  lot  line  adjustment  to   allow  the  garage  to  remain  on  the  neighbor’s  property.    It  is  our  intention  to  build  the   new  garage  6’-­‐11”  to  the  west  of  this  location  putting  it  1’-­‐7”  to  the  east  of  our  west   property  line.    We  are  asking  for  a  sideyard  setback  variance  for  the  garage  and  the   room  above  it,  of  3’-­‐5”.    The  combined  side  yard  set  back  at  the  garage  is  8’-­‐6  ½”.    We  are  requesting  a   variance  of  6’-­‐3  ½”.    Again  this  is  requested  because  we  want  to  keep  ALL  of  the  new   construction  well  behind  the  existing  brick  home  and  bring  it  all  onto  our  property,  so   the  building  got  wider.    We  also  want  to  keep  the  house  in  it’s  historic  location  and  not   move  it  forward  on  the  lot;  resulting  in  not  as  much  space  at  the  rear  of  the  property.       We  think  our  proposed  addition  is  a  big  improvement  for  the  neighbors  and  the  City  as   the  garage  is  now  well  within  our  property  lines  and  the  house  doesn’t  move  forward.    C1.b  There  is  only  one  building  on  this  lot.    C1.c    The  site  coverage  is  under  50%,  so  no  variance  is  being  sought.    C1.d    Public  amenity  not  required  of  residential,  no  variance  sought.   C2.a    The  variances  being  sought  here  are  similar  to  the  neighboring  property   and  many  others  in  the  West  End  of  town,  where  a  connecting  link  pushes  any  new   additions  to  the  rear  of  a  lot  so  as  not  to  ‘over  whelm’  a  historic  miners  cabin  or   Victorian  home.    This  house  is  no  exception  to  this  rule  as  the  existing  two  story  home   will  remain  in  it’s  historic  location,  be  renovated  to  it’s  original  appearance  from  the   front  and  both  sides  and  will  have  any  new  construction  added  to  the  rear  of  the  lot   behind  the  subordinate,  one  story  linking  element.   P61 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 C2.b    To  mitigate  any  adverse  impact  to  the  historic  property,  the  proposed  work   leaves  the  historic  house  in  it’s  original  location,  it  will  be  renovated  back  to  it’s  original   design  and  detail  and  the  large  side  yard  is  being  maintained.    To  accomplish  this,  we   are  building  the  minimum  length  connector  link  between  the  historic  and  new  portions   of  the  building  and  keeping  all  of  the  new  construction  behind  the  Victorian.    We  are   also  leaving  the  home  in  it’s  original  location.    F.    Floor  area  bonus.      We  are  requesting  the  500  sq  ft  bonus,  as  we  believe  we   are  doing  an  outstanding  job  renovating  and  rehabilitating  the  original  home.   1a  The  proposed  design  meets  all  of  the  design  criteria  for  residential  design.    All   of  the  Historic  Preservation  Design  criteria  are  also  met  to  the  letter  except  one.    This   one  criteria  is  the  10’-­‐0”  width  of  the  subordinate  linking  element;  though  the  connector   link  is  wider  than  the  required  10’-­‐0;  this  criteria  is  met  in  intent  because  the  link  is  set   back  from  both  of  the  back  corners  of  the  historic  house,  making  the  new  addition  seem   completely  separate  as  viewed  from  the  street.    The  link  is  also  mostly  glass  on  the  west   side,  making  it  appear  more  “light”  and  giving  a  distinct  transition  from  old  to  new.   1b  The  historic  house  will  remain  the  key  element  of  the  property,  remaining  in   it’s  original  location  with  the  addition  completely  behind  the  house.    The  additions  that   are  not  historic  will  be  removed  to  replace  the  visual  integrity  of  the  original  house.    In   addition  we  will  work  with  the  City  and  Parks  department  to  remove  some  of  the  trees   from  the  front  of  the  house  to  create  a  better  view  from  the  street.   1c  We  are  proposing  to,  not  only  remove  the  elements  that  have  been  added   that  are  not  historic,  but  we  will  replace  the  box  window  on  the  front  façade  and  the   porch  as  it  was  built  historically,  using  historic  photos  as  a  guide.    This  restoration  will   also  include  all  the  trim  at  the  windows,  gable  ends  of  the  roof  and  at  the  porch  and  we   will  remove  all  the  paint  from  the  brick.    Additionally,  we  are  rebuilding  the  historic   fence.   1d      The  new  construction  is  designed  to  reflect  the  historic  gable  shape  of  the   Victorian  roof.    The  new  roof  is  a  steep  gable;  though  with  a  modern  twist  to  make  a   distinction,  it  has  no  overhangs  on  the  length  of  the  gable.    The  dormers  in  the  new   gable  are  similar  to  the  historic  dormers  in  that  they  are  shed  dormers,  though  they  will   have  a  very  shallow  slope;  looking  more  flat  than  the  historic  dormers,  another   distinction.    We  are  also  reflecting  the  tall,  narrow  windows  in  the  Victorian,  with  much     of  the  new  fenestration  also  being  tall  and  narrow.   1e  The  construction  materials  will  be  of  the  highest  quality  for  both  the   renovation  of  the  historic  and  the  new  construction.   1f  The  distinction  between  the  historic,  brick  home  and  the  new  addition  is  very   apparent;  the  single  story  connecting  link  is  set  back  to  leave  both  rear  corners  of  the   brick  exposed,  2’  on  the  east  and  6’-­‐6  on  the  west  and  it  will  be  very  minimal  in  detail  in   contrast  with  the  trim  on  the  brick  portion  of  the  building.    The  color  will  be  a  warm   grey  to  appear  as  a  shadow  between  the  two  building  elements.    The  new  construction   will  have  clean  lines  and  minimal  detailing  to  be  in  contrast,  but  respectful  of  the   historic  resource.   1g  The  existing  outbuilding  garage  will  not  be  retained,  as  it  is  not  historic.   P62 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 1h  The  notable  historic  landscape  feature  are  the  cotton  wood  trees  that  have   been  on  Bleeker  Street  for  decades;  we  will  retain  any  on  our  property,  but  remove  the   other  trees  that  block  the  view  of  the  house  from  the  street;  per  the  meeting  with  Mr.   Carlson  on  site.   2.    As  noted  here,  the  proposed  design  meets  all  of  the  criteria  outlined  above  to   earn  the  500  sq  ft  bonus.    We  hope  the  Commission  sees  the  level  of  commitment  we   have  to  restoring  the  Victorian  house  to  it’s  original  appearance  and  how  we  intend  for   this  to  be  an  exemplary  historic  preservation  project  in  the  community.   H.  Waiver  of  Impact  fees.    In  addition  to  the  other  incentives  offered  by  the  City,   we  would  also  ask  that  the  impact  fees  for  Parks  and  TDM  be  waived  per  Section26.610.   We  will  not  be  requesting  the  waiver  of  the  building  permit  fees  as  we  have  done  in  the   past  as  the  City  has  expressed  concern  about  offering  so  much  financial  incentive  to   individuals  that  the  City  then  feels  pressured.    We  do  ask  that  the  tree  removal  or   mitigation  fee  be  waived,  as  the  HPC  would  like  to  see  the  smallish,  non-­‐traditional   evergreen  trees  be  removed  at  the  street  so  the  renovated  house  will  be  more  visible.    L.  Transferable  Development  Right  (TDR).      If  granted  the  bonus  FAR  for  an   exemplary  job  in  renovation,  we  would  like  to  create  two  (2)  TDRs.    This  will  limit  the   available  square  feet  on  this  lot  into  perpetuity  as  part  of  the  renovation  effort.    O.  Building  Codes.    As  the  construction  begins,  it  may  become  apparent  that  the   development  will  need  to  take  advantage  of  the  benefit  of  the  International  Existing   Building  Code  (IEBC);  so  we  are  requesting  it  now.      One  last  benefit  that  we  would  like  to  request  is  an  expedited  permit  review   process  from  the  building  dept.    This  is  a  great  benefit  to  the  owners.      Thank  you.     Section  26.575.020  –  Calculations  and  Measurements.    Please  see  attached  Floor  Area  Ratio  Calculations.    These  calculations  were   made  in  accordance  with  the  regulations  and  rules  of  this  section  including  the   subgrade  space;  please  see  attached  diagrams.      The  net  lot  area  is  the  same  as  the   lot  area  for  the  purpose  of  calculating  the  floor  area  ratio;  as  there  are  no  easements   or  other  restrictions  on  the  lot.    The  new  upper  floor  is  a  bit  smaller  than  the   original  to  make  for  better  light  and  living  space  in  the  living  room  of  the  home.     The  height  limitation  of  25’0  has  been  adhered  to  as  is  shown  on  the   elevations,  measuring  to  the  1/3  point  up  the  roof  from  the  eave  on  the  10/12       sloped  new  gable.        The  changes  to  the  building  comply  with  the  definitions,  requirements  and   limitations  as  outlined  in  this  section.     Section  26.710  –R-­‐6  Zone  District    Please  see  the  attached  Survey,  to  see  the  existing  encroachments  of  the   garage  into  the  alley  and  onto  the  property  to  the  east.    We  will  remediate  those  2   encroachments  with  the  new  plan.    With  the  granting  of  the  requested  variances  at   the  rear  of  the  property,  we  will  construct  the  remainder  of  the  project  to  be  in   compliance  with  all  other  setbacks,  as  shown  on  the  attached  Site  Plan.       P63 IV.B. 802 E. Cooper Avenue, Suite 4 | Aspen, Colorado | 81611 | 970.925.2252 The  proposed  changes  to  this  building  comply  with  all  requirements,   limitations  and  restrictions  as  outlined  in  Title  26  of  the  Land  Use  Code,  as   described  above.     In  summary,  we  believe  that  the  proposed  major  renovation  of  a  once  grand   Victorian,  along  with  the  reasonable  sized  and  appropriately  proportioned  addition   to  the  rear  will  be  a  great  asset  to  the  community.    With  substantial  work,  the   Victorian  will  be  restored  to  it’s  original  appearance  and  the  addition  in  the  rear  will   not  be  a  distraction,  as  the  historic  resource  retains  it’s  dominant  place  in  the  front   of  the  property.    And  with  the  removal  of  a  few  trees  along  Bleeker  Street,  it  will  be   very  visable  to  the  public  from  Bleeker  Street.    In  addition,  we  will  be  removing  the   existing  garage  from  the  rear  of  the  property  that  is  encroaching  on  both  the   neighbor’s  property  and  the  alley.     Thank  you  for  your  time  and  consideration  of  this  project.    We  look  forward   to  working  with  the  HPC  on  this  renovation  and  addition.     Sincerely,         Kim  Raymond,  Principal   Kim  Raymond  Architects,  Inc   P64 IV.B. Scale: ISSUE A 1.0 7/2/15Plotted On:T I T L E S H E E T / G E N E R A L I N F O ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 0103 02 04 1A7.1 LOCATION 1A4.1 1 A5.1 PARCEL ID NUMBER: ZONING: SITE AREA: BLDG USE: OCC. GROUP: CONST. TYPE: CLIMATE ZONE: FIRE SPRINKLERS: LEGAL DESC'N: 273512437006 R-6 6,121 SQ. FT. RESIDENTIAL #### #### #### #### CITY AND TOWNSITE OF ASPEN. BLOCK: 65 LOT: L AND LOT: M PLUS 121 SQ FT PER LOT LINE ADJ WITH 114 EAST BLEEKER STREET CONDOS 110 Bleeker Street "Brick Vic" ABBREVIATIONS MATERIAL LEGEND VICINITY MAP SHEET INDEXPROJECT TEAMAPPLICABLE CODES PROJECT DATA ARCHITECTURAL DRAWINGS A 1.0 TITLE SHEET / GENERAL INFO A 1.1 SITE PLAN A 1.2 FAR CALCULATION-PROPOSED FLOOR PLANS A 1.3 FAR CALCULATION-PROPOSED ELEVATIONS A 1.4 SURVEY A 2.0 EXISTING: FLOOR PLANS A 2.1 EXISTING: ELEVATIONS A 2.2 EXISTING: ELEVATIONS A 2.3 DEMO CALCULATIONS A 3.1 BASEMENT LEVEL FLOOR PLAN A 3.2 MAIN LEVEL FLOOR PLAN A 3.3 UPPER LEVEL FLOOR PLAN A 3.4 ROOF PLAN A 4.1 SOUTH AND WEST ELEVATIONS A 4.2 NORTH AND EAST ELEVATIONS A 5.1 BUILDING SECTION A 7.1 INTERIOR ELEVATIONS: BATH 4 & BATH 5 A 7.2 INTERIOR ELEVATIONS: MEDIA ROOM &LAUNDRY A 7.3 INTERIOR ELEVATIONS: FAMILY ROOM & POWDER A 7.4 INTERIOR ELEVATIONS: KITCHEN A 7.5 INTERIOR ELEVATIONS: MASTER BATH 1 A 7.6 INTERIOR ELEVATIONS: MASTER BATH 2 A 7.7 INTERIOR ELEVATIONS: BATH 3 A 7.8 INTERIOR ELEVATIONS: MASTER TV A 10.1 3D PERSPECTIVES A 10.2 3D PERSPECTIVES A 10.3 3D PERSPECTIVES A 11.1 DORMER COMPARISON #### OWNER: ARCHITECT: GENERAL CONTRACTOR: STRUCTURAL ENGINEER: LIGHTING DESIGNER: ALL CODES REFERENCED ARE TO BE USED AS AMENDED BY THE STATE OF COLORADO AND LOCAL JURISDICTION. #### FAR (FLOOR AREA RATIO) 1. THESE DRAWINGS AND ANY ACCOMPANYING SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE SOLE PROPERTY OF THE ARCHITECT REGARDLESS OF WHETHER THE PROJECT FOR WHICH THEY WERE PRODUCED IS CONSTRUCTED OR NOT. THESE DOCUMENTS ARE NOT TO BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. 2. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT CONSTRUCTION CONFORMS TO ALL FEDERAL, STATE, LOCAL AND RELATED CODES AND PRACTICES. SKILLED AND QUALIFIED WORKMEN IN THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST STANDARD OF CRAFTSMANSHIP. 3. THE ARCHITECT WILL PROVIDE DETAILS AND/OR DIRECTION FOR DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR ALTERED BY EXISTING CONDITIONS. 4. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONSDEPICTED IN THESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES, OMISSIONS, AND/OR CONFLICTS PRIOR TO PROCEEDING WITH THE WORK. ALL DIMENSIONS ON STRUCTURAL DRAWINGS SHALL BE CHECKED AGAINST ARCHITECTURAL DRAWINGS. NOTIFY THE ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. 5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR SPECIFICATIONS. 7.  THE OWNER AND/OR ARCHITECT SHALL APPROVE ANY “EQUAL” MATERIALS, EQUIPMENT, FIXTURES, ETC. PRESENTED BY THE CONTRACTOR. THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND/OR OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER ISSUES AN APPROVAL. ALL WORK MUST CONFORM TO THE APPROVED SAMPLE. THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR REVIEW AS NOT TO DELAY THE WORK IN PROGRESS. 8. IF REQUIRED, THE CONTRACTOR SHALL PROVIDE THE BUILDING DEPARTMENT WITH A CONSTRUCTION MANAGEMENT PLAN PRIOR TO OBTAINING A BUILDING PERMIT. 9. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE ARCHITECT FOR WINDOWS, DOORS, CASEWORK, METAL DETAILING, STAIRS, FIREPLACE, AND ANY OTHER WORK NOTED IN THE DOCUMENTS. FABRICATION SHALL NOT PROCEED ON ANY OF THESE ITEMS UNTIL THE CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE ARCHITECT. ALL WORK SHALL CONFORM TO THE APPROVED SHOP DRAWINGS. 10. THE DESIGN, ADEQUACY, AND SAFETY OF ERECTION BRACING, TEMPORARY SUPPORTS, SHORING, ETC. SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL, STATE, AND LOCAL O.S.H.A. REGULATIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES UNTIL THE PROJECT IS COMPLETED. 11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES. 12. THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH WALLS, FLOORS, AND CEILINGS WITH THE ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING, ELECTRICAL, AND LIGHTING DRAWINGS. REFER TO THE STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES / REQUIREMENTS IN STRUCTURAL MEMBERS. 13.  THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE MASON’S TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING ANY ITEMS THAT REQUIRE CLARIFICATION DURING THE BIDDING PROCESS. 14. THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES, SWITCHES, MECHANICAL GRILLES, REGISTERS, AND THERMOSTAT LOCATIONS PRIOR TO INSTALLATION. THE CONTRACTOR SHALL ROUGH-IN LIGHTING FIXTURES AND ILLUSTRATE SWITCH, REGISTER, AND GRILLE LOCATIONS PRIOR TO THE ARCHITECT WALK-THROUGH. 15. ALL EXTERIOR PENETRATIONS SUCH AS GRILLES, BOILER FLAPS, ETC. TO BE COPPER OR ENCLOSED BY COPPER FITTINGS. - 2009 INTERNATIONAL RESIDENTIAL CODE - 2006 INTERNATIONAL BUILDING CODE - 2009 INTERNATIONAL ENERGY CONSERVATION CODE - PITKIN COUNTY LAND USE CODE - PITKIN COUNTY BUILDING AND CONSTRUCTION CODE - PITKIN COUNTY PROPERTY RESOLUTIONS OFFICE PHONE: OFFICE FAX: CONTACT: KIM RAYMOND ARCHITECTS, INC. 0133 Prospector Rd. Unit 4102X ASPEN, CO 81611 #### 970.925.2252 KIM RAYMOND / kim@krai.us #### #### LIVABLE LOWER LEVEL: 60 sf. MAIN LEVEL: 1686 sf. UPPER LEVEL: 1315 sf. SUBTOTAL: 3061 sf. GARAGE MAIN LEVEL: 133 sf. TOTAL: 3194 sf. *REFER TO ARCHITECTURAL DOCUMENTS A1.2 AND A1.3 FOR THE FAR GRAPHIC ILLUSTRATION. JST.JOIST VINYL COMPOSITION TILEVCT YARD WROUGHT IRON WOOD WITHOUT WITH WEIGHT WEATHER PROOF WAINSCOT WINDOW WATER CLOSET VERTICAL VOLT AMPERE VERIFY IN FIELD VAPOR BARRIER URINAL UNFINISHED TYPICAL TRANSFORMER TOILET THROUGH THICK THREADED THRESHOLD TELEPHONE TELEVISION OUTLET TUBE STEEL TOP OF WALL TOP OF SLAB TOP OF MASONRY TOP OF JOIST TOP OF FOOTING TOP OF CURB TOP OF BEAM TOP OF TELEPHONE MOUNTING BOARD THROUGH BOLT TONGUE AND GROOVE SYSTEM SYMMETRICAL SWITCH SUSPENDED STEEL STANDARD SOUND TRANSMISSION CLASS SQUARE INCHES SQUARE FEET SPEAKER SPECIFICATIONS SPACE SIMILAR SHEATHING SHEET SERVICE ENTRANCE SECTION SECTION SCHEDULE SELF CLOSING STAINLESS STEEL SKYLIGHT SHUT OFF VALVE SMOKE DETECTOR SOLID CORE REMOVE ROOM REVISION RETURN REQUIRED REINFORCED REFERENCE REFRIGERATOR RIGHT OF WAY ROUGH OPENING ROOF DRAIN OVERFLOW ROOF DRAIN LEADER RADIUS QUANTITY QUARRY TILE POWER POLYVINYLCLORIDE PARTITION POUNDS PER SQUARE INCH POUNDS PER SQUARE FOOT PREFABRICATED PERFORATED PORCELAIN PLYWOOD PLUMBING PLASTIC PLATE PLASTER PHASE PERPENDICULAR POINT OF CONNECTION PLASTIC LAMINATE PROPERTY LINE PRECAST CONCRETE OPPOSITE OPENING OVER HEAD OUTSIDE AIR INTAKE OUTSIDE RADIUS ORNAMENTAL IRON OVER HANG OUTSIDE DIAMETER ON CENTER NOMINAL NUMBER NAILER NOT FOR CONSTRUCTION NON-CORROSIVE METAL NOT TO SCALE NOT IN CONTRACT MULLION METAL MODULAR MISCELLANEOUS MINIMUM MANUFACTURER MANUFACTURING MEDIUM MECHANICAL MAXIMUM MATERIAL MASONRY MARBLE MASONRY OPENING MALLEABLE IRON MANHOLE MACHINE BOLT LAMINATED VENEER LUMBER LIGHTING LIGHT LINOLEUM LINEAR LEAD LAVATORY LATERAL LAMINATE LINEAR FEET LIGHT EMITTING DIODE KNOCK OUT KILN DRIED KNOCK DOWN JOINT JUNCTION JUNCTION BOX INTERIOR INSULATION INCLUDE, INCLUSIVE IMPREGNATED INTERMEDIATE METALLIC CONDUIT ISOLATED GROUND IDENTIFICATION INSIDE FACE INSIDE DIAMETER INTERCOM OUTLET HYDRAULIC HOT WATER HEATING, VENTILATING & AIR CONDITIONING HEATER HORIZONTAL HEIGHT HARDWARE HARDBOARD HANDICAPPED HOLLOW METAL HOLLOW CORE HOSE BIBB GYPSUM BOARD GYPSUM GALVANIZED RIGID TUBING GATE VALVE GRADE MARK GLUE LAMINATED BEAM GLASS GROUND FAULT INTERRUPTER GROUND FAULT CIRCUIT INTERRUPTER GARAGE GALVANIZED GAUGE GALVANIZED IRON FURNISH FOOTING FIRE PROOF FLUORESCENT FLOORING FLOOR FINISH FIRE HOSE CABINET FOUNDATION FIRE DEPARTMENT CONNECTION FIRE ALARM CONTROL PANEL FABRICATE FIBERGLASS FLOOR SINK FACE OF FIELD NAILING FIRE EXTINGUISHER FLOOR DRAIN FLOOR CLEAN OUT FAN COIL FIRE ALARM EXTERIOR EXISTING EXHAUST EXCAVATE ELECTRIC DRINKING COOLER EVAPORATIVE COOLER ESTIMATE EQUIPMENT EQUAL ELECTRICAL NON-METALLIC TUBING ELECTRICAL METALLIC TUBING ELECTRICAL METALLIC CONDUIT ELEVATOR "ELECTRIC, ELECTRICAL" ELEVATION EACH EACH WAY END NAILING EXPANSION JOINT EXHAUST FAN EXPANSION ANCHOR DOOR DOWN DEAD LOAD DIMENSION DIAGONAL DIAMETER DEMOLITION DOUBLE DISHWASHER DOWN SPOUT DECOMPOSED GRANITE DRINKING FOUNTAIN PENNY COPPER CONTRACTOR CONTINUOUS CONSTRUCTION CONCRETE COMBINATION COLUMN CENTERED CONCRETE MASONRY UNIT CLEAR CLOSET CAULKING CEILING CENTERLINE CIRCUIT BREAKER CHANNEL CUBIC FEET PER MINUTE CERAMIC CEMENT CLOSED CIRCUIT TELEVISION CAMBER CABINET CERAMIC TILE CLEAN OUT CONTROL JOINT CAST IN PLACE CONSTRUCTION DOCUMENTS CONCRETE ASBESTOS PIPE BRONZE BEARING BRASS BEAM BLOCKING BLOCK BUILDING BOARD BACK OF CURB BUILT UP BOTTOM OF FOOTING BOTTOM OF BOUNDARY NAILING BENCH MARK ANGLE AMERICAN WIRE GAUGE AVERAGE ASPHALT ANNEALED ALTERNATE ALUMINUM AIR HANDLER UNIT ABOVE GRADE ADDITION or ADDENDUM ACOUSTICAL CEILING TILE ACOUSTIC ASBESTOS-CEMENT BOARD ABOVE ACRYLONITRILE-BUTADIENE-STYRENE AGGREGATE BASE COURSE AIR CONDITIONING ABOVE FINISHED GRADE ABOVE FINISHED FLOOR ANCHOR BOLT AMPERES YD. W.I. WD. W/O W/ WT. WP WCT WDW WC VERT. VA V.I.F. V.B. UR UNF. TYP. TRANS. TLT. THRU THK. THD. TH. TEL. T.V. T.S. T.O.W. T.O.S. T.O.M. T.O.J. T.O.F. T.O.C. T.O.B. T.O. T.M.B. T.B. T & G SYS. SYM SW SUSP. STL. STD. STC SQ. IN. SQ. FT. SPKR. SPECS SPA. SIM. SHT'G. SH SES SECT. SCHED. SC S/S S/L S.O.V. S.D. S.C. RMV. RM REV. RET. REQ'D. REINF. REF. REF R.O.W. or R/W R.O. R.D.O. R.D.L. R QTY. Q.T. PWR. PVC PTN. PSI PSF PREFAB. PERF. PORC. PLYWD. PLUMB. PLAS. PLT. PL. PH or Ø PERP. or P.O.C. P.LAM. P.L. P.C. OPPO. OPNG. OH OAI O.R. O.I. O.H. O.D. O.C. NOM. NO. NLR. NFC NCM N.T.S. N.I.C. MUL MTL. MOD MISC. MIN. MFR. MFG. MED. MECH. MAX. MAT'L MAS. MAR. M.O. M.I. M.H. M.B. LVL LTG. LT. LINO. LIN. LD. LAV LAT. LAM L.FT. L.E.D. KO KD K-D JT. JCT J-BOX INT. INSUL. INCL. IMPG IMC IG ID I.F. I.D. I.C. HYD. HW HVAC HTR HOR. HGT. HDW HDBD. H/C H.M. H.C. H.B. GYP. BD. GYP. GRC GM GM GLB GL GFI GFCI GAR. GALV. GA. G.I. FURN. FTG. FP FLUOR. FLG. FL FIN. FHC FDN. FDC FACP FAB. F/G F.S. F.O. F.N. F.E. F.D. F.C.O. F.C. F.A. EXT. EXIST. or E EXH. EXC EWC EVAP. EST. EQUIP. EQ. ENT EMT EMC ELEV. ELECT. EL EA. E.W. E.N. E.J. E.F. E.A. DR DN. DL DIM. DIAG. DIA. or Ø DEMO DBL. D/W D.S. D.G. D.F. d CU CONTR. CONT. CONST. CONC. COMB. COL. CNTRD. CMU CLR. CLO. CLKG. CLG. CL or C.L. CKT. BKR. CH CFM CER CEM. CCTV CAM. CAB C.T. C.O. C.J. C.I.P. C.D. C.A.P. BRZ BRG. BR BM. BLKG. BLK. BLDG BD. B/C B.U. B.O.F. B.O. B.N. B.M. AWG AVG ASPH. ANL ALT. AL. or ALUM. AHU AG ADD. ACT ACOU. ACB ABV. ABS ABC A/C A.F.G. A.F.F. A.B. A SLOPE TO DRAINS.T.D. GENERAL NOTES FINISH WOOD WOOD STUD BLOCKING STEEL STEEL STUD FRAMED WALL BATT INSULATION OR PLYWOOD PLYWOOD OR GLU-LAM CONCRETE STONE CMU SAND GRAVEL GWB COMPACTED SOIL SPRAY-FOAM INSULATION RIGID INSULATION GRID LINE BREAK LINE MATCH LINE REVISION A9.1 ELEVATION MARKER SECTION MARKER DETAIL CUT DETAIL 1 A6.1 ELEVATION 100 A ROOM NAME 101 INTERIOR ELEVATION MARKER ELEVATION NUMBER SHEET NUMBER SECTION NUMBER SHEET NUMBER DETAIL NUMBER SHEET NUMBER SPOT ELEVATION DOOR MARK WINDOW MARK ROOM NAME AND NUMBER ELEVATION NUMBER SHEET NUMBER SYMBOL LEGEND LANDSCAPE LA 1.0 LANDSCAPE + EXTERIOR LIGHTING PLAN STRUCTURAL S 1.1 #### ELECTRICAL E 1.1 #### LIGHTING LP-A #### P 6 5 I V . B . Scale: ISSUE A 1.1 7/2/15Plotted On:S I T E P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln D D E E 11 55 N C C A A B B 22 44 F 33 3' - 1 1 / 8 " 5 1 / 2 " 9 ' 3 ' - 8 1 / 8 " R E P A I R O R R E P L A C E O R I G I N A L F E N C E T O M A T C H H I S T O R I C GA T E M A I L B O X P I N E T R E E S TO B E R E M O V E D S P R U C E TO B E R E M O V E D L I V I N G R O O M F R O N T P O R C H 2 C A R G A R A G E FA M I L Y R O O M PA T I O T. O . P L Y 98 ' - 6 " T. O . P L Y 98 ' - 0 " DN YA R D PR O P E R T Y L I N E B L E E K E R S T R E E T G R A V E L A L L E Y WA L K W A Y 9 8 ' - 1 0 " K I T C H E N TV FP G U E S T B A T H P O W D E R D I N I N G E N T R Y B I C Y C L E PA T I O W I N D O W W E L L T. O . P L Y 10 0 ' - 0 " C L O S E T UP W 1 9 W 2 0 W 2 1 P U Z Z L E TA B L E NOTE: ARCHITECTURAL 100'-0" = SITE 7891'-2" P 6 6 I V . B . Scale: ISSUE A 1.2 7/2/15Plotted On:F A R C A L C U L A T I O N - P R O P O S E D ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln XW2 4 W2 4 D17 D0 4 D17 D0 4 D04 D0 9 D1 0 D01 D01 W CD D D E E 1 1 5 5 C C A A B B 2 43 1,508 sq ft D D E E 1 1 5 5 C C A A B B 2 4 F 3 356.25 sq ft 70.25 sq ft OPENTOABOVE FI R E P L A C E / M E D I A UPDN CLOSETCABINET UC WINEFRIDGE KITCHEN STORAGECABINETS DW FRIDGEFRZ ICEDWR TRASH PANTRY FRIG/FRZR FL O A T I N G B U F F E T SLAB FORBIKE STORAGE SIDE WALKFROM ALLEY SK I S T O R A G E W/ B O O T S B E L O W RUN NEW GAS FPFLUE THROUGHROOF AT CHIMNEY GRATE OVER WINDOWWELL, W/ OPERABLE'HATCH' W1 9 W2 0 W2 1 718.25 sq ft 969.75 sq ft 508 sq ft D31 W2 3 W2 3 W26 W27W58 W30W30W30W32W32 D3 4 D2 2 D D E E 1 1 5 5 C C A A B B 2 43 112.5 sq ft 112 sq ft 174.25 sq ft MONTEGO SINGLESIDED FIREPLACEMODEL R320 882.25 sq ft D3 1 432.25 sq ft SCALE: 1/8" = 1'-0" LOWER LEVEL FAR SCALE: 1/8" = 1'-0" MAIN LEVEL FAR SCALE: 1/8" = 1'-0" UPPER LEVEL FAR 3240 ALLOWABLE FAR BASED ON 6000 SF LOT - LOWER LEVEL FLOOR AREA- GROSS 1508 SF -MAIN LEVEL FLOOR AREA MAIN LEVEL PATIOS- EXEMPT ON GRADE GARAGE: 508 SF -UPPER LEVEL FLOOR AREA UPPER LEVEL DECKS: 112.5 +112+174.25= 133 SF508 SF- 250 SF = 258-125 719 SF + 970 SF= 399 SF 15% ALLOWABLE DECKS = 486 SF 104 + 352= 456 SF (2)50'-11" X 9' = 917 SF (2)34'-9" X 9' = 626 SF - TOTAL LOWER LEVEL WALLS EXPOSED WALLS: 14'-8" X 7' = 103 SF 1543 SF EXPOSED/TOTAL WALLS (103 / 1543 =6.6% 1508 X 6.7%101 SF LIVING FAR= 3105 SF GARAGE FAR= TOTAL FAR= 3238 SF 3740 FAR INCLUDES 500 SF HPC BONUS - PROPOSED FAR- EXISTING FAR MAIN LEVEL FAR 1105 + 115 SF = 1220 SF UPPER LEVEL FAR 914 SF GARAGE 480 SF 480-250 = 230/2 = 115 SF EXISTING FAR TOTAL: 2249 SF FLOOR AREA- NET 1315 SF 1689 SF 133 SF LIVING FAR TOTAL: 3107SF P 6 7 I V . B . Scale: ISSUE A 1.3 7/2/15Plotted On:F A R C A L C U L A T I O N - E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 23 ' - 2 3 / 4 " 29 ' - 2 3 / 4 " 73.13 sq ft T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH109'-0" T.O. SLAB @ GARAGE98'-0" T.O. PLY @ MAIN100'-0" T.O. PLY @ UPPER110'-0" T.O. PLY @ LOWER MOD87'-6" 329.34 sq ft 1' - 1 / 4 " 29 ' - 2 3 / 4 " 3' 1/3 point roof T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH109'-0" T.O. SLAB @ GARAGE98'-6" T.O. PLY @ MAIN100'-0" T.O. PLY @ UPPER110'-0" T.O. PLY @ LOWER MOD87'-6" T.O. RIDGE127'-3/4" T.O. PLY @ UPPER LINK DECK108'-6" T.O. EXISTING RIDGE126'-4" 329.34 sq ft 29 ' - 3 1 / 4 " UPPER LEVEL T.O. PLY110'-0" MAIN LEVEL T.O. PLY100'-0" T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH109'-0" T.O. SLAB @ GARAGE98'-0" T.O. PLY @ LOWER88'-0" T.O. PLATE @ DORMER121'-10 1/2" 495.67 sq ft 29 ' - 3 1 / 4 " T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH109'-0" T.O. SLAB @ GARAGE98'-0" T.O. PLY @ LOWER88'-0" T.O. PLATE @ DORMER121'-10 1/2" 495.86 sq ft 4 5 40 sq ft SCALE: 1/8" = 1'-0" WEST ELEVATION - FAR SCALE: 1/8" = 1'-0" EAST ELEVATION - FAR SCALE: 1/8" = 1'-0" SOUTH ELEVATION - FAR SCALE: 1/8" = 1'-0" NORTH ELEVATION - FAR SCALE: 1/8" = 1'-0" PARTIAL SOUTH ELEV. ELEVATION AREA FAR CALCULATIONS TOTAL WALL AREA: 1670 SQ FT EXPOSED WALL AREA (WINDOW WELLS) : 73 + 40 = 113 SQ FT 113 SQ FT/1670 SQ FT= 0.067 = 6.7 % EXPOSED WALL BEHINDVICTORIAN P 6 8 I V . B . P 6 9 I V . B . Scale: ISSUE A 2.0 7/2/15Plotted On:E X I S T I N G F L O O R P L A N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln F D D C C E E F F G G 2 3 4 N LIVING ROOM DINING ROOM KITCHEN BEDROOM BATH PORCH/OFFICE DEN UP 21 STEPS7" RISE8" RUN CLOSET CLOSET FIREPLACE T.O. PLY 100'-0" PORCH GARAGE DECK stairs to be removed X X X D D C C E E F F G G 2 3 4 3 1 / 4 " 1 5 ' - 1 1 / 4 " 3 1 / 2 " 11 ' - 7 " 7 1 / 2 " 2 ' - 8 " 7 1 / 2 " 11 ' - 7 1 / 2 " 3 1 / 2 " 12 ' - 1 " 5 1 / 2 " 10 ' - 3 " 8 ' - 1 / 2 " 7 1 / 2 " 11 ' - 1 1 " BEDROOM? BEDROOM BEDROOM BEDROOM BATH ATTIC ATTIC ATTIC ATTICATTIC 61" AFF 60 1/2" AFF 7'-10 1/2 flat ceiling bottom of wall starts at4'-8 AFF, ceiling slopes behind with counter below it. gable 77 1/2" to center spring point 50" 104" AFF at door area ga b l e 6 ' - 5 1 / 2 " t o c e n t e r top of shed dormer 70 1/2" spring point30" 10 / 1 2 s l o p e f o r c e i l i n g high point 8-'9" T.O. PLY 110'-0" stairs to beremoved EXISTING MAIN LEVEL FLOOR PLANEXISTING UPPER LEVEL FLOOR PLAN P 7 0 I V . B . Scale: ISSUE A 2.1 7/2/15Plotted On:E X I S T I N G E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln FISHSCALE SIDING AND TRIM TO REMAIN TRIM AND WINDOW TO BE RESTORED EXISTING OFFICE TO BE RESTORED AS ORIGINAL PORCH EXISTING WINDOW TO BE RESTORED TO ORIGINAL EXISTING FENCE TO BE REMOVED AND NEW FENCE TO BE INSTALLED TO RESEMBLE ORIGINAL DORMERS TO REMAIN OUTSIDE CHIMNEY TO REMAIN UPPER LEVEL T.O. PLY 110'-0" MAIN LEVEL T.O. PLY 100'-0" SCALE: 1/4" = 1'-0" 1 EXISTING SOUTH A 2.1 P 7 1 I V . B . Scale: ISSUE A 2.2 7/2/15Plotted On:E X I S T I N G E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 1 ' - 3 / 8 " FISHSCALE SIDING AND TRIM TO REMAIN TRIM AND WINDOW TO BE RESTORED EXISTING OFFICE TO BE RESTORED AS ORIGINAL PORCH EXISTING FENCE TO BE REMOVED AND NEW FENCE TO BE INSTALLED TO RESEMBLE ORIGINAL DORMERS TOREMAIN OUTSIDE CHIMNEY TO REMAIN T.O. PLY @ MAIN 100'-0" T.O. PLY @ UPPER 110'-0" T.O. EXISTING RIDGE126'-4" 2 3 ' - 2 3 / 4 " EXISTING WINDOWSTO BE REMOVED AND RESTORED TO ORIGINAL EXISTING WINDOW TO BE RESTORED TO ORIGINAL EXISTING FENCE TO BE REMOVED AND NEW FENCE TO BE INSTALLED TO RESEMBLE ORIGINAL DORMERS TO REMAIN OUTSIDE CHIMNEY TO REMAIN SKYLIGHT TO BE REMOVED T.O. PLY @ MAIN 100'-0" T.O. PLY @ UPPER 110'-0" SCALE: 1/4" = 1'-0" 1 EXISTING EAST A 2.2 SCALE: 1/4" = 1'-0" 3 EXISTING WEST A 2.2 GARAGE: SEE PHOTOS P 7 2 I V . B . Scale: ISSUE A 3.1 7/2/15Plotted On:B A S E M E N T L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln XW2 4 W 2 4 D17 D0 4 D17 D0 4 D04 D0 9 D1 0 D01 D01 N W C D D D E E 1 1 5 5 C C A A B B 2 43 10 1 / 2 " 6' - 4 " 27 ' - 0 " 8" 23'-3 3/4"6'-5" 50'-10 3/4" 24'-1 5/8"5'-7 1/8"20'-1 3/8"1'-0 5/8" 43 ' - 8 3 / 4 " 25'-8 1/2" 5'-7 1/8"20'-1 3/8" 8" 28 ' - 7 3 / 8 " 4' - 1 5 / 8 " 11 1/2"15'-7 3/4"5 1/2"5'-7"8" 5'-8 1/4" 11 1 / 2 " 4' - 2 3 / 8 " 3 1 / 2 " 5' - 8 3 / 8 " 5 1 / 2 " 16 ' - 8 5 / 8 " 11 1 / 2 " 11 1/2"5'-6 1/2"3 1/2"8'-8 3/8"5 1/2"6'-11"5 1/2"7'-5"5 1/2"10'-4 5/8"11 1/2"8'-4 1/4" 3' - 8 " 11 1 / 2 " 22 ' - 1 " 11 1 / 2 " 4 ' - 4 5 / 8 " 5 1 / 2 " 11 ' - 1 0 1 / 2 " 11 1/2"19'-3"11 1/2" CRAWL SPACE CRAWL SPACE T.O. PLY 88'-0" MEDIA ROOM T.O. PLY 88'-0" CLOSET GUEST MASTER BATH T.O. PLY 88'-0" CLOSET GUEST MASTER GUEST MASTER BATH LAUNDRY MECH. STORAGE UP 1A5.12A5.2 4A5.2 N/S1/A5.1 3A5.2 P 7 3 I V . B . Scale: ISSUE A 3.2 7/2/15Plotted On:M A I N L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln D D E E 1 1 5 5 1 2 3 N C C A A B B 2 2 4 4 F 3 3 10 1/2" 3'-1 1/8" 10 1/2"11'-11 3/8" 24'-8 1/4"5 1/2"13'-9"5 1/2"2'-3"5 1/2"7'-4" 5 1 / 2 " 9 ' - 0 " 43 ' - 1 1 5 / 8 " 10 ' - 0 " 24 ' - 0 " 3 ' - 8 1 / 8 " 23'-3 7/8"6'-5"21'-2" 1'-0" 5'-11 1/2" 5 1 / 2 " 17 ' - 8 3 / 8 " 5 1 / 2 " 50'-10 3/4" 1'-0 5/8" 8' - 9 3 / 8 " 5'-2 5/8" 12'-0 1/8" 5'-7 1/8"20'-1 3/8" 8' - 1 0 1 / 4 " 10 1 / 2 " 5' - 2 1 / 4 " 3 1 / 2 " 5 ' - 8 1 / 2 " 3 1 / 2 " 19 ' - 1 0 7 / 8 " 1' - 1 1 3 / 4 " 10 1 / 2 " 4'-8" 1A5.12A5.2 4A5.2 N/S1/A5.1 LIVING ROOM FRONT PORCH OPENTO ABOVE 2 CAR GARAGE FAMILY ROOM FI R E P L A C E / M E D I A UPDN PATIO CLOSETCABINET T.O. PLY 98'-6" T.O. PLY 98'-0" DN YARD PROPERTY LINE WALKWAY 98'-10" KITCHEN UC WINE FRIDGE KITCHEN STORAGE CABINETS DW FRIDGE FRZ ICE DWR TRASH TV FP GUEST BATH POWDER PANTRY FRIG/FRZR DINING FL O A T I N G B U F F E T ENTRY SLAB FOR BIKE STORAGE SIDE WALK FROM ALLEY SK I S T O R A G E W / B O O T S B E L O W BICYCLE PATIO W I N D O W W E L L T.O. PLY 100'-0" CLOSET RUN NEW GAS FPFLUE THROUGH ROOF AT CHIMNEY UP GRATE OVER WINDOW WELL, W/ OPERABLE 'HATCH' 3A5.2 W 1 9 W 2 0 W2 1 PUZZLE TABLE P 7 4 I V . B . Scale: ISSUE A 3.3 7/2/15Plotted On:U P P E R L E V E L F L O O R P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln D31 W2 3 W2 3 W26 W27W58 W30W30W30W32W32 D3 4 D2 2 D D E E 1 1 5 5 C C A A B B 2 2 4 4 3 3 N 1A5.12A5.2 4A5.2 N/S1/A5.1 24'-1 5/8"25'-8 1/2" 1 0 ' - 0 1 / 8 " 5 1/2" 10 ' - 8 1 / 2 " 5 1 / 2 " 7' - 0 " 5 1 / 2 " 5 ' - 4 1 / 2 " 3' - 0 1 / 2 " 2'-9"24'-11 5/8"18'-6 1/8"7'-5" 11'-3 3/4" 50'-10 3/4" 8 ' - 7 3 / 8 " 3 5 ' - 1 1 / 8 " 13'-8 3/8"12'-0 1/8" 43 ' - 8 3 / 4 " 10 ' - 0 " 18 ' - 7 3 / 8 " 5' - 4 5 / 8 " 10 ' - 0 " 5 1 / 2 " 12 ' - 8 3 / 4 " 3 1 / 2 " 4' - 8 1 / 8 " 5 1 / 2 " 5 1/2"14'-10 1/4"5 1/2"7'-1"5 1/2"6'-5"5 1/2"5'-2 1/2"3 1/2"14'-9"5 1/2" 3A5.2 MONTEGO SINGLE SIDED FIREPLACEMODEL R320 OPEN TO BELOW CLOSET shed dormert.o. wall at 70 1/2" gable 77 1/2" to center be n c h CANTILEVERED DECK DECK DORMER WALLABOVE MASTER BATH REMOVE CHIMNEYBELOW; RUN NEW GAS FP FLUE THROUGHROOF AT CHIMNEY T.O. PLY 109'-0" OPEN TO BELOW WINDOW SEAT FI R E P L A C E STEAM SHOWER OVERFLOW CLOSET DR E S S E R HIGH PULL DOWN HANGING ABOVE TV FU L L L E N G T H M I R R O R , S E T I N D R E S S E R IN - C A B I N E T W / D sh e l v e s o r o p e n a b o v e shoe rack WC BATH BEDROOM 1 DECK ON ROOF BELOW BU I L T I N ST O R A G E ON B O T H S I D E S OF F P / T V OP E N T O K I T C H E N BE L O W F O R L I G H T DE T A I L CLOSET MASTER BEDROOM DW D3 1 P 7 5 I V . B . Scale: ISSUE A 3.4 7/2/15Plotted On:R O O F P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln W3 4 D D E E 1 1 5 5 C C A A B B 2 2 4 4 3 3 N 50'-10 3/4"8"8" 24'-5 3/4"5'-5"22'-4" 14'-9 3/4"14'-11" 9' - 1 1 1 5 / 1 6 " 18 ' - 7 3 / 8 " 5' - 4 1 1 / 1 6 " 9 ' - 9 1 1 / 1 6 " 9' - 9 1 1 / 1 6 " 6" 6" 9' - 5 1 5 / 1 6 " 3' - 4 5 / 8 " 3' - 1 1 3 / 4 " 8' - 4 1 / 4 " 7' - 8 1 / 2 " 20 ' - 3 5 / 1 6 " 1 ' - 2 1 / 1 6 " 53 ' - 8 5 / 8 " 18 ' - 7 3 / 8 " 5' - 4 1 1 / 1 6 " 1'-4 15/16"6'-10 3/16"6'-10 3/16"1'-6 5/16" 9 3 / 4 " 43 ' - 8 1 / 2 " 1 ' - 2 1 / 1 6 " 14'-3 15/16"13'-9 11/16" 10:12 PITCH 10:12 PITCH10:12 PITCH 5'3":12 PITCH 10:12 PITCH EX I S T I N G P I T C H E X I S T I N G P I T C H E X I S T I N G P I T C H EX I S T I N G P I T C H EXISTING PITCH E X I S T I N G P I T C H E X I S T I N G P I T C H REBUILD HISTORIC ROOF 5'3":12 PITCH "FLAT ROOF" SLOPED TO DRAIN EXISTING SKYLIGHT TO BE REMOVED P 7 6 I V . B . Scale: ISSUE A 4.1 7/2/15Plotted On:S O U T H A N D W E S T E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 23 ' - 2 3 / 4 " 29 ' - 2 3 / 4 " METALLIC TILEHORIZONTAL 4" SIDING DIRECT-SET GLASS REPLACE EXISTING SKYLIGHT EXISTING BRICK RESTORE ORIGINAL FRONT WINDOW 4" HORIZONTAL WOOD SIDING, BUTT JOINT RESTORE SIDE WINDOWS TO ORIGINAL T.O. PLATE 118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLY @ MAIN 100'-0" T.O. PLY @ UPPER 110'-0" METALLIC TILE GAS FIREPLACE VENT 29 ' - 3 1 / 4 " REPAIR OR REPLACE ORIGINAL PORCH COLUMNS TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL PORCH GABLE END TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL SHINGLES ATGABLE END TO MATCH HISTORIC REBUILD BAY WINDOW FEATURE TO MATCH HISTORIC EXISTING BRICK CHIMNEY TO REMAIN ABOVE ROOF HORIZONTAL 4" SIDING RESTORE HISTORICAL FENCE GAS FIREPLACE VENT UPPER LEVEL T.O. PLY 110'-0" MAIN LEVEL T.O. PLY 100'-0" T.O. PLATE 118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLATE @ DORMER 121'-10 1/2" SCALE: 1/4" = 1'-0" 1 WEST ELEVATION A 4.1 HISTORICAL PICTURE SCALE: 1/4" = 1'-0" 3 SOUTH ELEVATION A 4.1 P 7 7 I V . B . Scale: ISSUE A 4.2 7/2/15Plotted On:N O R T H A N D E A S T E L E V A T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 29 ' - 3 1 / 4 " HORIZONTAL 4" SIDING HORIZONTAL 4" SIDING STEEL WAINSCOT T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLATE @ DORMER 121'-10 1/2" METALLIC TILE STEEL HANDRAIL 1' - 1 / 4 " 29 ' - 2 3 / 4 " 3' REPAIR OR REPLACE ORIGINAL PORCHCOLUMNS TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL PORCH GABLE END TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL SHINGLES ATGABLE END TO MATCH HISTORIC REBUILD BAY WINDOW FEATURE TO MATCH HISTORIC EXISTING BRICK CHIMNEY TO REMAIN ABOVE ROOF METALLIC TILE HORIZONTAL 4" SIDING METALLIC TILE STEEL WAINSCOT RESTORE FENCE AND POST TO ORIGINAL PER PICTURE RESTORE WINDOWS TO ORIGINAL 1/3 point roof T.O. PLATE 118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-6" T.O. PLY @ MAIN 100'-0" T.O. PLY @ UPPER 110'-0" T.O. RIDGE 127'-3/4" T.O. PLY @ UPPER LINK DECK 108'-6" T.O. EXISTING RIDGE 126'-4" SCALE: 1/4" = 1'-0" 1 NORTH ELEVATION A 4.2 SCALE: 1/4" = 1'-0" 2 EAST ELEVATION A 4.2 P 7 8 I V . B . Scale: ISSUE A 5.1 7/2/15Plotted On:B U I L D I N G S E C T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln EDCBA GARAGE DINING ROOM ENTRY MASTER BATH MASTER CLOSET DECK PORCH T.O. PLATE 118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. RIDGE 127'-3/4" T.O. PLY @ MAIN 100'-0" MUD ROOM SITE LEVEL 98'-10" T.O. PLY 98'-6" FAMILY ROOM LAUNDRY T.O. PLY 88'-0" BEDROOM1 T.O. PLY @ UPPER 100'-2" SCALE: 1/4" = 1'-0" 1 SECTION 1-1' A 5.1 P 7 9 I V . B . Scale: ISSUE A 5.2 7/2/15Plotted On:B U I L D I N G S E C T I O N S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln BA C D FAMILY ROOM T.O. PLY @ UPPER NORTH 109'-0" T.O. PLY @ MAIN NORTH 98'-6" T.O. PLY 88'-0" MASTER BEDROOM GUEST MASTER DECK24 T.O. PLY @ MAIN 100'-0" T.O. PLY @ UPPER 100'-2" BEDROOM1 BATH1 KITCHEN DINING ROOM MONTEGO SINGLE SIDED FIREPLACEMODEL R320 EGRESSWINDOW WELL 1 T.O. PLY @ UPPER NORTH 109'-0" T.O. PLY @ MAIN NORTH 98'-6" T.O. PLY 88'-0" 2 3 5 T.O. SLAB @ GARAGE 98'-0" FAMILY ROOM MASTER BEDROOM GUEST MASTER MEDIA ROOM GARAGE MASTER BATHROOM SCALE: 1/4" = 1'-0" 1 SECTION 2-2' A 5.2SCALE: 1/4" = 1'-0" 3 SECTION 4-4' A 5.2 SCALE: 1/4" = 1'-0" 2 SECTION 3-3' A 5.2 P 8 0 I V . B . Scale: ISSUE A 10.1 7/2/15Plotted On:3 D P E R S E P C T I V E S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln SCALE: 1:0.50 SE CORNER SCALE: 1:0.40 SW CORNER P 8 1 I V . B . Scale: ISSUE A 10.2 7/2/15Plotted On:3 D P E R S P E C T I V E S ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 110 BLEEKER - STREET VIEW 1 110 BLEEKER - STREET VIEW 2 P 8 2 I V . B . Scale: ISSUE A 11.1 7/2/15Plotted On:D O R M E R C O M P A R I S O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln SCALE: 1:0.36 PROPOSED DORMER - OPTION B (AS REQUESTED BY HPC) SCALE: 1:0.44 PROPOSED DORMER - OPTION A P 8 3 I V . B . Scale: ISSUE A 11.2 7/2/15Plotted On:D O R M E R C O M P A R I S O N - E L E V A T I O N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 2 9 ' - 3 1 / 4 " REPAIR OR REPLACE ORIGINAL PORCH COLUMNS TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL PORCH GABLE END TO MATCH HISTORIC REPAIR OR REPLACE ORIGINAL SHINGLES ATGABLE END TO MATCH HISTORIC REBUILD BAY WINDOW FEATURE TO MATCH HISTORIC EXISTING BRICK CHIMNEY TO REMAIN ABOVE ROOF HORIZONTAL 4" SIDING RESTORE HISTORICAL FENCE GAS FIREPLACE VENT UPPER LEVEL T.O. PLY 110'-0" MAIN LEVEL T.O. PLY 100'-0" T.O. PLATE 118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLY @ LOWER 88'-0" T.O. PLATE @ DORMER 121'-10 1/2" 29 ' - 3 1 / 4 " UPPER LEVEL T.O. PLY 110'-0" MAIN LEVEL T.O. PLY 100'-0" T.O. PLATE118'-0" T.O. PLY @ UPPER NORTH 109'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLATE @ DORMER 121'-10 1/2" SCALE: 1' = 1'-0" SOUTH ELEVATION - PROPOSED DORMER A SCALE: 1/4" = 1'-0" SOUTH ELEVATION - PROPOSED DORMER B (AS REQUESTED BY HPC) P 8 4 I V . B . Scale: ISSUE LA 1.0 7/2/15Plotted On:L A N D S C A P E + E X T E R I O R L I G H T I N G P L A N ALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS I N D I C AT E D B Y T H E S E D R A W I N G S A N DSPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.AND SHALL NEITHER BE USED ON ANY OTHER WORKNOR BE USED BY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIEDAT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THEARCHITECT PRIOR TO COMMENCEMENT OF WORK. IF THE ABOVE DIMENSION DOESNOT MEASURE ONE INCH (1") EXACTLY, THIS DRAWING WILL HAVEBEEN ENLARGED OR REDUCED,AFFECTING ALL LABELED SCALES. 1" ACTUAL AS NOTED DATE SCHEMATIC DESIGN06/20/12 1 1 0 B L E E K E R S T " B R I C K V I C " A S P E N C O 8 1 6 1 1 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pln 123 N F 2 2 3 ' - 1 1 / 8 " 5 1 / 2 " 9 ' 3 ' - 8 1 / 8 " R E P A I R O R R E P L A C E O R I G I N A L F E N C E T O M A T C H H I S T O R I C GA T E M A I L B O X P I N E T R E E S TO B E R E M O V E D S P R U C E TO B E R E M O V E D LI V I N G R O O M F R O N T P O R C H 2 C A R G A R A G E FA M I L Y R O O M PA T I O T. O . P L Y 98 ' - 6 " T. O . P L Y 98 ' - 0 " DN YA R D P R O P E R T Y L I N E B L E E K E R S T R E E T G R A V E L A L L E Y WA L K W A Y 9 8 ' - 1 0 " K I T C H E N TV FP G U E S T B A T H P O W D E R D I N I N G E N T R Y B I C Y C L E PA T I O W I N D O W W E L L T. O . P L Y 10 0 ' - 0 " C L O S E T UP W 1 9 W 2 0 W 2 1 P U Z Z L E TA B L E 2 1 PERENNIALS LANDSCAPE KEY SHRUBS MULCH OR BEACH COBBLE UNDERNEATH TREES CONCRETE WALKWAY GRAVEL WALKWAY EXISTING TREESSOD DECORATIVE GRASSES STONE PATIO SITE ELECTRICAL KEY Kichler RIPLEY COLLECTION OUTDOOR WALL LANTERN OLDE BRONZE #490610Z KICHLER DISTRESSED COPPER ENERGY STAR 9 1/2" HIGH WALL LIGHT STYLE#53726 KICHLER RIPLEY COLLECTION OUTDOOR HANGING PENDANT 1LT TREES TO BE REMOVED P 8 5 I V . B .