HomeMy WebLinkAboutagenda.hpc.20231108AGENDA
ASPEN HISTORIC PRESERVATION
COMMISSION
November 8, 2023
4:30 PM, City Council Chambers -
3rd Floor
427 Rio Grande Place
Aspen, CO 81611
I.ROLL CALL
II.MINUTES
III.PUBLIC COMMENTS
IV.COMMISSIONER MEMBER COMMENTS
V.DISCLOSURE OF CONFLICT OF INTEREST
VI.PROJECT MONITORING
VI.A Project Monitoring List
VII.STAFF COMMENTS
VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
IX.CALL UP REPORTS
X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XI.OLD BUSINESS
XII.NEW BUSINESS
XII.A 216 W. Hyman Ave. – Minor Development, TDRs - PUBLIC HEARING
PROJECT MONITORING.pdf
Memo - LPA-23-073.pdf
Draft Resolution #__, Series of 2023.pdf
Exhibit A - Design Guidelines Criteria Staff Findings.pdf
Exhibit B - TDR Criteria Staff Findings.pdf
Exhibit C - Application.pdf
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XII.B400 E Cooper, Minor Development, KA, PUBLIC HEARING
XIII.ADJOURN
XIV.NEXT RESOLUTION NUMBER
400 E Cooper.Memo.pdf
Resolution #__, Series 2023.pdf
Exhibit A.Commerical Design Guidelines Criteria - Staff Findings.pdf
Exhibit B. Application.pdf
Exhibit C. Existing, Approved, and Proposed Comparison.pdf
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
(1 Hour, 10 Minutes for each Major Agenda Item)
1. Declaration of Conflicts of Interest (at beginning of agenda)
2. Presentation of proof of legal notice (at beginning of agenda)
3. Applicant presentation (20 minutes)
4. Board questions and clarifications of applicant (5 minutes)
5. Staff presentation (5 minutes)
6. Board questions and clarifications of staff (5 minutes)
7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair)
8. Close public comment portion of hearing
9. Applicant rebuttal/clarification (5 minutes)
10. Staff rebuttal/clarification (5 minutes)
End of fact finding. Chairperson identifies the issues to be discussed.
11. Deliberation by the commission and findings based on criteria commences. No further
input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if
there is a factual error to be corrected. If the item is to be continued, the Chair may
provide a summary of areas to be restudied at their discretion, but the applicant is not to
re-start discussion of the case or the board’s direction. (20 minutes)
12. Motion
Updated: November 15, 2021
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HPC PROJECT MONITORS - projects in bold are permitted or under construction
11/2/2023
Kara Thompson 300 E. Hyman
201 E. Main
333 W. Bleeker
234 W. Francis
Skier’s Chalet Steakhouse
101 W. Main (Molly Gibson Lodge)
720 E. Hyman
304 E. Hopkins
930 King
312 W. Hyman
520 E. Cooper
Jeff Halferty 110 W. Main, Hotel Aspen
134 E. Bleeker
300 E. Hyman
434 E. Cooper, Bidwell
414-420 E. Cooper, Red Onion/JAS
517 E. Hopkins
Lift 1 corridor ski lift support structure
227 E. Bleeker
211 W. Hopkins
204 S. Galena
215 E. Hallam
500 E. Durant
413 E. Main
Roger Moyer 300 W. Main
227 E. Main
135 E. Cooper
110 Neale
517 E. Hopkins
Skier’s Chalet Lodge
202 E. Main
305-307 S. Mill, Grey Lady
320 E. Hyman (Wheeler Opera House, solar panels)
611 W. Main
132 W. Hopkins
500 E. Durant
Jodi Surfas 202 E. Main
305-307 S. Mill, Grey Lady
320 E. Hyman (Wheeler Opera House, solar panels)
611 W. Main
602 E. Hyman
Peter Fornell 304 E. Hopkins
930 King
233 W. Bleeker
214 W. Bleeker
Barb Pitchford 121 W. Bleeker
312 W. Hyman
132 W. Hopkins
214 W. Bleeker
630 W. Main
420 W. Francis
135 W. Francis
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HPC PROJECT MONITORS - projects in bold are permitted or under construction
11/2/2023
Kim Raymond 630 W. Main
205 W. Main
Riley Warwick 420 E Durant/Rubey Park
420 W. Francis
Need to assign: 209 E. Bleeker, Lift One Park, 931 Gibson
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Memorandum
LPA-23-073
TO: Aspen Historic Preservation Commission
THROUGH: Kirsten Armstrong, Principal Planner, Historic Preservation
FROM: Stuart Hayden, Historic Preservation Planner
MEETING DATE: November 8, 2023
RE: 216 W. Hyman Ave. – Minor Development Review, Recommendation to
City Council for the Establishment of Transferable Development Rights
(TDRs)
APPLICANT /OWNER:
Ann Mullins
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
216 W. Hyman Avenue
Legal Description:
Lots O and P, Block 53, City
and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID#2735-124-63-006
CURRENT ZONING & USE
Single-family home
R-6, Medium Density
Residential
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant seeks a minor development review for the
addition of one skylight and three window openings to an
individually designated, AspenVictorian, historic structure, as
well as the construction of an egress lightwell and exterior
stairs to a non-historic rear deck. The applicant also requests
the Historic Preservation Commission (HPC) recommend to
City Council severing two TDRs from the subject property.
STAFF RECOMMENDATION:
Staff recommends approval with conditions of the minor
development and a recommendation that City Council
approve the creation of TDRs.
Figure 1. Site Location Map – 216 W. Hyman Avenue.
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BACKGROUND:
Colloquially called the “Pink House,” the residence at 216 West Hyman Avenue is a c. 1885, L-
shaped, gable-roofed, miner’s cabin with garage, basement, and front porch additions from the
1950s. The building is sited on Lots O and P, Block 53, of the City and Townsite of Aspen,
Colorado, comprising a 6,000 ft² parcel in the Medium Density Residential (R-6) zone district. The
City of Aspen designated the property a historic landmark, per Ordinance #34, Series of 1992.
In 2008, the HPC approved the removal of an attached garage and porch at the rear of the
structure. In 2010, HPC approved the construction of a one-and-a-half-story detached structure
at the rear of the property. On February 28, 2023, Aspen City Council adopted Ordinance #3,
Series of 2023, converting unused developable floor area from 216 West Hyman Avenue into two
(2) TDRs as recommended by HPC on January 11, 2023.
REQUEST OF HPC:
The Applicant is requesting the following approval and recommendation:
• Minor Development (Section 26.415.070.C) to make exterior changes to the existing
property.
• TDRs (Section 26.535) for the establishment of two TDRs
The HPC is the final review authority for Minor Development Review and a recommending body
regarding TDRs for Aspen City Council’s final review authority.
PROJECT SUMMARY:
The applicant proposes to add a shallow,15-feet-7-inch-wide lightwell to serve egress from three
new window openings proposed for the east façade of the historic resource. The application also
seeks the addition of a 3-feet-11-inch-wide, 13-feet-8-inch-long skylight to the north slope of the
central, side-gabled roof of the historic resource. To the non-historic wood deck abutting the main
story on the west end of the north façade, the application proposes a wooden exterior stairway
descending to grade.
Figure 3. Property line on 1904 Sanborn Map. Figure 2. 216 W. Hyman Avenue, Front façade, Photograph facing northeast, 2015.
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As a designated historic property, 216 W. Hyman Ave. qualifies for TDRs, severing and selling
unused allowable developable floor area for use elsewhere in the city. This application proposes
the creation of two TDRs, severing 500 ft² of the maximum allowable floor area from this “Sending
Site.”
STAFF COMMENTS:
Minor Development Review
Although the minor exterior changes do not impact the historic prominence or importance of the
landmark, the introduction of a skylight may impact historic material and current appearance.
Guideline 7.3 calls for minimizing the visual impacts of skylights and other rooftop devices. In
fact, “skylights and solar panels are generally not allowed on a historic structure,” but “may be
appropriate on an addition.” Although part of this roof slope may be considered an addition, it has
gained historic significance in its own right; as it was likely used to conjoin two previously detached
buildings, 218 and 214 W. Hyman Ave. sometime in the mid-20th century. Moreover, the cross-
gabled structure illustrated in historic Sandborn maps suggests the proposed location of the
skylight may impact even older, more significant material. As depicted in the application, the top
of this large skylight will also peek above roof ridgeline, making it visible from the street and
increasing its visual impact.
Despite its size, the lightwell proposed for the west side of the building will have minimal visual
impact. Accordingly, it meets Guideline 9.6. The lightwell does not face a street, is not
immediately adjacent to character defining features, and will not be visible from a street. Similarly,
the stairway proposed for the rear deck will have no visual impacts.
Staff finds all but the proposed skylight meet the Historic Preservation Design Guidelines. Staff
recommends that approval be contingent upon minimizing the visual impact of the skylight by
reducing its size and lowering it on the rear roof slope.
TDR Review
The maximum allowable floor area for a single-family dwelling on a 3,000-6,000-ft² lot in the R-6
zone district is 3,240ft². As represented in the application, 2,193ft² of floor area will have been
used following the proposed minor development. From the 1,047ft² remaining floor area, the
owner previously severed 500ft² as two TDRs. The 547ft² of allowable floor area left is a sufficient
amount from which to create two additional TDRs, severing another 500ft² of allowable floor area
from the site as proposed. This will leave a remainder of 47ft² of allowable floor area. If approved
by City Council, executing the deed restrictions and issuing the TDRs will occur at the owner’s
discretion. The owner has already sold one of the two previously approved TDRs, the value of
which is set by the free-market and the City is not involved in the transaction.
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Staff finds that the application demonstrates the existence of unused development rights. The
proposed conversion of floor area to TDRs will not create or increase any non-conformities on the
site. Staff finds the criteria for establishing two TDRs are met.
RECOMMENDATION:
Staff recommends the HPC provide recommendation of approval to City Council for the
establishment of two TDRs from this historic property.
Staff recommends the HPC approve the proposed minor development with the following condition:
• For staff and HPC monitor review prior to applying for a building permit, submit a
proposal for a smaller skylight that is lower on the rear roof slope to minimize its physical
and visual intrusion on the historic resource.
ATTACHMENTS:
Resolution # __, Series of 2023
Exhibit A – Historic Preservation Design Guidelines / Staff Findings
Exhibit B – Transferable Development Rights (TDR) / Staff Findings
Exhibit C – Application
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HPC Resolution #__, Series of 2023
Page 1 of 3
RESOLUTION #__,
(SERIES OF 2023)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MINOR DEVELOPMENT AND RECOMMENDING IN FAVOR OF
THEESTABLISHMENT OF TRANSFERRABLE DEVELOPMENT RIGHTS (TDRs)
FOR THE PROPERTY LOCATED AT 216 WEST HYMAN AVENUE, LEGALLY
DESCRIBED AS LOTS O AND P, BLOCK 53, CITY AND TOWNSITE OF ASPEN,
PITKIN COUNTY, COLORADO
PARCEL ID: 2735-124-63-006
WHEREAS, the applicant, Ann Mullins, represented by BendonAdams, has requested HPC
approval for Minor Development and recommendation by HPC for the establishment of TDRs
for the property located at 216 West Hyman Avenue, Lots O and P, Block 53, City and Townsite
of Aspen, Pitkin County, 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 approval of Minor Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.C of the Municipal Code and other applicable Code Sections. The HPC may approve,
disapprove, approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny; and
WHEREAS, for the approval of TDRs, HPC makes a recommendation to City Council based on
the requirements of Municipal Code Section 26.535.070; and
WHEREAS, as a historic landmark, the site is exempt from Residential Design Standards
review; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommended approval with conditions for
Minor Development and recommended in favor of providing Council with a recommendation to
approve the establishment of two (2) TDRs; and
WHEREAS, HPC reviewed the project on November 8, 2023. 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:
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HPC Resolution #__, Series of 2023
Page 2 of 3
That HPC hereby approves with conditions Minor Development and recommends City Council
approve the establishment of two (2) TDRs for 216 West Hyman Avenue, Lots O and P, Block
53, City and Townsite of Aspen, Pitkin County, Colorado as follows:
Section 1: Minor Development Review and Transferable Development Rights.
Pursuant to the findings set forth above, the HPC does hereby approve Minor Development and
recommends City Council approve the establishment of up to two (2) TDRs at the property
owner’s discretion as proposed with the following conditions:
1. For staff and HPC monitor review prior to applying for a building permit, submit a
proposal for a smaller skylight that is lower on the rear roof slope to minimize its
physical and visual intrusion on the historic resource.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 5: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order. However,
any failure to abide by any of the terms and conditions attendant to this approval shall result in
the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to
properly record all plats and agreements required to be recorded, as specified herein, within 180
days of the 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
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HPC Resolution #__, Series of 2023
Page 3 of 3
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: 216 West Hyman Avenue.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the
date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado
Constitution and the Aspen Home Rule Charter.
APPROVED WITH CONDITIONS BY THE COMMISSION at its regular meeting on the
8th day of November 2023.
Approved as to Form: Approved as to Content:
___________________________________ ____________________________________
Katharine Johnson, Assistant City Attorney Jeffrey Halferty, Vice Chair
ATTEST:
________________________________
Mike Sear, Deputy City Clerk
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Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff Findings begin on page 3 of this exhibit, following the list of applicable
guidelines.
26.415.070.C Minor Development
1. The review and decision on the issuance of a certificate of appropriateness for minor
development shall begin with a determination by the Community Development Director that
the proposed project constitutes a minor development. Minor development work includes:
a. Expansion or erection of a structure wherein the increase of the floor area of the
structure is two hundred and fifty (250) square feet or less or
b. Alterations to a building façade, windows, doors, roof planes or material, exterior
wall materials, dormer porch, exterior staircase, balcony or ornamental trim when
three (3) or fewer elements are affected and the work does not qualify for a
certificate of no negative effect or
c. Erection or installation of a combination or multiples of awning, canopies,
mechanical equipment, fencing, signs, accessory features and other attachments to
designated properties such that the cumulative impact does not allow for the
issuance of a certificate of no negative effect or
d. Alterations that are made to non-historic portions of a designated historic property
that do not qualify for a certificate of no negative effect or
e. The erection of street furniture, signs, public art and other visible improvements
within designated historic districts of a magnitude or in numbers such that the
cumulative impact does not allow for the issuance of a certificate of no negative
effect.
The Community Development Director may determine that an application for work on a
designated historic property involving multiple categories of minor development may result
in the cumulative impact such that it is considered a major development. In such cases,
the applicant shall apply for a major development review in accordance with Subsection
26.415.07.D.
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Historic Preservation Design Guidelines Review Criteria for 135 W. Francis St.
Chapter 3: Windows Met Not Met
3.7 Adding new openings on a historic structure is generally not
allowed. Conditional
Chapter 7: Rehabilitation - Roofs Met Not Met
7.3 Minimize the visual impacts of skylights and other rooftop
devices. Conditional
7.7 Preserve original roof materials. Conditional
Chapter 9: New Construction - Excavation, Building Relocation &
Foundations Met
9.6 Minimize the visual impact of lightwells. Met
Chapter 10: New Construction - Building Additions Met
10.1 Preserve an older addition that has achieved historic
significance in its own right. Conditional
Relevant Historic Preservation Design Guidelines:
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows maybe considered on rear or secondary
walls.
• New windows should be similar in scale to the historic openings on the building, but
should in some way be distinguishable as new, through the use of somewhat different
detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will
negatively affect the integrity of a structure.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These
elements may be appropriate on an addition.
7.7 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.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character
defining features, such as front porches.
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• Lightwells must be protected with a flat grate, rather than a railing or may not be visible
from a street.
• Lightwells that face a street must abut the building foundation and generally may not
“float” in the landscape except where they are screened, or on an AspenModern site.
10.1 Preserve an older addition that has achieved historic significance in its own right.
Staff Finding:
As they pertain to windows, roofs, lightwells, and building additions, Guidelines within Chapters
3, 7, 9, and 10 of the Historic Preservation Design Guidelines are particularly applicable to LPA-
23-073, the application for Minor Development and TDRs at 216 W. Hyman Ave.
Design Guideline 3.7 addresses the addition of new window openings on a historic structure.
The new window openings proposed to provide egress to the east side of the basement maintain
the scale of the historic openings on the building and are distinguishable as new by their design
and operation. Their proposed location is below grade on a secondary wall, limiting any visible
change to the historic ratio of window openings to solid wall. Accordingly, these three new
window openings do not significantly increase “the amount of glass on a character defining
façade” and will not “negatively affect the integrity of a structure.” This part of the proposed
project meets Guideline 3.7.
This guideline also allows for some flexibility with which to consider the proposed skylight.
Albeit not on a “rear or secondary wall” (emphasis added), the proposed location of this window
opening on the rear-sloping side of the side-gabled roof limits its visibility and effect on the
integrity of the historic resource. Guideline 3.7 also calls for new windows to be “similar in scale
to the historic openings on the building.” The skylight proposed in this application, however, is
much larger than any historic opening at 216 W. Hyman Ave. Although its size makes the
window “distinguishable as new,” it does not do so “through the use of somewhat different
detailing, etc.” as the guideline also states.
Staff find that the application does not fully meet Guideline 3.7, but that a reduction
in size of the proposed skylight would yield a more appropriate design and suffice this
guideline.
Design Guideline 7.3 more explicitly concerns skylights, calling for the minimization of their visual
impacts. Here too, the Guidelines allow for flexibility. Guideline 7.3 states that skylights “are
generally not allowed on a historic structure” (emphasis added). The proposed skylight may be
considered but necessitates scrutiny to ensure it is an unusual instance where a skylight is
appropriate on a historic structure. Staff find the skylight, as proposed, does not meet
Guideline 7.3. A smaller skylight located lower on the rear-sloping roof would limit its
visible and physical impact on the historic resource, making it a more appropriate design.
Such a design would meet Design Guideline 7.3.
Design Guideline 7.7 calls for the preservation of original roof materials. The age and
significance of the decking, rafters, trusses, and joists comprising the roof at the location of the
proposed skylight have yet to be determined. Removing these materials to make an opening for
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the proposed skylight may not meet this guideline. Staff find that reducing the size of the
proposed skylight will minimize the removal of potentially historic roof materials.
Design Guideline 9.6 addresses the visual impact of lightwells. Despite its large size, and
location on the side (in Zone B) of the historic resource, the proposed lightwell meets this
guideline. The rear-sloping topography of the site conceals the lightwell from view and places it
well away from any character-defining features. No guardrail is required of a lightwell this far (more
than three feet) from a walkway. Staff find the visual impact of the proposed lightwell is
sufficiently minimized, and the application satisfies Design Guideline 9.6.
Design Guideline 10.1 calls for the preservation of an older addition that has achieved historic
significance in its own right. If it is not original to one of the two Aspen Victorian houses it connects,
the side-gable roof for which the skylight is proposed is just such an addition. Staff find the
proposed skylight inconsistent with the preservation of an older addition that has achieved
historic significance. A smaller skylight located lower on the rear-sloping roof would limit
its physical impact on the historic resource, better satisfying Design Guideline 10.1.
In summary, staff recommends approval with conditions listed in the draft resolution.
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Exhibit B
Transferable Development Rights (TDR) Criteria
Staff Findings
Section 26.535.070
A historic TDR certificate may be established by the Mayor of the City Council, pursuant to
adoption of an ordinance, finds all the following standards met:
A. The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties
on which such development is a conditional use shall not be eligible.
Staff Findings: 216 E. Hyman Avenue is a designated historic landmark that is an
eligible sending site that can establish and sever TDRs. The property is located in
the Medium Density Residential (R-6) zone district. Single-family residential and
duplex development are permitted uses in the zone district where the property is
located. Staff finds this criterion met.
B. It is demonstrated that the sending site has permitted unbuilt development rights, for either
a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square
feet (sf) of floor area multiplied by the number of historic TDR certificates requested.
Staff Findings: The applicant has provided floor area calculations indicating that at
least 547 sf of unbuilt floor area remains on the lot, after the severance of two
previously approved TDRs. Two TDRs totaling 500 sf of floor area can be removed
without creating any floor area deficit. Final floor area calculations shall be verified
by the City’s Zoning Department prior to TDR issuance. Staff finds this criterion is
met.
C. It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not increase
the specific nonconformity.
Staff Findings: The creation of TDRs will not create or increase a nonconformity.
Staff finds this criterion is met.
D. The analysis of unbuilt development right shall only include the actual built development,
any approved development order, the allowable development right prescribed by zoning
for a single-family or duplex residence and shall not include the potential of the sending
site to gain floor area bonuses, exemptions, or similar potential development incentives.
Properties in the MU Zone District which do not currently contain a single-family home or
duplex established prior to the adoption of Ordinance #7, Series of 2005, shall be permitted
to base the calculation of TDRs on 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. This is only for the purpose of creating TDRs and does not
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permit the on-site development of 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. If the additional 20% of allowable floor area exceeds 500 square
feet, the applicant may not request a floor area bonus from HPC at any time in the future.
Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Staff Findings: The allowable floor area for a detached single-family residence on a
6,000-sf lot in the R6 zone district is approximately 3,240 sf. Unbuilt floor area is
available to convert to TDRs. Staff finds this criterion is met.
E. The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses, the
maximum development of the property, independent of the established property use, shall
be the floor area of a single-family or duplex residence (whichever is permitted) minus two
hundred fifty (250) square feet of floor area multiplies by the number of historic TDR
certificates established.
The deed restriction shall not stipulate an absolute floor area but shall stipulate a square
footage reduction from the allowable floor area for a single-family or duplex residence, as
may be amended from time to time. The sending site shall remain eligible for certain floor
area incentives and/or exemptions as may be authorized by the City Land Use Code, as
may be amended from time to time. The form of the deed restriction shall be acceptable to
the City Attorney.
Staff Findings: At the point of issuing a TDR certificate, the applicant will be required
to file a deed restriction that will permanently reduce the allowable floor area by 250
square feet per TDR. All documents shall be reviewed by the City Attorney prior to
execution.
F. A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject property
together with the appropriate fee for recording the deed restriction with the County Clerk
and Recorder's office.
Staff Findings: This is a mandatory process that the applicant must pursue.
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G. It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community Development
Director. Certain review fees may be required for the confirmation of built floor area.
Staff Findings: The applicant has provided detailed floor area calculations as part of
the proposal. Final calculations shall be reviewed by Zoning prior to the issuance of
the TDR certificate. Staff finds this criterion is met.
H. The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin
County Clerk and Recorder and must be reported by the grantor to the City of Aspen
Community Development Department within five (5) days of such transfer. The report of
such transfer shall disclose the certificate number, the grantor, the grantee and the total
value of the consideration paid for the certificate. Failure to timely or accurately report such
transfer shall not render the transferable development right certificate void.
Staff Findings: This is a mandatory process that the applicant must pursue.
I. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
J. City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Staff Findings: This application requests HPC recommend to City Council the
approval of establishing up to two TDRs.
Staff supports the proposed removal of allowable development rights from this
property. Allowing the applicant to capture of the value of unused rights is a way to
partner with the owner of a historic property to achieve community goals. Staff finds
this criterion is met.
18
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
August 17, 2023
City of Aspen Community Development Department
c/o Stuart Hayden, Historic Preservation Planner
sent via email
Re: 216 West Hyman Avenue – Minor Development + TDRs
Dear HPC and City Council,
216 West Hyman a 6,000sf designated historic property that contains a circa 1885 miner’s cabin.
The property is zoned R-6, Medium Density Residential, which allows single family and duplex
homes among other residential based uses. The property is owned by Ann Mullins and is used as
a single family home. City Council granted approval for the establishment of 2 Transferable
Development Rights (TDRs) in February of 2023. Ann is pursuing an interior remodel project with
minor exterior changes like a larger lightwell to meet egress requirements from the lower level.
Ann requests approval for the minor exterior changes – lightwell, exterior stair, and skylight – and
the ability to sever 2 more TDRs from the property for a total of 4 TDRs or 1,000 sf (2 TDRs approved
in Feb 2023 + 2 TDRs requested in this application).
History
The original owner appears to be Martha Yonkers. The property has been altered over time but
the basic form of the miner’s cabin remains intact. One theory is that the two historic landmarks
shown on lots O and P were combined into what is now 216 West Hyman Avenue likely around
1950. A review of building permit records shows that the basement and the garage were added in
1953, and the enclosed front porch and a new rear porch were both added in 1955.
Figure 1: 1890 Sanborn Map Figure 2: AHS photograph of property circa 1953.
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In 2010, HPC approved a detached art studio at the rear of the property. On May 11, 2022, an
administrative approval was granted to restore a non-street facing window, to remodel the
interior, and to add Building Code compliant window wells that increased floor area by about 10
sf. A building permit for this approved project has been submitted. We anticipate submitting a
change order should the minor changes be approved by HPC.
Minor Development
Minor exterior changes are proposed to the designated landmark including:
• Add exterior stairway to existing rear deck.
• Add egress well to east elevation.
• Add skylight to non-street facing roof.
The minor exterior changes do not impact the historic prominent or importance of the landmark.
As noted above, the landmark has been altered over time and the original appearance is unknown;
however these minor changes do not impact historic material or current appearance and make the
home more livable for Ann and her family. Applicable design guidelines are addressed below.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from
a street.
• Lightwells that face a street must abut the building foundation and generally may not “float”
in the landscape except where they are screened, or on an AspenModern site.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements
may be appropriate on an addition.
The requested skylight is not visible from the street and is located in what appears to be an
overframed section of the roof. The lighwell is pushed back from the street facing facades and is
well outside any setback requirements. A small stairway to access an existing deck is proposed on
the rear of the home, and does not have any visual impacts.
TDR Review Criteria
Sec. 26.535.070. - Review criteria for establishment of a historic transferable development right.
A historic TDR certificate may be established by the Mayor of the City Council, pursuant to adoption
of an ordinance, finds all the following standards met.
(a) The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts.
Properties on which such development is a conditional use shall not be eligible.
Response –216 West Hallam Avenue is a historic landmark site and single family or duplex are
permitted uses in the R-6 zone district.
20
(b) It is demonstrated that the sending site has permitted unbuilt development rights, for
either a single-family or duplex home, equaling or exceeding two hundred and fifty (250)
square feet of floor area multiplied by the number of historic TDR certificates requested.
Response – The allowable floor area is included as an exhibit and summarized below. The
current property has 2,193 sf of allowable floor area for single family use. Criterion d
summarizes the floor area for the pending permit (0063.2023.BRES) and the requested change
order. There is available floor area to establish two more TDRs in either development scenario.
Table 1: Floor Area analysis Single Family Home Two Detached Homes/
Duplex
Allowable Floor Area 3,240 sf 3,600 sf
Existing Floor Area 2,193 sf 2,193 sf
Remaining Floor Area 1,047 sf 1,407 sf
Unbuilt Floor Area After removal of 2 TDR
(500 sf)1 per Ordinance 3, 2023 547 sf 907 sf
Unbuilt Floor Area After removal of 2
additional TDRs (500 sf) requested now 47 sf 407 sf
(c) It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not
increase the specific nonconformity.
Response – A nonconformity is not created or increased as part of this request.
(d) The analysis of unbuilt development right shall only include the actual built
development, any approved development order, the allowable development right
prescribed by zoning for a single-family or duplex residence, and shall not include the
potential of the sending site to gain floor area bonuses, exemptions or similar potential
development incentives. Properties in the MU Zone District which do not currently
contain a single-family home or duplex established prior to the adoption of Ordinance #7,
Series of 2005, shall be permitted to base the calculation of TDRs on one hundred percent
(100%) of the allowable floor area on an equivalent-sized lot in the R-6 zone district. This
is only for the purpose of creating TDRs and does not permit the on-site development of
one hundred percent (100%) of the allowable floor area on an equivalent-sized lot in the
R-6 zone district. If the additional twenty percent (20%) of allowable floor area exceeds
five hundred (500) square feet, the applicant may not request a floor area bonus from
HPC at any time in the future. Any development order to develop floor area, beyond that
remaining legally connected to the property after establishment of TDR Certificates, shall
be considered null and void.
Response - The allowable floor area for two detached homes on the subject property is 3,600
sf. A single family home is allowed 3,240 sf.
11 TDR worth 250 sf already severed per deed restriction # 695936.
21
2022 No Negative Effect approval – permit no. 0063.2023.BRES
A total of 2,204 sf of allowable floor area is approved per the 2022 No Negative Effect and
has been submitted for permit review. A change order is proposed as part of this
application as discussed below.
2023 TDR approval
Two TDRs were approved by Council in February 2023. One TDR has been permanently
severed from the property reducing the allowable floor area for a single family home to
2,990 sf. A total of 2,740 sf is allowable should the second TDR be severed.
Considering the approved no negative effect application, a total of 536 sf (2,740 sf – 2,204
sf) is unused on the property for single family use.
Current request
Two additional TDRs are requested – for a total of four TDRs to be severed from the property
equal to 1,000 sf. Minor exterior changes are proposed concurrent with this TDR request.
The changes result in a total proposed floor area of 2,224 sf. After removal of 4 TDRs equal
to 1,000 sf, a total of 16 sf will remain unused for the single family use.
Note: 216 West Hallam has not received a floor area bonus.2
(e) The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses,
the maximum development of the property, independent of the established property
use, shall be the floor area of a single-family or duplex residence (whichever is permitted)
minus two hundred fifty (250) square feet of floor area multiplies by the number of
historic TDR certificates established.
The deed restriction shall not stipulate an absolute floor area, but shall stipulate a square
footage reduction from the allowable floor area for a single-family or duplex residence,
as may be amended from time to time. The sending site shall remain eligible for certain
floor area incentives and/or exemptions as may be authorized by the City Land Use Code,
as may be amended from time to time. The form of the deed restriction shall be
acceptable to the City Attorney.
Response – A draft deed restriction is included in the application for review. It is understood
that the property owner may elect to sever up to two additional TDR certificates and is not
obligated to sever any or all approved TDRs. It is also understood that floor area equal to the
number of TDRs issued is permanently severed from the property upon the recordation of the
deed restriction, and not upon approval of an ordinance.
(f) A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject
2 The Land Use Code allows a 6,000 sf historic property to apply for bonus floor area up to 375 sf for a single
family home and 15 sf for two detached homes or an attached duplex.
22
property together with the appropriate fee for recording the deed restriction with the
County Clerk and Recorder's office.
Response – n/a.
(g) It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community
Development Director. Certain review fees may be required for the confirmation of built
floor area.
Response – Please refer to Exhibits L and N for zoning analysis and floor area calculations.
(h) The sale, assignment, conveyance or other transfer or change in ownership of
transferable development rights certificates shall be recorded in the real estate records
of the Pitkin County Clerk and Recorder and must be reported by the grantor to the City
of Aspen Community Development Department within five (5) days of such transfer. The
report of such transfer shall disclose the certificate number, the grantor, the grantee and
the total value of the consideration paid for the certificate. Failure to timely or accurately
report such transfer shall not render the transferable development right certificate void.
Response – n/a.
(i) TDR certificates may be issued at the pace preferred by the property owner.
Response – It is understood that the property owner may elect to sever up to four TDR
certificates (2 TDRs already approved in February 2023 + 2 TDRs requested now), and is not
obligated to sever all approved TDRs. It is also understood that floor area equal to the number
of TDRs issued is permanently severed from the property upon the recordation of the deed
restriction, and not upon approval of an ordinance.
(j) City Council may find that the creation of TDRs is not the best preservation solution for
the affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Response – n/a.
Thank you for your consideration of the TDR request. Please contact me with any questions or
additional information that will aid your review. We look forward to hearing your comments and
presenting this project to HPC and City Council for review.
Sincerely,
Sara Adams
sara@bendonadams.com
970-925-2855
Exhibits
A – Land Use application
B – Pre-application summary
C - Agreement to Pay
D – HOA form
E – Authorization to represent
F – Proof of ownership
23
G – Vicinity Map
H – Mailing List
I – Acknowledgement of TDRs
J – Draft deed restriction
K – TDR Deed restriction reception no. 695936
L – Permit no. 0063.2023.BRES floor area
M – Current Survey
N - Proposed exterior changes + floor area
24
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE APPLICATION
Project Name and Address:_________________________________________________________________________
Parcel ID # (REQUIRED) _____________________________
APPLICANT:
Name: ______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #: __________________________ email: __________________________________
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#: _____________________________ email:___________________________________
Review: Administrative or Board Review
Have you included the following?FEES DUE: $ ______________
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage _________ Lodge Pillows______ Free Market dwelling units ______
Affordable Housing dwelling units_____ Essential Public Facility square footage ________
216 W. Hyman Ave., Aspen CO 81611
273512463006
Margaret Ann Mullins
216 W. Hyman Ave., Aspen, CO 81611
Sara Adams
300 S. Spring Street, Aspen CO 81611
970-925-2855 sara@bendonadams.com
Description: Existing and Proposed Conditions
Historic single family home - request to establish additional 2 TDRs to permanently sever 500sf of floor area from the property.
2 TDRs have already been approved for this property via Ordinance 3, Series of 2023. Minor exterior changes are proposed for
HPC consideration including a larger lightwell, skylight, and exterior stairs to a non-historic existing deck on the rear of the
landmark.
n/a n/a 1
n/an/a
x
x
x
x
1,300
25
PRE-APPLICATION SUMMARY
DATE: August 10, 2023
PLANNER: Stuart Hayden, stuart.hayden@aspen.gov
APPLICANT REPRESENTATIVE: Sara Adams, sara@bendonadams.com
PROJECT ADDRESS: 216 West Hyman Avenue
REQUEST: Historic Preservation Minor Development Review, Transferrable Development Rights (TDR)
DESCRIPTION: Colloquially called the “Pink House,” the residence at 216 West Hyman Avenue is a c. 1885,
L-shaped, gable-roofed, miner’s cabin with garage, basement, and front porch additions from the 1950s. The
building is sited on Lots O and P, Block 53, of the City and Townsite of Aspen, Colorado, comprising a 6,000
ft2 parcel in the Medium Density Residential (R-6) zone district. The City of Aspen designated the property a
historic landmark, per Ordinance #34, Series of 1992.
In 2008, the HPC approved the removal of an attached garage and porch at the rear of the structure. In 2010,
HPC approved the construction of a one-and-a-half-story detached structure at the rear of the property. On
February 28, 2023, Aspen City Council adopted Ordinance #3, Series of 2023, converting unused developable
floor area from 216 West Hyman Avenue into two (2) TDRs as recommended by HPC on January 11, 2023.
With this Minor Development Review, the applicant seeks approval for a lightwell and a skylight addition to an
individually designated, Aspen Victorian, historic structure, as well as the construction of exterior stairs to a
non-historic rear deck. The applicant is further requesting the Historic Preservation Commission (HPC)
recommend to City Council severing two (2) Transferable Development Rights (TDRs) from the subject
property.
Regarding the current TDR request, the applicant would like to convert an additional 500 ft2 of the remaining
allowable developable floor area from 216 West Hyman Avenue, the “Sending Site,” into two (2) TDRs. To
determine how much of the maximum allowable floor area (3,240 ft2 for a single-family residence on a 3,000-
6,000-ft2 lot in the R-6 zone district) remains, the application must include a survey and floor area calculations
with consideration of the recently severed development rights (500 ft2) and the lightwell addition proposed as
per the minor development review request.
HPC will use the applicable Land Use Code sections and criteria to provide a recommendation to City Council
regarding TDRs. Pursuant to Aspen Municipal Code Chapter 26.535, City Council has final authority to
approve or disapprove the establishment of TDRs based on the review standards identified therein. If
approved, the applicant must file a deed restriction noting a 250-ft2 reduction of development rights on the
property per TDR. After the deed restrictions are recorded, Community Development staff will issue the TDR
certificates to the owner. While the City plays no role in the sale of TDRs, it does require the applicant to
disclose the sale price of each TDR to Community Development within five days of any transaction.
The scope of work necessitates a Minor Development Review before the Historic Preservation Commission
to demonstrate compliance with all applicable criteria in the Historic Preservation Design Guidelines and Land
Use Code. Minor Development Review is a one-step process. The HPC may approve, disapprove, or approve
the project with conditions.
RELEVANT ASPEN MUNICIPAL CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070 Historic Preservation – Minor Development Review
26.415.110 Historic Preservation – Benefits
26
26.535 Transferable Development Rights
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential Zone District (R-6)
For your convenience – links to the Land Use Application, Land Use Code, and Historic Preservation
Design Guidelines are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
REFERRALS: Staff may refer application to Building, Zoning, Engineering, and/or
Parks Departments for comments regarding relevant code
requirements or considerations.
REQUIRED REVIEWS: Staff - Determination of Completeness, Recommendations
HPC - Minor Development Review
HPC - TDR Recommendation to City Council
City Council - TDR Ordinance Adoption
REQUIRED PUBLIC HEARINGS: HPC - Minor Development Review
HPC - TDR Recommendation to City Council
City Council - TDR Ordinance Adoption
PLANNING FEES: $1,300 for four (4) billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.)
REFERRAL FEES: $0
TOTAL DEPOSIT: $1,300
APPLICATION CHECKLIST:
Below is a list of submittal requirements for severing Transferable Development Rights and a Minor
Development Review. Please email the entire application (as one .pdf file) to stuart.hayden@aspen.gov.
The fee will be requested after the application is determined to be complete.
Completed Land Use Application and signed Fee Agreement.
Pre-Application Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts
and agreements affecting the parcel, and demonstrating the owner’s right to apply for the
Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the
applicant.
HOA Compliance Form (see enclosed form).
List of owners of properties within 300’ of the subject property.
A vicinity map locating the parcel within the City of Aspen.
A notarized affidavit from the property owner(s) signifying acknowledgment of the following:
o A deed restriction will permanently encumber the sending site and restrict that
property’s development rights.
27
o Each TDR issued by the City reduces the total floor area allowed on the sending
property by two hundred and fifty (250) square feet.
o The sending site property owner shall have no authority over the manner in which
the certificate of development right is used by subsequent owners of the historic
TDR certificate.
Proposed TDR deed restriction for the sending site (see enclosed template).
Site improvement survey showing all existing conditions including topography and
vegetation, as well as legal easements and restrictions certified by a registered land
surveyor, licensed in the state of Colorado.
A written description of the proposal (scope of work) and written explanation of how the
proposed development and any requests for variations or benefits complies with the
review standards and design guidelines relevant to the application.
Dimensioned, scale drawings of the existing development on the sending site.
Existing and proposed floor area calculations.
A proposed site plan showing setbacks and property boundaries.
Proposed elevation drawings clearly showing the areas of change.
An accurate representation of all building materials and finishes to be used in the
development.
Supplemental materials to provide a visual description of the context surrounding the
designated historic property including photographs clearly depicting the property and
proposed work, as well as other exhibits, as needed, to accurately depict location and
extent of proposed work.
Disclaimer:
The foregoing summary is only advisory and is not binding on the City. The summary is
based on current zoning, which is subject to change, and upon factual representations that may
or may not be accurate. The summary does not create a legal or vested right.
28
29
30
31
Land Title Guarantee Company
Customer Distribution
PREVENT FRAUD - Please remember to call a member of our closing team when
initiating a wire transfer or providing wiring instructions.
Order Number:Q62013729-3 Date: 06/08/2023
Property Address:216 W HYMAN AVE, ASPEN, CO 81611
PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS
For Closing Assistance For Title Assistance
Land Title Roaring Fork Valley Title
Team
533 E HOPKINS #102
ASPEN, CO 81611
(970) 927-0405 (Work)
(970) 925-0610 (Work Fax)
valleyresponse@ltgc.com
Buyer/Borrower
A BUYER TO BE DETERMINED
Delivered via: No Commitment Delivery
ASPEN SURVEY LLC
Attention: MICHAEL LAFFERTY
210 S GALENA ST
ASPEN, CO 81611
(970) 925-3816 (Work)
michael@aspensurvey.net
Delivered via: Electronic Mail
Seller/Owner
MARGARET ANN MULLINS
Delivered via: Electronic Mail
32
Land Title Guarantee Company
Estimate of Title Fees
Order Number:Q62013729-3 Date: 06/08/2023
Property Address:216 W HYMAN AVE, ASPEN, CO
81611
Parties:A BUYER TO BE DETERMINED
MARGARET ANN MULLINS
Visit Land Title's Website at www.ltgc.com for directions to any of our offices.
Estimate of Title Insurance Fees
"TBD" Commitment $217.00
TBD - TBD Income $-217.00
Total $0.00
If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at
closing.
Thank you for your order!
Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants
conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal
assistance in order to fully understand and be aware of the implications of the effect of these documents on your
property.
Chain of Title Documents:
Pitkin county recorded 10/11/1996 under reception no.
397956
Pitkin county recorded 07/23/2004 under reception no.
500040
33
Copyright 2006-2023 American Land Title Association. All rights reserved.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing
as of the date of use. All other uses are prohibited. Reprinted under license from the
American Land Title Association.
Property Address:
216 W HYMAN AVE, ASPEN, CO 81611
1.Effective Date:
05/26/2023 at 5:00 P.M.
2.Policy to be Issued and Proposed Insured:
"TBD" Commitment
Proposed Insured:
A BUYER TO BE DETERMINED
$0.00
3.The estate or interest in the land described or referred to in this Commitment and covered herein is:
A FEE SIMPLE
4.Title to the estate or interest covered herein is at the effective date hereof vested in:
MARGARET ANN MULLINS
5.The Land referred to in this Commitment is described as follows:
LOTS O AND P,
BLOCK 53,
CITY AND TOWNSITE OF ASPEN,
COUNTY OF PITKIN,
STATE OF COLORADO.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62013729-3
34
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62013729-3
All of the following Requirements must be met:
This proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company
may then make additional Requirements or Exceptions.
Pay the agreed amount for the estate or interest to be insured.
Pay the premiums, fees, and charges for the Policy to the Company.
Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or
both, must be properly authorized, executed, delivered, and recorded in the Public Records.
1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF
THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED.
2.RELEASE OF DEED OF TRUST DATED MARCH 29, 2013 FROM MARGARET ANN MULLINS TO THE PUBLIC
TRUSTEE OF PITKIN COUNTY FOR THE USE OF CHERRY CREEK MORTGAGE CO, INC. TO SECURE THE
SUM OF $392,000.00 RECORDED APRIL 08, 2013, UNDER RECEPTION NO. 598417.
THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO.
35
This commitment does not republish any covenants, condition, restriction, or limitation contained in any
document referred to in this commitment to the extent that the specific covenant, conditions, restriction,
or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender
identity, handicap, familial status, or national origin.
1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land and not shown by the Public
Records.
4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by
law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records or attaching subsequent to the effective date hereof but prior to the date of the proposed
insured acquires of record for value the estate or interest or mortgage thereon covered by this
Commitment.
6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public
agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown
by the records of such agency or by the Public Records.
7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water.
8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN
RECORDED NOVEMBER 02, 1887 IN BOOK 59 AT PAGE 75, PROVIDING AS FOLLOWS: THAT NO TITLE
SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY
VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS.
9.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN
RECORDED MARCH 28, 1890 IN BOOK 79 AT PAGE 3, PROVIDING AS FOLLOWS: THAT NO TITLE SHALL
BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY VALID
MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS.
10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION BY THE CITY OF ASPEN
HISTORIC PRESERVATION COMMISSION, NO. 20, SERIES OF 2008 RECORDED AUGUST 29, 2008 AS
RECEPTION NO. 552427.
11.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION BY THE CITY OF ASPEN
HISTORIC PRESERVATION COMMISSION, NO. 6, SERIES OF 2010 RECORDED JUNE 10, 2010 AS
RECEPTION NO. 570389.
12.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION #1, SERIES OF 2023 RECORDED FEBRUARY
22, 2023 UNDER RECEPTION NO. 693259.
13.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION BY THE ASPEN HISTORIC
PRESERVATION COMMISSION, NO. 1, SERIES OF 2023 RECORDED FEBRUARY 22, 2023 AS RECEPTION
NO. 693259.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62013729-3
36
14.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF ORDINANCE BY THE ASPEN CITY COUNCIL,
NO. 3, SERIES OF 2023 RECORDED MARCH 21, 2023 AS RECEPTION NO. 693782.
15.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF DEED RESTRICTION AND TRANSFERABLE
DEVELOPMENT RIGHTS RECORDED MARCH 28, 2023 AS RECEPTION NO. 693900.
16.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF DEED AND ASSIGNMENT OF
TRANSFERABLE DEVELOPMENT RIGHTS RECORDED APRIL 12, 2023 AS RECEPTION NO. 694242.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62013729-3
37
LAND TITLE GUARANTEE COMPANY
DISCLOSURE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the
clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least
one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that,
the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or
filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters
which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for
recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title
Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents
from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of
Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following
conditions:
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
Note: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
The Subject real property may be located in a special taxing district.(A)
A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in
which the real property is located or that county treasurer's authorized agent unless the proposed insured provides
written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real
property).
(B)
The information regarding special districts and the boundaries of such districts may be obtained from the Board of
County Commissioners, the County Clerk and Recorder, or the County Assessor.
(C)
The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
(A)
No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land
described in Schedule A of this Commitment within the past 6 months.
(B)
The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and
material-men's liens.
(C)
The Company must receive payment of the appropriate premium.(D)
If there has been construction, improvements or major repairs undertaken on the property to be purchased within
six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include:
disclosure of certain construction information; financial information as to the seller, the builder and or the contractor;
payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any
additional requirements as may be necessary after an examination of the aforesaid information by the Company.
(E)
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the(A)
38
Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may
include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance
company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for
the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award
payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of
Regulatory Agencies.
Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing
protection letter for the lender, purchaser, lessee or seller in connection with this transaction.
Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents
using real-time audio-video communication technology. You may choose not to use remote notarization for any
document.
surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other
minerals, or geothermal energy in the property; and
That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
(B)
39
JOINT NOTICE OF PRIVACY POLICY OF
LAND TITLE GUARANTEE COMPANY,
LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY
LAND TITLE INSURANCE CORPORATION AND
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance
Corporation and Old Republic National Title Insurance Company.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state
privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence
is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized
access to your non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
applications or other forms we receive from you, including communications sent through TMX, our web-based
transaction management system;
your transactions with, or from the services being performed by us, our affiliates, or others;
a consumer reporting agency, if such information is provided to us in connection with your transaction;
and
The public records maintained by governmental entities that we obtain either directly from those entities, or from
our affiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows:
We restrict access to all Personal Information about you to those employees who need to know that information in
order to provide products and services to you.
We may share your Personal Information with affiliated contractors or service providers who provide services in the
course of our business, but only to the extent necessary for these providers to perform their services and to
provide these services to you as may be required by your transaction.
We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your
Personal Information from unauthorized access or intrusion.
Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action.
We regularly assess security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT
IS NOT STATED ABOVE OR PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We
may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for
example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your
Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is
needed to enforce our rights arising out of any agreement, transaction or relationship with you.
Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy
policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction
thereof.
40
Commitment For Title Insurance
Issued by Old Republic National Title Insurance Company
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION
OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF
THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF
THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN
ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE
CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. .
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance
Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is
effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the
specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met
within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1. DEFINITIONS
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates
and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or
other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The
Company shall not be liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
i. comply with the Schedule B, Part I—Requirements;
ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
iii. acquire the Title or create the Mortgage covered by this Commitment.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
“Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a)
“Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any
property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues,
alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(b)
“Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c)
“Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(d)
“Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e)
“Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this
Commitment.
(f)
“Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters
relating to real property to purchasers for value and without Knowledge.
(g)
“Title”: The estate or interest described in Schedule A.(h)
the Notice;(a)
the Commitment to Issue Policy;(b)
the Commitment Conditions;(c)
Schedule A;(d)
Schedule B, Part I—Requirements; and(e)
Schedule B, Part II—Exceptions; and(f)
a counter-signature by the Company or its issuing agent that may be in electronic form.(g)
The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the
Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed
Insured’s good faith reliance to:
(a)
The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the
matter and did not notify the Company about it in writing.
(b)
The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the
Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.
(c)
The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment
Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(d)
The Company shall not be liable for the content of the Transaction Identification Data, if any.(e)
In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements
have been met to the satisfaction of the Company.
(f)
In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g)
Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a)
Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b)
Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject
matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral,
express or implied, relating to the subject matter of this Commitment.
(c)
41
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the
Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma
policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of
either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at
http://www.alta.org/arbitration.
IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown
in Schedule A to be valid when countersigned by a validating officer or other authorized signatory.
Issued by:
Land Title Guarantee Company
3033 East First Avenue Suite 600
Denver, Colorado 80206
303-321-1880
Craig B. Rants, Senior Vice President
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II
—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the
terms and provisions of this Commitment or the Policy.
(d)
Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e)
When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f)
42
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Date: 8/12/2022
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2022 City of Aspen GIS
0 0.01 0.020.01
mi
When printed at 8.5"x11"
4
Legend
Hallam Bluff ESA
Parcels
Roads Zoomed In
Scale: 1:1,349
216 W. Hyman
Vicinity Map
43
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. The
information maintained by the County may not be complete as to
mineral estate ownership and that information should be
determined by separate legal and property analysis.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273512463006 on 07/19/2023
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
44
135 HOPKINS LTD
AUSTIN, TX 78738
12400 HWY 71 W #350-371
19 LITTLE CLOUD INC
ASPEN, CO 81611
625 E HYMAN AVE #201
211 WEST HOPKINS LLC
BOSTON, MA 02116
75 PARK PLZ 3RD FLR
212 WEST HOPKINS LLC
ASPEN, CO 81611
212 W HOPKINS AVE
214 WEST COOPER LLC
OKLAHOMA CITY, OK 73105
6 NE 63RD ST #220
220 WEST COOPER LLC
PACIFIC PALISADES, CA 90272
14926 ALTATA DR
235 W HOPKINS B LLC
BOCA RATON, FL 33432
250 S OCEAN BLVD # 14A
AJAX APARTMENTS CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
301 W HYMAN AVE
AJAX FIRST LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
ALBANO DUPLEX CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
121 W HYMAN AVE
ASPEN SKIING COMPANY LLC
ASPEN, CO 81612
PO BOX 1248
ASPEN/PITKIN COUNTY HOUSING AUTHORITY
ASPEN, CO 81611
18 TRUSCOTT PL
AYARZA FRED & GENENE
ASPEN, CO 81611
160 W COOPER AVE
BACON SHIRLEY LIV TRUST
MIAMI, FL 33133
3 GROVE ISLE DR # 1608
BERGHOFF KRISTIN TRUST
INDIANAPOLIS, IN 46236
9112 WALNUT GROVE DR
BERGHOFF MICHAEL R TRUST
INDIANAPOLIS, IN 46236
9112 WALNUT GROVE DR
BIELINSKI JUDITH R TRUST
GLENVIEW, IL 60026
2121 TROWBRIDGE CT
BIELINSKI ROBERT A JR
CONIFER, CO 80433-8207
11141 MARKS DR
BOURKEY888 LLC
SINGAPORE 118457,
39 PEPYS RD #02 02
BOWMAN AL
MOUNT DORA, FL 32757
700 HELEN ST
BRENNAN SAMANTHA SCOTT
MILL VALLEY, CA 94941
408 TENNESSEE GLEN WY
BRENNAN SHAWN TIFFANY
MILL VALLEY, CA 94941
408 TENNESSEE GLEN WY
BROMLEY WENDI TRUST
HONOLULU, HI 96815-4627
2969 KALAKAUA AVE #1201
CHERNY ANDREA J
ASPEN, CO 81611
301 WEST HYMAN AVE #5
CHRISTENSEN ROBERT M & CANDICE L
ASPEN, CO 81611
1240 MOUNTAIN VIEW DR
CITY OF ASPEN
ASPEN, CO 81611
427 RIO GRANDE PL
COHEN ALIX O & CRAIG S
ROCKVILLE CENTRE, NY 11570
5 BUCKINGHAM RD
COLES DAVID SEP A TRUST
CULVER CITY, CA 90232
4223 DUQUESNE AVE
COLES PETER SEP A TRUST
MASSACHUSETTS, MA 02138
20 PRESCOTT ST #41
CONNOR WILLIAM E II TRUST
RENO, NV 89502
990 S ROCK BLVD #F
45
COTTONWOODS CONDO ASSOC
ASPEN, CO 81611
124 W HYMAN AVE
CRAWFORD ALBERT
SYRACUSE, NY 13204
201 SOLAR ST
DEAN FAMILY LTD PTSHP LLP
BOULDER, CO 80301
590 DELLWOOD AVE
DHM FAMILY TRST
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
EGBERT STEPHEN E
ASPEN, CO 81611
301 W HYMAN AVE #1
FCB LLC
SNOWMASS, CO 816549102
525 SHIELD O RD
FIRESIDE ASPEN LP
ROSEMONT, PA 19010
1062 E LANCASTER AVE #30B
FIRESIDE TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
160 W COOPER AVE
FISH EILEEN
BOULDER, CO 80302
546 14TH ST
GARET CONDO ASSOC
ASPEN, CO 81611
400 E MAIN ST #2
GHT ASPEN LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6531
GILDENHORN MICHAEL S
BETHESDA, MD 20816
5008 BALTON RD
GOLDSMITH HENRY JOSH
PIKESVILLE, MD 21208
7902 BRYNMOR CT #402
GOSS CHESTER A IV
ASPEN, CO 81612
PO BOX 9642
GTMJ COLORADO LLC
THE VILLAGES, FL 32162
3619 KIESSEL RD
GUNN ROBERT W FAMILY TRST
MARBLEHEAD, MA 01945
409 OCEAN AVE
HALCYON ENTERPRISES LLC
PRINCETON, NJ 08540
78 LOVERS LN
HAPPY PLACE VH2 LLC
WESTPORT, CT 06880
52 LYONS PLAINS RD
HARPER MARILYN HILL & HILL
ASPEN, CO 816127952
PO BOX 7952
HARRISON MARK N
BOULDER, CO 80302
546 14TH ST
HITE ANGELA R FAMILY TRUST
WOODY CREEK, CO 81656
PO BOX 155
HITE HENRY HARRIS REVOC TRUST
WOODY CREEK, CO 81656
PO BOX 155
HOLTZMAN L BART & PATRICIA G
RANCHO MIRAGE, CA 92270
2 SURREY CT
HYMAN STREET CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
719 W HYMAN AVE
INVENTRIX LLC
CHICAGO, IL 60606-5096
227 MONROE
JES 2002 GRANTOR TRUST
ASPEN, CO 81611
221 N STARWOOD DR
JLR QPRT TRUST
CORAL GABLES, FL 33156
355 MARQUESA DR
JOBLON MATTHEW
ENGLEWOOD, CO 801137046
29 SOUTH LN
KOCH TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HYMAN AVE
KOENIG RAYMOND J
NEW LONDON, CT 06320
PO BOX 284
46
LAYER FAM TRUST
SOLVANG, CA 93463
2848 QUAIL VALLEY RD
LITTLE CLOUD HOMEOWNERS ASSOC
ASPEN, CO 81611
201 N MILL ST
MARTEN RANDOLPH
MONDOVI, WI 54755
129 MARTEN ST
MARTIN SCOTT M
ASPEN, CO 81611
PO BOX 51
MCBEE LISA A
CONIFER, CO 80433-8207
11141 MARKS DR
MILLER BRITT C
ASPEN, CO 816111625
301 W HYMAN AVE APT 4
MORGAN DONALD
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
NAUGHTON ANN N
COLORADO SPRINGS, CO 80906
36 BROADMOOR AVE
NEVINS NATHALIE R
ASPEN, CO 81611
301 W HYMAN AVE #3
NORTON CAPITAL PARTNERS LLLP
ASPEN, CO 81611
335 S SECOND ST
PAN ABODE CONDO ASSOC
ASPEN, CO 81611
211 W HOPKINS AVE
PITKIN COUNTY
ASPEN, CO 81611
530 E MAIN ST #301
POWDERDAYSKIING LLC
ASPEN, CO 81612
PO BOX 10261
RESSEL THOMAS G
ASPEN, CO 816111625
301 W HYMAN AVE #7
REYNOLDS FRANK R IV
ASPEN, CO 81612
PO BOX 2725
ROSS PAULINE
ASPEN, CO 81612
PO BOX 9969
SALTER CLAUDE C
ASPEN, CO 81612
PO BOX 5000
SAND KATHERINE M
ASPEN, CO 81612
PO BOX 51
SANDS CASTLE DUPLEX CONDO ASSOC
ASPEN, CO 81612
PO BOX 1554
SECOND STREET ASPEN LLC
ASPEN, CO 81611
533 E HOPKINS 3RD FL
SEIDER FAMILY TRUST
MALIBU, CA 90265
26642 LATIGO SHORE DR
SHADOW MOUNTAIN DUPLEX CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HOPKINS AVE
SHADOW MOUNTAIN LODGE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HOPKINS AVE
SHADOW MTN HOMEOWNER ASSOC
ASPEN, CO 81611
232 W HYMAN AVE
SHIELD JULIET E
ASPEN, CO 81611
221 N STARWOOD DR
SHOAF THOMAS L
DALLAS, TX 752257639
3212 HANOVER ST
SNOWFLAKE LLC
ASPEN, CO 81611
140 W COOPER AVE
SONNENBERG FAMILY TRUST
BEVERLY HILLS, CA 90210
622 N ARDEN DR
STRAUCH ELAINE B REV TRUST
GREENWOOD VILLAGE, CO 80111
4327 S YOSEMITE CT
SWISS CHALET/KITZBUHEL PARTNERSHIP
ASPEN, CO 81611
333 E DURANT AVE
47
TARPLEY GERALD W JR & SUSAN
ANN ARBOR, MI 48105
2255 PLACID WY
TIEMANN CAROLYN
ASPEN, CO 81611
124 W HYMAN AVE #2D
TRAN LAN D
ASPEN, CO 81612
PO BOX 2705
UNDERWOOD AMOS
ASPEN, CO 81611
301 W HYMAN #6
VALLEY EXCHANGE PROPERTIES LLC
ASPEN, CO 81611
122 W MAIN ST
WEIGAND FAMILY LLC
WICHITA, KS 67202
150 N MARKET
WEST ASPEN MOUNTAIN CONDO ASSOC
ASPEN, CO 81611
333 S SECOND ST
WEST HOPKINS LLC
POTOMAC, MD 20859
PO BOX 61510
WEST SIDE CONDO ASSOC
ASPEN, CO 81611
234 W HOPKINS AVE
WHITNEY LARKIN LLC
ASPEN, CO 81611
124 W HYMAN AVE #2A
WILLIAMS ROBERT A REV TRUST
ENCINO, CA 91436
16255 VENTURA BLVD #800
WINER CAROL G
BETHESDA , MD 20817
6740 SELKIRK DR
YONCE SUSAN
DALLAS, TX 752257639
3212 HANOVER ST
ZITELLI MARK C
ASPEN, CO 81611
414 N 1ST ST
48
49
1
DEED RESTRICTION AND AGREEMENT FOR ESTABLISHMENT OF A
HISTORIC TRANSFERABLE DEVELOPMENT RIGHT
PURSUANT TO ASPEN CITY COUNCIL
ORDINANCE #___ , SERIES OF 20__
THIS DEED RESTRICTION AND AGREEMENT is made and entered into this _____ day of
______________, 20__, by Margaret Ann Mullins, (hereinafter referred to as “Owner”), whose
address is 216 West Hyman Avenue, Lots O and P, Block 53, City and Townsite of Aspen, Pitkin
County, Colorado, Parcel ID 2735-124-63-006, and The City of Aspen, a body politic and
corporate pursuant to its Home-Rule Charter and the Constitution of the State of Colorado,
acting through its City Council, (hereinafter the “City”);
WITNESSETH
WHEREAS, Owner owns real property more specifically described as; Lots O and P, Block
53, City and Townsite of Aspen, Pitkin County, Colorado, Parcel ID 2735-124-63-006 (hereinafter
referred to as “Real Property”), which Real Property is designated as a Historic Site, as such are
defined in the City of Aspen Land Use Code (“City Code”); and
WHEREAS, Owner has submitted an affidavit, duly notarized, in compliance with Section
26.535.090.A.2 of the City Code, and supplied the necessary application materials identified in
Section 26.535.090 showing compliance with the criteria set forth in Section 26.535.070 of the
City Code; and
WHEREAS, The Community Development Department has reviewed Owner’s application
according to the review standards identified in 26.535.070 of the City Code, and has
recommended approval of the application and the establishment of up to two (2) more Historic
TDR Certificates for a total of four (4) Historic TDR Certificates as set forth herein; and
WHEREAS, City Council Ordinance #____, Series of 20___ (the “Ordinance”) was
approved on ___(date)__________, establishing the above referenced Historic TDR Certificates,
and requiring that a Deed Restriction be recorded in real property records of Pitkin County,
designating the Real Property as a Sending Site and permanently restricting the development of
the Real Property (the Sending Site) to an allowable Floor Area not exceeding the allowance for a
single-family residence or duplex if allowed, minus two hundred and fifty (250) square feet of
Floor Area multiplied by the number of Historic TDR Certificates established; and
WHEREAS, in consideration of the establishment of one (1) or two (2) Historic TDR
Certificates in addition to the two (2) Historic TDR Certificates approved per City Council
Ordinance 3, 2023, pursuant to the Ordinance and City Code, Owner agrees to restrict the Real
Property as set forth herein.
NOW, THEREFORE, in consideration of the mutual promises and obligations contained
herein, Owner and the City hereby covenant and agree as follows:
50
2
1. Development of the Real Property (the Sending Site) is hereby permanently
restricted to an allowable Floor Area not exceeding the allowance for a single-
family residence or duplex as otherwise permitted by the City Code on the Real
Property, minus any deductions resulting from previous issuance of TDR
certificate(s) and minus 250 square feet, that being two hundred fifty (250)
square feet of Floor Area multiplied by the one (1) Historic TDR Certificate hereby
established.
2. One (1) TDR has been severed from the subject property per Pitkin County clerk
and recorder reception numbers 694242 and 695936, and Ordinance 3, Series of
2023.
3. City Council granted approval to establish two (2) Historic TDR Certificates via
Ordinance 3, Series of 2023. The property owner hereby requests approval to
establish two (2) additional Historic TDR Certificates for a total of four (4) Historic
TDR Certificates.
4. The property owner may elect to sever up to two (2) additional Historic TDR
certificates from the property, for a total of four (4) TDR certificates, and is not
required by Ordinance 3, Series of 2023 or Ordinance # ___, Series of 202_ to
sever all Historic TDR certificates. The property owner, at their sole discretion,
may elect to sever no TDRs, one (1) TDR, or two (2) TDRs, or three (3) TDRs, or
four(4) TDRs from the property.
5. In consideration of the foregoing, and pursuant to the City Code and the
Ordinance, the City shall cause the issuance of one (1) Historic TDR Certificate,
executed by the Mayor, allowing the transfer of development rights to a Receiver
Site to be determined pursuant to the City Code. This Historic TDR Certificate may
be sold, assigned, transferred, or conveyed. Transfer of title shall be evidenced by
an assignment of ownership on the actual certificate document. Upon transfer,
the new owner may request the City re-issue the certificate acknowledging the
new owner. Reissuance shall not require adoption of a new ordinance. The
market for such Historic TDR Certificates shall remain unrestricted and the City
shall not prescribe or guarantee the monetary value of any Historic TDR
Certificates.
6. This deed restriction shall not be construed to stipulate an absolute Floor Area on
the Real Property, but only a square footage reduction from the allowable Floor
Area, as that allowable Floor Area may be amended from time to time.
7. The Real Property (Sending Site) shall remain eligible for Floor Area incentives
and/or exemptions as may be authorized by the City Code, as it may be amended
from time to time.
51
3
8. This restriction may be modified only in a writing signed by both the Owner and
the City.
9. Unless modified as stated above, this Agreement shall constitute a covenant
running with the Real Property as a burden thereon for the benefit of, and shall
be specifically enforceable by, the City Council of the City of Aspen by any
appropriate legal action including, but not limited to, injunction or abatement.
IN WITNESS HEREOF, the parties hereto have executed this instrument on the date and year
above first written.
OWNER:
By:___________________________
Margaret Ann Mullins
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this ________ day of
______________, 20___, by ___________
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
52
4
APPROVAL OF CITY ATTORNEY
By:___________________________
James R. True, City Attorney
THE CITY OF ASPEN, COLORADO
a body politic and corporate pursuant to
its Home-Rule Charter and the Constitution of the State of Colorado
By:____________________________ Date:______________
Torre, Mayor
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this _____ day of
_________________, 20__, by_____________, as Mayor of the City of Aspen, Colorado.
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
53
54
55
56
57
DN
DryerFD
FD
DN
UP
WasherFloor Drain to Bldg Fdn drain
system as per IRC R310.2.3.2
Den
10
Mech
12
Sto
13
BR 2
14
Bath
15
BR 3
16
K/D
11
Hall
9
Stair
8
Egress:
Window Well as per
IRC R310.2.3
36" clear
Ladder as per
IRC R310.2.3.1
Egress Window per
310.2.1 casement
24" w X 36" h
See Elev above
Existing Awning
Window above
to remain.
Egress Window per
310.2.1 casement
24" w X 36" h
See Elev above
Metal window well
per 310.2.3 no
ladder
Wall H Area = 117.8 SF
Exposed = 40.8 SF
W I = 12.8 SF
Exp= 3.1 SF
W J = 33.3 SF
Exp = 8 SF
Wall L = 56.9 SF
Exp = 11.6 SF
Wall A = 87.6 SF
Exp = 13.2 SF
W K = 12.8 SF
Exp = 2.9 SF
Wall B = 39.7 SF
Exp = 0 SF
Wall D = 39.7 SF
Exp = 0 SF
Wall E = 98 SF
Exp = 14.4 SF
Wall C = 97.6 SF
Exp = 0 SF
Wall A = 87.6 SF
Exp = 13.2 SF
Wall B = 39.7 SF
Exp = 0 SF
Wall D = 39.7 SF
Exp = 0 SF
Wall E = 98 SF
Exp = 14.4 SF
Wall C = 97.6 SF
Exp = 0 SF
Wall H Area = 117.8 SF
Exposed = 40.8 SF
W I = 12.8 SF
Exp= 3.1 SF
Wall J = 33.3 SF
Exp = 8 SF
Wall L = 56.9 SF
Exp = 11.6 SF
W K = 12.8 SF
Exp = 2.9 SF
Existing to remain
DW
RangeRefrigeratorDN
Sun Rm
1
Entry Hall
2
Living
4
Dining
3
Kitchen
5
MBR
6
M Bath
7
S 75°09'11" E 60.00(R)S 14°50'49" W 100.00(R)TREE
FRUIT
20.90' R.O.W.
PATIO
STONE
CONC.
P
A
D
ALLEY BLOCK 53
RET. WALL
RO
P
O
WALK
CONC.
D
R
I
V
E
SIDEWALK
WEST HYMAN AVENUE
BACK OF CURB
SETBACK
SETBACK
SETBACK
11'-6 13/16"5'-0"5'-0"
5'-0"5'-0"200
Loft Storage
201
Loft Stair
Loft Area
101
DN
241 SF
68 SF
30" Rule
26.525.020
fig 3
Studio Area
Ski Storage
100
102
Storage/Mechanical
103
Loft Stair
101
UP
330 SF
200
Loft Storage
201
Loft Stair
Loft Area
101
DN
241 SF
68 SF
30" Rule
26.525.020
fig 3
Studio Area
Ski Storage
100
102
Storage/Mechanical
103
Loft Stair
101
UP
330 SF
Wall F = 208 SF
Exp = 61.3 SF
Wall G Area = 287.9 SF
Exposed = 176.2 SF
Wall F = 208 SF
Exp = 89.2 SF
Wall id: A
B
C
D
E
F
G
H
I
J
K
L
Wall id: A
B
C
D
E
F
G
H
I
J
K
L
Wall G Area = 287.9 SF
Exposed = 178.8 SF
1362 SF 1362 SF78 SF
LL Entry Deck
41.6 SF
Stair
56.7 SF
22 SF
Stair
78 SF
LL Entry Deck
56.7 SF
53 SF 53 SF
1152.5 SF 1152.5 SF
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1/8" = 1'-0"
A0.10
FAR Calcs
Exist'g &
Proposed
05.18.2023
RT HT
0'2'4'8'16'
14.5
1/8" = 1'-0"1 Lower Level Existing Floor Plan
No Rev'd Date
1/8" = 1'-0"3 Studio Exist Gr Level
1/8" = 1'-0"4 Studio Exist 2nd Floor
1/8" = 1'-0"2 Main Level Existing Floor Plan - W/ Site Plan and Roof Plan overlay
1/8" = 1'-0"5 Lower Level Existing Exterior Wall Elevations - Exposure Diagrams
1/8" = 1'-0"6 Lower Level Existing Floor Plan
1/8" = 1'-0"8 Studio Exist Gr Level
1/8" = 1'-0"9 Studio Exist 2nd Floor
1/8" = 1'-0"7 Main Level Floor Plan - Proposed
1/8" = 1'-0"10 Lower Level Existing Exterior Wall Elevations - Exposure Diagrams
NOTES:
ZONING: R-6 - RESIDENTIAL
ALLOWABLE FAR = 3240 SF As determined by 6000SF Recorded
lot size.1 Amended 05.10.23
58
59
0'2'4'8'16'
0
NameElevation
1
A101
SIM
Room name
150 SF
A101
1SIM
101
A101
1
1
1
1
1
Ref
View Name
14.5
/1A101
1View Name
1/8" = 1'-0"
1i
1t
Grid Head
North Arrow
Area Tag
View Titles
Section Head
Callout Head
Elevation Marks
Elevation Marks
Level Head
View Reference
Graphic Scale
Door Tag
Window Tag
Wall Tag
Centerline
Floor- Wd Finish on
Ply Subflr on 10" Joists
Ext wall - Hor siding /
5" Studs / insul / 5/8" Gyp
Clg. - 5/8" Gyp / Mtl Stud
6" Conc Flr Slab
Roof - Mtl / Ply / 10" Joist
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A000
Title Sheet
07.10.2023
RT HT
13D 0-Title Sheet
ARCHITECT:
HARRY TEAGUE ARCHITECTS
129 Emma Road
Basalt, CO 81621
Harry Teague
Robert Thorpe
970.927.4862 v
OWNER:
ANN MULLINS
216 West Hyman
Aspen, CO 81611
Ann Mullins
970.308.7115 m
STRUCTURAL ENGINEER:
SK PEIGHTAL ENGINEERS LTD
PO Box 410
Basalt, CO 81621
Adrianne Prosser
970.927.9510 v
GENERAL CONTRACTOR:
FUSE architecture + construction
P.O. Box 4525
Basalt, CO 81621
Jason LaPointe
970.618.5831 v
1/4" = 1'-0"Symbols Legend
A000 TITLE SHEET
A0.1 FAR CALCULATIONS EXISTING / PROPOSED
A101 SITE PLAN
A102 FLOOR PLANS - MAIN LEVEL EXIST'G - DEMO / PROPOSED
A103 FLOOR PLANS - LOWER LEVEL EXIST'G - DEMO / PROPOSED
A104 FLOOR PLANS - ANNOTATED
A105 ROOF PLAN
A106 FURNITURE PLANS
A107 REFLECTED CEILING PLANS PROPOSED
A201 ELEVATIONS EXISTING
A202 ELEVATIONS PROPOSED
A301 SECTIONS
A400 KEY PLANS FOR INTERIOR ELEVATIONS
A401 ENTRY AND MAIN LEVELS ENTRY INTERIOR ELEVATIONS
A402 ML - LR / DR INTERIOR ELEVATIONS
A403 ML - MASTER BR INTERIOR ELEVATIONS
A404 ML - MASTER BATH INTERIOR ELEVATIONS
A405 LL - STAIR HALL INTERIOR ELEVATIONS
A406 LL - KITCHEN / DEN INTERIOR ELEVATIONS
A407 LL - 12- M AND 14- BEDROOM 2 INTERIOR ELEVATIONS
A408 LL - BATHROOM AND BEDROOM 3 INTERIOR ELEVATIONS
A409 LL - EXTERIOR PATIO INTERIOR ELEVATIONS
A410 STAIR SETIONS AND DETAILS
A501 DETAILS
A601 SCHEDULES AND DIAGRAMS
A901 3D VIEWS - ENTRY SEQUENCE
A902 3D VIEWS - KITCHEN TO DINING ROOMS
A903 3D VIEWS - FROM DINING - LIVING ROOMS
A904 3D VIEWS - LOWER LEVEL VIEWS
1.CONTRACTOR TO COMPLY WITH CODES, LAWS, ORDINANCES, RULES, AND REGULATIONS
OF PUBLIC AUTHORITIES GOVERNING THE WORK.
2.CONTRACTOR TO REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS AND
CONFIRM THAT WORK IS BUILDABLE AS SHOWN. CONTRACTOR TO REPORT ANY CONFLICTS
OR OMISSIONS TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK
IN QUESTION.
3.FOR SUBSTITUTIONS, REFER TO THE SPECIFICATIONS.
4.DO NOT SCALE DRAWINGS. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN
ON DRAWINGS, GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS, GRADES AND
CONDITIONS AT SITE PRIOR TO COMMENCING THE WORK.
5. MAINTAIN DIMENSIONS MARKED 'CLEAR'. ALLOW FOR THICKNESS OF FINISHES.
6. CEILING HEIGHT DIMENSIONS ARE TO FINISHED SURFACES.
7. CONTRACTOR TO COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS
ATTACHED OR MOUNTED TO WALLS OR CEILINGS.
8. EXCEPT WHERE SHOWN IN DIMENSIONAL DETAIL, THE LOCATIONS OF PLUMBING,
MECHANICAL EQUIPMENT, DUCTS, PIPING AND FITTINGS ARE ONLY APPROXIMATE. THE
EXACT LOCATIONS SHALL BE DETERMINED BY THE CONTRACTOR, SUBJECT TO APPROVAL
BY THE ARCHITECT.
9. CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BLOCKING, AND
SUPPORTING BRACKETS REQUIRED FOR THE INSTALLATION OF ALL CASEWORK, TOILET
ROOM ACCESSORIES, FIXTURES AND PARTITIONS AND ALL WALL MOUNTED OR
SUSPENDED MECHANICAL, ELECTRICAL OR MISCELLANEOUS EQUIPMENT AND
FURNISHINGS.
10. ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, DRAWINGS,
SPECIFICATIONS, AND GEOTECHNICAL INVESTIGATION AND PAVEMENT COMMENDATIONS.
11. SPECIFICATIONS, BOUND SEPARATELY, ARE PART OF THE CONTRACT DOCUMENTS.
12. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE DRAWINGS AND
SPECIFICATIONS. IF CONFLICT IS FOUND BETWEEN DRAWINGS, GENERAL NOTES AND
SPECIFICATIONS, CONSULT THE ARCHITECT BEFORE PROCEEDING WITH THE WORK.
13. THE STRUCTURAL DRAWINGS ARE SUPPLEMENTARY TO THE ARCHITECTURAL DRAWINGS.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CHECK WITH THE
ARCHITECTURAL DRAWINGS BEFORE THE INSTALLATION OF STRUCTURAL WORK. SHOULD
THERE BE A DISCREPANCY BETWEEN THE ARCHITECTURAL DRAWINGS AND THE
CONSULTING ENGINEERS' DRAWINGS THAT WOULD CAUSE AN AWKWARD INSTALLATION, IT
SHALL BE BROUGHT TO THE ARCHITECT'S AND ENGINEERS' ATTENTION FOR CLARIFICATION
PRIOR TO THE INSTALLATION OF SAID WORK.
14. GENERAL NOTES ARE NOT A SUBSTITUTE NOR A REPLACEMENT FOR THE PROJECT
SPECIFICATIONS. THESE NOTES ARE INTENDED AS A GUIDE TO THE DESIGN AND/OR
CONSTRUCTION REQUIREMENTS ESTABLISHED FOR THIS PROJECT.
15. NO CONTRACTOR SHOULD ATTEMPT TO BID OR CONSTRUCT ANY PORTION OF THE WORK
WITHOUT CONSULTING THE PROJECT SPECIFICATIONS.
16. THE CONTRACTOR SHALL COORDINATE THE INTENT OF THE GENERAL NOTES WITH ALL
TRADES.
AFF above finished floor
ARCHarchitectural
BLDG building
CIP cast in place
CJ control joint
CLG ceiling
CONC concrete
CONTcontinuous
CMU concrete masonry unit
C.T. ceramic tile
DIA diameter
D.S. downspout
DWG drawing
EX existing
EA each
EJ expansion joint
ELEC electrical
ELEV. elevation
EQUIP equipment
F.D. floor drain
F.O. face of
F.O.F. face of framing
F.R. fire retardant
GA gauge
GC general contractor
GWB gypsum wall board
H.C. hollow core
H.M. hollow metal
HORIZ horizontal
HT height
I.D. inside diameter
JTjoint
LAV lavatory
MAX maximum
MECH mechanical
MFR manufacturer
MIN minimum
M.O. masonry opening
(N) new
NIC not in contract
NOM nominal
NTS not to scale
O.C. on center
O.D. outside diameter
OPG opening
OPP opposite
OSB oriented strand board
PT paint
PR pair
PVC polyvinyl chloride (membrane)
R riser
(R) remove
RCP reflected ceiling plan
RE: refer to
REQD required
R.D. roof drain
R.O. rough opening
S.C. solid core
SF square feet
SIM similar
SPEC specifications
S.S. stainless steel
STD standard
STRUCT structural
T tread
TBD to be determined
TPO thermoplastic olefin (membrane)
T.O.B. top of beam
T.O.C. top of concrete
T.O.W. top of wall
TYP typical
UNO unless noted otherwise
W/ with
WC water closet
W/R water resistant
WWF welded wire fabric
GRAPHIC SYMBOLSABBREVIATIONS GENERAL NOTES DRAWING INDEX
1/4" = 1'-0"
Material Legend
MATERIAL LEGEND
PROJECT INFORMATION
Address: 216 W. Hyman Aspen, CO 81611
Lots O & P Block 53 Aspen / Pitkin CO, CO
Parcel ID # 2735-124-63-006
Lot Size: 6000 SF
Slope: <20%
HOA: No
HPC Land Use Application - Cert of No Effect
Floor Area Existing: House+Studio ~ 2202 SF
FAR Alowed: 3,240 SF
Comply W/ Certificate of No Negative Effect
No Rev'd Date
60
94'-0"
94'-0"
95'-0"
96'-0"
97'
-
0
"
9
8
'
-
0
"
99'-0" 100'-0"
POB22.322.315.3
15.2
7895
78967896
7898
78
9
9
789
77898
7898
78987901
7899
7900
7902
7900
S 75°09'11" E 60.00(R)S 14°50'49" W 100.00(R)550.6
5N 77°
0
7'
3
5
"
E
N 75°09'11" WN 14°50'49" E 100.00(R)38.67
N 75°09'11" W
N 75°09'11" W 60.00(R)
10'13"
10'13"
10'13"
10'15"
4'12"
9'
15'14"
11'12"
12'14"
11'12"
11'14"12'19"
30'45"
9'13"
12'14"
9'13"
6'13"
4'10"
15'14"
TREEFRUIT
10'13"
12"
T
X
#5 REBA
R
NO CAP
.1(B)
EM
20.90' R.O.W.
PATIOSTONE
STUDIOALLEY
YPC
LS# 2376
.5(B)
SHED
CONC. P
A
D
L3(F)
ALLEY BLOCK 53
RET. WALL
L4(F)HOUSE
#2 REBA
R
NO CAP
.3(A)
BMARK=7
9
0
1
.
9
7
'
Q
ENCROAC
H
M
E
N
TOVERHAN
G
CITY OF
A
S
P
E
N
GPS MON
U
M
E
N
T
N
O
.
6 7893.6
1
'
1
9
8
8
NAVD
ALC
CITY MON
U
M
E
N
T
S.E. COR
B
L
K
5
3
CITY OF
A
S
P
E
N
GPS MON
U
M
E
N
T
N
O
.
3
S
2
2°
2
3
'
2
6
"
E
7
8
2
.
3
1
'
RO
RO
7896.9'SILL
L2(F)GML1(F)
PRO
O
WALK
CONC. D
R
I
V
E
ENCROAC
H
M
E
N
T
BUILDING
CONDOMI
N
I
U
M
S
N
1.8
YPC LS#
2
3
7
6
RPC LS#
9
0
1
8
.3(B)
SIDEWALK4.9SHADOW
M
O
U
N
T
A
I
N
1.8
74.80' R.O.W.
WEST HYMAN AVENUE
BACK OF CURB
ALC
CITY MON
U
M
E
N
T
S.W. COR
B
L
K
5
3
7901 Survey point =
100' Project Elevation3 1/4" / 1'-0"7 3/4" / 1'-0"7 3/4" / 1'-0"
7 3/4" / 1'-0"1 3/8" / 1'-0"3 1/2" / 1'-0"3 1/2" / 1'-0"6 7/8" / 1'-0"7 1/8" / 1'-0"6 7/8" / 1'-0"
SETBACK
SETBACK
SETBACK
SETBACK
11' - 6 13/16"5' - 0"5' - 0"
5' - 0"5' - 0"PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1" = 10'-0"
A101
Site Plan
07.10.2023
RT HT
1" = 10'-0"1 Site Grading Plan
14.5
1" = 10'-0"2Site Plan with Survey 0'4'8'16'32'
NOTES:
Comply with Certificate of No Negative Effect
All existing exterior lighting fixtures to remain unchanged.
Existing lighting fixtures schedule:
2 @ Front
1 @ Rear Deck
1 @ Back Door LL walkout
No Rev'd Date
61
DW
RangeDN
DN
Demo existing
staircase in this
location
43
42
5
41
40
Uncover existing window
Existing to remain
Sun Rm
1
Entry Hall
2
Living
4
Dining
3
Kitchen
5
MBR
6
M Bath
7
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A102
Main Level
Exist'g / Demo
Proposed
07.10.2023
RT HT
1/4" = 1'-0"1Main Level Existing & Demo Plan 0'2'4'8'16'
14.5
1/4" = 1'-0"2 Main Level Proposed clean
Door
moves
Demo Exist'g
closets & doors
Remove
door & frame
Demo walls & doors
Kitchen -
Existing to
Remain
No Work
New fixtures and
fittings in extisting
locations
Storage
GENERAL NOTES:
1 ALL DEMOLITION TO BE PERFORMED AS PER CITY REGULATIONS AND PER
ASBESTOS MITIGATION REPORT.
2 GC COORDINATE NEW STRUCTURAL ELEMENTS, POSTS, BEAMS, AND
HEADERS, ETC. WITH EXISTING DIMENSIONS. PRIOR TO WORK INFORM THE
ARCHITECT OF ANY DESCREPANCIES IN SHOWN DIMENSIONS.
3 PROTECT ALL EXISTING STRUCTURE AND FINISHES TO REMAIN DURING
DEMOLITION.
4 PROTECT ANY CASEWORK, PLUMBING FIXTURES, ETC. THAT WILL BE
REMOVED FOR RECYCLING.
LivingM BathM BR
Sitting RmFoyerKitchen
Sun Rm
Dining
Remove box
Existg
tub to
remain
Dbl rod
hang
Shelves
Demo Ceiling
No Rev'd Date
62
DN
DryerU.C.Refr.FD
FD
DN
UP
WasherUP
FD
Demo existing
staircase in this
area44
45
46
47
48
Window
Seat
Coats
Recessed
Cocoa mat in flr
Floor Drain to Bldg Fdn drain
system as per IRC
R310.2.3.2
Den
10
Mech
12
Sto
13
Office
14
Bath
15
BR 3
16
Wet Bar
11
Hall
9
Stair
8
Egress:
Window Well as per
IRC R310.2.3
36" clear
Ladder as per
IRC R310.2.3.1
Egress Window per
310.2.1 casement
24" w X 36" h
Glass U value <.28
See Elev 3 above
Existing Awning
Window above
to remain.
Egress Window per
310.2.1 casement
24" w X 36" h
See Elev above
Floor Drain to Bldg Fdn drain
system as per IRC R310.2.3.2
Existg window
to remain
New Stair
Main Level Existing101'-5 1/2"Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
Exist'g non-complying
windows to remain
Proposed Egress
casement window
New egress windows glass
spec. U value .28 or less.
Main Level Existing101'-5 1/2"
Lower Level Exist'g93'-7 1/2"
3
A103
Exist'g Awning Window
New Egress Ladder
New Egress WIndow
New egress window well
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A103
Lower Level
Exist Demo -
Proposed
07.10.2023
RT HT
0'2'4'8'16'
14.5
1/4" = 1'-0"2 Lower Level Proposed clean
Demo this portion of
demising wall
Demo esist'g walls
& doors shown
Uncover existing
window in this area.
Confirm W/ Architect
conditions for legal
egress or replacement
Probe existing furred
walls for possible demo
DEMOLITION and REMOVAL NOTES:
1 MATERIAL DEMOLISHED OR REMOVED SHALL BE RECYCLED OR REUSED AS APPROPRIATE OR POSSIBLE.
2 IN THE LOWER LEVEL PROBE AND EXPLORE PERIMETER WALLS. CONFIRM WITH ARCHITECT POTENTIAL FOR
REPACEMENT OF FURRED WALLS OR REINSULATING.
3 ALL DEMOLITION TO BE PERFORMED AS PER CITY REGULATIONS AND PER ASBESTOS MITIGATION REPORT.
4 GC COORDINATE NEW STRUCTURAL ELEMENTS, POSTS, BEAMS, AND HEADERS, ETC. WITH EXISTING DIMENSIONS.
PRIOR TO WORK INFORM THE ARCHITECT OF ANY DESCREPANCIES IN SHOWN DIMENSIONS.
5 PROTECT ALL EXISTING STRUCTURE AND FINISHES TO REMAIN DURING DEMOLITION.
6 PROTECT ANY CASEWORK, PLUMBING FIXTURES, ETC. THAT WILL BE REMOVED FOR RECYCLING.
15'-9" to property line
Exist'g DenExist'g BR 2
Exist'g BR 3
Nook
Exist'g MechExist'g Bath
1/4" = 1'-0"3 Section at Window well
1/4" = 1'-0"4 Section 11
No Rev'd Date
63
DryerU.C.Refr.FD
FD
DN
UP
WasherUP
FD
DW
RangeDN
DN
A
BC
D
1
2
3
4
5
2
A301
3
A301
4
A301
A405
5
A4063
A408
8
A407
7
A4083
A407
2
4
35
810
9
2
5
4
2
43
4
2
5
10
97
A4094
2
3
5
A2022
A202
3
A2024
A202
1
Window
Seat
Coats
Recessed
Cocoa mat in flr
Dry Well or
Floor Drain
2' - 8 1/2"8' - 0 3/16"17' - 0 5/16"1' - 11 1/2"4' - 1 3/4"1' - 8"9"3 1/2"29' - 8 1/2"1' - 8"7 1/16"7' - 7"2' - 11 1/2"13' - 11 3/8"11 1/2"12' - 6 5/8"11 1/2"3' - 0"7 5/8"
3 9/16"3 1/2"3 1/2"1' - 0"1' - 8"8"3 1/2"3 1/2"8"
12' - 9 9/16"13' - 11 3/8"14' - 5 5/8"3' - 7 5/8"
2' - 1 5/16"2' - 9"3' - 2"2' - 6"4' - 8"2' - 6"3' - 0"2' - 11 3/4"11 1/8"1' - 10"7' - 11 3/8"3' - 6"2' - 4 1/2"11 1/2"3' - 7 5/8"
4 1/4"1' - 8"8"3 1/2"3 1/2"8"
1' - 9"18' - 11 5/16"2' - 11 3/4"16' - 7"11 1/2"3' - 0"
3 1/2"1' - 3"1' - 8"9 7/8"1' - 8"3 1/2"3 1/2"2' - 7 11/16"4' - 0 15/16"3' - 0 1/16"9' - 11 3/8"8"3 1/2"11 1/2"9' - 4 5/16"4 7/8"7' - 10 9/16"6 3/4"9' - 7"11 1/2"11 1/2"4' - 7"1' - 8 1/2"2' - 0"1' - 8"3' - 8 1/2"14' - 1 1/2"11 1/2"122 SF
Den
10
58 SF
Mech
12
30 SF
Sto
13
117 SF
Office
14
60 SF
Bath
15
159 SF
BR 3
16
118 SF
Wet Bar
11
127 SF
Hall
9
Stair
82
A410
A410
5
A410
6
20
21
22232427
28
29
30
53
3
A103
16' - 10 1/4"New Window W/
min Code size
Egress casement
operation U<.28
TYP
New Egress
window below
existing window
2526
4
A103
A B C D
1
2
3
4
5
2
A301
1
A301
3
A301
4
A301
A401
2
A401
6
3
5
A4017
A402
A402
5
A404
2
A403
3
3
24
43
5
5 2
4
A409 4
2
3
5
4
A2022
A202
3
A2024
A202
1 5"9' - 6 3/4"6 3/4"19' - 1"5"14' - 2 1/8"
12' - 3 3/4"4 1/2"9' - 8 1/4"3 1/8"17' - 10 7/8"30' - 0 1/2"12' - 3 1/2"
12' - 3 3/4"
13' - 5 1/8"8' - 8"5"3' - 0 1/2"2' - 0"2' - 7 1/8"4' - 9"5' - 0 1/8"2' - 6"4' - 0 7/8"2' - 6"2' - 6 5/8"5"3' - 6 1/2"4' - 11 1/2"5' - 10 5/16"3' - 8 1/2"14' - 1 13/16"4' - 5 1/2"3' - 10 3/8"5"
5"40' - 6 1/2"5"2' - 7"2' - 0"17' - 2 1/4"2' - 0"6' - 3 1/4"3' - 4 7/8"=(3) @ 2' - 0 11/16"=2' - 11 1/8"
6' - 2"
3' - 11 1/8"=(3) @ 2' - 0 11/16"=4' - 0 3/8"8' - 5 3/4"10"
1' - 11 3/4"
7"3' - 2"10 1/2"6' - 7 1/4"10"
12' - 6"14' - 10 1/2"14' - 0"
179 SF
Sun Rm
1
165 SF
Entry Hall
2
214 SF
Living
4
144 SF
Dining
3
260 SF
Kitchen
5
167 SF
MBR
6
84 SF
M Bath
7
1
2
3
4
5
6
87 9
10
11
3
A103
New Bench
4
A103
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A104
Plans
annotated
07.10.2023
RT HT
1/4" = 1'-0"1Lower Level Proposed
1/4" = 1'-0"2 Main Level Proposed
0'2'4'8'16'
No Rev'd Date
64
6 7/8" / 1'-0"3 1/4" / 1'-0"7 3/4" / 1'-0"7 3/4" / 1'-0"
7 3/4" / 1'-0"7 3/4" / 1'-0"6 7/8" / 1'-0"7 1/8" / 1'-0"6 7/8" / 1'-0"3 1/2" / 1'-0"3 1/2" / 1'-0"1 3/8" / 1'-0"All roofs are existing to
remain standing seam
metal roofing finish
New Custom tempered
glass Skylight
Glass U<.28
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A105
Roof Plan
07.10.2023
RT HT
1/4" = 1'-0"1Roof Plan
No Rev'd Date
65
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"12' - 5 1/2"1' - 5 1/2"6' - 4 1/2"7' - 10"Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A201
Elevations
Existing
07.10.2023
RT HT
1/4" = 1'-0"1South
1/4" = 1'-0"2East
1/4" = 1'-0"3North
1/4" = 1'-0"4West
No Rev'd Date
66
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"12' - 5 1/2"1' - 5 1/2"6' - 4 1/2"7' - 10"Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
New Egress window &
window well see sheet A103
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
New window well
as per 310.2.3
New Skylight
New
Stair
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A202
Elevations
Proposed
07.10.2023
RT HT
1/4" = 1'-0"1South Proposed
1/4" = 1'-0"2East Proposed
1/4" = 1'-0"3North Proposed
1/4" = 1'-0"4West Proposed
New Staircase
No Rev'd Date
67
1' - 9 1/2"5' - 6 1/4"Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
New Skylight
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
New Staircase
Main Level Existing101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A301
Sections
07.10.2023
RT HT
1/4" = 1'-0"2 Section N/S centered
1/4" = 1'-0"1Section E/W through Staircase
1/4" = 1'-0"3Section N/S through Living / Dining Rooms
1/4" = 1'-0"4Section N/S through Kitchen & Bedrooms
No Rev'd Date
68
DN
19' - 4 9/16"2' - 7 1/2"4' - 2"3' - 3 1/2"8 1/2"8' - 5"3 1/2"12' - 0 1/2"3 1/2"12' - 8 1/2"3 1/2"3 1/2"11' - 10 1/2"12' - 11 5/8"3 1/2"8' - 5 3/8"15' - 11"10' - 7"4' - 0"3' - 2"2' - 8 1/2"18' - 2 1/2"9' - 1 1/2"74 SF without the
stair hole subtracted
131 SF51 SF35 SF
23 SF26 SF54 SF50 SF
all 316 SF15 SF
17 SF
35 SF
2 walls
59 SF
59 SF
39 SF53 SF53 SFHTA129 Emma Road Suite ABasalt CO 81621 970.927.4862216 W Hyman / Aspen, CO 81611Title:Date:No:Scale:A R C H I T E C T S 1/4" = 1'-0"LL Walls SF Surface Areas-A-9099216 West HymanAspen, CO 8161103.15.23 1/4" = 1'-0"1Lower Level Demo
Wall Referenced by Element Rpt.
A1 / B174 SF
C2131 SF
SUBTOTAL205 SF
H126 x252
G123 x246
C135 x270
51 x2102
59 x2118
SUBTOTAL194 SF388
ALL THE REST35 x270
17 x234
15 x2
16 x2
54 x2
50 x1.370
53
53
59
SUBTOTAL352174
TOTAL
WALL
AREA DEMO751 SF
69
DN
Wall H Area = 117.8 SF
Exposed = 40.8 SF
W I = 12.8 SF
Exp= 3.1 SF
W J = 33.3 SF
Exp = 8 SF
Wall L = 56.9 SF
Exp = 11.6 SF
Wall A = 87.6 SF
Exp = 13.2 SF
W K = 12.8 SF
Exp = 2.9 SF
Wall B = 39.7 SF
Exp = 0 SF
Wall D = 39.7 SF
Exp = 0 SF
Wall E = 98 SF
Exp = 14.4 SF
Wall C = 97.6 SF
Exp = 0 SF
Wall A = 87.6 SF
Exp = 13.2 SF
Wall B = 39.7 SF
Exp = 0 SF
Wall D = 39.7 SF
Exp = 0 SF
Wall E = 98 SF
Exp = 14.4 SF
Wall C = 97.6 SF
Exp = 0 SF
Wall H Area = 117.8 SF
Exposed = 40.8 SF
W I = 12.8 SF
Exp= 3.1 SF
Wall J = 33.3 SF
Exp = 8 SF
Wall L = 56.9 SF
Exp = 11.6 SF
W K = 12.8 SF
Exp = 2.9 SF
S 75°09'11" E 60.00(R)S 14°50'49" W 100.00(R)TREE
FRUIT
20.90' R.O.W.
PATIO
STONE
CONC.
P
A
D
ALLEY BLOCK 53
RET. WALL
RO
P
O
WALK
CONC.
D
R
I
V
E
SIDEWALK
WEST HYMAN AVENUE
BACK OF CURB
SETBACK
SETBACK
SETBACK
11'-6 13/16"5'-0"5'-0"
5'-0"5'-0"200
Loft Storage
201
Loft Stair
Loft Area
101
DN
241 SF
68 SF
30" Rule
Exempt
30" Rule
Exempt
Open to
below W/
45 deg
screen
Studio Area
Ski Storage
100
102
Storage/Mechanical
103
Loft Stair
101
UP
330 SF
200
Loft Storage
201
Loft Stair
Loft Area
101
DN
241 SF
68 SF
30" Rule
Exempt
30" Rule
Exempt
Open to
below W/
45 deg
screen
Studio Area
Ski Storage
100
102
Storage/Mechanical
103
Loft Stair
101
UP
330 SF
Wall F = 208 SF
Exp = 61.3 SF
Wall G Area = 287.9 SF
Exposed = 176.2 SF
Wall F = 208 SF
Exp = 109.7 SF
Wall id: A
B
C
D
E
F
G
H
I
J
K
L
Wall id: A
B
C
D
E
F
G
H
I
J
K
L
Wall G Area = 287.9 SF
Exposed = 176.3 SF
1362 SF 1362 SF43 SF
LL Entry Deck
41.6 SF
Stair
56.7 SF
22 SF
Stair
LL Entry Deck
74 SF1152.5 SF 1152.5 SF
DryerU.C.Refr.FD
FD
DN
UP
WasherUP
FD
Floor Drain to Bldg Fdn drain
system as per IRC
R310.2.3.2
Den
10
Mech
12
Sto
13
Office
14
Bath
15
BR 3
16
Wet Bar
11
Hall
9
Stair
8
Egress:
Window Well as per
IRC R310.2.3
36" clear
Ladder as per
IRC R310.2.3.1
Egress Window per
310.2.1 casement
24" w X 36" h
Glass U value <.28
See Elev 3 above
Existing Awning
Window above
to remain.
Egress Window per
310.2.1 casement
24" w X 36" h
See Elev above
Floor Drain Existg window
to remain
DW
RangeDN
DN
Sun Rm
1
Entry Hall
2
Living
4
Dining
3
Kitchen
5
MBR
6
M Bath
7
5'-718"5'-718"Unusable space
Hd Ht 5'-7"
43 SF
Unusable space
Hd Ht 5'-7"
52 SF
Gravel on grade exempt Gravel on grade - exempt
ChimneyChimney Chimney Chimney
3'-6"2'-11"PROJECT:
REVISIONS:
DRAWN:
SHEET NO :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1/8" = 1'-0"
A0.10
FAR Calcs Ch-
Order Exist'g
& Proposed
07.24.2023
RT HT
0'2'4'8'16'
14.5
1/8" = 1'-0"1 Lower Level Existing Floor Plan
No Rev'd Date
1/8" = 1'-0"3 Studio Exist Gr Level
1/8" = 1'-0"4 Studio Exist 2nd Floor
1/8" = 1'-0"2 Main Level Existing Floor Plan - W/ Site Plan and Roof Plan overlay
1/8" = 1'-0"5 Lower Level Existing Exterior Wall Elevations - Exposure Diagrams
1/8" = 1'-0"6 Lower Level Proposed Floor Plan
1/8" = 1'-0"8 Studio Exist Gr Level
1/8" = 1'-0"9 Studio Exist 2nd Floor
1/8" = 1'-0"7 Main Level Floor Plan - Proposed
1/8" = 1'-0"10 Lower Level Existing Exterior Wall Elevations - Exposure Diagrams
NOTES:
ZONING: R-6 - RESIDENTIAL
ALLOWABLE FAR = 3240 SF As determined by 6000SF Recorded lot size.
1 Amended 05.10.23
2 Ch' Order 07.14.23
70
Page 1 of 2
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
THRU: Amy Simon, Planning Director
FROM: Kirsten Armstrong, Principal Planner Historic Preservation
MEETING DATE: November 8, 2023
RE: 400 E. Cooper Avenue – Minor Development, PUBLIC HEARING
APPLICANT /OWNER:
Aspen Golden Horn LLC
REPRESENTATIVE:
Eric Westerman, 523
Architecture
LOCATION:
Street Address:
400 E. Cooper Avenue
Legal Description:
Golden Horn
Condominium Units 1-4;
City and Townsite of
Aspen, Colorado
Parcel Identification
Number:
PID# 2737-182-97-001
THRU -004
CURRENT ZONING & USE
Commercial Core (CC)
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant requests approval for Minor Development, to
expand the south facing, first floor windows to grade and remove
the existing sill/half wall on the building at 400 E. Cooper Avenue.
This building is not individually designated, but rather, is located
within the Commercial Core Historic District. The determination
was made that this scope of work necessitates Minor
Development review in consideration of previous alterations which
have been granted a Certificate of No Negative Effect. Historic
Preservation Commission (HPC) review is requested to ensure no
cumulative effect to the historic district.
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed in the resolution.
Figure 1. Site locator map - 400 E Cooper Avenue.
400
71
Page 2 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
400 E. Cooper Avenue comprises a roughly 3,570 square foot lot within the downtown
Commercial Core zone district and the Commercial Core Historic District. Although the building is
not individually landmarked within the City of Aspen Historic Preservation Program, it is under
HPC purview as it is within the historic district. The building is a ca. 1949 commercial building with
modern architectural characteristics, but which has been altered from its original design over the
years (see Figures 2 and 3).
A Certificate of No Negative Effect was approved on April 8, 2022, for work to consolidate two
entrances into one, creating a chamfered corner; updates and paint to exterior finishes and
windows; and replacement/repair of decking and underlying roof as needed. An additional
Certificate of No Negative Effect was approved on May 16, 2023, for work to repair exterior
finishes; remove HVAC and mechanical equipment; remove ramp; install a railing and platform
lift, replace doors and windows in kind, in existing openings; install decking, and standing seam
metal roofing; and replace second story board and batten with new. The Certificate of No Negative
Effect issued on May 16, 2023, was amended on September 18, 2023, to include the addition of
a recessed, street level entry on the east side of the south elevation and to update railings to
cable railings. The granting of the second and third group of approvals for the project was partly
accommodated by staff to try to assist with timely review because construction had commenced,
and also to help remove the long-standing encroachment of the ramp on the west onto public
property. It is acknowledged that the scope became fairly extensive.
When asked to review the window alteration that is the only work that is subject to HPC review at
this hearing, staff felt that the cumulative effect of the previous work approved by a Certificate of
No Negative Effect with the current request to alter window openings on the south elevation
exhausted administrative review of the proposed work. As such, staff requests HPC review of the
latest proposal.
Figure 2. 400 E. Cooper Avenue, circa 1950s Figure 3. 400 E. Cooper Avenue, circa 2017.
72
Page 3 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HPC
The Applicant is requesting the following land use approvals:
•Minor Development (Section 26.415.070.C) for the alteration of the first story window
penetrations on the south façade, to bring the windows closer to grade.
The HPC is the final review authority.
PROJECT SUMMARY:
The applicant requests approval for Minor Development, to expand the south facing, first floor
windows, to grade and remove the existing sill/half wall on the building at 400 E. Cooper Avenue.
STAFF COMMENTS:
Exhibit A identifies the review criteria and design guidelines to be considered for this application.
The proposal is a simple request, lowering the sill on the windows of the first story, south elevation.
At its face value, the request follows guidelines in the Commercial, Lodging, and Historic District
Design Standards and Guidelines by expanding the first story, south elevation windows to provide
a transparent first story, reminiscent of a storefront, inviting people in through its open nature.
However, it is staff’s position that this request must be considered in conjunction with the
previously approved alterations described above, and that a discussion of cumulative effects
would not be out of place when considering this request, to view it in context.
Although the premise of the Commercial Core Historic District is that “improvements must respect
the 19th-century historic context and development patterns and offer compatible new design that
highlights Aspen’s sense of place and small-town character,” it is important to note the influence
that mid-twentieth-century development had on Aspen. The description of the Commercial Core
Historic District within the Commercial, Lodging, and Historic District Design Standards and
Guidelines includes the acknowledgement of the impact of Modern resources on the sense of
place within the neighborhood; particularly calling out the three landmarked AspenModern
buildings within the district and the Pedestrian Malls, stating that “Modern architecture woven into
the core reflects the post war success of Aspen as a ski resort with international stature.”
Alterations over the years have changed the original modern architectural details of 400 E. Cooper
Avenue.
Staff believes that the proposal meets the design guidelines, and as such recommends approval,
but encourages discussion from HPC about the nature of the Commercial Core Historic District
and how this proposal fits, particularly in regards to the cumulative effects of the recent past
approvals.
Please note that the Exhibit B incorporates design elements in its drawing package that have
already been approved by Certificate of No Negative Effect, and keep in mind that the only item
to be reviewed expansion of the south facing, first floor windows, to grade and removal of the
existing sill/half wall. Exhibit C provides a side by side of “existing,” “approved,” and “current
proposal.”
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Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
RECOMMENDATION:
Staff recommends the HPC approve this application with the below condition:
1.Window specifications and a glass sample to be provided for staff and monitor review at
building permit application.
ATTACHMENTS:
Resolution #____, Series of 2023
Exhibit A – Commercial Design Guidelines Criteria / Staff Findings
Exhibit B – Application
Exhibit C – Existing, Approved, and Proposed Comparison
74
HPC Resolution #__, Series of 2023
Page 1 of 3
RESOLUTION #__
(SERIES OF 2023)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 400
EAST COOPER AVENUE, GOLDEN HORN CONDOMINIUM UNITS 1-4; CITY AND
TOWNSITE OF ASPEN, COLORADO
Parcel ID: 2737-182-97-001 thru -004
WHEREAS, the applicant, Aspen Golden Horn, LLC, 9420 Wilshire Boulevard, 4th Floor,
Beverly Hills, CA 90212, represented by Eric Westerman, 523 Architecture, PO Box 4857,
Basalt, CO 81621, has requested HPC approval for Minor Development for the property located
at 400 East Cooper Avenue, Golden Horn Condominium Units 1-4, City and Townsite of Aspen,
Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Minor Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project’s conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.C of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends approval; and
WHEREAS, HPC reviewed the project on November 8, 2023. HPC considered the application,
the staff memo and public comment, and found the proposal consistent with the review standards
and granted approval as proposed by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Minor Development for 400 East Cooper Street, Golden Horn
Condominium Units 1-4, City and Townsite of Aspen, Colorado as follows:
Section 1: Minor Development Approval.
HPC hereby approves Minor Development as proposed with the following conditions:
1. Window specifications and a glass sample to be provided for staff and monitor review at
building permit application.
75
HPC Resolution #__, Series of 2023
Page 2 of 3
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 5: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan vested
for a period of three (3) years from the date of issuance of a development order. However, any
failure to abide by any of the terms and conditions attendant to this approval shall result in the
forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly
record all plats and agreements required to be recorded, as specified herein, within 180 days of the
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: 400 East Cooper Avenue.
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
76
HPC Resolution #__, Series of 2023
Page 3 of 3
publication of the notice of final development approval as required under Section 26.304.070(A).
The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen
Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 8th day of November
2023.
Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
ATTEST:
________________________________
Mike Sear, Deputy City Clerk
77
Page 1 of 3
Exhibit A
Commercial Design Guidelines Criteria
Staff Findings
26.412.060. Commercial Design: Review Criteria.
An application for commercial design review may be approved, approved with conditions or
denied based on conformance with the following criteria:
A. Guidelines and Standards
1. The Commercial, Lodging, and Historic District Design Standards and Guidelines are met
as determined by the appropriate Commission. The Standards and Guidelines include
design review criteria that are to be used to determine whether the application is
appropriate.
2. All applicable standards in the Commercial, Lodging and Historic District Design Standards
and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040.D,
Variations.
78
Page 2 of 3
Relevant Commercial, Lodging, and Historic District Design Standards and Guidelines:
1.22 Complete and accurate identification of materials is required.
• Provide drawings that identify the palette of materials, specifications for the materials, and
location on the proposed building as part of the application.
• Physical material samples shall be presented to the review body. An onsite mock-up prior
to installation may be required.
1.23 Building materials shall have these features:
• Convey the quality and range of materials found in the current block context or seen
historically in the Character Area.
• Convey pedestrian scale.
• Enhance visual interest through texture, application, and/or dimension.
• Be non-reflective. Shiny or glossy materials are not appropriate as a primary material.
• Have proven durability and weathering characteristics within Aspen’s climate.
• A material with an integral color shall be a neutral color. Some variation is allowed for
secondary materials.
1.33 All remodel projects shall meet Standards 1.22 and 1.23.
1.34 Consider updating windows, doors, and/ or primary entrances to better relate to the
Character Area and pedestrian experience.
2.12 Maintain an architectural distinction between the street level and upper floors.
• Material changes, placement of fenestration, and architectural details may be appropriate
tools to differentiate between floors.
2.13 (Guideline) Street level commercial storefronts should be predominately
transparent glass.
• Window design, including the presence or absence of mullions, has a significant influence
on architectural expression. Avoid windows which suggest historic styles or building types
that are not part of Aspen’s story.
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Page 3 of 3
Staff Findings: The applicable section of the design guidelines for this proposal are as follows:
General Section and the Commercial Core (CC) Historic District Section.
Design Standard 1.33 requires that all remodel projects shall meet Design Standards 1.22 and
1.33. These standards are related to the materials used during the remodel project. The applicant
has provided information about materials already approved during the Certificate of No Negative
Effect application and provided a sample image of clad windows to be used. However, neither
window specifications nor a glass sample have been provided. Staff recommends a condition on
the approval requiring these items for review and approval by staff and monitor at building permit
application.
Design Guideline 1.34 suggests that development consider updating fenestration to better relate
to the character area and pedestrian experience. The subject property is located within the
Commercial Core Historic District character area, on the Cooper Pedestrian Mall. Per the
Commercial, Lodging, and Historic District Design Standards and Guidelines “improvements must
respect the 19th century historic context and development patterns and offer compatible new
design that highlights Aspen’s sense of place and small-town character” and “the first floor is
commonly transparent for the display of retail goods and to invite the pedestrian in.” Design
Guideline 2.13 under the Commercial Core Historic District chapter furthers this by stating that
“Street level commercial storefronts should be predominately transparent glass.” The applicant is
proposing to expand the existing south elevation first story fenestration by lowering the sills,
resulting in a street level commercial storefront that is “predominately transparent glass,” providing
a nod to the traditional commercial storefronts that contribute to the Commercial Core Historic
District, while packaged in a uniquely Aspen, if altered, Modern styled mid-nineteenth-century
building.
Design Guideline 2.12 requests a distinction between the street level and upper floors. The
proposed changes to the windows on the first story will further the differentiation between the first
and second stories. Staff finds this criterion met.
Staff recommends approval with a condition requiring window specifications and a glass
sample for staff and monitor review and approval at building permit application.
80
September 22, 2023
Kirsten Armstrong, Historic Preservation Principal Planner
City of Aspen Community Development Department
427 Rio Grande Place
Aspen, CO 81611
Re: 400 E. Cooper Ave
Pre-Application Minor Development
Dear Kirsten,
On behalf of Aspen Golden Horn, LLC (Applicant), 523 Architecture would like to present an application for Minor
Development for the Golden Horn Building at 400 E. Cooper Ave. The property is located at the corner of Cooper
Ave and Mill St in the Commercial Core Historic District.
The project has taken a non-traditional route through the review process which started back on April 8th, 2022 with
the approval of a Certificate of No Negative Effect for work to consolidate the southern half of the main floor space
with the basement space. Included in this was creating a chamfered corner, updates and paint to the exterior
finishes and windows, replacement of deteriorated decking and associated roofing issues. In addition to this an
additional Certificate of No Negative Effect was approved on May 16th, 2023 for work to repair/replace the exterior
finishes, remove old HVAC equipment, removal of ramp on Mill St, installation of a vertical platform lift,
replacement of all doors and windows in kind, in existing openings, installation of new decking, installation of new
standing seam metal roof, and replacement of second story board and batten siding. With a demolition permit in
had work began but quickly stopped when it was discovered that the existing structural system was under-
engineered and needed to be replaced with new code compliant structural systems. After the new structural
system was under construction the restaurant tenant that was combining the south half of the main level with the
lower level pulled out of the project. This left the building owner with pieces to pick up and has gone back to the
desired smaller separate tenant spaces on each level. So, on September 18th, 2023 a third Certificate of No
Negative Effect was issued which combines the scope of the previous two Certificates and adds the addition of a
recessed street level entry to provide access to the restored main level tenant space.
We are proposing one minor change to the above-approved scope of work which would expand the existing
storefront windows on the Cooper Ave Pedestrian Mall and bring them down to grade. By lowering the sill of the
storefront windows, we feel that we are relating to the street level design and creating a better pedestrian
experience as outlined in the Commercial, Lodging, and Historic District Design Standards and Guidelines. We
are also attempting to create a distinction between the street level and upper floor by expanding the storefront
glass area which makes the floor seem taller.
In the attached drawing packet we have illustrated the combined approved No Negative scope of work and
highlighted the proposed expansion of windows down to grade on the South Elevation. Renderings focusing on
the enlarged windows which demonstrate a better pedestrian experience along the Pedestrian Mall are included
along with the rest of the building showing the previous approvals.
Thank you for your consideration of the one final detail which will be the finishing touch for this restoration project,
Eric Westerman
523 Architecture
81
PRE-APPLICATION CONFERENCE SUMMARY
PRE-23-105
PLANNER: Kirsten Armstrong, Kirsten.Armstrong@aspen.gov
APPLICANT: Eric Westerman
DATE: September 18, 2023
PROJECT LOCATION: 400 E. Cooper Avenue
REQUEST: Minor Development
DESCRIPTION: The subject property at 400 E. Cooper Avenue is a circa 1949, two-story commercial
structure on a 3,000 square foot (sf) lot. The circa 1949 structure is a non-contributing building within the
Commercial Core Historic District, adjacent to the landmarked Aspen Pedestrian Mall.
A Certificate of No Negative Effect was approved on April 8th, 2022, for work to consolidate two entrances into
one, creating a chamfered corner; updates and paint to exterior finishes and windows; and replacement/repair
of decking and underlying roof as needed. An additional Certificate of No Negative Effect was approved on
May 16th, 2023, for work to repair exterior finishes; remove HVAC and mechanical equipment; removal of
ramp; installation of a railing and platform lift, replacement of doors and windows in kind, in existing openings;
installation of decking, and standing seam metal roofing; replacement of second story board and batten with
new.
The applicant is proposing to expand existing windows on the first floor of the south elevation, to remove the
sill/half wall and bring the windows to grade. The building is not historically designated but is located within
the Commercial Core Historic District. Therefore, compliance with the design guidelines applicable to the
neighborhood is required. In consideration with the alterations which have been granted a Certificate of No
Negative Effect, the proposed changes to the windows have been determined to have the potential for a
cumulative effect on the building’s relationship to the Commercial Core Historic District. It has been determined
that the additional proposed work does not qualify for a Certificate of No Negative Effect. Rather, Historic
Preservation Commission (HPC) review for Minor Development is anticipated. Minor Development is a one-
step process, where the project may be approved, disapproved, or approved with conditions.
HPC will use the Historic Preservation Design Guidelines, the Commercial, Lodging, and Historic District
Design Standards and Guidelines, and the Land Use Code Sections that are applicable to this project to assist
with their determinations.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.412 Commercial Design Review
26.415.070.C Historic Preservation – Minor Development
26.575.020 Calculations and Measurements
26.710.140 Commercial Core Zone District
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
Commercial, Lodging, and Historic District Design Standards and Guidelines
82
Review by: Staff for completeness and recommendations
HPC for final decision
Public Hearing: Yes, at Minor Review
Referrals: None
Planning Fees: $1,300 for 4 billable hours of staff time. (Additional/ lesser hours will
be billed/ refunded at a rate of $325 per hour.)
Total Deposit: $1,300.
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Minor review. Please email the entire application as one
pdf to Kirsten.Armstrong@aspen.gov. The fee will be requested after the application is determined to be
complete.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts
and agreements affecting the parcel, and demonstrating the owner’s right to apply for the
Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the
applicant.
HOA Compliance form (Attached).
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado.
A written description of the proposal (scope of work) and written explanation of how the proposed
development and any requests for variations or benefits complies with the review standards and
design guidelines relevant to the application.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their
height, massing, scale, proportions and roof plan; and the primary features of all elevations.
Existing and proposed floor area calculations.
An accurate representation of all building materials and finishes to be used in the development.
Supplemental materials to provide a visual description of the context surrounding the designated
historic property including photographs and other exhibits, as needed, to accurately depict
location and extent of proposed work.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based
on current zoning, which is subject to change in the future, and upon factual representations that may or
may not be accurate. The summary does not create a legal or vested right.
83
Aspen Golden Horn, LLC
ben@omninet.com 424-777-3797
400 E. Cooper Avenue
Aspen, CO 81611
x
September 26, 2023
Benjamin Nazarian
84
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL LAND USE PACKET
Attached is an Application for review of Development that requires Land Use Review pursuant to
The City of Aspen Land Use Code: Included in this package are the following attachments:
1.Development Application Fee Policy, Fee Schedule and Agreement
to Pay Application Fees Form
2.Land Use Application Form
3.Dimensional Requirements Form (if required)
4.HOA Compliance Form
5.Development Review Procedure
All applications are reviewed based on the criteria established in Title 26 of the Aspen Municipal Code. Title 26 of
the Aspen Municipal Code is available at the City Clerk’s Office on the second floor of City Hall and on the
internet at https://library.municode.com/co/aspen/codes/municipal_code.
We require all applicants to hold a Pre-Application Conference with a Planner in the Community Development
Department so that the requirements for submitting a complete application can be fully described. This
meeting can happen in person or by phone or email. Also, depending upon the complexity of the development
proposed, submitting one copy of the development application to the Case Planner to determine accuracy,
inefficiencies, or redundancies can reduce the overall cost of materials and staff time.
Please recognize that review of these materials does not substitute for a complete review of the Aspen Land Use
Regulations. While this application package attempts to summarize the key provisions of the Code as they apply
to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have
questions that are not answered by the materials in this package, we suggest that you contact the staff member
assigned to your case, contact Planner of the Day (970-429-2764/planneroftheday@gmail.com), or consult the
applicable sections of the Aspen Land Use Code.
85
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Land Use Review Fee Policy
The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is
collected for land use applications based on the type of application submitted.
A flat fee is collected by Community Development for applications that normally take a minimal and predictable amount of staff
time to process. Review fees for other City Departments reviewing the application (referral departments) also will be collected
when necessary. Flat fees are cumulative, i.e., an application with multiple flat fees must pay the sum of those flat fees. Flat fees
are not refundable.
A review fee deposit is collected by Community Development when more extensive staff time is required. Actual staff time spent
will be charged against the deposit. Various City staff also may charge their time spent on the case in addition to the Case
Planner. The deposit amount may be reduced if, in the opinion of the Community Development Department Director, the project
is expected to take significantly less time to process than the deposit indicates. A determination on the deposit amount shall be
made during the pre-application conference by the Case Planner. Hourly billing shall still apply.
All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and referral
agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will not be
accepted for processing without the required fee(s).
The Community Development Department shall keep an accurate record of the actual time required to process a land use
application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The applicant will
be billed for the additional costs incurred by the City when the processing of an application by the Community Development
Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a project review shall be
billed to the applicant with no additional administrative charge. In the event the processing of an application takes less time than
provided for by the deposit, the Department shall refund the unused portion of the deposited fee to the applicant. Fees shall be
due regardless of whether an applicant receives approval.
Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final, and recordation of
approval documents shall be handled as individual cases for the purpose of billing. Upon conceptual approval, all billing shall be
reconciled, and past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall
require a new deposit at the rate in effect at the time of final submission. Upon final approval, all billing shall again be reconciled
prior to the Director accepting an application for review of technical documents for recordation.
The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more
days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.75% per month. An unpaid invoice of
120 days or more may be subject to additional actions as may be assigned by the Municipal Court judge. All payment information
is public domain.
All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City
will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, any unpaid invoice
of 90 or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is
made.
The property owner of record is the party responsible for payment of all costs associated with a land use application for the
property. Any secondary agreement between a property owner and an applicant representing the owner (e.g. a contract
purchaser) regarding payment of fees is solely between those private parties.
86
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Address of Property:
Please type or print in all caps
Property Owner Name: Representative Name (if different from Property Owner):
Billing Name and Address - Send Bills to:
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 20, Series of 2020, review fees for Land Use applications, and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner, I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees
are non-refundable.
$. flat fee for . $. flat fee for
$. flat fee for . $. flat fee for
For deposit cases only: The City and I understand that because of the size, nature, or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that additional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review, and presentation of sufficient information to enable legally required findings to be made for project
consideration unless invoices are paid in full.
The City and I understand and agree that invoices sent by the City to the above listed billing address and not returned to the
City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an
invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy, including consequences for non-payment. I agree to
pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does
not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates
hereinafter stated.
$ deposit for hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen:
Phillip Supino, AICP
Community Development Director
City Use:
Fees Due: $ Received $
Case #
Signature:
PRINT Name:
Title:
400 E. COOPER AVENUE
ASPEN GOLDEN HORN, LLC 523 ARCHITECTURE
ASPEN GOLDEN HORN, LLC
BEN@OMNINET.COM 424-777-3797
1,300 4
87
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying that the scope of work included in the land use application
complies with all applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowner association or other form of private c ovenant.
□This property is subject to a homeowner association or private covenant, and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary.
□This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners a ssociation or covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: Date:
Owner printed name:
or,
Attorney signature: Date:
Attorney printed name:
X
BEN@OMNINET.COM
ASPEN GOLDEN HORN LLC
424-777-3797
400 E. COOPER AVENUE
ASPEN, CO 81611
88
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL LAND USE PACKET
Attached is an Application for review of Development that requires Land Use Review pursuant to
The City of Aspen Land Use Code: Included in this package are the following attachments:
1.Development Application Fee Policy, Fee Schedule and Agreement
to Pay Application Fees Form
2.Land Use Application Form
3.Dimensional Requirements Form (if required)
4.HOA Compliance Form
5.Development Review Procedure
All applications are reviewed based on the criteria established in Title 26 of the Aspen Municipal Code. Title 26 of
the Aspen Municipal Code is available at the City Clerk’s Office on the second floor of City Hall and on the
internet at https://library.municode.com/co/aspen/codes/municipal_code.
We require all applicants to hold a Pre-Application Conference with a Planner in the Community Development
Department so that the requirements for submitting a complete application can be fully described. This
meeting can happen in person or by phone or email. Also, depending upon the complexity of the development
proposed, submitting one copy of the development application to the Case Planner to determine accuracy,
inefficiencies, or redundancies can reduce the overall cost of materials and staff time.
Please recognize that review of these materials does not substitute for a complete review of the Aspen Land Use
Regulations. While this application package attempts to summarize the key provisions of the Code as they apply
to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have
questions that are not answered by the materials in this package, we suggest that you contact the staff member
assigned to your case, contact Planner of the Day (970-429-2764/planneroftheday@gmail.com), or consult the
applicable sections of the Aspen Land Use Code.
89
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Land Use Review Fee Policy
The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is
collected for land use applications based on the type of application submitted.
A flat fee is collected by Community Development for applications that normally take a minimal and predictable amount of staff
time to process. Review fees for other City Departments reviewing the application (referral departments) also will be collected
when necessary. Flat fees are cumulative, i.e., an application with multiple flat fees must pay the sum of those flat fees. Flat fees
are not refundable.
A review fee deposit is collected by Community Development when more extensive staff time is required. Actual staff time spent
will be charged against the deposit. Various City staff also may charge their time spent on the case in addition to the Case
Planner. The deposit amount may be reduced if, in the opinion of the Community Development Department Director, the project
is expected to take significantly less time to process than the deposit indicates. A determination on the deposit amount shall be
made during the pre-application conference by the Case Planner. Hourly billing shall still apply.
All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and referral
agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will not be
accepted for processing without the required fee(s).
The Community Development Department shall keep an accurate record of the actual time required to process a land use
application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The applicant will
be billed for the additional costs incurred by the City when the processing of an application by the Community Development
Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a project review shall be
billed to the applicant with no additional administrative charge. In the event the processing of an application takes less time than
provided for by the deposit, the Department shall refund the unused portion of the deposited fee to the applicant. Fees shall be
due regardless of whether an applicant receives approval.
Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final, and recordation of
approval documents shall be handled as individual cases for the purpose of billing. Upon conceptual approval, all billing shall be
reconciled, and past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall
require a new deposit at the rate in effect at the time of final submission. Upon final approval, all billing shall again be reconciled
prior to the Director accepting an application for review of technical documents for recordation.
The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more
days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.75% per month. An unpaid invoice of
120 days or more may be subject to additional actions as may be assigned by the Municipal Court judge. All payment information
is public domain.
All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City
will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, any unpaid invoice
of 90 or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is
made.
The property owner of record is the party responsible for payment of all costs associated with a land use application for the
property. Any secondary agreement between a property owner and an applicant representing the owner (e.g. a contract
purchaser) regarding payment of fees is solely between those private parties.
90
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
LAND USE APPLICATION
APPLICANT:
REPRESENTIVATIVE:
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage Lodge Pillows Free Market dwelling units
Affordable Housing dwelling units Essential Public Facility square footage
Have you included the following? FEES DUE: $
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Name:
Address:
Phone#: email:
Address:
Phone #: email:
Name:
Project Name and Address:
Parcel ID # (REQUIRED)
GOLDEN HORN BUILDING 400 E COOPER AVENUE
2737-182-97-001 THRU -004
ASPEN GOLDEN HORN, LLC
9420 WILSHIRE BLVD 4TH FLOOR, BEVERLY HILLS, CA 90212
424-777-3797 BEN@OMNINET.COM
523 ARCHITECTURE
PO BOX 4857, BASALT, CO 81621
970-319-5627 ERIC@523ARCHITECTURE.COM
THE EXISTING BUILDING HAS THREE (3) CERTIFICATES OF NO NEGATIVE EFFECT APPROVING CREATING
A CHAMFERED CORNER, UPDATES AND PAINT TO EXTERIOR, REPLACEMENT OF DETERIORATED DECK
BOARDS, REPAIR/REPLACEMENT OF STUCCO AND WOOD BOARD AND BATTEN SIDING, REMOVAL OF
HVAC EQUIPMENT, REMOVAL OF RAMP ON MILL ST, INSTALLATION OF VERTICAL PLATFORM LIFT,
REPLACEMENT OF ALL DOORS AND WINDOWS IN KIND, INSTALLATION OF NEW STANDING SEAM METAL
ROOF ON SECOND FLOOR. THE PROPOSED SCOPE OF WORK IS TO EXPAND THE EXISTING STOREFRONT
WINDOWS ON COOPER AVE BY REMOVING HALF WALL AND BRING THE WINDOWS DOWN TO GRADE.
N/A
N/A N/A
N/A
N/A
91
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
DIMENSIONAL REQUIREMENTS FORM
Complete only if required by the PreApplication checklist
Project and Location
Applicant:
Zone District: Gross Lot Area: Net Lot Area:
**Please refer to section 26.575.020 for information on how to calculate Net Lot Area
Please fill out all relevant dimensions
Single Family and Duplex Residential
1) Floor Area (square feet)
2) Maximum Height
3) Front Setback
4) Rear Setback
5) Side Setbacks
6) Combined Side Setbacks
7) % Site Coverage
Existing Allowed Proposed Multi-family Residential
1)Number of Units
2)Parcel Density (see 26.710.090.C.10)
3)FAR (Floor Area Ratio)
4)Floor Area (square feet)
Existing Allowed Proposed
8) Minimum distance between buildings
Proposed % of demolition
5) Maximum Height
6) Front Setback
7) Rear Setback
8) Side Setbacks
Proposed % of demolition
Commercial
Proposed Use(s)
Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Off-Street Parking Spaces
5) Second Tier (square feet)
6) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing non-conformities or encroachments:
Variations requested:
Lodge
Additional Use(s)
1)FAR (Floor Area Ratio)
2)Floor Area (square feet)
3)Maximum Height
4)Free Market Residential(square feet)
4)Front setback
5)Rear setback
6)Side setbacks
7)Off-Street Parking Spaces
8)Pedestrian Amenity (square feet)
Proposed % of demolition
Existing Allowed Proposed
GOLDEN HORN BUILDING 400 E COOPER AVENUE
ASPEN GOLDEN HORN, LLC
CC 3,570 3,570
EXISTING TO REMAIN (MIXED-USE)
EXISTING PEDESTRIAN MALL ENCROACHMENTS AT MILL STREET AND COOPER AVE TO REMAIN. EXISTING
UPPER LEVEL OF BUILDING IS IN WHEELER OPERA HOUSE VIEW PLANE AND IS TO REMAIN.
NO CHANGES
NO CHANGES
NO CHANGES
NO CHANGES
NO CHANGES
0
NO CHANGES
92
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
DEVELOPMENT REVIEW PROCEDURE
1.Attend pre-application conference. During this one-on-one meeting, staff will determine the review process
applies to your development proposal and will identify the materials necessary to review your application.
2.Submit Development Application. Based on your pre-application meeting, you should complete to the
application package and submit the requested number of copies of the complete application and the appropriate
processing fee to the Community Development Department.
3.Determination of Completeness. Within five (5) working days of the date of your submission, staff will review
the application and notify you in writing whether the application is complete or if additional materials are
required. Please be aware that the purpose of the completeness review is to determine whether or not the
information you have submitted is adequate to review the request, and not whether the information is sufficient
to obtain approval.
4.Staff Review of Development Application. Once your application is determined to be complete, it will be
reviewed by the staff for compliance with the applicable standards of the Code. During the staff review stage, the
application will be referred to other agencies for comments. The Planner assigned to your case or the agency may
contact you if additional information is needed or if problems are identified. Staff will draft a memo for signature
by the Community Development Director that explains whether your application complies with the Code, and will
list any conditions that should apply if the application is to be approved.
Final approval of any Development Application that amends a recorded document, such as a plat, agreement, or
deed restriction, will require the applicant to prepare an amended version of that document for review and
approval by staff. Staff will provide the applicant with the applicable contents for the revised plat. The City
Attorney is normally in charge of the form for recorded agreements and deed restrictions. We suggest that you not
go to the trouble or expense of preparing these documents until the staff has determined that your application is
eligible for the requested amendment or exemption.
5. Board Review of Application. If a public hearing is required for the land use action that you are requesting, the
Planning staff will schedule a hearing date for the application upon determination that the application is complete.
The hearing(s) will be scheduled before the appropriate reviewing board(s). The applicant will be required to mail
notice (one copy provided by the Community Development Department) to property owners within 30 feet of the
subject property and post notice (sign available at the Community Development Department) of the public hearing
on the site at least fifteen (15) days prior to the hearing date. (Please see Attachment 6 for instructions.) The
Planning staff will publish notice of the hearing in the paper for land use requests that require publication.
The Planning staff will then formulate a recommendation on the land use request and draft a memo to the
reviewing board(s). Staff will supply the applicant with a copy of the Planning staff’s memo, approximately five (5)
days prior to the hearing. The public hearing(s) will take place before the appropriate review boards. Public
hearings include a presentation by the Planning staff, a presentation by the applicant (optional), consideration of
public comment, and the reviewing board’s questions and decision.
(Continued on next page)
93
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
6.Issuance of Development Order. If the land use review is approved, then the Planning staff will issue a
Development Order, which allows the applicant to submit a building permit application.
7.Receipt of Building Permit. Once you have received a copy of the signed staff approval, you may apply for a
building permit. During this time, your project will be examined for its compliance with the Uniform Building Code.
It also will be checked for compliance with applicable provisions of the Land Use Regulations that were not
reviewed in detail during the land use case review. (This might include a check of floor area ratios, setbacks,
parking, open space and the like). Impact fees for water, sewer, parks, and employee housing will be collected as
part of the permitting process. Any document required to be recorded, such as a plat, deed restriction, or
agreement, will be reviewed and recorded before a building permit application is submitted.
94
LAW OFFI CES OF B ENJ A M I N NA Z A R IAN
To Whom It May Concern,
I am the manager of Aspen Golden Horn LLC, the owner of Golden Horn with an address of 400 East Cooper
Avenue, Units 1-4, Aspen, CO 81611. This letter confirms that Eric Westerman is our architect and
representative in the remodel of the property. Please let me know if you have any questions or if any
additional information is needed.
Respectfully,
Benjamin Nazarian
Document Ref: UNQ9S-RERUX-KQW7K-3AULT Page 1 of 2
95
BENJAMIN NAZAR IAN, ESQ
9420 WILSH IRE BLV D., SU ITE 400, BEVERLY HILLS, CA 902 1 2
31 0.300.4 1 00 TELEPHO NE
31 0.300.4 1 01 FACSIMILE
Document Ref: UNQ9S-RERUX-KQW7K-3AULT Page 2 of 2
96
Signature Certificate
Reference number: UNQ9S-RERUX-KQW7K-3AULT
Document completed by all parties on:
21 May 2022 00:48:50 UTC
Page 1 of 1
Signer Timestamp Signature
Benjamin Nazarian
Email: ben@therabodycorp.com
Recipient Verification:
Sent:20 May 2022 19:51:06 UTC
Viewed:21 May 2022 00:07:31 UTC
Signed:21 May 2022 00:48:50 UTC
✔Email verified 21 May 2022 00:07:31 UTC
IP address: 174.193.194.162
Location: Los Angeles, United States
Signed with PandaDoc
PandaDoc is a document workflow and certified eSignature
solution trusted by 30,000+ companies worldwide.
97
300' Radius of 400 E
Cooper
2,257
0.1
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Miles00.10.04
Notes
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 9:51 AM 09/20/23 at
http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
98
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. The
information maintained by the County may not be complete as to
mineral estate ownership and that information should be
determined by separate legal and property analysis.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273718216009 on 09/20/2023
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
99
305-7 MILL STREET LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
315 E HYMAN AVE HOLDINGS LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
315 EAST HYMAN AVENUE HOLDINGS LLC
ASPEN, CO 81611
516 E HYMAN AVE
400 BUILDING LLC
BOCA RATON, FL 33432-3933
306 N PLAZA REAL
400 EAST HYMAN LLC
ASPEN, CO 81611
400 E HYMAN AVE # A202
400 HYMAN LLC
ASPEN, CO 816112118
1010 E HYMAN AVE
400 HYMAN LLC
RIFLE, CO 816500351
PO BOX 351
401 HYMAN AVENUE LLC
SCOTTSDALE, AZ 852558712
25189 N 108TH WY
403 SOUTH GALENA LLC
MIAMI, FL 33127
244-250 NW 35TH ST
404 SOUTH GALENA #307 LLC
PARK CITY, UTAH 84098
900 BITNER RD #D17
407 HYMAN LLC
GLENWOOD SPRINGS , CO 81601
51027 HWY 6 & 24 #100
410 AH LLC
ASPEN, CO 81612
PO BOX 4068
411 EAST HYMAN AVENUE LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
413 EAST HYMAN AVENUE LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
414 422 EAST COOPER AVENUE LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
415 EAST HYMAN AVE LLC
ASPEN, CO 81612
PO BOX 4068
419 AH LLC
ASPEN, CO 81612
PO BOX 4068
419 EAST HYMAN AVENUE LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
420 EAST HYMAN CONDO ASSOC
ASPEN, CO 81611
420 E HYMAN
426 EAST HYMAN AVE LLC
ASPEN, CO 81612
PO BOX 4068
434 EAST COOPER AVENUE LLC
ASPEN, CO 81611
516 E HYMAN AVE 2ND FL
447 EAST COOPER AVE HOLDINGS LLC
ASPEN, CO 81611
400 E MAIN ST
AGM INVESTMENTS LLC
AUSTIN, TX 78704
1511 NICKERSON ST
AGRUSA LISA ANN
ESTERO, FL 33928
4761 W BAY BLVD #1704
ASPEN GOLDEN HORN LLC
BEVERLY HILLS, CA 90212
9420 WILSHIRE BLVD 4TH FL
ASPEN HYMAN 409 LLC
CENTENNIAL , CO 80112
9615 E COUNTY LINE RD #B396
ASPEN RETREAT LLC
SCOTTSDALE, AZ 85251
6536 E GAINSBOROUGH
BLACK HAWK ASPEN LLC
LEICESTERSHIRE LE12 8TF ENGLAND,
ROECLIFFE COTTAGE JOE MOORES LN
WOODHOUSE EAVES
BRAJOVIC MILOS & KATHRYN
ASPEN, CO 81611
404 S GALENA ST #206
CARLSON BRUCE E TRUST
ASPEN, CO 81612
PO BOX 3587
100
CITY OF ASPEN
ASPEN, CO 81611
427 RIO GRANDE PL
COTTONWOOD VENTURES I LLC
ASPEN, CO 81611
419 E HYMAN AVE
COTTONWOOD VENTURES II LLC
DALLAS, TX 75367
PO BOX 670709
COX ANTHONY E LIVING TRUST
CAPITOLA, CA 95010
1260 41ST AVE #O
DCGB LLC
NEW YORK, NY 10019
610 WEST 52 ST
DOLE MARGARET M
ASPEN, CO 816111989
400 E HYMAN AVE #302
DOWNTOWN 420 LLC
CALABASAS, CA 91302
23622 CALABASAS RD #200
ELK MOUNTAIN HOSPITALITY LLC
ASPEN, CO 81611
328 E HYMAN AVE
F & M VENTURES LLC
ASPEN, CO 81611
415 E HYMAN AVE
FOOTLOOSE MOCCASIN MAKERS INC
CANON CITY , CO 812129484
44 SILVERADO CT
FORD ANN MICHIE
ASPEN, CO 816111820
404 S GALENA ST
FORD MICHIE
ASPEN, CO 81611
404 S GALENA ST
G & K LAND CO LLC
CARBONDALE, CO 81623
0167 WILLOW LN
GALENA COOPER LLC
ASPEN, CO 81612
PO BOX 8485
GERARDOT J REVOCABLE TRUST
FORT WAYNE, IN 46804
5526 HOPKINTON DR
GOLDEN HORN BUILDING CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
400 E COOPER AVE
GORSUCH COOPER LLC
VAIL, CO 81657
263 E GORE CREEK DR
HUDSON KAREN DAY
ASPEN, CO 81611
409 E COOPER AVE APT 3
IM & AY LLC
DALLAS, TX 75252
17774 PRESTON RD
IM & AY LLC
TYLER, TX 75703
100 INDEPENDENCE PL #400
INDEPENDENCE BUILDING CONDO ASSOC
ASPEN, CO 81611
404 S GALENA ST
INDEPENDENCE PARTNERS
ASPEN, CO 81611
602 E COOPER AVE #202
KANTZER TAYLOR FAM TRST #1
MANHATTAN BEACH, CA 90266
216 SEVENTEENTH ST
MAIERSPERGER RENELL
ASPEN, CO 81611
404 S GALENA
MEYER CONDO ASSOC
ASPEN, CO 81611
403 S GALENA
MP INDEPENDENCE ASPEN LLC
KANSAS CITY, MO 64108
1908 MAIN ST
PARAGON BUILDING CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
419 E HYMAN AVE
PARAGON PENTHOUSE LLC
BEVERLY HILLS, CA 90212
9950 SANTA MONICA BLVD
PARK PLACE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
408 S MILL ST
PEYTON MARI
ASPEN, CO 81611
409 E COOPER #4
101
PROSPECTOR FRACTIONAL OWNERS ASSOC
ASPEN, CO 81611
301 E HYMAN AVE
PROVINE CATHERINE ANNE
WASHINGTON, DC 200073131
2902 O ST NW
QUALITY HOUSING GROUP I LLC
BETHESDA, MD 20814
7735 OLD GEORGETOWN RD #301
RANKMORE KEVIN L & JASMINE
WELLINGTON NSW 2820 AUSTRALIA,
PO BOX 168
RHOADES CHRISTINE A LYON LIV TRUST
LAGUNA BEACH, CA 92651
644 GRIFFITH WY
ROARING FORK CONDOS ASSOC
ASPEN, CO 81611
COMMON AREA
415 E HYMAN AVE
ROSS BARBARA REV TRUST
KILAUEA, HI 96754
4720 WAILAPA RD
ROSS ROGER A REV TRUST
KILAUEA, HI 96754
4720 WAILAPA RD
SAN ANTONIO SAGE STONE PROP LLC
SAN ANTONIO, TX 78230
12727 CRANES MILL
SCHROEDER FAMILY TRUST
ORINDA, CA 94563
4 GREENWOOD CT
SCHROEDER FAMILY TRUST
ORINDA, CA 94563
4 GREENWOOD CT
SCHULTZE DANIEL G
ASPEN, CO 81611
404 S GALENA ST #210
SILVER SLAM COMMERCIAL LLC
ASPEN, CO 81612
PO BOX 1373
STEPHENS ROSS DAVID
ASPEN , CO 81611
730 E DURANT AVE
TDCBD LLC
DALLAS, TX 75201
2100 ROSS AVE #550
TELLURIDE PARTNERS LLC
TELLURIDE, CO 81435
PO BOX 859
TOM THUMB BUILDING CONDO ASSOC
ASPEN, CO 81611
400 E HYMAN AVE
TORRE
ASPEN, CO 81612
PO BOX 2230
VALLEY INVESTMENTS LLC
ASPEN, CO 81611
602 E COOPER #202
WENDELIN ASSOC
PITTSFORD , NY 14534
1173 PITTSFORD VICTOR RD #250
WHEELER BLOCK BUILDING LLC
COLUMBIA, MO 65203
211 N STADIUM BLVD STE 201
WHEELER SQUARE CONDO ASSOC
ASPEN, CO 81611
315 E HYMAN AVE #305
WHITE RIVER HOLDINGS LLC
ASPEN, CO 81611
415 E HYMAN AVE # 401
WOODS FAMILY LP
ASPEN, CO 81611
514 TWINING FLATS RD
102
Vicinity Map
N.T.S.
PROJECT:
SCALE:
DATE:9/28/2023
GOLDEN HORNBUTTERMILK LNTIEHACK RDRED MTN
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11. SHAVANO DRW
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48. WILLIAMS RANCH CT
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35. SMUGGLER GROVE RD
44. HAROLD ROSS CT
53. RECYCLE CIR
19. W WATER PL
51. INDEPENDENCE PL
52. E FRANCIS ST
38. REGENT ST
10. GREY TALON CT
17. GROVE CT
49. BRENDAN CT
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7.EXHIBITIONL LN53. MINING STOCK PKY
54. FORGE RD
55. LINDVIG CT
56. MOLLY CT
57. ROCH PL
58. WORLD CUP CT
59. CALLAHAN CT
53.54.
55.
56.57.
58.59.
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DHIDEAWAY LN60. PAEPCKE DR
60. COACH RDRELAY
RD
HunterCree k
Ro aring Fork RiverCastleCreekMaroonCreek Date: 7/13/2022
City of Aspen
Geographic Information Systems
General
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2022 City of Aspen GIS
0 1,430 2,860715
Feet
1 inch = 1,430 feet
When printed at 11"x17"
4
STREETS
&
CITY
LIMITS
NOTES:
Legend
Roads
Water
City of Aspen
PROJECT LOCATED AT
INTERSECTION OF S. MILL
STREET AND E. COOPER AVE
103
OWNERSHIP & ENCUMBRANCE REPORT
FOR
Golden Horn Building Units 1-4
400 E. Cooper Ave., Aspen, CO 81611
September 27, 2023
Prepared For
Prepared By
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
104
Table of Contents
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Page i
Ownership & Encumbrance Report ................................................................................. 1
Authorization ................................................................................................................ 1
Scope of Work ............................................................................................................. 1
Effective Date .............................................................................................................. 1
Unit 1 ............................................................................................................................... 2
Unit 2 ............................................................................................................................... 3
Unit 3 ............................................................................................................................... 4
Unit 4 ............................................................................................................................... 5
List of Figures
Figure 1 Vicinity Map
List of Attachments
Attachment 1 Vesting Deed
Attachment 2 Deed of Trust
Attachment 3 Modification Agreement
Attachment 4 UCC Financing Statement
Attachment 5 UCC Financing Statement Amendment
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Page 1
Ownership & Encumbrance Report
This report is based on a search made of documents affecting the record title to the property
described hereinafter, searched by legal description and by the names of the grantor or grantee.
Consequently, the information as to record owner is taken from the most recent recorded Vesting
Deed, and the information as to existing encumbrances reflects those documents of record which
specifically described the subject property by legal description, or which refer to the owner of the
property which are filed by name only and do not include the legal description of the property. No
information is furnished relative to easements, covenants, conditions, and restrictions. This report
does include the results of a search under the names of the property owner(s) in the general
index. Liability of Attorneys Title Insurance Agency of Aspen, LLC under this Ownership and
Encumbrance Report is limited to the fee received.
Authorization
This work was completed per the request of Garfield & Hecht, PC dated September 22, 2023.
Scope of Work
An Ownership & Encumbrance (O&E) Report for each unit of the Golden Horn Building was
requested. There are a total of 4 units comprising the Golden Horn Building Condominium
according to the Condominium Map recorded June 13, 1984, in Plat Book 16 at Page 9, as
Reception No. 260187A.
Effective Date
The effective date of this report is September 26, 2023, 07:45 MDT.
106
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Unit 1
Property Address: 400 E. Cooper Ave., Unit 1, Aspen, CO 81611
Schedule No: R011412
Parcel No: 273718297001
Taxes: Taxes for the year 2022 have been paid in full in the amount of $21,621.04. Taxes for
2023 are not yet due or payable.
Legal Description:
Condominium Unit 1, GOLDEN HORN BUILDING, A CONDOMINIUM, according to the Plat
thereof recorded June 13, 1984 in Plat Book 16 at Page 9 and as further described in the
Condominium Declaration for Golden Horn Building recorded February 29, 1984 in Book 462 at
Page 107, Pitkin County, Colorado.
Record Owner: Aspen Golden Horn, LLC, a California limited liability company
The following liens were found affecting the subject property:
Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing from Aspen Golden
Horn, LLC, a California limited liability company to the Public Trustee of Pitkin County for the
benefit of Bank of America, N.A., to secure an indebtedness in the principal sum of $7,000,000.00,
and any other amounts and/obligations secured thereby, dated January 28, 2015, and recorded
January 30, 2015 as Reception No. 617032, and Modification Agreement thereto extending the
credit in a principal amount not exceeding $4,000,000.00 dated November 21, 2018, and recorded
January 23, 2019, as Reception No. 653551.
UCC Financing Statement from Maru LLC, debtor, to Alpine Bank, a Colorado Banking
Corporation, the secured party, recorded March 11, 2016, as Reception No. 627714, and
Amendment thereto recorded March 6, 2020, as Reception No. 663288.
107
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Unit 2
Property Address: 400 E. Cooper Ave., Unit 2, Aspen, CO 81611
Schedule No: R011413
Parcel No: 273718297002
Taxes: Taxes for the year 2022 have been paid in full in the amount of $40,295.20. Taxes for
2023 are not yet due or payable.
Legal Description:
Condominium Unit 1, GOLDEN HORN BUILDING, A CONDOMINIUM, according to the Plat
thereof recorded June 13, 1984 in Plat Book 16 at Page 9 and as further described in the
Condominium Declaration for Golden Horn Building recorded February 29, 1984 in Book 462 at
Page 107, Pitkin County, Colorado.
Record Owner: Aspen Golden Horn, LLC, a California limited liability company
The following liens were found affecting the subject property:
Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing from Aspen Golden
Horn, LLC, a California limited liability company to the Public Trustee of Pitkin County for the
benefit of Bank of America, N.A., to secure an indebtedness in the principal sum of $7,000,000.00,
and any other amounts and/obligations secured thereby, dated January 28, 2015, and recorded
January 30, 2015 as Reception No. 617032, and Modification Agreement thereto extending the
credit in a principal amount not exceeding $4,000,000.00 dated November 21, 2018, and recorded
January 23, 2019, as Reception No. 653551.
UCC Financing Statement from Maru LLC, debtor, to Alpine Bank, a Colorado Banking
Corporation, the secured party, recorded March 11, 2016, as Reception No. 627714, and
Amendment thereto recorded March 6, 2020, as Reception No. 663288.
108
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Page 4
Unit 3
Property Address: 400 E. Cooper Ave., Unit 3, Aspen, CO 81611
Schedule No: R011414
Parcel No: 273718297003
Taxes: Taxes for the year 2022 have been paid in full in the amount of $14,576.44. Taxes for
2023 are not yet due or payable.
Legal Description:
Condominium Unit 1, GOLDEN HORN BUILDING, A CONDOMINIUM, according to the Plat
thereof recorded June 13, 1984 in Plat Book 16 at Page 9 and as further described in the
Condominium Declaration for Golden Horn Building recorded February 29, 1984 in Book 462 at
Page 107, Pitkin County, Colorado.
Record Owner: Aspen Golden Horn, LLC, a California limited liability company
The following liens were found affecting the subject property:
Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing from Aspen Golden
Horn, LLC, a California limited liability company to the Public Trustee of Pitkin County for the
benefit of Bank of America, N.A., to secure an indebtedness in the principal sum of $7,000,000.00,
and any other amounts and/obligations secured thereby, dated January 28, 2015, and recorded
January 30, 2015 as Reception No. 617032, and Modification Agreement thereto extending the
credit in a principal amount not exceeding $4,000,000.00 dated November 21, 2018, and recorded
January 23, 2019, as Reception No. 653551.
UCC Financing Statement from Maru LLC, debtor, to Alpine Bank, a Colorado Banking
Corporation, the secured party, recorded March 11, 2016, as Reception No. 627714, and
Amendment thereto recorded March 6, 2020, as Reception No. 663288.
109
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Page 5
Unit 4
Property Address: 400 E. Cooper Ave., Unit 1, Aspen, CO 81611
Schedule No: R011415
Parcel No: 273718297004
Taxes: Taxes for the year 2022 have been paid in full in the amount of $9,843.00. Taxes for
2023 are not yet due or payable.
Legal Description:
Condominium Unit 1, GOLDEN HORN BUILDING, A CONDOMINIUM, according to the Plat
thereof recorded June 13, 1984 in Plat Book 16 at Page 9 and as further described in the
Condominium Declaration for Golden Horn Building recorded February 29, 1984 in Book 462 at
Page 107, Pitkin County, Colorado.
Record Owner: Aspen Golden Horn, LLC, a California limited liability company
The following liens were found affecting the subject property:
Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing from Aspen Golden
Horn, LLC, a California limited liability company to the Public Trustee of Pitkin County for the
benefit of Bank of America, N.A., to secure an indebtedness in the principal sum of $7,000,000.00,
and any other amounts and/obligations secured thereby, dated January 28, 2015, and recorded
January 30, 2015 as Reception No. 617032, and Modification Agreement thereto extending the
credit in a principal amount not exceeding $4,000,000.00 dated November 21, 2018, and recorded
January 23, 2019, as Reception No. 653551.
UCC Financing Statement from Maru LLC, debtor, to Alpine Bank, a Colorado Banking
Corporation, the secured party, recorded March 11, 2016, as Reception No. 627714, and
Amendment thereto recorded March 6, 2020, as Reception No. 663288.
110
Vicinity Map
Attorneys Title Insurance Agency of Aspen, LLC
111
L 1
L 5
L 2
L 31
NESW
L 38
L 32
L 33 L 6
L 31 L 41
L 20
L 53
18
07
13
12
1
PROJ:
FIGURE No:
2023 O&E 021
C:\Users\haydu\OneDrive\Documents\ATI Aspen\GIS\400 E Cooper.mxd
Aspen
Snow massVillage ¬«82
9S 85 W 9S 84 W
10S 84W10S 85W
This Map
³
9/24/2023
Vic inity Map
JAW 400 E CooperDATE:CLIENT:BY:ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
®0 400 800200
Feet
715 WEST MAIN STREET, SUITE 202ASPEN, COLORADO 81611 T. 10S, R 85WT. 10S, R 84WLegend
400 E Co oper
Pitkin Co unty Parcels
Se ctio ns
To wnship
GLO Lo ts, Tra cts, an d Min ing Cla ims
Original Asp en Townsite (Receptio n No . 060 156)
112
Vesting Deed
Attorneys Title Insurance Agency of Aspen, LLC
Grantor: David F.& Leticia Gordon, LLC, a Colorado limited liability company
Grantee:
Aspen Golden Horn, LLC, a California limited liability company
Reception No.:
617031, Pitkin County Records
Record Date: January 30, 2015
113
114
115
116
Deed of Trust
Attorneys Title Insurance Agency of Aspen, LLC
Grantor: Aspen Golden Horn, LLC, a California limited liability company
Grantee:
Bank of America, N.A.
Reception No.:
617032, Pitkin County Records
Record Date: January 30, 2015
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
Modification Agreement
Attorneys Title Insurance Agency of Aspen, LLC
Grantor: Aspen Golden Horn, LLC, a California limited liability company
Grantee:
Bank of America, N.A.
Reception No.:
653551, Pitkin County Records
Record Date: January 23, 2019
144
145
146
147
148
149
UCC Financing Statement
Attorneys Title Insurance Agency of Aspen, LLC
Grantor: Maru LLC
Grantee:
Alpine Bank, A Colorado Banking Corporation
Reception No.:
627714, Pitkin County Records
Record Date: March 11, 2016
150
151
152
UCC Amendment
Attorneys Title Insurance Agency of Aspen, LLC
Grantor: Maru LLC
Grantee:
Alpine Bank, A Colorado Banking Corporation
Reception No.:
66328, Pitkin County Records
Record Date: March 6, 2020
153
154
155
156
G O L D E N H O R N
400 E. COOPER AVE
H P C A P P L I C A T I O N
9/22/2023
157
158
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
N
SCALE = N.T.S.
SITE LOCATION MAP
PROJECT LOCATED AT INTERSECTION
OF S. MILL STREET AND E. COOPER AVE
159
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
DN
DN
NEW CABLE RAILINGS
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
EXISTING PLANTER TO REMAIN
NEW RECESSED MAIN LEVEL RETAIL SPACE
ENTRY VESTIBULE
PROPOSED STOREFRONT WINDOWS
EXPANDED TO GRADE
PROPOSED STOREFRONT WINDOWS
EXPANDED TO GRADE
PROPOSED STOREFRONT WINDOWS
EXPANDED TO GRADE
NEW LOWER LEVEL RESTAURANT ENTRY
REPAIR WOOD BOARD AND BATTEN SIDING
NEW VERTICAL PLATFORM LIFT
EXISTING STEPS TO REMAIN
ADJACENT
PROPERTY
GOLDEN
HORN
BUILDING
MILL STREET MALL COOPER AVE MALLALLEYADJACENT
PROPERTY
NSCALE 3/16" : 1'-0"
SITE IMPROVEMENT PLAN
160
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
NDN
DN
NEW CHAMFERED WOOD ENTRY
WALL
PROPOSED STOREFRONT
WINDOWS EXPANDED TO
GRADE
PROPOSED STOREFRONT
WINDOWS EXPANDED TO
GRADE
NEW RECESSED MAIN
LEVEL RETAIL SPACE
ENTRY VESTIBULE
PROPOSED STOREFRONT
WINDOWS EXPANDED TO
GRADE
PROPOSED STOREFRONT
WINDOWS EXPANDED TO
GRADE
NEW LOWER LEVEL
RESTAURANT ENTRY
NEW IN KIND REPLACEMENT OF
DOORS + WINDOWS IN
EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW IN KIND REPLACEMENT OF
DOORS + WINDOWS IN
EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW CABLE RAILINGS
NEW VERTICAL PLATFORM LIFT
EXISTING STEPS TO REMAIN
EXISTING PLANTER TO REMAIN
NEW OR REPAIRED STUCCO
REMOVAL OF ABANDONED HVAC
AND MECHANICAL EQUIPMENT
EXISTING A-2 SPACE
RESTROOM
201
CLOSET
201
VESTIBULE
201
ENTRY
201
TENANT 'B'
201
ELEVATOR
201
SCALE 1/4" : 1'-0"
PROPOSED MAIN FLOOR PLAN
PLAN NOTES:
1. ALL PROPOSED SCOPE OF WORK IS LIMITED
TO THE SOUTH ELEVATION [COOPER AVE MALL]
161
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
NDN
EXISTING OFFICE [B]EXISTING DECK
EXISTING DECK STRUCTURE TO
REMAIN. NEW DECK FINISH TO
BE INSTALLED
OUTLINE OF ROOF BELOW
REPAIR OF EXISTING WOOD
BOARD AND BATTEN SIDING
EXISTING FLUE TO REMAIN
REMOVAL OF WING WALL
NEW MECHANICAL SCREEN
NEW WOOD BOARD AND
BATTEN SIDING
NEW IN KIND REPLACEMENT OF
DOORS + WINDOWS IN
EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
EXISTING AND NEW
MECHANICAL EQUIPMENT
APPROXIMATE LOCATIONS
SCALE 1/4" : 1'-0"
PROPOSED UPPER FLOOR PLAN
PLAN NOTES:
1. NO PROPOSED WORK ON UPPER LEVEL
162
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
NNEW BLACK STANDING SEAM
METAL ROOF
NEW SNOW BARS, GUTTERS,
DOWNSPOUTS
EXISTING ROOF
STRUCTURE TO REMAIN
SCALE 1/4" : 1'-0"
PROPOSED ROOF PLAN
PLAN NOTES:
1. NO PROPOSED WORK ON ROOF
163
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
UP
UPDN
DN
DN
DN DN
DN
AREA LEGEND
FLOOR AREA
LOCATION
LOWER LEVEL
ENTRY LEVEL
UPPER LEVEL
TOTAL
AREA
3,641 SQ.FT.
3,794 SQ.FT.
1,053 SQ.FT.
8,488 SQ.FT.NSCALE: 1/8" = 1'-0"
LOWER LEVEL FAR
SCALE: 1/8" = 1'-0"
MAIN LEVEL FAR
SCALE: 1/8" = 1'-0"
UPPER LEVEL FAR
SCALE 1/4" : 1'-0"
EXISTING FAR PLANS
164
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
UPDN
DN
DN
AREA LEGEND
FLOOR AREA
LOCATION
LOWER LEVEL
ENTRY LEVEL
UPPER LEVEL
TOTAL
AREA
3,641 SQ.FT.
3,794 SQ.FT.
1,053 SQ.FT.
8,488 SQ.FT.NSCALE: 1/8" = 1'-0"
LOWER LEVEL FAR
SCALE: 1/8" = 1'-0"
MAIN LEVEL FAR
SCALE: 1/8" = 1'-0"
UPPER LEVEL FAR
SCALE 1/4" : 1'-0"
PROPOSED FAR PLANS
165
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
C
11'-9"11'-7"EL. 110'-4" [7934.93']
+/-21'-1 3/4"+/-21'-4 1/4"
+/-24'-11 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHTROOF HEIGHT
ROOF HEIGHT
PROPOSED STOREFRONT
WINDOWS EXPANDED TO
GRADE
NEW BLACK STANDING
SEAM METAL ROOF
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW RECESSED MAIN LEVEL RETAIL SPACE
ENTRY VESTIBULE
NEW VERTICAL BOARD AND
BATTEN SIDING
G E D
EL. 100'-0" [7923.6']EL. 99'-6" [7923.1']
EL. 88'-3" [7911.85']
T.O. STEEL ENTRY LEVELT.O. F.F. COOPER LEVEL
T.O. SLAB LOWER LEVEL
C
11'-9"11'-7"EL. 110'-4" [7934.93']
+/-21'-1 3/4"+/-21'-4 1/4"
+/-24'-11 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHTROOF HEIGHT
ROOF HEIGHT
NEW BLACK STANDING
SEAM METAL ROOF
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW RECESSED MAIN LEVEL RETAIL SPACE
ENTRY VESTIBULE
NEW VERTICAL BOARD AND
BATTEN SIDING
EXISTING STUCCO WALL
NEW CHAMFERED CORNER
ENTRY
G E D
EL. 100'-0" [7923.6']EL. 99'-6" [7923.1']
EL. 88'-3" [7911.85']
T.O. STEEL ENTRY LEVELT.O. F.F. COOPER LEVEL
T.O. SLAB LOWER LEVEL
SCALE 1/4" : 1'-0"
ELEVATIONS
PROPOSED SOUTH ELEVATION
EXISTING SOUTH ELEVATION
ELEVATION NOTES:
1. [E] ROOF STRUCTURE TO REMAIN.
2. NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN [E] OPENINGS.
3. ALL POSTS + BEAMS TO BE RE-SKINNED WITH OIL
TEAK OR SCRAPPED, SANDED TO SIMILAR
APPEARANCE.
4. [E] GRADE TO REMAIN
5. [E] CHIMNEY TO REMAIN.
6. REPAIR/REPLACE VERTICAL WOOD BOARD AND
BATTEN SIDING .
7. REPAIR STUCCO AND CONCRETE AS NEEDED.
8. PROPOSED RAILINGS TO BE CABLE RAILINGS.
RETAIL SPACE STOREFRONT WINDOWS
EXPANDED TO GRADE TO BETTER RELATE TO
PEDEDSTRIAN EXPERIENCE
166
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
EL. 110'-4" [7934.93']
T.O. F.F. UPPER LEVEL
NEW BLACK METAL STANDING SEAM ROOF
EXISTING FLUE TO REMAIN
NEW VERTICAL BOARD AND
BATTEN SIDING NEW MECHANICAL SCREEN BEYOND
165432
EL. 101'-0" [7924.6']
EL. 100'-0" [7923.6']
T.O. F.F. A-2 SPACE
T.O. STEEL ENTRY LEVEL
SCALE 1/4" : 1'-0"
ELEVATIONS
PROPOSED EAST ELEVATION
ELEVATION NOTES:
1. [E] ROOF STRUCTURE TO REMAIN.
2. NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN [E] OPENINGS.
3. ALL POSTS + BEAMS TO BE RE-SKINNED WITH OIL
TEAK OR SCRAPPED, SANDED TO SIMILAR
APPEARANCE.
4. [E] GRADE TO REMAIN
5. [E] CHIMNEY TO REMAIN.
6. REPAIR/REPLACE VERTICAL WOOD BOARD AND
BATTEN SIDING .
7. REPAIR STUCCO AND CONCRETE AS NEEDED.
8. PROPOSED RAILINGS TO BE CABLE RAILINGS.
167
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
D E GC
8'-6"1'-6"10'-4"EL. 110'-4" [7934.93']
+/-24'-0 3/8"+/-23'-0 1/2"
+/-27'-4 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHTROOF HEIGHT
ROOF HEIGHT
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW BLACK STANDING
SEAM ROOF
NEW OR REPAIRED STUCCO FINISH
NEW MECHANICAL SCREEN
NEW VERTICAL WOOD
BOARD AND BATTEN SIDING
EL. 101'-0" [7924.6']
EL. 99'-6" [7923.1']
EL. 91'-0" [7914.6']
T.O. F.F. A-2 SPACE
T.O. F.F. COOPER ST
T.O. SLAB KITCHEN
5 6234
EL. 110'-4" [7934.93']
T.O. F.F. UPPER LEVEL
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW BLACK STANDING
SEAM METAL ROOF
EXPOSED BEAM AT ROOF
NEW VERTICAL BOARD AND
BATTEN SIDING
NEW EXTERIOR LIGHT.
LOCATION TBD BY OWNER +
TENANT
NEW OR REPAIRED STUCCO
NEW VERTICAL BOARD AND BATTEN SIDING
EXISTING BEAM TO BE SANDED + STAINED
TO MATCH TEAK RAIN SCREEN ENTRY WALL
NEW CHAMFERED CORNER ENTRY
NEW CABLE RAILINGS
NEW VERTICAL PLATFORM LIFT
EXISTING STEPS TO REMAIN
1
11'-3"11'-10"EL. 101'-0" [7924.6']
EL. 99'-6" [7923.1']
EL. 88'-3" [7911.85']
T.O. F.F. A-2 SPACE
T.O. F.F. COOPER ST
T.O. SLAB LOWER LEVEL
SCALE 1/4" : 1'-0"
ELEVATIONS
PROPOSED NORTH ELEVATION
PROPOSED WEST ELEVATION
ELEVATION NOTES:
1. [E] ROOF STRUCTURE TO REMAIN.
2. NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN [E] OPENINGS.
3. ALL POSTS + BEAMS TO BE RE-SKINNED WITH OIL
TEAK OR SCRAPPED, SANDED TO SIMILAR
APPEARANCE.
4. [E] GRADE TO REMAIN
5. [E] CHIMNEY TO REMAIN.
6. REPAIR/REPLACE VERTICAL WOOD BOARD AND
BATTEN SIDING .
7. REPAIR STUCCO AND CONCRETE AS NEEDED.
8. PROPOSED RAILINGS TO BE CABLE RAILINGS.
168
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
SCALE N.T.S.
VIEWS FROM WHEELER OPERA HOUSE VIEWPLANE
WHEELER OPERA HOUSE VIEW PLANE VIEW #1
PROPOSED WORK OUT OF
VIEW BEHIND [E] BUILDINGS
WHEELER OPERA HOUSE VIEW PLANE VIEW #2
PROPOSED WORK OUT OF
VIEW BEHIND [E] VEGETATION
VIEW #3
PROPOSED WORK OUT OF VIEW
BEHIND [E] VEGETATION
VIEW #4
PROPOSED GUARDRAIL AND
REBUILT STAIRS
VIEW #6
PROPOSED GUARDRAIL AND
REBUILT STAIRS
PROPOSED MECHANICAL
UNIT SCREENING WALL
VIEW #5
PROPOSED GUARDRAIL AND
REBUILT STAIRS
PROPOSED MECHANICAL
UNIT SCREENING WALL
HIDDEN FROM VIEW
169
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
1 5 6
EL. 110'-4" [7934.93']
T.O. F.F. UPPER LEVEL
VIEW PLANE FROM WHEELER
OPERA HOUSE P.O.B.VIEW PLANE FROM WHEELER
OPERA HOUSE P.O.B.
EXISTING BUILDING
COMPONENTS ABOVE VIEW
EXISTING BUILDING
COMPONENTS BELOW VIEW
EL. 100'-0" [7924.6']
EL. 98'-6" [7923.1']
T.O. F.F. GROUND LEVEL
T.O. F.F. COOPER LEVEL
SCALE 1/4" : 1'-0"
PROPOSED WEST ELEVATION
VIEW PLANE ON ELEVATION
170
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
DRAWING ISSUE
DRAWN BY:
PROJECT No:2110
CPF
SD 12/23/21
/Users/collinfrank/Desktop/Nice Guy_.pln Thursday, December 23, 2021 3:11 PM400 E. COOPER AVE. ASPEN CO 81611THE NICE GUYAll ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of David JohnstonArchitects, PC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof David Johnston Architects, PC.119 South Spring St.Suite 203Aspen, CO 81611 970-925-3444 970-920-2186TELFAX
A2.04
RENDERINGS
PROPOSED
Sheet No.
SCALE N.T.S.
PROPOSED EXTERIOR MATERIALS
BOARD AND BATTEN
PAINTED DARK GRAY
BLACK GUTTER +
DOWNSPOUT
GRAY STUCCO
EXTERIOR LIGHTING METAL ROOF FINISHCLAD WINDOWS
171
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
SCALE N.T.S.
PROPOSED EXTERIOR RENDERING
172
G O L D E N H O R N
0 9 . 2 2 . 2 0 2 3
HPC PRE-APPLICATION
SCALE N.T.S.
PROPOSED EXTERIOR RENDERING
173
G O L D E N H O R N
1 0 . 2 3 . 2 0 2 3
HPC PRE-APPLICATION
C
11'-9"11'-7"7'-2"EL. 110'-4" [7934.93']
+/-21'-1 3/4"+/-21'-4 1/4"
+/-24'-11 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHTROOF HEIGHT
ROOF HEIGHT
NEW BLACK STANDING
SEAM METAL ROOF
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW RECESSED MAIN LEVEL RETAIL SPACE
ENTRY VESTIBULE
NEW VERTICAL BOARD AND
BATTEN SIDING
PROPOSED STOREFRONT
WINDOWS EXPANDED TO GRADE
G E D
EL. 100'-0" [7923.6']EL. 99'-6" [7923.1']
EL. 88'-3" [7911.85']
T.O. STEEL ENTRY LEVELT.O. F.F. COOPER LEVEL
T.O. SLAB LOWER LEVEL
C
11'-9"11'-7"7'-2"EL. 110'-4" [7934.93']
+/-21'-1 3/4"+/-21'-4 1/4"
+/-24'-11 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHTROOF HEIGHT
ROOF HEIGHT
NEW BLACK STANDING
SEAM METAL ROOF
NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN EXISTING OPENINGS,
TYP. AT ALL DOORS + WINDOWS
NEW RECESSED MAIN LEVEL RETAIL SPACE
ENTRY VESTIBULE
NEW VERTICAL BOARD AND
BATTEN SIDING
NEW CHAMFERED CORNER
ENTRY
EXISTING STUCCO WALL
G E D
EL. 100'-0" [7923.6']EL. 99'-6" [7923.1']
EL. 88'-3" [7911.85']
T.O. STEEL ENTRY LEVELT.O. F.F. COOPER LEVEL
T.O. SLAB LOWER LEVEL
G E D
EL. 110'-4" [7934.93']
+/-21'-4 1/4"
+/-24'-11 1/2"
T.O. F.F. UPPER LEVEL
ROOF HEIGHT
ROOF HEIGHT
EL. 99'-6" [7923.1']
T.O. F.F. COOPER LEVEL
SCALE 1/4" : 1'-0"
ELEVATIONS
PROPOSED SOUTH ELEVATION
APPROVED SOUTH ELEVATION
EXISTING SOUTH ELEVATION
ELEVATION NOTES:
1. [E] ROOF STRUCTURE TO REMAIN.
2. NEW IN KIND REPLACEMENT OF DOORS +
WINDOWS IN [E] OPENINGS.
3. ALL POSTS + BEAMS TO BE RE-SKINNED WITH OIL
TEAK OR SCRAPPED, SANDED TO SIMILAR
APPEARANCE.
4. [E] GRADE TO REMAIN
5. [E] CHIMNEY TO REMAIN.
6. REPAIR/REPLACE VERTICAL WOOD BOARD AND
BATTEN SIDING .
7. REPAIR STUCCO AND CONCRETE AS NEEDED.
8. PROPOSED RAILINGS TO BE CABLE RAILINGS.
RETAIL SPACE STOREFRONT WINDOWS
EXPANDED TO GRADE TO BETTER RELATE TO
PEDEDSTRIAN EXPERIENCE
174
0'2'4'8'16'
0
NameElevation
1
A101
SIM
Room name
150 SF
A101
1SIM
101
A101
1
1
1
1
1
Ref
View Name
14.5
/1A101
1View Name
1/8" = 1'-0"
1i
1t
Grid Head
North Arrow
Area Tag
View Titles
Section Head
Callout Head
Elevation Marks
Elevation Marks
Level Head
View Reference
Graphic Scale
Door Tag
Window Tag
Wall Tag
Centerline
Floor- Wd Finish on
Ply Subflr on 10" Joists
Ext wall - Hor siding /
5" Studs / insul / 5/8" Gyp
Clg. - 5/8" Gyp / Mtl Stud
6" Conc Flr Slab
Roof - Mtl / Ply / 10" Joist
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A000
Title Sheet
11.06.2023
RT HT
ARCHITECT:
HARRY TEAGUE ARCHITECTS
129 Emma Road
Basalt, CO 81621
Harry Teague
Robert Thorpe
970.927.4862 v
OWNER:
ANN MULLINS
216 West Hyman
Aspen, CO 81611
Ann Mullins
970.308.7115 m
STRUCTURAL ENGINEER:
SK PEIGHTAL ENGINEERS LTD
PO Box 410
Basalt, CO 81621
Adrianne Prosser
970.927.9510 v
GENERAL CONTRACTOR:
FUSE architecture + construction
P.O. Box 4525
Basalt, CO 81621
Jason LaPointe
970.618.5831 v
1/4" = 1'-0"Symbols Legend
A000 TITLE SHEET
A0.1 FAR CALCULATIONS EXISTING / PROPOSED
A101 SITE PLAN
A102 FLOOR PLANS - MAIN LEVEL EXIST'G - DEMO / PROPOSED
A103 FLOOR PLANS - LOWER LEVEL EXIST'G - DEMO / PROPOSED
A104 FLOOR PLANS - ANNOTATED
A105 ROOF PLAN
A106 FURNITURE PLANS
A107 REFLECTED CEILING PLANS PROPOSED
A201 ELEVATIONS EXISTING
A202 ELEVATIONS PROPOSED
A301 SECTIONS
A400 KEY PLANS FOR INTERIOR ELEVATIONS
A401 ENTRY AND MAIN LEVELS ENTRY INTERIOR ELEVATIONS
A402 ML - LR / DR INTERIOR ELEVATIONS
A403 ML - MASTER BR INTERIOR ELEVATIONS
A404 ML - MASTER BATH INTERIOR ELEVATIONS
A405 LL - STAIR HALL INTERIOR ELEVATIONS
A406 LL - KITCHEN / DEN INTERIOR ELEVATIONS
A407 LL - 12- M AND 14- BEDROOM 2 INTERIOR ELEVATIONS
A408 LL - BATHROOM AND BEDROOM 3 INTERIOR ELEVATIONS
A409 LL - EXTERIOR PATIO INTERIOR ELEVATIONS
A410 STAIR SETIONS AND DETAILS
A501 DETAILS
A601 SCHEDULES AND DIAGRAMS
A901 3D VIEWS - ENTRY SEQUENCE
A902 3D VIEWS - KITCHEN TO DINING ROOMS
A903 3D VIEWS - FROM DINING - LIVING ROOMS
A904 3D VIEWS - LOWER LEVEL VIEWS
1.CONTRACTOR TO COMPLY WITH CODES, LAWS, ORDINANCES, RULES, AND REGULATIONS
OF PUBLIC AUTHORITIES GOVERNING THE WORK.
2.CONTRACTOR TO REVIEW DOCUMENTS, VERIFY DIMENSIONS AND FIELD CONDITIONS AND
CONFIRM THAT WORK IS BUILDABLE AS SHOWN. CONTRACTOR TO REPORT ANY CONFLICTS
OR OMISSIONS TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PERFORMING ANY WORK
IN QUESTION.
3.FOR SUBSTITUTIONS, REFER TO THE SPECIFICATIONS.
4.DO NOT SCALE DRAWINGS. DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALES SHOWN
ON DRAWINGS, GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS, GRADES AND
CONDITIONS AT SITE PRIOR TO COMMENCING THE WORK.
5. MAINTAIN DIMENSIONS MARKED 'CLEAR'. ALLOW FOR THICKNESS OF FINISHES.
6. CEILING HEIGHT DIMENSIONS ARE TO FINISHED SURFACES.
7. CONTRACTOR TO COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS
ATTACHED OR MOUNTED TO WALLS OR CEILINGS.
8. EXCEPT WHERE SHOWN IN DIMENSIONAL DETAIL, THE LOCATIONS OF PLUMBING,
MECHANICAL EQUIPMENT, DUCTS, PIPING AND FITTINGS ARE ONLY APPROXIMATE. THE
EXACT LOCATIONS SHALL BE DETERMINED BY THE CONTRACTOR, SUBJECT TO APPROVAL
BY THE ARCHITECT.
9. CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BLOCKING, AND
SUPPORTING BRACKETS REQUIRED FOR THE INSTALLATION OF ALL CASEWORK, TOILET
ROOM ACCESSORIES, FIXTURES AND PARTITIONS AND ALL WALL MOUNTED OR
SUSPENDED MECHANICAL, ELECTRICAL OR MISCELLANEOUS EQUIPMENT AND
FURNISHINGS.
10. ALL WORK PERFORMED SHALL COMPLY WITH THE CONTRACT DOCUMENTS, DRAWINGS,
SPECIFICATIONS, AND GEOTECHNICAL INVESTIGATION AND PAVEMENT COMMENDATIONS.
11. SPECIFICATIONS, BOUND SEPARATELY, ARE PART OF THE CONTRACT DOCUMENTS.
12. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE DRAWINGS AND
SPECIFICATIONS. IF CONFLICT IS FOUND BETWEEN DRAWINGS, GENERAL NOTES AND
SPECIFICATIONS, CONSULT THE ARCHITECT BEFORE PROCEEDING WITH THE WORK.
13. THE STRUCTURAL DRAWINGS ARE SUPPLEMENTARY TO THE ARCHITECTURAL DRAWINGS.
IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CHECK WITH THE
ARCHITECTURAL DRAWINGS BEFORE THE INSTALLATION OF STRUCTURAL WORK. SHOULD
THERE BE A DISCREPANCY BETWEEN THE ARCHITECTURAL DRAWINGS AND THE
CONSULTING ENGINEERS' DRAWINGS THAT WOULD CAUSE AN AWKWARD INSTALLATION, IT
SHALL BE BROUGHT TO THE ARCHITECT'S AND ENGINEERS' ATTENTION FOR CLARIFICATION
PRIOR TO THE INSTALLATION OF SAID WORK.
14. GENERAL NOTES ARE NOT A SUBSTITUTE NOR A REPLACEMENT FOR THE PROJECT
SPECIFICATIONS. THESE NOTES ARE INTENDED AS A GUIDE TO THE DESIGN AND/OR
CONSTRUCTION REQUIREMENTS ESTABLISHED FOR THIS PROJECT.
15. NO CONTRACTOR SHOULD ATTEMPT TO BID OR CONSTRUCT ANY PORTION OF THE WORK
WITHOUT CONSULTING THE PROJECT SPECIFICATIONS.
16. THE CONTRACTOR SHALL COORDINATE THE INTENT OF THE GENERAL NOTES WITH ALL
TRADES.
AFF above finished floor
ARCHarchitectural
BLDG building
CIP cast in place
CJ control joint
CLG ceiling
CONC concrete
CONTcontinuous
CMU concrete masonry unit
C.T. ceramic tile
DIA diameter
D.S. downspout
DWG drawing
EX existing
EA each
EJ expansion joint
ELEC electrical
ELEV. elevation
EQUIP equipment
F.D. floor drain
F.O. face of
F.O.F. face of framing
F.R. fire retardant
GA gauge
GC general contractor
GWB gypsum wall board
H.C. hollow core
H.M. hollow metal
HORIZ horizontal
HT height
I.D. inside diameter
JTjoint
LAV lavatory
MAX maximum
MECH mechanical
MFR manufacturer
MIN minimum
M.O. masonry opening
(N) new
NIC not in contract
NOM nominal
NTS not to scale
O.C. on center
O.D. outside diameter
OPG opening
OPP opposite
OSB oriented strand board
PT paint
PR pair
PVC polyvinyl chloride (membrane)
R riser
(R) remove
RCP reflected ceiling plan
RE: refer to
REQD required
R.D. roof drain
R.O. rough opening
S.C. solid core
SF square feet
SIM similar
SPEC specifications
S.S. stainless steel
STD standard
STRUCT structural
T tread
TBD to be determined
TPO thermoplastic olefin (membrane)
T.O.B. top of beam
T.O.C. top of concrete
T.O.W. top of wall
TYP typical
UNO unless noted otherwise
W/ with
WC water closet
W/R water resistant
WWF welded wire fabric
GRAPHIC SYMBOLSABBREVIATIONS GENERAL NOTES DRAWING INDEX
1/4" = 1'-0"
Material Legend
MATERIAL LEGEND
PROJECT INFORMATION
Address: 216 W. Hyman Aspen, CO 81611
Lots O & P Block 53 Aspen / Pitkin CO, CO
Parcel ID # 2735-124-63-006
Lot Size: 6000 SF
Slope: <20%
HOA: No
HPC Land Use Application - Cert of No Effect
Floor Area Existing: House+Studio ~ 2202 SF
FAR Alowed: 3,240 SF
Comply W/ Certificate of No Negative Effect
No Rev'd Date
23D 0- Title Sheet 2
94'-0"
94'-0"
95'-0"
96'-0"
97'
-
0
"
9
8
'
-
0
"
99'-0" 100'-0"
POB22.322.315.3
15.2
7895
78967896
7898
78
9
9
789
77898
7898
78987901
7899
7900
7902
7900
S 75°09'11" E 60.00(R)S 14°50'49" W 100.00(R)550.6
5N 77
°
0
7'
3
5
"
E
N 75°09'11" WN 14°50'49" E 100.00(R)38.67
N 75°09'11" W
N 75°09'11" W 60.00(R)
10'13"
10'13"
10'13"
10'15"
4'12"
9'
15'14"
11'12"
12'14"
11'12"
11'14"12'19"
30'45"
9'13"
12'14"
9'13"
6'13"
4'10"
15'14"
TREEFRUIT
10'13"
12"
T
X
#5 REBA
R
NO CAP
.1(B)
EM
20.90' R.O.W.
PATIOSTONE
STUDIOALLEY
YPC
LS# 237
6
.5(B)
SHED
CONC. P
A
D
L3(F)
ALLEY BLOCK 53
RET. WALL
L4(F)HOUSE
#2 REBA
R
NO CAP
.3(A)
BMARK=
7
9
0
1
.
9
7
'
Q
ENCROA
C
H
M
E
N
TOVERHAN
G
CITY OF
A
S
P
E
N
GPS MON
U
M
E
N
T
N
O
.
6 7893.6
1
'
1
9
8
8
NAVD
ALC
CITY MO
N
U
M
E
N
T
S.E. COR
B
L
K
5
3
CITY OF
A
S
P
E
N
GPS MON
U
M
E
N
T
N
O
.
3
S
2
2°
2
3
'
2
6
"
E
7
8
2
.
3
1
'
RO
RO
7896.9'SILL
L2(F)GML1(F)
PRO
O
WALK
CONC. D
R
I
V
E
ENCROA
C
H
M
E
N
T
BUILDING
CONDOMI
N
I
U
M
S
N
1.8
YPC LS#
2
3
7
6
RPC LS#
9
0
1
8
.3(B)
SIDEWALK4.9SHADOW
M
O
U
N
T
A
I
N
1.8
74.80' R.O.W.
WEST HYMAN AVENUE
BACK OF CURB
ALC
CITY MON
U
M
E
N
T
S.W. COR
B
L
K
5
3
7901 Survey point =
100' Project Elevation3 1/4" / 1'-0"7 3/4" / 1'-0"7 3/4" / 1'-0"
7 3/4" / 1'-0"1 3/8" / 1'-0"3 1/2" / 1'-0"3 1/2" / 1'-0"6 7/8" / 1'-0"7 1/8" / 1'-0"6 7/8" / 1'-0"
SETBACK
SETBACK
SETBACK
SETBACK
11' - 6 13/16"5' - 0"5' - 0"
5' - 0"5' - 0"CURB OPP SIDE40' - 0"PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1" = 10'-0"
A101
Site Plan
11.06.2023
RT HT
1" = 10'-0"1 Site Grading Plan
14.5
1" = 10'-0"2Site Plan with Survey 0'4'8'16'32'
NOTES:
Comply with Certificate of No Negative Effect
All existing exterior lighting fixtures to remain unchanged.
Existing lighting fixtures schedule:
2 @ Front
1 @ Rear Deck
1 @ Back Door LL walkout
No Rev'd Date
DryerU.C.Refr.FD
FD
DN
UP
WasherUP
FD
DW
RangeDN
DN
A
BC
D
1
2
3
4
5
2
A301
3
A301
4
A301
A405
5
A4063
A408
8
A407
7
A4083
A407
2
4
35
810
9
2
5
4
2
43
4
2
5
10
97
A4094
2
3
5
A2022
A202
3
A2024
A202
1
Window
Seat
Coats
Recessed
Cocoa mat in flr
Dry Well or
Floor Drain
2' - 8 1/2"8' - 0 3/16"17' - 0 5/16"1' - 11 1/2"4' - 1 3/4"1' - 8"9"3 1/2"29' - 8 1/2"1' - 8"7 1/16"7' - 7"2' - 11 1/2"13' - 11 3/8"11 1/2"12' - 6 5/8"11 1/2"3' - 0"7 5/8"
3 9/16"3 1/2"3 1/2"1' - 0"1' - 8"8"3 1/2"3 1/2"8"
12' - 9 9/16"13' - 11 3/8"14' - 5 5/8"3' - 7 5/8"
2' - 1 5/16"2' - 9"3' - 2"2' - 6"4' - 8"2' - 6"3' - 0"2' - 11 3/4"11 1/8"1' - 10"7' - 11 3/8"3' - 6"2' - 4 1/2"11 1/2"3' - 7 5/8"
4 1/4"1' - 8"8"3 1/2"3 1/2"8"
1' - 9"18' - 11 5/16"2' - 11 3/4"16' - 7"11 1/2"3' - 0"
3 1/2"1' - 3"1' - 8"9 7/8"1' - 8"3 1/2"3 1/2"2' - 7 11/16"4' - 0 15/16"3' - 0 1/16"9' - 11 3/8"8"3 1/2"11 1/2"9' - 4 5/16"4 7/8"7' - 10 9/16"6 3/4"9' - 7"11 1/2"11 1/2"4' - 7"1' - 8 1/2"2' - 0"1' - 8"3' - 8 1/2"14' - 1 1/2"11 1/2"122 SF
Den
10
58 SF
Mech
12
30 SF
Sto
13
117 SF
Office
14
60 SF
Bath
15
159 SF
BR 3
16
118 SF
Wet Bar
11
127 SF
Hall
9
Stair
82
A410
A410
5
A410
6
20
21
22232427
28
29
30
53
3
A103
16' - 10 1/4"New Window W/
min Code size
Egress casement
operation U<.28
TYP
New Egress
window below
existing window
2526
4
A103
A B C D
1
2
3
4
5
2
A301
1
A301
3
A301
4
A301
A401
2
A401
6
3
5
A4017
A402
A402
5
A404
2
A403
3
3
24
43
5
5 2
4
A409 4
2
3
5
4
A2022
A202
3
A2024
A202
1 5"9' - 6 3/4"6 3/4"19' - 1"5"14' - 2 1/8"
12' - 3 3/4"4 1/2"9' - 8 1/4"3 1/8"17' - 10 7/8"30' - 0 1/2"12' - 3 1/2"
12' - 3 3/4"
13' - 5 1/8"8' - 8"5"3' - 0 1/2"2' - 0"2' - 7 1/8"4' - 9"5' - 0 1/8"2' - 6"4' - 0 7/8"2' - 6"2' - 6 5/8"5"3' - 6 1/2"4' - 11 1/2"5' - 10 5/16"3' - 8 1/2"14' - 1 13/16"4' - 5 1/2"3' - 10 3/8"5"
5"40' - 6 1/2"5"2' - 7"2' - 0"17' - 2 1/4"2' - 0"6' - 3 1/4"3' - 4 7/8"=(3) @ 2' - 0 11/16"=2' - 11 1/8"
6' - 2"
3' - 11 1/8"=(3) @ 2' - 0 11/16"=4' - 0 3/8"8' - 5 3/4"10"
1' - 11 3/4"
7"3' - 2"10 1/2"6' - 7 1/4"10"
12' - 6"14' - 10 1/2"14' - 0"
179 SF
Sun Rm
1
165 SF
Entry Hall
2
214 SF
Living
4
144 SF
Dining
3
260 SF
Kitchen
5
167 SF
MBR
6
84 SF
M Bath
7
1
2
3
4
5
6
87 9
10
11
3
A103
New Bench
4
A103
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A104
Plans
annotated
07.10.2023
RT HT
1/4" = 1'-0"1Lower Level Proposed
1/4" = 1'-0"2 Main Level Proposed
0'2'4'8'16'
No Rev'd Date
6 7/8" / 1'-0"3 1/4" / 1'-0"7 3/4" / 1'-0"7 3/4" / 1'-0"
7 3/4" / 1'-0"7 3/4" / 1'-0"6 7/8" / 1'-0"7 1/8" / 1'-0"6 7/8" / 1'-0"3 1/2" / 1'-0"3 1/2" / 1'-0"1 3/8" / 1'-0"All roofs are existing to
remain standing seam
metal roofing finish
New Custom tempered
glass Skylight
Glass U<.28
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A105
Roof Plan
11.06.2023
RT HT
1/4" = 1'-0"1Roof Plan
No Rev'd Date
Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g
93'-7 1/2"12' - 5 1/2"1' - 5 1/2"6' - 4 1/2"7' - 10"Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g93'-7 1/2"
New Egress window &
window well see sheet A103
Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g
93'-7 1/2"
New window well
as per 310.2.3
New Skylight
New
Stair
Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g
93'-7 1/2"
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A202
Elevations
Proposed
11.06.2023
RT HT
1/4" = 1'-0"1South Proposed
1/4" = 1'-0"2East Proposed
1/4" = 1'-0"3North Proposed
1/4" = 1'-0"4West Proposed
New Staircase
No Rev'd Date
1' - 9 1/2"5' - 6 1/4"Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing100'-0"
Lower Level Exist'g
93'-7 1/2"
New Skylight
Main Level Existing101'-5 1/2"
T.O. Roof
113'-11"
Entry Level Existing
100'-0"
Lower Level Exist'g93'-7 1/2"
New Staircase
Main Level Existing
101'-5 1/2"
T.O. Roof113'-11"
Entry Level Existing
100'-0"
Lower Level Exist'g93'-7 1/2"
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
1/4" = 1'-0"
A301
Sections
11.06.2023
RT HT
1/4" = 1'-0"2 Section N/S centered
1/4" = 1'-0"1Section E/W through Staircase
1/4" = 1'-0"3Section N/S through Living / Dining Rooms
1/4" = 1'-0"4Section N/S through Kitchen & Bedrooms
No Rev'd Date
PROJECT:
REVISIONS:
DRAWN:
SHEET N O :
SCALE:
SHEET TITLE :
CONSULTANTS:
DATE:
CHECKED:
Ann
Mullins
Residence
216 West Hyman
Aspen, CO 81611
PID 2735-124-63-006
Lot O + P Block 53
1 DOB Filing Set 03.31.23
2 Change Order 07.10.23
A900
3D Views - at
curbs from
5'eye level
11/06/23
Author Checker
No Rev'd Date
3D Perspective View from the nearest curb - Eye level is 5'-0"
3D Perspective View from the curb across the street - Eye level is 5'