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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
April 22, 2020
4:30 PM,
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I.SITE VISIT
I.A.None
II.ROLL CALL 4:30 PM
III.MINUTES
III.A.Minutes 4/8/2020
minutes.hpc.20200408.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.109 N. Second Street- Project Monitoring 1
2
HPC Project Monitor Memo.pdf
VIII.STAFF COMMENTS
VIII.A.Code of Conduct for Citizen Comments at Public Meetings
FINAL Memo re HPC public comment code of conduct.pdf
FINAL Resolution re HPC code of conduct.pdf
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
XIII.A.134 East Bleeker – Minor Development Review, Relocation, and Setback
Variations, PUBLIC HEARING
134EBleeker_Memo_04.22.20 (2).pdf
134EBleeker_Resolution_04.22.20 (2).pdf
ExhibitA.1_HPGuidelinesCriteria (3).pdf
ExhibitA.2_SetbackVariationCriteria (3).pdf
ExhibitB_ReferralComments (2).pdf
ExhibitC_Application (1).pdf
OTHER BUSINESS
Selection of Annual HPC Awards
XIV.ADJOURN 7:00 PM
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments 2
3
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
3
Regular Meeting Historic Preservation Commission April 8 2020
Chairperson Greenwood opened the meeting at 4:35 p.m.
Commissioners in attendance: Gretchen Greenwood, Kara Thompson, Bob Blaich,
Roger Moyer, Jeffrey Halferty, Scott Kendrick, Sheri Sanzone
Commissioners not in attendance: Nora Berko
Staff present:
Amy Simon, Interim Planning Director/Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Andrea Bryan, Assistant City Attorney
Wes Graham, Deputy City Clerk
APPROVAL OF MINUTES: Mr. Halferty motioned to approve the minutes of March 11th,
Ms. Thompson seconded. All in Favor, Motion carried.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: Mr. Halferty stated that is was lovely to see everyone
especially under the circumstances.
PROJECT MONITORING: Ms. Simon stated that the only project monitoring is 533 W
Hallam.
Ms. Yoon asked Mr. Halferty if they could set up a meeting to discuss site changes about
fenestration and drainage.
Ms. Greenwood stated that HPC has an electronic meeting resolution that needs to be passed.
Ms. Bryan explained that city staff looked at other similar municipalities that passed a resolution
for virtual meetings to comply with their health order and came up with one that fits HPC needs.
Ms. Bryan stated that HPC should adopt the policy for virtual meetings.
Ms. Greenwood asked if everyone saw this resolution in their packet.
Mr. Moyer motioned to adopt Resolution #8, Mr. Halferty Seconded. All in favor, motion
carried.
Ms. Greenwood asked Ms. Bryan if all public notices where in order.
Ms. Bryan stated that they were.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon stated that there was one on
W. Bleeker for an addition of a window on a historic resource.
CALL UPS: None.
OLD BUSINESS: 227 E. Main- Conceptual Major Development, Relocation, Setback
Variations, the public hearing continued from March 18th.
Kim Raymond and Milo Stark, Kim Raymond Architecture + Interiors
Ms. Raymond stated that at the last meeting some of the concerns that were brought up were
about the setbacks on the east side, primarily the new structure sitting all on one side of the
property. Ms. Raymond explained her team moved the structure to the middle of the lot in
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Regular Meeting Historic Preservation Commission April 8 2020
alignment with the historical resource and now there is a 3-foot setback on both sides. Ms.
Raymond stated that now she and her team are asking for a 2-foot variance on each side. Ms.
Raymond spoke about the concern HPC had about the garage being only 1-foot from the
property line. Ms. Raymond explained that they moved the garage back to connect to the other
structure and now has a 5-foot setback. Ms. Raymond stated that the only thing they are asking
for is for both side yards to have the 2-foot variance. Ms. Raymond showed visuals of the new
location of the structure aligning with the historic resource. Ms. Raymond stated another concern
was the new roof. Ms. Raymond showed a rendering of the newly designed roof and how it
matches aesthetically with the historical resource. She pointed out that the roof pitch of the new
addition matches the historic gable pitch. Ms. Raymond stated that they took off the sloping roof
in the top stairwell landing and replaced it with a flat shed roof for headspace. Ms. Raymond
stated that there was a concern with the windows on the new addition. She stated that the new
plan reflects what is on the historic resource, smaller windows and symmetrical placement in the
gable. Ms. Raymond stated that on the east side of the new addition they wanted to bring in light
into the stairwell and basement and chose larger windows and felt that since this was not a heavy
public traffic area that this was appropriate. Ms. Raymond stated that they have been in
communications with the owners of the property where Main Street Bakery sits and that they
have worked out a deal to set the transformer there. Ms. Raymond talked about the drainage
issues and pointed out that the green roof and raised gardens will meet the drainage needs.
Ms. Sanzone asked if a civil engineer has been involved with the new set of plans.
Mr. Stark replied yes, however, he has not given the stormwater plan yet.
Ms. Sanzone asked if the comments on the survey have been resolved.
Ms. Simon replied that they will be addressed in the final review.
STAFF COMMENTS: Ms. Simon stated that the applicants covered the major topics from the
last presentations. Ms. Simon reminded HPC that this is conceptual approval and not final. Ms.
Simon stated staff supports the new design of realignment. Ms. Simon stated staff is in support of
the new roof pitch and stairwell redesign. Ms. Simon listed the recommended conditions for
approval. Ms. Simon wants to see a continuance of investigation whether a transformer will be
needed on the site. Ms. Simon stated that the applicant has tried to reach out to Explore
Booksellers to discuss the impact of trees on the properties relative to the planned basement
excavation. Ms. Simon stated at the final review additional study and documentation of the
historic resource will be necessary in order to identify and respond to historic conditions that are
currently not visible. Ms. Simon stated that as part of the approval to relocate the house on the
site, the applicant will be required to provide financial security of $30,000 until the house is set
on the new foundation. Ms. Simon recommended that the applicant comes back within one year
for a final review.
Ms. Greenwood asked if during final review that the applicant could come in with roof and wall
penetrations and any exterior adds like downspouts and gutters.
Ms. Simon responded that would be expected and doesn’t need to be listed as a condition.
Ms. Sanzone asked if parks had any comments about the trees.
Ms. Simon responded that the Parks Dept has agreed to the tree removal.
Ms. Thompson asked how does the green roof link to the historic resource.
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Regular Meeting Historic Preservation Commission April 8 2020
Ms. Simon asked Ms. Thompson if she was concerned about the vegetation spreading to the
historic part.
Ms. Thompson replied yes.
Ms. Simon stated that the connector would be shown at the final review.
PUBLIC COMMENTS: Ms. Simon stated that she reached out to Ruth Carver who showed
concern at the last meeting. Ms. Simon continued that Ms. Carver is satisfied with the new plan.
COMMISSIONER COMMENTS: Ms. Greenwood thanked the applicants for listening to their
concerns. Ms. Greenwood stated that she is in favor of this project moving forward.
Mr. Blaich stated that he is in favor of this moving forward.
Mr. Halferty stated he would like a staff monitoring on the east elevation on the new addition.
Mr. Halferty pointed out the window to wall ratio is off. Mr. Halferty stated he would like to see
a restudy of this before final. Mr. Halferty stated that the CMP is very important to this project.
Ms. Thompson stated that she agrees with Mr. Halferty's statements. Ms. Thompson asked to see
more information on the linking element for the green roof. Ms. Thompson stated that she is on
board with moving this to the final review.
Mr. Moyer stated he agrees with the staff moving this forward and Mr. Halferty.
Mr. Kendrick stated he agrees with moving this forward. Mr. Kendrick agrees with Mr. Halferty
and breaking up the east side glass wall.
Ms. Sanzone stated she agrees with the staff and moving this forward.
Ms. Greenwood stated that she agrees with Mr. Halferty about the east side glass wall and that it
needs to be broken up. Ms. Greenwood stated that the restudy on the east side windows needs to
be added as a condition.
MOTION: Mr. Halferty motioned to approve resolution #9 with conditions attached, Mr. Blaich
seconded. Roll Call Vote: Ms. Thompson YES; Mr. Blaich, YES; Mr. Kendrick, YES; Ms.
Greenwood, YES; Mr. Moyer, YES; Mr. Halferty, YES; Ms. Sanzone, YES. 7-0, motion carried.
NEW BUSINESS: 620 Gillespie Avenue and 845 Meadows Road, Aspen Institute- Final
Commercial Design, Final Major Development, Planned Development
REPRESENTATIVE: Curtis and Associates, Jeffrey Berkus Architects, Rowland + Broughton
Architects, Dan Porterfield CEO of the Aspen Institute
Mr. Porterfield thanked HPC and staff for holding this meeting. Mr. Porterfield stated that this
project would be a wonderful new resource to the community, city, and valley. Mr. Porterfield
said that it’s the growing relationship between the Aspen Institute and community that makes the
renovation of the Boettcher Building so exciting. Mr. Porterfield stated that he sees the new
building as a focal point in the community. Mr. Porterfield stated since January the applicant
team has met with neighbors and gathered their feedback.
Mr. Berkus showcased their last design and proposal. Mr. Berkus stated the old plan had a large
round, elaborate walkway to enter Boettcher on the east side, a relocated spruce tree to the
southeast corner, a sculpture in the center lawn, and an Aspen grove that surrounded the project.
Mr. Berkus stated at that time they were proposing a southeast entrance on Gillespie. Mr. Berkus
showed visuals of the new design and proposal. Mr. Berkus stated that he was asked to simplify
the new plans. Mr. Berkus stated that his team agreed to make the entrance to be directly linked
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Regular Meeting Historic Preservation Commission April 8 2020
to the parking lot with the same footprint it has now. Mr. Berkus said that the sculpture was
pulled from the southeast corner to the new walkway. Mr. Berkus explained that they wanted to
open the campus up and removed the proposed Aspen grove. Mr. Berkus further explained that
all vegetation on site was going to simplified to match the natural surroundings. Mr. Berkus
stated that the sidewalk and gutter that will be installed was mandated by the city council. Mr.
Berkus pointed out that the water feature was removed to open the view to Red Mountain. Mr.
Berkus showed that the lawn has been pulled back 35-feet. Mr. Berkus stated that there will be a
very limited palette of materials that will be used on the building. Mr. Berkus listed the materials
like smooth stucco walls, black granite columns at the entry, and metal accents around the
building. Mr. Berkus showed a rendering of what the building would look like with all the
material and how the look fits into the Aspen Institute theme. Mr. Berkus explained that there is
a new skylight roof form that will be placed among the current octagons on top. Mr. Berkus
stated that this was the lowest form that they could achieve that will cover the center of the
courtyard.
Ms. Thompson asked about the benches that are being removed and if they were historic.
Mr. Lawrence stated that the benches are non-historical.
Mr. Kendrick asked where the spruce tree will be relocated to in the new plan.
Mr. Berkus replied they are going to relocate it to the corner behind the Bayer building, in a
more focal location.
Ms. Sanzone asked what is does the stone finish look like on the building.
Mr. Berkus stated that it will have a burnished finish.
Mr. Halferty asked if they could look at the trash and recyclable area.
Mr. Berkus stated that it will be surrounded by a concrete block wall with a straight stack with a
concrete base, and with a perforated metal gate. Mr. Berkus said that they are trying to mask and
hide the trash area as much as possible, just like the Koch building.
Ms. Greenwood asked why the sculpture is over on a path acting as a gate rather on a natural
lawn to the side.
Mr. Berkus explained that Herbert Byer used these sculptures as gates and they complete the
total diagram.
STAFF COMMENTS: Ms. Simon stated a lot has changed since they last saw this presentation
in ways of landscaping. Ms. Simon said that the applicants have worked very closely with other
city departments Environmental Health, Engineering, and others to meet all concerns raised. Ms.
Simon stated that HPC is doing a design review tonight. Ms. Simon pointed out that they have
not paid any attention to the storage shed that is on Meadows Rd. and that it is part of this
project. Ms. Simon stated that this area is for equipment to be stored within the fence of a former
tennis court and is proposed to be wrapped in green metal. Ms. Simon raised concern if this
material is the best sitting next to the open sage field. Ms. Simon called for a restudy for the
exterior materials and study the possibility of a landscaped roof for the storage shed. Ms. Simon
stated that the second condition in the HPC memo can be taken out, that in fact there are no
Aspen trees in that location rather red twig shrubs. Ms. Simon stated that the replacement door
and windows proposed for Boettcher must match the originals and fit in with the overall look, to
be reviewed and approved by staff and monitor.
Ms. Greenwood asked why Engineering is insisting on a sidewalk when there are no sidewalks in
the West End.
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Regular Meeting Historic Preservation Commission April 8 2020
Ms. Simon replied that this was discussed at length at the council table. Ms. Simon continued to
say that Council sees this as a safety issue.
Ms. Sanzone asked about the hedges that line the property and if zoning would have a problem
with them.
Ms. Simon stated that there is an issue with hedges becoming walls and that we would need
clarification about this.
PUBLIC COMMENT:
Ms. Greenwood stated that three letters were submitted by Lisa Markalunas, Falender Family
Janice S. Collins. Letters attached.
Mr. Falender stated that he wants to reiterate his support for this project and pointed out that his
letter outlines more in detail.
Ms. Collin read her letter that is attached.
Ms. Markalunas stated that she wants to reiterate previous commits. Ms. Markalunas raised
concern about the gateway and that it's not appropriate to the west end nor the Aspen Institute.
Ms. Markalunas stated her opposition to the sidewalk and said its inappropriate.
Ms. Greenwood asked if there would be any description or information about the sculpture.
Mr. Berkus replied yes there will an informational plaque that is adjacent to the sculpture.
Ms. Sanzone asked about the preservation of the honeysuckle bush.
Mr. Berkus stated that there is no way to preserve the honeysuckle and maintain the path.
Mr. Berkus stated that the corner gate was discussed at length with council and the placement
was carefully picket and also discussed. Mr. Berkus went on to state that the ditch that is in
referenced in Ms. Collins' letter was no longer feasible and would have to be put underground
since water can’t travel uphill.
COMMISSIONER COMMENTS:
Ms. Greenwood stated that this project has had a lot of research and thought gone into it. Ms.
Greenwood stated that she was opposed to the gate until the new design and explanation was
presented. Ms. Greenwood explained that this was important to the property and Aspen as a
whole. Ms. Greenwood stated that she is in favor of the project and moving it forward.
Ms. Thompson Stated that she agrees and would like to add clarification about the hedges. Ms.
Thompson asked that the material and design be monitored by staff. Ms. Thompson said that the
new landscape plan is an improvement.
Mr. Moyer stated that he agrees with previous comments. Mr. Moyer said the placement of the
art piece is not a problem. Mr. Moyer stated that some of the concerns that the neighbors have
are not in HPC's wheelhouse.
Mr. Halferty stated that he agrees with fellow commissioners’ comments. Mr. Halferty said that
he is still unsettled about the art piece.
Ms. Sanzone stated that she appreciates the new studies that have been done, and the landscape is
much more appropriate. Ms. Sanzone said that she approves of the sculpture and placement. Ms.
Sanzone asked if they could add a condition to the approval for the sidewalks and is there an
opportunity to review this at the staff level.
Ms. Greenwood stated that she agrees with Ms. Sanzone about adding a condition about the
sidewalk. Ms. Greenwood asked if this was appropriate for HPC or to just drop it.
Ms. Simon stated that HPC can add an advisory condition asking Engineering to look at this plan
again, that’s fine.
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Regular Meeting Historic Preservation Commission April 8 2020
Mr. Blaich stated he has great respect that has gone into this project. Mr. Blaich would like to see
this project move forward and wanted to add that the sidewalk is inappropriate. Mr. Blaich said
that is own art piece in his yard was mistaken for a Bayer sculpture and was honored by that. Mr.
Blaich stated he would like to see this project move forward.
Mr. Kendrick stated that he agrees with everyone’s comments about moving this project forward.
Mr. Kendrick said he really appreciates the editing of the landscape and letting the natural
vegetation shine through. Mr. Kendrick stated that he likes the adjustments that were made to the
gate and making it a secondary entrance this will make a nice transition from residential to the
campus. Mr. Kendrick stated that he is excited for this project to move forward.
MOTION: Ms. Thompson motioned to approve resolution #10 with conditions and advisory
attached, Mr. Moyer, seconded. Roll Call Vote. Ms., Thompson YES, Mr. Blaich, YES, Mr.
Kendrick, YES, Ms. Greenwood, YES, Mr. Moyer, YES, Mr. Halferty, YES, Ms. Sanzone, YES.
All in favor. Motion Passes.
Ms. Sanzone and Mr. Kendrick will be the project monitors.
MOTION TO ADJOURN: Mr. Moyer motioned to adjourn, Mr. Halferty seconded. All in
favor, motion carried.
___________________________
Wes Graham, Deputy City Clerk
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Page 1 of 2
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: April 22, 2020
RE: 109 N. 2nd Street (formerly 300 W. Main Street)- Project Monitoring
APPLICANT /OWNER:
Dennis Chookaszian
REPRESENTATIVE:
Charles Cunniffe Architects
LOCATION:
Street Address:
109 N. Second Street
Legal Description:
Lots Q, R and S, Block 44, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2735-124-41-006
CURRENT ZONING & USE:
Mixed Use Zone District,
Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY: The subject property contains a 1944 log cabin with a 1980s
addition. In May 2018 HPC approved a re-cladding of the addition and
alterations to its roof. A new exterior basement was proposed to
access existing basement. HPC allowed a 40 square foot bonus to
accomplish this as a preservation benefit. In 2019, the applicant
amended the project to include a larger basement, and asked for
additional floor area bonus, which was not approved. The architect was
able to design the basement in a way that worked within the floor area
limit. The project is expected to receive a building permit soon.
The owner would like to
make two more changes
which are eligible for
Project Monitor review.
Staff determined that the
review should be by the
full board. The requests
are to retain an existing
accessible ramp at the
front of the house and to
replace what appear to be
the historic windows.
STAFF RECOMMENDATION: The applicant previously committed to
removing the ramp, as a means of restoring the front of the cabin. The
ramp is functional and relatively unobtrusive, so staff can support it
remaining in place, however confirmation is needed that the design will
not have to be updated to any current codes. Additional review would
be needed for changes. Regarding the windows, a site inspection is
needed. They appear to be original and storm windows have been in
place since the 1960s. The priority is to restore and retain original
fabric. A site inspection has not been possible, but should occur, with
direction from the board, before replacement would be allowed. Staff
recommends the windows are retained unless they are beyond repair.
Relevant guidelines are found on the next page.
300
10
Page 2 of 2
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the sash have
divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to the
plane of the glazing (glass) in several increments. These increments, which individually only measure in
eighths or quarters of inches, are important details. They distinguish the actual window from the
surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
12.1 Address accessibility compliance requirements while preserving character defining features
of historic buildings and districts.
• All new construction must comply completely with the International Building Code (IBC) for
accessibility. Special provisions for historic buildings exist in the law that allow some flexibility
when designing solutions which meet accessibility standards.
11
April 6, 2020
Amy Simon
Historic Preservation Officer
Community Development Department
130 S Galena St
Aspen, CO 81611
Re: 300 W Main – Substantial Amendment Proposal
Dear Ms. Simon,
This memo documents the changes that the owner, Dennis Chookaszian, represented by Charles Cunniffe
Architects, proposes making to the property located at 109 N 2nd Street (formally 300 W Main St). A minor
development and floor area bonus were granted to this property per Resolution #8 (Series of 2018). A
relocation approval was granted per Resolution #4 (Series of 2019).
The applicant is proposing two changes to the property, including the following:
1. Preserve the existing ramp located on the east façade of the property.
We proposed keeping the existing ramp located on the east façade of the property. The ramp provides
accessible access to the home for occupants with mobility issues. This ramp was installed in 1989 when the
addition was added to the cabin and has been in place for over 30 years. The ramp connects the parking area
with the front porch. It is located behind a landscaped planter bed and has an inconspicuous pipe tube
handrail. Its visual impact on the façade is minimal.
2. Replace the log cabin windows with new windows complying with the City of Aspen energy codes.
We propose replacing 8 existing windows in the log cabin with new energy efficient windows. The 8 windows
proposed for replacement are all approximately 4’ x 4’-6” double hung windows with muntins further dividing
each lite into 8 sections. The new windows will aesthetically be compatible with the log cabin and will allow for
the removal of storm windows which currently detract from the look of the historic asset. We plan to work
closely with Historic Preservation Staff and our project monitor to select the appropriate product for window
replacement. The new windows will greatly improve energy efficiency, a goal of the City of Aspen.
Exhibits providing visual documentation of the proposed changes are attached. Please let us know if
there are additional items we can provide to aide your review.
Best regards,
Attachments:
1. Exhibit A – Existing, Approved, & Proposed
Ramp Location
2. Exhibit B – Photos of Existing Windows in the
historic cabin
Ashley Satterfield
12
6 April 2020300 W Main Street / 109 N 2nd Street&’)($)?+0##.+0#’?)0’+.#0$)?+0##.+0#’?)0’+.#0@(,++,0A(&+0$*+)$0,*’(B)#,*’()$#,)&&&(#+!#&3!#&3!#&3!#&3 + ! ! ! " 3!& !&" 3!" +,- !Existing ConditionsEXHIBIT ASite Plan13
300 W Main Street / 109 N 2nd Street6 April 2020#### " " " " !=+ !#&(3#&3)#&3!#&3#&3**#*)#*##! ,(- =+ !#&3!#&3!#&3!#&3"*=+ !+ )#&)3#&3Approved Design May 17, 2018EXHIBIT ASite Plan14
300 W Main Street / 109 N 2nd Street6 April 2020#### " " " " !=+ !#&(3#&3)#&3!#&3#&3**#*)#*##! ,(- =+ !#&3!#&3!#&3!#&3"*=+ !+ )#&)3#&3Proposed Design April 6, 2020RAMPEXHIBIT ASite Plan15
300 W Main Street / 109 N 2nd Street6 April 2020EXHIBIT B16
300 W Main Street / 109 N 2nd Street6 April 2020EXHIBIT B17
300 W Main Street / 109 N 2nd Street6 April 20208 WINDOWS PROPOSED FOR REPLACEMENTEXHIBIT B18
MEMORANDUM
TO: Historic Preservation Commission
FROM: Andrea S. Bryan, Assistant City Attorney
DATE OF MEMO: March 31, 2020
MEETING DATE: April 22, 2019
RE: Resolution #_____ 2020, Code of Conduct for Citizen Comments at
Public Meetings
SUMMARY: In the past, the Historic Preservation Commission has expressed an interest in
adopting a code of conduct applicable to public comment during public meetings to preserve a
civil environment during public meetings and to ensure the efficient and orderly administration of
Commission meetings.
DISCUSSION: Attached hereto is a resolution adopting a proposed code of conduct intended to
address concerns that have been raised in recent months regarding, among other things, the timing
and manner of citizen comment. The attach resolution is identical to the code of conduct recently
adopted by the Planning and Zoning Commission and staff believed it was appropriate for HPC to be
consistent with P&Z’s policies and procedure. It is a formal policy to guide both the public and the
Commission during public comment periods of public meetings and hearings. The attached content-
neutral decorum policy is intended to balance the public’s first amendment speech rights in a limited
public forum such as HPC meetings, with the need for effective, efficient meetings that are free from
intimidation or disorderly conduct. The following is the proposed policy, which has been put together
from samples that have been adopted by other boards and City Councils:
CODE OF CONDUCT FOR CITIZEN COMMENTS DURING CITY OF
ASPEN HISTORIC PRESERVATION COMMISSION MEETINGS:
Historic Preservation Commission meetings shall be conducted in a fair and
impartial manner. Citizen comments shall respect the need for civility for
effective public discussion of issues.
Citizen comments regarding any matter not on the agenda will be allowed
during the designated time on the agenda and may be disallowed at other times
during the meeting.
Those wishing to address the Commission on any matter not on the agenda will
be allowed a three-minute presentation per speaker. This “three minute” rule
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shall also be applicable to citizens wishing to address the Commission during
the public comment portion of public hearings for agenda items.
The Chair or presiding officer retains the discretion to allow or disallow public
comment on any agenda item that is not designated as a public hearing.
All citizen comments should be directed to the Commission, and not to
individual members of the public.
Defamatory or abusive remarks, shouting, threats of violence or profanity are
OUT OF ORDER and will not be tolerated. Persons violating these policies
may be asked to terminate their comments. In the event of repeated violations
or refusal to abide by these policies or directives, the Chair or presiding officer
has authority to request the individual to leave the meeting or direct a peace
officer to remove the individual from the Commission meeting.
RECOMMENDED ACTION: It is up to HPC to decide whether to adopt rules of decorum or a
code of conduct for citizen comments. A public comment policy may result in more efficient,
effective meetings, which will benefit not only the Commission, but the public as a whole. As
stated above, the policy that has been drafted has been put together using other similar policies
adopted by other boards and councils as a guide. HPC may wish to adopt the policy as drafted,
make changes to the policy before adopting it, or decide not to adopt a public comment policy.
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RESOLUTION NO. _____
(Series of 2020)
A RESOLUTION OF THE HISTORIC PRESERVATION COMMISSION OF THE
CITY OF ASPEN, COLORADO, ADOPTING A CODE OF CONDUCT FOR CITIZEN
COMMENTS AT PUBLIC MEETINGS
WHEREAS, it is the general practice of the City of Aspen Historic Preservation Commission
(the “Commission”) to include an agenda item at regular Commission meetings allowing citizens to
address the Commission on topics not related to specific items on the agenda
WHEREAS, the Commission also accepts citizen comments at public hearing and other
situations where comments may be invited for specific agenda items; and
WHEREAS, the Commission recognizes and encourages the right of its citizens and
members of the public to address the Commission pursuant to the First Amendment to the
Constitution of the United States of America; and
WHEREAS, the Commission is a limited public forum in which the Commission has
authority to impose reasonable, content-neutral regulations regarding the time, place, and manner
of public speech; and
WHEREAS, the Commission has the authority to place reasonable restrictions on Citizen
comments and citizen presentations in order to provide for the efficient management of public
meetings and to allow sufficient time and attention to address specific agenda items and to conduct
the business of the Commission,
WHEREAS, the Commission has the authority, pursuant to Section 26.212.010(M) of the
City of Aspen Municipal Code, to adopt its own rules of procedure necessary for the administration
of its responsibilities; and
WHEREAS, the Commission desires to adopt a uniform policy to regulate Citizen
comments at its meetings.
NOW, THEREFORE, BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO, THAT:
Section 1: The Commission adopts the following Code of Conduct, which shall be posted or
made available to members of the public at any meeting where members of the public may be
permitted to address the Commission:
21
CODE OF CONDUCT FOR CITIZEN COMMENTS DURING CITY OF ASPEN
HISTORIC PRESERVATION COMMISSION MEETINGS:
Historic Preservation Commission meetings shall be conducted in a fair and impartial manner. Citizen
comments shall respect the need for civility for effective public discussion of issues.
Citizen comments regarding any matter not on the agenda will be allowed during the designated time on
the agenda and may be disallowed at other times during the meeting.
Those wishing to address the Commission on any matter not on the agenda will be allowed a three-minute
presentation per speaker. This “three minute rule” shall also be applicable to citizens wishing to address the
Commission during the public comment portion of public hearings for agenda items.
The Chair or presiding officer retains the discretion to allow or disallow public comment on any agenda
item that is not designated as a public hearing.
All citizen comments should be directed to the Commission, and not to individual members of the public.
Defamatory or abusive remarks, shouting, threats of violence or profanity are OUT OF ORDER and will
not be tolerated. Persons violating these policies may be asked to terminate their comments. In the event
of repeated violations or refusal to abide by these policies or directives, the Chair or presiding officer has
authority to request the individual to leave the meeting or direct a peace officer to remove the individual
from the Commission meeting.
INTRODUCED, READ AND APPROVED by the Commission during a public hearing on April
____, 2020.
APPROVED AS TO FORM: HISTORIC PRESERVATION
COMMISSION:
______________________________ ___________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
____________________________
Wes Graham, Deputy City Clerk
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Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: April 22, 2020
RE: 134 East Bleeker – Minor Development Review, Relocation, and Setback
Variations, PUBLIC HEARING
APPLICANT /OWNER:
Otis Real Estate Holdings LLC,
c/o Good Property Company
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
134 E. Bleeker Street
Legal Description:
Lot S and the East ½ of Lot R,
Block 65, City and Townsite of
Aspen, Colorado
Parcel Identification:
PID# 2737-073-15-002
CURRENT ZONING & USE
R-6 (Medium-Density
Residential); Residential
PROPOSED ZONING & USE:
No change
SUMMARY: In March, HPC reviewed a Major Development
application that involved demolition and replacement of the existing
addition to this historic resource. The Commission expressed a
number of concerns and continued the hearing. The applicant
subsequently revised the project scope and requests a Minor
Development review for proposed exterior material and
fenestration changes to the existing non-historic addition and the
secondary “barn” structure and underpinning the historic home to
enlarge the basement addition. The applicant seeks setback
variations for the “barn” structure to remain in its current location.
STAFF RECOMMENDATION: Staff recommends approval with
conditions identified on page 7 of this memo.
Site Locator Map – 134 E. Bleeker St.
134
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BACKGROUND:
134 East Bleeker Street is a designated historic landmark in the R-6 zone district on a 4,500sf corner lot.
This property contains a miner’s cabin and a historic barn structure that were both moved to this site
from 418 E. Main Street in the 1960s. The spatial relationship between the two historic structures were
maintained on the new receiving site. 134 E. Bleeker was landmarked and redeveloped with the addition
that exists today in 1992.
Figure 1 – 134 E. Bleeker, 1980 Figure 2 – 134 E. Bleeker, 2020
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Minor Development (Section 26.415.070.C) for materials and fenestration changes to the existing
non-historic addition and secondary historic resource.
• Relocation (Section 26.415.090.C) for underpinning the historic house to enlarge the basement.
• Setback Variations (Section 26.415.110.C) for the existing historic secondary “barn” structure to
remain in its current location.
The HPC is the final review authority, however, this project is subject to Call-Up Notice by City Council.
PROJECT SUMMARY:
Since the last March 11th HPC meeting, the applicant has revised the scope of work which now qualifies
for a Minor Development review. The applicant proposes to maintain the existing non-historic addition
with changes to exterior materials and fenestration. Excavation to expand the existing basement is
proposed and will require the underpinning of the historic home. The secondary “barn” structure is to
remain detached with alterations to materials and fenestration to the east and north elevations of the
secondary structure. Two full on-site parking spaces are proposed with this revised design, and setback
variations are requested to maintain the location of the historic secondary resource which is currently
in the rear and east side yard setbacks.
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STAFF COMMENTS:
This corner lot property is highly visible from both Bleeker Street and Aspen Street, and as part of this
project, the applicant is asked to remove the existing garage and driveway curb cut from Aspen Street,
which is a benefit to the streetscape. Staff supports the applicant’s proposal to restore the roofs on
both historic resources to wood shingles and to paint existing siding, and the request for setback
variations to memorialize the existing location of the secondary “barn” structure. Staff recommends
HPC further discuss the proposed secondary entrance to the home and exterior details regarding the
changes proposed to the barn structure.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Landscape Design: The proposed expansion of the basement requires
excavation and underpinning of the historic house which triggers Relocation review. According
to Design Guideline 9.1, underpinning the historic resource for excavation is appropriate, and the
structural assessment and financial assurance for the historic resource will be required.
Additionally, details regarding excavation and waterline locations will need to be reviewed by
the relevant City Departments. (See Exhibit B for details.) All subgrade living space, including
lightwells, are within the setbacks, as proposed. In compliance with Design Guideline 9.6, staff
recommends a curb height of 6” or less for the proposed lightwell.
The proposed landscape plan introduces two new cottonwood street trees along Aspen Street,
and on-site planting beds and shrubs. Concerning the plantings along the west side of the
property, staff recommends reducing the shrubs closest to the historic house for the protection
of the resource (Design Guideline 1.13).
An existing non-historic fence is to be removed and replaced with a more contemporary 42” tall
wooden fence. Design Guideline 1.19 requires a low vertical picket fence allowing a level of
transparency for Victorian properties. The proposed horizontal board fence would be
appropriate around the addition, but staff recommends a vertical picket fence around the historic
home to meet the Design Guidelines.
The proposal introduces new sidewalks along both streets since the property is in a mandated
sidewalk zone. Related to these improvements, the applicant plans to reconfigure the front
walkway to the historic resource and the secondary walkway from Aspen Street. Due to the
dripline of an exiting tree, a meandering front walkway is considered appropriate (Design
Guideline 1.6).
The proposed secondary walkway leads to a vestibule located in the two-story connector. The
pathway is incorporated into an expanded patio area. While the applicant has addressed staff
concerns related to having the historic front door enter into a bedroom as indicated in the March
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plan set, staff is still concerned that the secondary pathway will look and function as the primary
entry for the home. Staff recommends this pathway be restudied to better meet Design
Guideline 10.9 & 4.1.
Figure 3 – Proposed Landscape Plan
Staff supports the overall site plan and the provision of two full parking spaces. The proposed
landscape plan is appropriate with the recommendation to reduce plantings that are too close to
the historic home. Staff recommends the further restudy of the proposed secondary walkway to
better meet the Design Guidelines 10.9 & 4.1.
2. Historic Resource – Secondary Structure: The historic secondary “barn” structure is two stories
tall with livable space on the top floor and a parking space on the ground floor. This space was
previously approved as an ADU which the applicant is in the process of removing with a cash-in-
lieu payment through a separate administrative process. This structure was relocated with the
historic home and significant areas of exterior material was replaced during the 1990’s remodel.
The revised design maintains the secondary structure as a detached structure above grade with
a new subgrade connection proposed to access the rest of the house. On the ground level, the
design incorporates a large garage door opening on the north (alley) elevation to accommodate
for a full-sized parking space within the structure. Staff supports the adaptive reuse of the “barn”
with the garage door facing the alley, but recommends further study on if the garage door can
be pulled in slightly at the corners and still provide adequate clearance.
With the removal of the curb cut along Aspen Street, the existing single-car garage door on the
non-historic shed roof addition to the “barn” is to be replaced with siding and new windows. The
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siding is proposed to match existing conditions. Two 4 over 4 windows are proposed on the east
elevation. The Design Guidelines call for new features to be distinguished from historic features
through subtle changes to style and/or detail. The proposed 4 over 4 design detail closely
mimics historic window design making it difficult to distinguish new and historic windows.
Figure 4 – Proposed East Elevation Figure 5 – Proposed North Elevation
(Secondary “barn” Structure) (Secondary “barn” Structure)
Staff supports the adaptive reuse of the secondary “barn” structure and the alterations to
material and fenestration with the recommendation to further study the window details on the
east elevation and the overall length of the garage door on the north elevation.
3. Non-Historic Addition: Materials & Fenestration: The applicant has made the decision to
maintain the existing non-historic addition to the historic house and make minor changes to
materials and fenestration. These changes include updating existing glazing and painting the
siding. According to Design Guideline 10.6, the additions needs to be recognized as a product
of its own time, but visual compatibility must be achieved by relating to two of the following
characteristics: form, material and fenestration. No changes are proposed to the existing scale
and form of the addition.
Materials: Horizontal wood siding is the unifying material seen throughout the entire project.
The applicant proposes to paint the wood siding, which is considered an appropriate finish. New
roofing material is proposed for the entire project.
Fenestration: The proposed fenestration changes deviates from what is found on the historic
resources. The most significant areas for change are concentrated on the west elevation which
faces the adjacent lot.
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Staff finds the proposed changes to material and fenestration maintains a compatible
relationship with the historic resources. Staff requests additional information regarding
exterior vents and flues, and gutters and snow stops that may be added to all of the roofs.
4. Setback Variations: The applicant proposes to maintain the existing footprint of the secondary
structure in its current location. No new development is proposed beyond the setbacks. Staff
supports the request for setback variations to memorialize the current location of the resource.
No historic resources are being moved and the historic home will remain in its location 5’ behind
the front yard setback.
The historic secondary “barn” structure is currently in the rear and east side yard setbacks. The
following setback variations are requested to maintain its current location:
• 8’-4” rear yard setback reduction
• 3’-3” east side yard setback reduction
In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district;
and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or
historic district.
Staff supports the request for setback variations to maintain the existing location of the historic
secondary structure since it meets all of the required criteria.
REFERRAL COMMENTS:
The application was referred out to other City Departments who have requirements that will
significantly affect the permit review. The following is a summary of comments received. See Exhibit B.
Engineering Department:
1. Coordinate with the Electric Department ensuring transformer upgrade is feasible. (Resolved)
2. At building permit, the following needs to be addressed:
• City of Aspen compliant survey is required
• Sidewalks required on both sides of the property
• Inspect curb and gutter and replacement of damaged areas required
• Emergency overflow path for drywell must be called out in civil plans and drainage report
• Water service line location in the front yard needs to stay out of tree drip line. Parks
Dept. approval needed.
• Submit soils report containing percolation test
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• Submit letter from structural engineer stating location of drywell will not compromise the
integrity of the structures. Any redesign of the drywell needs to adhere to City
Standards.
Parks Department:
1. Snow melted sidewalk must be 5’ away from the tree trunk (#6917 on City of Aspen tree inventory)
on Aspen Street.
2. Relocate waterline out of the tree dripline to the west property line. Parks to review revised
waterline plans.
3. More details on how excavation of the basement will occur.
4. Review of CMP when available.
Zoning Department:
1. Comments on floor area calculations.
2. Clarification of setbacks on sub-grade drawings.
Building Department:
1. Gross fire area over 5,000 sf triggers fire sprinklers.
2. Areas where roof projections are less than 3 feet from the property line need to be 1 hour fire-
resistance rated on the underside.
3. Snow stops required at all roof pitches that shed to walkways, driveways and window wells.
RECOMMENDATION:
Staff recommends the HPC approve this application with the following conditions:
1. The following setback variations are approved for the existing historic secondary “barn”
structure:
• 8’-4” rear yard setback reduction above and below grade
• 3’-3” east side yard setback reduction above and below grade
2. Restudy the secondary walkway to minimize its visual presence and meet Design Guidelines 10.9
& 4.1, to be reviewed and approved by staff and monitor prior to building permit submission.
3. Provide detailed information regarding vents and flues, gutters and snow stops, to be reviewed
and approved by staff and monitor prior to building permit submission.
4. Design the lightwell curb height to be 6” or less in height.
5. Revise window details on the east elevation of the secondary structure to meet Design Guideline
10.6, to be reviewed and approved by staff and monitor.
6. Work closely with relevant City Departments regarding work in the dripline of trees, particularly
the location of the waterline and sidewalks.
7. Minimize the length of the proposed garage door on the north elevation, to be reviewed and
approved by staff and monitor.
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8. Restudy the fence design around the historic home to meet Design Guideline 1.19, to be reviewed
and approved by staff and monitor.
9. Reduce plantings on the west side of the historic home, to be reviewed and approved by staff
and monitor.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Setback Variations Review Criteria /Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application
30
HPC Resolution #__, Series of 2020
Page 1 of 4
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MINOR DEVELOPMENT REVIEW, RELOCATION, AND SETBACK
VARIATIONS FOR THE PROPERTY LOCATED AT 134 EAST BLEEKER, LOT S AND THE
EAST ½ OF LOT R, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-15-002
WHEREAS, the applicant, Otis Real Estate Holdings, LLC, c/o Good Property Company,
represented by BendonAdams, has requested HPC approval for Minor Development,
Relocation and Setback Variations for the property located at 134 East Bleeker, Lot S and the
East ½ of Lot R, Block 65, City and Townsite of Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been
submitted to the Community Development Director and approved in accordance with the
procedures established for their review;” and
WHEREAS, for 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 approval of Relocation, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and
WHEREAS, for approval of Setback Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommends restudy; and
WHEREAS, HPC reviewed the project on April 22, 2020. HPC considered the application,
the staff memo and public comments, and found the proposal consistent with the review
standards and granted approval with conditions by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Minor Development, Relocation, and Setback Variations for 134 East
Bleeker, Lot S and the East ½ of Lot R, Block 65, City and Townsite of Aspen, CO as follows:
31
HPC Resolution #__, Series of 2020
Page 2 of 4
Section 1: Minor Development Review, Relocation, and Setback Variations.
HPC hereby approves Minor Development, Relocation, and Setback Variations with the with the
following conditions:
1. The following setback variations are approved for the existing historic secondary
“barn” structure:
• 8’-4” rear yard setback reduction above and below grade
• 3’-3” east side yard setback reduction above and below grade
2. Restudy the secondary walkway to minimize its visual presence and meet Design
Guidelines 10.9 & 4.1, to be reviewed and approved by staff and monitor prior to
building permit submission.
3. Provide detailed information regarding vents and flues, gutters and snow stops, to be
reviewed and approved by staff and monitor prior to building permit submission.
4. Design the lightwell curb height to be 6” or less in height.
5. Revise window details on the east elevation of the secondary structure to meet Design
Guideline 10.6, to be reviewed and approved by staff and monitor.
6. Work closely with relevant City Departments regarding work in the dripline of trees,
particularly the location of the waterline and sidewalks.
7. Minimize the length of the proposed garage door on the north elevation, to be
reviewed and approved by staff and monitor.
8. Restudy the fence design around the historic home to meet Design Guideline 1.19, to
be reviewed and approved by staff and monitor.
9. Reduce plantings on the west side of the historic home, to be reviewed and approved
by staff and monitor.
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. 32
HPC Resolution #__, Series of 2020
Page 3 of 4
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: 134 E. Bleeker
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City
of Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the
date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution
and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the __ day of ______________, 2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
33
HPC Resolution #__, Series of 2020
Page 4 of 4
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk
34
Page 1 of 10
Exhibit A.1
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on page 9 of this exhibit, following the list of applicable guidelines.
26.415.070.C – Certificate of Appropriateness for a 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.
35
Page 2 of 10
Chapter 1: Site Planning & Landscape Design MET NOT MET
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or
district.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact.
1.5 Maintain the historic hierarchy of spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
1.7 Provide positive open space within a project site.
1.8 Consider stormwater quality needs early in the design process.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and
shrubs.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
1.17 No fence in the front yard is often the most appropriate solution.
1.18 When building an entirely new fence, use materials that are appropriate to the building type and
style.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
1.24 Preserve historically significant landscapes with few or no alterations.
Chapter 2: Rehabilitation - Building Materials MET NOT MET
2.1 Preserve original building materials.
2.2 The finish of materials should be as it would have existed historically.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
2.4 Do not use synthetic materials as replacements for original building materials.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.CONDITION
CONDITION
CONDITION
MET
MET
MET
MET
MET
CONDITION
Historic Preservation Design Guidelines Review Criteria for 134 E. Bleeker
The applicant is requesting Minor Development review for exterior
material and fenestration changes and relocation to enlarge the basement.
The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
MET
MET
CONDITION
MET
CONDITION
CONDITION
CONDITION
MET
36
Page 3 of 10
Relevant Historic Preservation Design Guidelines:
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is typically
uncharacteristic of the historic context. Do not design a project which leaves no useful open space
visible from the street.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of
the original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated to the alley.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways
on Aspen Victorian properties.
1.5 Maintain the historic hierarchy of spaces.
Chapter 8: Rehabilitation - Secondary Structures MET NOT MET
8.1 If an existing secondary structure is historically significant, then it must be preserved.
8.2 Preserve a historic secondary building as a detached structure.
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
9.6 Minimize the visual impact of lightwells.
9.7 All relocations of designated structures shall be performed by contractors who specialize in moving
historic buildings, or can document adequate experience in successfully relocating such buildings.
Chapter 10: New Construction - Building Additions MET NOT MET
10.6 Design a new addition to be recognized as a product of its own time.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
MET
CONDITION
MET
MET
CONDITION
CONDITION
CONDITION
MET
MET
CONDITION
37
Page 4 of 10
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-public
walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the
period of significance.
• Use paving materials that are similar to those used historically for the building style and install them in
the manner that they would have been used historically. For example on an Aspen Victorian landmark
set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are
appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties. A
wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many
small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better integrated
into the proposal. All landscape plans presented for HPC review must include at least a preliminary
representation of the stormwater design. A more detailed design must be reviewed and approved by
Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the historic
landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation
of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and
conveyances located in front of a landmark should have minimal visual impact when viewed from the
public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of damaged,
aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination with the
Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant materials.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
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Page 5 of 10
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant
architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too
close to a landmark may result in building deteriorate or blocked views and is inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve the
character of a property.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian
landmarks unless there is evidence that a decorative fence historically existed on the site.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals
will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the landscape should
be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and
foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction
may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the weathering
detracts from the original design intent or philosophy.
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Page 6 of 10
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was
not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time, consider
removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood as
well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those should
be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger
area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic materials.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be 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.
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door frame,
screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door
can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
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Page 7 of 10
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and have a
matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-reflective
finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in locations
that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These include its
materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The determination
of significance is based on documentation of the construction date of the outbuilding and/or physical
inspection. A secondary structure that is related to the period of significance of the primary structure
will likely require preservation.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure
• should be maintained except when HPC finds that an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This pattern
should be maintained.
8.7 If a new garage door is added, it must be compatible with the character of the historic
structure.
• The materials and detailing should be simple.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
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Page 8 of 10
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of financial
assurances as a building relocation.
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.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect existing
openings and historic glass. Special care shall be taken to keep from damaging door and window frames
and sashes in the process of covering the openings. Significant architectural details may need to be
removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process. Proposals for
temporary storage on a different parcel will be considered on a case by case basis and may require
special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with historic
features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a modern
interpretation of a historic style are all techniques that may be considered to help define a change from
historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate
strongly to the historic resource in at least two of these elements. Departing from the historic resource
in one of these categories allows for creativity and a contemporary design response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a development.
Some resources of particularly high significance or integrity may not be the right instance for a
contrasting addition.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building. 42
Page 9 of 10
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has limited
visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource
and addition. The connector must reveal the original building corners. The connector may not be as
wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and accessed
by a secondary pathway. See guideline 4.1 for further information.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Staff Finding: The applicable sections of the design guidelines are as follows: site planning, relocation,
building materials, windows, doors, roof, secondary structures, and building additions. All relevant
Design Guidelines in Chapter 2, 3, 4, 5 and 6 related to a preservation plan need to be reviewed in detail
as part of the permit submittal for further historic evidence and/or investigative demolition in order to
ensure no historic fabric is being removed.
Design Guideline 1.13 addresses appropriate locations for plant material as it relates to the historic
resource. The proposed landscape plan calls for perennial beds, shrubs, lilacs, and cottonwood trees.
Planting locations are appropriate in most areas, but staff recommends the reduction of shrubs to the
west of the historic home in order to create a sufficient distance to prevent future damage.
Design Guideline 1.17 & 1.19 refers to fence details and location. Typically, a fence in the front yard is
not recommended, but a 42” tall fence is allowed. For historic Victorian structures, a wooden picket
fence should be designed so that the pickets are spaced ½ the width of the picket apart. A level of
transparency is required so views of the resource are not obscured. A vertical picket fence is the style
most appropriate for Victorian structures, and staff recommends the proposed fence around the
Victorian home be vertical pickets while the fence design around the addition may have a more
contemporary design.
Design Guideline 7.4 speaks to the placement of vents and flues on the roof of historic structures. New
vents should be minimized and placed in locations that are discrete. Locating such features in areas that
are non-street facing is recommended. This holds true for other similar features such as snow stops.
Staff recommends vents and snow stops be as minimal as possible.
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Design Guideline 8.7 addresses the location and aesthetics of garage doors on a secondary historic
structure. The “barn” structure is to be converted to contain a full-length parking space accessed from
the alley. This requires the garage door to be longer than the average because of the existing size of
the structure. While staff supports the location of the garage door, staff recommends additional study
of the garage door to bring it down to its absolute minimum to try and maintain as much of the materials
at the original building corners as possible.
Design Guideline 10.6 concerns the addition of new features being recognized as a product of its own
time. The new windows added to this section of the barn directly mimics the details and scale of the
upper level windows with a 4 over 4 design. Staff recommends the restudy of the window details so
that is can be easily differentiated from the historic windows.
Design Guideline 10.9 & 4.1 talks about the secondary entrance and how it should relate to the primary
entrance and historic door. All projects need to ensure that the primary historic entrance remains the
focus and front entry for the project. When a secondary entrance is proposed, it must be minimized in
scale, width and function. The proposed secondary pathway is absorbed into the expanded terrace
along Aspen Street making the walkway appear much larger and prominent that what is appropriate.
Staff recommends the applicant restudy the walkway by perhaps detaching the walkway from the
proposed terrace and/or using secondary materials to reduce scale and prominence.
In summary, staff recommends approval with the listed conditions found in the staff memo.
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Page 1 of 1
Exhibit A.2
Setback Variations Criteria
Staff Findings
26.415.110.C: Variances:
Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be required
by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Staff Finding: According to the building permit files, both the house and barn were moved to this site
in the 1960s. The barn was placed on the north east side of the property along the alley, sitting in the
required setbacks. With the proposed basement excavation, the structure will remain in the same
location but the applicant would like to memorialize the appropriate setback variations. Staff finds the
request recognizes existing conditions and meets the criteria for setback variation. Staff supports the
request for setback variations to maintain the existing secondary structure in its current location.
2. In granting a variance, the HPC must make a finding that such a variance:MET NOT MET DOES NOT
APPLY
a.) Is similar to the pattern, features and character of the historic property or district; and/or
b.) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic district.
MET
Review Criteria for 134 E. Bleeker
As a historically designated property, HPC may grant dimensional variations
of the Land Use Code to allow for development in the side, rear and front setbbacks.
The applicant is requesting Setback Variations for the historic secondary "barn" structure.
MET
Summary of Review Criteria for Setback Variation Request
26.415.110.C - Variances. Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be requried by the underlying
zoning's dimensional standards.
45
Exhibit B - Referral Comments
HP Project: 134 E. Bleeker
Engineering Department Comments:
Carly McGowan, carly.mcgowan@cityofaspen.com
Hailey Guglielmo, hailey.guglielmo@cityofaspen.com
Prior to HPC approval:
• the applicant must coordinate with the electric department to ensure the
proposed transformer upgrade is feasible.
At building permit approval
• A COA compliant survey is required.
• The property is not in a sidewalk deferred zone. Therefore, sidewalks will
be required on both sides of the property
• Curb and gutter will be inspected at time of building permit – if damaged,
replacement will be required
• In civil plans and drainage report, an emergency overflow path for the
drywell must be called out
• The large tree in the front yard creates a constrain for the water service
line location. Ensure the service line stays out of the dripline and Parks
Dept approves of the alignment.
At Building Permit Submittal the applicant must submit the following:
o A soils report containing a percolation test
o A letter from a structural engineer stating that the location of the
drywell will not compromise the integrity of the structure
If the drywell is deemed not suitable based on either of these items,
the applicant must redesign the stormwater management plan for the
site, adhering to City Standards.
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Parks Department Comments:
Dave Radeck, dave.radeck@cityofaspen.com
David Coon, david.coon@cityofaspen.com
• Move snow melted sidewalk 5’ away from trunk of tree on Aspen Street
entrances – tree is #6917 on the City of Aspen tree inventory
• Move water line to west property line, well outside of tree dripline
• We will want to see the CMP, once it becomes available to verify that all
the Parks concerns have been addressed
• Review excavation plans for the basement.
Zoning Department Comments:
Jim Pomeroy, jim.pomeroy@cityofaspen.com
• Review floor area calculations related to allowable floor area, exemptions,
deck calculations, exposed wall calculations, etc. (Detailed comments sent
to the applicant.)
• Clarify setback locations on subgrade floor plans.
Building Department Comments:
Bonnie Muhigirwa, bonnie.muhigirwa@cityofaspen.com
Denis Murray, denis.murray@cityofaspen.com
• The gross fire area appears to be slightly over 5,000 sf triggering the
requirement for fire sprinklers
• The roof projections that are less than 3 feet from the property line will
need to be 1 hour fire-resistance rated on the underside (2015 IRC
R302.1(2).
• Snow stops will be required at all roof pitches that shed onto walkways,
driveways, and window wells (Ordinance 40, 2016)
47
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
March 30, 2020
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 134 East Bleeker Street Minor HPC Review, Temporary “Relocation” to enlarge the
existing basement, and Variations for existing historic shed
Dear HP Staff and HPC,
Please accept this application for Minor Development Review, including a request to excavate the
crawl space underneath the landmark and a request to memorialize the existing location of the
historic barn within the rear and side yard setbacks. 134 East Bleeker Street is a 4,500sf lot located
on the northwest corner of Bleeker and Aspen Streets. The small property contains two historic
resources that were relocated from East Main Street in the 1960s. An existing voluntary ADU, that
is not required to be occupied, is proposed to be removed – the property is proposed to be a single
family home.
Figure 1: Current photographs of 134 East Bleeker Street.
Page 1 of 111
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Background
The buildings were constructed between 1886 and 1890 based on Sanborn Maps. According to
Building Department records, the two historic resources at 134 East Bleeker Street were moved in
1962 from 418 East Main Street. Sanborn Maps confirm this information and show that the
relationship between the primary and secondary resources is maintained at 134 East Bleeker
Street – the primary resource faces the street with a front yard setback and the barn is located on
the alley/rear property line. A comparison of the footprints from the 1898 map to the 1904 map
show that the gable end on the east elevation and the front porch were extended during this time.
The shed roof addition to east elevation of the barn (aka carriage house) was added between 1898
and 1904 as well.
A permit was filed in 1970 to add new cedar siding, but it is unclear which structure received new
siding. Photographs show no siding on the barn during construction of the 1990s project.
In 1992 approval was granted to remodel and convert that barn/carriage house into an accessory
dwelling unit. The voluntary ADU received a 134sf floor area bonus and a parking waiver. In 1992,
HPC approved the new addition and exterior changes to the barn including variations for the barn
and the 1990s addition; however, a resolution was never recorded to memorialize the variations
granted to the barn and the 1990s addition.
Revised Proposal
HPC considered the project on March 11th and requested a complete restudy of the original
proposal to remove and replace the non-historic addition. HPC did not support the request for a
parking reduction and dimensional variation and continued the hearing to April. As a result of the
March 11th feedback, we have taken the project in a completely different direction. The proposal
is to work with the existing mass and scale of the non-historic addition and:
Miner’s cabin and 1990s addition
• Update non-historic windows and doors with aluminum clad frames
• Update the non-historic second floor porch facing Aspen Street
• Dig a basement (without a request for setback variations)
• Add required lightwells for egress (without a request for setback variations)
• Paint siding
• Replace asphalt roof with wood shingle
• Temporary shoring to dig basement
• Minor updates to existing landscape
• Memorialize setbacks for existing conditions
o Note: because there was no HPC resolution recorded in 1992 we recommend
clarifying the setback variations for the barn as part of this application.
Historic Barn
• Update non-historic windows and doors with aluminum clad frames
• Paint siding
• Replace asphalt roof with wood shingle
• Remove the garage door, add windows, and remove the curb cut from Aspen Street which
adds an on street parking space.
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49
• Add garage door with matching wood siding that fac es the alley (north) to provide a full-
sized parking space within the historic shed, accessed from alley.
• A full-sized s urface parking space is located adjacent to the shed in the northwest corner
of the property, accessed off the alley.
New street trees are proposed along Aspen Street where the curb cut is currently located (and is
required to be vacated). Existing trees are protected as required by the Parks Department. A
preliminary drainage plan and landscape plan are provided in the application. There are a few
follow up items for staff and monitor – light fixtures and foundation detail – that we are continuing
to work on while we await our hearing. Material samples will be provided at the HPC meeting.
Thank you for reviewing this application. Please reach out if you need additional information to
complete your review.
Sincerely,
Sara Adams, AICP
Exhibits (italics indicate updated exhibits)
A –HP Minor and Existing Conditions Variations Review Criteria
B – Relocation
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L – Updated drainage report
M – Updated drawing set including stamped survey, renderings
Page 3 of 111
50
Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
Exhibit A – Minor HP Review
Variations for Existing Conditions
26.415.060.A Approvals Required. Any development involving properties designated on the aspen
Inventory of Historic Landmark Sites and Structures, as an individual property or located within the
boundaries of a Historic District, unless determined exempt, requires the approval of a development
order and either a certificate of no negative effect or a certificate of appropriateness before a building
permit or any other work authorization will be issued by the City. HPC shall provide referral comments
for major projects to rights of way located within the boundaries of a Historic District.
Response: Applicable Design Guidelines are addressed below:
Streetscape
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood
or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
Response – n/a. The miner’s cabin and barn are not proposed to be moved. The existing footprint
reinforces the development patterns in the West End.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining
historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be encouraged
on a case by case basis.
Response – The character defining cottonwood street trees are protected, and additional street trees
are proposed as directed by the Parks Department. The new street trees will be located in the right of
way along Aspen Street and will fill in the gap created by the curb cut and driveway (that will be removed
as part of this application).
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
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51
Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
• Non-historic driveways accessed from the street should be removed if they can be relocated
to the alley.
Response – The non-historic driveway from Aspen street is
proposed to be removed. Access is proposed off the alley.
1.4 Design a new driveway or improve an existing driveway in
a manner that minimizes its visual impact.
• If an alley exists at the site, the new driveway must be
located off it.
• Tracks, gravel, light grey concrete with minimal seams,
or similar materials are appropriate for driveways on
Aspen Victorian properties.
Response – The “driveway” is proposed to be located off the
alley.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private
spaces from the public sidewalk to a semi-public
walkway, to a semi private entry feature, to private
spaces.
Response – The primary walkway and entrance is from Bleeker
Street to the historic front porch. The existing secondary
walkway from Aspen Street to the property remains.
1.6 Provide a simple walkway running perpendicular from
the street to the front entry on residential projects.
• Meandering walkways are not allowed, except
where it is needed to avoid a tree or is typical of the
period of significance.
• Use paving materials that are similar to those used
historically for the building style and install them in
the manner that they would have been used
historically. For example, on an Aspen Victorian
landmark set flagstone pavers in sand, rather than
in concrete. Light grey concrete, brick or red
sandstone are appropriate private walkway
materials for most landmarks.
• The width of a new entry sidewalk should generally
be three feet or less for residential properties. A
wider sidewalk may be appropriate for an
AspenModern property.
Response – A simple sand set stone paver walkway into the
main entry is proposed from the sidewalk to the front porch.
Figure 1: Existing front walkway.
Figure 2: Detail of proposed front walkway and secondary side
walkway. Note: proposed walkway and dripline in green, and
required sidewalks along both Bleeker and Aspen Streets.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
The existing front walkway (Figure 2) meanders around the large Silver Maple tree – the proposed
walkway is pushed further east to protect the root system.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather
than many small unusable areas.
• Open space should be designed to support and complement the historic building.
Response – Open space is proposed in front of the addition facing Aspen Street. A generous front yard,
greater than the required 10 ft. front setback, is maintained in the proposal.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at
least a preliminary representation of the stormwater design. A more detailed design must be
reviewed and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site,
reduce the generation of additional stormwater runoff, and increase infiltration into the
ground. Stormwater facilities and conveyances located in front of a landmark should have
minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response – A conceptual drainage plan is included for Engineering review in the application.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
Response – A landscape plan is included in Exhibit M - built in furnishing are not proposed at this time.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
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• Consider restoring the original landscape if information is available, including original plant
materials.
Response – Mature cottonwood trees that border the streets are protected and preserved. The large
silver maple tree in the front yard is to be protected as per Parks’ comments. Tree removals have been
discussed and preliminarily approved by the Parks Department during a site visit in early January.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
over textured or overly complex in relationship to the historic resource, particularly in Zone A.
In Zone A, new planting shall be species that were used historically or species of similar
attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height,
sod, and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited
patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building
must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to
over plant either property, or remove all evidence of the landscape characteristics from before
the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – A simple landscape with traditional plantings is proposed (Exhibit M).
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – No new planting material is proposed that will damage the historic structures. A detailed
landscape plan with proposed plant species is included in Exhibit M.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a
case-by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the
building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
Response – Landscape lighting is not proposed as this time.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
Response – The existing fence is not original and is proposed to be removed and replaced with a wood
fence.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – n/a.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve
the character of a property.
Response – n/a.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized.
Response – A simple wood fence is proposed with horizontal slats.
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Exhibit A
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134 East Bleeker St.
1.19 A new fence should have a transparent quality, allowing views
into the yard from the street.
• A fence that defines a front yard must be low in height and
transparent in nature.
• For a picket fence, spacing between the pickets must be a
minimum of 1/2 the width of the picket.
• For Post-WWII properties where a more solid type of fence
may be historically appropriate, proposals will be reviewed
on a case-by-case basis.
• Fence columns or piers should be proportional to the fence
segment.
Response – The fence will be 42” in height and will meet the spacing
requirements outlined in guideline 1.19. An inspiration image is at
right and more details and dimensions will be provided prior to the
HPC meeting.
1.20 Any fence taller than 42” should be designed so that it avoids
blocking public views of important features of a designated
building.
• A privacy fence should incorporate transparent elements to minimize the possible visual
impacts. Consider staggering the fence boards on either side of the fence rail. This will give
the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
Response – n/a.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure.
Response – n/a.
Figure 3: Inspiration image of fence. Note:
fence will be 42” tall and will meet spacing
requirements to be transparent in nature.
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134 East Bleeker St.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be
reviewed on a case by case basis.
Response – The historic buildings are proposed to maintain grade similar to existing conditions.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
Response – The character defining cottonwood street trees are preserved and protected.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
Response – The simple historic design of the landscape is maintained in the proposal. Setbacks are
unchanged and significant trees are protected.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
Response – Parking is located off the alley in the garage.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
Response – Important trees are to be preserved and protected as per Parks’ comments during the
January 7, 2020 site visit.
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Minor Design Review + Existing Conditions
134 East Bleeker St.
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant
material.
• Any material that covers historic materials may also trap moisture between the two layers.
This will cause accelerated deterioration to the historic material which may go unnoticed.
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134 East Bleeker St.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair
the original, underlying material.
Response – The barn siding was removed and replaced
during the 1990s remodel based on photographs found in
a closet in the house (see photo at right). The existing
siding is not proposed to be replaced; however, a new
opening for the garage door is proposed facing the alley.
Windows
3.1 Preserve the functional and decorative features of a
historic window.
• Features important to the character of a window
include its frame, sash, muntins/mullions, sills,
heads, jambs, moldings, operations, and
groupings of windows.
• Repair frames and sashes rather than replacing
them.
• Preserve the original glass. If original Victorian
era glass is broken, consider using restoration
glass for the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
Figure 4: 1990s remodel photograph of barn.
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Exhibit A
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134 East Bleeker St.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be 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.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the original
window to be seen from the public way.
• If a storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around the perimeter. A storm window should not include muntins unless
necessary for structure. Any muntin should be placed to match horizontal or vertical divisions
of the historic window.
Response – All historic windows in the historic house are proposed to remain. New aluminum clad windows
are proposed to replace non-historic windows. A new opening is proposed in the barn to provide access to
the parking space. The garage door will have a ~6 inch inset, similar to a traditional garage roll door. The
door material will match the horizontal wood siding of the barn.
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door,
door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and
flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
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Minor Design Review + Existing Conditions
134 East Bleeker St.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic
entry door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new
storm door.
• New screen doors should be in character with the primary door.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style
of the building.
• On Aspen Victorian properties, conceal any modern elements
such as entry key pads.
Response – Original doors and hardware are preserved on both historic landmarks.
Figure 1: Historic side door.
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Minor Design Review + Existing Conditions
134 East Bleeker St.
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The historic front porch on the miner’s cabin is not proposed to change.
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to
preserve the integrity of the original design intent, such as crisp edges, rather than to retain
heavily deteriorated material.
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134 East Bleeker St.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of
replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
Response – Architectural details will be repaired as needed.
Roof
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen
from the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
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134 East Bleeker St.
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.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline
and set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic
building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they
also complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally not permitted on AspenModern properties since they are not
characteristics of these building styles.
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.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for
a secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original
seaming.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a
false impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – The asphalt roof on both the miner’s cabin and the barn are proposed to be replaced with
wood shingle.
Historic Barn
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These
include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of the primary structure will likely require preservation.
Response – The barn is preserved in place with minor changes.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure should be maintained except when HPC finds that
an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
Response – There is a subgrade connection between the main home and the barn. No above grade
connection is proposed.
8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping
with its original character as a utilitarian structure.
• Most secondary structures are basic rectangular solids, with simple finishes and no
ornamentation.
Response – n/a.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
Building additions
8.4 When adding on to a secondary structure, distinguish the addition as new construction and
minimize removal of historic fabric.
• Additions to a secondary structure must be smaller in footprint than the original building and
lower in height. Maintaining the overall mass and scale is particularly important.
• Do not alter the original roof form.
• An addition must be inset from the corners of the wall to which it attaches.
Response – No addition is proposed – a below grade connection is proposed to link the living space in
the barn to the rest of the home.
8.5 Preserve the original building materials, or match in kind when necessary.
Response – It appears from photographs that there is limited to no original building materials let.
Existing materials are proposed to remain where possible.
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is
preferred.
Response – Existing door and window openings are unchanged and a non-historic garage door is removed
from the east elevation. New openings are limited to an expansion of the existing garage door on the
north elevation to accommodate a full size parking space within the barn.
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
• The materials and detailing should be simple.
Response – The new garage door is a traditional roll up door with a ~6 inch inset. The door will match the
horizontal wood siding to create a seamless appearance.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
Response – The barn is incorporated into the overall use of the property as a single family home.
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response – n/a.
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Minor Design Review + Existing Conditions
134 East Bleeker St.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental
to the historic resource in any case when preservation benefits or variations are being
approved.
Response – n/a.
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a
new faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – A minor remodel to the existing non-historic addition is proposed. Aluminum clad windows
are proposed to update the 1990s window style and an updated second floor porch is proposed. Overall
materials and windows/doors are the only areas proposed to change in order to better distinguish
between historic and new construction.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against
the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade
floor area of the original historic resource. All other above grade development must be
completely detached. HPC may consider exceptions to this policy if two or more of the following
are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
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o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Response – The historic resource is the main focal point of the property. Only minor changes to materials,
windows and details are proposed. Mass, scale, footprint and height are not proposed to change.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one
story tall, directly behind that resource, unless completely detached above grade by a distance of at
least 10 feet.
HPC may consider exceptions to this policy if two or more of the following are met:
• The connector element that links the new and old construction is a breezeway or transparent
corridor, well recessed from the street facing side(s) of the historic resource and the area of
two story construction that appears directly behind the one story historic resource is minimal
• The footprint of the new addition is closely related to the footprint of the historic resource and
the proposed design is particularly sensitive to the scale and proportions of the historic
resource
• The project involves the demolition and replacement of an older addition that is considered to
have been particularly detrimental to the historic resource
• The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
• There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
• The project is proposed as part of a voluntary AspenModern designation, or
• The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
Response – n/a. Both landmarks are 1 ½ stories and there is no massing or footprint change proposed.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible
with historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or
a modern interpretation of a historic style are all techniques that may be considered to help
define a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition
must relate strongly to the historic resource in at least two of these elements. Departing from
the historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
Page 21 of 111
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
Response – The minor updates better distinguish between new and historic construction and refresh the
non-historic addition. Form and materials are consistent with the historic resources; fenestration is
more contemporary but still relates to the landmarks.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on
the street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same
height. An addition can not be placed in a location where these relationships would be altered
or obscured.
Response – n/a.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
Response – n/a. No change to size and scale is proposed.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary
building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
Response – n/a. No change to the footprint or height of the non-historic addition. The connector is
unchanged with the exception that materials will be replaced inkind.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are
approved based on site specific constraints that restrict rear additions.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
Response – n/a. No change to the location of the non-historic addition.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited,
but the addition is primarily a pitched roof.
Response – n/a. No change to roof form.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Response – n/a. No change to the mass of the non-historic addition that would obscure or destroy
historically important details.
10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the
historic building.
Response – n/a.
10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of
the historic resource.
• Set the addition back from street facing façades a distance approximately equal to its height.
Response – n/a.
10.15 The roof form of a rooftop addition must be in character with the historic building.
Response – n/a.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
Accessibility, Architectural Lighting, Mechanical Equip., Service Areas
12.2 Original light fixtures must be maintained. When there is
evidence as to the appearance of original fixtures that are no longer
present, a replication is appropriate.
Response – n/a. The existing light fixture on the landmark is shown
in Figure 4 and is not historic.
12.3 Exterior light fixtures should be simple in character.
• The design of a new fixture should be appropriate in form,
finish, and scale with the structure.
• New fixtures should not reflect a different period of history
than that of the affected building, or be associated with a
different architectural style.
• Lighting should be placed in a manner that is consistent with
the period of the building, and should not provide a level of
illumination that is out of character.
• One light adjacent to each entry is appropriate on an Aspen
Victorian residential structure. A recessed fixture, surface
mounted light, pendant or sconce will be considered if
suited to the building type or style.
• On commercial structures and AspenModern properties,
recessed lights and concealed lights are often most
appropriate.
Response – Exterior light fixtures will be simple, located in the existing locations, and will meet Lighting
Code. We request staff and monitor review and approval of the light fixtures during building permit
review.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash
storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their visual
impact. Where rooftop units are visible, it may be appropriate to provide screening with
materials that are compatible with those of the building itself. Use the smallest, low profile
units available for the purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a discrete
location. Use pedestals when possible, rather than mounting on a historic building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending with
their backgrounds
Figure 4: Light fixture shown above.
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Exhibit A
Minor Design Review + Existing Conditions
134 East Bleeker St.
Variations for historic barn existing location
• In general, mechanical equipment should be vented through the roof, rather than a wall, in a
manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
Response – Utilitarian areas will be consolidated where possible.
26.415.110.C. Variations. Dimensional variations are allowed for projects involving designated
properties to create development that is more consistent with the character of the historic property or
district than what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variations of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Response – The request for variations is limited to the existing location of the historic barn. The 1990s HPC
approval never concluded with a resolution memorializing the setback variations. We request the ability
to recognize the setback variations for the existing location of the historic barn. As shown on the Sanborn
Maps in the cover letter to this application, the building was originally located on the rear property line on
Main Street. The relationship between the primary house and the barn was maintained when it was
relocated to Bleeker Street in the 1960s. The existing rear setback is 1’ 8” where 5’ is required for garage
and 10’ is required for living space; and the existing east side setback is 1’9” where 5’ is required.
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Exhibit B
Relocation
134 East Bleeker St.
Relocation
Exhibit B – Relocation
26.415.090. Relocation of designated historic properties.
The intent of this Chapter is to preserve designated historic properties in their original locations as much
of their significance is embodied in their setting and physical relationship to their surroundings as well as
their association with events and people with ties to particular site. However, it is recognized that
occasionally the relocation of a property may be appropriate as it provides an alternative to demolition
or because it only has a limited impact on the attributes that make it significant.
C. Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property;
or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
Response - The resources are proposed to remain in their current locations, but the basement is proposed
to be enlarged to accommodate more floor area below grade. A letter from Brikor is attached to
demonstrate the ability to dig a basement.
9.1 Developing a basement by underpinning and excavating while the historic structure
remains in place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
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Exhibit B
Relocation
134 East Bleeker St.
Response – At this time, the building is proposed to be underpinned and excavated in situ.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation alternative
in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
Response – n/a.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes
obscured by trees.
Response – n/a.
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if needed
to address drainage issues. A substantial change in position relative to grade is inappropriate.
• Avoid making design decisions that require code related alterations which could have been avoided.
In particular, consider how the relationship to grade could result in non-historic guardrails, etc.
Response – n/a.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
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74
Exhibit B
Relocation
134 East Bleeker St.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and
is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut
of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
Response – The foundation will be similar to the existing condition. A detail will be provided for staff and
monitor review prior to building permit submittal.
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.
Response – An existing lightwell on the east elevation is proposed to remain, and a new lightwell that
serves as egress to two below grade bedrooms is proposed along the west elevation.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the
HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
Response – The building is not proposed to be relocated. The existing basement is proposed to expand
under the miner’s cabin and partially under the barn.
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75
Exhibit B
Relocation
134 East Bleeker St.
9.8 Proposals to relocate a building to a new site are highly discouraged.
• Permanently relocating a structure from where it was built to a new site is only allowed for
special circumstances, where it is demonstrated to be the only preservation alternative.
Response – n/a.
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76
970 923 3088
BRIKOR ASSOCIATES
20 Sunset Drive, Unit 1
Basalt, Colorado 81621
WWW.BRIKOR.COM
134 Bleeker Construction Sequence
• Hold site meeting with HPC monitor and review proposed scope & sequence of
construction
• Identify all historic elements on existing structure as directed by HPC monitor
• Protect existing elements that remain on existing structure as approved by HPC monitor
• Remove and package historic elements that require removal as approved by HPC monitor
• Fence site
• Protect all trees and utilities and adjacent properties
• Demo and remove all non-historic elements
• Shore the interior of the structure
• Shore the perimeter of the foundation excavation area
• Raise the existing structure above the existing foundation and support outside or on top of
the new shoring system
• Excavate under the existing structure
• Build new foundation (footings and walls) for existing structure
• Waterproof new foundation
• Build new floor assembly for existing structure
• Lower the existing structure on the new foundation assembly
• Backfill the excavation
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77
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com
DATE: January 02, 2020
PROJECT LOCATION: 134 E. Bleeker Street
REQUEST: Major Development and Relocation
DESCRIPTION: 134 E. Bleeker Street is a 4,500 square foot corner lot located in the R-6 zone district. The
property is a designated landmark and contains two Victorian era buildings that have been relocated to this
site from another location. Currently, the historic house facing East Bleeker Street is connected to a non-
historic addition built in the 1990s. The second historic resource sits behind the non-historic addition
towards the alley and received conditional use approval as an Accessory Dwelling Unit (ADU) in 1992. The
applicant plans to remove the ADU deed restriction on the secondary historic resource which will be a
separate administrative land use process (Section 26.520.090.C).
The applicant proposes to demolish the existing non-historic addition, underpin the historic home for
additional basement space, and construct a new above grade addition. There are plans to include
restoration and repair work with this scope of work. HPC review for Major Development and Relocation
are anticipated. Major Development is a two-step process, requiring the approval of Conceptual Design
and a Final Design.
Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC may also consider
any dimensional variations requested by the applicant. Two on-site parking spaces are required for a single-
family home unless a parking reduction is requested as part of this application. Following Conceptual, staff
will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or
to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant
projects. Following Call Up, HPC will conduct Final Design review to consider landscape, lighting and
materials.
HPC will use the Historic Preservation Design 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
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation of Designated Historic Properties
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential (R-6)
Page 31 of 111
78
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
Review by: Staff for completeness and recommendations
HPC for decisions
City Council for notice of the HPC Conceptual decision
Public Hearing: Yes, at Conceptual and Final
Neighborhood Outreach: No
Referrals: Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee
meeting or referral fees.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be
billed/ refunded at a rate of $325 per hour.) This fee will be due at
Conceptual and Final submittal.
Referral Agencies Fee: $0.
Total Deposit: $1,950.
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Conceptual and Final reviews.
At each review step, please submit one paper copy of the application to the City of Aspen Community
Development Department for an initial determination of completeness.
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.
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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.
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.
For Conceptual, the following items will need to be submitted in addition to the items listed above:
Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Once the application for each review step is deemed complete by staff, the following items will
then need to be submitted:
1 digital PDF copy of the complete application packet.
1 set of all graphics printed at 11x17.
Total deposit for review of the application.
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.
Page 33 of 111
80
exhibit DPage 34 of 11181
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:___________________________________
Description: Existing and Proposed Conditions
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 ________
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82
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
Page 36 of 111
83
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
134 East Bleeker Street
Bret Hirsch represented by BendonAdams, Eigelberger Architecture and Design, and Design Workshop
134 East Bleeker Street, NW corner of Bleeker and Aspen Streets
R-6
4,500 sf4,500 sf
n/a
2 1
2,820
25'
25'
2
n/a
no limit
n/a n/a
10'
5' garage
/10' principal living
n/a n/a n/a
5'
5'
10'
5'
Page 37 of 111
84
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 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 properly owner or Attorney representing the properly owner. Property Owner ("I"): Address of Property: (subject of application) Name: Otis Real Estate Holdings LLC c/o Good Property Company Email: josh@goodpropertycompany.com Phone No. 970.710.7520 134 E Bleeker, Aspen CO, 81611 I certify as follows: (pick one) @ fhis property is not subject to a homeowners association or other form of private covenant. D This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. D 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 association or covenant beneficiary. 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: (~ . ~ ( kf 9,1rvL /J. ,vj 69 date: !"""'"~---+, !+-~-_ .. !._,_ ___ _ Owner printed name: Otis Real Estate Holdings LLC c/o Joshua Gurwitz, Good Property Company or, Attorney signature: ____________ date: ____ _ Attorney printed name: ___________ _ exhibit FPage 38 of 11185
exhibit GPage 39 of 11186
PITKIN COUNTY TITLE, INC.601 E. HOPKINS, THIRD FLOORASPEN, CO 81611(970)92s-r766 - FAX (970)92s-6s27(877)-217 -3 l s8 TOLL FREEFederal Tax I.D. # 84-0971691INVOICE TO:4.0 ConversionAVffi NE[tsO}{ORDERNO: ACCO]$'I2876DATE:March 6,2020LEGAL DESCRIPTIONREGARDING: OTIS REAL ESTATE HOLDINGS, LLCCHARGES108O&E'STOTAL DUE:$ 125.00$ 12s.00Page 40 of 11187
MEMORANDUM OF OWNERSHIP-ACCOMMODATION NO LIABILITYPITKIN COUNTY TITLE, INC., A DULY LICENSED TITLE INSURANCE AGENT IN THE STATE OF COLORADO. BYEXAMINATION OF THE RECORDS OF THE CLERK AND RECORDER OF PITKIN COUNTY, COLORADO,DISCLOSES THE FOLLOWING:GRANTEE IN THE LAST INSTRUMENT OF CONVEYANCEOTIS REAL ESTATE HOLDINGS, LLC, A NEW YORK LIMITED LIABILITY COMPANYLEGAL DESCRIPTIONLOT S AND THE EAST 1/2 OF LOT R, BLOCK 65, CITY AND TOWNSITE OF ASPENDEED OF TRUST APPARENTLY UNRELEASEDDEED OF TRUST FROM : OTIS REAL ESTATE HOLDINGS, LLC, A NEW YORK LIMITED LIABILITY COMPANYTO THE PUBLIC TRUSTEE OF THE COUNTY OF PITKINFOR THE USE OF : BANK OF AMERICATO SECURE : $4,500,000.00 ,DATED : NOVEMBERT,2019RECORDED : NOVEMBER 7,2019RECEPTION NO. :660226LIENS AND JUDGMENTS (AGAINST LAST GRANTEE) APPARENTLY UNRELEASEDNONETHIS INFORMATION IS FOR YOUR SOLE USE AND BENEFIT AND IS FURNISHED AS AN ACCOMMODATION. THEINFORMATION HAS BEEN TAKEN FROM THE PUBLIC RECORDS, WITHOUT REFERENCE TO, OR EXAMINATIONOF, INSTRUMENTS WHICH PURPORTS TO AFFECT THE REAL PROPERTY. THE INFORMATION IS NEITHERGUARANTEED NOR CERTIFIED, AND IS NOT AN ABSTRACT OF TITLE, OPINION OF TITLE, NOR A GUARANTY OFTITLE, AND OUR LIABILITY IS LIMITED TO THE AMOUNT CHARGED FOR THIS REPORT.EFFECT¡VE DATE: March 5,2020PITKIN COUNTY TITLE, ING.Authorized OfficerJOB NO: ACCOM2876Page 41 of 11188
dI *t ç<Y\ryARRANTY DEEDTHIS DEED is dated effective as of October 17,2019, and ismade between PeuL E. Pe¡iN and Susnn W. Pex¡¡ ("Grantors"),and Ons Rrnl Esr¡re HoLo¡Ncs, LLC, a New York limitedliability company ("Gttmtee"), whose legal address is-.'toa k2. l|a llø r* , 4:p¿^ c o b t ølrffilll lllllllllllllll ffi llilllilffi ll ll[ iltH[ilillffi|ilil|t[RECEPTION#: 659688, R: 118-ü1, D: 3665'OODOC CODE: WDPo 1 of 2.1Ot17t2O'19 atO2:01:56 PM¡ãn¡ce x. vos Caudill, Pitkin County, GoLor S ¿xo rng E¿sr % or Lor n, Btocx 65, Ctrv,tln Towrstre or Aspe¡vCOANTY OF PITKINSTATE OF COLORADOalso known by street address as: 134 E. Bleeker Street, Aspen, CO 8161 1.TOGETHER with all and singular the hereditaments and appurtenances thereunto belongi4g, orin anywise appertaining, the reveisions, remainders, rents: issr{:s and profits thereof, and all theñ, estate, right, title, interJst, claim and demand whatsoever of the Grantors, either in law or equity, of,* in and to"thé aboíe bargaiied premises, with the hereditaments and appurtenances;1Õ'.h TO HAVE AND TO HOLD the said premises above bargained and described, with theCd appurtenances, unto the Grantee, its successors and assigns forever.l- The Grantors, for themselves and their successors and assigns, do covenant, grant, bargain, andAu agree to and with the Grantee, its successors and assigns: that at the time of the ensealing andli+ dılivery of these presents, the Grantors are well seized of the premises above described;-have good,sure, pérfect, absólute and indefeasible estate of inheritance, in law and i,n fee simple; and have goodrighi,'futt power and lawful authority to grant, bargain, sel,l and convey_ the same in manner and formaJaforesaid; and that the same are free and clearfrom all former and other grants, bargains, sales,liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever, except thelien for ad valorum taxes for 2019, due and payable in 2020, and subject to: Exceptions andreservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite ofAspen recorded in Book 139 at Page 216; Reserv_atio¡rs and exceptions as set forth in the Deed fromttre City of Aspen recorded in Boo[ 59 at Page 277;Terms, conditions, provisions and obligations asset forth in Deed Restriction recorded in Boık 683 at Page 592, Reception No. 346778; and, Terms,conditions, provisions and obligations as set forth in Ordinance recorded in Book 6!7 atPage 979,Reception No. 35195ó, all as reıorded in the real property records of Pitkin County, Colorado.And the Grantors shall and will WARRANT AND FOREVER DEFEND the above describedpremises, but not ørry adjoining vocated slreet or alley, if any, in the quiet and peaceab-le possessionof tne Grantee, its súcceisors and assigns, against all and every person or persons claiming the wholeor any part thereof.CIry CFASPENVVRETT PAIDDATEWITNESS, that the Grantors, for and in consideration of the sum of Stx MluuoN Slx HtrNonepAND FrFry TuôusnNo Dolunns (S6,650,000.00), and other good and valuable consideration, thereceipt and sufficiency of which ii hereby acknowledged, heieby gralJt, bargain, sell,- convey andconfirm unto the Grantee, its successors and assigns foiever, all the real property, together with anyimprovements thereon, located in the County of Pitkin and State of Colorado, described as follows:(P¡ge I of2),"/nltqREP/þU,'qo76>:6;$w;'a5w6?_Page 42 of 11189
RECEPTION#:659688, ñl'1712019 at02:01 :56PM,Pgs2ol 2,Janíce K.VosCaudill,PitkinCounty,COIN \ryITNESS WHEREOF, the Grantors have executed this deed on the date set forth above.'\4Paul E.Fhisattorney-in-factsrATE OF COLORADO )) ss.COUNTY OF PITKIN )-lLThe foregoing instrument was acknowledged before me this l-1 day of October 20l9byFrederick F. Peirce as attorney-in-fact for Paul E. Penn and Susan W. PennWitness my hand and ofücial seal.My commission expires:NotaryMI-r4-4-her<t1JOf SHGENSf{OTAFV PUBI.JCSTATEOFCCI.ORADONOTAtrV lD 1q044m4il4MYCOMMISSIONEXPIRESJULY 18,ÑN(Pege 2 of2)Page 43 of 11190
Statement of AuthoritY(Section 38-30-172, C. R- S.)1. This Statement of Authority relates to an entity named : OTIS REAL ESTATE HOLDINGS LLC' A NEWYORK LIM¡TED LIABILITY COMPANY2. The type of Entity is a:_ corporation_ nonprofit corporation_X_ limited liability company_ general partnershiP_ limited partnershipWitness my hand and officialsealMy commission expires- registered limited liability partnership- registered limited liabitity limited partnership_ limited partnership association- government or governmental subdivision or agencytrust3. The entity is formed under the laws of NEW YORK4. The mailing address forthe entity is: 602 w. HALLAM, ASPEN, CO 81611_5. The _X_ name _ position of each person authorized to execute instruments conveying, encumbering, orotherwiJe a-ffecting-title to real property on behalf of the entity is: BRET HIRSH AND AMANDA KATE HIRSH6. The authorig of the foregoing person(s) to bind the entity is -X- not limited - limited as follows:7. Other maüers concerning the manner in which the entity deals with interests in real property:N/AB. This Statement of Authority is executed on behalf of the entity pursuant to the provisions of Section38-30-172, C.R.S.9. This Statement of Authority amends and supersedes in all respects any prior Statement of Authorityexecuted on behalf of the entity.-rIç"Executed this-.,1-day of NOVEMBER, 2A',9.Name:OTIS ***SrOrE HOLDINGS LLC, A NEW YORK LIMITED LIABILITY COMPANYBY:RET HIRSH, MEMBERBY: AMANDAIRSH, MEMBERSTATE OF COLORADO )) ss-couNTY oF PITKIN )The foregoing instrument was acknowledged before me tn¡s*ay of NOVEMBER,2019By:BRET HIRSH AND AMANDA I(ATE HIRSH, MEMBERS OF OTIS REAL ESTATE HOLDINGS LLC' ANEW YORK LIMITED LIABILITY COMPANYSql"NotaryRECEPTION#:66O225, R: 313.OO, D: $0.0ODOC CODE: AUTHPg 1 of 1 , 111O7 t2O19 at O1:47:12 PMJanice K. Vos Caudill, Pitkin County, CO1 |lilil ilIil ililililil ililililil ilililililil ilil1il ililililil ilÏililililtl¡fYæatJOY SHIOENSPCT25466Page 44 of 11191
ilillll llllllllllllllllllllllllllllllllllllllllRECEPTION#: 660226, R: $1DOC CODE: DTPg I of 19,111O7t2O19 at O1:47:13 PMJãnice K. Vos Gaudill, Pitkin County' CO03.00, D: $0.0OJJtqt-ËAfter Recording Return To:Joy S. HigensPitkin County Title, Inc.601 E. Hopkins Ave.Aspen, CO 816l I[Space Above This Line For Recording Data]DEED OF TRUSTDEFINITIONSWords used in multiple sections of this document are defined below and other words are defined in Sections 3,I l, I 3, I 8, 20 and 2l . Certain rules regarding the usage of rvords used in this document are also provided inSection 16.(A) "security Instrument" means this document, which is dated November 7r20lg,togetherwith all Riders to this document.(B) "Borrower" is Otis Real Estate Holdings LLC, a New York limited liabilitycompany. Borrower is the trustor under this Security Instrument.(C) "Lender" is BANK OF AMERICA, N.4., Lender is a National Banking Association.Lender's address is 20 Greenway Plaza, Suite 900, TX6-020-09-01, Houston, Texas 77446.Lender is the beneficiary under this Security Instrument.(D) "Trustee" is the Public Trustee of Pitkin Count5r, Colorado(E) "Note" means the promissory note signed by Bonower and dated November 7,2019. TheNote states that Borrower owes Lender Four Million Five Hundred Thousand Dollan (U.S.$4,500,000.00) plus interest. Borrower has promised to pay this debt in regular Periodic Paymentsand to pay the debt in full not later than November 1,2034.(F) "Propert¡/" means the property that is described below under the heading "Transfer ofRights in the Property."(G) "Loan" means the debt evidenced by the Note, plus interest, any prepayment charges andlate charges due under the Note, and all sums due under this Security Instrument, plus interest-(H) "Riders" means all Riders to this Security lnstrument that are executed by Borrower. Thefollowing Riders are to be executed by Borrower:X Custom Mortgage RiderPage 45 of 11192
RECEPTION#: 660226, 1110712019 atOl:.47:-13 PM, Pgs 2 of 19, Janice K. Vos Caudill, Pitkin County, COO) ,.Applicabte Law" means all controlling applicable federal. state and local statutes.regularions, ordinances and administrative rules and orders (that have the effect of law) as wellas all applicable final, non-appealable judicial opinions.(J) ..Community Association Dues, Fees, and Assessments" means all dues, fees,assessments and other charges that are imposed on Borrower or the Property by a condominiumassociation, homeowners association or similar organization.(K) .'Electronic Funds Transfer" means any transfer of funds, other than a transactionoriginated by check, draft, or similar paper instrument, which is initiated through an electronicterminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize afinancial institution to deb¡t or credit an account. Such term includes, but is not limited to, point-of-sale transfers, automated teller machine transactions, transfers initiated by telephone, wiretransfers, and automated clearinghouse transfers.(L) "Escrow ltems" means those items that are described in Section 3.(M) "Miscellaneous Proceeds" means any compensation, settlement, award of damages, orproceeds paid by any third party (other than insurance proceeds paid under the coverages describedin Section 5) for: (i) damage to, or destruction of, the Propefy; (ii) condemnation or other takingof all or any part of the Property; (iii) conveyance in lieu of condemnation; or (iv)misrepresentations of, or omissions as to, the value and/or condition of the Property.(N) ..Mortgage Insurance' means insurance protecting Lender against the nonpayment of, ordefault on, the Loan.(O) "Periodic Payment" means the regularly scheduled amount due for (i) principal andinterest under the Note, plus (ii) any amounts under Section 3 of this Security Instrument.(P) "RESPA" means the Real Estate Settlement Procedures Act (12 U.S.C. $2601 et seq.) andits implementing regulation, RegulationX (24 C.F.R. Part 3500), as they might be amended fromtime to time, or any additional or successor legislation or regulation that govems the same subjectmatter. As used in this Security Instrument, "RESPA" refers to all requirements and restrictionsthat are imposed in regard to a "federally related mortgage loan" even if the Loan does not qualifuas a "federally related mortgage loan" under RESPA.(Q) 'osuccessor in Interest of Borrower" means any party that has taken title to the Property,whether or not that party has assumed Borrower's obligations under the Note and/or this Securirylnstrument.TRANSFER OF RIGHTS IN THE PROPERTYThis Security Instrument secures to Lender: (i) the repayment of the Loan. and all renewals,extensions and modifications of theNote; and (ii) the perfonnance of Borrower's covenants andagreements under this Security Instrument and the Note. For this purpose. Borrower. in2Page 46 of 11193
RECEPTION#: 660226, 1110712019 at0l:47:13 PM, Pgs 3 of 19, Janice K. Vos Caudill, Pitkin County, COconsideration of the debt and the trust herein created, irrevocably grants and conveysto Trustee,in trust, with power of sale, the following described propeny:LOT S AND THE EAST INOF LOT R, BLOCK 65, CITY AND TOWNSITE OFASPEN,COI.JNTY OF PITKIN,STATE OF COLORADO,which currently has the address of 134 E. Bleeker Street, Aspen, CO 8l6ll ("PropertyAddress"):TOGETHER ìWITH all the improvements now or hereafter erected on the property, and alleasements, appurtenances, and fixtures now or hereafter a part of the prope{y. All replacementsand additions shall also be covered by this Security Instrument. All of the foregoing is referred toin this Security Instrument as the "Properfy."BORROWER COVENANTS that Trustor is lawfully seized of the estate hereby conveyedand has the right to grant and convey the Property and that the Property is unencumbered, exceptfor encumbrances of record- Borrower warrants and will defend generally the title to the Propertyagainst all claims and demands, subject to any encumbrances of record and liens for taxes for thecurrent year not yet due and payable.THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited variations by jurisdiction to constitute a uniform securityinstrument covering real property.UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows:l. Payment of Principal,Interest, Escrow Items, Prepayment Charges, and LateCharges. Borrower shall pay when due the principal of and interest on, the debt evidenced bythe Note and any prepayment charges and late charges due under the Note. Borrower shall alsopay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this SecurityInstrument shall be made in U.S. currency. However, if any check or other instrument receivedby Lender as payment under the Note or this Security lnstrument is returned to Lender unpaid,Lender may require that any or all subsequent payments due under the Note and this SecurityInstrument be made in one or more of the following forms, as selected by Lender: (a) cash; (b)money order; (c) certified check, bank check, treasurer's check or cashier's check, provided anysuch check is drawn upon an institution whose deposits are insured by a federal agency,instrumentality, or entity; or (d) Electronic Funds Transfer.Payments are deemed received by Lender when received at the location designated in theNote or at such other location as may be designated by Lender in accordance with the noticeprovisions in Section 15. Lender may return any payment or partial payment if the payment orpartial payments are insuffìcient to bring the Loan current. Lender may accept any payment orpartial payment insuflìcient to bring the Loan current. without waiver of any rights hereunder orprejudice to its rights to refuse such payment or part¡al payments in the future, but Lender is notJPage 47 of 11194
RECEPTION#: 660226, 11¡10712019 atOl:47:.13 PM, Pgs 4 of 19, Janice K. Vos Caudill, Pitkin County, COobligated to apply such payments at the time such payments are accepted. If each PeriodicPayment is applied as of its scheduted due date, then Lender need not pay interest on unappliedfunds.Lender may hold such unapplied funds until Borrower makes payment to bring the Loancurent. If Borrower does not do so within a reasonable period of time, Lender shall either applysuch funds or return them to Borrower. If not applied earlier, such funds will be applied to theoutstanding principal balance under the Note immediately prior to foreclosure. No offset or claimwhich Borrower might have now or in the future against Lender shall relieve Borrower frommaking payments due under the Note and this Security Instrument or performing the covenantsand agreements secured by this Securiry lnstrument.2. Application of Payments or Proceeds. Except as otherwise described in thisSection 2, all payments accepted and applied by Lender shall be applied in the following order ofpriority: (a) interest due under the Note; (b) principal due under the Note; (c) amounts due underSection 3. Such payments shall be applied to each Periodic Payment in the order in which itbecame due. Any remaining amounts shall be applied first to late charges, second to any otheramounts due under this Security Instrument, and then to reduce the principal balance of the Note.If Lender receives a payment from Borrower for a delinquent Periodic Payment whichincludes a suflìcient amount to pay any late charge due, the payment may be applied to thedelinquent payment and the late charge- If more than one Periodic Payment is outstanding, Lendermay apply any payment received from Borrower to the repayment ofthe Periodic Payments it, andto the extent that, each payment can be paid in full. To the extent that any excess exists after thepayment is applied to the full payment of one or more Periodic Payments, such excess may beapplied to any late charges due- Voluntary prepayments shall be applied first to any prepaymentcharges and then as described in the Note-Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principaldue under the Note shall not extend or postpone the due date, or change the amount, of the PeriodicPayments.3. Funds for Escrow Items. Borrower shall pay to Lender on the day PeriodicPayments are due under the Note. until the Note is paid in full, a sum (the "Funds') to provide forpayment of amounts due for: (a) taxes and assessments and other items which can attain prioriryover this Security Instrument as a lien or encumbrance on the Property; (b) leasehold payments orground rents on the Property. if any: (c) premiums forany and all insurance required by Lenderunder Section 5; and (d) Morrgage Insurance premiums, if any, or any sums payable by Borrowerro Lender in lieu of the payment of Mortgage Insurance premiums in accordance with theprovisions of Section 10. These items are called "Escrow ltems." At origination or at any timeduring the term of the Loan, Lender may require that Community Association Dues, Fees, andAssessments. if any, be escrowed by Borrower, and such dues, fees and assessments shall be anEscrow lrem. Borrower shall promptly fumish to Lender all notices of amounts to be paid underthis Section. Borrower shall pay Lender the Funds for Escrow Items unless Lender waivesBorrower's obligation to pay the Funds f'or any or all Escrow ltems- Lender may waive Borrower'sobligation to pay to Lender Funds lor any or all Escrow ltems at any time. Any such waiver may4Page 48 of 11195
RECEPTION#: 660226, 1'llÛ7l2O19 at01:47:.13 PM, Pgs 5 of 19, Janice K. Vos Caudill, Pitkin County, COonly be in writing. In the event of such waiver. Borrower shall pay directly. when and wherepayable. the amounts due for any Escrow Items for which payment of Funds has been waived byLender and, if Lender requires, shall fumish to Lender rece¡pts evidencing such payment withinsuch time period as Lender may require. Borrower's obligation to make such payments and toprovide receipts shall for all purposes be deemed to be a covenant and agreement contained in thisSecurity Instrument, as the phrase "covenant and agreement" is used in Section 9. If Borrower isobligated to pay Escrow Items directly, pursuant to a waiver, and Borrower fails to pay the amountdue for an Escrow ltem, Lender may exercise its rights under Section 9 and pay such amount andBorrower shall then be obligated under Section 9 to repay to Lender any such amount. Lendermay revoke the waiver as to any or all Escrow ltems at any time by a notice given in accordancewith Section l5 and, upon such revocation, Borrower shall pay to Lender all Funds, and in suchamounts, that are then required under this Section 3.Lender may, at any time, collect and hold Funds in an amount (a) sufficient to permitLender to apply the Funds at the time specified under RESPA, and (b) not to exceed the maximumamount a lender can require under RESPA. Lender shall estimate the amount of Funds due on thebasis of current data and reasonable estimates of expenditures of future Escrow ltems or otherwisein accordance with Applicable Law.The Funds shall be held in an institution whose deposits are insured by a federal agency,instrumentality, or entity (including Lender, if Lender is an institution whose deposits are soinsured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the EscrowItems no later than the time specified under RESPA. Lender shall not charge Borrower for holdingand applying the Funds, annually analyzing the escrow account, or verifring the Escrow ltems,unless Lender pays Borrower interest on the Funds and Applicable Law permits Lender to makesuch a charge. Unless an agreement is made in writing or Applicable Law requires interest to bepaid on the Funds, Lender shall not be required to pay Borrower any interest or earnings on theFunds. Borrower and Lender can agree in writing, however, that interest shall be paid on theFunds. Lender shall give to Borrower, without charge, an annual accounting of the Funds asrequired by RESPA.If there is a surplus of Funds held in escrow, as defined under RESPA, Lender shall accountto Borrower for the excess funds in accordance with RESPA. If there is a shortage of Funds heldin escrow, as defìned under RESPA, Lender shall notiff Borrower as required by RESPA, andBorrower shall pay to Lender the amount necessary to make up the shortage in accordance withRESPA, but in no more than 12 monthly payments. lf there is a deficiency of Funds held inescrow. as defìned under RESPA, Lender shall notiff Borrower as required by RESPA, andBorrower shall pay to Lender the amount necessary to make up the deficiency in accordance withRESPA, but in no more than l2 monthly payments.Upon payment in full of all sums secured by this Security Instrument, Lender shallpromptly refund to Borrower any Funds held by Lender.4. Charges; Liens, Borrower shall pay all taxes, assessments, charges, fìnes, andimpositions anributable to the Property which can atlain priority over this Security Instrument-leasehold payments or ground rents on the Properry, if any, and Community Association Dues,5Page 49 of 11196
RECEPTION#: 660226, 11t0712O19 at01:47:.'13 PM, Pgs 6 of 19, Janice K. Vos Caudill, Pitkin County, COFees, and Assessments, if any. To the extent that these items are Escrow ltems. Borrower shallpay them in the manner provided in Section 3.Borrower shall promptly discharge any lien which has priority over this SecurityInstrument unless Borrower: (a) agrees in writing to the payment of the obligation secured by thelien in a manner acceptable to Lender, but only so long as Borrower is performing such agreement;(b) contests the lien in good faith by, or defends against enforcement of the lien in, legalproceedings which in Lender's opinion operate to prevent the enforcement of the lien while thoseproceedings are pending, but only until such proceedings are concluded; or (c) secures from theholder of the lien an agreement satisfactory to Lender subordinating the lien to this SecurityInstrument. If Lender determines that any part of the Property is subject to a lien which can attainpriority over this Security lnstrument, Lender may give Borrower a notice identiffing the lien.Within l0 days of the date on which that notice is given, Borrower shall satisff the lien or takeone or more of the actions set forth above in this Section 4.Lender may require Borrower to pay a one-time charge for a real estate tax verifìcationand/or reporting service used by Lender in connection with this Loan.5. Property Insurance. Borrower shall keep the improvements now existing orhereafter erected on the Property insured against loss by fire, hazards included within the term"extended coverage," and any other hazards including, but not limited to, earthquakes and floods,for which Lender requires insurance. This insurance shall be maintained in the amounts (includingdeductible levels) and for the periods that Lender requires. What Lender requires pursuant to thepreceding sentences can change during the term ofthe Loan. The insurance carrier providing theinsurance shall be chosen by Borrower subject to Lender's right to disapprove Borrower's choice,which right shall not be exercised unreasonably. Lender may require Borrower to pay, inconnection with this Loan, either: (a) a one-time charge for flood zone determination, certificationand tracking services; or (b) a one-time charge for flood zone determination and certificationservices and subsequent charges each time remappings or similar changes occur which reasonablymight affect such determination or cert¡fication. Borrower shall also be responsible for thepayment of any fees imposed by the Federal Emergency Management Agency in connection withthe review of any flood zone determination resulting from an objection by Borrower.If Borrower fails to maintain any of the coverages described above. Lender may obtaininsurance coverage, at Lender's option and Borrower's expense. Lender is under no obligation topurchase any particular type or amount ofcoverage. Therefore, such coverage shall cover Lender,but might or might not protect Borrower, Borrower's equíty in the Property. or the contents of theProperry, against any risk, hazard or liability and might provide greater or lesser coverage thanwas previously in effect. Borrower acknowledges that the cost of the insurance coverage soobtained might significantly exceed the cost of insurance that Borrower could have obtained. Anyamounts disbursed by Lender under this Section 5 shall become additional debt of Borrowersecured by this Security Instrument. These amounts shall bear interest at the Note rate from thedate ofdisbursement and shall be payable. with such interest, upon notice from Lender to Borrowerrequesting payment.6Page 50 of 11197
RECEPTION#: 660226, 'l1l07l2O19 atOl:47:13 PM, Pgs 7 of 19, Janice K. Vos Caudill, Pitkin Gounty, COAll insurance policies required by Lender and renewals of such policies shall be subject toLender's right to disapprove such policies. shall include a standard rnortgage clause, and shallname Lender as mortgagee and/or as an additional loss payee. Lender shall have the right to holdthe policies and renewal certificates. If Lender requires, Borrower shall promptly give to Lenderall receipts of paid premiums and renewal notices. If Borrower obtains any form of insurancecoverage, not otherwise required by Lender. for damage to. or destruction of, the Property, suchpolicy shall include a standard mortgage clause and shall name Lender as mortgagee and/or as anadditional loss payee.ln the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender.Lender may make proof of loss if not made promptly by Borrower. Unless Lender and Borrowerotherwise agree in writing. any insurance proceeds, whether or not the underlying insurance wasrequired by Lender, shall be applied to restoration orrepairof the Property, if the restoration orrepair is economically feasible and Lender's security is not lessened. During such repair andrestoration period, Lender shall have the right to hold such insurance proceeds until Lender hashad an opportunity to inspect such Property to ensure the work has been completed to Lender'ssatisfaction, provided that such inspection shall be undertaken promptly. Lender may disburseproceeds for the repairs and restoration in a single payment or in a series of progress payments asthe work is completed. Unless an agreement is made in writing or Applicable Law requires interestto be paid on such insurance proceeds. Lender shall not be required to pay Borrower any interestor eamings on such proceeds. Fees for public adjusters, or other third parties, retained by Borrowershall not be paid out of the insurance proceeds and shall be the sole obligation of Borrower. If therestoration or repair is not economically feasible or Lender's security would be lessened, theinsurance proceeds shall be applied to the sums secured by this Security Instrument, whether ornot then due, with the excess, if any, paid to Borrower. Such insurance proceeds shall be appliedin the order provided for in Section 2.lf Borrower abandons the Property. Lender may file, negotiate and settle any availableinsurance claim and related matters. If Borrower does not respond within 30 days to a notice fromLender that the insurance carrier has offered to settle a claim, then Lender may negotiate and settlethe claim. The 30-day period will begin when the notice is given. In either event, or if Lenderacquires the Property under Section 22 or otherwise, Borrower hereby assigns to Lender (a)Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under¡he Note or this Security lnstrument. and (b) any other of Borrower's rights (other than the rightto any refr¡nd of uneamed premiums paid by Borrower) under all insurance policies covering theProperty, insofar as such rights are applicable to the coverage of the Property. Lender may use theinsurance proceeds e ither to repair or restore the Property or to pay amounts unpaid under the Noteor this Security lnstrument, whether or not then due.ó. Occupancy. Borrower shall occupy, establish, and use the Property as Borrower'sprincipal residence within 60 days after the execution of this Security Instrument and shallcontinue to occupy the Property as Borrower's principal residence for at least one year after thedate of occupancy, unless Lender otherwise agrees in writing, which consent shall not beunreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower'scontrol.7Page 51 of 11198
RECEPTION#: 660226, 1110712019 al01:47:-13 PM, Pgs 8 of 19, Janice K. Vos Caudill, Pitkin Gounty, CO7. Preservation, Maintenance and Protection of the Property; Inspections.Borrower shalt not destroy, damage or impair the Property, allow the Property to deter¡orate orcommit waste on the Property. ìühether or not Borrower is residing in the Property, Borrowershall maintain the Property in order to prevent the Property from deteriorating or decreasing invatue due to its condition. Unless it is determined pursuant to Section 5 that repair or restorationis not economically feasible, Borrower shall promptly repair the Property if damaged to avoidfurther deterioration or damage. lf insurance or condemnation proceeds are paid in connectionwith damage to, or the taking of, the Property, Borrower shall be responsible for repairíng orrestoring the Property only if Lender has released proceeds for such purposes. Lender maydisburse proceeds for the repairs and restoration in a single payment or in a series of progresspayments as the \¡york is completed. If the insurance or condemnation proceeds are not sufficientto repair or restore the Properry, Borrower is not relieved of Borrower's obligation for thecompletion of such repair or restoration.Lender or its agent may make reasonable entries upon and inspections of the Properry. Ifit has reasonable cause, Lender may inspect the interior of the improvements on the Property.Lender shall give Borrower notice at the time of or prior to such an interior inspection speciffingsuch reasonable cause.8. Borrower's Loan Application. Borrower shall be in default if, during the Loanapplication process, Borrower or any persons or entities acting at the direction of Borrower or withBorrower's knowledge or consent gave materially false, misleading, or inaccurate information orstatements to Lender (or failed to provide Lender with material information) in connection withthe Loan. Material representations include, but are not limited to, representations concerningBorrower's occupancy of the Property as Borrower's principal residence.9. Protection of Lender's Interest in the Property and Rights Under this SecurityInstrument. If (a) Borrower fails to perform the covenants and agreements contained in thisSecurity Instrument, (b) there is a legal proceeding that might significantly affect Lender's interestin the Property andlor rights under this Securiry Instrument (such as a proceeding in bankruptcy,probate, for condemnation or forfeiture, for enforcement of a lien which may attain priority overthis Security Instrument or to enforce laws or regulations), or (c) Borrower has abandoned theProperty, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender'sinterest in the Property and rights under this Security Instrument, including protecting and/orassessing rhe value of the Property, and securing and/or repairing the Properry. Lender's actionscan include, but are not limited to: (a) paying any sums secured by a lien which has priority overthis Security Instrument: (b) appearing in court; and (c) paying reasonable attorneys' fees to protectits interest in the Property and/or rights under this Security Instrument, including its securedposition in a bankruptcy proceeding. Securing the Property includes, but is not limited to, enteringthe Propeny to make repairs, change locks, replace or board up doors and windows, drain waterfrom pipes, eliminate building or other code violations or dangerous conditions, and have utilitiesturned on or off. Although Lender may take action under this Section 9, Lender does not have todo so and is not under any duty or obligation to do so. It is agreed that Lender incurs no liabiliryfor not taking any or all actions authorized under this Section 9.8Page 52 of 11199
RECEPTION#: 660226, 'l1lÙ7l2Û19 atO'l:47:-13 PM, Pgs 9 of 19, Janice K. Vos Caudill, Pitkin County, COAny amounts disbursed by Lender under this Section 9 shall become additional debt ofBorrower secured by this Security Instrument. These amounts shall bear interest at the Note ratefrom the date of disbursement and shall be payable, with such interest, upon notice from Lenderto Borrower requesting payment.If this Security Instrument is on a leasehold, Borrower shall comply with all the provisionsof the tease. If Borrower acquires fee title to the Property, the leasehold and the fee title shall notmerge unless Lender agrees to the merger in writing.10. Mortgage Insurance. If Lender required Mongage Insurance as a condition ofmaking the Loan, Borrower shall pay the premiums required to maintain the Mortgage Insurancein effect. If, for any reason, the Mortgage Insurance coverage required by Lender ceases to beavailable from the mortgage insurer that previously provided such insurance and Borrower wasrequired to make separately designated payments toward the premiums for Mortgage Insurance,Borrower shall pay the premiums required to obtain coverage substantially equivalent to theMortgage Insurance previously in effect, at a cost substantially equivalent to the cost to Borrowerof the Mortgage Insurance previously in effect, from an altemate mortgage insurer selected byLender. If substantially equivalent Mortgage Insurance coverage is not available, Borrower shallcontinue to pay to Lender the amount of the separately designated payments that were due whenthe insurance coverage ceased to be in effect. Lender will accept, use and retain these paymentsas a non-refundable loss reserve in lieu of Mortgage Insurance. Such loss reserve shall be non-reñrndable, notwithstanding the fact that the Loan is ultimately paid in full, and Lender shall notbe required to pay Borrower any interest or earnings on such loss reserve. Lender can no longerrequire loss reserve payments if Mortgage Insurance coverage (in the amount and for the periodthat Lender requires) provided by an insurer selected by Lender again becomes available, isobtained, and Lender requires separately designated payments toward the premiums for MongageInsurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrowerwas required to make separately designated payments toward the premiums for MortgageInsurance, Borrower shall pay the premiums required to maintain Mortgage Insurance in effect, orto provide a non-refi¡ndable loss reserve, until Lende r's requirement for Mortgage Insurance endsin accordance with any written agreement between Borrower and Lender providing for suchtermination or until termination is required by Applicable Law. Nothing in this Section l0 affectsBorrower's obligation to pay interest at the rate provided in the Note.Mortgage Insurance reimburses Lender (or any entity that purchases the Note) for certainlosses it may incur if Borrower does not repay the Loan as agreed. Borrower is not a party to theMortgage Insurance.Mortgage insurers evaluate their total risk on all such insurance in force from time to time,and may enter into agreements with other parties that share or modifo their risk, or reduce losses.These agreements are on terrns and conditions that are satisfàctory to the mortgage insurer and theother party (or parties) to these agreements- These agreements may require the mortgage insurerto make payments using any source of funds that the mongage insurer may have available (whichmay include funds obtained from Mortgage Insurance premiums).9Page 53 of 111100
RECEPTION#: 660226, 11107t2O19 atOl:.47i13 PM, Pgs 10 of 19, Janice K. Vos Caudill, Pitkin County, COAs a result of these agreements. Lender, any purchaser of theNote, another insurer. anyreinsurer, any other entity, or any affitiate of any of the foregoing, may receive (directly orindirectly) amounts that derive from (or might be characterized as) a port¡on of Borrower'spayments-for Mortgage lnsurance, in exchange for sharing or modifuing the mortgage insurer's,¡r-k, o, reducing losses. lf such agreement provides that an affiliate of Lender takes a share of theinsurer's risk in exchange for a share of the premiums paid to the insurer, the arrangement is oftentermed "captive reinsurance." Further:(a) Any such agreements will not affect the amounts that Borrower has agreed topay for Mortgage Insurance, or any other terms of the Loan. Such agreements will notincrease the amount Borrower will owe for Mortgage Insurance, and they will not entitleBorrower to any refund.(b) Any such agreements will not affect the rights Borrower has - if any - withrespect to the Mortgage Insurance under the Homeowners Protection Act of 1998 or anyother law. These rigtrts may include the right to receive certain disclosures, to request andobtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminatedautomatically, and/or to receive a refund of any Mortgage Insurance premiums that wereunearned at the time of such cancellation or termination.ll. Assignment of Miscellaneous Proceeds; Forfeiture. All Miscellaneous Proceedsare hereby assigned to and shall be paid to Lender.If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration orrepair of the Property, if the restoration or repair is economically feasible and Lender's security isnót lessened. During such repair and restoration period, Lender shall have the right to hold suchMiscellaneous Proceeds until Lender has had an opportunity to inspect such Properfy to ensure thework has been completed to Lender's satisfaction, provided that such inspection shall beundertaken promptly. Lender may pay for the repairs and restoration in a single disbursement orin a series oip.og.ess payments as the work is completed. Unless an agreement is made in writingor Appticabli l-aw requires interest to be paid on such Miscellaneous Proceeds, Lender shall notbe riquired to pay Borrower any interest or earnings on such Miscellaneous Proceeds- If therestoråtion or repair is not economically feasible or Lender's security would be lessened, theMiscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whetheror not then due, with the excess, if any, paid to Borrower. Such Miscellaneous Proceeds shall beapplied in the order provided for in Section 2-In the event of a total taking, destruction, or loss in value of the Properry, the MiscellaneousProceeds shall be applied to the sums secured by this Security Instrument, whether or not then due,with the excess, if any. paid to Borrower.In the event of a partial taking, destruction, or loss in value of the Properry in which thefair market value of the Property immediately before the partial taking, destruction, or loss in valueis equal to or greater than the amount of the sums secured by this Security Instrument immediatelybefore the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agreein writing, the sums secured by this Security lnstrurnent shall be reduced by the amount of thel0Page 54 of 111101
RECEPTION#r 660226, 11l07nÛß atOl:.47:'13 PM, Pgs 11 of 19, Janice K. Vos Caudill, Pitkin County, COMiscellaneous Proceeds multiplied by the following fraction: (a) the total amount of the sumssecured immediately before the partial taking, destruction, or loss in value divided by (b) the fairmarket value of the Property immediately before the pafial taking, destruction, or loss in value.Any balance shall be paid to Borrower.In the event of a partial taking, destruction, or loss in value of the Properry in which thefair market value of the Property immediately before the partial taking, destruction, or loss in valueis less than the amount of the sums secured immediately before the partial taking, destruction, orloss in value, unless Borrower and Lender otherwise agree in writing, the Miscellaneous Proceedsshall be applied to the sums secured by this Security Instrument whether or not the sums are thendue.If the Property is abandoned by Borrower, or ii after notice by Lender to Borrower thatthe Opposing Parly (as defined in the next sentence) offers to make an award to settle a claim fordamages, Borrower fails to respond to Lender within 30 days after the date the notice is given,Lendãr is authorized to collect and apply the Miscellaneous Proceeds either to restoration or repairof the Property or to the sums secured by this Security Instrument, whether or not then due."Opposing Party" means the third party that owes Borrower Miscellaneous Proceeds or the partyagainst whom Borrower has a right of action in regard to Miscellaneous Proceeds.Borrower shall be in default ifany action or proceeding, whether civil or criminal, is begunthat, in Lender's judgment, could result in forfeiture of the Property or other material impairmentof Lender's interest in the Properly or rights under this Security Instrument. Borrower can curesuch a default and, ifacceleration has occurred, reinstate as provided in Section I 9, by causing theaction or proceeding to be dismissed with a ruling that, in Lender's judgment, precludes forfeitureof the Próperty or other material impairment of Lender's interest in the Property or rights underthis Security Instrument. The proceeds of any award or claim for damages that are attributable tothe impairment of Lender's interest in the Property are hereby assigned and shall be paid to Lender.All Miscellaneous Proceeds that are not applied to restoration or repair of the Property shallbe applied in the order provided for in Section 2.12. Borrower Not Released; Forbearance By Lender Not a Waiver. Extension ofthe time for payment or modification of amortization of the sums secured by this Securitylnstrument granted by Lender to Borrower or any Successor in lnterest of Borrower shall notoperate to release the liability of Borrower or any Successors in Interest of Borrower. Lender shallnot be required to commence proceedings against any Successor in Interest of Borrower or torefuse to extend time for payment or otherwise modis amortization of the sums secured by thisSecurity Instrument by reason of any demand made by the original Borrower or any Successors inInterest of Borrower. Any forbearance by Lender in exercising any right or remedy including,without limitation, Lender's acceptance of payments from third persons, entities or Successors inlnterest of Borrower or in amounts less than the amount then due, shall not be a waiver of orpreclude the exercise of any right or remedy.13. Joint and Several Liabilify; Co-signers; Successors and Assigns Bound.Borrower covenants and agrees that Borrower's obligations and liability shall be joint and several.However, any Borrower who co-signs this Security Instrument but does not execute the Note (ailPage 55 of 111102
RECEPTION#i 660226, 11107t,2019 at01:.47:13 PM, Pgs 12 of 19, Janice K. Vos Caudill, Pitkin County, GO"co-signer"): (a) is co-signing this Security Instrument only to mortgage, grant and convey the co-signer's interest in the Property under the terms of this Security Instrument; (b) is not personallyobligated to pay the sums secured by this Security lnstrument; and (c) agrees that Lender and anyother Borrower can agree to extend, modifu, forbear or make any accommodations with regard tothe terms of this Security Instrument or the Note without the co-signer's consent.Subject to the provisions of Section 18, any Successor in Interest of Borrowerwho assumesBorrower's obligations under this Security lnstrument in writing, and is approved by Lender, shallobtain all of Borrower's rights and benefìts under this Security Instrument. Borrower shall not bereleased from Borrower's obligations and liability under this Securiry Instrument unless Lenderagrees to such release in writing. The covenants and agreements of this Security Instrument shallbind (except as provided in Section 20) and benefit the successors and assigns ofLender.14. Loan Charges. Lender may charge Borrower fees for services performed inconnection with Borrower's default, for the purpose of protect¡ng Lender's interest in the Propertyand rights under this Security Instrument, including, but not limited to, attorneys' fees, properfyinspection and valuation fees. In regard to any other fees, the absence ofexpress authority in thisSecurity Instrument to charge a specific fee to Borrower shall not be construed as a prohibition onthe charging of such fee. Lender may not charge fees that are expressly prohibited by this SecurityInstrument or by Applicable Law.If the Loan is subject to a law which sets maximum loan charges, and that law is finallyinterpreted so that the interest or other loan charges collected or to be collected in connectionwith the Loan exceed the permitted limits, then: (a) any such loan charge shall be reduced by theamount necessary to reduce the charge to the permined limit; and (b) any sums already collectedfrom Borrower which exceeded permined limits will be refunded to Borrower. Lender maychoose to make this refund by reducing the principal owed under the Note or by making a directpayment to Borrower. If a refund reduces principal, the reduction will be treated as a partialprepayment without any prepayment charge (whether or not a prepayment charge is provided forunder the Note). Borrower's acceptance of any such refund made by direct payment to Borrowerwill constitute a waiver of any right of action Borrower might have arising out of suchovercharge.15. Notices. All notices given by Borrower or Lender in connection with this SecurityInstrument must be in writing. Any notice to Borrower in connection with this Security Instrumentshall be deemed to have been given to Borrower when mailed by first class mail or when actuallydelivered to Borrower's notice address if sent by other means. Notice to any one Borrower shallconstitute notice to all Borrowers unless Applicable Law expressly requires otherwise. The noticeaddress shall be the Property Address unless Borrower has designated a substitute notice addressby notice to Lender. Borrower shall promptly notify Lender of Borrower's change of address. IfLender specifies a procedure for reporting Borrower's change of address, then Borrower shall onlyreport a change of address through that specified procedure. There may be only one designatednotice address under this Security lnstrument at any one time. Any notice to Lender shall be givenby delivering it or by mailing it by first class mail to Lender's address stated herein unless Lenderhas designated another address by notice to Borrower- Any notice in connection wirh this SecurityInstrument shall not be deemed to have been given to Lender until actually received by Lender. Ift2Page 56 of 111103
RECEPTION#: 660226, 11l}7l2}1g at1l:47:13 PM, Pgs 13 of 19, Janice K. Vos Caudill, Pitkin County, COany norice required by this Security lnstrument is also required under Applicable Law. theApplicable Law requirement will satisfy the corresponding requirement under this SecurityInstrument16. Governing Law; Severability; Rules of Construction, This Security Instrumentshall be governed by tèderal law and the law of the jurisdiction in which the Property is located.All rights and obligations contained in this Security Instrument are subject to any requirementsand limitations of Applicable Law. Applicable Law might explicitly or implicitly allow the partiesto agree by contract or it might be silent, but such silence shall not be construed as a prohibitionagainst agreement by contract. ln the event that any provision or clause of this Security lnstrumentor the Note conflicts with Applicable Law, such conflict shall not affèct other provisions of thisSecurity Instrument or the Note which can be given effect without the conflicting provision.As used in this Security Instrument: (a) words of the masculine gender shall mean andinclude corresponding neuter words or words of the feminine gender; (b) words in the singularshall mean and include the plural and vice versa; and (c) the word "may" gives sole discretionwithout any obligation to take any action.17. Borrower's Copy. Borrower shall be given one copy of the Note and of thisSecurity Instrument.f 8. Transfer of the Property or a Benelicial Interest in Borrower. As used in thisSection 18, "lnterest in the Property" means any legal or beneficial interest in the Property,including, but not limited to, those beneficial interests transferred in a bond for deed, contract fordeed, installment sales contract or escrow agreement, the intent of which is the transfer of title byBorrower at a future date to a purchaser.If all or any part of the Property or any Interest in the Property is sold or transferred (or ifBorrower is not a natural person and a benefìcial interest in Borrower is sold or transferred) withoutLender's prior written consent. Lender may require immediate payment in full of all sums securedby this Security lnstrument. However, this option shall not be exercised by Lender if such exerciseis prohibited by Applicable Law.If Lender exercises this option, Lender shall give Borrower notice of acceleration. Thenotice shall provide a period of not less than 30 days from the date the notice is given in accordancewith Section l5 within which Borrower must pay all sums secured by this Security Instrument. IfBorrower fails to pay lhese sums prior to the expiration of this period, Lender may invoke anyremedies permitted by this Security Instrument without further notice or demand on Borrower.19. Borrower's Right to Reinstate After Acceleration. lf Borrower meets celainconditions, Borrower shall have the right to have enforcement of this Security Instrumentdiscontinued at any time prior to the earliest of: (a) five days before sale of the Property pursuantto any power of sale contained in this Security Instrument; (b) such other period as ApplicableLaw might specify f-or the termination of Borrower's right to reinstate; or (c) entry of a judgmentenforcing this Security Instrument- Those conditions are that Borrower: (a) pays Lender all sumswhich then would be due under this Security Instrument and the Note as if no acceleration hadr3Page 57 of 111104
RECEPTION#: 660226, 1110712019 atOl;47:13 PM, Pgs 14 of 19, Janice K. Vos Caudill, Pítkin County, COoccurred; (b) cures any default ofany othercovenants oragreements: (c) pays all expenses incurredin enforcing this Security Instrument. including. but not limited to, reasonable attorneys' fees,property inspection and valuation fees, and other fees incurred fbr the purpose ol protectingLender's interest in the Property and rights under this Security Instrument; and (d) takes suchaction as Lender may reasonably require to assure that Lender's interest in the Property and rightsunder this Security Instrument, and Borrower's obligation to pay the sums secured by thisSecurity Instrument, shall continue unchanged. Lender may require that Borrower pay suchreinstatement sums and expenses in one or more of the following forms, as selected by Lender: (a)cash: (b) money order; (c) certified check, bank check, treasurer's check or cashier's check,provided any such check is drawn upon an institution whose deposits are insured by a federalagency. instrumentality or entity; or (d) Electronic Funds Transfer. Upon reinstatement byBorrower, this Security Instrument and obligations secured hereby shall remain fully effective asif no acceleration had occurred. However, this right to reinstate shall not apply in the case ofacceleration under Section 18.2A. Sale of Note; Change of Loan Servicer; Notice of Grievance. The Note or apart¡al interest in the Note (together with this Security Instrument) can be sold one or more timeswithout prior notice to Borrower. A sale might result in a change in the entiry (known as the "LoanServicer') that collects Periodic Payments due under the Note and this Security Instrument andperforms other moftgage loan servicing obligations under the Note, this Securify Instrument, andApplicable Law. There also might be one or more changes of the Loan Servicer unrelated to asale of the Note. If there is a change of the Loan Servicer, Borrower will be given written noticeofthe change which will state the name and address of the new Loan Servicer, the address to whichpayments should be made and any other information RESPA requires in connection with a noticeof transfer of servicing. If the Note is sold and thereafter the Loan is serviced by a Loan Servicerother than the purchaser of the Note, the mortgage loan servicing obligations to Borrower willremain with the Loan Servicer or be transferred to a successor Loan Servicer and are not assumedby the Note purchaser unless otherwise provided by the Note purchaser.Neither Borrower nor Lender may commence, join, or be joined to any judicial action (aseither an individual litigant or the member of a class) that arises from the other party's actionspursuant to th¡s Security Instrument or that alleges that the other party has breached any provisionof, or any duty owed by reason of, this Security Instrument, until such Borrower or Lender hasnotifìed the other party (with such notice given in compliance with the requirements of SectionI 5) ofsuch alleged breach and afforded the other party hereto a reasonable period after the givingof such notice to take corrective action. If Applicable Law provides a time period which mustelapse before certain action can be taken, that time period will be deemed to be reasonable forpurposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrowerpursuant to Section 22 and the notice of acceleration given to Borrower pursuant to Section l8shall be deemed to satisfy the notice and opportunity to take corrective action provisions of thisSection 20.21. Hazardous Substances. As used in this Section 2l: (a) "Hazardous Substances"are those substances defìned as toxic or hazardous substances. pollutants. or wastes byEnvironmental Law and the following substances: gasoline. kerosene, other flammable or toxicpetroleum products, toxic pesticides and herbicides. volatile solvents, materials containingt4Page 58 of 111105
RECEPTION#: 660226, 1110212019 atO1i47:.13 PM, Pgs 15 of 19, Janice K. Vos Caudill, Pitkin County, COasbestos or formaldehyde, and radioactive mater¡als; (b) "Environmental Law" means federallaws and laws of the jurisdiction where the Property is located that relate to health, safety orenv¡ronmental protection; (c) "Environmental Cleanup" includes any response action, remedialaction. or removal action. as defined in Environmental Law; and (d) an "Environmen¡al Condition"means a condition that can cause, contribute to, or otherwise trigger an Environmental Cleanup.Borrowershall not cause or permit the presence, use, disposal, storage, or release of anyHazardous Substances, or threaten to release any Hazardous Substances, on or in the Property.Borrower shall not do, nor allow anyone else to do. anything affecting the Property (a) that is inviolation of any Environmental Law, (b) which creates an Environmental Condition, or (c) which,due to the presence, use, or release of a Hazardous Substance, creates a condition that adverselyaffects the value of the Property. The preceding two sentences shall not apply to the presence,use, or storage on the Property of small quantities of Hazardous Substances that are generallyrecognized to be appropriate to normal residential uses and to maintenance of the Property(including, but not limited to, hazardous substances in consumer products).Borrower shall promptly give Lender written notice of (a) any investigation, claim,demand, lawsuit or other action by any governmental or regulatory agency or private partyinvolving the Property and any Hazardous Substance or Environmental Law of which Borrowerhas actual knowledge, (b) any Environmental Condition, including but not limited to, any spilling,leaking, discharge, release or threat ofrelease ofany Hazardous Substance, and (c) any conditioncaused by the presence, use or release of a Hazardous Substance which adversely affects the valueof the Property. If Bonower leams, or is notified by any governmental or regulatory authority, orany private party, that any removal or other remediation of any Hazardous Substance affecting theProperty is necessary, Borrower shall promptly take all necessary remedial actions in accordancewith Environmental Law. Nothing herein shall create any obligation on Lender for anEnvironmental Cleanup.NON-UNIFORM COVENANTS. Borrower and Lender further covenant and agree as follows:22. Acceleration; Remedies. Lender shall give notice to Borrower prior toacceleration following Borrower's breach of any covenant or agreement in this Security Instrument(but not prior to acceleration under Section l8 unless Applicable Law provides otherwise). Thenotice shall speciff: (a) the default; (b) the action required to cure the default; (c) a date, not lessthan 30 days from the date the notice is given to Borrower, by which the default must be cured;and (d) that failure to cure the default on or before fhe date specified in the notice may result inacceleration of the sums secured by this Security Instrument and sale of the Properry. The noticeshall further inform Borrower of the right to reinstate afier acceleration and the right to assert inthe foreclosure proceeding the non-existence of a default or any other defense of Borrower toacceleration and sale. If the default is not cured on or before the date specified in the notice,Lender at its option may require immediate payment in fullof all sums secured by this SecurityInstrument without funher demand and may invoke the power of sale and any other remediespermitted by Applicable Law. Lender shall be entitled to collect all expenses incurred in pursuingthe remedies provided in this Section 22. including. but not limited to, reasonable attorneys' feesand costs of title evidence-t5Page 59 of 111106
RECEPTION#:660226, 11lO7l2O'19 at01;47:13 PM, Pgs 16 of 19, Janice K. Vos Caudill, Pitkin County, COIf Lender invokes the power olsale, Lender shall give written notice to Trustee of theoccurrence of an event of default and of Lender's election to cause the Property to be sold. Lendershall mail a copy of the notice to Borrower as provided in Section 15. Trustee shall record a copyof the notice in the county in which the Properfy is located. Trustee shallpublish a not¡ce of salefor the time and in the manner provided by Applicable Law and shall mail copies of the notice ofsale in the manner prescribed by Applicable Law to Borrower and to the other persons prescribedby Applicable Law. After the time required by Applicable Law, Tnrstee, without demand onBorrower, shall sell the Property at public auction to the highest bidder for cash at the time andplace and under the terms designated in the notice of sale in one or more parcels and in any orderTrustee determines. Trustee may postpone sale of any parcel of the Property by publicannouncement at the time and place of any previously scheduled sale. Lender or its designee maypurchase the Property at any sale.Trustee shall deliver to the purchaser Trustee's certificate describing the Property and thetime the purchaser will be entitled to Trustee's deed- The recitals in the Trustee's deed shall beprima facie evidence of the truth of the statements made therein. Trustee shall apply the proceedsof the sale in the following order: (a) to all expenses of the sale, including, but not limited to,reasonable Trustee's and attorneys' fees; (b) to all sums secured by this Security Instrument; and(c) any excess to the person or persons legally entitled to it.23- Release. Upon payment of all sums secured by this Security Instrument, Lendershall request that Trustee release this Security Instrument and shall produce for Trustee, dulycancelled, all notes evidencing debts secured by this Security Instrument. Trustee shall releasethis Security Instrument without further inquiry or liability. Borrower shall pay any recordationcosts and the statutory Trustee's fees.[Continued on Next Page]r6Page 60 of 111107
RECEPTION#: 660226, 1110712019 atOl;47;13 PM, Pgs 17 ot 19, Janice K. Vos Caudill, Pitkin County, CO24. Waiver of Homestead. Borrower waives all right of homestead exemption in theProperlyBY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained inthis Security Instrument and in any Rider executed by Borrower and recorded with it.BORROWER:Otis Real Estate Holdings LLC, aNew York limited liability companyByIBret Hirsh, Managing MemberByAmandaManaging MemberRRES Name:RRES Title:RRES NMLS #:Bank Name:Bank NMLS#:Michael ReddishVice President; Residential Real Estate Specialistr419t95Bank of America, NA399842STATE OF L"lo w a-<N ttcouNrY oF?+ [<-t ...berore... *-tr, S -ì-l, rr.ul ag by Bret H n.)) ss.)qf Trust was acknowledgedf \o úr-r.,, Vt -.n,'r' . 20lManaging Member of Otis Real Estate Holdings LLC, a New York limited liability company.V/ITNESS my hand and ofïicial seal.Myexprres:JOYS HIGENSNOTABY PUBLICSTATE OF COLORADONOïABY tD 1æ44004544MY COMMISSION EXPIRES JULYß,NnIof Notablic(Seal)l7Page 61 of 111108
RECEPTION#: 660226, 11107l,2019 atOl:47:13 PM, Pgs 18 of 19, Janice K. Vos Gaudill, Pitkin County, COCUSTOM MORTGAGE RIDERThis Rider ("Rider") is made as of November 7, 2019 and is incorporated into and shall bedeemed to amend and supplement the Deed of Trust (the "security Instrument") of the same dategiven by the undersigned ("Borrower") to secure Borrower's Note ("Note") to Bank of America,N.A. ("Lender") dated November 7,2019 and covering the property described in the SecurityInstrument and known as or located at:134 E. Bleeker Street, Aspen, CO 816ll.Defined terms used in this Rider shall have the meaning set forth in the Security Instrument unlessotherwise indicated.ADDITIONAL COVENANTSIn addition to the covenants made in the Security lnstrument, Borrower further covenants andagrees as follows:l. Hazardous Substances. Borrower shall indemniff Lender and Trustee against, andreimburse them on demand for, any and all liabilities, costs and expenses (including withoutlimitation reasonable fees and expenses of attorneys and other professional consultants andexperts) of every kind which may be incurred by Lender or Trustee as a result of the presence ofany Hazardous Substance about the Property, or the migration or release or threatened migrationor release of any Hazardous Substance on, to, from or through the Property, at any time during orbefore Borrower's ownership of the Propefty, or any act, omission or event existing or occurringin connection with the handling, storage, removal or disposal of any such Hazardous Substance orany violation of any Environmental Law or the filing or imposition of any environmental lien orclaim against the Property as a result of any of the above occulrences.2. No Other Liens. Borrower will not, without the prior written consent of Lender,except as otherwise specified by applicable law, grant, suffer or permit any contractual or non-contractual lien on or security interest in the Property, except in favor of Lender, or fail to promptlypay when due all lawful claims, whether for labor, materials or otherwise. To the extent applicablelaw allows the creation of liens against the Property, Borrower will advise Lender in writing withinten (10) days ofthe creation ofany such liens against the Property.3. Financial Statements/Appraisals. Lender may at its option obtain once in eachyear (or as otherwise requested by Lender) an appraisal ofthe Propefty or any part thereofpreparedin accordance with written instructions from Lender by a third party appraiser engaged directly byLender if any of the following occur as determined by Lender in its sole discretion: (a) a Defaulthas occurred and is continuing; (b) an adverse change has occurred in real estate market conditionsin the area where the Property is located; (c) an appraisal is required or recommended by bankexaminers and/or auditors or pursuant to banking regulations or bank policy then in effect; or (d)an adverse change has occurred in the financial cond ition of Borrower. Each such appraiser andappraisal shall be satisfactory to Lender. To the extent not prohibited by applicable law, the costof each such appraisal shall be payable by Borrow'er to Lender on demand (which obligationr8Page 62 of 111109
RECEPTION#: 660226, 'l1lÛ7l2O19 atOl:47i13 PM, Pgs 19 of 19, Janice K. Vos Caudill, Pitkin County, COBorrower hereby promises to pay). W¡thout limitation of other or additional requirements in anyof the other Loan Documents, Borrower will furnish to Lender, in form and detail sat¡sfactory toLender, a financial statement of Borrower no later than thirty (30) days after written requesttherefor by Lender. Each financial statement submitted pursuant to this section shall be certifiedin writing as true and correct by Borrower. Borrower will furnish to Lender at Borrower's expenseall evidence which Lender may from time to time reasonably request as to compliance with allprovisions of the Note, Security Instrument as supplemented by this Rider, and any otherdocuments provided by Borrower to Lender or executed in connection with the loan evidenced bythe Note (collectively the "Loan Documents").4. Effective as Financing Statement. The Security lnstrument shall be effective as afinancing statement filed as a fixture filing with respect to all fìxtures included within the Propertyand is to be filed for record in the real estate records of each city or county where the Property(including said fìxtures) is situated.5. Construction Mortgage. Untent¡onally Omitted]6. No Liabitity of Trustee. The Trustee, where applicable, shall not be liable for anyerror or act done by Trustee in good faith, or be otherwise responsible or accountable under anycircumstances whatsoever (including Trustee's negligence), except for Trustee's gross negligenceor willful misconduct. Borrower will reimburse Trustee for, and save him harmless against, anyand all liability and expenses which may be incurred by him in the performance of his duties. Theforegoing indemnity shall not terminate upon discharge of the Secured Indebtedness orforeclosure, or release or other termination of the Security lnstrument.7. Entire Agreement; Further Assurances. The Loan Documents constitute the entireunderstanding and agreement between Borrower and Lender with respect to the transactionsarising in connection with the indebtedness secured hereby and supersede all prior written or oralunderstandings and agreements between Borrower and Lender with respect to the mattersaddressed in the Loan Documents. Borrower will, promptly on Lender's request, execute, deliver,procure and/or file such further documents, and take such further action as is necessary, desirableor proper to carry out more effectively the purposes of the Loan Documents, to correct any defectin the Loan Documents, or to more fully identifu and subject to the Security lnstrument anyproperty intended to be covered by the Security Instrument.By signing below Borrower âccepts and agrees to the terms and covenants contained in this Rider.BORROWEROtis Real Estate Holdings LLC, aNew York limited liability companyBy:Hirsh. Managing Membert9By:AmandaHManaging MemberPage 63 of 111110
1,128
188.1
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0188.194.04
Notes
134 East Bleeker Street Vicinity Map
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 1:48 PM 01/10/20 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Address Number
Parcel Boundary
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
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111
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. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
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: 273707315002 on 01/10/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Page 65 of 111
112
WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
DIRE WOLF LLC
ASPEN, CO 81611
100 E MAIN ST # 1
MC2 PARTNERS LLC
CHICAGO, IL 60654
225 W HUBBARD ST #501
JOHNSON MONTAE IMBT
DALLAS, TX 75230
6820 BRADBURY
CRMX-236 LLC
DILLON, MT 59725
PO BOX 1031
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
ZATS JULIE
ASPEN, CO 81611
118 N GARMISCH
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
KRIBS KAREN REV LIV TRUST
ASPEN, CO 81612
PO BOX 9994
EAST BLEEKER DUPLEX CONDO ASSOC
ASPEN, CO 81611
232 E BLEEKER ST
FLEMING KIMBERLY PAIGE
ASPEN, CO 81612
PO BOX 2869
ROCKING LAZY J PROPS LLC
ASPEN, CO 81611
202 E MAIN ST
223 HALLAM LLC
ASPEN, CO 81611
1315 MOUNTAIN VIEW DR
203 E HALLAM LLC
ASPEN, CO 81611
101 S MILL ST # 200
232 E BLEEKER LLC
AUSTIN, TX 78701
210 LAVACA ST #2405
208 MAIN LLC
ASPEN, CO 81611
623 E HOPKINS AVE
BERKO STUDIO DUPLEX CONDO OWNER ASSOC
ASPEN, CO 81611
E HALLAM
GSW FAMILY INV LP
LANCASTER, PA 17601
1320 HUNSICKER RD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
PARDUBA JIRI
ASPEN, CO 81612
116 N GARMISCH ST
LE VOTAUX II CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
117 N MONARCH ST
MALLORY MIRTE
ASPEN, CO 81611
215 E HALLAM ST #1
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
PEARCE BERNARD D
ASPEN, CO 81611
216 E MAIN ST
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
WEST END HOUSE LLC
ASPEN, CO 81611
623 E HOPKINS AVE
HALLAM LLC
ASPEN, CO 81612
PO BOX 2408
HOGUET CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
118 E BLEEKER ST
EAST HALLAM LLC
HIGHLAND MILLS, NY 10930
615 ROUTE 32
ASPEN COMM UNITED METHODIST CHURCH
ASPEN, CO 81611
200 E BLEEKER ST
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113
BTRSARDY LLC
PALO ALTO , CA 94303
PO BOX 10195 DEPT 1173
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
GETTMAN ROSA H TRUST
SEASIDE, OR 971384811
88824 BLUE HERON RD
HODES ALAN & DEBORAH
AVENTURA , FLA 33180
19951 NE 39TH PLACE
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
BERKO NORA
ASPEN, CO 81611
211 E HALLAM ST #2
VICTORIANS AT BLEEKER CONDO ASSOC
ASPEN, CO 81611
101 E BLEEKER ST
MALLORY I HOWELL
ASPEN, CO 81611
211 E HALLAM ST #2
COLLINS CINDA REV TRUST
MINNEAPOLIS, MN 554031162
301 KENWOOD PKWY #301
TARVER CHARLES
ASPEN, CO 81611
616 E HYMAN AVE
HANOVER ASPEN LLC
WOODY CREEK, CO 81656
PO BOX 481
GARCIA STEVEN J
ASPEN, CO 81611
120 N GARMISCH
WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
PEARCE RICHARD B
ASPEN, CO 81611
216 E MAIN ST
105 EAST HALLAM LLC
ASPEN, CO 81611
623 E HOPKINS AVE
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
RODNEY JOHN W
BASALT , CO 81621
20 RIVER OAKS LANE
DOMINGUE FAMILY TRUST
WINTER PARK, FL 32790
PO BOX 2293
PEGOLOTTI DELLA
ASPEN, CO 81611
202 E MAIN ST
JEFFREYS PHILIP
ASPEN, CO 81611
215 E HALLAM ST #1
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
100 EAST MAIN STREET CONDO ASSOC
ASPEN, CO 81611
100 E MAIN ST
ELLERMAN JEFFREY S & PAMELA C
DALLAS, TX 75225
3600 CARUTH BLVD
ROSE BRANDON
WHARTON, NJ 07885
PO BOX 544
ASPEN CORNER OFFICE LLC
ASPEN, CO 81611
200 E MAIN ST
CRAWFORD RANDALL & ABIGAIL
ASPEN, CO 81611
124 N GARMISCH ST
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
HERRON LLC
HOUSTON, TX 77006
1627 S BLVD
Page 67 of 111
114
WATERS DANIEL E
GREENWICH, CT 068304034
8 COPPER BEECH RD
114 EAST BLEEKER STREET ASSOC
ASPEN, CO 81611
COMMON AREA
114 E BLEEKER ST
Page 68 of 111
115
aa
aa
bb
bb
cc
cc cc
aa
dd
dd
ee
ee
Context Study:
a. 110 E. Bleeker St. - AspenVictorian
b. 114 and 118 E. Bleeker St. - AspenModern
c. 126 E. Bleeker St. - AspenVictorian
d. 131 E. Hallam St. - AspenVictorian
e. Aspen Community Church - AspenVictorian
134134
Exhibit K
Page 69 of 111
116
Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
January 17, 2020
Updated March 24, 2020
Prepared by Richard Goulding, P.E.
Roaring Fork Engineering
592 Highway 133
Carbondale, CO 81623
Exhibit L
Page 70 of 111
117
Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
I HEREBY AFFIRM THAT THIS REPORT FOR THE IMPROVEMENTS AT 134 EAST BLEEKER
STREET WAS PREPARED BY ME FOR THE OWNERS THEREOF IN ACCORDANCE WITH THE
PROVISIONS OF CITY OF ASPEN AND APPROVED VARIANCES AND EXCEPTIONS LISTED
THERETO. I UNDERSTAND THAT IT IS THE POLICY OF THE CITY OF ASPEN THAT ASPEN DOES
NOT AND WILL NOT ASSUME LIABILITY FOR DRAINAGE FACILITIES DESIGNED BY OTHERS.
RICHARD GOULDING, P.E.
RFE Project # 2020-05
Page 71 of 111
118
Table of Contents
1.0 General ................................................................................................................................. 4
1.1 Existing Site ..................................................................................................................... 4
1.2 Proposed Site .................................................................................................................... 4
1.3 Previous Drainage Studies ............................................................................................... 5
1.4 Offsite Drainage ............................................................................................................... 5
2.0 Drainage Basins and Sub-basins .......................................................................................... 5
2.1 Drainage Basins................................................................................................................ 5
2.2 Peak Discharge Calculations ............................................................................................ 6
3.0 Low Impact Site Design....................................................................................................... 7
3.1 Principles .......................................................................................................................... 7
4.0 Hydrological Criteria ........................................................................................................... 8
4.1 Storm Recurrence and Rainfall ........................................................................................ 8
4.2 Storage Volumes Methodology ........................................................................................ 8
5.0 Hydraulic Criteria ................................................................................................................ 9
6.0 Proposed Facilities ............................................................................................................... 9
6.1 Drywell ............................................................................................................................. 9
7.0 Operation and Maintenance ................................................................................................. 9
7.1 Inlets and Piping ............................................................................................................... 9
7.2 Drywell ........................................................................................................................... 10
Page 72 of 111
119
4
1.0 General
1.1 Existing Site
The following report is an evaluation of the proposed redevelopment of the existing residence at
134 East Bleeker Street in Aspen, Colorado, parcel number 273707315002. The property is located
at the Northwest corner of the intersection at North Aspen Street and East Bleeker Street, and is
surrounded by other residential lots. The site contains a historic single-family residence with a
non-historic addition consisting of an approximate footprint of 1,220 square feet, along with
another historical structure to the north with an approximate footprint of 510 square feet. The site
has extensive flagstone hardscaping, large existing cottonwoods and maple trees, and an access
driveway located parallel to the alley.
There are neighboring properties with single-family residences located to the west, with street right
of way to the south and east and alley right of way to the north. The existing topography is
generally flat, with a slight grade that flows from the south to the north, following North Aspen
Street. An existing conditions sheet has been included in the submitted building permit drawings.
Figure 1: Pitkin County GIS vicinity view. Parcel 273707315002 shown in red.
1.2 Proposed Site
This project is classified as a ‘Major Project’ per Table 1.1. of the City of Aspen Urban Runoff
Management Plan (URMP). The proposed development is over 1,000 square feet and disturbs an
area that exceeds 25% of the entire site. The intent of this report is to demonstrate compliance with
the requirements of the URMP. The Low Impact Design (LID) Principles in the introduction of
the manual were used as a guide throughout the design process. Onsite storm infrastructure has
been sized to convey runoff for a 100-year storm event.
Page 73 of 111
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The proposed project will be a comprehensive remodel of the entire site. The historic residence
will remain in its existing location, but the basement will be constructed below the structure. An
addition will be made to the residence, including basement space below. The existing historic
garage will remain with minor alterations, and the garage door will be relocated so that it is
accessed via the alley. Landscaping, patios, and walkways are proposed around the site, and the
driveway will be removed and replaced with landscaping.
The proposed drainage infrastructure includes downspouts from roof structures, trench drains
within hardscaped areas, and area drains surrounding the site capture on-site flows before they
reach the adjacent properties and Aspen right-of-way. All onsite drainage is captured from
impervious areas and is routed through an onsite pipe system that connects to a drywell located in
the garage.
Improvements will be made to the right of way, including new curb and gutter along North Aspen
Street, crosswalk ramps for both directions at the intersection, and sidewalk following East Bleeker
Street. All updates are in regards to meeting the City of Aspen Engineering Design Standards. No
improvements to the alley are proposed.
1.3 Previous Drainage Studies
The City of Aspen updated their URMP in 2001 and the property is within the boundaries of the
study. The study indicates that the property is not within a Mudflow area.
1.4 Offsite Drainage
No offsite basins affect the site, so no analysis was required.
2.0 Drainage Basins and Sub-basins
The development on the parcel is proposed as one large onsite basin. This basin will be subdivided
into smaller sub-basins and analyzed to aid with design of the storm water infrastructure for the
permit submittal. Basin delineation is shown on sheet C3 of the HPC submittal. This sheet lists
impervious area, runoff coefficients, peak flows, and the required volume of runoff to be detained.
2.1 Drainage Basins
Basin 1 is a major basin within the parcel and consists of the developed area of the residence,
including the concrete driveway, impervious walkways, pervious walkways, and the roof. The
basin has a total area of 3,117 square feet and is 83% impervious. The remaining pervious areas
of the basin include several landscaped areas surrounding the residence. Runoff from the basin is
collected through trench drains, area drains, and downspouts from the roof. The captured runoff is
then conveyed through the piping system to a drywell in the garage that is sized for full detention.
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2.2 Peak Discharge Calculations
The peak flows were calculated for the Major Onsite Basin for the 5-year and 100-year storm event
using the Rational Method. The Rational Method is an acceptable method to calculate runoff for
this basin as the area is under 90 acres. Rainfall intensity was calculated using a Time of
Concentration (Td) of 5 minutes. The actual time of concentration for this site is less than 5
minutes, but according to the City of Aspen URMP, equations used to calculate rainfall intensity
are only valid for a time of concentration of 5 minutes or greater, so the smallest valid time of
concentration value was used. The 1-hour Rainfall depths (P1) used for these calculations were
taken from Table 2.2 of the URMP and are equal to 0.64 inches for the 5-year event and 1.23
inches for the 100-year event.
Equation 2.1 was referenced when solving for the Rainfall Intensity (I). 𝑰𝑰= 𝟖𝟖𝟖𝟖.𝟖𝟖 𝑷𝑷𝟏𝟏(𝟏𝟏𝟏𝟏+𝑻𝑻𝒅𝒅)𝟏𝟏.𝟏𝟏𝟎𝟎𝟎𝟎 (𝐸𝐸𝐸𝐸.2.1)
Runoff Coefficients (C), a function of the Soil Group (in this case B for the basins) and the
percentage of impervious area were developed using Figure 3.3. The Runoff Coefficient (C) was
then multiplied by the Rainfall Intensity (I) and the area of the calculated basin (A, in acres) to
determine the peak discharge. 𝑸𝑸𝒑𝒑=𝑪𝑪𝑰𝑰𝑪𝑪 𝑄𝑄𝑝𝑝=𝑃𝑃𝑃𝑃𝑃𝑃𝑃𝑃 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷ℎ𝑃𝑃𝑎𝑎𝑎𝑎𝑃𝑃 (𝐷𝐷𝑐𝑐𝐷𝐷) 𝐶𝐶=𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑐𝑐𝑐𝑐 𝐶𝐶𝑅𝑅𝑃𝑃𝑐𝑐𝑐𝑐𝐷𝐷𝐷𝐷𝐷𝐷𝑃𝑃𝑅𝑅𝐶𝐶 𝐼𝐼=𝑅𝑅𝑃𝑃𝐷𝐷𝑅𝑅𝑐𝑐𝑃𝑃𝑅𝑅𝑅𝑅 𝐼𝐼𝑅𝑅𝐶𝐶𝑃𝑃𝑅𝑅𝐷𝐷𝐷𝐷𝐶𝐶𝐼𝐼 (𝐷𝐷𝑅𝑅𝐷𝐷ℎ𝑃𝑃𝐷𝐷 𝑝𝑝𝑃𝑃𝑎𝑎 ℎ𝑅𝑅𝑅𝑅𝑎𝑎) 𝐴𝐴=𝐴𝐴𝑎𝑎𝑃𝑃𝑃𝑃 (𝑃𝑃𝐷𝐷𝑎𝑎𝑃𝑃𝐷𝐷)
These peak flow values were used to calculate the size of the proposed detention and conveyance
structures, such as the drywell, inlets and pipes. The tables below contain the peak flows for
developed and undeveloped conditions for 5-year and 100-year storm events for the major basin,
and the 100-year peak flow rate for the sub basins.
5 Year Peak Discharge Developed Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 3117.00 2596.45 83.30% 0.590 5 3.29 0.14
5 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 3117.00 0.00 0.00% 0.080 5 3.29 0.02
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3.0 Low Impact Site Design
Low Impact Development (LID) aims to mimic the natural pre-development hydrologic pattern.
The goal is to manage storm water as close to its source as is possible. This entire developed site
is approximately 58% impervious. The treatment train approach is used on all runoff to increase
water quality and infiltration.
3.1 Principles
Principle 1: Consider storm water quality needs early in the design process.
The grading and drainage design was coordinated between the architect, landscape architect, and
civil engineering teams throughout the design process and water quality requirements were
discussed early on. Site visits ensured proper understanding of existing conflicts and opportunities
to improve existing drainage patterns.
Principle 2: Use the entire site when planning for storm water quality treatment.
Storm water quality was considered in the design of every part of the site that is being affected by
the proposed construction.
Principle 3: Avoid unnecessary impervious area.
The total impervious area on the site was kept to a minimum while meeting the architectural design
goals by incorporating pervious landscaped areas throughout the site. Several walkways were
designed with pervious pavers in mind to reduce impervious area.
Principle 4: Reduce runoff rates and volumes to more closely match natural conditions.
All runoff from impervious surfaces on the property is collected and routed to BMP structures.
The infrastructure has been sized to capture the 100-year detention volume water quality capture
volume. The drywell is designed to infiltrate storage capacity into the surrounding earth.
100 Year Peak Discharge Developed Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 3117.00 2596.45 83.30% 0.700 5 6.33 0.32
100 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 3117.00 0.00 0.00% 0.350 5 6.33 0.16
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Principle 5: Integrate storm water quality management and flood control.
The proposed drywell will capture and treat runoff for water quality, and the drywell will infiltrate
the runoff into the soils, eliminating runoff from the site.
Principle 6: Develop storm water quality facilities that enhance the site, the community and the
environment.
The design is proposing full detention for all stormwater, meaning no runoff will be leaving the
site. The drywell is proposed to be buried under the addition to the home so as to not be visible by
the public.
Principle 7: Use treatment train approach.
The design implements sheetflow across landscaping, pervious pavers, and sumps in the pipe
network to ensure treatment throughout the system.
Principle 8: Design sustainable facilities that can be safely maintained.
Inlets and piping will be vacuumed or flushed periodically to maintain adequate flow. Proper
grading reduces dangerous slopes. Cleanouts are located where necessary to ensure the lifetime of
the drainage infrastructure.
Principle 9: Design and maintain facilities with public safety in mind.
The proposed design for driveway and walkways reduces ice buildup and dangerous conditions.
All grading was done with safety in mind, and no steep slopes occur on site.
4.0 Hydrological Criteria
4.1 Storm Recurrence and Rainfall
The property is not in the commercial core and is served by any city curb and gutter so this property
classifies as a “Sub-urban area served by public storm sewer”. However, due to limitations on
the site, the curb and gutter cannot be utilized, so the site cannot disperse into the curb and gutter.
Due to this, the 5-year and 100-year events were analyzed.
The 1-hour Rainfall depth (P1) is given in Table 2.2 as 0.64 inches for the 5-year event and 1.23
inches for the 100-year event. The Intensity in inches per hour for different storm duration (Td)
was calculated using Equation 2.1 from the City of Aspen URMP.
4.2 Storage Volumes Methodology
The storage requirements for this site were calculated using the total impervious area along with
the historic and developed peak runoff rates that were established in section 2.2. The proposed
storm drainage system is designed for full detention of a 100-year storm event. No detention is
required for pervious areas. Below is a summary of the required storage.
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5.0 Hydraulic Criteria
This property is not connected to the COA’s storm water infrastructure. All hydraulics are sized
for onsite infrastructure. The storm system was designed to route all impervious surfaces to the
drywell located in the garage. Inlet and pipe sizing have not been performed but will be completed
for the permit submittal.
Pipe sizes will be tested for hydraulic capacity at 80 percent of their full flowrate for the permit
submittal. Design charts giving Qdesign / Q full were downloaded from FHWA and the equations in
Section 4.8.4 will be used as the basis for these calculations. Calculated pipe sizes and depth of
flow for onsite pipes will be shown for permit submittal.
6.0 Proposed Facilities
This property is not connected to the COA’s storm water infrastructure, and the onsite drywell is
sized for full detention, as clarified in section 2.2 of this report. Below are the analyses for the
individual detention structure’s capacity and infiltration.
6.1 Drywell
Below is a table that shows the proposed drywell meeting the capacity required for full detention
of Basin 1.
The project is aware that variances will be required for the drywell, as it is within 10’ of the
structure. The proposed design will locate perforations 2’ below the foundation slab and will have
4’ of perforations below that.
7.0 Operation and Maintenance
7.1 Inlets and Piping
The piping must be maintained periodically to ensure proper operation. Minimum inspection
and maintenance requirements include the following:
• During the first year draw down should be checked for every event exceeding 0.25” of
precipitation to ensure no significant backups are occurring.
Full Detention Storage
Basin Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Required Storage BMP
(ft2)(ft2)(%)(in)F.O.S.(ft3)
1 3117.00 2596.45 83.30%1.23 1.25 333 Drywell
Drywell Storage
Drywell Basins Diameter Storage Depth Perforated Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity
(Name)(#)D (ft)H (ft)P (ft)π*H*(D/2)2) (ft3)0.3*π*P*((D/2)+1.5)2 - (D/2)2) (ft3)(ft3)(ft3)
Drywell 1 5 18 4 353 37 390 333
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• Piping systems and sumps should be checked during and after storms routinely.
• After the first year, the system should be cleaned out at least once a year and more if the
first-year inspection proves more maintenance is required.
• More frequent cleaning reduces the amount of debris entering the system and reduces the
need for more intense maintenance.
• Clean the inside of any perforated pipes with a pipe cleaner accessed through cleanouts.
This should be done yearly, or as necessary if the system is not infiltrating properly or if the
system has become contaminated.
• Ensure heat tape is functioning before colder months to prevent damage to piping.
If the storm system is not maintained properly, replacement of parts or of the entire system may
be necessary.
7.2 Drywell
Drywells must be inspected and maintained quarterly to remove sediment and debris that has
washed into them. A maintenance plan shall be submitted to the City in the Drainage Report
describing the maintenance schedule that will be undertaken by the owners of the new residence
or building. Minimum inspection and maintenance requirements include the following:
• Inspect drywells at least four times a year and after every storm exceeding 0.5 inches.
• Dispose of sediment, debris/trash, and any other waste material removed from a drywell at suitable disposal sites and in compliance with local, State, and Federal waste regulations.
• Routinely evaluate the drain-down time of the drywell to ensure the maximum time of 24
hours is not being exceeded. If drain-down times are exceeding the maximum, drain the
drywell via pumping and clean out the percolation area (the percolation barrel may be jetted
to remove sediment accumulated in perforations. If slow drainage persists, the system may
need to be replaced.
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SITEC1COVER SHEET134 EAST BLEEKER STREETASPEN, CO 81301ROARING FORK ENGINEERING
592 HIGHWAY 133
CARBONDALE COLORADO, 81623
PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES134 EAST BLEEKER STREET
ASPEN, CO 81301 2020-05NOT FORJKERBG1 HPC SUBMITTAL 01.17.2020 JKE
1 UPDATED HPC SUBMITTAL 03.24.2020 JKEPage 80 of 111127
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592 HIGHWAY 133
CARBONDALE COLORADO, 81623
PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES134 EAST BLEEKER STREET
ASPEN, CO 81301 2020-05NOT FORJKERBG1 HPC SUBMITTAL 01.17.2020 JKE
1 UPDATED HPC SUBMITTAL 03.24.2020 JKEPage 81 of 111128
C3BASINS AND DRAINAGEROARING FORK ENGINEERING
592 HIGHWAY 133
CARBONDALE COLORADO, 81623
PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES134 EAST BLEEKER STREET
ASPEN, CO 81301 2020-05NOT FORJKERBG1 HPC SUBMITTAL 01.17.2020 JKE
1 UPDATED HPC SUBMITTAL 03.24.2020 JKEPage 82 of 111129
C4GRADING AND UTILITIESROARING FORK ENGINEERING
592 HIGHWAY 133
CARBONDALE COLORADO, 81623
PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES134 EAST BLEEKER STREET
ASPEN, CO 81301 2020-05NOT FORJKERBG1 HPC SUBMITTAL 01.17.2020 JKE
1 UPDATED HPC SUBMITTAL 03.24.2020 JKEPage 83 of 111130
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date IssueBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:44 PM
A.1.00
COVER134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/17/2020 HPC SUBMITTAL
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SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE10' - 0"5' - 0"10' - 0"5' - 0"F F
N. ASPEN ST.
E. BLEEKER ST.
7895.0'3' - 1" EXISTING SETBACKEXISTING SETBACK
14' - 11"
1' - 8" EXISTING SETBACK
1' - 8" EXISTING SETBACKDISTANCE BETWEEN BUILDINGS
5' - 0 1/2"45' - 0"100' - 0"
100' - 0"45' - 0"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
4'8'16'0
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:44 PM
A.1.01
(E) SITE PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) SITE
1/17/2020 HPC SUBMITTAL
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SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
12" : 12"
SLOPE
12" : 12"
SLOPE
4" : 12"
SLOPE
4" : 12"SLOPE12" : 12"SLOPE12" : 12"45' - 0"100' - 0"
100' - 0"45' - 0"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
4'8'16'0
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:45 PM
A.1.02
(P) SITE PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) SITE
1/17/2020 HPC SUBMITTAL
Page 86 of 111
133
UP
DN
DN
OPEN TO BELOW
OPEN TO BELOW
DNUP
LIGHT WELL COVER
LIGHT WELL COVEROPEN TO BELOW
OPEN TO
BELOW DN
DN
OPEN TO BELOW
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
As indicatedBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:47 PM
A.1.03
AREA CALCULATION -
HISTORIC/PROPOSED134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/8" = 1'-0"1 (E) MAIN LEVEL - Area Calculations
1/8" = 1'-0"3 (E) UPPER LEVEL - Area Calculations
AREA TOTAL = 1704 SF
AREA TOTAL = 1409 SF
AREA TOTAL = 1658 SF
AREA TO BE REMOVED = 46 SF
EXISTING REMOVED ADDED
AREA = 623 SFAREA = 453 SF AREA = 333 SF
AREA = 597 SF AREA = 590 SF
AREA = 503 SF
AREA = 604 SF
AREA = 597 SF
1/8" = 1'-0"2 (P) MAIN LEVEL - Area Calculations
AREA TO BE ADDED = 0 SF
1/8" = 1'-0"4 (P) UPPER LEVEL - Area Calculations
AREA TOTAL = 1388.5 SF
AREA TO BE REMOVED = 48.5 SF
AREA TO BE ADDED = 28 SF
1/17/2020 HPC SUBMITTAL
AREA = 418 SF AREA = 648 SF AREA = 322.5 SF
GARAGE AREA = 404 SF
AREA = 67 SF
Page 87 of 111
134
UP
LIGHT WELL
A A1
C
D
B
B1
C1
D1
BASEMENT AREA 694 SQFT 9' - 7 1/4"SUB GRADE WALL AREA = 336 SF 8' - 9 1/2"A A1
EXPOSED WALL AREA = 42 SF
5' - 10 1/4"14' - 3 1/2"12' - 2 1/2"
5' - 3"
SUB GRADE WALL AREA = 259 SF
EXPOSED WALL AREA = 64 SF
B B1
10' - 4 1/2"11' - 10 1/8"8' - 1" 8 1/2"
1' - 7 1/4"
2' - 10"
2 1/2"
5' - 1 3/4" 7"8' - 9 1/2"C C1
SUB GRADE WALL AREA = 290 SF
EXPOSED WALL AREA = 3 SF8' - 9 1/2"9' - 8 3/4"7' - 5 3/4"1' - 3 1/2"11 1/2"1' - 3 3/8"
2' - 3 1/2"
D D1
SUB GRADE WALL AREA = 230 SF
EXPOSED WALL AREA = 20 SF8' - 9 1/2"9' - 7 1/4"7 7/8" 5' - 0 3/8"1' - 4 1/4"
7' - 0 1/2" 6' - 4 3/4"8' - 11"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:47 PM
A.1.04
(E) FLOOR AREA
CALCULATION -
SUBGRADE134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/8" = 1'-0"1
(E) BASEMENT - FAR - SUBGRADE WALL
COVERAGE
1/17/2020 HPC SUBMITTAL
Page 88 of 111
135
LIGHT WELL
A
B
C
D
E
F
G
H
I
J
K
L
M
N
BASEMENT FLOOR AREA = 2384 SF
11' - 0"9' - 3 1/2"
WALL AREA = 102 SFWALL AREA = 127.5 SF11' - 0"11' - 7"
WALL AREA = 347.5 SF11' - 0"31' - 7"
WALL AREA = 110.5 SF11' - 0"10' - 0 1/2"
9' - 8 1/2"
WALL AREA = 351.5 SF9' - 0"2' - 0"33' - 8 1/2"11' - 0"48' - 4 3/4"
WALL BELOW GRADE = 532.5 SF
11' - 0"22' - 0 1/2"
WALL AREA = 242.5 SFWALL AREA = 45 SF
EXPOSED AREA = 24 SF 11' - 0"4' - 0 3/4"
3' - 0"3' - 0"8' - 0"WALL AREA = 45 SF
EXPOSED AREA = 24 SF 8' - 0"3' - 0"3' - 0"4' - 0 3/4"
WALL AREA = 211.5 SF9' - 0"29' - 6"11' - 0"14' - 10"
3' - 0"8' - 0"WALL BELOW GRADE = 163 SF
EXPOSED WALL = 24 SF 2' - 0"9' - 0"11' - 0"8' - 0"3' - 10"
12' - 2"
WALL BELOW GRADE = 122.5 SF
EXPOSED WALL = 30.5 SF 8' - 4 5/8"11' - 10"
WALL BELOW GRADE = 54 SF
WALL AREA = 27 SF9' - 0"3' - 0"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
As indicatedBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:49 PM
A.1.05
(P)FLOOR AREA
CALCULATIONS -
SUBGRADE134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/8" = 1'-0"1
(P) BASEMENT - SUBGRADE WALL
COVERAGE
1/4" = 1'-0"N (P) Subgrade Wall Elevation - N
1/4" = 1'-0"M (P) Subgrade Wall Elevation - M
1/4" = 1'-0"K (P) Subgrade Wall Elevation - K
1/4" = 1'-0"I (P) Subgrade Wall Elevation - I
1/4" = 1'-0"G (P) Subgrade Wall Elevation - G
1/4" = 1'-0"A (P) Subgrade Wall Elevation - A
1/4" = 1'-0"L (P) Subgrade Wall Elevation - L
1/4" = 1'-0"J (P) Subgrade Wall Elevation - J
1/4" = 1'-0"H (P) Subgrade Wall Elevation - H1/4" = 1'-0"F (P) Subgrade Wall Elevation - F
1/4" = 1'-0"B (P) Subgrade Wall Elevation - B
1/4" = 1'-0"C (P) Subgrade Wall Elevation - C
1/4" = 1'-0"D (P) Subgrade Wall Elevation - D
1/4" = 1'-0"E (P) Subgrade Wall Elevation - E
Page 89 of 111
136
UP
(E) PORCH
OPEN TO BELOW
(E) PORCH
AREA = 40 SF
DNUP
LIGHT WELL COVER
LIGHT WELL COVER
OPEN TO BELOW
(E) PORCH
AREA = 40 SF
(E) PORCH
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:50 PM
A.1.06
FLOOR AREA
CALCULATION - MAIN
LEVEL134 EAST BLEEKERASPEN, CO19017
Author
Checker
AREA = 597 SF
AREA = 604 SF
AREA = 503 SF
AREA = 85 SF AREA = 85 SF
1/8" = 1'-0"1 (E) MAIN LEVEL - FAR
1/8" = 1'-0"3 (P) MAIN LEVEL - FAR
AREA = 597 SF AREA = 590 SF
GARAGE AREA = 404 SF
FLOOR AREA = 1331 SF
EXEMPT = 452 SF
FLOOR AREA = 1327.5 SF
EXEMPT = 501.5 SF
1/17/2020 HPC SUBMITTAL
GARAGE EXEMPTION = 376.5 SF
GROSS FLOOR AREA = 1829 SF
GARAGE EXEMPTION = 327 SF
AREA = 67 SF
GROSS FLOOR AREA = 1783 SF
Page 90 of 111
137
DN
DN
OPEN TO BELOW
OPEN TO BELOW
OPEN TO
BELOW DN
DN
OPEN TO BELOW
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:51 PM
A.1.07
FLOOR AREA
CALCULATION -
UPPER LEVEL134 EAST BLEEKERASPEN, CO19017
Author
Checker
AREA = 453 SF
AREA = 623 SF
AREA = 333 SF
AREA = 67 SF
AREA = 48 SF AREA = 48 SF
AREA = 51 SF
1/8" = 1'-0"1 (E) UPPER LEVEL - FAR
1/8" = 1'-0"2 (P) UPPER LEVEL - FAR
FLOOR AREA = 1388.5 SF
EXEMPT = 99 SF
FLOOR AREA = 1409 SF
EXEMPT = 115 SF
AREA = 418 SF AREA = 648 SF
AREA = 322.5 SF
1/17/2020 HPC SUBMITTAL
GROSS FLOOR AREA = 1524 SF GROSS FLOOR AREA = 1487.5 SF
Page 91 of 111
138
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
F F
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:51 PM
A.2.00
(E) BASEMENT FLOOR
PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) BASEMENT
1/17/2020 HPC SUBMITTAL
Page 92 of 111
139
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
5' - 7 5/8"
F F
100' - 0"
10' - 0"45' - 0"DN
UP
UP
UP
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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INFO@EIGELBERGER.COM
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:55 PM
A.2.01
(E) MAIN FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
Page 93 of 111
140
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
F F4' - 7 1/4"OPEN TO BELOW
OPEN TO BELOW
DN
DN
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:57 PM
A.2.02
(E) UPPER LEVEL
FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"2 (E) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
Page 94 of 111
141
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEF F
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
12" : 12"
SLOPE
12" : 12"
SLOPE
4" : 12"
SLOPE
4" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:33:58 PM
A.2.03
(E) ROOF PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) Roof
1/17/2020 HPC SUBMITTAL
Page 95 of 111
142
DN
A
B
C
D
E
F G
I
H
J
K
L
M
N
OP
R
S
T
U
Q
AA
BB
CC
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:00 PM
A.2.04
WALL DEMOLITION
PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/8" = 1'-0"1 DEMO PLAN - MAIN LEVEL
1/8" = 1'-0"2 DEMO PLAN - UPPER LEVEL
1/8" = 1'-0"3 Elevation 1 - A
1/8" = 1'-0"4 Elevation 2 - B
1/8" = 1'-0"5 Elevation 3 - C
1/8" = 1'-0"6 Elevation 4 - D
1/8" = 1'-0"7 Elevation 5 - E
1/8" = 1'-0"8 Elevation 6 - F
1/8" = 1'-0"9 Elevation 7 - G
1/8" = 1'-0"10 Elevation 8 - H
1/8" = 1'-0"11 Elevation 9 - I
1/8" = 1'-0"12 Elevation 10 - J
1/8" = 1'-0"13 Elevation 11 - K
1/8" = 1'-0"14 Elevation 12 - L
1/8" = 1'-0"15 Elevation 13 - M
1/8" = 1'-0"16 Elevation 14 - N
1/8" = 1'-0"17 Elevation 15 - O
1/8" = 1'-0"18 Elevation 16 - P
1/8" = 1'-0"19 Elevation 18 - R
1/8" = 1'-0"20 Elevation 19 - S
1/8" = 1'-0"21 Elevation 20 - T
1/8" = 1'-0"22 Elevation 21 - U
1/8" = 1'-0"23 Elevation 22 - AA
1/8" = 1'-0"24 Elevation 23 - BB
1/8" = 1'-0"25 Elevation 24 - CC
WALL AREA = 243 sf
FENESTRATION = 51 sf
WALL AREA = 106sf WALL AREA = 94 sf
FENESTRATION = 50 sf
WALL AREA = 285 sf
FENESTRATION = 55 sf
WALL AREA = 161 sf
FENESTRATION = 31 sf
WALL AREA = 113 sf
FENESTRATION = 40 sf
WALL AREA = 27sf WALL AREA = 294 sf
FENESTRATION = 152 sf
WALL AREA = 12sf WALL AREA = 12sf WALL AREA = 75 sf
FENESTRATION = 24sf
WALL AREA = 46 sf
WALL AREA = 340 sf
FENESTRATION = 58 sf
WALL AREA = 517 sf
FENESTRATION = 93 sf
AREA TO BE REMOVED = 70 sf
WALL AREA = 62 sf
AREA TO BE REMOVED = 29 sf
1/8" = 1'-0"26 Elevation 17 - Q
WALL AREA = 113 sf
FENESTRATION = 17sf
WALL AREA = 445 sf
FENESTRATION = 77 sf
WALL AREA = 488 sf
FENESTRATION = 70 sf
AREA TO BE REMOVED = 18.5 sf
WALL AREA = 144 sf
AREA TO BE REMOVED = 88.5 sf
WALL AREA = 488 sf
FENESTRATION = 122 sf
AREA TO BE REMOVED = 169 sf
WALL AREA = 308 sf
FENESTRATION = 33 sf
WALL AREA = 49 sf WALL AREA = 113 sf
FENESTRATION = 17 sf
WALL AREA = 162 sf
FENESTRATION = 44 sf
1/17/2020 HPC SUBMITTAL
Page 96 of 111
143
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:01 PM
A.2.05
ROOF DEMOLITION
PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) Roof - FAR
A
B
C
D
E
F
G
H
I
J
K
L
M
N O P
Q R
S T
U
V
W
X
Y
Z
AA
BB
1/17/2020 HPC SUBMITTAL
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7
6
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5
4
4
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3
2
2
1
1
EE
CC
B
B
AA
D
D
F F
PROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK
SETBACK
PROPERTY LINE
SETBACKSETBACK10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:01 PM
A.2.06
(P) CRAWLSPACE
PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) CRAWLSPACE
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8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
PROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK
SETBACK
PROPERTY LINE
AA
D
DSETBACKLAUNDRY
MUDROOM
BEDROOM 2
BEDROOM 1
BATH 1
F F6' - 2 255/256"11' - 11"14' - 4"5' - 9 5/32"38' - 3 5/32"12' - 3"16' - 0"10' - 7 1/2"22' - 8 1/2"5' - 7" 7' - 10"8' - 4"
83' - 4"
CLOSET
BATH 3 BEDROOM 3
CLOSET 1
BASEMENT GALLERY
BATH 2
4' - 10 1/2"9' - 2"3' - 0"6' - 3"3' - 0" 9"8' - 6"3' - 9"15' - 5"7"
6' - 2"6' - 7"
12' - 9"19' - 2"
3' - 9"9' - 0"3' - 3"16' - 0"10' - 7 1/2"10"6' - 0"10' - 6 1/2"5' - 8"10' - 11"5' - 6"5' - 5"11' - 6"2' - 7"10' - 9"4' - 10"3' - 10"22' - 6 1/2"5' - 7" 3' - 7"3' - 0"16' - 0"11' -0" DRYWELL3' - 4"12' - 9"10' - 5 1/2"1' - 2" 3' - 2"1' - 0"9' - 2"2' - 0"11' - 2"2' - 0"1' - 0"2' - 0"2' - 1"3' - 7 7/8"3' - 0"3' - 5"8' - 11"16' - 0"5' - 0"7' - 2"5' - 2"11' - 11 1/2"
6' - 8"8' - 3 1/2"
10' - 0 1/2"
16' - 1"9' - 1"9' - 8 1/2"
2' - 1"3' - 0"3' - 10"3' - 0"5' - 11 1/2"2' - 1 1/2"6' - 4"SETBACK2' - 9"5' - 7 1/2"
RECREATION ROOM
UP
UP
UP
T.O.F.F. @ BASEMENT
EL. = 87' -0"
T.O.F.F. @ BASEMENT
EL. = 89' -0"W01W02W03W04
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:02 PM
A.2.07
(P) BASEMENT FLOOR
PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) BASEMENT
1/17/2020 HPC SUBMITTAL
EARTH
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8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
11' - 11"12' - 3"16' - 0"10' - 7 1/2"22' - 8 1/2"5' - 7"16' - 2"
83' - 4"
83' - 4"
D
D23' - 5 11/16"12' - 3"16' - 0"10' - 7 1/2"22' - 8 1/2"5' - 7" 7' - 10"8' - 4"
PROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK
SETBACK
PROPERTY LINE
SETBACK8' - 4"
10' - 0"
1' - 8"
7' - 10"5' - 7"
F F9' - 0 5/16"5' - 9 5/32"11' - 7 1/2"32' - 0 1/8"T.O.F.F. @GARAGE
EL. = 100' -0"
T.O.F.F. @ MAIN LEVEL
EL. = 100' -0"
T.O.F.F. @ VICTORIAN
EL. = 101' -0"
(P) FIREPLACE3' - 9 5/8"5' - 6"3' - 9 5/8"4' - 0"OPEN TO BELOW
9' - 3 3/4"3' - 6"14' - 10"24' - 11 1/4"11" 4' - 6"6' - 6"DINING ROOM LIVING ROOM VESTIBULE
12' - 1 3/4"
8' - 4"8"
KITCHEN GARAGE
DN
UP
DNUP
14' - 6 1/8"11' - 10 7/8"9' - 10 1/2"15' - 6 7/8"
6' - 6 1/2"15' - 0"15' - 1 3/4"6' - 11"3' - 10"3' - 10"3' - 0"LIGHT WELL COVER
LIGHT WELL COVER
1' - 5"
W10 W11
D01D02W12
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:03 PM
A.2.08
(P) MAIN FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
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8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
16' - 0"10' - 7 1/2"22' - 8 1/2"5' - 7"16' - 2"5' - 9 1/4"23' - 5 3/4"83' - 4"11' - 11"20' - 1 5/32"32' - 0 1/8"MASTER BEDROOM
MASTER BATH
5' - 7"16' - 2"22' - 8 1/2"
F F
T.O.F.F. @ UPPER LEVEL
EL. = 110' -8 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -8 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 109' -6 3/4"OPEN TO
BELOW
2' - 6 5/8" 5" 3' - 4"5' - 10"3' - 4"4 1/2"3' - 0"GUEST BATH
MASTER CLOSET
POWDER
MASTER HALLWAY
DN
4' - 0"6' - 10"10' - 3 3/4"5' - 6"3' - 10"3' - 0"4' - 0"4' - 10"7' - 3"11' - 0 5/8"7' - 2 1/4"6' - 10"6' - 7"15' - 9"2' - 1"11' - 2 3/4"2' - 0"2' - 1"8' - 6 1/2"4' - 9 1/2"3' - 5"3' - 2 1/2"4' - 0"2' - 0"7' - 0 1/2"4' - 9 1/2"8' - 4 7/8"3' - 0 1/2"
DN 3' - 0"3' - 0"
GUEST BEDROOM
W20 W21
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:04 PM
A.2.09
(P) UPPER LEVEL
FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
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8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
EE
CC
B
B
AA
D
D
SETBACK
SETBACK PROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEF F
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
12" : 12"
SLOPE
12" : 12"
SLOPE
4" : 12"
SLOPE
4" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
NCopyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
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SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:04 PM
A.2.10
(P) ROOF PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (P) Roof
1/17/2020 HPC SUBMITTAL
(E) SKYLIGHT TO REMAIN, NEW GLASS AS NEEDED
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MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E C B AD
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
F
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"20' - 1"ROOF HEIGHT CALC.3' - 3 41/64"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E C B AD
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
F
21' - 11"T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"ROOF HEIGHT CALC.6
1210 5/8"(N) ROOFING TO REPLACE
EXISTING. TYP
(E) SIDING TO BE REPAINTED, TYP.(N) WINDOWS TO REPLACE (E)
U.O.N. PER HISTORIC PRES.
(N) GARAGE DOOR TO MATCH
HORIZONTAL SIDING
(E) SIDING TO BE REPAINTED, TYP.
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
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WILL PROCEED WITH DETAILS AND
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SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
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ARCHITECT TO PICKUP CORRETIONS AS
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CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:09 PM
A.3.04
NORTH ELEVATIONS134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) NORTH ELEVATION
1/4" = 1'-0"2 (P) NORTH ELEVATION
1/17/2020 HPC SUBMITTAL
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MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
CEILING HEIGHT -MAIN LEVEL
109' -8 1/2"
8 7 6 5 4 3 2 1
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"3' - 6 7/8"11 1/4"(N) ROOFING TO REPLACE
EXISTING. TYP
(E) SIDING TO BE REPAINTED, TYP.(N) WINDOWS TO REPLACE (E)
U.O.N. PER HISTORIC PRES.
(N) SIDING TO MATCH (E) TYP.
(E) SIDING TO BE REPAINTED, TYP.
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:14 PM
A.3.05
WEST ELEVATIONS134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) WEST ELEVATION
1/4" = 1'-0"2 (P) WEST ELEVATION
1/17/2020 HPC SUBMITTAL
Page 104 of 111
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MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
ECBAD
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
20' - 1"T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"ROOF HEIGHT CALC.MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
CEILING HEIGHT -MAIN LEVEL
109' -8 1/2"
CEILING HEIGHT -MAIN LEVEL
109' -8 1/2"
ECBAD
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
15' - 8 3/8"T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"ROOF HEIGHT CALC.3' - 6"9 7/8"(N) ROOFING TO REPLACE
EXISTING. TYP
(E) SIDING TO BE REPAINTED, TYP.(N) WINDOWS TO REPLACE (E)
U.O.N. PER HISTORIC PRES.
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:18 PM
A.3.06
SOUTH ELEVATIONS134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) SOUTH ELEVATION
1/4" = 1'-0"2 (P) SOUTH ELEVATION
1/17/2020 HPC SUBMITTAL
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MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
(P) BASEMENT CEILING
98' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
CEILING HEIGHT -MAIN LEVEL
109' -8 1/2"
CEILING HEIGHT -MAIN LEVEL
109' -8 1/2"
87654321
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"3' - 6 7/8"11 1/4"(N) ROOFING TO REPLACE
EXISTING. TYP
(N) PORCH(E) SIDING TO BE REPAINTED, TYP.(N) WINDOWS TO REPLACE (E)
U.O.N. PER HISTORIC PRES.
(E) SIDING TO BE REPAINTED, TYP.
1/4" = 1'-0"1 (E) EAST ELEVATION
1/4" = 1'-0"2 (P) EAST ELEVATION
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:22 PM
A.3.07
EAST ELEVATIONS134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/17/2020 HPC SUBMITTAL
Page 106 of 111
153
F.F.
+0'-0"
F.F.
+0'-0"
TYPE A TYPE B
TYPE CPER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.
EGRESS WINDOW SINGLE PANE FIXED
DIVIDED LITE FIXED
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:23 PM
A.4.00
WINDOW SCHEDULE134 EAST BLEEKERASPEN, CO19017
Author
Checker
Proposed Window Schedule
Window ID Room Name
Type
Mark Description Width Height Sill Height
Window
Frame
Material
Window
Exterior
Finish
Window
Interior
Finish
Black Out
Shade 5% Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
(P) BASEMENT
W01 BEDROOM 1 A EGRESS WINDOW 3' - 0" 8' - 0" 3' - 0"
W02 BEDROOM 2 A EGRESS WINDOW 3' - 0" 8' - 0" 3' - 0"
W03 BEDROOM 3 A EGRESS WINDOW 3' - 0" 8' - 0" 3' - 0"
W04 HALLWAY B FIXED SINGLE PANE 3' - 10" 8' - 0" 3' - 0"
MAIN LEVEL
W10 GARAGE C DIVIDED LITE
CASEMENT
2' - 3" 5' - 0 1/2" 2' - 0 1/16"
W11 GARAGE C DIVIDED LITE
CASEMENT
2' - 3" 5' - 0 1/2" 2' - 0 15/16"
W12 LIVING/KITCHEN B FIXED SINGLE PANE 3' - 11
3/16"
4' - 1 1/2" 3' - 5 1/2"
T.O.F.F. UPPER LEVEL (E) VICTORIAN
W20 MASTER BATH B FIXED SINGLE PANE 5' - 0" 8' - 6" 1' - 0"
W21 MASTER BATH B FIXED SINGLE PANE 2' - 6" 6' - 0" 1' - 0"
DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
1/17/2020 HPC SUBMITTAL
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F.F.
+0'-0"TYPE A
GARAGE DOORPER SCHED.PER SCHED.PER SCHED.
TYPE B
GLASS FRONT DOORPER. SCHED.PER. SCHED.
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:23 PM
A.4.01
DOOR SCHEDULE -
EXTERIOR134 EAST BLEEKERASPEN, CO19017
Author
Checker
Door Schedule - Exterior
DOOR ID Location Type Mark Width Height Thickness Door Finish
Frame
Material
Frame
Exterior
Finish
Frame
Interior
Finish
Black Out
Shade 5% Shade
Roman
Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
New Construction
D01 GARAGE A 21' - 4
11/16"
8' - 0" 0' - 1 3/4"
D02 VESTIBULE B 3' - 0" 6' - 10" 0' - 0 1/2"
GENERAL DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
DOOR TYPE SCHEDULE
KEY DOOR/WINDOW NOTES
1 MANUFACTURER LEVEL 1 : "FRONT OF HOUSE" TO INCLUDE ALBERTINI (STEEL OR ALUMINUM), DYNAMIC ALUMINUM, MHB, OPTIMUM OR SIM. STEEL MANUFACTURER
2 MANUFACTURER LEVEL 2 : "BACK OF HOUSE" TO INCLUDE SIERRA PACIFIC, MARVIN, EUROLINE, AND PELLA
1/17/2020 HPC SUBMITTAL
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10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date IssueBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:24 PM
A.9.00
PERSPECTIVES (NO
LANSCAPE)134 EAST BLEEKERASPEN, CO19017
Author
Checker
Page 109 of 111
156
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date IssueBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_CENTRAL.rvt3/30/2020 3:34:25 PM
A.9.01
PERSPECTIVES W/
LANDSCAPE134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/17/2020 HPC SUBMITTAL
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CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVWWWWWWWW
W
W
W
W W789578957895
7895789578952%2%CDATE#DESCRIPTIONISSUE DATE:SHEET NUMBERREVIEWED:PROJECT NUMBER:DRAWN:1REVISIONS6271234567ABCDE134 EAST BLEEKER ST.
Aspen, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C.F89123456789W W W . D E S I G N W O R K S H O P . C O MDESIGN WORKSHOPLandscape Architecture · Land PlanningUrban Design · Tourism PlanningAsheville · Aspen · Austin · Chicago · Denver · DubaiHouston · Lake Tahoe · Los Angeles120 East Main Street(970) 925-8354(970) 920-1387Aspen, Colorado 81611HL/JSMAMarch 27, 2020LX-01HPCSUBMISSIONNORTH0ORIGINAL SCALE:5 10201"=10'-00"N. AS
P
E
N
S
T
.E. BLEEKER ST.BUILDING SETBACKBUILDING SETBACKPROPERTY LINE
LANDSCAPEPLANCONCRETELEGENDMATERIALRETAINING WALLTURFPLANTINGPERENNIAL BED 1Shrub no greater than 36"GROUNDCOVERLILAC 6 - 8'COTTONWOOD TREETURF2 NEW STREET TREES (COTTONWOOD)WALK
W
A
Y
42" WOODEN FENCEWINDOWWELL
EXISTING 36" DBH SILVER MAPLETERR
A
C
E
TURF
PROPERTY LINESAND SET STONE PAVERWINDOWWELLPRELIMINARY PLANTING LIST ABBR. BOTANICAL NAME COMMON NAMEPA-3Populus angustifoliaNarrowleaf Cottonwood 3"-calAS SHOWN 2MS-3Malus Spring SnowSpring Snow Crabapple 3"-calAS SHOWN 1SHRUBSSG-5Syringa hyacinthifloraWhite Lilac 5 gal.36" O.C. 8RA-5Rhus aromatica Grow-Low Sumac 5 gal.16" O.C. 23SF-5Spiraea froebeliiFroebell Spiraea 5 gal.30" O.C. 63SPACING Count SIZETREESPage 111 of 111158