HomeMy WebLinkAboutagenda.HPC.202005271
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
May 27, 2020
4:30 PM,
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I.SITE VISIT
IA.Please visit 611 W. Main on your own.
II.ROLL CALL 4:30 PM
III.MINUTES
IIIA.Minutes 4/22/20
minutes.hpc.20200422.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED 1
2
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIIA.303 S. Galena Street- Minor Development, CONTINUE PUBLIC HEARING TO
SEPTEMBER 9TH
XIII.NEW BUSINESS
4:40
PM .
227 E. Main Street – Final Major Development Review and GMQS Change in Use,
PUBLIC HEARING
227 E Bleeker_Memo.pdf
227 E Bleeker_Resolution.pdf
Exhibit A_HPGuidelinesCriteria.pdf
Exhibit B_GMQS Change in Use.pdf
Exhibit C_Application.pdf
5:10
PM.
611 West Main Street
Conceptual Major Development Review, Relocation of Designated Resource,
Dimensional Variations, Growth Management, Certificate of Affordable Housing
Credits, Special Review and Transportation & Parking Management for the
Restoration of the Subject Property and the Establishment of Nine Affordable
Housing Units
611 W. Main_Memo_HPC_5.27.20.pdf
Resolution No. X (Series of 2020)_611 W. Main.pdf
ExhibitA.1_HPGuidelinesCriteria_611WMain.pdf
ExhibitA.2_SetbackVariationCriteria_611WMain.pdf
ExhibitA.3_RelocationCriteria_611WMain.pdf
ExhibitA.4_Growth Management Review Criteria.pdf
ExhibitA.5_Special Review_Staff Findings.pdf
ExhibitA.6_Certificates of Affordable Housing Credit Staff Findings.pdf
ExhibitA.7_Transportation & Parking Management.pdf
ExhibitB_DRC Referral Comments & Responses.pdf
ExhibitC_Application_611WMain.pdf
ExhibitD_Affidavit Of Public Notice.pdf
XIV.ADJOURN 7:00 PM
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
2
3
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
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 HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
Chairperson Greenwood opened the meeting at 4:30 p.m.
Commissioners in attendance: Gretchen Greenwood, Nora Berko
Roger Moyer, Jeffrey Halferty, Scott Kendrick, Sheri Sanzone
Commissioners not in attendance: Kara Thompson, Bob Blaich
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. Moyer motioned to approve the minutes of April 8th, Ms.
Sanzone seconded. All in Favor, Motion carried.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: None
CONFLICTS: Ms. Berko and Ms. Sanzone stated that they both have a conflict with 134 E.
Bleeker.
STAFF COMMENTS: Ms. Bryan stated that there was a memo and resolution attached to the
HPC packets outlining Code of Conduct. Ms. Bryan stated that this was not in response to
anything that happened with HPC however with another board. Ms. Bryan said that this was an
outline of rules and conduct that both the board and public must follow. Ms. Bryan stated that
there wasn’t anything controversial in this resolution but can answer any question one might
have.
Ms. Greenwood asked if everyone took the time to read the resolution.
Ms. Sanzone asked if HPC should hold board members to this standard as well.
Ms. Bryan stated in a way we already do. She further explained how it was written it can be
applied to public and commissioners.
Mr. Moyer motioned to approve code of conduct resolution Ms. Berko seconded. Roll Call Vote
Ms. Greenwood, YES, Ms. Berko, YES, Mr. Halferty, YES, Mr. Moyer, YES, all in favor
motion carries.
Note Ms. Simons internet went down and HPC had to go out of order on the agenda until Ms.
Simon could rejoin.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Yoon stated that a Certificate of No
Negative Effect was issued for 419 E. Hyman Avenue to replace all non-historic windows for the
residential unit on the second floor.
CALL UPS: Ms. Yoon stated that 125 W. Main St. did not get called up.
4
REGULAR MEETING HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
PROJECT MONITORING: 109 N. 2nd Street. Ashley Satterfield from Charles Cunniffe
Architects. Owner Dennis Chookaszian
Ms. Satterfield stated the first change she wanted to propose was to keep the ramp that services
the front entry. Ms. Satterfield stated that the ramp blends in with the landscape and is
inconspicuous. Ms. Satterfield pointed out that the handrail is very minimal. Ms. Satterfield
showed visual aids of the ramp and lack of impact to the aesthetic. Ms. Satterfield stated that
there will be minor upgrades to the ramp, including plank replacement and handrail
reinforcement. Ms. Satterfield stated that the second item that they are proposing for a change is
to replace the windows currently in the log cabin with energy efficient ones. Ms. Satterfield
stated their intent was to replicate the window design. Ms. Satterfield stated that the windows
currently very difficult to open and even if refurbished in an emergency they would be a
hinderance. Ms. Satterfield showed visual aids showing the deterioration of windows. Ms.
Satterfield stated that the current storm windows detract from the historic resource. Ms.
Satterfield reiterated the proposal to replace all the windows and have them look identical to
what is there now.
Mr. Chookaszian stated that when he acquired the building that there were only a few original
windows left and that many have broken of the years. Mr. Chookaszian stated that the windows
that are there are damaged and stuck. Mr. Chookaszian said if anyone tries to remove them the
windows, they would end up breaking in the process. Mr. Chookaszian reiterated that the
windows are not safe and in case of an emergency they could not open. Mr. Chookaszian pointed
out that the windows are also real energy inefficient.
STAFF COMMENTS: Ms. Simon stated that she went and looked at the windows with
owner’s permission and she did not see the dire situation that was presented. Ms. Simon stated
that the windows look in fair conditions and that restoration is more appropriate for historic
windows. Ms. Simon pointed out in photos that the cabin indeed had storm windows back in the
1960s. Ms. Simon stated that she does not recommend replacement of the windows without
further site visits by monitor. Ms. Simon stated that the ramp is inconspicuous and a useful
feature and is in support of keeping in place.
Ms. Berko asked what bonus was granted to this project.
Ms. Simon stated that it was very small, about 30 feet.
Mr. Chookaszian stated that the ramp is needed for handicap accessibility.
Ms. Sanzone asked has the current ramp design been reviewed by the Building Dept.
Mr. Chookaszian stated that the Building Dept has not reviewed the ramp. Mr. Chookaszian said
he would be happy to work with them on any design.
Ms. Greenwood asked if the windows were true divided light and what will the detail be if you
replace.
Ms. Satterfield stated that she believes that they are not true divided light.
5
REGULAR MEETING HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
Ms. Simon stated that they are true divided light and they show the characteristics an older style
window.
Mr. Greenwood asked if you were going to replace the windows what company and materials
will be used.
Ms. Satterfield stated that they would use a Kolbe product. She further explained that in this case
the window would not be a true divided light.
Ms. Greenwood stated that it is pretty clear that staff is not in favor of replacing the windows,
would rather see a restoration. Ms. Greenwood said that staff is in favor of keeping the ramp and
that the Building Dept will need to be involved. She further stated any changes will need to be
brought to the monitor.
Ms. Berko asked if the Building Dept was going to make any changes that HPC be involved.
Ms. Greenwood asked who is the monitor on this project.
Ms. Simon stated that it is Mr. Moyer.
COMMISSIONER COMENTS: Mr. Moyer stated that he is in favor of the ramp and
restoration of the windows.
Ms. Berko stated that she is in totally agreement with staff and would like to see restoration.
Mr. Kendrick stated that he agrees with staff’s comments. Mr. Kendrick stated without further
information he is in favor of restoration of the windows.
Ms. Sanzone stated that she supports staff’s recommendations for both.
Mr. Halferty stated that he agrees with staff’s recommendation for the ramp and restoration of
windows.
Ms. Greenwood stated that she is sympathetic to the argument of energy efficiency and operation
of the windows. Ms. Greenwood asked for more information about the window’s and if it’s
really realistic to restore.
The contractor stated he can get samples of replacement windows, and also bringing in a
professional to discuss restoration of these windows.
Ms. Greenwood stated that she is not a fan of Kolbe and Kolbe windows. Ms. Greenwood said
she understands why one would pick Kolbe and Kolbe but they look so obviously new. Ms.
Greenwood stated that she agrees with staff and fellow commissioners.
Mr. Chookaszian stated that he is not opposed to paying more for divided light windows.
Ms. Greenwood stated she wants to take a vote to show support for staff’s recommendation.
All commissioners agreed.
6
REGULAR MEETING HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
Ms. Berko and Ms. Sanzone left the meeting.
NEW BUSINESS: 134 East Bleeker, Minor Development Review, Relocation, and Setback
Variations. Representative Sara Adams from BendonAdams
Ms. Adams stated that the project that was last presented was much bigger in scope and she took
HPC comments to heart and now has a revised project. Ms. Adams reviewed the history of the
historic cabin and barn. Ms. Adams pointed out that there was a large remodel in the 90s and all
the siding was removed from the barn and cabin. Ms. Adams further explained that there was a
curb cut and direct access to the garage from Aspen St. Ms. Adams stated that the new plan is a
minor HP review, and would include landscape touch ups, replacement of nonhistorical fence,
addition of trees on Aspen St., adding of sidewalks. Ms. Adams stated that there will be an
update to the historic porch that faces Aspen St. Ms. Adams stated that the asphalt roof will be
replaced with wood shingles. Ms. Adams said that they are required to remove the curb cut and
replace the current garage door with windows. Ms. Adams stated that they were able to create
two onsite parking spaces. Ms. Adams stated that they will be keeping the walkways the same
however providing new hardscape. Ms. Adams showed the main entrance walkway being
slightly moved from the dripline of the silver maple tree. Ms. Adams stated that the secondary
walkway from Aspen St. will be skinner and detached from the patio. Ms. Adams showed the
flower beds and vegetation being pulled away from the building. Ms. Adams stated that the fence
is not original referencing photos. Ms. Adams points out that part of the fence does not meet
code and is more of a privacy fence. Ms. Adams proposed the removal of both fences and
replaces them with white picket fence. Ms. Adams recommended replacing the light fixture on
the front main entrance and secondary entrance with a gooseneck fixture. Ms. Adams showed
the proposed elevation changes from each side. Ms. Adams stated the only thing happening to
the landmark are minor repairs. Ms. Adams showed the alley view elevation change and pointed
out in the new proposed plan the garage door now is twenty-one inches long. Ms. Adams
explained with extra inches given to the garage, a car could parallel park with more ease. Ms.
Adams pointed out that HPC has the new renderings in their packets for references.
STAFF COMMENTS: Ms. Yoon pointed out that this project has gone from a major to a
minor review. Ms. Yoon stated that there is relocation being triggered due to the under pinning
under the historic cabin. Ms. Yoon stated that the guidelines are very specific in making the front
walkway the true primary walkway and maintained as such. Ms. Yoon stated that staff was
concerned with the secondary walkway, she further explains that the applicant has address this
concern by making that path more narrow and detached. Ms. Yoon stated that staff was
concerned about the landscaping and vegetation to close to the historic building. Ms. Yoon
pointed out that the applicant addressed this by removing the shrubs closest to the historic home.
Ms. Yoon stated that the existing fence is not historic and the revised fence proposal meets the
design guidelines. Ms. Yoon stated that the light fixture detail is a new and staff would like to
further discuss appropriate scale as a condition for staff and monitor. Ms. Yoon stated that the
two new windows on the east facing side of the barn addition need to be distinguishable from the
historic windows as a feature of its own time. Ms. Yoon stated that staff recommends HPC
further discuss the details pertaining to the garage door and if possible, reduce the length of the
7
REGULAR MEETING HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
door to reveal the corners of the structure. Ms. Yoon outlined the conditions that are attached that
staff would like to see.
Mr. Moyer asked how old is the iron fence and what is staff asking for with the garage.
Ms. Yoon stated that staff is not sure how old the fence is but it is not original to the site.
Mr. Moyer asked when was the house relocated to the current site.
Ms. Yoon stated it was relocated in the 1960s.
Project Architect Cristof Eigelberger stated the garage is determined by a larger car turning
radius. He pointed out that the door tracks that point inward take up a few inches.
Mr. Kendrick stated that he is in support of the garage parking being fully utilized. He asked if
anyone has done a mockup of the garage with a real car to see how tight it can be and if the door
itself will be matching the siding.
Ms. Yoon stated the garage door will match the siding.
Ms. Greenwood asked why they don’t have to meet the residential design standards.
Ms. Yoon stated that all historic land properties are exempt from residential design standards.
Mr. Halferty asked how does the garage door open.
Mr. Eigelberger stated that it opens overhead, five panel.
PUBLIC COMMENTS:
Ms. Yoon stated that three letters were sent in. Ms. Yoon summarized each letter.
Community Church support of changes that have been made.
Denise Diers does not have further abjections but had comments related to the construction
management plan and other topics related to Engineering.
Howey Mallory echoes support in parking on site, but objects to the removal of the existing
fence.
COMMISSIONER COMMENTS:
Ms. Greenwood stated that this is a really good project and commended the applicants for their
hard work. Ms. Greenwood said that the architect has handled the garage door beautifully. Ms.
Greenwood stated that she is favor this project with conditions and add lighting for staff and
monitor approval.
Mr. Moyer stated that he is ok with the conditions. Mr. Moyer added imagine if you were
walking in the west end and you see the iron fence, you will know this house is a historic. Mr.
8
REGULAR MEETING HISTORICAL PRESERVATION COMMITY APRIL 22, 2020
Moyer stated that he is adamantly opposes the white picket fence. Mr. Moyer asked if it is
possible to remove the frame from garage door to make it flush.
Mr. Halferty stated support moving this project forward. Mr. Halferty stated that he agrees with
Mr. Moyer about the fence. Mr. Halferty said he would like to see staff and monitor review.
Mr. Kendrick stated that he is in favor of revised staff comments.
Ms. Greenwood stated that a new fence is appropriate and needed. Also, an iron fence is not
historically appropriate for a miner’s cabin.
Ms. Yoon requested that HPC add a new condition requesting a financial insurance of $30,000
for the historic home.
Mr. Moyer asked if there is any way they could deny the picket fence.
Ms. Yoon stated that there is nothing in the guidelines saying we can say they have to keep the
iron fence since it is not historic to the site.
MOTION: Mr. Halferty motioned to approve resolution #11 with conditions attached, Mr.
Kendrick seconded. Roll Call Vote: Ms. Greenwood, YES; Mr. Halferty, YES; Mr. Kendrick,
YES; Mr. Moyer, YES. All in favor motion carries.
Mr. Halferty will be the monitor.
ANNUAL AWARDS: Ms. Simon presented the annual HPC award nominees and categories.
The commissioners agreed to review offline and send Ms. Simon their picks. Presentation of
winners will be held first in person city council meeting.
Ms. Simon announced that there will be no meeting May 13th.
Mr. Moyer moved to adjourn Mr. Kendrick seconded, ALL in favor, Motion carried.
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Page 1 of 4
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: May 27, 2020
RE: 227 E. Main Street – Final Major Development Review and GMQS Change in
Use, PUBLIC HEARING
APPLICANT /OWNER:
227 East Main LLC
REPRESENTATIVE:
Kim Raymond Architecture +
Interiors
LOCATION:
Street Address:
227 E. Main Street
Legal Description:
Lot F, Block 74, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-28-003
CURRENT ZONING & USE
MU (Mixed Use)
Currently in Commercial Use
PROPOSED USE:
Residential
SUMMARY: The applicant requests approval for Final Major
Development and Growth Management to convert this
Victorian era home
from commercial,
back to residential
use and to restore
and expand the
structure.
STAFF RECOMMENDATION:
Staff recommends approval with conditions.
Site Locator Map – 227 E. Main Street
227
10
Page 2 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND: 227 E. Main Street was built in 1886, making it one of the older surviving miner’s
cottages in Aspen. The property has recently sold, after being in the long-term ownership of the Moore
family, who retain the lots to the east. Sporadically used as a retail shop, 227 E. Main is in a deteriorated
condition. Asbestos shingle siding has been installed and original porch and window details have been
removed. The pictures below will assist with the restoration planned by the applicant.
A very small non-historic addition that does not appear on the Sanborn map is in place at the back of
the house. This addition is proposed to be demolished. The outbuilding shown on the map was
demolished some time ago.
Top left- Sanborn Map, 1904
Top right- Photo of 227 E.
Main, 1975
Left- View of the Moore
Building and 227 E. Main,
date unknown
11
Page 3 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and
construction of a new addition towards the rear of the historic building.
• Growth Management Change in Use (Section 26.470.100) to convert to a single-family home.
The Historic Preservation Commission (HPC) is the final review authority.
STAFF COMMENTS:
Following is a brief summary of staff findings. Please see Exhibits A and B and the proposed conditions
of approval for more detail.
The project involved two Conceptual hearings, during which the architect worked with the board to
improve the siting and design of the proposed addition. The historic resource will be preserved in its
historic location, separated from the addition with a 10’ connector. The addition is reasonably sized in
comparison with the resource. No floor area bonus was requested.
This home has been a long-standing Demolition by Neglect concern. Important and necessary
restoration work is going to be accomplished on this Victorian home, carefully supervised by staff and
the project monitor. A number of details must be resolved either before permit submittal or during the
construction process, when more conditions can be revealed.
The site offers limited opportunity for landscaping, particularly at the front. The large cottonwood
street trees in the right of way will continue to define the historic setting. The applicant is continuing to
work the Parks Department and the neighbor to the west on the necessity of preserving trees that
straddle the common lot line.
Staff supports the granting of Final approval for this project.
In addition, staff supports converting the building back to residential use. Though this use may not be
as active as a commercial space might be, the resulting addition is far below the commercial
development potential for the site.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission grant Final Major Development and Growth
Management Change in Use with the following conditions:
1. Specific plant selections for the site must be reviewed by staff and monitor to ensure that the
height of the plant materials will not interfere with the historic structure. An approximately 6”
wide gravel border is required around the base of the resource to hold plants and irrigation a
few inches away from the resource.
12
Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. The applicant must document the extent and condition of all historic materials on the Victorian
and provide information on preservation techniques, for review and approval by staff prior to
building permit submittal. The original clapboard, if present, must be restored if possible.
3. All historic doors, including the existing front screen door, if original, and windows are to be
restored. The detail over the front gable end windows, seen in historic photos, must be
replicated, with the design to be approved by staff prior to permit submittal.
4. Detailed drawings of the front porch restoration and brick chimney restoration are required,
using physical evidence and historic photos to guide determinations. Drawings are to be
approved by staff prior to permit submittal, with project monitor input as needed.
5. The roof on the Victorian is to be natural wood shingles. Gutter and downspout style and
location must be reviewed by staff, along with details regarding flashing and snowclips, prior to
permit submittal.
6. The applicant must provide the location of all wall and roof vents for review and approval by staff
and monitor prior to permit submittal.
7. The insulation and foundation details on the Victorian require additional review by staff prior to
permit submittal to ensure appropriate techniques.
8. All exterior light fixtures must be confirmed to meet code, with frosted glass lenses.
9. Prior to building permit submittal, the applicant must work with Engineering to finalize the
stormwater design, sidewalk plan, and the utilities plan, and work the Parks Department to
resolve tree preservation on the west lot line. HPC project monitor approval will be sought as
needed.
10. To comply with the Change in Use criteria, mitigation for the entire floor area of the home will
be calculated according to Section 26.470.090.A of the Municipal Code, single-family mitigation.
11. Three years vested rights shall be established by the date on which a Development Order is
issued by the Community Development Department.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Growth Management/Staff Findings
Exhibit C – Application
13
HPC Resolution #__, Series of 2020
Page 1 of 3
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT REVIEW AND GROWTH MANAGEMENT
CHANGE IN USE REVIEW FOR THE PROPERTY LOCATED AT 227 EAST MAIN STREET,
LOT F, BLOCK 74, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-28-003
WHEREAS, the applicant, 227 East Main LLC, represented by Kim Raymond Architecture +
Interiors, has requested HPC approval for Final Major Development and Growth
Management for the property located at 227 East Main Street, Lot F, Block 74, City and
Townsite of Aspen, Colorado. As a historic landmark, the site is exempt from Residential
Design Standards review; 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, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommended approval with conditions; and
WHEREAS, HPC reviewed the project on May 27, 2020, 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 Final Major Development, Relocation Growth Management Change
in Use for 227 East Main Street, Lot F, Block 74, City and Townsite of Aspen, CO as follows:
Section 1: Conditions
The approval is subject to these conditions:
1. Specific plant selections for the site must be reviewed by staff and monitor to ensure
that the height of the plant materials will not interfere with the historic structure. An
approximately 6” wide gravel border is required around the base of the resource to
hold plants and irrigation a few inches away from the resource.
2. The applicant must document the extent and condition of all historic materials on the
Victorian and provide information on preservation techniques, for review and approval
by staff prior to building permit submittal. The original clapboard, if present, must be
restored if possible.
14
HPC Resolution #__, Series of 2020
Page 2 of 3
3. All historic doors, including the existing front screen door, if original, and windows are
to be restored. The detail over the front gable end windows, seen in historic photos,
must be replicated, with the design to be approved by staff prior to permit submittal.
4. Detailed drawings of the front porch restoration and brick chimney restoration are
required, using physical evidence and historic photos to guide determinations.
Drawings are to be approved by staff prior to permit submittal, with project monitor
input as needed.
5. The roof on the Victorian is to be natural wood shingles. Gutter and downspout style
and location must be reviewed by staff, along with details regarding flashing and
snowclips, prior to permit submittal.
6. The applicant must provide the location of all wall and roof vents for review and
approval by staff and monitor prior to permit submittal.
7. The insulation and foundation details on the Victorian require additional review by
staff prior to permit submittal to ensure appropriate techniques.
8. All exterior light fixtures must be confirmed to meet code, with frosted glass lenses.
9. Prior to building permit submittal, the applicant must work with Engineering to finalize
the stormwater design, sidewalk plan, and the utilities plan, and work the Parks
Department to resolve tree preservation on the west lot line. HPC project monitor
approval will be sought as needed.
10. To comply with the Change in Use criteria, mitigation for the entire floor area of the
home will be calculated according to Section 26.470.090.A of the Municipal Code,
single-family mitigation.
11. Three years vested rights shall be established by the date on which a Development
Order is issued by the Community Development Department.
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
15
HPC Resolution #__, Series of 2020
Page 3 of 3
be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
APPROVED BY THE COMMISSION at a special meeting on the 27th day of May, 2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk
16
Page 1 of 13
Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed,
enlarged, altered, repaired, relocated or improved involving a designated historic property or a property
located within a Historic 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. An application for a building permit cannot be submitted without a development order.
4. Final development plan review. The procedures for the review of final development plans for major
development projects are as follows:
(1) The Community Development Director shall review the application materials submitted for final
development plan approval. If they are determined to be complete, the applicant will be notified
in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing
shall be provided pursuant to Paragraphs 26.304.060.E.3.a, b and c.
(2) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections. This
report will be transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
(3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny. If the application is
approved, the HPC shall issue a certificate of appropriateness and the Community Development
Director shall issue a development order.
(4) Before an application for a building permit can be submitted, a final set of plans reflecting any
or all required changes by the HPC or City Council must be on file with the City. Any conditions
of approval or outstanding issues which must be addressed in the field or at a later time shall be
noted on the plans.
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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.
1.4 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.
• 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. 20
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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
overtextured 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.
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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.
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.
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.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
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.
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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.
• 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.
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.
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.
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• 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.
4.7 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.
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.
5.4 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.
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.
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.
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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.
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.
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.
7.8 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.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
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• 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.
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.
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.
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.
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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.
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
• 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.
Staff Finding: The applicable chapters of the design guidelines are as follows: site planning and
landscape, rehabilitation, relocation, building additions, and service areas.
Staff finds that the guidelines are met, or will be met with conditions.
Regarding the site plan, the applicant restudied their proposal to reduce setback variance requests
during Conceptual review. Additional detail has been provided on the excavation plan and the methods
for stormwater mitigation. Opportunities for landscape around the historic resource are limited,
however plant selection must be reviewed by staff and monitor to ensure that the height of the materials
will not interfere with the historic structure. An approximately 6” wide gravel border is required around
the base of the resource to hold plants and irrigation a few inches away from the resource.
All relevant Design Guidelines in Chapters 2, 3, 4, 5, 6 and 7 related to the restoration and rehabilitation
efforts need to be reviewed in detail between staff and the architect before permit submittal. The 27
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applicant must document the condition of all
historic materials, including removing areas of
the asbestos siding to expose original
clapboards, if still in place. The original siding
is to be restored if possible. If replacement is
necessary, the historic exposure shall be
matched. All original windows and doors are
to be retained and repaired. HPC may wish to
discuss a proposed new opening on the rear of
the historic structure, shown on sheet A.4.03.
A large sliding glass door is shown on the rear
of the Victorian. This is in the location of an
existing non-historic addition which is being
removed. Staff does not object to the door opening given that this area of the historic fabric has already
been altered.
It appears that the original porch roof may have been overframed in the past. The applicant must work
with staff prior to building permit to confirm the original design. Detailed drawings of the front porch
restoration and brick chimney restoration are required, using physical evidence and historic photos to
guide determinations.
While the application implies that pre-aged wood shingles may be proposed for the historic structure,
to meet the design guidelines a natural wood shingle roof should be installed. The applicant has
provided some information about proposed gutters, but prior to permit review more specifics on gutter
and downspout style and location must be reviewed by staff, along with details regarding flashing and
snow clips. The applicant must provide more information about the location of all wall and roof vents.
The application includes a detail for insulating the historic structure that must be revised, as spray foam
insulation is not being allowed in the walls of historic buildings because it permanently encapsulates the
original framing. This detail, and the detail of how the new foundation flashing will lie in plane with the
historic siding above it, must be approved before permit submittal.
Regarding the addition, the applicant was asked to restudy fenestration between Conceptual and Final
review. Staff finds that the design is improved, particularly related to large windows that were previously
proposed on the west façade.
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Finally, with regard to exterior lighting, all fixtures must be confirmed to meet lighting code so that glass
lenses are frosted.
Staff finds that the design guidelines are met with the conditions addressed above.
Prior concept
Revision
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Exhibit B
GMQS Chan ge in Use
Staff Findings
26.470.100
A. Change in use. A change in use of an existing property, structure or portions of an existing structure
between the development categories identified in Section 26.470.020 (irrespective of direction), for
which a certificate of occupancy has been issued and which is intended to be reused, shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on the general
requirements outlined in Section 26.470.080. No more than one (1) free-market residential unit may be
created through the change-in -use.
26.470.080. General Review Standards.
All Planning and Zoning Commission and City Council applications for growth management review shall
comply with the following standards.
A. Sufficient Allotments: Sufficient growth management allotments are available to accommodate the
proposed development, pursuant to Subsection 26.470.040.B. Applications for multi-year development
allotment, pursuant to Paragraph 26.470.110.A shall be required to meet this standard for the growth
management years from which the allotments are requested.
B. Development Conformance: The proposed development conforms to the requirements and
limitations of this Title, of the zone district or a site specific development plan, any adopted regulatory
master plan, as well as any previous approvals, including the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the Planned
Development – Project Review approval, as applicable.
C. Public Infrastructure and Facilities. The proposed development shall upgrade public infrastructure
and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer.
Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and
communication utilities, drainage control, fire and police protection, solid waste disposal, parking and
road and transit services.
D. Affordable Housing Mitigation.
1) For commercial development, sixty -five percent (65%) of the employees generated by the
additional commercial net leasable space, according to Section 26.470.050.B, Employee
generation rates, shall be mitigated through the provision of affordable housing.
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2) For lodge development, sixty-five percent (65%) of the employees generated by the
additional lodge pillows, according to Section 26.470.050.B, Employee generation rates, shall
be mitigated through the provision of affordable housing. For the redevelopment or
expansion of existing lodge uses, see section 26.470.100.H.
3) For the redevelopment of existing commercial net leasable space that did not previously
mitigate (see Section 26.470.070.F), the mitigation requirements for affordable housing shall
be phased at 15% beginning in 2017, and by 3% each year thereafter until 65% is reached, as
follows:
Development Order
applied for during
calendar year -
Mitigation required
(percent of employees
generated by the existing
space that has previously
not mitigated)
2017 15%
2018 18%
2019 21%
2020 24%
2021 27%
2022 30%
2023 33%
2024 36%
2025 39%
2026 42%
2027 45%
2028 48%
2029 51%
2030 54%
2031 57%
2032 60%
2033 63%
2034 65%
4) Unless otherwise exempted in this chapter, when a change in use between development
categories is proposed, the employee mitigation shall be based on the use the development
is converting to. For instance, if a commercial space is being converted to lodge units, the
mitigation shall be based on the requirements for lodge space, outlined in subsection 2,
above. Conversely, if lodge units are being converted to commercial space, the mitigation
shall be based on the requirements for commercial space, outlined in subsections 1 and 3,
above. 31
Page 3 of 4
5) For free -market residential development, affordable housing net livable area shall be
provided in an amount equal to at least thirty percent (30%) of the additional free-market
residential net livable area.
6) For essential public facility development, mitigation shall be determined based on Section
26.470.110.D.
7) For all affordable housing units that are being provided as mitigation pursuant to this chapter
or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540,
or for any other reason:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority, as amended.
b. Required affordable housing may be provided through a mix of methods outlined in this
chapter, including newly built units, buy down units, certificates of affordable housing
credit, or cash -in -lieu.
c. Affordable housing that is in the form of newly built units or buy-down units shall be
located on the same parcel as the proposed development or located off-site within the
City limits. Units outside the City limits may be accepted as mitigation by the City
Council, pursuant to Section 26.470.110.B. When off-site units within City limits are
proposed, all requisite approvals shall be obtained prior to approval of the growth
management application.
d. Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit,
pursuant to Chapter 26.540, shall be extinguished pursuant to Section 26.540.120,
Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section
26.470.050.F, Employee/Square Footage Conversion.
e. If the total mitigation requirement for a project is less than .25 FTEs, a cash-in -lieu
payment may be made by right. If the total mitigation requirement for a project is .25 or
more FTEs, a cash -in -lieu payment shall require City Council approval, pursuant to
Section 26.470.110.C.
f. Affordable housing units shall be approved pursuant to Paragraph 26.470.100.D,
Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin
County Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower category designation.
g. Each unit provided shall be designed such that the finished floor level of fifty percent
(50%) or more of the unit's net livable area is at or above natural or finished grade,
whichever is higher. This dimensional requirement may be varied through Special Review,
Pursuant to Chapter 26.430
8) Affordable housing units that are being provided absent a requirement ("voluntary units")
may be deed-restricted at any level of affordability, including residential occupied (RO).
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Staff Finding: The property is to change from commercial use to a single -family home. Within the
Growth Management system there are 19 allotments per year for new residential development. (Note
that demolition and replacement of existing homes, or conversion of a home from single -family to duplex
does not count in the tracking of these 19 units.) Adequate allocations are available in this year’s pool
to allow this project to occur.
Addressing the remaining review criteria, the proposal conforms to the Conceptual HPC approval, as
required, and the site is adequately served by public infrastructure.
Up until the recent changes to the historic preservation benefits, this Change in Use would not have
required affordable housing mitigation, however that provision was revoked by City Council out of
concern for Aspen’s overall deficit . This project will mitigate like all othe r non -historic homes and
mitigation will be calculated and due at building permit. In brief, the floor area of the project is multiplied
by a standard number of full-time employees determined to be generated for every 1,000 square feet
of new single -family development. In this case it is approximately 1,919 square feet of proposed floor
area/1,000 square feet x 0.16 (the standard employee generation number)= 0.31 employees to be
mitigated. This condition of approval is included in the draft HPC resolution.
Staff finds that the criteria f or Change in Use are met.
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CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL LAND USE PACKET
Attached is an Application for review of Development that requires Land Use Review pursuant to
The City of Aspen Land Use Code: Included in this package are the following attachments:
1.Development Application Fee Policy, Fee Schedule and Agreement
to Pay Application Fees Form
2.Land Use Application Form
3.Dimensional Requirements Form (if required)
4.HOA Compliance Form
5.Development Review Procedure
All Application are reviewed based on the criteria established in Title 26 of the Aspen Municipal Code. Title 26 of
the Aspen Municipal Code is available at the City Clerk’s Office on the second floor of City Hall and on the internet
at www.cityofaspen.com, City Departments, City Clerk, Municipal Code, and search Title 26.
We require all applicants to hold a Pre-Application Conference with a Planner in the Community Development
Department so that the requirements for submitting a complete application can be fully described. This
meeting can happen in person or by phone or e-mail. Also, depending upon the complexity of the
development proposed, submitting one copy of the development application to the Case Planner to determine
accuracy, inefficiencies, or redundancies can reduce the overall cost of materials and Staff time.
Please recognize that review of these materials does not substitute for a complete review of the Aspen Land Use
Regulations. While this application package attempts to summarize the key provisions of the Code as they apply
to your type of development, it cannot possibly replicate the detail or the scope of the Code. If you have
questions which are not answered by the materials in this package, we suggest that you contact the staff
member assigned to your case, contact Planner of the Day, or consult the applicable sections of the Aspen Land
Use Code.
34
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
Land Use Review Fee Policy
The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or deposit is
collected for land use applications based on the type of application submitted.
A flat fee is collected by Community Development for applications which normally take a minimal and predictable amount of
staff time to process. Review fees for other City Departments reviewing the application (referral departments) will also be
collected when necessary. Flat fees are cumulative – meaning an application with multiple flat fees must be pay the sum of
those flat fee. Flat fees are not refundable.
A review fee deposit is collected by Community Development when more extensive staff time is required.
Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent on the case in
addition to the case planner. Deposit amount may be reduces if, in the opinion of the Community Development Director, the
project is expected to take significantly less time to process than the deposit indicates.
A determination on the deposit amount shall be made during the pre-application conference by the case planner. Hourly
billing shall still apply.
All applications must include an Agreement to Pay Application Fees. One payment including the deposit for Planning and
referral agency fees must be submitted with each land use application, made payable to the City of Aspen. Applications will
not be accepted for processing without the required fee.
The Community Development Department shall keep an accurate record of the actual time required for the processing of a
land use application requiring a deposit. The City can provide a summary report of fees due at the applicant’s request. The
applicant will be billed for the additional costs incurred by the City when the processing of an application by the Community
Development Department takes more time or expense than is covered by the deposit. Any direct costs attributable to a
project review shall be billed to the applicant with no additional administrative charge. In the event the processing of an
application takes less time than provided for by the deposit, the department shall refund the unused portion of the deposited
fee to the applicant. Fees shall be due regardless of whether an applicant receives approval.
Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final and recordation of
approval documents shall be handled as individual cases for the purpose of billing. Upon conceptual approval all billing shall be
reconciled and past due invoices shall be paid prior to the Director accepting an application for final review. Final review shall
require a new deposit at the rate in effect at the time of final submission. Upon final approval all billing shall be again reconciled
prior to the Director accepting an application for review of technical documents for recordation.
The Community Development Director may cease processing of a land use application for which an unpaid invoice is 30 or more
days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.7% per month. An unpaid invoice o f
120 days or more may be subject to additional actions as may be assigned by the Municipal Court Judge. All payment information
is public domain.
All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and plats. The City
will not accept a building permit for a property until all invoices are paid in full. For permits already accepted, and unpaid invoice
of 90 days or more days may result in cessation of building permit processing or issuance of a stop work order until full payment is
made.
The property owner of record is the party responsible for payment of all costs associated with a land use application
for the property. Any secondary agreement between a property owner and an applicant representing the owner (e.g.
a contract purchaser) regarding payment of fees is solely between those private parties.
35
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are
non-refundable.
$.___________flat fee for __________________. $.____________ flat fee for _____________________________
$.___________ flat fee for __________________. $._____________ flat fee for _____________________________
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that addit ional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review and presentation of sufficient information to enable legally required findings to be made for project
consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to
the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of
an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay
the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not
render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly
rates hereinafter stated.
$________________ deposit for_____________ hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen:
________________________________
Jessica Garrow, AICP
Community Development Director
Signature: _________________________________________
PRINT Name: _______________________________________
Title: ______________________________________________City Use:
Fees Due: $_______Received $_______
Case #___________________________
Please type or print in all caps
Address of Property: ______________________________________________
Property Owner Name: __________________________ Representative Name (if different from Property Owner)_______________________
Billing Name and Address - Send Bills to:
___________________________________________________________________________________________________
Contact info for billing: e-mail: _______________________________________ Phone: __________________________
36
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 ________
37
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW PROCEDURE
1.Attend pre-application conference. During this one-on-one meeting, staff will determine the review process
which applies to your development proposal and will identify the materials necessary to review your application.
2.Submit Development Application. Based on your pre-application meeting, you should respond to the
application package and submit the requested number of copies of the complete application and the application
and the appropriate processing fee to the Community Development Department.
3.Determination of Completeness. Within five working days of the date of your submission, staff will review the
application, and will notify you in writing whether the application is complete or if additional materials are
required. Please be aware that the purpose of the completeness review is to determine whether or not the
information you have submitted is adequate to review the request, and not whether the information is sufficient
to obtain approval.
4.Staff Review of Development Application. Once your application is determined to be complete, it will be
reviews by the staff for compliance with the applicable standards of the Code. During the staff review stage, the
application will be referred to other agencies for comments. The Planner assigned to your case or the agency may
contact you if additional information is needed or if problems are identified. A memo will be written by the staff
member for signature by the Community Development Director. The memo will explain whether your application
complies with the Code and will list any conditions which should apply if the application is to be approved.
Final approval of any Development Application which amends a recorded document, such as a plat, agreement or
deed restriction, will require the applicant to prepare an amended version of that document for review and
approval by staff. Staff will provide the applicant with the applicable contents for the revised plat, while the City
Attorney is normally in charge of the form for recorded agreements and deed restrictions. We suggest that you
not go to the trouble or expense of preparing these documents until the staff has determined that your
application is eligible for the requested amendment or exemption.
5.Board Review of Application. If a public hearing is required for the land use action that you are requesting,
then the Planning Staff will schedule a hearing date for the application upon determination that the Application is
complete. The hearing(s) will be scheduled before the appropriate reviewing board(s). The applicant will be
required to nail notice (one copy provided by the Community Development Department) to property owners
within 30 feet of the subject property and post notice (sign available at the Community Development Department)
of the public hearing on the site at least fifteen (15) days prior to the hearing date (please see Attachment 6 for
instructions). The Planning Staff will publish notice of the hearing in the paper for land use requests that require
publication.
The Planning Staff will then formulate a recommendation on the land use request and draft a memo to the
reviewing board(s). Staff will supply the Applicant with a copy of the Planning Staff’s memo approximately 5 days
prior to the hearing. The public hearing(s) will take place before the appropriate review boards. Public Hearings
include a presentation by the Planning Staff, a presentation by the Applicant (optional), consideration of public
comment, and the reviewing board’s questions and decision.
(Continued on next page)
38
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
6.Issuance of Development Order. If the land use review is approved, then the Planning Staff will issue a
Development Order which allows the Applicant to proceed into Building Permit Application.
7.Receipt of Building Permit. Once you have received a copy of the signed staff approval, you may proceed to
building permit review. During this time, your project will be examined for its compliance with the Uniform
Building Code. It will also be checked for compliance with applicable provisions of the Land Use Regulations which
were not reviewed in detail during the one step review (this might include a check of floor area ratios, setbacks,
parking, open space and the like). Fees for water, sewer, parks and employee housing will be collected if due. Any
document required to be recorded, such as a plat, deed restriction or agreement, will be reviewed and recorded
before a Building Permit is submitted.
39
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Simon, amy.simon@cityofaspen.com
DATE: December 17, 2019
PROJECT LOCATION: 227 E. Main Street
REQUEST: Major Development, Relocation, Setback Variations
DESCRIPTION: 227 E. Main Street is a 3,000 square foot lot located in the Mixed Use zone district and the
Main Street Historic District. The property is landmarked designated and contains a Victorian era miner’s
cottage which is in a deteriorated condition.
The applicant proposes to convert the property from the current commercial use, back to a single-family
home. This will include repair and restoration of the historic resource and construction of a basement and
rear addition. HPC review for Major Development, Relocation and Setback Variations 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
variations requested by the applicant. It is staff’s understanding that the applicant will request setback
reductions, but will provide two on-site parking spaces as required. 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
26.710.180 Mixed Use Zone District
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
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
40
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.
¨ 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.
41
¨ 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 copy 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.
42
43
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 1 of 13 ALTA Commitment for Title Insurance (8-1-16)
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Commitment
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE
INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE
CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION,
OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY
THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION,
ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY,
AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED
IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT.
THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY
OTHER PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment
Conditions,First American Title Insurance Company, a Colorado Corporation (the "Company"), commits to issue the
Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment
Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A
both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this
Commitment terminates and the Company’s liability and obligation end.
First American Title Insurance Company
If this jacket was created electronically, it constitutes an original document.
44
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 2 of 13 ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
1. DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public
Records.
(b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The
term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title,
interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does
not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means
authorized by law.
(d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to
be issued by the Company pursuant to this Commitment.
(e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued
pursuant to this Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each
Policy to be issued pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting
constructive notice of matters relating to real property to purchasers for value and without Knowledge.
(h) "Title": The estate or interest described in Schedule A.
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment
to Issue Policy, this Commitment terminates and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements;
(f) Schedule B, Part II—Exceptions; and
(g) a counter-signature by the Company or its issuing agent that may be in electronic form.
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,
lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any
liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other
amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
(a) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense
incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the
delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to:
(i) comply with the Schedule B, Part I—Requirements;
(ii) eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
(iii) acquire the Title or create the Mortgage covered by this Commitment.
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the
amendment or had Knowledge of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have
incurred the expense had the Commitment included the added matter when the Commitment was first delivered to
the Proposed Insured.
45
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 3 of 13 ALTA Commitment for Title Insurance (8-1-16)
(d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith
and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the
Schedule B, Part I—Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company’s liability is limited by the terms and provisions of the Policy.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this
Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the
parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations,
representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject
matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation
to provide coverage beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized
by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only
liability will be under the Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and
policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the
Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is
delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or
less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the
parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration.
46
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 4 of 13 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A
Transaction Identification Data for reference only:
Issuing Agent: Winter VanAlstine Issuing Office: Attorneys Title Insurance Agency
of Aspen, LLC
Issuing Office's ALTA® Registry ID: 1019587 Loan ID No.:
Commitment No.: 19004190 Issuing Office File No.: 19004190
Property Address: 227 East Main Street, Aspen, CO 81611
SCHEDULE A
1. Commitment Date: July 17, 2019 at 07:45 AM
2. Policy or Policies to be issued: Amount Premium
A. ALTA Owners Policy (06/17/06)$1,700,000.00 $3,926.00
Proposed Insured: 227 East Main LLC, a Colorado limited liability company
Certificate of Taxes Due $25.00
Endorsements:
CO-110.1 (Delete 1, 2, 3, 4)$85.00
Additional Charges:$0
B. ALTA Loan Policy (06/17/06)$850,000.00 $150.00
Proposed Insured: FirstBank, A Colorado State Banking Corporation, its successors and/or
assigns, as their interests may appear
Endorsements:
CO-100 (Comprehensive Improved Land)$245.00
Additional Charges:$0
Total $4,431.00
3. The estate or interest in the land described or referred to in this Commitment is Fee simple.
4. The Title is, at the Commitment Date, vested in:
Monarch Building LLC, a Colorado limited liability company
47
SCHEDULE A
(Continued)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 5 of 13 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
5. The land referred to in the Commitment is described as follows:
SEE EXHIBIT A ATTACHED HERETO
For informational purposes only, the property address is: 227 East Main Street, Aspen, CO 81611.
Attorneys Title Insurance Agency of Aspen, LLC
By:
Winter VanAlstine
Authorized Officer or Agent
FOR INFORMATION PURPOSED OR SERVICES IN CONNECTION WITH THIS COMMITMENT, CONTACT: Attorneys
Title Insurance Agency of Aspen, LLC, 715 West Main Street, Suite 202, Aspen, CO 81611, Phone: 970 925-7328, Fax:
970 925-7348.
48
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 6 of 13 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII
Commitment No: 19004190
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then
make additional Requirements or Exceptions.
2. Pay the agreed amount for the estate or interest to be insured.
3. Pay the premiums, fees, and charges for the Policy to the Company.
4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must
be properly authorized, executed, delivered, and recorded in the Public Records.
5. Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the
County Treasurer or the County Treasurer's Authorized Agent.
6. Evidence that all assessments for common expenses, if any, have been paid.
7. Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company
8. Warranty Deed must be sufficient to convey the fee simple estate or interest in the land described or referred to
herein, from Monarch Building LLC, a Colorado limited liability company, to 227 East Main LLC, a Colorado limited
liability company, the proposed insured, Schedule A, item 2A. NOTE: C.R.S. Section 38-35-109(2) required that a
notation of the purchaser's legal address, (not necessarily the same as the property address) be included on the
face of the Deed to be recorded.
9. Full disclosure from Seller, of any monetary liens and open Deeds of Trust of record. If you have any knowledge of
an outstanding obligation secured by the subject property, you must contact us immediately for further review prior
to closing.
10. Deed of Trust from FirstBank, A Colorado State Banking Corporation, to the Public Trustee of Pitkin County for the
benefit of FirstBank, A Colorado State Banking Corporation, to secure an indebtedness in the principal sum of
$850,000.00.
11. Record a Statement of Authority to provide prima facie evidence of existence of Monarch Building LLC, a Colorado
limited liability company, an entity capable of holding property, and the name of the person authorized to execute
instruments affecting title to real property as authorized by C.R.S. Section 38-30-172.
49
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 7 of 13 Disclosure Statement (5-1-15)
Colorado
12. Certificate of Good Standing from the Colorado Secretary of State for Monarch Building LLC, a Colorado limited
liability company.
13. A copy of the properly signed and executed Operating Agreement if written, for Monarch Building LLC, a Colorado
limited liability company, to be submitted to the Company for review.
14. Record a Statement of Authority to provide prima facie evidence of existence of 227 East Main LLC, a Colorado
limited liability company, an entity capable of holding property, and the name of the person authorized to execute
instruments affecting title to real property as authorized by C.R.S. Section 38-30-172.
15. Certificate of Good Standing from the Colorado Secretary of State for 227 East Main LLC, a Colorado limited
liability company.
16. A copy of the properly signed and executed Operating Agreement if written, for 227 East Main LLC, a Colorado
limited liability company, to be submitted to the Company for review.
17. Improvement Survey Plat sufficient in form, content and certification acceptable to the Company. Exception will be
taken to adverse matters disclosed thereby.
18. Receipt by the Company of the appropriate Lease Affidavit indemnifying the Company against any existing leases
or tenancies, and any and all parties claiming by, through or under said lessees.
19. This Title Commitment is subject to underwriter approval.
50
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 8 of 13 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Commitment No.: 19004190
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION
CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC
COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE,
COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained
by an inspection of the Land or by making inquiry of persons in possession thereof.
2. Easements, or claims of easements, not shown by the Public Records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct land
survey and inspection of the Land would disclose, and which are not shown by the Public Records.
4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not
shown in the Public Records.
5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records
or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B,
Part I—Requirements are met.
Note: Exception number 5. will be removed from the policy provided the Company conducts the closing and
settlement service for the transaction identified in the commitment
6. Any and all unpaid taxes, assessments and unredeemed tax sales.
7. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof.
8. Any water rights, claims of title to water, in, on or under the Land.
9. Taxes and assessments for the year 2019, and subsequent years, a lien not yet due or payable.
51
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 9 of 13 Disclosure Statement (5-1-15)
Colorado
10. Reservations and exceptions as set forth in the Deed dated November 4, 1887, and recorded April 8, 1889, in
Book 59 at Page 552, as Reception No. 029330, providing as follows: "That no title shall be hereby acquired to any
mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws."
11. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite
of Aspen, dated January 29, 1897, and recorded March 1, 1897, in Book 139 at Page 216, as Reception No.
060156.
12. Any and all notes, easements and recitals as disclosed on the recorded Official Map of the City of Aspen, recorded
December 16, 1959, as Reception No. 109023.
13. Terms, conditions, provisions, agreements and obligations specified under An Ordinance Accepting a Map Entitled
"Official Map of the City of Aspen, Pitkin County, State of Colorado," as the Official Map of the City of Aspen:
Providing for Dedication of all streets and alleys, Except such streets and alleys heretofore vacated: and providing
for the filing of said map, field notes, and Suppmental Plats with the Clerk and Recorder for Pitkin County
(Ordinance No. 6, Series of 1959) dated November 16, 1959, and recorded December 18, 1959, in Book 189 at
Page 354, as Reception No. 109043.
14. Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 60 (Series of 1976)
recorded December 9, 1976, in Book 321 at Page 51, as Reception No. 189906.
15. Any loss or damange due to the fence lines not corresponding to the lot lines, as shown on the Improvement
Survey Plat, provided by SGM, dated July 11, 2019, as Job No. 2017-393.
16. Any existing leases or tenancies, and any and all parties claiming by, through or under said lessees.
NOTE: Upon receipt of a Lease Affidavit from Seller, this exception will not appear on the final title policy.
52
Form 5000000-EX (7-1-14)Page 10 of 13 Exhibit A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Exhibit A
File No.: 19004190
The Land referred to herein below is situated in the County of Pitkin, State of Colorado, and is described as follows:
Lot: F, Block: 74, CITY AND TOWNSITE OF ASPEN, Pitkin County, Colorado.
53
Form 50-CO-Disclosure (4-1-16)Page 11 of 13 Disclosure Statement (5-1-15)
Colorado
DISCLOSURE STATEMENT
Pursuant to C.R.S. 30-10-406(3)(a) all documents received for recording or filing in the Clerk and Recorder’s office shall contain
a top margin of at least one inch and a left, right and bottom margin of at least one-half of an inch. The Clerk and Recorder will
refuse to record or file any document that does not conform to the requirements of this section.
NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the
disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding).
NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that “Every title insurance company shall be responsible to
the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title
commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its
agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner’s policy of title insurance
and is responsible for the recording and filing of legal documents resulting from the transaction which was closed.
Pursuant to C.R.S. 10-11-122, the company will not issue its owner’s policy or owner’s policies of title insurance contemplated
by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County
Treasurer or the County Treasurer’s authorized agent; or until the Proposed Insured has notified or instructed the company in
writing to the contrary.
The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be
obtained from the County Treasurer or the County Treasurer’s authorized agent. Information regarding special districts and the
boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the
County Assessor.
NOTE: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner’s policy commitments containing a mineral severance instrument exception, or
exceptions, in Schedule B, Section 2.
A. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas,
other minerals, or geothermal energy in the property; and
B. That such mineral estate may include the right to enter and use the property without the surface owner’s
permission.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-2, Affirmative mechanic’s lien protection for the
Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the
Owner’s Policy to be issued) upon compliance with the following conditions:
A. The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
B. No labor or materials have been furnished by mechanics or material-men for purposes of construction on the
land described in Schedule A of this Commitment within the past 6 months.
C. The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic’s and
material-men’s liens.
D. The Company must receive payment of the appropriate premium.
E. If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded
liens will include: disclosure of certain construction information; financial information as to the seller, the
builder and or the contractor; payment of the appropriate premium, fully executed Indemnity Agreements
satisfactory to the company, and, any additional requirements as may be necessary after an examination of the
aforesaid information by the Company.
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
54
Form 50-CO-Disclosure (4-1-16)Page 12 of 13 Disclosure Statement (5-1-15)
Colorado
NOTE: Pursuant to C.R.S. 38-35-125(2) no person or entity that provides closing and settlement services for a real estate
transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate
withdrawal as a matter of right.
NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for
recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee.
NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties
may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an
insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or
claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement
or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the
department of regulatory agencies.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of an ALTA
Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the
above conditions are fully satisfied.
55
TELEPHONE 970 925-7328 FACSIMILE 970 925-7348
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
715 West Main Street, Suite 202
Aspen, CO 81611
Attorneys Title Insurance Agency of Aspen, LLC
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V. of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through it affiliates,
from sharing non-public personal information about you with a nonaffiliated third party unless the institution provides you
with a notice of its privacy policies and practices, such as the type of information that it collects about you and the
categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with
this document, which notifies you of the privacy policies and practices of Attorneys Title Insurance Agency of Aspen,
LLC.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you, such as on application or other forms.
Information about your transactions we secure from out files, or from our affiliates or others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information
will be collected about you.
We may disclose any of the above information that we collect about our customers or former customer to our affiliates or
to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following types of nonaffiliated
companies that perform marketing services on our behalf or with whom we have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance, securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY
PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to know that information in
order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard your nonpublic personal information.
56
57
COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen | 130 S. Galena St. | (970) 920-5090
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 property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowners association or other form of private covenant.
□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.
□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.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
227 East Main LLC
970 920-1280
227 East Main Street Aspen, CO 81611
Mark Friedland, Manager 227East Main LLC 01/16/2020
58
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: 273707328003 on 01/15/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
59
JPS NEVADA TRUST
HENDERSON, NV 89074
1701 N GREEN VALLEY PKWY #9C
MONARCH BUILDING LLC
WOODY CREEK, CO 81656
PO BOX 126
CARVER RUTH A REV TRUST
ASPEN, CO 81611
116 S ASPEN ST
DCBD2 LLC
DALLAS, TX 75201
2100 ROSS AVE #550
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
360 HEXAGON LLC
OVERLAND PARK , KS 66210
9401 INDIAN CREEK PKWY STE 800
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
232 EAST MAIN STREET LLC
CHICAGO, IL 60614
2001 N HALSTED #304
KRIBS KAREN REV LIV TRUST
ASPEN, CO 81612
PO BOX 9994
ROCKING LAZY J PROPS LLC
ASPEN, CO 81611
202 E MAIN ST
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
208 MAIN LLC
ASPEN, CO 81611
623 E HOPKINS AVE
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
SEDOY MICHAEL
NEW YORK, NY 10022
35 SUTTON PL #19B
KATIE REED PLAZA CONDO ASSOC
ASPEN, CO 81611
301 E HOPKINS AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
LE VOTAUX II CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
117 N MONARCH ST
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
SHVACHKO NATALIA
NEW YORK, NY 10022
35 SUTTON PL #19B
AJAX JMG INVESTMENTS LLC
BEVERLY HILLS, CA 902122974
9401 WILSHIRE BLVD 9TH FL
PEARCE BERNARD D
ASPEN, CO 81611
216 E MAIN ST
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE 60
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
WEST END HOUSE LLC
ASPEN, CO 81611
623 E HOPKINS AVE
NUNN RONALD FAMILY LP
BRENTWOOD, CA 94513
10500 BRENTWOOD BLVD
MINERS REAL ESTATE LLC
ASPEN, CO 81612
PO BOX 1365
201 EAST MAIN STREET LLC
CHICAGO, IL 60614
2001 N HALSTED ST #304
303 EAST MAIN LLLP
ASPEN, CO 81612
PO BOX 8016
BTRSARDY LLC
PALO ALTO , CA 94303
PO BOX 10195 DEPT 1173
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
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
SUNNY SNOW LTD
SAN ANTONIO, TX 78209
308 TORCIDO DR
JPS NEVADA TRUST
HENDERSON, NV 89074
1701 N GREEN VALLEY PKWY #9C
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
JPS NEVADA TRUST
HENDERSON, NV 89074
1701 N GREEN VALLEY PKWY #9C
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
SHVACHKO NATALIA
NEW YORK, NY 10022
35 SUTTON PL #19B
CARLS REAL ESTATE LLC
ASPEN, CO 81612
PO BOX 1365
JPS NEVADA TRUST
HENDERSON, NV 89074
1701 N GREEN VALLEY PKWY #9C
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
JPS NEVADA TRUST
HENDERSON, NV 89074
1701 N GREEN VALLEY PKWY #9C
PEARCE RICHARD B
ASPEN, CO 81611
216 E MAIN ST
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
SEDOY MICHAEL
NEW YORK, NY 10022
35 SUTTON PL #19B
SEGUIN BUILDING CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
304 E HYMAN AVE
PEGOLOTTI DELLA
ASPEN, CO 81611
202 E MAIN ST
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
MINERS REAL ESTATE LLC
ASPEN, CO 81612
PO BOX 1365
1543 LLC
DENVER, CO 80202
1543 WAZEE ST #400 61
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
HOFFMAN JOHN L & SHARON R TRUST
KANSAS CITY, MO 64108
411 E 63RD ST
HILLSTONE RESTAURANT GROUP INC
ATLANTA, GA 30327
3539 NORTHSIDE PKWY
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
ASPEN CORNER OFFICE LLC
ASPEN, CO 81611
200 E MAIN ST
308 EAST HOPKINS CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
308 E HOPKINS AVE
301 EAST HOPKINS AVENUE LLC
GREENWICH, CT 06830
411 W PUTNAM AVE
JAFFE JONATHAN & KAREN
LAGUNA BEACH, CA 92651
88 EMERALD BAY
62
LEGAL DESCRIPTION: Subdivision: CITY AND TOWNSITE OF ASPEN Block: 74 Lot: F
VICINITY MAP
227 EAST MAIN STREET
63
1.23.20
64
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
March 4th, 2020
Amy Simon, Historic Preservation Officer
City of Aspen Community Development Department
130 S Galena Street, 3rd Floor
Aspen, CO 81611
RE: 227 E. Main Street
Parcel ID: 2737 073 2800 3
Dear Amy,
Thank you for your time and assistance with this application to seek HPC approval
for the restoration, renovation and addition to the small home on Main Street. This
property is in the Mixed Use zone district; which at this time allows residential or
commercial use; one or the other. For decades this little house has been used as a retail
store. At this time we are proposing converting it back to residential use.
This little home has been suffering demolition by neglect for a very long time. It will be
completely restored to its historic appearance; squared up and made structurally sound
again with a modest addition to the rear.
We look forward to working with you and the Historic Preservation Commission on the
restoration of this little home.
RELEVANT LAND USE CODE SECTIONS
SECTION 26.304
1.Please see attached letter of authorization from Mark Friedland, the manager of the
227 East Main Street, LLC; granting Kim Raymond Architecture + Interiors, authority to
act on their behalf throughout this process.
65
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
2.Please see the attached Vicinity Map with a legal description and directions to the
property.
3.Please see the attached Title Insurance, Schedule A & B for proof of ownership.
4.Please see attached Site Plan
5. Please see the current survey of the property located at 227 E Main Street.
6. Please also find attached all the forms for this Land Use Application.
7. Please see below, the description and summary of all requested information pertaining
to the Land Use Code sections in regard to the proposed development.
Additionally, please find a copy of the Pre-application Conference Summary sheet,
attached at the end of this packet of information. This application package includes all
requested documents as outlined by Amy Simon in the letter dated 12.17.19.
SECTION 26.310.60
We will provide the posting and mailing to all the property owners within the 300’
radius of this parcel. The posting and mailing will happen at least 15 days prior to the
hearing. The list of property owners is attached.
SECTION 26.415.070D Historic Preservation – Major Development
Certificate of Appropriateness for major development
1.This project is a major development as we are altering/repairing more
than three elements of the historic building; and expanding the building
by more than 250 sq. ft.
2.We will be just presenting to the HPC with this application.
3.a This application for Conceptual Review will include the following:
1.General application information and forms
2.Site plan and survey, showing existing and proposed conditions.
3.Scaled drawings showing the structure; existing and proposed
addition; massing, height, scale, etc; floor and roof plans and
elevations.
4.Primary materials; samples or photos
5.Supplemental material to show context of surrounding the
historic resource: photos and 3D computer model.
6.Confirmation that the proposed building meets the RDS; per
Section 26.410. The proposed building is a small historic miner’s
cabin. By virtue of the size and location, and the fact that it is
being restored to its original appearance, it meets the RDS by strict
compliance with all standards or by flexible “intent”.
66
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
For example, there is a primary window on the front facade, but it
is not 4’ wide; there is a front porch, but it is not quite deep
enough or 50 square feet. There is a connecting link that is 10’
long, less than 10’ tall and it is less than 10’ wide. The garage faces
the alley and is a single car garage. The proposed addition is
modest, not overwhelming the historic cabin; and the fenestration,
materials and forms are complimentary to the cabin. We feel that
we do meet the RDS as outlined in this section.
3.b/c All procedures of this section shall be followed for final approval.
4.Final development plan reveiw: All procedures for this section shall be
followed and addressed.
SECTION 26.415.090 Relocation of Designated Historic Properties
This application is not seeking to re-locate the historic resource. The proposed
plan leaves the historic house in its original location.
SECTION 26.415.110 Historic Preservation – Benefits
Section 26.415.110.C Variations
This project is seeking the following variations from the HPC, as provided for in
this section.
1.development in the side, rear or front setbacks:
a.We are seeking setback variations for the east and
west side setbacks for the addition; plus east and west side
setbacks for the historic resource.
The historic home, in its original/historic location is beyond both the east and west side
setbacks and the front yard setback. We will need a variation for all of these. This
proposal is also seeking a side setback variance for the east side and the rear of the
addition.
To grant a variation the HPC must find that the proposed development is similar in
pattern, features and character of the historic property and/or Enhances or mitigates an
adverse impact to the historic significance or architectural character of the historic
property, an adjoining designated historic property or historic district.
The request for the east side setback is less than that to the historic home, a 3'-0" setback
as opposed to a 1'-0" setback for the historic home. The linking element is set further
back from the east property line, well within the setback where it attaches to the historic
cabin; the link is angled to allow for more of the resource to be exposed. The west side
of the addition is also requesting 3'-0" set back, whereas the historic west side setback
is around 6" off the property line.
67
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
There is no request for a rear yard setback. The attached garage conforms to the existing
5'-0" setback.
In addition, the proposed layout meets the requirements of not relocating the historic
resource, creates a minimal sized link of 10’-0” length, and less than 10’-0” wide where it
attaches to the resource.
We are not seeking any FAR bonuses or exemptions in floor area calculations. We are
planning on renovating and restoring this little cabin that is decades into “demolition by
neglect”.
For these reasons, we believe that this project meets the criteria to receive the setback
variances for the rear and east side.
The exact variations are as follows:
10’-0 Front yard setback for historic cabin is reduced to 5’-10”.
Side yard setbacks (east & west) of 5’-0” is reduced by 2’-0 to a 3’-0" setback.
SECTION 26.575.020 Calculations and Measurements
The proposed development meets all of the requirements and restrictions of the
calculations and measurements section of this code; except for the two variances that are
being sought with this application. Please see the attached Site plan, floor plans,
elevations and FAR calculations.
SECTION 26.710.180 Mixed Use Zone District
The proposed residential development is fully within the requirements and
restrictions of this Mixed Use Zone District. A single family residence is allow by right
in this zone district as a Permitted Use, (number 15). This reflects the intent and purpose
of the MU zone district in that “Stand alone residential uses are permitted on properties
as a reflection of the historic residential nature of the zone district.
The FAR for a single family home in the MU zone district is 80% of the R6 zone. R6
allows for 2400 Sq. Ft. on a 3000 Sq. Ft. lot; thus this parcel is allowed 1920 Sq. Ft. of
FAR.
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418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
The building is below the required 25’ Height limit; has the required 3000 Sq. Ft. of lot
area; and is exempt from the pedestrian amenity.
Section 10.4 of the Historic Preservation Guidelines
The historic resource is the focus of the property, the entry point, and the
predominant structure as viewed from the street. The addition to this miner’s cabin is
very sensitive to the little cabin. The link at the rear of the cabin, covering a very small
portion of the rear of the cabin, putting the addition well behind the cabin. The height of
the addition is minimal, and the form and fenestration are similar to the cabin.
This project complies with more than 2 of the requirements for allowing the
addition to a historic resource to be larger than 100% of the size of the resource:
1.The cabin is visually dominant on the lot, extending almost the entire
width of the lot, and is distinguishable against the addition. The materials of
the cabin will be restored to the original wood siding; the new wood siding
will be more modern in detail.
2.The foot print of the addition is very closely related to the size of the
cabin and is sensitive to its scale and proportions. The foot print of the
cabin is 724 sq. ft. The foot print of the addition is 852 sq. ft., ±130 sq. ft
larger than the cabin; with the garage being attached.
The proposed roof is the same pitch as the main gable of the cabin.
3.The interior of the historic resource is fully utilized; the entry door is
remaining the entry to the home; the cabin will contain the public spaces
for this new home. The proposed home uses the same number of usable
floors as the cabin.
4.We are demolishing a small shed addition that was a added at some point
to the rear of the cabin.
In summary, we believe that this project meets the criteria for the granting of approval of
the addition to the historic cabin and the variances as described above due to the sensitive
design of the addition; keeping it discreetly behind the renovated/restored cabin. We are
meeting all of the Residential Design Standards that are applicable to this project and
have met all of the Historic Preservation guidelines.
We look forward to working with the HPC on this project and keeping this little gem
from further demolition by neglect. Thank you for your consideration of this project.
Respectfully yours,
Kim Raymond
Kim Raymond Architecture + Interiors
69
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
May 4, 2020
Amy Simon, Planner
City of Aspen Community Development Department
130 S Galena Street, 3rd Floor
Aspen, CO 81611
RE: 227 E. Main Street, Re-zoning request
Summary Letter, Final Review
Aspen, Colorado
Parcel ID: 2737 073 2800 3
Dear Amy,
Thank you for your time and assistance with this application. Below is a summary
of the issues that we have addressed since our first conceptual meeting with HPC.
1. The architect is to provide additional information on how the resource will be
temporarily stored on site or suspended above the basement excavation.
The excavation will be phased.
KRA will work closely with BIll Bailey of Bailey House Movers and Shaun
Brainard of B&Y Drilling to ensure the historic home is moved properly to the
south side of the property. Excavation and pouring will then commence
on the north side of the lot, after which the historic building will be placed
back into location on a new foundation. Excavation and pouring will then
begin on the south side of the lot.
2. The architect is to preliminarily address the constructability of the project given
the site conditions and proposed setbacks, and is to address future maintenance
of the structure along the side lot lines.
As mentioned above, the foundation will be phased. While the historic
building is on the south side of the lot, the contractor will do all the work
that needs to be done to the east side of the building; refinish the wood,
paint, fix trim, etc.
70
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
When the house is moved back onto its foundation, the exterior will be
completely finished on that east wall. We may need to do a little touch up
at that point.
3. It is not clear from the plans that all drainage will be retained on the site. A gutter
on the west side of the cabin appears to cross the property line and the garage
eaves reach the lot lines with no gutters (unless they are internal and not clearly
depicted.) Clarification is needed.
The issue of the gutter was resolved when the addition was centered on the
lot, so it is nowhere near the property line now.
After many discussions with the civil engineer, onsite water retention can
be achieved. It will be accomplished with the use of green roofs, elevated
rain gardens, and sump pumps, all onsite water will be filtered properly
before entering the COA’s water system.
4. The architect must work with Engineering to advance the storm water plan, and
must depict green roofs for HPC review if this becomes the solution.
KRA’s new plans show green roofs on the garage roof deck, and if needed,
on the linking elements roof. Please see details in your packet.
5. Investigate whether a transformer will be needed on the site.
KRAI has discussed the location of a transformer Ron Christiansen, from the
COA, to be located on the corner property to the west. We have been in
discussions with Mark Hunt, who is developing the Main Street Bakery, and
he has agreed to working with us on locating the transformer on his property
for the needs of both his project and our little residence.
6. Continue to review the impact of trees on the adjacent properties relative to the
planned basement excavation.
Discussion with the neighboring properties have begun about the trees that
are in close proximity to the historic resource. If the trees to the west on the
Explore Book Store side are not able to be removed, the foundation and
basement below will have to be brought in (east) to meet the needs of the
existing trees.
Dave Radick and David Coon of the Parks department met us on site and
have suggested that most of the trees come down. There are too many,
and they are not safe for the structure. The tree to the east is growing under
the foundation of the neighboring building, which will cause structural
damage to that building and eventually to our building.
We are still trying to work out an arrangement with the neighbor about the
trees on the west.
71
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
7. Restudy the roof on the gable portion of the addition. Staff recommends the
addition pitch match the resource and that the spring point on the upper floor be
reduced to achieve this. Staff recommends restudy of the roof forms on the east
side of the gable to simplify and relate to the resource. The long slope over the
stair is particularly unrelated.
This issue was resolved at the second HPC meeting with the roof pitches
and forms adjusted.
The other concerns of the HPC at that time were the windows on the east
side of the addition. Since that meeting, we have reduced the amount of
glazing on that wall significantly, centering one window on that wall instead
of having most of the wall being glazing. We also covered the glazing on
the east side of the linking element w louvers to reduce the perceived
amount of glazing on that side. To tie this louver element into another part
of the addition, we created a similar louver at the walls that meet the roof
overhang on the upper level; on the west side, these new louvers extend to
the ground.
8. The HPC wanted to see details of the green roof, and a smaller fascia line on the
addition so it would be more similar to the Historic resource.
We have included details on how both of these areas will be addressed. Please
see the updated landscape plan and exterior lighting in the packet as well.
9. The materials for the home are shown on the attached sheets A.9.01-9.03
We have kept the material palette simple; horizontal wood siding similar to the size
of typical historic shiplap siding... which we are hoping to expose from under the
asphalt shingles that exist today- the new siding will be butt joint, to be an element of
our time. The shingles will be repaired/replaced on the historic building; the new
roof will be standing seam metal. The railing around the deck on the south side will
be frosted glass.
Thank you for your consideration of this project. We are pleased with the results of
this collaboration with the HPC.
Warmest Regards,
Kim
Kim Raymond Architecture + Interiors
418 E Cooper Street, Suite 201
Aspen, CO 81611
72
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
G.0.01
5/5/20
GENERAL
INFORMATION
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
CONTRACTOR
- -
STRUCTURAL ENGINEER
CIVIL ENGINEER
- -
MECHANICAL ENGINEER
G.0.01 GENERAL INFORMATION
SURVEY
A.1.01 EXISTING SITE PLAN
A.1.02 PROPOSED SITE PLAN
A.1.03 PROPOSED LANDSCAPE PLAN
A.1.04 EXISTING FAR CALCULATIONS
A.1.05 PROPOSED FAR CALCULATIONS
A.1.06 TREE REMOVAL PLAN
A.1.07 PROPOSED EXTERIOR LIGHTING PLAN
A.2.01 EXISTING PLANS
A.2.02 PROPOSED LOWER LEVEL PLAN
A.2.03 PROPOSED MAIN LEVEL PLAN
A.2.04 PROPOSED UPPER LEVEL PLAN
A.2.05 PROPOSED ROOF PLAN
A.3.01 EXISTING ELEVATIONS
A.3.02 PROPOSED ELEVATIONS: NORTH & EAST
A.3.03 PROPOSED ELEVATIONS: SOUTH & WEST
A.4.01 PROPOSED BUILDING SECTIONS
A.4.02 PROPOSED BUILDING SECTIONS
A.4.03 PROPOSED BUILDING SECTIONS
A.6.01 ARCHITECTURAL DETAILS
A.6.02 ARCHITECTURAL DETAILS
A.7.01 SCHEDULES
- -
- -
13
4
2
LEGAL DESCRIPTION: Subdivision: CITY AND TOWNSITE OF ASPEN Block: 74 Lot: F
VICINITY MAP
227 EAST MAIN STREET
1
A7.1
LOCATION
KIM RAYMOND ARCHITECTS, INC.
418 EAST COOPER AVENUE, SUITE 201
ASPEN, CO 81611
970-925-2252
ARCHITECT
227 E. MAIN
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
SHEET INDEX (CONTINUED)
SHEET INDEXSYMBOL LEGEND
Subdivision:
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LAND USE CATEGORY:
TOWNSHIP:
RANGE:
SECTION:
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE USED AS
AMENDED BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
-2017 INTERNATIONAL RESIDENTIAL CODE
-2017 INTERNATION MECHANICAL CODE
-2017 INTERNATIONAL PLUMBING CODE
-2017 INTERNATIONAL FUEL & GAS CODE
-2015 IECC (INTERNATIONAL ENERGY CONSERVATION CODE)
-2014 NATIONAL ELECTRICAL CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A-701
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A-501
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
1
A-301
1
A-201
11
MAXIMUM FLOOR AREA: 1,920 SQ FT
ALLOWABLE DECK (15% OF MAX FLOOR AREA): 288 SQ FT
FRONT SETBACK: 5'-10"
SIDE SETBACKS: 3'-0"
REAR SETBACK: 5'-0"
MAXIMUM HEIGHT (PRINCIPAL STRUCTURE) (FT.): 25'-0"
227 EAST MAIN STREET
ASPEN, CO 81611
PLANNING APPROVALS
73
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.01
5/5/20
EXISTING
SITE PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/20205'-0"SETBACK10'-0"ORIGINAL
SETBACK
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"SLOPE8" : 12"SLOPE8" : 12"SLOPE
7" : 12"
SLOPE
5 1/4" : 12"
SLOPE
7" : 12"
SLOPE
7" : 12"5'-0"SETBACK5'-0"SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)MAIN STREETALLEYEXISTING BUILDING
EXISTING BUILDING
EXISTING PARKING LOT
EXISTING SIDEWALK
EXISTING SIDEWALKEXISTING SIDEWALKSETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
N
SCALE: 1/4" = 1'-0"74
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.02
5/20/20
PROPOSED
SITE PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/20205'-0"SETBACK10'-0"ORIGINAL
SETBACK
4'-2"
VARIANCE
5'-10"
PROPOSEDSETBACK3'-0"SETBACKSHED ROOF
SLOPED ROOF
FLAT ROOF
GREEN ROOF
ON LINK BELOW
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF
PARKING SPACE
PATIO AT GROUND LEVEL
WINDOW WELL
WITH GRATE
SLOPED ROOF
STANDING SEAM
METAL ROOF
STANDING SEAM
METAL ROOF
STANDING SEAM
METAL ROOF
STANDING SEAM
METAL ROOF
SLOPE5 1/4" : 12"SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"SLOPE8" : 12"SLOPE8" : 12"SLOPE
7" : 12"
SLOPE
5 1/4" : 12"
SLOPE
7" : 12"SLOPE9 1/4" : 12"SLOPE1/4" : 12"SLOPE9 1/4" : 12"5'-0"SETBACK3'-0"SETBACK5'-0"SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(PROPOSED)SLOPE9 1/4" : 12"GREEN ROOF DECK BELOW
MAIN STREETALLEYEXISTING BUILDING
EXISTING BUILDING
EXISTING PARKING LOT
EXISTING SIDEWALK
EXISTING SIDEWALKEXISTING SIDEWALKUP
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
PV PANELS
N
SCALE: 1/4" = 1'-0"75
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.03
5/5/20
PROPOSED
LANDSCAPE
PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/20205'-0"SETBACK10'-0"ORIGINAL
SETBACK
4'-2"
VARIANCE
5'-10"
PROPOSEDSETBACK3'-0"SETBACK5'-0"SETBACK3'-0"SETBACK5'-0"SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(PROPOSED)
EXISTING BUILDING
EXISTING BUILDING
PROPOSED ADDITION PROPOSED HISTORIC BUILDINGPROPOSED LINKPROPOSED ATTACHED GARAGE
WOOD DECKINGCONCRETE
WALKWAY
CONCRETE
SIDEWALK
TILE PATIO
METAL GRATE OVER
WINDOW WELL
UP
UP
EXISTING CONCRETE SIDEWALK
MAIN STREETALLEYROCK XERISCAPING
ELEVATED RAIN GARDEN WITH ANNUAL FLOWERS
ANNUAL FLOWER GARDENANNUAL FLOWER GARDENANNUAL FLOWER GARDEN
ROCK XERISCAPING (ROCK GARDEN)
GRASS
TILE (PAVERS, OR PATIO)
PERMEABLE PARKING PAVERS
CONCRETE WALKWAYS/SIDEWALK
METAL GRATE (WINDOW WELL)
PROPOSED BUILDING
EXISTING BUILDING
ELEVATED RAIN GARDEN
SHED
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
PERMEABLE PAVERS
N
SCALE: 1/4" = 1'-0"
76
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.04
5/5/20
EXISTING FAR
CALCULATIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/20205'-0"SETBACK10'-0"
ORIGINALSETBACK
5'-0"SETBACK5'-0"SETBACK
724 sq ft
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
EXISTING FLOOR AREA SUMMARY
LOWER LEVEL FLOOR AREA: 0 sq ft
MAIN LEVEL FLOOR AREA: 724 sq ft
UPPER LEVEL FLOOR AREA: 0 sq ft
__________________________________________
TOTAL EXISTING FLOOR AREA: 724 sq ft
77
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.05
5/5/20
PROPOSED FAR
CALCULATIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
292 sq ft
60 sq ft
109 sq ft
43 sq ft 538 sq ft
261 sq ft 521 sq ft
151 sq ft 110 sq ft
126 sq ft
93 sq ft
29 sq ft 75 sq ft
342 sq ft
33 sq ft
42 sq ft 241 sq ft
26'-8"5'-6"
10'-0"44'-5"
22'-4"44'-5"12'-6"10'-1"11'-9"8'-7 1/2"
31'-3 1/8"
3'-7"
3'-10"21'-11 5/8"
1 3
4 5 6
7 8 10 11 12 13
2
14 15W05W04
W03
W02 W01UP
2,013 sq ft
W26W26W33D24D25
W32W31 D23
D22W29W30 W28
W34
W21W22D21W23
W24 D26W25D22
UP8'-6"18'-0"
DN
UP
DN 83 sq ft
EXEMPT
1,296 sq ft300 sq ft
(- 250 & / 2)25 sq ft
101 sq ftPATIO EXEMPT(WITHIN 6" OFF GRADE)W26W48W47W47W48
W44W45W46W45W43W44W43D32 D34D33W42D30DN W40W41501 sq ft
DECK
290 sq ft
SCALE: 3/16" = 1'-0"4 FAR ELEVATIONS
SCALE: 3/16" = 1'-0"1 PROPOSED LOWER LEVEL FAR
SCALE: 3/16" = 1'-0"2 PROPOSED MAIN LEVEL FAR
SCALE: 3/16" = 1'-0"3 PROPOSED UPPER LEVEL FAR
78
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.06
5/5/20
TREE
REMOVAL
PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020
CITY OF ASPEN – TREE REMOVAL / DRIPLINE EXCAVATION SPECIFICATION SHEET
• A construction fence must be erected along the entire dripline of all trees on site and any tree canopy from neighboring prop erty.
This will serve as the Tree Protection Zone (TPZ). This fence is to be constructed in such a manner that the area inside th e
dripline is protected and must remain in place until final landscape improvements are made. AN INSPECTION OF THIS FENCE
MUST BE PERFORMED BEFORE ANY CONSTRUCTION OR DEMOLITION ACTI VITIES BEGIN. PLEASE ARRANGE THIS INSPECTION
WITH IAN GRAY, CITY FORESTER, AT 429-2031.
• No materials may be stored in the TPZ, including but not limited to, construction backfill, construction traffic, or any other
construction materials.
• No excavation, grading or trenching may occur within the TPZ without the consent of the City of Aspen Forester or his designee.
• No parking of vehicles or equipment and No dumping of any waste products may occur in the TPZ.
• Any roots cut during excavation shall be pruned with sharp loppers/pruners back to the soil line. The roots will further be
protected by burlap draped over the side of the excavation covering the exposed roots. This burlap shall be kept moist until the
excavation is backfilled.
• Site inspections shall be performed on a weekly basis, to ensure the above listed conditions are met.
• Any unapproved improvements or activities outside of those approved within this permit will be subject to mitigation in the f orm
of restoration.
• This permit must be posted on site during the construction process.
Drip Line Protection - City Code 13.20.020 (b)(2)(3): Recommended Trunk Protection System:
Irrigation Installation Guidelines
The design and layout of new irrigation systems shall follow the requirements of the City of Aspen Water Efficient Landscape Standards.
Wherever possible, new irrigation lines shall be installed outside of the driplines of existing trees. Mechanical trenching for new irrigation
installation shall not be used within the driplines of existing trees. This shall be restricted to hand digging in consultation with the City Forester.
Roots over 2” inches in diameter shall not be cut unless absolutely necessary upo n approval from the City Forester. Trenches shall not exceed
6” inches in width. The minimum depth for main lines shall be 18” inches and 12” inches for laterals. Separate irrigation zon es for trees with
drip, bubbler or soaker-style delivery is recommended so quantities and rates may be appropriately controlled.
All trees adjacent to this construction project must receive supplemental watering on an as needed basis
depending on soil conditions and precipitation. The following chart may be used a guideline:
Tree Size Class Small Trees - x1 Weekly
10 gal/Inch
Medium Trees - x3 per Month
10 gal/inch
Large Trees - x2 per Month
15 gal/inch
Tree Trunk Diameter 1” 2” 3” 4” 6” 8” 10” 12”
14”
Deep Root Fork
2 gal/min
5 10 15
minutes
20 30 40
minutes
75 90
105
minutes
Deep Root Needle
2 gal/min
5 10 15
minutes
20 30 40
minutes
75 90
105
minutes
Soft Spray Wand
4 gal/min
3 5 8
minutes
10 15 20
minutes
38 45
53
minutes
Soaker Hose
2 gal/min
5 10 15
minutes
20 30 40
minutes
75 90
105
minutes
= DECIDUOUS TREES
= CONIFEROUS TREES
= EXISTING FENCE
= TREE PROTECTION FENCE
= DECIDUOUS TREE TO BE REMOVED
= CONIFEROUS TREE TO BE REMOVED
= TREE PROTECTION AREA= EXISTING RESIDENCE FOORPRINT
TREE
#SPECIES DBH
1
2
3
4
5
6
7
8
9
10
11
12
13
DECIDUOUS
EVERGREEN
14
15
7"
14"
12"
4"
6"
5"
8"
6"
3"
6"
4"
5"
8"
10"
12"
STATUS
EXISTING TO REMAIN
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
EXISTING TO REMAIN
TO BE REMOVED
TO BE REMOVED
EXISTING TO REMAIN
EXISTING TO REMAIN
FULL TREE
MITIGATION VALUE
MITIGATION VALUE
PER CITY FORESTER
16
6"TO BE REMOVED
FREE
TREE PROTECTION & DRIPLINE EXCAVATION NOTES
1. ALL EXISTING TREES IDENTIFIED AS TO BE REMOVED WILL BE FULLY MITIGATED PER CITY OF ASPEN CODE AND REVIEW
2. CODE-SIZED TREES ARE TO REMAIN UNLESS OTHERWISE NOTED ON THIS PLAN
3. CONTACT THE LANDSCAPE ARCHITECT AND THE CITY FORESTER PRIOR TO ANY TREES REQUIRING REMOVAL DUE TO CONSTRUCTION ACTIVITY THAT HAVE BEEN DESIGNATED "TO REMAIN".
4. TREE REMOVAL PERMIT DOCUMENT IS ON FILE AT ASPEN PARKS DEPARTMENT AND MUST BE AVAILABLE FOR INSPECTION AT THE PROJECT SITE.
5. ENGAGE A CERTIFIED ARBORIST TO ROOT PRUNE ANY TREE TO REMAIN THAT WILL HAVE EXCAVATION WORK WITHIN THE TREE'S DRIP LINE. ROOT PRUNING IS TO BE PER THE CITY OF ASPEN'S STANDARDS AND THE SPECIFICATIONS FOR TEMPORARY TREE PROTECTION.
6. ALL EXCAVATION WITHIN THE DRIP LINE WILL BE REQUIRED TO BE VERTICAL EXCAVATION ONLY WITH NO OVER-DIGGING. EXCAVATIONS WILL BE SOIL STABILIZED IN A MANNER THAT PREVENTS OVER EXCAVATION OF THE SITE.
7. ALL ROOTS SHALL BE CUT PRIOR TO FULL EXCAVATION USING A CLEAN, SHARP PRUNING SAW. ALL ROOTS WILL BE CUT FLUSH WITH THE EXPOSED SOIL LINE.
8. SIX INCHES OF MULCH ARE REQUIRED TO BE PLACED WITHIN THE ZONE OF VEGETATION PROTECTION. THE MULCH SHALL BE MAINTAINED BY THE CONTRACTOR AT A LEVEL OF 6" DURING THE ENTIRE PROJECT.
9. IRRIGATION OF TREES IS REQUIRED THROUGHOUT THE ENTIRE LENGTH OF THE PROJECT. THE GENERAL CONTRACTOR SHALL ENSURE TREES ARE IRRIGATED AT A RATE WHICH IS APPROPRIATE FOR PROPER HEALTH. CONSULT WITH CITY FORESTER OR LANDSCAPE
ARCHITECT FOR WATERING SCHEDULE RECOMMENDATIONS. ADDITIONAL WATERING WILL TAKE PLACE ALONG THE EDGE OF THE ROOT CUTTINGS. THE CONTRACTOR WILL BE REQUIRED TO PLACE A BURLAP PROTECTION COVER OVER THE CUT ROOTS. THE CONTRACTOR
WILL IRRIGATION THE BURLAP WITH AN APPROPRIATE AMOUNT OF WATER IN ORDER TO KEEP THE BURLAP MOIST.
10. ALL REMAINING TREES ON SITE TO BE MONITORED FOR INSECT, FERTILIZATION, WATERING AND OVERALL HEALTH AND VIGOR WHILE BUILDING IS UNDER CONSTRUCTION BY A CERTIFIED ARBORIST. FOLLOW A WATERING SCHEDULE FOR ALL EXISTING TREES TO REMAIN
AS RECOMMENDED BY ARBORIST. SOURCE OF WATER PER CONTRACTOR BUT ENSURE ARBORIST RECOMMENDATIONS ARE IMPLEMENTED.
11. THERE WILL NO STORAGE OF MATERIAL, EQUIPMENT, OR ACTIVITY ALLOWED WITHIN THE TREE PROTECTION FENCING.
12. FOR PROTECTED WALKWAYS FOR FOOT TRAFFIC, GENERAL CONTRACTOR IS TO LAY DOWN 6" MULCH WITH 3/4" PLYWOOD OVER FOR TREE PROTECTION.
13. FOR PROTECTED WALKWAYS FOR MACHINERY & STAGING TRAFFIC, GENERAL CONTRACTOR IS TO LAY DOWN 6" BASE, 3/4" PLYWOOD, AND 6' MULCH FOR TREE PROTECTION.
GENERAL NOTES
1. THIS PLAN SHOWS BOTH EXISTING AND PROPOSED CONDITIONS FOR CLARITY
OF EXISTING SITE AND PROPOSED CONSTRUCTIONS ACTIVITIES RELATED TO TREES.
= PROTECTED WALKWAY (FOOT PATH)
= PROTECTED WALKWAY (MACHINERY)
SEE TREE PROTECTION & DRIPLINE EXCAVATION NOTE 12
SEE TREE PROTECTION & DRIPLINE EXCAVATION NOTE 13
12"EXISTING TO REMAIN17
18
19
20
21
22
23
24
25
DECIDUOUS
DECIDUOUS
DECIDUOUS
DECIDUOUS
EVERGREEN
EVERGREEN
DECIDUOUS
EVERGREEN
DECIDUOUS
DECIDUOUS
DECIDUOUS
EVERGREEN
EVERGREEN
EVERGREEN
EVERGREEN
DECIDUOUS
EVERGREEN
EVERGREEN
EVERGREEN
DECIDUOUS
DECIDUOUS
DECIDUOUS
DECIDUOUS
4"
5"
4"
3"
6"
24"
6"
6"
DRIP
LINE
10'
10'
12'
6'
9'
9'
8'
8'
8'
5'
8'
8'
8'
10'
10'
15'
15'
6'
8'
6'
6'
7'
15'
8'
8'
FREE
1 2
3
4
5
6
7
8
9
10
11
12
13
14
15 16 17
18
19
20
21
22
23
24
25
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
EXISTING TO REMAIN
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
TO BE REMOVED
EXISTING TO REMAIN
EXISTING TO REMAIN
EXISTING TO REMAIN
565.20
FREE
FREE
5,086.80
1,271.70
2,260.80
1,271.70
1,271.70
FREE
1,271.70
FREE
FREETO BE REMOVED
- -
- -
- -
- -
- -
- -
TOTAL
1,271.70
- -
- -
- -
15,154.42
TO BE REMOVED 883.12
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINEN
SCALE: 1/4" = 1'-0"79
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.07
5/5/20
PROPOSED
EXTERIOR
LIGHTING
PLANS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020W26W26W33D24D25
W32W31 D23
D22W29W30 W28
W34
W21W22D21W23
W24 D26W25D228'-6"18'-0"
EXT-2 LIGHT
EXT-2 LIGHT EXT-1 LIGHT
EXT-3 LIGHT ABOVE DOOR
1-Light 6" Porch Light Outdoor Wall Light with Frosted
Glass Mason Jar
NUVO 76-702
Fixture Type
Outdoor Wall Light
Collection
No
Style
Traditional
Finish
Gloss White
Width
4"
Height
8.5"
Shade Description
Frosted Mason Jar
Shade Material
Glass
Extension
5.5"
Number of Lights
1-Light
Max Wattage
60 Watts
Lamp Type
Incandescent
Bulb Type
A19 Bulb
Bulb Base
Medium Base
Bulb Included
No
Replaceable Light Source
Yes
Certification
UL Listed
Safety Rated
Wet Location
Energy Saver
No
Energy Star
No
UPC
045923767029
Warranty
1-Year Warranty
SHELTER
EXTRA SMALL WALL MOUNT LANTERN
1326BK
Shelter’s minimalist style in aluminum creates a chic,
dramatic statement as the light from above grazes through
its clear seedy glass. Shelter comes standard Dark Sky
compliant.
FINISH: Black
GLASS: Clear Seedy
WIDTH: 4.5"
HEIGHT: 15.5"
LIGHT SOURCE: Socket
WATTAGE: 1-50w GU10 *Included
Powered by TCPDF (www.tcpdf.org)
HINKLEY
33000 Pin Oak Parkway
Avon Lake, OH 44012
PHONE: (440) 653-5500
Toll Free: 1 (800) 446-5539
hinkley.com
W26W48W47W47W48
W44W45W46W45W43W44W43W42D30W40W41EXT-2 LIGHT 2A.3.022A.3.03BELDEN PLACE
LARGE WALL MOUNT LANTERN
2865OZ
Belden Place offers stylish simplicity with a dash of nautical
elegance in durable solid aluminum construction. Its clean
lines offer a modern take on a vintage gas lantern.
FINISH: Oil Rubbed Bronze
GLASS: Clear
WIDTH: 12"
HEIGHT: 19.3"
LIGHT SOURCE: Socket
WATTAGE: 1-100w Med.
Powered by TCPDF (www.tcpdf.org)
HINKLEY
33000 Pin Oak Parkway
Avon Lake, OH 44012
PHONE: (440) 653-5500
Toll Free: 1 (800) 446-5539
hinkley.com
SCALE: 1/4" = 1'-0"4 MAIN LEVEL EXTERIOR LIGHTING PLAN
1 EXT-1 EXTERIOR LIGHT
2 EXT-2 EXTERIOR LIGHT
SCALE: 1/4" = 1'-0"5 UPPER LEVEL EXTERIOR LIGHTING PLAN3EXT-3 EXTERIOR LIGHT 80
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.01
5/5/20
EXISTING
PLANS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/20205'-0"SETBACK10'-0"
ORIGINALSETBACK
5'-0"SETBACK5'-0"
SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)5'-0"SETBACK10'-0"ORIGINAL
SETBACK
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF
SLOPED ROOF SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"SLOPE8" : 12"SLOPE8" : 12"SLOPE
7" : 12"
SLOPE
5 1/4" : 12"
SLOPE
7" : 12"5'-0"SETBACK5'-0"SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SCALE: 1/4" = 1'-0"1 EXISTING MAIN LEVEL
SCALE: 1/4" = 1'-0"2 EXISTING ROOF PLAN
81
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.02
5/5/20
PROPOSED
LOWER
LEVEL PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020DOUBLE
STACKED
WASHER/DRYER BENCHSHOWER
WCBENCHSHOWER
WC
W05W04
W03
W02 D01D04W01D05
D06D01
D03D06D06D03
A
A
B
B
C
C
D
D
1
4
66
E
E
F
F
G
G
J
J
3
2
55
4.5
UP 28'-0"14'-0"14'-0"14'-7"11'-0"25'-7"20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"
20'-6"3'-0"22'-4"10'-0"32'-7 1/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"
88'-5 1/8"
20'-6"3'-0"32'-4"32'-7 1/8"
88'-5 1/8"5'-0"SETBACK10'-0"ORIGINAL
SETBACK
5'-10"PROPOSED
SETBACK3'-0"SETBACKFAMILY
ROOM
GUEST MASTER
WINDOW WELL
MECHANICAL ROOMLAUNDRY
BEDROOM 1
GUEST
MASTER
BATH
GUEST MASTER CLOSET
WET BAR
BATH 1
POWDER
CLOSET
GYM
5'-0"SETBACK3'-0"SETBACK5'-0"SETBACK CREDENZAART WALLHANGINGHANGING
DRAWERS BELOW
TV ABOVE
TV ABOVE
FIREPLACE BELOW
HANGINGHANGING
CREDENZA
DESK/STUDY
3
A.3.03
1A.3.022A.3.022A.3.031A.3.033
A.3.02
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE (PROPOSED)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
N
SCALE: 1/4" = 1'-0"
82
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.03
5/5/20
PROPOSED
MAIN LEVEL
PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020
DW TRASHW26W26W33D24D25
W32W31 D23
D22W29W30 W28
W34
W21W22D21W23
W24 D26D27 D28W25
D26
D22A
A
B
B
C
C
D
D
1
4
66
E
E
F
F
G
G
J
J
3
2
55
4.5
UP
45'-10"10'-0"32'-7 1/8"
23'-6"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"
88'-5 1/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"
20'-6"3'-0"32'-4"32'-7 1/8"
20'-6"3'-0"22'-4"10'-0"32'-7 1/8"28'-0"12'-6"1'-6"14'-0"25'-7"1'-11"12'-8"11'-0"5'-0"SETBACK10'-0"ORIGINAL
SETBACK
4'-2"
VARIANCE
5'-10"
PROPOSEDSETBACK8'-6"18'-0"3'-0"SETBACKREF.
FRZ.
STORAGE
KITCHEN
FP /TV
ENTRY CLOSETDINING
BEDROOM 2
KING BED
DRAWERSHANGING
POWDER
MUDROOM
DN
STAIR-
WELL
GARAGE
LIVING ROOM
UP
HANGING
BENCHES +
CABINETS ABOVE
PARKING SPACE
HANGING
PATIO
WINDOW WELL
DNCABINET W/CUBBIES ABOVETALL CABINET(BOOT WARMERS)SKI STORAGE RACK
5'-0"SETBACK3'-0"SETBACK5'-0"SETBACK
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(PROPOSED)
PARKING SPACE
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
3
A.3.03
1A.3.022A.3.022A.3.031A.3.033
A.3.02
N
SCALE: 1/4" = 1'-0"
83
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.04
5/5/20
PROPOSED
UPPER LEVEL
PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020W26W48W47W47W48W44W45W46W45W43W44W43D32D34D33W42D30A
A
B
B
C
C
D
D
1
4
66
E
E
F
F
G
G
J
J
3
2
55
4.5
88'-5 1/8"
45'-10"10'-0"9'-3 1/2"23'-3 5/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"
88'-5 1/8"
45'-10"10'-0"9'-3 1/2"23'-3 5/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"25'-7"1'-11"12'-8"11'-0"28'-0"1'-11"12'-1"14'-0"5'-0"SETBACK10'-0"ORIGINAL
SETBACK
4'-2"
VARIANCE
5'-10"
PROPOSEDSETBACK3'-0"SETBACKDN
MASTER
BEDROOM
MASTER
BATH
MASTER CLOSET
GREEN ROOF DECK
BENCHGREEN ROOF ON LINK
STACKED
COMPACT
W/D
W40W415'-0"SETBACK3'-0"SETBACK5'-0"SETBACK
ALL WALLS & WINDOWS WITHIN 5'-0"
MUST BE FIRE RATED & NOT OPERABLE
GUTTER &
DOWNSPOUT
GUTTER &
DOWNSPOUT
GUTTER &
DOWNSPOUT
GUTTER &
DOWNSPOUT
GUTTER
GUTTER & DOWNSPOUT
STAIRWELL
SLOPE8" : 12"SLOPE8" : 12"SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"SLOPE
7" : 12"
SLOPE
7" : 12"
SLOPE
5 1/4" : 12"
3
A.3.03
1A.3.022A.3.022A.3.031A.3.033
A.3.02
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(PROPOSED)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
N
SCALE: 1/4" = 1'-0"
84
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.05
5/20/20
PROPOSED
ROOF PLAN
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-22523/4/2020
5/4/2020
A
A
B
B
C
C
D
D
1
4
66
E
E
F
F
G
G
J
J
3
2
55
4.5
88'-5 1/8"
20'-6"3'-0"32'-4"32'-7 1/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"25'-7"1'-11"12'-8"11'-0"88'-5 1/8"
20'-6"3'-0"32'-4"32'-7 1/8"
20'-6"3'-0"22'-4"10'-0"9'-3 1/2"17'-4 7/8"5'-10 3/4"28'-0"1'-11"12'-1"14'-0"5'-0"SETBACK10'-0"ORIGINAL
SETBACK
4'-2"
VARIANCE
5'-10"
PROPOSEDSETBACK3'-0"SETBACKSLOPED ROOF
GREEN ROOF DECK BELOW
GREEN ROOF
ON LINK BELOWSHED ROOF
5'-0"SETBACK3'-0"SETBACK5'-0"SETBACK
GUTTER &
DOWNSPOUT
10 PV PANELS MOUNTED TO
STANDING SEAM METAL ROOF,
TO MATCH SLOPE OF ROOF
SLOPED ROOF
SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"FLAT ROOF
SLOPE8" : 12"SLOPE8" : 12"SLOPE9 1/4" : 12"SLOPE9 1/4" : 12"SLOPE
7" : 12"
SLOPE
7" : 12"
SLOPE
5 1/4" : 12"SLOPE5 1/4" : 12"SLOPE
1/4" : 12"
3
A.3.03
1A.3.022A.3.022A.3.031A.3.033
A.3.02
PROPERTY LINE PROPERTY LINEPROPERTY LINE
PROPERTY LINESETBACK LINE (EXISTING)SETBACK LINE
(PROPOSED)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(EXISTING)
SETBACK LINE
(PROPOSED)
N
SCALE: 1/4" = 1'-0"
85
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.01
5/5/20
EXISTING
ELEVATIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
PROPERTY LINEPROPERTY LINESCALE: 1/4" = 1'-0"1 EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"3 EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"4 EXISTING WEST ELEVATION
86
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.02
5/20/20
PROPOSED
ELEVATIONS:
NORTH &
EAST
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
4.5
4.5
W21
D21
W22
W40
W41
W26
PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
6
6
4
4
1
1
3
3
2
2
5
5
EXT-1 EXTERIOR LIGHT
PV PANELS TO
SLOPE W/ ROOF
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"SETBACK LINESETBACK LINETOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"TOP PLATE @ GABLE ROOF
120'-6"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
W23
W24
W25
W28W29W30
W27
PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
D
D
C
C
B
B
A
A
J
J
G
G
F
F
E
ESETBACK LINESETBACK LINETOP PLATE @ LINKING ELEMENT
108'-0"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. BASEMENT SLAB
88'-0"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
T.O. GARAGE SLAB
101'-10 1/4"
WINDOW HEADER @ GARAGE
109- 10 7/8"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
T.O. UPPER LEVEL PLY
111'-6"
1/3rd POINT ON GABLE
123'-11 3/4"
1/3rd POINT ON GABLE
123'-11 3/4"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
6
6
3
3
2
2
5
5
PV PANELS TO
SLOPE W/ ROOF
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
WINDOW HEADER @ ADDITION
109- 4 7/8"SETBACK LINESETBACK LINETOP PLATE @ LINKING ELEMENT
108'-0"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. UPPER LEVEL PLY
111'-6"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
TOP PLATE @ GABLE ROOF
120'-6"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
WINDOW HEADER @ ADDITION
119- 8 7/8"
SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED NORTH ELEVATION 2
87
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.03
5/20/20
PROPOSED
ELEVATIONS:
SOUTH &
WEST
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
W31W32
W47W48
W34 D23D25
PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
A
A
B
B
C
C
D
D
E
E
F
F
G
G
J
J
EXT-2 EXTERIOR LIGHT
PV PANELS TO SLOPE WITH ROOF
SETBACK LINESETBACK LINETOP PLATE @ LINKING ELEMENT
108'-0"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. BASEMENT SLAB
88'-0"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
T.O. GARAGE SLAB
101'-10 1/4"
WINDOW HEADER @ GARAGE
109- 10 7/8"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
T.O. UPPER LEVEL PLY
111'-6"
1/3rd POINT ON GABLE
123'-6"
1/3rd POINT ON GABLE
123'-6"TOP PLATE @ GABLE ROOF
120'-6"
WINDOW HEADER @ ADDITION
119- 8 7/8"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
4
4
6
6
1
1
5
5
2
2
4.5
4.5PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
EXT-3 EXTERIOR LIGHT
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
TOP PLATE @ LINKING ELEMENT
108'-0"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
DOOR HEADER @ HISTORIC
107- 2 1/4"
HEADERS @ LINKING ELEMENT
107- 9 1/4"SETBACK LINESETBACK LINE1
1
2
2
3
3
4
4
6
6
5
5
4.5
4.5
W46
W44W45 D30
W33
D22
W43 W42
PROPERTY LINEPROPERTY LINEEXT-2 EXTERIOR LIGHT
PV PANELS TO
SLOPE W/ ROOF
T.O. GARAGE SLAB
101'-10 1/4"
T.O. GARAGE SLAB
101'-10 1/4"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. PLY @ GARAGE
101'-4 1/8"SETBACK LINESETBACK LINET.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. GLASS RAILING @ ROOF DECK
115'-0 7/8"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
WINDOW HEADER @ GARAGE
109- 10 7/8"WINDOW HEADER @ ADDITION
109- 4 7/8"
TOP PLATE @ GABLE ROOF
120'-6"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
WINDOW HEADER @ ADDITION
119- 8 7/8"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
SCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED SOUTH ELEVATION 2
SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION 1
88
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.01
5/5/20
PROPOSED
BUILDING
SECTIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
A
A
B
B
C
C
D
D
F
F
E
E
J
J
G
G
PROPOSED
PROPERTY LINEPROPERTY LINET.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"SETBACK LINESETBACK LINETOP PLATE @ LINKING ELEMENT
108'-0"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. BASEMENT SLAB
88'-0"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
T.O. GARAGE SLAB
101'-10 1/4"
WINDOW HEADER @ GARAGE
109- 10 7/8"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
F
F
E
E
D
D
C
C
B
B
A
A
J
J
G
G
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
TOP PLATE @ LINKING ELEMENT
108'-0"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. BASEMENT SLAB
88'-0"
T.O. UPPER LEVEL PLY
111'-6"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
T.O. GARAGE SLAB
101'-10 1/4"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
WINDOW HEADER @ GARAGE
109- 10 7/8"
SCALE: 1/4" = 1'-0"1 PROPOSED BUILDING SECTION 1
SCALE: 1/4" = 1'-0"2 PROPOSED BUILDING SECTION 2 89
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.02
5/5/20
PROPOSED
BUILDING
SECTIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
A
A
B
B
C
C
D
D
F
F
E
E
J
J
G
G
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
T.O. BASEMENT SLAB
88'-0"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. JOIST @ PARKING ASSEMBLY
100'-0 3/4"
WINDOW HEADER @ ADDITION
109- 4 7/8"
WINDOW HEADER @ ADDITION
119- 8 7/8"
WINDOW HEADER @ ADDITION
119- 8 7/8"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
WINDOW HEADER @ GARAGE
109- 10 7/8"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
2
2
3
3
5
5
6
6
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. GLASS RAILING @ ROOF DECK
115'-0 7/8"
T.O. GARAGE SLAB
101'-10 1/4"
T.O. PLY @ GARAGE ROOF DECK
111'-4"
T.O. GARAGE SLAB
101'-10 1/4"
FINISH LEVEL @ GREEN ROOF
112'-0 7/8"
TOP PLATE @ STAIR FLAT ROOF
121'-1 1/2"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. PLY @ GARAGE
101'-4 1/8"T.O. JOIST @ PARKING ASSEMBLY
100'-0 3/4"
WINDOW HEADER @ GARAGE
109- 10 7/8"WINDOW HEADER @ ADDITION
109- 4 7/8"
TOP PLATE @ GABLE ROOF
120'-6"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
WINDOW HEADER @ ADDITION
119- 8 7/8"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
3
3
2
2
5
5
6
6
1
1
4
4
4.5
4.51'-6"
T.O. PLY @ ADDTION UPPER LEVEL
111'-6"
T.O. PLY @ ADDITION MAIN LEVEL
101'-2"
TOP PLATE @ GABLE ROOF
120'-6"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
TOP PLATE @ STAIR SHED ROOF
118'-3 1/4"
WINDOW HEADER @ ADDTION
109- 4 7/8"
WINDOW HEADER @ ADDITION
119- 8 7/8"
T.O. ADDITION MAIN LEVEL PLY
101'-2"
T.O. PLY @ GABLE ROOF RIDGE
127'-10 3/4"
SCALE: 1/4" = 1'-0"1 PROPOSED BUILDING SECTION 3
SCALE: 1/4" = 1'-0"2 PROPOSED BUILDING SECTION 4
SCALE: 1/4" = 1'-0"3 PROPOSED BUILDING SECTION 5 90
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.03
5/5/20
PROPOSED
BUILDING
SECTIONS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
1
1
4
4
4.5
4.5
5
5
6
6
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
WINDOW HEADERS @ HISTORIC
108- 0 1/2"
1
1
2
2
4
4
4.5
4.5
5
5
6
6
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
TOP PLATE @ LINKING ELEMENT
108'-0"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
DOOR HEADER @ HISTORIC
107- 2 1/4"
HEADERS @ LINKING ELEMENT
107- 9 1/4"
T.O. WINDOW WELL SLAB
91'-6"
HEADERS @ WINDOW WELL WINDOWS
98- 6 1/2"
1
1
4
4
5
5
6
6
4.5
4.5
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. MAIN LEVEL PLY @ HISTORIC
100'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. BASEMENT SLAB
88'-0"
T.O. EAST GABLE RIDGE
113'-9 3/4"
T.O. WEST GABLE ROOF RIDGE
114'-8 1/2"
WINDOW HEADERS @ HISTORIC
108- 0 1/2"
SCALE: 1/4" = 1'-0"3 PROPOSED BUILDING SECTION 8
SCALE: 1/4" = 1'-0"1 PROPOSED BUILDING SECTION 6
SCALE: 1/4" = 1'-0"2 PROPOSED BUILDING SECTION 7
91
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.6.01
5/5/20
ARCHITECTURAL
DETAILS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
5/8" GYPSUM WALL BOARD
2x FURRING W/ BLOWN IN
INSULATION, REFERENCE PLANS
CONCRETE FOUNDATION WALL,
RE: STRUCTURAL
WATERPROOFING MEMBRANE
2" BLUE BOARD
INTERIOR EXTERIOR
NOTE: NEW EXTERIOR
WALLS MUST COMPLY
WITH 2015 IECC CODE.
5/8" GYPSUM WALL BOARD
2x WOOD STUD, RE: FLOOR
PLANS
5" SPRAY INSULATION, R-19
EXISTING EXTERIOR GRADE PLYWOOD
SHEATHING
EXISTING WATERPROOFING MEMBRANE
EXISTING EXTERIOR SIDING FINISH,
RE: ELEVATIONS
INTERIOR EXTERIOR
NOTE: IF EXISTING WALLS ARE TO
BE RE-CLADDED, TOTAL WALL
THICKNESS MUST BE SMALLER
OR REMAIN THE SAME
5/8" GYPSUM WALL BOARD
2x WOOD STUD, RE: FLOOR PLANS
BATT INSULATION
5/8" GYPSUM WALL BOARD
INTERIOR INTERIOR
EARTH BELOW
COMPACTED GRANULAR BASE
4" CONCRETE SLAB
1 1/2" CONCRETE SUBFLOOR
W/ RADIANT HEAT TUBES
EXTERIOR
INTERIOR
FINISHED FLOOR
EXISTING/PROPOSED FLOOR
STRUCTURE, RE: STRUCTURAL
PLANS
NEW BATT INSULATION
3/4" SUBFLOOR PLYWOOD
NEW CEILING FINISH,
5/8" GWB TYPICAL
1 1/2" CONCRETE SUBFLOOR
W/ RADIANT HEAT TUBES
EXTERIOR
INTERIOR
NEW FINISHED FLOOR
5/8" GYPSUM WALL BOARD
2x WOOD STUD, RE: FLOOR
PLANS
5" SPRAY INSULATION, R-19
OX SI-STRONG STRUCTURAL
INSULATION, SEE SPEC
EXTERIOR SIDING FINISH,
RE: ELEVATIONS
INTERIOR EXTERIOR
PROPOSED FLOOR STRUCTURE,
RE: STRUCTURAL PLANS
7" SPRAY-IN INSULATION, R-49
TAPERED RIGID SYSTEM
NEW CEILING FINISH,
5/8" GWB TYPICAL
EXTERIOR GRADE PLYWOOD,
RE; STRUCTURAL
GAF VersaShield® FIRE-RESISTANT
ROOF DECK PROTECTION AND
UNDERLAYMENT, SEE SPECIFICATIONS
1/2" DENSDECK ROOF BOARDS,
FIRE RESISTANCE RATING (UL 790
& ASTM E108): Class A, SEE SPECS
EXTERIOR
INTERIOR
5/4 WOOD DECKING
2x4 SLEEPERS RIPPED TO
1/8" PER FOOT SLOPE
PROPOSED ROOF STRUCTURE,
RE: STRUCTURAL PLANS
NEW SPRAY FOAM INSULATION,
R-49 MINIUMUM (7")
EXTERIOR GRADE PLYWOOD,
RE: STRUCTURAL
NEW CEILING FINISH,
5/8" GWB TYPICAL
TWO LAYERS OF GAF VersaShield® FIRE-
RESISTANT ROOF DECK PROTECTION
& UNDERLAYMENT, SEE SPECIFICATIONS
TPO ROOFING MEMBRANE,
SEE SPECIFICATIONS
TAPERED INSULATION
EXTERIOR
INTERIOR
PROPOSED ROOF STRUCTURE,
RE: STRUCTURAL PLANS
NEW SPRAY FOAM INSULATION,
R-49 MINIUMUM (7")
NEW CEILING FINISH,
5/8" GWB TYPICAL
EXTERIOR GRADE PLYWOOD,
RE: STRUCTURAL
MM 6125-FR MEMBRANE
EXTERIOR
INTERIOR
8.5mil HYDROFLEX 30
30mil ROOT STOP
DOW STYROFOAM INSULATION
MOISTURE MAT (3/16")
GARDENDRAIN GR30 (1 1/4")
FILTRATION SYSTEM
SYSTEM FILTER
LITETOP EXTENSIVE MEDIA
(3" TO 6")
HARDY, DROUGHT TOLERANT
GRASS/SOD
PROPOSED ROOF STRUCTURE,
RE: STRUCTURAL PLANS
NEW SPRAY FOAM INSULATION,
R-49 MINIUMUM (7")
EXTERIOR GRADE PLYWOOD,
RE: STRUCTURAL
NEW CEILING FINISH,
5/8" GWB TYPICAL
WATERPROOFING MEMBRANE
STANDING SEAM METAL ROOF
EXTERIOR
INTERIOR
RE: ROOF PLANS
PROPOSED ROOF STRUCTURE,
RE: STRUCTURAL PLANS
NEW SPRAY FOAM INSULATION,
R-49 MINIUMUM (7")
EXTERIOR GRADE PLYWOOD,
RE: STRUCTURAL
NEW CEILING FINISH,
5/8" GWB TYPICAL
WATERPROOFING MEMBRANE
STANDING SEAM METAL ROOF
1x FASCIA BOARD
WATERPROOFING MEMBRANE
DRIP EDGE
PAINTED METAL FLASHING,
COLOR TBD
EXTERIOR FINISH SIDING,
RE; ELEVATIONS
OX SI-STRONG STRUCTURAL
INSULATION, SEE SPEC
NO OVERHANG
ON WEST FACADE
INTERIOREXTERIOR
RE: ROOF PLANS
OVERHANG
RE; ROOF PLAN
PROPOSED ROOF STRUCTURE,
RE: STRUCTURAL PLANS
NEW SPRAY FOAM INSULATION,
R-49 MINIUMUM (7")
EXTERIOR GRADE PLYWOOD,
RE: STRUCTURAL
NEW CEILING FINISH,
5/8" GWB TYPICAL
WATERPROOFING MEMBRANE
STANDING SEAM METAL ROOF
2x8 FASICA BOARD
WATERPROOFING
MEMBRANE
DRIP EDGE
3/4" WOOF SOFFIT
PAINTED METAL
FASCIA, COLOR TBD
2x6 OUTLOOKER
INTERIOREXTERIOR
SCALE: 3" = 1'-0"
1 TYPICAL FOUNDATION WALL
A.6.01SCALE: 3" = 1'-0"
2 TYPICAL EXISTING EXTERIOR WALL
A.6.01SCALE: 3" = 1'-0"
4 TYPICAL INTERIOR WALL
A.6.01
SCALE: 3" = 1'-0"
5 TYPICAL BASEMENT SLAB
A.6.01SCALE: 3" = 1'-0"
6 TYP. MAIN & UPPER LEVEL FLOOR ASSEMBLY
A.6.01
SCALE: 3" = 1'-0"
3 TYPICAL NEW EXTERIOR WALL
A.6.01
SCALE: 3" = 1'-0"
7 ENTRY PATIO ASSEMBLY
A.6.01SCALE: 3" = 1'-0"
8 TYP. FLAT ROOF ASSEMBLY
A.6.01
SCALE: 3" = 1'-0"
9 TYPICAL GREEN ROOF ASSEMBLY
A.6.01SCALE: 3" = 1'-0"
10 TYP. SLOPED ROOF ASSEMBLY
A.6.01SCALE: 3" = 1'-0"
11 SLOPED ROOF EAVE (WEST FACADE)
A.6.01SCALE: 3" = 1'-0"
12 TYP. SLOPED ROOF RAKE DETAIL
A.6.01
92
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.6.02
5/5/20
ARCHITECTURAL
DETAILS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/20203'-0"MINIMUM HEIGHTTOP OF
FINISH FLOOR
TOP OF
FINISH FLOOR
SECTION ELEVATIONPLAN VIEW
1/2" TEMPERED
GLASS RAILING
2x1 WOOD GRAB RAIL WITH
1/4"x1" STEEL PLATE SUPPORT
2x1 WOOD GRAB RAIL WITH
1/4"x1" STEEL PLATE SUPPORT
C.R. LAURENCE ALUMINUM
BASE GLASS SHOE
4"
6"
4"
2" WOOD TREAD
1/2" STEEL DOWL TO MEET
OPENING CODE
3/4" STEEL TRIANGLE TREAD
SUPPORT, WELD TO STRINGER
DOUBLE ST5x12.7
STEEL STRINGERS
3/8" CABLE
RAILING
FASTEN RAILING POST TO
1/4" STEEL PLATE TREAD
SUPPORT, FIELD WELD OR
BOLT TO PLATE
1/4" STEEL PLATE TREAD
SUPPORT, WELD TO TRIANGLE
CABLE RAILIN
G
M
U
S
T
B
E
SPACED LES
S
T
H
A
N
4
"
,
MUST ACCO
U
N
T
F
O
R
CABLE DEFLE
C
T
I
O
N
4"
CABLE RAI
L
I
N
G
M
U
S
T
B
E
SPACED LE
S
S
T
H
A
N
4
"
,
MUST ACC
O
U
N
T
F
O
R
CABLE DEF
L
E
C
TI
O
N
1
"3'-0"RAILHGT.2" x 1" WOOD GRAB RAIL
1 1/2" x 1 1/2" TEE STEEL POST
3/8" CABLE RAILING 2"12 1/
2
"TREA
D
D
E
P
T
H± 7 1/2" RISER HT.3'-4"TREAD WI
DT
H
3/4" STEEL TRIANGLE
TREAD SUPPORT
TEE STEEL STRINGER
1/2" STEEL DOWEL
TO MEET CODE
EDGE OF TREAD MAY NOT EXTEND
MORE THAN 4" OFF EDGE OF STRINGER
1 1/2" x 1 1/2" TEE STEEL POST
C.R. LAURENCE STEEL GLASS CLIP, ONE AT TOP OF GLASS IN-
FILL PANEL, & ONE AT BOTTOM OF GLAS IN-FILL PANEL
2" x 1" WOOD GRAB RAIL
1" x 1/4" STEEL PLATE
RAILING REINFORCEMENT
GLAZING IN RAILING IN-FILL PANELS SHALL BE OF AN
APPROVED SAFTEY GLAZING MATERIAL THAT CONFORMS
TO THE PROVISIONS OF 2015 IBC SECTION 2406.1.1
4"
1/4" STEEL PLATE TREAD
SUPPORT, WELD TO TRIANGLE 2" WOOD TREAD
3/4" STEEL TRIANGLE TREAD
SUPPORT, WELD TO STRINGER
ST5x12.7 STEEL STRINGER ST5x12.7 STEEL STRINGER
1/2" STEEL DOWL TO MEET
OPENING CODE
3/8" CABLE
RAILING
FINISHED
WALL,
GWB, TYP.1 1/2" x 1 1/2" TEE STEEL POST
2x1 WOOD GRAB RAIL
2" WOOD LANDING
SCALE: 3" = 1'-0"
7 ROOF DECK GLASS RAILING DETAIL
A.6.02SCALE: 3" = 1'-0"
8 STAIR TREAD & RISER DETAIL
A.6.02
SCALE: 3" = 1'-0"
11 STAIR HANDRAIL DETAIL
A.6.02 SCALE: 3" = 1'-0"
10 STAIR TREAD, POST, & STRINGER DETAIL
A.6.02
SCALE: 3" = 1'-0"
12 STAIR HANDRAIL DETAIL
A.6.02
SCALE: 3" = 1'-0"
9 STAIR TREAD & RISER DETAIL
A.6.02
93
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.7.01
5/5/20
SCHEDULES
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
DOOR AND FRAME SCHEDULE
ID
D01
D01
D03
D03
D04
D05
D06
D06
D06
D21
D22
D22
D22
D23
D23
D23
D24
D25
D26
D26
D27
D28
D30
D32
D33
D34
WIDTH
2'-6"
2'-6"
3'-2"
3'-2"
3'-0"
7'-0"
2'-6"
2'-6"
3'-0"
3'-0"
2'-10"
3'-0"
10'-0"
2'-10"
2'-10"
2'-11 1/2"
8'-6"
7'-0"
3'-0"
8'-0"
2'-6"
2'-6"
2'-11 1/2"
3'-0"
2'-6"
2'-6"
HEIGHT
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
6'-8"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
7'-6"
8'-0"
7'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
TYPE GLAZING
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
HARDWARE
POCKET
POCKET
BARREL
POCKET
BARREL
BARREL
BARREL
BARREL
BARREL
BARREL
BARREL
BARREL
BARREL
BARREL
POCKET
POCKET
BARREL
POCKET
POCKET
MFR.LOCATION NOTES
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
JAMB TO BE 3/16" PROUD OF GWB, FINISH TO MATCH FLOOR
WINDOW SCHEDULE
MARK
W01
W02
W03
W04
W05
W21
W22
W23
W24
W25
W25
W26
W26
W26
W28
W29
W30
W31
W32
W33
W34
W40
W41
W42
W43
W43
W44
W44
W45
W45
W46
W47
W47
W48
W48
SIZE
WIDTH
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
4'-8"
2'-6 1/2"
2'-2"
1'-6"
5'-10 7/8"
6'-0"
2'-11 1/2"
2'-11 1/2"
6'-0"
5'-3"
5'-3"
5'-3"
5'-3"
5'-3"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
8'-0 3/8"
8'-0 3/8"
2'-11 1/2"
2'-11 1/2"
13'-11 1/4"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
2'-11 1/2"
HEIGHT
6'-10 3/4"
6'-10 3/4"
6'-10 3/4"
6'-10 3/4"
6'-10 3/4"
5'-8"
5'-8"
2'-7"
2'-5"
5'-10 7/8"
6'-0"
2'-11 1/2"
11'-8 1/4"
6'-0"
1'-11 5/8"
1'-11 5/8"
1'-11 5/8"
1'-11 5/8"
1'-11 5/8"
4'-11 1/8"
5'-3"
5'-3"
5'-3"
5'-3"
2'-3 5/8"
5'-3"
2'-3 5/8"
5'-3"
2'-3 5/8"
5'-3"
6'-3"
2'-3 5/8"
5'-3"
2'-3 5/8"
5'-3"
HEADER HT.GLAZING MFR.MODEL NOTES
94
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.9.01
5/5/20
PROPOSED
MATERIAL
RENDERINGS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
4" HISTORIC WOOD SIDINGWOOD SHINGLE ROOFSTANDING SEAM METALTRANSPARENT GLASSALUMINUM CLADWOOD SOFFIT
PAINTED WOOD LOUVERS
FROSTED GLASS
6" HORIZONTAL
SIDING (BUTT-JOINTED)
95
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.9.02
5/5/20
PROPOSED
MATERIAL
RENDERINGS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
4" HISTORIC WOOD SIDING
STANDING SEAM METAL
TRANSPARENT GLASSALUMINUM CLAD WOOD SOFFIT PAINTED WOOD LOUVERS FROSTED GLASS
6" HORIZONTAL
SIDING (BUTT-JOINTED)
PERMEABLE PAVERS
96
Scale: AS NOTED
ISSUE
HPC SET
HPC SET # 2
HPC SET # 3
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.9.03
5/5/20
PROPOSED
MATERIAL
RENDERINGS
DATE
1/31/2020 KIM RAYMOND ARCHITECTS, INC.418 E. COOPER AVENUE, SUITE 201www.kimraymondarchitects.com970-925-2252227 E. MAINHISTORIC RENOVATION227 EAST MAIN STREETASPEN, COLORADO 816113/4/2020
5/4/2020
4" HISTORIC WOOD SIDING
ALUMINUM CLADWOOD SHINGLE ROOF METAL GUTTER & DOWNSPOUTSPAINTED WOOD TRIM
HISTORIC GLASS
ALUMINUM "WATER TABLE"
HISTORIC BRICK CHIMNEY
6" HORIZONTAL
SIDING (BUTT-JOINTED)
97
98
99
100
101
102
103
104
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Kevin Rayes, Planner
Sarah Yoon, Preservation Planner
THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: May 27, 2020
RE: 611 West Main Street – Conceptual Major Development, Commercial Design
Review, Dimensional Variations, Relocation, Growth Management Quota System,
Special Review, Transportation and Parking Management, Certificates of
Affordable Housing Credits, PUBLIC HEARING
APPLICANT /OWNER:
611 West Main Street, LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
611 W. Main
Legal Description:
Lots E, F and G, Block 25, City
and Townsite of Aspen,
County of Pitkin, State of
Colorado
Parcel Identification Number:
PID# 2735-124-48-003
CURRENT ZONING & USE
MU (Mixed-Use), commercial
and residential space
PROPOSED USE:
Affordable Housing
SUMMARY:
The applicant has requested a Conceptual Major Development review,
Relocation of a Designated Historic Resource, Dimensional Variations,
Growth Management, Certificate of Affordable Housing Credits,
Special Review and Transportation & Parking Management for the
restoration of the subject property and the establishment of nine
affordable housing units. Three of the units will be internal to the
existing historic structure and six units are proposed in the new
constructed addition located towards the rear of the property,
detached from the historic resource. The historic resource will be
relocated onto a new basement structure. Staff recommends
continuation to restudy the conditions listed on Page 11 of this memo.
611
Site Locator Map –611 W. Main Street
105
Page 2 of 12
BACKGROUND:
611 West Main Street is a locally designated landmark on a 9,000-sf lot in the Mixed-Use (MU) zone
district and the Main Street Historic District. The current footprint of the historic structure matches the
1904 Sanborn Map. This historic home has a gambrel roof with decorative wood shingle posts, wood
siding, sandstone foundation, and what appears to be an original wood picket fence design. Constructed
in 1886, this property is associated with locally significant figures Harry G. Koch and his daughter Dorothy
Koch Shaw and Judge William Shaw.
There are records of authorized minor repairs and restoration work on the exterior of the building
completed in 1992, and a shed was demolished in 1997. The property has a history of both residential
and commercial uses, but is currently vacant.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Commercial Design Review (Section 412) for new development in the Main Street Historic
District.
• Major Development (Section 26.415.070.D) to construct a new detached addition towards the
rear of the historic property.
• Relocation (Section 26.415.090) to temporarily move the historic resource while excavating a
new basement and foundation.
• Dimensional Variations (Section 26.415.110.C) for front and rear yard setback variations and a
variation reducing the required distance between detached structures.
• Growth Management (Section 26.470.050.B) & (Section 26.470.070.4) to develop nine affordable
housing units on the property.
• Certificate of Affordable Housing Credits (Section 26.540) to generate Certificates of Affordable
Housing Credit.
• Special Review (26.430.040.i) to vary unit sizes and subgrade living area from the dimensional
standards prescribed in the Land Use Code and APCHAs development Guidelines.
• Transportation & Parking Management (26.5151.010) to meet the minimum parking and
Transportation Mitigation standards.
Figure 1 - Sanborn Map, 1904 Figure 2 - 611 W. Main, 2019
106
Page 3 of 12
PROJECT SUMMARY:
The applicant proposes the restoration of the designated historic structure and the establishment of
nine affordable housing units. The historic resource will be relocated onto a new basement structure.
Three of the units will be internal to the existing historic structure and s ix units are proposed in new
construction that is located towards the rear of the property and detached from the historic resource.
A setback variance is requested at the rear of the property and a setback variance is requested between
the non-historic addition and the historic resource.
STAFF COMMENTS:
The three-story detached addition is positioned behind the historic resource. 7 on-site covered parking
spaces are proposed on the ground level and affordable housing units occupy the second and third levels
of the addition. As a detached addition, the expected degree of design compatibility is less than what is
expected for an attached addition, however, this is with the understanding that there is a clear
physical/material and visual separation between old and new. Although floor plans show two separate
structures, visually the proposed design reads as a connected addition. Staff is concerned with the
proposed footprint of the new addition compared to the footprint of the historic resource and
recommends the applicant restudy this condition by increasing the physical distance between the two
structures. Staff also recommends restudy of either fenestration or form as it relates to the historic
resource to achieve design compatibility.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Relocation: The property is on Main Street with an alley abutting the rear of the
lot. Temporary relocation is proposed in order to excavate a new basement and foundation, but
the historic resource will be placed back in its original location. The existing historic foundation
is sandstone which will need to be replicated following the relocation by reusing the sandstone
as a veneer. See Design Guideline 9.5.
The historic structure houses 3 affordable housing units with two units that extend into the
basement. Four lightwells that meet emergency egress requirements are proposed on the south
and east elevations of the historic resource. The visual impact of the lightwells needs to be
minimized including minimized curb heights (HP Design Guideline 9.6).
The new detached addition is proposed behind the historic resource and will not have frontage
along Main Street. The proposed footprint of the three -story building is detached at the ground
level but the second and third levels begin to expand and cantilever over the historic resource.
Staff is concerned with visual impacts created by this design and recommends restudy of the
building footprint as it relates to the bu ilding footprint of the historic resource. The Commercial
Design Guidelines also address the placement of building features that provide vertical
circulation such as elevator shafts and stairwells. Staff recommends the applicant consider the
footprint of these features as part of the overall restudy of the building footprint to minimize
visual impact (Commercial Design Guidelines 1.19).
There are large cottonwood trees surrounding the front of the property and the covered steps
leading to the front entrance is in the front yard setback. Positive open space in the front yard
facing Main Street is to remain open green space. An accessible ramp is proposed along the east
side of the wraparound porch and must comply with HP Design Guidelines 5.2 & 5.6 related to 107
Page 4 of 12
handrails and porch restoration. Staff recommends the installation of the accessible ramp along
the historic porch be done in a way that minimizes damage to the historic fabric and is reversible.
Preliminary stormwater mitigation plans were provided for review with this application for
Conceptual Development Review. A location in the front yard adjacent to the historic resource
was called out for a drywell. The Engineering Department provided comments about stormwater
and drainage features on site and indicated a drywell is a last resort solution. Staff recommends
the applicant continue to communicate with the Engineering Department and other relevant City
Departments as they finalize the stormwater mitigation plans. (See Exhibit B for detailed
comments.)
Staff finds the location of the proposed detached addition to be appropriate but recommends
increasing the distance between the new addition and the historic resource. Staff recommends
the applicant meet with all relevant City Departments to finalize the stormwater and drainage
plans. Final details related to the foundation, new lightwells, and the accessible ramp must
comply with relevant design guidelines.
2. Historic Resource – Restoration: Building records indicate no recent significant building
alterations or remodels were done, and exterior details were repaired and restored under the
guidance of historic preservation staff in the 1990s. Any preservation/restoration work as part of
this scope of work will require research and material investigation. The applicant proposes to
relocate an existing door to an adjacent wall at the rear of the historic resource. Although the
guidelines provide more flexibility for changes to the rear or secondary walls of a resource, this
request requires the removal of what appears to be a historic opening and adding a new opening.
Staff recommends investigation of the existing framing for evidence supporting the proposed
door location (HP Design Guideline 4.1 & 4.5).
Figure 3 - Proposed Site Plan Figure 4 - Proposed Third Level Plan
108
Page 5 of 12
Staff recommends the applicant investigate the existing framing for evidence supporting the
request for relocating the door.
3. New Addition – Form/Materials/Fenestration: Detached new additions on a landmarked
property triggers Chapter 11 of the Historic Preservation Design Guidelines. This includes
additions that may be attached below grade but do not have a physical connection a bove. Mass,
scale, and proportion are still important design factors that need to be addressed, and the design
of the new structure needs to be a product of its own time by considering two of the three
aspects: form, materials and fenestration.
Form: A concept diagram extracting three horizontal elements from the historic resource and
reinterpreting them as the basis for the form of the new addition is included. (See application
drawings for diagram and applicant responses for details.) Staff finds that this interpretation of
form is very abstract, whereas the Historic Preservation Design Guidelines and the Commercial
Design Guidelines are asking for a visible form that is “similar” to the form of the historic resource
(HP Design Guideline 11.6 and Commercial Design Guideline 1.13 & 3.2).
Materials: Horizontal wood siding and cedar shingles are the primary materials found on the
historic structure. The applicant focused on scale and patterns created by the historic materials
and selecting contemporary buildings materials that related to these details.
Fenestration: The proposed fenestration design deviates from those found on the historical
resource. Windows on the new addition are arranged in narrow horizontal configurations
compared to the historic fenestration.
The proportions of the proposed addition are out of character because the two separate
structures do not relate in form and read as a connected structure. The lack of distance between
the two structures makes it visually confusing and incompatible.
The new addition only relates to materials by using strong horizontal patterns with a similar scale,
mainly the historic siding, but does not to relate in form or fenestration. Staff recommends
restudy of the fenestration to similarly relate to the historic building /district to meet HP Design
Guideline 11.6 for design combability.
4. Dimensional Variations – Dimensional variations granted by HPC are site-specific approvals that
assess design compatibility and historic character and patterns. The criteria for granting
variations are specified to features represented in the application.
In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district;
and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
The proposed addition has a footprint that varies from level to level because the second and
third floors undulate and form cantilevers that do not line up. This design results in corner of the
addition sticking out into the rear yard setback and over the historic one-story addition. The
request for setback variations are as follows:
109
Page 6 of 12
• 3’ rear yard setback reduction, above and below grade for the proposed addition
• Front yard setback variation to memorialize the existing location of the covered front
steps. (Exact dimension is not defined.)
The applicant also requests a variation from the required distance between detached structures
set by underlying zoning. The proposed design, which pushes all forms of circulation to the edges
of the building, has a different building footprint at each level. A 5’ reduction is requested w here
a 10’ distance between buildings is required. The proposed stairwell on the east elevation and
the elevator shaft on the west elevation do not touch the corners of the historic resource but
wraps around them which results in the appearance of an atta ched addition with no breathing
room between old and new.
Staff supports the request for setback variations pertaining to the existing covered steps and the
addition to the rear, but strongly recommends the applicant restudy the footprint of the
proposed addition so that a clear visual separation is created between the detached buildings.
Figure 5 - Proposed East Elevation
Figure 6 - Proposed West Elevation
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Page 7 of 12
Staff does not support the request for a dimensional variation to reduce the underlying zoning
requirement of 10’ to 5’ with this design and recommends restudy.
5. Growth Management, Special Review & Certificates of Affordable Housing Credit – A total of nine
deed-restricted affordable housing units are proposed for the site- three in the historic resource
and six in the rear addition. The applicant requests establishing 21 Certificates of Affordable
Housing credits, which is based on the mitigation standards prescribed by APCHA.
Pursuant to Land Use Code Section 26.540.070, Review Criteria for establishing an affordable
housing credit, to determine the number of certificates of affordable housing credits awarded to
a project, the review standards outlined in Land Use Code Section 26.470.080.d.7.g, General
Review, Affordable Housing Mitigation, should be considered.
The Land Use Code requires at least fifty percent of the net livable area of an affordable housing
unit to be above grade. Two of the proposed units in the historic resource exceed this threshold .
Additionally, the four-bedroom AH unit in the historic resource does not meet the minimum net
livable area required.
Units Beds Basement
FA
Ground
FA
2nd
Level
Total
FA
%
Subgrade
Min. FA
1 landmark 4 707 642 X 1,349 52% 1,500
2 landmark 3 814 400 X 1,214 67% 1,200
3 landmark 3 X 374 926 1,300 X 1,200
Proposed Certificates
One-bedroom 4 Units x 1.75/Units = 7.00 FTEs
Two-bedroom 2 Units x 2.25/Units = 4.40 FTEs
Three-bedroom 2 units x 3.00/Units = 6.00 FTEs
Four-bedroom 1 unit x 3.50/Units = 3.50 FTEs
TOTAL PROPOSED 21.00 FTEs
APCHA Standards
Unit Type Mitigation Standard
One-Bedroom 1.75 FTE/Unit
Two-Bedroom 2.25 FTE/Unit
Three-Bedroom 3.00 FTE/Unit
Four-Bedroom 3.50 FTE/Unit
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Page 8 of 12
Lastly, the six AH units proposed in the rear addition do not meet the minimum net livable area
required.
Units Beds 2nd Level 3rd Level Min. FA
1 1 636 X 700
2 1 636 X 700
3 2 794 X 900
4 1 X 636 700
5 1 X 636 700
6 2 X 795 900
Land Use Code Section 26.430.040.i, Special Review, Affordable housing unit standards, sets forth
the applicable criteria to consider when an affordable housing unit does not meet a required
standard and a variation is requested. When the minimum thresholds relating to net livable and
above-grade space are not met, HPC may consider alternative amenities that would contribute
to the general livability of a unit and exceed the expectations of APCHA. Alternatives may include:
• Significant storage, such as additional storage outside a unit;
• Above average natural light, such as adding more window area than the Building Code
requires; and,
• Unit amenities, such as access to outdoor space or private patios.
As depicted in the drawings, the applicant plans to provide additional storage for each unit. Each
storage space will range from approximately 30-36 sq. ft. in area. The applicant has also indicated
that additional window well area (beyond the minimum Building Code requ irements) will be
provided for the two subgrade units. Lastly, many of the units appear to have access to private
patios and balconies.
Figure 7 - Open space will be provided along the side and at the front of the historic resource
112
Page 9 of 12
This application was referred to APCHA for review and recommendation. Overall, Community
Development & APCHA staff support this project and acknowledge the significant community
benefit that nine AH units would bring. Although the minimum size requirements are not met by
seven of the units (six in the addition and one in the historic resource), staff has weighed the
benefits of the additional storage space, exterior balconies and open space that would be
provided as part of this project. Staff finds that these alternative amenities contribute to the
general livability of the development and a variation from the minimum unit size requirement is
appropriate.
However, staff recommends a reduction in the number of FTEs awarded to the unit that is 67
percent below grade (three FTE credits are requested for this unit). The applicant plans to provide
more window well space than the minimum required for Building Code Compliance, nonetheless,
the amount of natural light and views of the surrounding neighborhood will be severely impacted
and will detract from the livability of the unit. Staff recommends reducing the number of credits
generated for this unit by 17 percent for a total of 2.49 FTEs. This recommendation is
commensurate to the percentage of space that exceeds the maximum threshold that is
permitted below grade.
6. Transportation and Parking Management – Pursuant to Land Use Code Section 26.515.060.C,
Transportation & Parking Management, one parking space is required for each AH unit; in this
Figure 8 - Each AH unit within the addition will have a private balcony
Figure 9 - Each AH unit will be assigned a storage space. Additionally, a room to repair bikes and
skis will be available for all tenants
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Page 10 of 12
case, nine spaces for nine units. The Mixed-Use Zone District requires that 60 percent of the
required parking be met on site. Seven parking spaces, including one van-accessible space along
the alleyway are proposed. Cash-in-lieu will be provided for the remaining two spaces. The
proposed parking mitigation complies with the parking requirements as outlined in land use code
section 26.515.040, Parking Requirements.
The applicant has completed the Transportation Impact Analysis (TIA) for this proj ect and plans
to provide a range of Mobility Measures that satisfy the requirements of the Engineering and
Parking Departments. At this point, the applicant has indicated that a car-sharing service will be
made available to tenants, bicycle parking will be provided on-site and other infrastructure
improvements will be made to encourage alternative transportation choices. The TIA is subject
to change and will be assessed at building permit. It is worth noting that pursuant to code Section
26.515.030.A.1, Transportation Mitigation, Mobility Measures, the measures that are ultimately
determined shall be maintained for the life of the development. Staff included a condition in the
Resolution requiring the Mobility Measures to be provided in perpetuity and prohibiting Mobility
Measures from occupying any of the off-street parking spaces on the property.
DRC 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 for the proposed
development. Please see Exhibit B for full comments. All conditions must be resolved by HPC Final
review or will be carried forward into the buildin g permit process.
Engineering Department:
1. Show turning motions into most restrictive parking space along the alley to ensure access is
achievable.
2. New sidewalk and curb and gutter are required for this project. The curb and gutter shall be
poured with minimal impacts to the existing tree roots. Sidewalk shall be COA floating sidewalk
detail at a minimum unless better alternative is found to protect the trees.
3. Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the current
grate is in the sidewalk.
4. The design with minimal impacts to the ditch is preferred. Earth retention systems, structures,
stormwater treatment, etc. will not be permitted in the ditch easement.
5. If final design requires pipes in the ROW, a permanent encroachment will be required. Also,
adequate separation from the Si Johnson ditch would need to be approved.
6. Some of the BMP options proposed appear to have significant tree impacts. Final location and
excavation depths for the BMPs will need to be approved by the Parks Department and
minimize tree impacts or pay mitigation fees.
7. Drywells are the BMP of last resort, please explore all other solutions before a drywell is
chosen, including green roofs and tree canopy credit.
8. At building permit, show bike parking dimensions comply with Association of Pedestrian and
Bicycle Professionals standards.
9. The existing trash enclosure in the transformer utility easement shall be removed.
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Page 11 of 12
Parks Department:
1. This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient Landscaping
Standards.
2. A tree permit will be required for all tree removals.
3. Tree protection fencing with signage will be required at the driplines of trees and must be
inspected and approved by the Parks Department.
4. No activity is allowed within the TPZ (Tree Protection Zone). There is also no stora ge of
material or machinery allowed in these areas.
5. A floating sidewalk design will be required by the Parks Department along Main Street.
6. If curb and gutter will be required, curb will need to be poured back against existing
undisturbed soil – NO framing will be allowed.
7. Specific distances for soil disturbance from trunks of individual trees have been determined by
the City Forester and must be adhered to.
Environmental Health
1. Project as proposed meets code requirements of 120 square feet for trash and re cycling.
Zoning
1. There are concerns about the height of the proposed addition, particularly on the North side of
the building. With the information provided the North-West corner of this building (where the
elevator tower and the building meet) measures at almost 29’ high; the underlying Zone
District (Mixed Use) has a height maximum of 28’. Please keep this in mind as the design
evolves.
APCHA
1. If the owner chooses to sell the units at a future date, grant APCHA and/or City of Aspen a ninety-
day Right of First Refusal to purchase the units at the deed-restricted price.
2. The unit that is 67% below grade is 17% greater than the maximum 50% allowable; therefore, the
application shall not receive the full 3 FTE credit, but a reduction of 17%, leaving a credit of 2.49 FTE.
3. All 2-, 3- and 4-bedroom units to be designated as Category 3 or 4 rental units. APCHA recommends
that the 1-bedroom units be established as Category 2 units.
4. The units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and washer/dryer.
5. All bedrooms shall contain a closet.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) continue this application for further
restudy of the following (a draft resolution is provided, should the board wish to proceed with approval.)
1.) Restudy the building footprint of the new detached addition to increase the distance between
the old and the new structures.
2.) Restudy fenestration or form of the new addition to meet the all guidelines requiring design
compatibility.
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Page 12 of 12
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation & Commercial Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Dimensional Variations Review Criteria /Staff Findings
Exhibit A.3 – Relocation/Staff Findings
Exhibit A.4 – Growth Management/Staff Findings
Exhibit A.5 – Special Review/Staff Findings
Exhibit A.6 – Certificates of Affordable Housing Credit/Staff Findings
Exhibit A.7 – Transportation & Parking Management/Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application
Exhibit D – Affidavit of Public Notice
116
HPC Resolution #__, Series of 2020
Page 1 of 5
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING
CONCEPTUAL MAJOR DEVELOPMENT, COMMERCIAL DESIGN REVIEW, GROWTH
MANAGEMENT, CERTIFICATE OF AFFORDABLE HOUSING CREDITS, SPECIAL REVIEW, SETBACK
VARIATIONS, TRANSPORTATION & PARKING MANAGEMENT FOR THE PROPERTY LOCATED AT
611 WEST MAIN STREET, LOTS E, F AND G, BLOCK 25, CITY AND TOWNSITE OF ASPEN, COUNTY
OF PITKIN, STATE OF COLORADO
PARCEL ID: 2735-124-48-003
WHEREAS, the applicant, 611 West Main Street, LLC, represented by BendonAdams, has
requested HPC approval for Conceptual Major Development, Commercial Design Review, Growth
Management, Certificate of Affordable Housing Credits, Special Review, Setback Variations, and
Transportation & Parking Management for the property located at 611 West Main Street, Lots E,
F and G, Block 25, City and Townsite of Aspen, County of Pit kin, State of Colorado. As a historic
landmark, the site is exempt from Residential Design Standards review; and,
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall
be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a
staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for approval of Growth Management, the application shall meet the requirements of
Aspen Municipal Code Section 26.470.050.B, General Requirements, and Code Section,
26.470.070.4, Affordable Housing; and
WHEREAS, for approval of Certificate of Affordable Housing Credits, the application shall meet
the requirements of Aspen Municipal Code Section 26.540, Certificates of Affordable Housing
Credits; and
WHEREAS, for approval of Special Review, the application shall meet the requirements of Aspen
Municipal Code Section 26.430.040.i, Affordable Housing Unit Standards; 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
117
HPC Resolution #__, Series of 2020
Page 2 of 5
WHEREAS, for approval of Transportation and Parking Management, the application shall meet
the requirements of Aspen Municipal Code Section 26.515.010, Transportation & Parking
Management; and
WHEREAS, Community Development Department staff reviewed the application for compliance
with applicable review standards and recommends approval with conditions; and
WHEREAS, HPC reviewed the project on May 27, 2020. HPC considered the application, the staff
memo and public comment, and found the proposal consistent with the review standards and
granted approval with conditions by a vote of X - X.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Commercial Design Review, Growth
Management, Certificate of Affordable Housing Credits, Special Review, Setback Variations, and
Transportation & Parking Management for 611 W. Main, Lots E, F and G, Block 25, City and Townsite
of Aspen, County of Pitkin, State of Colorado as follows:
Section 1: Conceptual Development, Commercial Design, Relocation & Dimensional Variations.
HPC hereby approves Conceptual Major Development, Commercial Design Review, Relocation and
Dimensional Variations as proposed subject to the following conditions:
1.) Work closely with all relevant City Departments to finalize the stormwater mitigation plan
prior to Building Permit submission.
2.) Provide final details related to the foundation and the use of existing sandstone as a
veneer to reconstruct the historic condition for Final.
3.) Provide a detailed roof plan calling out all vents, flues, gutters and snow clips for Final.
4.) Provide site plan that clearly defines utility connections, service boxes and mechanical
equipment for Final.
5.) Provide landscape plan including list of plant species and planting locations appropriately
distanced from the historic resource for Final.
6.) Provide lighting plan and cutsheets for proposed light fixtures for Final.
7.) Install an accessible ramp that is reversable, minimally impacts the historic fabric, and
complies with all relevant design guidelines and building code requirements for Final.
8.) Design curb heights around the lightwells to be 6” or less.
9.) Investigate historic framing and historic documents to support the relocation of the
existing door to the rear of the historic structure, to be verified and approved by staff and
monitor.
10.) The following setback variations for the proposed development are granted:
a. 3’ rear yard setback reduction (10’ to 7’);
b. Front yard setback variation to memorialize the existing location of the covered
front steps (location as defined on the site plan); and,
c. A 5’ reduction from the minimum required between the historic resource and the
rear addition (10’ to 5’). 118
HPC Resolution #__, Series of 2020
Page 3 of 5
11.) A development application for a Final Development Plan shall be submitted within
one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such
an application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one -time extension of the expiration date
for a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
Section 2: Growth Management, Certificate of Affordable Housing Credits and Special Review .
HPC hereby approves Growth Management, Certificate of Affordable Housing Credits and Special
Review, subject to the following conditions:
1. A total of nine affordable housing units shall be provided on site. The unit types and
dimensions are set forth in the tables below:
2. No additional review will be required for an increase to the size of an AH Unit , if the
change is limited to only interior space and the building footprint, form, massing and any
Units Beds Total Net
Livable Area
(Sq. Ft.)
Minimum Net
Livable Area
Required by APCHA
(Sq. Ft.)
Percent Below
Required
1 landmark 4 1,349 1,500 11%
2 landmark 3 1,214 1,200 N/A
3 landmark 3 1,300 1,200 N/A
HISTORIC RESOURCE
Units Beds Total Net
Livable Area
(Sq. Ft.)
Minimum Net Livable Area
Required by APCHA
(Sq. Ft.)
Percent Below
Required
1 1 636 700 9.2 %
2 1 636 700 9.2%
3 2 794 900 12%
4 1 636 700 9.2%
5 1 636 700 9.2%
6 2 795 900 12%
REAR ADDITION
119
HPC Resolution #__, Series of 2020
Page 4 of 5
exterior finishes are not impacted. Any reduction to the size of an AH unit is subject to
additional review at staff’s discretion.
3. Within the historic resource, 67 percent of an AH unit is approved as subgrade space. The
number of FTEs awarded to this unit is commensurate with the percentage of subgrade
space that exceeds the maximum threshold of 50 percent. At the time of this approval,
this unit shall receive a 17 percent reduction in the number of FTEs awarded, for a total
of 2.49 FTEs (from a total of 3FTEs). Any reduction to the percentage of subgrade space
will receive additional FTEs, pursuant to staff review. Conversely, any increase to the
percentage of subgrade space is subject to additional review at staff’s discretion.
4. Within the historic resource, 52 percent of an AH unit is approved as subgrade space. A
reduction to the percentage of subgrade space shall not require additional review if the
change is limited to only interior space and the building footprint, form, massing and any
exterior finishes are not impacted. Any increase to the percentage of subgrade space is
subject to additional review at staff’s discretion.
5. The applicant shall work with APCHA to designate the Category of each unit.
6. All units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and
washer/dryer.
7. All bedrooms shall contain a closet.
Section 3: Transportation & Parking Management.
HPC hereby approves the Transportation & Parking Management as proposed subject to the
following condition:
1. Mitigation is required for nine parking spaces. Seven off-street spaces will be provided on
the property. Two spaces will be mitigated via cash-in-lieu.
2. The final Transportation Impact Analysis and accompanying Mobility Measures will be
finalized at building permit. All required Mobility Measures will be provided and
maintained in perpetuity. Mobility Measures shall not obstruct or occupy any of the off -
street parking spaces provided on the property.
Section 4: Development Application
A development application for a Final Development Plan shall be submitted within one (1) year
of the date of approval of a Conceptual Development Plan. Failure to file such an application
within this time period shall render null and void the approval of t he Conceptual Development
Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown,
grant a one-time extension of the expiration date for a Conceptual Development Plan approval
for up to six (6) months provided a writ ten request for extension is received no less than thirty
(30) days prior to the expiration date.
Section 5: 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 120
HPC Resolution #__, Series of 2020
Page 5 of 5
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 6: 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 7: 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.
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of May, 2020.
Approved as to Form: Approved as to Content:
______________________________________________________________
______________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
________________________________________________________
Wes Graham, Deputy City Clerk
121
Page 1 of 26
Exhibit A.1
Historic Preservation Design Guidelines Criteria
Commercial Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on pages 16 & 25 of this exhibit, following the list of applicable
guidelines.
26.415.070.D Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated historic
property or a property located within a Historic 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. An application for a building permit cannot be submitted
without a development order.
3. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials
submitted for conceptual or final development plan approval. If they are
determined to be complete, the applicant will be notified in writing of this and a
public hearing before the HPC shall be scheduled. Notice of the hearing shall be
provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the
project's conformance with the design guidelines and other applicable Land Use
Code sections. This report will be transmitted to the HPC with relevant
information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation.
The HPC will review the application, the staff analysis report and the evidence
presented at the hearing to determine the project's conformance with the City
Historic Preservation Design Guidelines.
3) 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.
4) A resolution of the HPC action shall be forwarded to the City Council in
accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up.
No applications for Final Development Plan shall be accepted by the City and no
associated permits shall be issued until the City Council takes action as described
in said section. 122
Page 2 of 26
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.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
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.
1.10 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.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and
shrubs.
1.12 Provide an appropriate context for historic structures. See diagram.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
1.15 Preserve original fences.
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.
1.24 Preserve historically significant landscapes with few or no alterations.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
1.26 Preserve the historic circulation system.
1.27 Preserve and maintain significant landscaping on site.
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.
2.5 Covering original building materials with new materials is inappropriate.MET
MET
CONDITION
Historic Preservation Design Guidelines Review Criteria for 611 W. Main Street
The applicant is requesting a Conceptual Major Development reivew for the construction of a new detached addition.
The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
CONDITION
MET
123
Page 3 of 26
Chapter 3: Rehabilitation - Windows MET NOT MET
3.1 Preserve the functional and decorative features of a historic window.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
3.3 Match a replacement window to the original in its design.
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.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.NOT MET
4.2 Maintain the original size of a door and its opening.
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.
4.5 Adding new doors on a historic building is generally not allowed.
4.7 Preserve historic hardware.
Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
5.2 Avoid removing or covering historic materials and details.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible
from the street.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
6.5 Do not guess at “historic” designs for replacement parts.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.
7.7 Preserve original roof materials.
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
MET
MET
MET
CONDITION
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Page 4 of 26
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.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
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.
Chapter 8: Rehabilitation - Secondary Structures MET NOT MET
8.1 If an existing secondary structure is historically significant, then it must be preserved.
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.
8.5 Preserve the original building materials, or match in kind when necessary.
8.6 Preserve original door and window openings and minimize new openings.
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.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
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
10.1 Preserve an older addition that has achieved historic significance in its own right.
10.2 A more recent addition that is not historically significant may be removed.
Chapter 11: New Buildings on Landmarked Properties MET NOT MET
11.1 Orient the new building to the street.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a
parcel.NOT MET
11.4 Design a front elevation to be similar in scale to the historic building.
11.6 Design a new structure to be recognized as a product of its time.NOT MET
11.7 The imitation of older historic styles is discouraged.
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• 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.
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.
• 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
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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.
1.10 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.
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.
1.12 Provide an appropriate context for historic structures. See diagram on next page.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured
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.
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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.
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. 128
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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.
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.
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.
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.
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.
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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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.
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.
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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.
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.
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.
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• 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.
4.7 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.
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.
5.6 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.
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
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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.
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.
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.
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• 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.
7.7 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.
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.
8.3 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.
8.5 Preserve the original building materials, or match in kind when necessary.
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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.
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.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• 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.
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.
10.1 Preserve an older addition that has achieved historic significance in its own right.
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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.
11.1 Orient the new building to the street.
• Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid
pattern.
• AspenModern alignments shall be handled case-by-case.
• Generally, do not set the new structure forward of the historic resource. Alignment of their front
setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new
structure is a better preservation outcome.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings
on a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the
original site.
• Reflect the heights and proportions that characterize the historic resource.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
11.6 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project 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.
• When choosing to relate to building form, use forms that are similar to the historic resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish to those used
historically on the site and use building materials that contribute to a traditional sense of human scale
• When choosing to relate to fenestration, use windows and doors that are similar in size and shape to
those of the historic resource.
11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
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Staff Finding:
The applicable sections of the design guidelines are as follows: site planning, building materials,
windows, doors, roofs, porches, and new detached buildings. All relevant Design Guidelines in Chapter
2, 3, 4, 5, 6 and 7 related to the 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. This will be a condition of Final approval.
Staff finds Design Guidelines 4.1 & 4.5 regarding the treatment of historic doors needs to be explored
further. The covered porch to the rear of the property currently has a door that the applicant proposes
to relocate. This design guideline does offer greater flexibility for installing a new door in a location that
is to the rear or a secondary wall, but staff recommends further investigation of the framing to see if
evidence supports the proposed door location. The guidelines call for the preservation of historical
fenestration and openings to the best extent possible; therefore, staff recommends restudy.
Design Guideline 5.2 & 5.6 addresses the preservation of historic porches and balconies. The historic
house has a wraparound porch along the north and east elevations. The covered entry steps lead to the
front (north) portion of the porch and the ADA accessible ramp is proposed to the east side of the
property. This accessible entry is required by building code and integrated into the existing porch
feature. The location of the ramp is visible from Main Street but done in a sensitive manner that respects
existing character of the historic resource while providing equal opportunity for all to enter through the
front door. Details regarding the handrails and ramp material needs to be address for Final Review. Staff
finds the proposed location for the ADA accessible ramp to be appropriate but recommends the
accessible ramp be installed in a way that minimizes damage to the historic fabric and is reversible.
Design Guideline 9.5 & 9.6 refers to the guidelines dealing with relocation and new foundation details.
The applicant proposes temporary relocation of the historic resource to excavate a new basement. The
historic resource will be placed on a new foundation but in the same historic location. In this case, staff
finds relocation for the purpose of adding subgrade floor area is appropriate so long as structural and
financial assurances are provided. In addition, the new foundation shall appear similar in design and
materials to the historic foundation and the relationship to grade must be reestablished. The proposed
lightwells for the subgrade spaces must not interfere with character defining features and have
minimized curb heights of 6” or less.
Design Guideline 11.3 addresses scale and proportion of new structures on historic properties. The
proposed design pushes the new development to the rear of the property behind the historic resource.
The three-story addition has a flat roof with circulation pushed towards the periphery of the building.
The height is within the zone district requirements, but the overall proportions of the new detached
addition is not compatible because of its proximity to the historic resource. Without defined visual
separation between the old and the new structures, the proportions of the new structure compete with
the historic resource. Staff finds this guideline is not met and recommends restudy.
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Design Guideline 11.6 calls for the design of a new structure to be recognized as a product of its own
time. To achieve this, the new structure must consider form, material, and fenestration and relate to the
historic resource using two of the listed elements. The applicant has selected new buildings materials
that are based on historic building materials in terms of application and scale, but staff does not agree
with the applicant’s justification of relating to form. Although the design concept may have been
inspired by the historic resource, staff finds that the form of the new building does not visually relate.
Staff recommends that the applicant restudy the proposed fenestration in order to meet this guideline
of relating to two of the three elements: materials and fenestration.
In summary, staff recommends continuation to restudy the proposed design of the detached addition
to have a more clearly defined visual separation between old and new, and restudy the design to meet
Design Guideline 11.6 regarding visual compatibility by considering two of the three elements: form,
material and fenestration. Staff recommends the applicant focus on relating to fenestration and
materials in order to achieve design compatibility.
Staff recommends the applicant investigate the physical fabric and historic documents as part of the
request to relocate an existing door to the rear of the historic property. The proposed ADA accessible
ramp needs to be installed in a manner that does not damage the front porch and is reversible. The new
foundation must reuse the historic sandstone and the proposed lightwells need to have curbs that are
less than 6” in height.
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26.412.060 Commercial Design Review. Except as outlined below, this Section applies to all
commercial, lodging and mixed-used development within the City requiring a building permit. All
development shall be reviewed pursuant to the Character Area in which it is located. The Community
Development Director shall assign an appropriate Character Area to properties subject to
Commercial Design Review that are not located within a defined Character Area.
Review Criteria. An application for commercial design review may be approved, approved with
conditions or denied based on conformance with the following criteria:
A. Guidelines and Standards
1. The Commercial, Lodging and Historic District Design Standards and Guidelines are
met as determined by the appropriate Commission. The Standards and Guidelines
include design review criteria that are to be used to determine whether the application
is appropriate.
2. All applicable standards in the Commercial, Lodging and Historic District Design
Standards and Guidelines shall be met unless granted a Variation pursuant to Section
26.412.040.D, Variations.
3. Not every guideline will apply to each project, and some balancing of the guidelines
must occur on a case-by-case basis. The applicable Commission must:
a) determine that a sufficient number of the relevant guidelines are adequately met
in order to approve a project proposal;
b) weigh the applicable guidelines with the practicality of the measure.
Commercial Design Standards/Guidelines: General - Site Planning and Streetscape MET NOT MET
1.1 All projects shall provide a context study.
1.2 All projects shall respond to the traditional street grid.
1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context,
support the street scene, and enhance the architecture of the building.
1.4 Where there is open space on a site, reinforce the traditional transition from public space, to semi-
public space to private space.
1.6 When a building facade is set back, define the property line. Review the context of the block when
selecting an appropriate technique. Examples include:
• A fence which is low in height and mostly transparent so as to maintain openness along the street.
• Landscaping, though it may not block views of the architecture or a Pedestrian Amenity space.
Hedgerows over 42 inches are prohibited.
• Benches or other street furniture.
MET
Review Criteria for 611 W. Main Street
The applicant is requesting a Conceptual Major Develoment Reivew for detached addition.
Since it is located in the Main Street Historic District, the design must meet applicable design standards and guidelines.
MET
MET
CONDITION
MET
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Commercial Design Standards/Guidelines: General - Alleyways MET NOT MET
1.7 Develop alley facades to create visual interest.
Commercial Design Standards/Guidelines: General - Parking MET NOT MET
1.9 Minimize the visual impacts of parking.
Commercial Design Standards/Guidelines: General - Building Mass, Height, and Scale MET NOT MET
1.10 A new building should appear similar in scale and proportion with buildings on the block.NOT MET
1.11 A minimum building height difference of 2 feet from immediately adjacent buildings is required.
1.12 On lots larger than 6,000 square feet, break up building mass into smaller modules.
1.13 Development adjacent to a historic landmark should respond to the historic resource.NOT MET
Commercial Design Standards/Guidelines: General - Roofscape MET NOT MET
1.18 The roofscape should be designed with the same attention as the elevations of the building.
1.19 Use materials that complement the design of the building facade.NOT MET
Commercial Design Standards/Guidelines: General - Materials and Details MET NOT MET
1.22 Complete and accurate identification of materials is required.
1.23 Building materials shall have these features:
• Convey the quality and range of materials found in the current block context or seen historically in the
Character Area.
• Convey pedestrian scale.
• Enhance visual interest through texture, application, and/or dimension.
• Be non-reflective. Shiny or glossy materials are not appropriate as a primary material.
• Have proven durability and weathering characteristics within Aspen’s climate.
• A material with an integral color shall be a neutral color. Some variation is allowed for secondary
materials.
1.24 Introducing a new material, material application, or material finish to the existing streetscape may
be approved by HPC or P&Z if the following criteria are met:
• Innovative building design.
• Creative material application that positively contributes to the streetscape.
• Environmentally sustainable building practice.
• Proven durability.
Commercial Design Standards/Guidelines: General - Lighting, Serice and Mechancial Areas MET NOT MET
1.26 The design of light fixtures should be appropriate to the form, materials, scale, and style of the
building.
1.27 Trash and recycle service areas shall be co-located along an alleyway where one exists, and
screened from view with a fence of door.
1.28 Design trash and recycle areas thoughtfully and within the style of the building, with the goal of
enhancing pedestrian and commercial uses along alleys.
1.29 Delivery areas shall be located along an alleyway where one exists.
1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building
and/or co-located on the roof.
1.31 Minimize the visual impacts of utility connections and service boxes.CONDITION
1.32 Transformer location and size are dictated by City and utility company standards and codes.
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
CONDITION
MET
MET
CONDITION
MET 140
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Relevant Commercial Design Guidelines:
1.1 All projects shall provide a context study.
• The study should include the relationship to adjacent structures and streets through photographs,
streetscape elevations, historic maps, etc.
1.2 All projects shall respond to the traditional street grid.
• A building shall be oriented parallel to the street unless uncharacteristic of the area. Refer to specific
chapters for more information.
• Buildings on corners shall be parallel to both streets.
1.3 Landscape elements (both hardscape and softscape) should complement the surrounding
context, support the street scene, and enhance the architecture of the building.
• This applies to landscape located both on-site and in the public right-of-way.
• High quality and durable materials should be used.
• Early in the design process, consider stormwater best management practices as an integral part of the
landscape design process.
1.4 Where there is open space on a site, reinforce the traditional transition from public space, to
semi-public space to private space.
Commercial Design Standards/Guidelines: Main Street Historic District - Building
Placement MET NOT MET
3.1 Orient a new building or addition to the street.NOT MET
3.2 Design a new structure to be recognized as a product of its time.NOT MET
3.3 The imitation of older historic styles blurs the distinction between old and new buildings and is
discouraged.
Commercial Design Standards/Guidelines: Main Street Historic District - Building
Proporiton, Scale, Height and Width MET NOT MET
3.4 Construct a new building to appear similar in scale and proportion with the historic buildings in the
district.NOT MET
3.5 Roof forms should be in character with surrounding historic buildings.
3.6 Design a front elevation to be similar in scale to historic buildings in the district.
3.8 Design an addition to be to be compatible in size and scale with the main building.
3.9 When planning an addition to the building in a historic district, preserve historic alignments on the
street.
Commercial Design Standards/Guidelines: Main Street Historic District - Details & Materials MET NOT MET
3.10 Use building components that are similar in size and shape to those of the Victorian-era residences
seen traditionally on Main Street.
3.11 Architectural details should reinforce the historic context of the block.
3.12 Primary materials should be wood or brick.
3.13 Secondary materials should relate to the historic context.MET
3.14 Use roofing materials that are similar in appearance to those seen historically.
MET
MET
MET
MET
CONDITION
CONDITION
MET
MET
CONDITION
MET
MET
141
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• This may be achieved through a fence, a defined walkway, a front porch element, covered walkway, or
landscape.
1.6 When a building facade is set back, define the property line. Review the context of the block
when selecting an appropriate technique. Examples include:
• A fence which is low in height and mostly transparent so as to maintain openness along the street.
• Landscaping, though it may not block views of the architecture or a Pedestrian Amenity space.
Hedgerows over 42 inches are prohibited.
• Benches or other street furniture.
1.7 Develop alley facades to create visual interest.
• Use varied building setbacks and/or changes in material to reduce perceived scale.
1.9 Minimize the visual impacts of parking.
• All on-site parking shall be accessed off an alley where one is available.
• Break up the massing of the alley facade, especially when garage doors are present.
• Consider the potential for future retail use accessed from alleys and the desire to create a safe and
attractive environment for cars and people.
• If no alley access exists, access should be from the shortest block length.
• Screen surface parking and avoid locating it at the front of a building. Landscaping and fences are
recommended.
• Consider a paving material change to define surface parking areas and to create visual interest.
• Design any street-facing entry to underground parking to reduce visibility. Use high quality materials for
doors and ramps and integrate the parking area into the architecture.
1.10 A new building should appear similar in scale and proportion with buildings on the block.
1.11 A minimum building height difference of 2 feet from immediately adjacent buildings is
required.
• The height difference shall be a minimum of 15 feet wide.
• The height difference should reflect the range and variation in building height in the block.
• This may be achieved through the use of a cornice, parapet or other architectural articulation.
1.12 On lots larger than 6,000 square feet, break up building mass into smaller modules.
• A street level front setback to accommodate Pedestrian Amenity in accordance with the Pedestrian
Amenity Guidelines may be an appropriate method to break up building mass.
• Building setbacks, height variation, changes of material, and architectural details may be appropriate
techniques to vertically divide a building into modules.
1.13 Development adjacent to a historic landmark should respond to the historic resource.
• A new building should not obscure historic features of the landmark.
• A new large building should avoid negative impacts on historic resources by stepping down in scale
toward a smaller landmark.
• Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration.
• When choosing to relate to building form, use forms that are similar to the historic resource. 142
Page 22 of 26
• When choosing to relate to materials, use materials that appear similar in scale and finish to those used
historically on the site, and use building materials that contribute to a traditional sense of pedestrian scale.
• When choosing to relate to fenestration, use windows and doors that are similar in size, shape, and
proportion to those of the historic resource.
1.18 The roofscape should be designed with the same attention as the elevations of the building.
• Consolidate mechanical equipment, including solar panels, and screen from view.
• Locate mechanical equipment toward the alley, or rear of a building if there is no alley access.
• Use varied roof forms or parapet heights to break up the roof plane mass and add visual interest.
1.19 Use materials that complement the design of the building facade.
• Minimize the visual impact of elevator shafts and stairway corridors through material selection and
placement of elements.
• Provide drawings that identify the palette of materials, specifications for the materials, and location on
the proposed building as part of the application.
• Physical material samples shall be presented to the review body. An onsite mock-up prior to installation
may be required.
1.22 Complete and accurate identification of materials is required.
• Provide drawings that identify the palette of materials, specifications for the materials, and
location on the proposed building as part of the application.
• Physical material samples shall be presented to the review body. An onsite mock-up prior to
installation may be required.
1.23 Building materials shall have these features:
• Convey the quality and range of materials found in the current block context or seen historically in the
Character Area.
• Convey pedestrian scale.
• Enhance visual interest through texture, application, and/or dimension.
• Be non-reflective. Shiny or glossy materials are not appropriate as a primary material.
• Have proven durability and weathering characteristics within Aspen’s climate.
• A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials.
1.24 Introducing a new material, material application, or material finish to the existing streetscape
may be approved by HPC or P&Z if the following criteria are met:
• Innovative building design.
• Creative material application that positively contributes to the streetscape.
• Environmentally sustainable building practice.
• Proven durability.
1.26 The design of light fixtures should be appropriate to the form, materials, scale, and style of
the building.
143
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1.27 Trash and recycle service areas shall be co-located along an alleyway where one exists, and
screened from view with a fence or door.
• Screening fences shall be 6 feet high from grade (unless prohibited by the Land Use Code), shall be of
sound construction, and shall be no less than 90% opaque, unless otherwise varied based on a
recommendation from the Environmental Health Department.
1.28 Design trash and recycle areas thoughtfully and within the style of the building, with the goal
of enhancing pedestrian and commercial uses along alleys.
1.29 Delivery areas shall be located along an alleyway where one exists.
• Shared facilities are highly encouraged.
1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building
and/or co-located on the roof.
• Screen rooftop mechanical equipment and venting with a low fence or recess behind a parapet wall to
minimize visual impacts.
1.31 Minimize the visual impacts of utility connections and service boxes.
• Group and discreetly locate these features.
• Use screening and materials that compliment the architecture.
1.32 Transformer location and size are dictated by City and utility company standards and codes.
• Place a transformer on an alley where possible.
• Provide screening for any non-alley location.
3.1 Orient a new building or addition to the street.
• All buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern.
• Generally, do not set a structure forward of any historic resources within the block. Alignment of front
setbacks is preferred. An exception may be made on a corner lot.
3.2 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project should relate
strongly to the historic district in at least two of these elements. Departing from one of these categories
allows for creativity and a contemporary design response.
o When choosing to relate to building form, use forms that are similar to the historic district.
o When choosing to relate to materials, use materials that appear similar in scale and finish to those
used historically in the district and use building materials that contribute to a traditional sense
of human scale.
o When choosing to relate to fenestration, use windows and doors that are similar in size and shape
to those in the historic district.
3.3 The imitation of older historic styles blurs the distinction between old and new buildings and
is discouraged.
• Overall, details should be modest in character. 144
Page 24 of 26
3.4 Construct a new building to appear similar in scale and proportion with the historic buildings
in the district.
• Subdivide larger masses into smaller modules that are similar in size to the historic buildings in the historic
district.
• Reflect the heights and proportions that characterize the historic district.
• Use secondary structures to break up mass of buildings. These are most appropriately located along
alleyways.
3.5 Roof forms should be in character with surrounding historic buildings.
• Roof forms should be simple.
• If applicable, gable ends should be oriented toward the street.
• Carefully consider roof eaves, orientation of ridgelines, roof pitch, dormers, and other features as a way
to either create compatibility or differentiate a new building or addition.
3.6 Design a front elevation to be similar in scale to historic buildings in the district.
• The primary plane of the front elevation should not appear taller than historic structures.
3.7 Clearly define the primary entrance to a new building with a front porch or similar feature.
• The front porch should be functional, and used as the means of access to the front door.
• A new porch should be similar in size and shape to those seen traditionally.
3.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower, or similar in height to the existing building, is preferred.
3.9 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 should not be placed in a location where these relationships would be altered or obscured.
• Detach building mass along alleyways, similar to the pattern of traditional shed development.
3.10 Use building components that are similar in size and shape to those of the Victorian-era
residences seen traditionally on Main Street.
• These include windows, doors, and porches.
• Overall, details should be modest in character.
3.11 Architectural details should reinforce the historic context of the block.
• Consider how detailing can be used to create relationships between new and old buildings while still
allowing for current architectural expression.
• Consider scale, location, and purpose of historic detailing to inform new designs.
• It is inappropriate to imitate historic details.
3.12 Primary materials should be wood or brick.
145
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• Alternate primary materials may be considered on a case-by-case basis depending on the historic
context of the block.
3.13 Secondary materials should relate to the historic context.
• More variety is acceptable for secondary materials if a relationship to the historic palette can be
demonstrated.
• Stone should be limited to the foundation.
3.14 Use roofing materials that are similar in appearance to those seen historically.
Staff Findings: The applicable sections of the commercial design guidelines are as follows: General
(site planning and streetscape, alleyways, parking, building mass, height, scale, roofscape, materials and
details, lighting, service and mechanical areas) and Main Street Historic District (building placement,
details and materials).
Staff finds Design Guideline 1.10 regarding building scale and proportion is not met. The scale and
proportions of the proposed detached structure is out of character when it comes to proportion. The
lack of distance between the two structures makes it visually confusing and incompatible. The historic
resource has a very particular rhythm of features and proportions that is not continued in the new
structure. As a new building that is separate from the historic resource, the continuation of this pattern
is not required, but the new building appears connected. Staff recommends restudy.
Design Guideline 1.13 refers to design compatibility of development adjacent to a historic landmark.
The proposed detached structure does not significantly obscure views of the historic resource and
maintains reasonable scale, but the new building only relates to materials and misses the mark on form
and fenestration as it relates to the historic resource. Staff recommends the applicant restudy
fenestration on the new building to achieve design compatibility.
Design Guideline 1.19 refers to building façade and visual impact. This guideline specifically talks about
minimizing the visual impact of elevator shafts and stairway corridors using material selection and
placement. The proposed design places all the building circulation for the new building to the edges of
the building. The vertical circulation is placed at either ends of the building that visually wrap around
the rear corners of the historic resource. Staff recommends additional study of these features to
minimize visual impact as perceived from Main Street.
Design Guideline 3.2 address development in the Main Street Historic District. This design guideline
recognizes new structures to be a product of its own time while reflecting similar forms, materials and
fenestration found in the district. Staff finds the applicant has proposed materials that appear similar in
scale and application but recommends restudy of the fenestration to relate to the historic district.
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Design Guideline 3.4 speaks to the appearance of a new building having similar scale and proportions
related to the inventory of historic buildings in the district. The breaking up of mass and scale is
important to preserving the historic character of Main Street. The proposed new building has irregular
divisions and articulation on all levels, but the building does not read as a separate building from the
historic resource due to its proximity. Staff recommends restudy.
In summary, staff recommends continuation to restudy of the proposed new detached addition to
achieve design compatibility as it relates to materials and fenestration. The proposed proportions on
the new building do not relate to the historic resource because the two structures read as one structure.
Staff recommends widening the distance between new and old and restudying circulation.
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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:
This historic property along Main Street has a strong visual presence and there are large cottonwood
trees located towards the front of the lot. The proposed design maintains the historic location and visible
green space as seen from Main Street while concentrating the new development towards the rear of
the lot. With parking accessed from the alley, the applicant is requesting a 3’ rear yard setback reduction
for the new addition. Since this proposal triggers relocation, the applicant also requests a front yard
setback reduction to memorialize the original location of the entry steps that currently sit in the front
yard setback. Lastly, the applicant requests a dimensional variation for the minimum distance required
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.NOT MET
MET
Review Criteria for 611 W. Main Street
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 and the distance required between detached structures. The applicant is requesting Setback
Variations for the detached addition and a dimensional variation for the distance between the new construction and the historic resource.
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.
148
Page 2 of 2
between detached structures on a single lot. The Mixed-Use (MU) zone district requires a 10’ distance
between structures and the applicant is requesting a 5’ reduction.
Regarding the rear and front yard setback variation request, staff finds both requests meet the criteria
by mitigating adverse impacts to the historic resource; however, staff finds the request to reduce the
distance between the historic resource and the new detached addition does not meet the criteria as
designed. Detached additions are encouraged on historic properties to minimize both visual and
physical/material impact to the historic resource. In this case, the undulating floor plan of the new
addition ultimately hovers over the historic resource resulting in no visual distance between the historic
resource and the addition. A detached addition must provide adequate distance in order to mitigate
adverse impacts to the historic resource.
Staff supports the request for front and rear yard setback variations pertaining to the exiting entry steps
and the addition to the rear, but staff does not support the request to reduce the distance between
detached structures as required by underlying zoning and recommends restudy.
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Exhibit A.3
Relocation Criteria
Staff Findings
26.415.090.C: Relocation:
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.
26.415.090.C - Relocation. Relocation for a building, structure or object will be approved if it is
determined that it meets any one of the following standards:MET NOT MET DOES NOT
APPLY
1. It is considered a noncontributing element of a historic district and its relocation will not affect the
character of the historic district; or N/A
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 .N/A
3. The owner has obtained a certificate of economic hardship; or N/A
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:MET NOT MET DOES NOT
APPLY
1. It has been determined that the building, structure or object is capable of withstanding the physical
impacts of relocation;CONDITION
2. An appropriate receiving site has been identified; and N/A
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.CONDITION
MET
Review Criteria for 611 W. Main Street
The applicant is requesting temporary relocation of the
historic resource to excavate and construct a new basement.
Summary of Review Criteria for Relocation Request
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Page 2 of 2
Staff Finding:
According to the historic Sanborn Maps, the historic house is in its original location. The applicant plans
to excavate a full basement underneath the historic home which requires the resource to be temporarily
relocated. The historic resource will be placed on a new foundation back in its original location on the
lot. Relocation must comply with Design Guidelines 9.1 by providing the appropriate structural
assessment and financial assurances. The temporary relocation will not create any visible impacts or
changes to the historic district, and the applicant must maintain historic grade conditions. New
foundation details shall appear similar in design and materials to historic conditions to meet Design
Guideline 9.5.
Staff finds all the relevant review criteria for relocation are met with this proposal.
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Exhibit A.4
Growth Management Review Criteria
Staff Findings
26.470.080, General Review Standards
All development applications for growth management review shall comply with the following standards:MET NOT MET
DOES
NOT
APPLY
Sufficient Allotments. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to
Subsection 26.470.040(b). Applications for multi-year development allotment, pursuant to Paragraph 26.470.110(a) shall be required to meet this
standard for the growth management years from which the allotments are requested.
MET
Development Conformance. The proposed development conforms to the requirements and limitations of this Title, of the zone district or a site
specific development plan, any adopted regulatory master plan, as well as any previous approvals, including the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the Planned Development - Project Review approval, as applicable.
MET NOT MET
Public Infrastructure and Facilities. The proposed development shall upgrade public infrastructure and facilities necessary to serve the project.
Improvements shall be at the sole costs of the developer. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy
and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services.
MET
Affordable Housing Mitigation.
(1) For commercial development, sixty-five percent (65%) of the employees generated by the additional commercial net leasable space, according to
Section 26.470.050(b), Employee generation rates, shall be mitigated through the provision of affordable housing.
(2) For lodge development, sixty-five percent (65%) of the employees generated by the additional lodge pillows, according to Section 26.470.050(b),
Employee generation rates, shall be mitigated through the provision of affordable housing. For the redevelopment or expansion of existing lodge uses,
see section 26.470.100(h).
(3) For the redevelopment of existing commercial net leasable space that did not previously mitigate (see Section 26.470.070(e)), the mitigation
requirements for affordable housing shall be phased at fifteen percent (15%) beginning in 2017, and by three percent (3%) each year thereafter until
sixty-five percent (65%) is reached.
N/A
Unless otherwise exempted in this Chapter, when a change in use between development categories is proposed, the employee mitigation shall be
based on the use the development is converting to. For instance, if a commercial space is being converted to lodge units, the mitigation shall be based
on the requirements for lodge space.
N/A
For free-market residential development, affordable housing net livable area shall be provided in an amount equal to at least thirty percent (30%) of the
additional free-market residential net livable area.
N/A
For essential public facility development, mitigation shall be determined based on Section 26.470.110(d).N/A
Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including
residential occupied (RO).MET
Review Criteria for 611 W. Main Street
The HPC may approve, approve with conditions or deny and application for Growth Management Review based on the review criteria applicable to the specific type
of development.
For all affordable housing units that are being provided as mitigation pursuant to this Chapter or for the creation of a Certificate of Affordable Housing
Credit pursuant to Chapter 26.540, or for any other reason:
a.The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority, as amended.
b.Required affordable housing may be provided through a mix of methods outlined in this Chapter, including newly built units, buy down units,
certificates of affordable housing credit, or cash-in-lieu.
c.Affordable housing that is in the form of newly built units or buy-down units shall be located on the same parcel as the proposed development or
located off-site within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Section
26.470.110(b). When off-site units within City limits are proposed, all requisite approvals shall be obtained prior to approval of the growth management
application.
d.Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit, pursuant to Chapter 26.540, shall be extinguished pursuant to
Section 26.540.120, Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section 26.470.050(f), Employee/Square Footage
Conversion.
e.If the total mitigation requirement for a project is less than .25 FTEs, a cash-in-lieu payment may be made by right. If the total mitigation requirement
for a project is .25 or more FTEs, a cash-in-lieu payment shall require City Council approval, pursuant to Section 26.470.110(c).
f.Affordable housing units shall be approved pursuant to Paragraph 26.470.100(d), Affordable housing, and be restricted to a Category 4 rate as
defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category
designation.
g.Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above
natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430.
MET
152
Page 2 of 2
Staff Findings:
This application requests 9 affordable housing allotments. According to Land Use Code Section
26.470.030.D, no annual limit applies to affordable housing. The property is in the Mixed Use (MU) zone
district; a neighborhood of a mix of commercial, residential and mixed-use buildings. The proposed
affordable housing units are consistent with the residential uses in the west ern area of Main Street. The
applicant will work with APCHA to deed restrict each unit at the category deemed appropriate by the
applicant.
Regarding the availability of adequate infrastructure for the project, t his application was referred to the
Utilities Department for Review. An existing transformer straddles the east property line. Additional
public infrastructure may be necessary to serve the development. Utilities is confident that the site can
accommodate any needed improvements and the applicant has indicated that the site will comply with
all requirements related to utility infrastructure.
Staff finds that the review criteria for Growth Management are met.
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Exhibit A.5
Special Review
Staff Findings
26.430.040.i, Special Review, Affordable housing unit standards
Staff Findings:
The minimum size requirements are not met by seven of the nine units (six in the addition and one in the
historic resource). Additionally, the Land Use Code requires at least fifty percent of the net livable area of
an affordable housing unit to be above grade. Two of the proposed units in the historic resource exceed
this threshold. Overall, Community Development & APCHA staff support this project and acknowledge the
significant community benefit that nine AH units would bring. Although the minimum size requirements
are not met by seven of the units (six in the addition and one in the historic resource), staf f has weighed
the benefits of the additional storage space, exterior balconies and open space that would be provided as
part of this project. Staff finds that these alternative amenities contribute to the general livability of the
development and a variation from the minimum unit size requirement is appropriate.
However, staff recommends a reduction in the number of FTEs awarded to the unit that is 67 percent
below grade (three FTE credits are requested for this unit). The applicant plans to provide more window
well space than the minimum required for Building Code Compliance, nonetheless, the amount of natural
light and views of the surrounding neighborhood will be severely impacted and will detract from the
livability of the unit. Staff recommends reducing the number of credits generated for this unit by 17
percent for a total of 2.49 FTEs. This recommendation is commensurate to the percentage of space that
exceeds the maximum threshold that is permitted below grade. With that condition, staff finds the review
criteria for Special Review are met.
Whenever a Special Review is conducted to reduce the required percentage that the finished floor
level of the unit's net livable area is at or above natural or finished grade, whichever is higher, a
recommendation from the Housing Board shall be obtained and all of the following criteria shall be
met. The criteria below address only the affordable housing units that require a variation from the
standard.
MET NOT MET
DOES
NOT
APPLY
The proposed affordable housing units are designed in a manner that is compatible with the character
of the neighborhood.MET
The proposed amount that the affordable housing units are below natural or finished grade, whichever
is more restrictive, is an appropriate response to unique site constraints, such as topography.MET NOT MET
The proposed affordable housing units are designed in such a manner which exceeds the expectations
of the Aspen Pitkin County Housing Authority Guidelines, and promotes the unit's general livability by
demonstrating compliance with as many of the following conditions as possible:
a.Significant storage, such as additional storage outside a unit.
b.Above average natural light, such as adding more window area than the Building Code requires.
c.Net livable unit sizes exceed minimum requirement.
d.Unit amenities, such as access to outdoor space or private patios.
MET
Review Criteria for 611 W. Main Street
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Exhibit A.6
Certificates of Affordable Housing Review Criteria
Staff Findings
26.540.070, Review Criteria for establishing an affordable housing credit.
Staff Findings:
The minimum size requirements are not met by seven of the nine units (six in the addition and one in the
historic resource). Additionally, the Land Use Code requires at least fifty percent of the net livable area of
an affordable housing unit to be above grade. Two of the proposed units in the historic resour ce exceed
this threshold. Special Review is required to determine if a variation from these dimensional standards is
warranted. It should be noted that the proposed units are not affected by a Development Order and are
not committed to satisfy mitigation requirements for any other development.
Pending approval of Special Review regarding the unit design, staff finds that the criteria for Certificates
of Affordable Housing Credit are met.
An Affordable Housing Credit may be established by the HPC if all of the following
criteria are met. The proposed units do not need to be constructed prior to this
review.
MET NOT MET DOES NOT
APPLY
The proposed affordable housing unit(s) comply with the review standards of
Section 26.470.070.4(a-d).NOT MET
The affordable housing unit(s) are not an obligation of a Development Order and are
not otherwise required by this Title to mitigate the impacts of development.
MET NOT MET
155
Page 1 of 1
Exhibit A.7
Transportation & Parking Management
Staff Findings
26.515.060.C, Transportation & Parking Management
Staff Findings:
Pursuant to the Land Use Code, 60 percent of the parking requirement is required within the MU Zone
District, or 5.4 spaces must be met on site . The remainder may be mitigated via cash-in-lieu or by up to
one TIA measure. Seven on-site parking spaces are proposed for this project, including one van accessible
space. All parking will be accessed through the alleyway at the rear of the property. The remaining two
parking spaces will be mitigated via cash-in-lieu.
Staff finds that this application meets the minimum parking required for the property.
All development and redevelopment projects are required to submit a Mobility Plan, which
shall include and describe a project’s mitigations for TIA and Parking Requirements. The
Engineering, Transportation, and Community Development Department staff shall determine
whether the project conforms to this Chapter requirements using the following standards:MET NOT MET
DOES NOT
APPLY
Project TIA and the resulting mitigation program meets requirements for exempt, minor or
major project categories as outlined in the TIA Guidelines.MET
Project provides full mitigation for the Parking Requirements pursuant to Section 26.515.050.MET NOT MET
The development conforms to the requirements and limitations of the zone district.MET
If existing development is expanded, additional Parking Requirements shall be provided for
that increment of the expansion.N/A
If existing development is redeveloped, on-site parking deficits may not be maintained unless
all parking, or at least 20 spaces are provided as Public Parking.N/A
Review Criteria for 611 W. Main Street
26.515.060.C - Transportation & Parking Management Review Criteria
156
611 West Main Street
Referral Department Responses
May 19, 2020
Engineering (PJ Murray)
TIA
-Application calls for We-Cycle memberships to be given to residents. This measure is not
applicable as We-Cycle memberships are free. Please update the TIA.
R esponse – The TIA has been updated to replace the We -Cycle membership with a membership to
Car -to-Go. Transportation and Engineering have preliminarily approved the updated TIA.
Conceptual Drainage Report
-The report calls out detention requirements for additional impervious areas – this property is in
t he Aspen Mountain drainage basin, so detention is not required, only WQCV treatment. If
runoff doesn’t reach the City’s system detention would be required.
R esponse – This will be addressed prior to final HP design review, after HPC has weighed in on the
site plan.
Conceptual Drainage Plan
-Sheet A1.04 shows pervious pavers in the parking area. Pavers under a covered area do not
provide a stormwater treatment benefit unless impervious area is routed to the subbase. Clarify
design intent in final drainage report submitted at building permit.
R esponse – noted. We will consider permeable pavers for the final HP application that addresses
landscape.
-If final design requires pipes in the ROW, a permanent encroachment will be required. Also,
adequate separation from the Si Johnson ditch would need to be approved.
R esponse - Understood. Will be evaluated at time of permit.
-Some of the BMP options proposed appear to have significant tree impacts. Final location a nd
excavation depths for the BMPs will need to be approved by the Parks Department a nd
minimize tree impacts or pay mitigation fees.
R esponse - Agreed, this will be determined at time of permit.
Exhibit B- DRC Referral Comments & Responses
157
- Drywells are the BMP of last resort, please explore all other solutions before a drywell is chosen,
including green roofs and tree canopy credit.
Response – We will work with engineering prior to final HP design application to coordinate.
- At building permit, show bike parking dimensions comply wit h Association of Pedestrian and
Bicycle Professionals standards.
Response – Noted.
- The existing trash enclosure in the transformer utility easement shall be removed.
Response – A stand alone trash area is proposed by the parking spaces.
- Call out dimensions for the transformer easement. If current easement dimension requirements are
not met, the easement will need to be updated, 3’ to sides and rear and 10’ to front.
Response - The current easement will remain as we have found the transformer will be viable for our
future uses. Dimensions have been added to the proposed site plan.
- Show turning motions into most restrictive parking space along the alley to ensure access is
achievable
Response – The drawing set has been updated. And a study by Sopris engineering has been provided.
- New sidewalk and curb and gutter are required for this project. The curb and gutter shall be
poured with minimal impacts to the existing tree roots. Sidewalk shall be COA floating sidewalk
detail at a minimum unless better alternative is found to protect t he trees.
Response - New sidewalk will need to be further coordinated as it will be placed above the Si Johnson
Ditch.
- Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the current
grate is in the sidewalk.
Response – We will work with Engineering to meet this condition.
- Show the Si Johnson Ditch on the plan set. If only a prescriptive eas ement exists, the easement
shall be formalized for the section that falls on this private property. Easement dimensions are
10’ to either side of the ditch from centerline.
Response – The site plan has been updated. We will discussion the requested easement with
ownership.
Exhibit B- DRC Referral Comments & Responses
158
- The design with minimal impacts to the ditch is preferred. Earth retention systems, structures,
stormwater treatment, etc. will not be permitted in the ditch easement.
Response - Granting an easement for the Si Johnson Ditch is understood but preventing the owner to
utilize this space for other purposes does not seem acceptable, provided of course it does not
compromise or adversely impact the purpose of the easement (conveyance of ditch water,
maintenance, access, etc.) We will continue to discuss this with Engineering as the project progresses.
Parks (David Radeck)
Parks and WELS comments:
1. This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient Landscaping
Standards.
2. A tree permit will be required for all tree removals.
3. Tree protection fencing with signage will be required at the driplines of trees and must be
inspected and approved by the Parks Department.
4. No activity is allowed within the TPZ (Tree Protection Zone). There is also no storage of material
or machinery allowed in these areas.
5. A floating sidewalk design will be required by the Parks Department along Main Street.
6. If curb and gutter will be required, curb will need to be poured back against existing undisturbed
soil – NO framing will be allowed.
7. Specific distances for soil disturbance from trunks of individual trees have been determined by
the City Forester and must be adhered to.
Response – We will continue to work with Parks to comply with these conditions.
Environmental Health (Liz Chapman)
Project as proposed meets code requirements of 120 square feet for trash and recycling.
Response – ok.
Zoning (Sophie Varga)
RE: 611 W. Main Street DRC Zoning Comments
1. The floor area calculations need revising. Please arrange a meeting with me to go over floor area
and net livable calculations prior to the Conceptual HPC hearing. If special review is required to
request a FAR of 1.25:1 this must be done at Conceptual review. An example area that needs
revision: the deck area is under -calculated. A Zoning summary sheet must be included. This has
the net lot calculation, allowable floor area calculation, existing and proposed floor area, as well
as underlying zone district regulations. When approvals are received those are included as well.
Exhibit B- DRC Referral Comments & Responses
159
a. Plan Sheets: Z1.01, Z1.02, Z1.03
b. Code Sections: 26.575.020.D – Measuring Floor Area
i. 26.575.020.D.3 - Attic Space and Crawl Space
ii. 26.575.020.D.4 Decks, Balconies, Loggias, Gazebos, Trellis, Exterior Stairways,
and non-Street-facing porches
iii. 26.575.020.D.5- Front Porches
iv. 26.575.020.D.6 – Patios
v. 26.575.020.D.11 – Sheds, Storage Areas, and similar Accessory Structures
vi. 26.575.020.D.14 – Allocation of Non-Unit Space
Response – We met with Zoning and clarified the calculations. Zoning confirmed that the deck areas are
correctly calculated. DJA has updated the plans as indicated by Zoning
2. Net Livable calculations need revising. The calculations should be split primarily by unit and are
missing areas. An example: the storage areas are not included in the current calculations and
count towards Net Livable.
a. Plan Sheets: Z1.04, Z1.05
b. Code Sections: 26.575.020.I – Measurement of Net Leasable Area and Net Livable Area;
26.575.020.D.14 – Allocation of Non-Unit Space
Response – Zoning confirmed that the net livable is calculated correctly. We have updated the net
livable to include storage spaces. Zoning confirmed that we no do not need to show non-unit space.
3. There are concerns about the height of the proposed addition, particularly on the North side of
the building. With the information provided the North-West corner of this building (where the
elevator tower and the building meet) measures at almost 29’ high; the underlying Zone District
(Mixed Use) has a height maximum of 28’. Please keep this in mind as the design evolves.
a. Plan Sheets: A2.01, A2.02, A2.03
b. Code Sections: 26.575.020.F – Measuring Building Heights; 26.710.180.D – Mixed Use
Zone, Dimensional Requirements.
Response – Height will comply with the zone district limit of 28 feet.
4. One parking unit is required per dwelling unit. Seven spaces are provided as Off-Street Parking
on-site. Please be aware that the two additional parking units must be provided for.
a. Plan Sheets: A1.03, A1.04
b. Code Section: 26.515 – Transportation and Parking Management
Response - We are paying cash in lieu for 2 spaces (Exhibit 5 of application).
5. Please note that requesting to exceed the maximum height of the zone district or reducing the
requirements for the number of parking units would trigger Section 13.14 (Voter authorization
of certain approvals) of the Home Rule Charter for the City of Aspen. These requests would need
to be approved by a majority of all City electors.
Response – noted. The project will comply with the maximum height of the zone district and meets
parking requirements.
Exhibit B- DRC Referral Comments & Responses
160
Parking (Blake Fitch )
No comment – other than acknowledging compliance with LUC – and mitigation for 2 parking spaces
below required.
Response – ok.
Transportation (Lynn Rumbaugh )
I am good with the bike repair shed for on-site servicing.
The WE -cycle program is now free and now longer requires that memberships be paid for. For this reason,
we have been requesting that projects select another alternative. A good option for the location of this
project is to replace their initial plan to purchase memberships in bike sharing and consider car share
program memberships instead. Of course, they can choose something else on the menu that makes sense
for the project.
Response – We have updated the TIA to include the recommended car share program.
Building (Denis Murray )
Resubmission has corrected original concerns with conceptual design. One comment for improvement –
shifting egress door for stair tower on the new structure to face south – would result in less conflict with
adjacent unit in the historic building.
Response – Noted.
Aspen Fire (Parker Lathrop )
Comments not received at this time, although project has fire access from Main Street and Alley in the
rear.
Response – ok.
Utilities (Justin Forman )
Please reach out to City Utilities to ensure that there is adequate transformer capacity.
Response – Ron Christianson confirmed on May 13th that there is adequate capacit y, but the transformer
pad needs to be replaced as part of the 611 W. Main project.
Exhibit B- DRC Referral Comments & Responses
161
Aspen San. District
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Sand separators are required for pa rking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW.
Below grade development may require installation of a pumping system. Above grade
development shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans
will require approval by ACSD where soft and hard landscaping may impact public ROW or
easements to be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop
an estimate for this project once detailed plans have been made available to the district.
Where additional development would produce flows that would exceed the planned reserve
capacity of the existing system (collection system and or treatment system) an additional
proportionate fee will be assessed to eliminate the downstream collection system or treatment
capacity constraint. Additional proportionate fees would be collected over time from all
development in the area of concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The
District would fund t he costs of constructing reserve capacity in the area of concern (only for the
material cost difference for larger line).
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private s anitary sewer system. The glycol storage areas must have
approved containment facilities.
The district will be able to respond with more specific comments and requirements once detailed
building and utility plans are available.
Response – We will continue to work with the SanDistrict as the project moves forward.
Exhibit B- DRC Referral Comments & Responses
162
MEMORANDUM
TO: Ben Anderson, Community Development Department
FROM: Cindy Christensen, Deputy Director
DATE: April 20, 2020
RE: 611 West Main Street
PROJECT/ISSUE: The applicant for 611 West Main Street seeking approval for an affordable
housing project generating affordable housing credits.
PROPOSAL: The applicant proposes a 100% affordable housing rental project with 3 housing
units in the landmark portion of the development, along with a detached 3-story building
proposed along the alley to provide 6 additional deed-restricted housing units. Housing credits
are proposed for the voluntary creation of deed restricted housing with a mix of Category 3 and
Category 4 rental units. The units are broken down as follows:
Seven covered onsite parking spaces, nine storage units, a bike/ski repair room, and a trash
enclosure will be provided along the alley.
Special Review is requested for units 1 and 2 in the landmark portion because more than 50%
of the units are below grade. The six units in the new building along the alley are slightly less
than the minimum size mandated by APCHA, but within the 20% reduction subject to approval
by APCHA. The proposed units all have exterior storage, private outdoor patios and efficient
floor plan layouts.
Exhibit B- DRC Referral Comments & Responses
163
DISCUSSION:
Estimated Housing Credit Values
The applicant is requesting the use of the Certificates of Affordable Housing Credits for the
project. The APCHA mitigation standards based on unit type are as follows:
Unit Type Mitigation Standard
Dormitory 1.00 FTE/Unit
Studio 1.25 FTE/Unit
One-Bedroom 1.75 FTE/Unit
Two-Bedroom 2.25 FTE/Unit
Three-Bedroom 3.00 FTE/Unit
These units would create the following number of FTE’s:
One-bedroom 4 units X 1.75/Unit = 7.00 FTE’s
Two-bedroom 2 units X 2.25/Unit = 4.50 FTE’s
Three-bedroom 2 units X 3.00/Unit = 6.00 FTE’s
Four-bedroom 1 unit X 3.50/Unit = 3.50 FTE’s
TOTAL = 21.00 FTE’s
Under Section 26.540 of the City of Aspen Land Use Code, Certificates of Affordable Housing
Credit, a credit can be established for Category 4 and lower units. APCHA will work with the
Community Development Department to add Category 5 rental units as well.
Request to allow the units as rental
The property is proposed as a rental project. APCHA agrees with the project remaining as rental
in perpetuity because of the need and demand for more affordable rental housing in the
program and within city limits. Should the applicant want to convert the project from rental to
ownership at some unspecified future date, this would necessitate the creation of an HOA and
would require the creation of governing documents, capital reserve studies, and a capital
reserve ‘seed’ fund. APCHA recommends that the owner request formal approval from the City
and APCHA prior to condominiumizing the project particularly given the potential for any
unforeseen issues (e.g. deferred maintenance) which could create a cost burden and
affordability issues for new owners/future buyers of these units.
Based on Part III, Section 5.a.1, new developments can request up to a 20% reduction as stated
below:
Net Minimum Livable Square Footage may be reduced by the city or county based on the specific
criteria identified below, and if the permit applicant sufficiently demonstrates that construction
requires accommodation for physical conditions of the property or in consideration of design for
Exhibit B- DRC Referral Comments & Responses
164
livability, common storage, amenities, location and site design, including but not limited to provisions
for the following:
• Significant storage space located outside the unit;
• Above average natural light, i.e., more windows than required by code;
• Efficient, flexible layout with limited hall and staircase space;
• Availability of site amenities, such as pool or proximity to park or open space;
• Unit location within the development, i.e., above ground location versus ground level or
below ground; and/or
• Possibility that project can achieve higher density of deed-restricted units with a
reduction variance.
Under no circumstances shall a reduction of more than twenty percent (20%) of the square footage
required for the applicable category be permitted.
The six (6) units are within the 20% reduction and meet the criteria stated above.
Growth Management requires that each unit is to be designed that at least 50% of the finished
floor level or more of the unit’s net livable area is at or above natural or finished grade,
whichever is higher. Pursuant to Chapter 26.430, this may be varied through a Special Review.
Two units in the landmark structure are more than 50% below natural grade. One unit is
approximately 53% below grade and the other is approximately 67% below grade. The floor
plans show the bedrooms located below grade with the living area above grade.
RECOMMENDATION: APCHA supports this project; however, would recommend the following:
• Recommend 100% rental project. If the owner chooses to sell the units at a future date,
grant APCHA and/or City of Aspen a ninety-day Right of First Refusal to purchase the units
at the deed-restricted price.
• The unit that is 67% below grade is 17% greater than the maximum 50% allowable;
therefore, the application shall not receive the full 3 FTE credit, but a reduction of 17%,
leaving a credit of 2.49 FTE.
• All 2-, 3- and 4-bedroom units to be designated as Category 3 or 4 rental units. Suggest a
Category 2 for the 1-bedroom units.
• Allow applicant the right to use the Certificates of Affordable Housing Credit program of
no greater than 20.49 FTE’s.
• The units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and
washer/dryer.
• All bedrooms shall contain a closet.
Exhibit B- DRC Referral Comments & Responses
165
• The historic structure will be brought up to the standards stated in Part III, Section 6.B. of
the Aspen/Pitkin Employee Housing Guidelines.
• Minimum occupancy requirements for all units required.
• The deed restriction will be provided by APCHA and must be signed and recorded prior
to Certificate of Occupancy. The document shall include all language pertinent to
maintain the project within the APCHA inventory in perpetuity.
Exhibit B- DRC Referral Comments & Responses
166
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
March 5, 2020
Aspen Historic Preservation Commission
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 611 West Main Street - Conceptual HP and GMQS Application
Dear HPC and Community Development staff,
Please accept our application for Conceptual Major Development and Growth Management for the
landmark located at 611 West Main Street. The subject property is a contributing building within the Main
Street Historic District. It was designated in 1995 (Ordinance 34-1995) and is one of the few Dutch Colonial
Revival style residential buildings within Aspen. The most character defining features of this style is the
gambrel roof.
Figure 1: View of Main Street from 611 West Main Street offering a good perspective of the fence. Dorothy Koch
is believed to be hanging on the fence. Dated circa 1900. Courtesy AHS.
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HPC Conceptual Review/ GMQS Review
Figure 2: The Koch family circa 1898. Courtesy AHS.
Background
The property was constructed in 1886 for Harry G. Koch, owner of Koch lumber yard. Koch also owned
two other homes in the same block as 611 W. Main. It is in its original location and is largely unaltered –
even the historic fence remains (with repairs over the years). A small addition was added to the west
Figure 1: 1890 Sanborn Map Figure 2: 1893 Sanborn Map showing west addition.
168
611 West Main
HPC Conceptual Review/ GMQS Review
elevation between 1890 and 1893 during the period of significance. The addition is considered historic
and is proposed to remain.
Proposal
The landmark is currently used as an office on the ground floor with a free market residence on the upper
level. It is proposed to be converted to a 100% affordable housing project with 3 housing units in the
landmark. The landmark is proposed to be picked up to dig a full basement and placed back in its original
location. A detached 3 story building is proposed along the alley to provide 6 additional deed restricted
housing units. Housing credits are proposed for the voluntary creation of deed restricted affordable
housing. A mix of Category 3 and 4 is proposed. The project is proposed to be all rental units.
units beds lower
level ground 2nd 3rd size (nla) max.
size
max.
reduction delta deck stacked FTEs CAT.
1 landmark 4 707 642 x x 1,348 1200 960 148 y y 3.5 4
2 landmark 3 814 400 x x 1,214 1200 960 14 y y 3 4
3 landmark 3 x 374 926 x 1,300 1200 960 100 y y 3 4
4 1 x x 636 x 636 700 560 -64 y n 1.75 3
5 1 x x 636 x 636 700 560 -64 y n 2.25 3
6 2 x x 794 x 794 900 720 -106 y n 2.25 4
7 1 x x x 636 636 700 560 -64 y n 1.75 3
8 1 x x x 636 636 700 560 -64 y n 1.75 3
9 2 x x x 795 795 900 720 -105 y n 1.75 4
TOTAL 18 1521 1416 2992 2067 7,995 21
The proposed overall floor area is 8,498 sf which is below the maximum of up to 11,250 sf for affordable
housing projects at 1.25:1 through Special Review. The historic landmark has about 2,495 sf of “historic”
square footage on the first and second floors (not including the basement level), and the new detached
three story building is proposed to have 4,442 sf of above grade living space and a total of 5,866 sf of floor
area counting all living, circulation, storage units, trash, bike/ski room.
Seven covered onsite parking spaces, nine storage units, a bike/ski repair room, and a trash enclosure that
meets City size requirements are provided along the alley. The project proposes to use the existing
transformer that sits partially on the property.
Only three of the units are stacked – all of which are located in the historic building. Special Review is
requested for units 1 and 2 in the landmark because more than 50% of the units are below grade. The 6
units in the new building along the alley are slightly less than the minimum size mandated by APCHA but
they are all well within the permissible 20% reduction that is subject to approval by the APCHA Board. All
of the units have exterior storage, private outdoor patios and efficient floor plan layouts.
169
611 West Main
HPC Conceptual Review/ GMQS Review
We look forward to walking HPC through the design process and to answer any questions. Please contact
me if you would like more information to complete your review. sara@bendonadams.com or 970-925-
2855.
Kind Regards,
Sara Adams, AICP
Principal
BendonAdams, LLC
Attachments:
1 - Conceptual HP Design Guidelines.
2 – Relocation to dig a basement under landmark.
3 – Growth Management and Establishment of Affordable Housing Credits.
4 – Setback variance for distance between buildings.
5 – Parking and Transportation.
6 – Special Review for Affordable Housing Units.
7 – Vicinity map.
8 - Land Use application.
9 - Signed fee agreement.
10 - Pre -application summary.
11 - Proof of ownership.
12 – Authorization to represent.
13 – HOA form.
14 - List of owners within 300’.
15 – Stamped survey
16 – Renderings.
17 – Materials
18 – Drainage letter.
19 - Drawing set.
170
Exhibit 1
Conceptual Design Review (2.28.2020)
611 West Main St.
Exhibit 1
Conceptual Design Review
26.415.070. Development involving designated historic property or property within a historic
district. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired,
relocated or improved involving a designated historic property or a property located within a Historic
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. An application
for a building permit cannot be submitted without a development order.
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
(1) The Community Development Director shall review the application materials submitted for
conceptual or final development plan approval. If they are determined to be complete, the
applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled.
Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
(2) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections. This report
will be transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
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 – The proposed landmark remains in its original location. The proposed new building is
significantly setback on the site and faces Main Street. The large character defining side and front yards
around the historic building are maintained in the proposal.
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.
171
Exhibit 1
Conceptual Design Review (2.28.2020)
611 West Main St.
• 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 – No changes are proposed in the right of way unless required by Engineering and Parks
Departments. The sidewalk in front of this property, running along Main Street, is not the typical
concrete sidewalk and is expected to remain unless otherwise directed by Engineering and Parks
Departments.
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.
Response – n/a.
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 – All vehicular access is proposed 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 existing fence and direct walkway from sidewalk into the historic building is proposed
to remain. Access to the rear building is proposed from the alley.
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.
172
Exhibit 1
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611 West Main St.
Response – A simple walkway perpendicular from the street to the front porch is proposed to remain.
The width of the walkway is about 4 feet from Main Street to the front entry.
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 – Ample open space is proposed around the historic building as shown on the site plan. The front
and side yards are preserved around the landmark to support 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.
Response – Storm water design is considered as part of the new site as is positive drainage away from
the landmark. There is a large amount of permeable undeveloped open space proposed around the
landmark.
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 – An outdoor area with grill and seating is proposed in the east sideyard behind the landmark.
This area will be more developed for review as part of the Final Design application.
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.
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• 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.
Response – Only a few trees are proposed to be removed, as noted on the site plan and coordinated with
the Parks Department.
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
overtextured 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 – Simple landscaping is proposed around the historic structures and will be more developed for
Final Review. Existing trees on the site are preserved where possible.
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 – Low plants and ground cover, and some low shurbs will be used around the landmark to not
obscure historic characteristics and to avoid accelerating deterioration of historic material.
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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 at 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 proposed to remain and be repaired as needed.
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 – n/a.
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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 – n/a.
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.
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 site is not proposed to be regraded. The historic relationship of the building to grade is
proposed to be restored based on historic photographs of the building on Main Street.
1.24 Preserve historically significant landscapes with few or no alterations.
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• 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 – No changes are proposed in the right of way along Main Street, which has a significant
pattern of cottonwood trees lining the street.
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 – Existing setbacks are maintained – the location of the landmark is not proposed to change.
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.
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 – Existing trees are preserved and protected in this proposal where possible.
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.
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• 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.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
Response – Original material with integrity will be restored or repaired. Any replacement materials will
match the original as described in Guideline 2.3. Original building materials will not be covered. The
preservation plan will be further refined for Final Design review.
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.
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• 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.
• 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-
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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 – Original windows will be repaired and refinished as needed and determined in the field.
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.
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.
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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 primary door openings will be preserved on the street facing and side facades. Two
of the three housing units located in the historic building use existing doors. Relocating an existing door
is proposed to access the rear unit within the landmark. The door is located on the rear façade and is
not visible from the street.
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.
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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 prominent wrap around porch is a character defining feature of this property and is
proposed to remain and to be preserved/repaired as needed. Handrails are not proposed at this time as
they would interrupt the reading of this significant architectural feature. An accessible ramp is proposed
to the east of the historic porch. Railings are proposed to be simple and minimal to not distract from the
historic porch.
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.
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.
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• 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.
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.
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• 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.
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.
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 roof is proposed to be replaced as required with similar cedar shake material that is fire
rated and is a natural color, similar to the original.
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Figure 1: Photograph of building dated 1992.
Secondary Historic Addition
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.
8.3 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.
8.4 When adding on to a secondary structure, distinguish the addition as new construction and
minimize removal of historic fabric.
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New Building
• 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.
8.5 Preserve the original building materials, or match in kind when necessary.
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.
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.
10.1 Preserve an older addition that has achieved historic significance in its own right.
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 – The secondary historic addition first appears on the 1893 Sanborn Map and is considered to
be part of the period of significance of the property, and is proposed to be preserved.
Building Placement
11.1 Orient the new building to the street.
• AspenVictorian buildings should be arranged parallel to the lot lines, maintaining the
traditional grid pattern.
• AspenModern alignments shall be handled case by case.
• Generally, do not set the new structure forward of the historic resource. Alignment of their
front setbacks is preferred. An exception may be made on a corner lot or where a recessed
siting for the new structure is a better preservation outcome.
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Response – The new building is located behind the landmark and along the alley. It is parallel to the
lots lines which is consistent with the traditional grid pattern. Setback variances are not requested for
the new building in order to maintain the development pattern along Main Street.
Mass and Scale
11.2 In a residential context, clearly define the primary entrance to a new building by using a front
porch.
• The front porch shall be functional, and used as the means of access to the front door.
• A new porch must be similar in size and shape to those seen traditionally.
Response – Wrap around decks are proposed for both the second and third levels of the new building
as a reference to the prominent character-defining porch on the landmark.
Figure 2: Rendering of northwest corner of project.
11.3 Construct a new building to appear similar in scale and proportion with the historic buildings
on a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic
buildings on the original site.
• Reflect the heights an proportions that characterize the historic resource.
Response – The new building is broken up into horizontal modules similar to the landmark which has a
strong base and prominent gambrel roof form. The new building is divided into horizontal modules
through materials, plane changes, overhangs, and architectural details. Small plate heights are
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proposed to relate to the landmark and to keep the height below the required 28 ft. in the Main Street
Historic District.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
Response – The front elevation is taller than the historic building. There is a grade change between the
alley and Main Street that results in the addition sitting taller than the landmark, while both structures
are the same height – 27’9”. The design team has tried to minimize height while maximizing the number
of housing units and meeting parking requirements onsite. HPC is asked to balance affordable housing
units and historic preservation in this application. Both community goals are important and it is
challenging to meet all design guidelines while providing much needed housing units walking distance
to downtown.
Figures 3 & 4: Side elevations of proposed project showing height comparison.
188
Exhibit 1
Conceptual Design Review (2.28.2020)
611 West Main St.
11.5 The intent of the historic landmark lot split is to remove most of the development potential
from the historic resource and place it in the new structure.
• This should be kept in mind when determining how floor area will be allocated between
structures proposed as part of a lot split.
Response – A historic lot split is not proposed on this property; however, a new detached building is
proposed that removes almost all development pressure from the landmark into the new construction.
No additions are proposed to the landmark, only a few lightwells and an accessible ramp are proposed
as required by Building Code.
11.6 Design a new structure to be recognized as a product of its own time.
• Consider these three aspects of a new building; form, materials, and fenestration. A project
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.
• When choosing to relate to building form, use forms that are similar to the historic resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish to
those used historically on the site and use building materials that contribute to a traditional
sense of human scale.
• When choosing to relate to fenestration, use windows and doors that are similar in size and
shape to those of the historic resource.
Response – The new building relates to building form and material application. Windows are
rectangular but oriented horizontally to reiterate the horizontal lines of the new building. The building
form is broken into three horizontal bands – the top band is proposed to be perforated metal that relates
to the gambrel shingle roof dimensions, the middle band is proposed to be horizontal metal that relates
to the horizontal clapboard siding on the main level of the landmark. The lower level of the new building
is an open carport that is not easily visible from Main Street.
11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
Response – The new building is clearly a product of its own time while simultaneously supporting and
highlighting the historic landmark. Details are subtle in nature and materials are durable to limit capital
expenses for the residents.
189
Exhibit 2
Relocation
611 West Main St.
Exhibit 2
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 historic landmark is proposed to be stabilized and temporarily moved to dig a basement
and to replace the foundation. It will be placed back in its original location after the basement is
completed. The structure is capable of being picked up, and the new foundation will provide structural
stability ensuring the future of the landmark.
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.
190
Exhibit 2
Relocation
611 West Main St.
Response –In order to keep construction impacts minimized, protect the large cottonwood trees and
limit disturbance on Main Street, Bill Bailey proposes to shift the building to the rear of the lot to
excavate the basement. We have met with Parks onsite to discuss tree protection.
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 – Only a temporary relocation is proposed to excavate a full basement.
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 – The structure will be in its original location.
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 – The structure will maintain the same relationship to grade as existing. Grade will be
documented prior to relocation to ensure an accurate final grade.
191
Exhibit 2
Relocation
611 West Main St.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• 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 new foundation will match the existing stone apron.
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 – Lightwells are minimized to the greatest extend possible while still provided natural light to
below grade bedrooms. The lightwells are not located in a setback, so the size can be amended.
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 – A letter from a housemover will be provided prior to the HPC hearing.
192
Exhibit 2
Relocation
611 West Main 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.
193
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
Exhibit 3
Growth Management
Establishment of Housing Credits
Growth Management
26.470.050.B General Requirements: All development applications for growth management review
shall comply with the following standards. The reviewing body shall approve, approve with conditions
or deny and application for growth management review based on the following generally applicable
criteria and the review criteria applicable to the specific type of development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year allotments, pursuant
to Paragraph 26.470.090.1 shall not be required to meet this standard.
Response - This application requests 9 affordable housing allotments. According to Land Use Code Section
26.470.030.D, no annual limit applies to affordable housing.
2. The proposed development is compatible with land uses in the surrounding area, as well as
with any applicable adopted regulatory master plan.
Response - The neighborhood is a mix of commercial, residential and mixed use buildings. The proposed
affordable housing units are consistent with the residential uses in the western section of Main Street.
3. The development conforms to the requirements and limitations of the zone district.
Response - The development conforms to the Mixed Use Zone District.
4. The proposed development is consistent with the Conceptual Historic Preservation Commission
approval, the Conceptual Commercial Design Review approval and the Planned Development – Project
Review approval, as applicable.
Response - Conceptual HPC review is requested as part of this application.
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by
the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee
generation rates, are mitigated through the provision of affordable housing. The employee generation
mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at Category
4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant
may choose to provide mitigation units at a lower category designation. If an applicant chooses to use
a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate
shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the
Certificate.
Response - Not applicable.
194
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
6. Affordable housing net livable area, for which the finished floor level is at or above natural or
finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%)
of the additional free-market residential net livable area, for which the finished floor level is at or above
natural or finished grade, whichever is higher.
Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be
restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as
amended. An applicant may choose to provide mitigation units at a lower category designation.
Affordable housing units that are being provided absent a requirement ("voluntary units") may be
deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to
use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate
shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the
Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion.
Response - Not applicable.
7. The project represents minimal additional demand on public infrastructure, or such additional
demand is mitigated through improvement proposed as part of the project. Public infrastructure
includes, but is not limited to, water supply, sewage treatment, energy and communication utilities,
drainage control, fire and police protection, solid waste disposal, parking and road and transit services.
Response - The property is already developed and a transformer straddles the east property line.
Additional public infrastructure will be upgraded as needed by the applicant.
26.470.070.4 Affordable housing. The development of affordable housing deed-restricted in accordance
with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with
conditions or denied by the Planning and Zoning Commission based on the following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A
recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard.
The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of
Directors.
Response - The proposed units comply with the APCHA Guidelines as shown below:
195
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
Table 1: Proposed Affordable Housing Units (net livable area)
units beds lower
level ground 2nd 3rd size
(nla)
max.
size
max.
reduction delta deck stacked FTES CAT.
1 landmark 4 707 642 x x 1,348 1200 960 148 y y 3.5 4
2 landmark 3 814 400 x x 1,214 1200 960 14 y y 3 4
3 landmark 3 x 374 926 x 1,300 1200 960 100 y y 3 4
4 1 x x 636 x 636 700 560 -64 y n 1.75 3
5 1 x x 636 x 636 700 560 -64 y n 2.25 3
6 2 x x 794 x 794 900 720 -106 y n 2.25 4
7 1 x x x 636 636 700 560 -64 y n 1.75 3
8 1 x x x 636 636 700 560 -64 y n 1.75 3
9 2 x x x 795 795 900 720 -105 y n 1.75 4
TOTAL 18 1521 1416 2992 2067 7,99 21
Each unit has assigned storage in the carport, a private outdoor patio, and interior laundry room. A
bike/ski repair room is proposed in the carport and bike racks are located on property. Two of the
stacked units do not meet the criteria for percentage of a unit that is above grade. Please refer to
exhibit 6 for Special Review. The 6 units in the new building are slightly smaller than the mandated
size. Criteria to grant a reduction to the minimum net livable square footage is addressed below.
Permitted Adjustments to Net Minimum Livable Square Footage
The approval of the city or county of Net Minimum Livable square footage of affordable
housing units for construction or conversion must be obtained prior to the issuance of a
building permit. Any adjustment is subject to the approval of the city or county.
1. Permitted Reduction of Square Footage
Net Minimum Livable Square Footage may be reduced by the city or county based on the
specific criteria identified below, and if the permit applicant sufficiently demonstrates that
construction requires accommodation for physical conditions of the property or in
consideration of design for livability, common storage, amenities, location and site design,
including but not limited to provisions for the following:
• Significant storage space located outside the unit;
196
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
Response – Extra storage units are provided for each unit in the carport.
• Above average natural light, i.e. more windows than required by code;
Response – All units have above average natural light.
• Efficient, flexible layout with limited hall and staircase space;
Response – The unit that require a slight reduction in size are all a single story to maximize useable
space and limit halls and stairways.
• Availability of site amenities, such as pool or proximity to park or open space;
Response – The project is located within close walking distance to Paepcke Park, the Yellow Brick
playground and downtown Aspen. Open space is provided onsite in the side yards. The project is
on Main Street near a RFTA bus stop.
• Unit location within the development, i.e. above ground location versus ground level or
below ground; and/or
Response – All units that request a size reduction are located above grade.
• Possibility that project can achieve higher density of deed restricted units with a
reduction variance.
Response – The project is able to achieve a higher density of units with a reduction in unit size.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units
or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits
may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation
requirement is less than one (1) full unit, a fee-in-lieu payment may be accepted by the Planning and
Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the
mitigation requirement is one (1) or more units, a fee-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used
to satisfy mitigation requirements by approval of the Community Development Department Director,
pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be
provided through a mix of these methods.
Response - The proposed deed restricted units are not required for mitigation purposes.
c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more
of the unit's net livable area is at or above natural or finished grade, whichever is higher. This
dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430.
Response – Two units located in the landmark require Special Review to vary the 50% requirement. Please
refer to Exhibit 6.
197
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers
according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to
select the first purchasers, subject to the aforementioned qualifications, with approval from the
Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County
Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable
Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The
proposed units may be rental units, including but not limited to rental units owned by an employer or
nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures
permanent affordability of the units. The City encourages affordable housing units required for lodge
development to be rental units associated with the lodge operation and contributing to the long-term
viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen,
Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this
mandatory "for sale" provision.
Response - The applicant proposes a 100% rental project with the ability to convert to for-sale in the future.
Category designation is a mix of Category 3 and 4. The 1-bedroom units are Category 3 and the 2,3 and 4
bedroom units are Category 4.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation,
but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable
housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540.
Response - The affordable housing units are all voluntary units which are eligible for affordable housing
credits, addressed below.
26.470.070.5 Demolition or redevelopment of multi-family housing. The City's neighborhoods have
traditionally been comprised of a mix of housing types, including those affordable by its working
residents. However, because of Aspen's attractiveness as a resort environment and because of the
physical constraints of the upper Roaring Fork Valley, there is constant pressure for the redevelopment
of dwellings currently providing resident housing for tourist and second-home use. Such
redevelopment results in the displacement of individuals and families who are an integral part of the
Aspen work force. Given the extremely high cost of and demand for market-rate housing, resident
housing opportunities for displaced working residents, which are now minimal, will continue to
decrease.
Preservation of the housing inventory and provision of dispersed housing opportunities in Aspen have
been long-standing planning goals of the community. Achievement of these goals will serve to promote
a socially and economically balanced community, limit the number of individuals who face a long and
sometimes dangerous commute on State Highway 82, reduce the air pollution effects of commuting
and prevent exclusion of working residents from the City's neighborhoods.
The Aspen Area Community Plan established a goal that affordable housing for working residents be
provided by both the public and private sectors. The City and the Aspen/Pitkin County Housing
Authority have provided affordable housing both within and adjacent to the City limits. The private
sector has also provided affordable housing. Nevertheless, as a result of the replacement of resident
housing with second homes and tourist accommodations and the steady increase in the size of the
198
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
workforce required to assure the continued viability of Aspen area businesses and the City's tourist-
based economy, the City has found it necessary, in concert with other regulations, to adopt limitations
on the combining, demolition or conversion of existing multi-family housing in order to minimize the
displacement of working residents, to ensure that the private sector maintains its role in the provision
of resident housing and to prevent a housing shortfall from occurring.
The combining, demolition, conversion or redevelopment of multi-family housing shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on compliance with
the following requirements (see definition of demolition.):
1. Requirements for combining, demolishing, converting or redeveloping free-market multi-family
housing units: Only one (1) of the following two (2) options is required to be met when
combining, demolishing, converting or redeveloping a free-market multi-family residential
property. To ensure the continued vitality of the community and a critical mass of local working
residents, no net loss of density (total number of units) between the existing development and
proposed development shall be allowed.
a. One-hundred-percent replacement. In the event of the demolition of free-market multi-
family housing, the applicant shall have the option to construct replacement housing
consisting of no less than one hundred percent (100%) of the number of units, bedrooms and
net livable area demolished. The replacement units shall be deed-restricted as resident
occupied affordable housing, pursuant to the Guidelines of the Aspen/Pitkin County Housing
Authority. An applicant may choose to provide mitigation units at a lower category
designation. Each replacement unit shall be approved pursuant to Subsection 4, Affordable
housing, of this Section.
When this one-hundred-percent standard is accomplished, the remaining development on
the site may be free-market residential development with no additional affordable housing
mitigation required as long as there is no increase in the number of free-market residential
units on the parcel. Free-market units in excess of the total number originally on the parcel
shall be reviewed pursuant to Paragraph 26.470.070.3, Expansion of free-market residential
units within a multi-family or mixed-use development.
b. Fifty-percent replacement. In the event of the demolition of free-market multi-family housing
and replacement of less than one hundred percent (100%) of the number of previous units,
bedrooms or net livable area as described above, the applicant shall be required to construct
affordable housing consisting of no less than fifty percent (50%) of the number of units,
bedrooms and the net livable area demolished. The replacement units shall be deed-
restricted as Category 4 housing, pursuant to the guidelines of the Aspen/Pitkin County
Housing Authority. An applicant may choose to provide mitigation units at a lower category
designation. Each replacement unit shall be approved pursuant to Paragraph 26.470.070.4,
Affordable housing.
When this fifty-percent standard is accomplished, the remaining development on the site may
be free-market residential development as long as additional affordable housing mitigation is
provided pursuant to Paragraph 26.470.070.3, Expansion of free-market residential units
within a multi-family or mixed-use project, and there is no increase in the number of free-
market residential units on the parcel. Free-market units in excess of the total number
199
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
originally on the parcel shall be reviewed pursuant to Paragraph 26.470.070.7, New free-
market residential units within a multi-family or mixed-use project.
c. One-hundred percent affordable housing replacement. When one-hundred-percent of the
free-market multi-family housing units are demolished and are solely replaced with deed-
restricted affordable housing units on a site that are not required for mitigation purposes,
including any net additional dwelling units, pursuant to Section 26.470.070.4, Affordable
Housing; all of the units in the redevelopment are eligible for a Certificate of Affordable
Housing Credit, pursuant to Section 26.540 Certificate of Affordable Housing Credit. Any
remaining unused free market residential development rights shall be vacated.
Response – The applicant proposes to demolish the 1 free market residential unit and the ground level
commercial space in order to provide 9 deed restricted affordable housing units. Certificates of
Affordable Housing Credit are addressed below.
Change in use
26.470.100.A Change in use. A change in use of an existing property, structure or portions of an existing
structure between the development categories identified in Section 26.470.020 (irrespective of direction),
for which a certificate of occupancy has been issued and which is intended to be reused, shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on the general
requirements outlined in Section 26.470.080. No more than one free market residential unit may be
created through the change in use.
Response – A change in use from mixed use to multi-family residential 100% affordable housing is
proposed. Compliance with part 26.470.080 is provided above and no free market residential units are
proposed.
Certificates of Affordable Housing Credit
The project proposes 9 deed restricted Category 3 and 4 units, which equals 21 credits as calculated in
Table 1 above.
26.540.070 Review criteria for establishing an affordable housing credit. An Affordable Housing Credit
may be established by the Planning and Zoning Commission if all of the following criteria are met. The
proposed units do not need to be constructed prior to this review.
A. The proposed affordable housing unit(s) comply with the review standards of Section 26.470.070.4(a-
d).
Response –These standards are addressed above.
B. The affordable housing unit(s) are not an obligation of a Development Order and are not otherwise
required by this Title to mitigate the impacts of development.
200
Exhibit 3
Growth Management Review + Affordable Housing Credits (2.28.2020)
611 W. Main St.
Response – The proposed units are not affected by a Development Order and are not committed to satisfy
mitigation requirements for any other development.
201
Exhibit 4
Setback Variation (2.28.2020)
611 West Main St.
Exhibit 4
Setback Variances
26.415.110. Benefits.
The City is committed to providing support to property owners to assist their efforts to maintain, preserve
and enhance their historic properties. Recognizing that these properties are valuable community assets
is the basic premise underlying the provision of special procedures and programs for designated historic
properties and districts.
Benefits to encourage good historic preservation practices by the owners of historic properties are an
important aspect of Aspen's historic preservation program. Historic resources are a valuable community
asset and their continued protection is the basic premise supporting the creation of an innovative package
of preservation tools that are unlike any other in the country.
Aspen's preservation benefits are in response to tight historic preservation controls that have been
legislated by the City since 1972. The Community Development Department and Historic Preservation
Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their
property.
Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else
in the world. It is this basic character that has helped make the City both economically vital and cherished
by many.
Only designated properties may be eligible for the following benefits.
C. Variances. Dimensional variations are allowed for projects involving designated properties to
create development that is more consistent with the character of the historic property or district than
what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Response – Setback variations for distance between buildings and rear yards are requested. Reducing the
distance between buildings from the required 10 feet to 5 feet allows a detached building behind the
202
Exhibit 4
Setback Variation (2.28.2020)
611 West Main St.
landmark and mitigates the necessity of altering the exterior of the landmark. Reducing the rear yard
setback from 5 feet to 2 feet, pushes the new building away from the landmark.
The proposed project meets all setback and zoning requirements with the exception of distance between
buildings and the rear yard setback. The variation request avoids altering the historic resource. The
generous side yards are maintained in the proposal and all new development is pushed to the rear of the
property, away from the landmark and from the historic Main Street corridor.
The existing entry steps are in the original location, which sits within the front setback. A variation for the
historic condition is requested.
Figure 1: Front yard variance for historic condition: porch steps in original location. 10 ft. front setback 203
Exhibit 5
Parking/Transportation
611 West Main Street
Exhibit 5
Transportation
Transportation and Parking Management
26.515.060.C. Review Criteria. All development and redevelopment projects are required to submit a
Mobility Plan, which shall include and describe a project’s mitigations for TIA and Parking Requirements.
The Engineering, Transportation, and Community Development Department staff shall determine whether
the project conforms to this Chapter requirements using the following standards:
1. Project TIA and the resulting mitigation program meets requirements for exempt, minor or
major project categories as outlined in the TIA Guidelines.
Response – A completed TIA is attached.
2. Project provides full mitigation for the Parking Requirements pursuant to Section 26.515.050.
Response – The parking requirement is 9 spaces for 9 affordable housing units.
In the Mixed Use Zone District 60% of the parking requirement, or 5.4 spaces, must be met
onsite. The remainder may be through up to 1 TIA measure or cash in lieu. The project is
able to provide 7 parking spaces, including 1 van accessible space, along the alleyway.
The application proposes cash in lieu for the remaining 2 spaces.
3. If existing development is expanded, additional Parking Requirements shall be provided for
that increment of the expansion.
Response – n/a.
4. If existing development is redeveloped, on-site parking deficits may not be maintained unless
all parking, or at least 20 spaces are provided as Public Parking.
Response – n/a.
204
= input= calculation
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Minor
Entering Exiting Total Entering Exiting Total
Commercial (sf)-1672.0 sf -2.62 -1.18 -3.80 -2.77 -4.15 -6.92
Free-Market Housing (Units)-1 Units -0.19 -0.48 -0.67 -0.46 -0.36 -0.82
Affordable Housing (Units)9 Units 3.24 3.51 6.75 4.41 3.60 8.01
Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00
Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00
0.43 1.86 2.28 1.18 -0.91 0.27
Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting
Commercial 2.27 0.69 0.31 4.14 0.4 0.6
Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44
Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45
Lodging 0.25 0.57 0.43 0.31 0.52 0.48
Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6
Sara Adams
BendonAdams
300 S. Spring St., #202, Aspen, CO 81611
970-925-2855
sara@bendonadams.com
Trip Generation
7/22/2019
AM Peak Average PM Peak Average
Trips Generated
AM Peak-Hour PM Peak-Hour
TOTAL NEW TRIPS
ASSUMPTIONS
ASPEN TRIP GENERATION
Is this a major or minor project?
611 West Main Street
611 West Main AH
Net New
Units/Square Feet of
the Proposed ProjectProposed Land Use
*For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to
the trip generation.
Instructions:
IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File"
and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro
Settings"category. Beneath "Macro Settings" select "Enable all Macros."
Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The
numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be
reduced put a negative number of units or square feet.
Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points are
only awarded for proposed (not existing) and confirmed aspects of the project.
Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project.
Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which
explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure
that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense for
Minor Development -Inside the Roundabout Major Development -Outside the Roundabout
Helpful Hints:
1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool.
2. Refer to TIA Frequently Asked Questions for a quick overview.
2. Hover over red corner tags for additional information on individual measures.
3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not
receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context
of project location and future use.
Transportation Impact Analysis
TIA Frequently Asked Questions
205
= input
= calculation
5
Category Sub.Measure Number Question Answer Points
1
Does the project propose a detached sidewalk where an attached
sidewalk currently exists? Does the proposed sidewalk and buffer
meet standard minimum widths?
No 0
2 Is the proposed effective sidewalk width greater than the standard
minimum width?No 0
3 Does the project propose a landscape buffer greater than the
standard minimum width?NA 0
0
4
Does the project propose a detached sidewalk on an adjacent
block? Does the proposed sidewalk and buffer meet standard
minimum widths?
No 0
5 Is the proposed effective sidewalk width on an adjacent block
greater than the standard minimum width?No 0
6 Is the proposed landscape buffer on an adjacent block greater than
the standard minimum width?No 0
0
7 Are slopes between back of curb and sidewalk equal to or less than
5%?Yes 0
8 Are curbs equal to (or less than) 6 inches?Yes 0
9
Is new large-scale landscaping proposed that improves the
pedestrian experience? Properties within the Core do not have ample
area to provide the level of landscaping required to receive credit in
this category.
No 0
10 Does the project propose an improved crosswalk? This measure must
get City approval before receiving credit. No 0
0
11 Are existing driveways removed from the street?No 0
12 Is pedestrian and/or vehicle visibility unchanged by new structure or
column?Yes 0
13 Is the grade (where pedestrians cross) on cross-slope of driveway 2%
or less?Yes 0
14
Does the project propose enhanced pedestrian access points from
the ROW? This includes improvements to ADA ramps or creating new
access points which prevent pedestrians from crossing a street.
No 0
15 Does the project propose enhanced pedestrian or bicyclist interaction
with vehicles at driveway areas?No 0
0
16 Is the project's pedestrian directness factor less than 1.5?Yes 0
17
Does the project propose new improvements which reduce the
pedestrian directness factor to less than 1.2? A site which has an
existing pedestrian directness factor less than 1.2 cannot receive
credit in this category.
No 0
18 Is the project proposing an off site improvement that results in a
pedestrian directness factor below 1.2?* No 0
19 Are traffic calming features proposed that are part of an approved
plan (speed humps, rapid flash)?*No 0
MMLOS Input Page
Subtotal
SubtotalSidewalk Condition on Adjacent BlocksSidewalk Condition on Project FrontageSubtotal
Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections.
Subtotal
PedestriansTOTAL NUMBER OF TRIPS MITIGATED:Pedestrian RoutesTraffic Calming and Pedestrian NetworkDriveways, Parking, and Access Considerations206
0
20
Are additional minor improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of Aspen
staff?
No 0
21
Are additional major improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of Aspen
staff?
No 0
0
0
Category Sub.Measure Number Question Answer Points
22 Is a new bicycle path being implemented with City approved design?No 0
23 Do new bike paths allow access without crossing a street or
driveway?No 0
24 Is there proposed landscaping, striping, or signage improvements to
an existing bicycle path?No 0
25 Does the project propose additional minor bicycle improvements
which have been agreed upon with City of Aspen staff?No 0
26 Does the project propose additional major bicycle improvements
which have been agreed upon with City of Aspen staff?No 0
0
Bicycle Parking27 Is the project providing bicycle parking?Yes 5
5
5
Category Sub.Measure Number Question Answer Points
28 Is seating/bench proposed?No 0
29 Is a trash receptacle proposed?No 0
30 Is transit system information (signage) proposed?No 0
31 Is shelter/shade proposed?No 0
32 Is enhanced pedestrian-scale lighting proposed?No 0
33 Is real-time transit information proposed?No 0
34 Is bicycle parking/storage proposed specifically for bus stop use?No 0
35 Are ADA improvements proposed?No 0
0
36 Is a bus pull-out proposed at an existing stop?No 0
37 Is relocation of a bus stop to improve transit accessibility or roadway
operations proposed?No 0
38 Is a new bus stop proposed (with minimum of two basic amenities)?No 0
0
0
Pedestrian Total*
Bicycles Total*
Transit Total*BicyclesModifications to Existing Bicycle PathsTransitBasic AmenitiesSubtotal
Subtotal
Subtotal
Enhanced AmenitiesSubtotal
Subtotal
SubtotalAdditional Proposed Improvements207
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will an onsite ammenities strategy be implemented?Yes
Which onsite ammenities will be implemented?Retail Servicing
Will a shared shuttle service strategy be implemented?No
What is the degree of implementation?
What is the company size?
What percentage of customers are eligible?
3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?0.00%
3.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will a network expansion stragtegy be implemented?
What is the percentage increase of transit network coverage?
What is the existing transit mode share as a % of total daily trips?
Will a service frequency/speed strategy be implemented?
What is the percentage reduction in headways (increase in frequency)?
What is the existing transit mode share as a % of total daily trips?
What is the level of implementation?
Will a transit access improvement strategy be implemented?
What is the extent of access improvements?
7 Intercept Lot Will an intercept lot strategy be implemented?0.00%
0.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will there be participation in TOP?
What percentage of employees are eligible?
Is a transit fare subsidy strategy implemented?
What percentage of employees are eligible?
What is the amount of transit subsidy per passenger (daily equivalent)?
Is an employee parking cash-out strategy being implemented?
What percentage of employees are eligible?
Is a workplace parking pricing strategy implemented?
What is the daily parking charge?
What percentage of employees are subject to priced parking?
Is a compressed work weeks strategy implemented?
What percentage of employees are participating?
What is the workweek schedule?
Is an employer sponsered shuttle program implemented?
What is the employer size?
What percentage of employees are eligible?
Is a carpool matching strategy implemented?
What percentage of employees are eligble?
Is carshare participation being implemented?
How many employee memberships have been purchased?
What percentage of employees are eligble?
Is participation in the bikeshare program WE-cycle being implemented?Yes
How many memberships have been purchased?<100
What percentage of employees/guests are eligble?100%
Is an end of trip facilities strategy being implemented?
What is the degree of implementation?
What is the employer size?
Is a self-funded emergency ride home strategy being implemented?
What percentage of employees are eligible?
Is a carpool/vanpool priority parking strategy being implemented?
What is the employer size?
What number of parking spots are available for the program?
Is a private employer shuttle strategy being implemented?
What is the employer size?
What percentage of employees are eligible?
Is a trip reduction marketing/incentive program implemented?
What percentage of employees/guests are eligible?
0.33%
3.00%
3.32%
1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail.
Maximum Reduction Allowed in CategoryTransit System Improvements Strategies1
2
4
5
6
8
9
10
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
Maximum Reduction Allowed in Category
Maximum Reduction Allowed in Category
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
Bikeshare Program
0.00%
TDM Input Page
1.50%
0.00%
0.00%Commute Trip Reduction Programs StrategiesOnsite Servicing
Shared Shuttle Service
Neighborhood/Site Enhancements Strategies3.00%
0.00%
Network Expansion
Service Frequency/Speed
Transit Access Improvement
Participation in TOP
Transit Fare Subsidy
Employee Parking Cash-Out
Workplace Parking Pricing
Compressed Work Weeks
Employer Sponsored Vanpool
Carpool Matching
Carshare Program
Self-funded Emergency Ride Home
Carpool/Vanpool Priority Parking
Private Employer Shuttle
Trip Reduction Marketing/Incentive
Program
End of Trip Facilities
Cross Category Maximum Reduction, Neighborhood and Transit
Global Maximum VMT Reductions
11
12
13
14
15
21
16
17
18
19
20
Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or
MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for
measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project
location and future use.
208
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated
AM 2.3 5 0.08 5.08 0.00
There are limited MMLOS options for this site. We are open to discussing any applicable options you have for this property.
TDM
The project proposes onsite amenities. Describe the combination of amenities below. Providing a combination of creative onsite amenities
reduces the need for SOV trips throughout the day. Services within the development that will reduce the need for auto trips include grocery,
restaurant, recreation rental, dry cleaning, child care, bicycle repair stations, etc. A combination of amenities is required.
A bike repair shed is proposed onsite in the carport to encourage bike use and to discourage car use.
Project Description
In the space below provide a description of the proposed project.
Conversion of an existing landmark to 3 deed restricted AH units. A new building with 6 deed restricted units is proposed along the alley. 7
surface parking spaces are proposed. The units are a mix of 1, 2 and 3 bedroom units.
MMLOS
Include any additional information that pertains to the MMLOS plan in the space provided below.
Sara Adams
BendonAdams
300 S. Spring St., #202, Aspen, CO 81611
970-925-2855
sara@bendonadams.com
Summary and Narrative:
Narrative:
7/22/2019
611 West Main AH
611 West Main Street
Trip Generation
SUMMARY
Trip Mitigation NET TRIPS TO BE
MITIGATED
Click on the "Generate Narrative" Button to the right.
Respond to each of the prompts in the space provided.
Each response should cover the following:
1. Explain the selected measure.
2. Call out where the measure is located.
3. Demonstrate how the selected measure is appropriate to enhance the project site
and reduce traffic impacts.
4. Explain the Enforcement and Financing Plan for the selected measure.
5. Explain the scheduling and implementation responsibility of the mitigation measure.
6. Attach any additional information and a site map to the narrative report.
209
Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures.
The we-cycle and car-share commitments will most likely be in place prior to occupancy of the units.
Monitoring and Reporting
Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan
requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and
effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data.
The city may audit the development to ensure compliance with the commitments contained herein.
Bicycle Parking
Enforcement and Financing
Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures.
The enforcement and financing plan will be available for review by the City upon request.
Scheduling and Implementation Responsibility of Mitigation Measures
MMLOS Site Plan Requirements
Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal.
Slopes Between Back of Curb and Sidewalk
2% Slope at Pedestrian Driveway Crossings
Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example)
n/a.
Provide details for the proposed bike share program participation. Bike sharing provides access to a fleet of bicycles for short trips, thus
reducing SOV travel. The successful project will provide memberships to the existing WE-cycle program. Include details on how many WE-
cycle memberships will be purchased and whether these will be made available to guests, employees, or both.
We-cycle memberships will be available to all residentes for the first year of the development to encourage bike sharing for trips into town.
Include any additional information that pertains to the TDM plan in the space provided below.
we are open to other TDM options that you see as appropriate for an AH development on Main Street.
Provide details in the space provided for the proposed carshare participation. Carshare programs have been linked to increased use of
alternative transportation modes and reduced SOV trips. The successful project will provide access to Aspen’s CAR TO GO carshare program.
Trip reduction potential will depend on the level to which the development participates. Car share memberships can be provided to all
employees or residents of new developments.
210
105
111
701
700
627
633
630
634
705
511 509
519517
605
611
617
513
616
608
503
518
518
518
505
507
501
616
616
612
604
630
634
520
513
517
120
702706
611 West Main Street - vicinity map
Historic Sites
Historic Districts
Parcel Boundary
7/18/2019, 10:12:13 AM 0 0.01 0.020.01 mi
0 0.02 0.040.01 km
1:1,128
CityofAspenGIS; City of Aspen Community Development | The CityofAspen GIS Department presents the information on this website as a service to the public. Every effort has been made to ensure that the information is accurate. The CityofAspen GIS Department
211
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 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
611 West Main Street
Lots E, F, and G, Block 25, City and Townsite of Colorado
2735-124-48-003
611 West Main Street LLC
2001 N. Halsted St., #304, Chicago, IL 60614
312-479-2050 mhunt@mdevco.com
BendonAdams
300 S. Spring St., #202, Aspen CO 81611
925-2855 sara@bendonadams.com
Landmark property within the Main Street Historic District.
100% affordable housing project.
212
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
213
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): ______________________________
______________________________________________________________________________
611 West Main Street
BendonAdams
611 West Main Street
MU - mixed use, Main Street Historic District
9,0009,000
214
215
PRE-APPLICATION CONFERENCE SUMMARY
DATE: December 20, 2018
PLANNER: Mike Kraemer, 920.2741
PROJECT NAME AND ADDRESS: 611 West Main Street
PARCEL ID# 273512448003
REPRESENTATIVE: Brian Beazley, 925-3444
DESCRIPTION:
The property at 611 West Main Street is a designated historic
property that is located within the Mixed Use (MU) Zone
District. The property contains an historic Victorian residence
that is currently in commercial use. (See 1904 Sanborn map,
lot highlighted in red, right). An historic fence also exists on
the property. The property is approximately 9,000 square feet
in size.
The applicant proposes a change in use to the property to
100% affordable housing through an interior remodel of the
existing historic building. The existing historic building would
contain 2 - 2 bedroom units and 1-1 bedroom unit. In addition,
the applicant also proposes construction of a 3-story structure
housing 6 - 2 bedroom units in a multi-family configuration
located south of the existing historic building. This building
would ideally not be attached to the historic structure. The
purpose of conversion of the property to affordable housing is
to establish Housing Credits. The property is located within
the Main Street Historic District and is afforded a 1.1:1 FAR for affordable housing specific
developments. A 1.25:1 FAR may be attained through Special Review approval.
Any alterations to the historic structure on the site, and any new construction, require a two-step design
review approval. Conceptual Review focuses on site design, height, scale, massing and proportions of
the proposed work. If the applicant proposes to excavate below the historic structure, HPC will apply
Relocation criteria requiring protection of the historic structure. HPC may consider variations to setbacks
and parking requested as Historic Preservation benefits. Final review addresses landscape, lighting,
fenestration and selection of building materials.
Currently, the on-site parking available to the property is located to the south of the historic structure.
The applicant has indicated that the new multi-family building south of the historic structure will include
parking underneath the living units to satisfy the Land Use Code parking requirements. The minimum
requirement is one space per unit. At least one onsite space would likely need to be accessible and
approximately twice the width of a standard parking space. In addition, the alley frontage will need to
include adequate trash and recycling storage and utilities.
Historic structure
footprint
216
Prior to the preparation of a recommendation to HPC, staff will refer the application to other City
Departments for comments and proposed conditions of approval. The applicant will be required to prepare
a Transportation Impact Analysis for Engineering Review.
Following are the relevant sections of the Municipal Code and details on how to move forward.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.410.040 Residential Design Standards Multi-Family
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation
26.415.110 Historic Preservation – Benefits
26.430 *Special Review – if project exceeds 1:1 floor area
26.470.080 General Review Standards: Affordable Housing
26.470.100.D Affordable Housing
26.515 Transportation and Parking Management
26.575.020 Calculations and Measurements
26.610 Impact Fees
26.620 School Land Dedication
26.710.180 Mixed Use (MU) Zone District
12.10.050 Space Required for Multi-Family Developments
For your convenience – links to the Land Use Code and HPC Application are below:
Land Use Code HPC Application
Historic Preservation Guidelines Commercial Design Standards Book
REVIEW BY:
• Staff for completeness of application, and recommendations.
REQUIRED LAND USE REVIEW(S):
Step 1: HPC Conceptual Major Development, Residential Design Standard Review, Special Review (if
needed), Historic Preservation Variations (if applicable), Transportation and Parking
Management, Trash and Recycling Storage. The applicant may include GMQS review for
Establishment of Affordable Housing Credits in this step if desired. Following Conceptual, HPC
will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects
of the approval that they find require additional HPC review. This is a standard practice for all
significant projects reviewed by HPC.
Step 2: HPC Final Major Development
217
PUBLIC HEARING:
• Yes, at each review step
NEIGHBORHOOD OUTREACH:
• Yes, at Conceptual Review
PLANNING FEES: $3,250 deposit for ten (10) hours of staff time, at Conceptual/GMQS application
$1,950 deposit for six (6) hours of staff time at Final Review submittal.
REFERRAL FEES: Engineering - $325
APCHA - $975
Environmental Health - $975
Parks - $975
TOTAL DEPOSIT: $6,500 at Conceptual/GMQS Review and $1,950 at Final Review (additional/lesser
planning hours are billed/refunded at a rate of $325/hour; additional engineering hours over deposit are
billed at a rate of $325/hour).
APPLICATION CHECKLIST – These items should first be submitted in a paper copy.
Below is a list of submittal requirements for both HPC Conceptual and Final reviews. For Conceptual
review, all items other than those noted as Final review will need to be submitted. Final review will require
all items listed below.
A written description of the proposal (scope of work) and written explanation of how the
proposed development complies with the review standards relevant to the development
application and relevant land use approvals associated with the property.
Completed Land Use Application and signed Fee Agreement.
A Mobility Plan, meeting the requirements of Chapter 26.515 of the Aspen Municipal
Code. Documentation showing the proposal meets all Transportation Mitigation Requirements
as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available
online at: https://www.cityofaspen.com/documentcenter/view/1781 A copy of the tool showing
trips generated and the chosen mitigation measures should be included with the application.
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.
218
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 to Application)
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.
Written consent to the application from the property owner.
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.
(Please provide graphics identifying preliminary selection of primary exterior building materials
for Conceptual application, as outlined in Land Use Code Section 26.415.070.D.3
Supplemental materials to provide a visual description of the context surrounding both
properties including photographs and other exhibits, as needed, to accurately depict location
and extent of proposed work.
Once the application is deemed complete by staff, the following items will then need to be submitted:
Total deposit for review of the application.
A digital copy of the application provided in pdf file format.
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.
Lighting plan and landscape plan.
Once the application is deemed complete by staff, the following items will then need to be submitted:
219
Total deposit for review of the application.
A digital PDF copy of the complete application packet by email to
sarah.yoon@cityofaspen.com.
12 sets of all graphics printed at 11x17
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.
220
50422681.1
730 East Durant Avenue, Second Floor, Aspen, Colorado 81611-1557
Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com
Curtis B. Sanders
Sherman & Howard L.L.C.
Direct Dial Number: 970.300.0114
E-mail: csanders@shermanhoward.com
July 19, 2019
City of Aspen
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: 611 West Main Street, LLC, a Colorado limited liability company; Certificate of
Ownership
Dear Sir or Madam:
I am an attorney licensed by the State of Colorado to practice law.
This letter shall confirm and certify that 611 West Main Street, LLC, a Colorado limited
liability company, is the owner of certain improved real property located at 611 West Main
Street, Aspen, Colorado 81611, and legally described as follows (the "Subject Property"):
Lots E, F and G, Block 25, City and Townsite of Aspen, County of Pitkin, State of
Colorado.
The Subject Property is subject to the following matters of record:
1. Reservations and exceptions as contained in Deeds from the City of Aspen recorded
November 19, 1887 in Book 59 at Page 99 as Reception No. 21195 and recorded February 17,
1888 in Book 59 at Page 362 as Reception No. 22657.
2. Ordinance Designating as an Historic district all those Properties Abutting (on the
North and South) Main Street between Monarch and Seventh Streets, and all of Paepcke Park,
within the City of Aspen as set forth in instrument recorded December 9, 1976 in Book 321 at
Page 51 as Reception No. 189906.
3. Statement of Exemption from the Definition of Subdivision as set forth in instrument
recorded April 4, 1978 in Book 345 at Page 628 as Reception No. 202949.
221
2
4. Agreement by and between William Wesson, Mike Otte, Lynne Levinson and Dan
Levinson as set forth in instrument recorded November 12, 1981 in Book 417 at Page 287 as
Reception No. 237076.
5. Easement Agreement as set forth in instrument recorded August 8, 1990 in Book 626
at Page 800 as Reception No. 325089.
6. Terms, conditions, provisions and obligations as set forth in the Deed of Trust,
Assignment of Leases and Rents and Security Agreement dated as of March 18, 2019 between
611 West Main Street, LLC as Trustor and Loancore Capital Credit REIT LLC as Beneficiary,
recorded March 18, 2019 as Reception 654643.
7. Terms, conditions, provisions and obligations as set forth in the Assignment of Leases
and Rents dated as of March 18, 2019 between 611 West Main Street, LLC as Assignor and
Loancore Capital Credit REIT LLC as Assignee, recorded March 18, 2019 as Reception 654644.
8. UCC Financing Statement recorded March 18, 2019 as Reception 654644.
9. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed of
Trust, Assignment of Leases and Rents and Security Agreement dated as of March 27, 2019
between Loancore Capital Credit REIT LLC, as Assignor and LCC Warehouse I LLC, as
Assignee, recorded March 29, 2019 as Reception 654910.
10. Terms, conditions, provisions and obligations as set forth in the Assignment of
Assignment of Leases and Rents dated as of March 27, 2019 between Loancore Capital Credit
REIT LLC, as assignor and LCC Warehouse I LLC, as assignee, recorded March 29, 2019 as
Reception 654911.
11. Amendment to UCC Financing Statement recorded March 29, 2019 as Reception
654912.
This letter shall further confirm that as the owner of the Subject Property, 611 West Main
Street, LLC, a Colorado limited liability company, has the right and authority to file and pursue
land use applications, variance requests, and other requests with the City of Aspen with respect
to the Subject Property.
Sincerely,
Curtis B. Sanders
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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
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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
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From Parcel: 273512448003 on 07/18/2019
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225
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
501 MAIN ASPEN LLC
GRAND RAPIDS, MI 49503
ALDRICH PL #200 OTTAWA AVE NW
SCHWARTZ RACHEL K & MARK
BLOOMFIELD HILLS, MI 483042603
1061 COUNTRY CLUB RD
THROM DOUGLAS H
ASPEN, CO 81611
617 W MAIN ST
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
WASHBURN SERENE MARIE V
ASPEN, CO 81611
605 W HOPKINS AVE #205
JEROME OFFICE ASPEN CO LLC
ASPEN, CO 81611
715 W MAIN ST #201
MCCOY CARLTON
ASPEN, CO 81612
PO BOX 9349
EYDENBERG JOHN D & DARIN W
NEW YORK, NY 10029
1212 FIFTH AVE #16N
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
BATES JESSICA TRUST
ASPEN, CO 81611
634 W MAIN ST #6
LENIO IRREV TRUST
ROME, NY 13440
737 W BLOOMFIELD ST
LORD KAREN & COURTNEY
MIAMI BEACH, FL 331403401
2301 N MERIDIAN AVE
KURKULIS PATSY & PAUL R
ASPEN, CO 81611
605 W HOPKINS AVE #201
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
SCHULMAN WILLIAM PAUL
CHARLEVOIX, MI 49720
301 MERCER BLVD
BLEEKER STREET LLC
CORAL GABLES, FL 33156
5299 HAMMOCK DR
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
BRAISTED DAVID
ASPEN, CO 81612
PO BOX 11442
POTTS LEAH S
ASPEN, CO 81611
605 W HOPKINS AVE #102
JEROME OFFICE ASPEN CO LLC
ASPEN, CO 81611
715 W MAIN ST #201
PERRY IAN MICHAEL
ASPEN, CO 81611
426 E HYMAN AVE
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
SAMUEL JOSHUA MOSES
DILLON, CO 80435
PO BOX 756
WAGNER HOLDINGS CORP LLC
ASPEN, CO 81611
605 E MAIN ST
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST
COLLINS NANCY
SAINT PETERSBURG, FL 33703
1874 OREGON AVE
WARBLE ERIC
ASPEN, CO 816128271
PO BOX 8271
LITTLE VICTORIAN CONDO ASSOC
ASPEN, CO 81611
PO BOX 3149 226
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
NIX ROBERT JR
ASPEN, CO 81612
PO BOX 3694
GARMISCH LODGING LLC
ASPEN, CO 81611
110 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TOMS CONDO LLC
ERWINNA , PA 18920
6 SHULL FARM RD
DAMORE MATTHEW
ASPEN, CO 81611
634 W MAIN ST #3
PEARSON MARK M & LEES M
ASPEN, CO 81611
702 W MAIN ST
ASPEN FAMILY HOLDINGS LLC
ASPEN, CO 81611
137 WESTVIEW DR
WEST ALFRED JR & LORALEE
PAOLI, PA 19301
2023 WAYNESBOROUGH RD
CHRISTIANA A105 LLC
MENLO PARK, CA 94026
PO BOX 4132
HISPATEL CORP
MIAMI, FL 331364119
700 NW 1ST AVE #1700
FORNELL CONDO ASSOC
ASPEN, CO 81611
518 W MAIN ST
HY-MOUNTAIN TRANSPORT INC
ASPEN, CO 81611
214 B AABC
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
GANT CONDO ASSC
ASPEN, CO 816112142
610 S WESTEND ST
MICHAEL JACE
ASPEN, CO 81612
PO BOX 569
WINGSTONE TOY COMPANY LLC
PAOLI, PA 19301
2023 WAYNESBOROUGH RD
MARSHALL ELLEN M & THOMAS M REV TRUST
ASPEN, CO 81611
300 RIVERSIDE AVE
BARBER EDGAR F
ASPEN, CO 81612
PO BOX 9678
SGSG ASPEN CONDO LLC
DENVER, CO 80237
8100 E UNION AVE #2303
DUNKELBERG AMBER & KEVIN
SNOWMASS VILLAGE, CO 81615
PO BOX 5804
501 WEST MAIN LLC
ASPEN, CO 816111818
532 E HOPKINS AVE
KATZMAN LORI ANN
CHARLEVOIX, MI 49720
301 MERCER BLVD
STARFORD PROPERTIES NV
MIAMI, FL 331364119
700 NW 1ST AVE #1700
CORONA VANESSA LOPEZ
ASPEN, CO 81612
PO BOX 3670
01037H TRUST
BEVERLY HILLS, CA 90210
715 N SIERRA DR
FELER LAURIE & CLAUDIO
CARBONDALE, CO 81623
550 FOX RUN
BLANCHARD NATALIE M
ASPEN, CO 81611
720 W HOPKINS #B
MARSHALL TRACEY CAUSEY LIV TRUST
AUSTIN, TX 78746
3107 WESTLAKE DR 227
DEANE LANDON
ASPEN, CO 81612
PO BOX 508
HAISFIELD MICHAEL D & LISA Y
ASPEN, CO 81611
616 W HOPKINS
GANT CONDO ASSOC INC
ASPEN, CO 816112142
610 S WESTEND ST
CARROLL MEREDITH & ARTHUR
ASPEN, CO 81611
605 W HOPKINS AVE #210
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
616 W MAIN ST LLC
ASPEN, CO 81611
612 W MAIN ST
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
JOHNSON STANFORD H
TUCSON, AZ 85751
PO BOX 32102
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
TODD SHANE
ASPEN, CO 81612
PO BOX 2654
SKANDIA TOWNHOUSES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
720 W HOPKINS AVE
SMITH ANDREW C & DONNA G
DALLAS, TX 75205
3622 SPRINGBROOK ST
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
SANDERS BARBARA
ASPEN, CO 81611
634 W MAIN ST #8
ERICKSON A RONALD
ASPEN, CO 81611
605 W HOPKINS AVE #211
PEDRO STEVEN D MD PA TRUST
FORT WORTH, TX 76132
7833 OAKMONT BLVD
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
WERLIN LAURA B TRUST
SAN FRANCISCO, CA 94115
2279 PINE ST
MEYER MARY ANNE
ASPEN, CO 81612
PO BOX 11238
KENDRICK SCOTT
ASPEN, CO 81611
700 W HOPKINS AVE #5
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
RUFUS CAMI CAMI LLC
ASPEN, CO 81611
1280 UTE AVE #7
HOPKINS & FOURTH LLC
CHICAGO, IL 60614
2001 N HALSTED ST #304
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
CHRISTENSEN CAROLINE
ASPEN, CO 81611
617 W MAIN ST #A
LEADINGHAM CAROLINE
ASPEN, CO 81611
518 W MAIN ST #A-102
REECE MARK
ASPEN, CO 81611
518 W MAIN ST #A-102
SILVERLODE INVESTORS LLC
ASPEN, CO 81611
715 W MAIN #201
617 MAIN ST PROF BLDG CONDO
ASPEN, CO 81611
617 W MAIN ST 228
BRYAN SHEILAH
ASPEN, CO 81612
PO BOX 976
MADSEN MARTHA W
ASPEN, CO 81611
608 W HOPKINS AVE APT 9
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443
SACKS CAROL
HOUSTON, TX 77207
4545 POST OAK PL #100
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
TAYLOR JOHN W
COCOA BEACH, FL 329312329
37 W POINT DR
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81612
PO BOX 8369
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HARRIS ANGELA
ASPEN, CO 816111618
518 W MAIN ST #C107
SMB CONDO ASSOC
ASPEN, CO 81611
605 W MIAN ST
ANGELOV DIMTAR S & DANIEL D
ASPEN, CO 81611
605 W HOPKINS AVE #209
WENDT ROBERT E II
PACIFIC PALISADES, CA 90272
350 MT HOLYOKE AVE
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
GARMISCH LODGING LLC
ASPEN, CO 81611
110 W MAIN ST
VOSS NATALIE S REV TRUST
ASPEN, CO 81611
605 W HOPKINS AVE #204
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
DENBY SAMUEL ROBERT
WASHINGTON, DC 20016
4861 INDIAN LN NW
715 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
715 W MAIN ST
HAVANDJIAN GASTON MATIAS
ASPEN, CO 81611
518 W MAIN ST #B205
JEMAR PARTNERS LLC
ASPEN, CO 81611
701 W MAIN ST
MCCLURE KEVIN & MARY
ASPEN, CO 81611
605 W HOPKINS AVE #207
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
EYXEFC2 LLC
ARVADA, CO 80002
7310 W 52ND AVE #A129
ONEIL BRIAN & SUZANNE
TAVERNIER, FL 33070
PO BOX 199
FRANSEN ERIN M & GREGORY H
ASPEN, CO 81611
605 W HOPKINS UNIT 206
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81612
PO BOX 8369
LITTLE AJAX CONDO ASSOC
ASPEN, CO 81611
605 W HOPKINS AVE
PHILLIPS SHAUN E
ASPEN, CO 81611
518 W MAIN ST #8105
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201 229
ASPEN MAIN ST LLC
ASPEN, CO 81611
715 W MAIN ST #201
LONE EAGLE TRUST
ASPEN, CO 81611
634 W MAIN ST #1
WESTCHESTER INVESTMENTS INC
MIAMI, FL 331364119
700 NW 1ST AVE #1700
CLEANER EXPRESS
ASPEN, CO 81611
435 E MAIN ST
TUCKER LUCY LEA
ASPEN, CO 81611
PO BOX 1480
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
STEVENSON ADAM
ASPEN, CO 81611
627 W MAIN ST
BRYAN SHEILAH JUDITH
ASPEN, CO 81612
PO BOX 976
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
WEIEN J ROBERT
ASPEN, CO 81611
709 W MAIN ST
ASPEN MAIN ST LLC
ASPEN, CO 81611
715 W MAIN ST #201
JULES ASPEN LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
CHRISTOPHER MARIDEE LIV TRUST
SCOTTSDALE, AZ 85260-4327
13571 N 92ND WY
LINDAUER REBECCA F
AUSTIN, TX 78703
1115 ELM ST
MAUPIN KENNETH
ASPEN, CO 81611
518 W MAIN ST #C-207
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
CHOD ASHLEY B
ASPEN, CO 81612
PO BOX 4022
DAGGS JAMES K
BASALT, CO 816217405
350 MARKET ST UNIT 311
FORNELL CLARITY ELISE & PETER
ASPEN, CO 81611
518 W MAIN ST #B-206
HESSIAN ASPEN LLC
WINTER PARK, FL 327894881
1470 GENE ST #B
DJORDJEVIC VLADAN
ASPEN, CO 81612
PO BOX 9566
WENDLING NAN JEAN
BASALT, CO 81621
PO BOX 791
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
616 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
616 W MAIN ST
BONETTI MARYSUE
ASPEN, CO 81612
PO BOX 569
ARGUETA BLANCA EDITH
ASPEN, CO 81611
605 W HOPKINS #103
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
DAGGS JAMES K
BASALT, CO 816217405
350 MARKET ST UNIT 311
FERGUS ELIZABETH REV TRUST
ASPEN, CO 81612
PO BOX 1515 230
OBX TO ASPEN LLC
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
CHRISTIANA UNIT D101 LLC
ASPEN , CO 81612
PO BOX 4937
GOLDSTEIN MARC
HOUSTON, TX 77027
4545 POST OAK PL #100
MEYER OLVIN
ASPEN, CO 81612
PO BOX 11238
PEDRO STEVEN & JERRI REAL ESTATE LLC
FORT WORTH, TX 76132
7833 OAKMONT BLVD
RUFUS CAMI CAMI LLC
ASPEN, CO 81611
1280 UTE AVE #7
DAY JEROD
ASPEN, CO 81611
518 W MAIN ST #B203
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
TOLK GAYLA LYNN
ASPEN, CO 81611
117 N SIXTH ST
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
CUMMINS RICHARD
ASPEN, CO 81611
617 W MAIN ST #B
DAGGS JAMES K
BASALT, CO 816217405
350 MARKET ST UNIT 311
GARMISCH LODGING LLC
ASPEN, CO 81611
110 W MAIN ST
AMAYA JOSE ANTONIO
ASPEN, CO 81611
605 W HOPKINS AVE #103
COYOTE PEAK LLC
ASPEN, CO 81611
706 W MAIN ST
7TH & MAIN AFFORDABLE HOUSING
ASPEN, CO 81611
COMMON AREA
719 W MAIN ST
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
NECHADEIM REALTY LLC
NEW YORK, NY 10019
680 FIFTH AVE 7TH FL
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
LANG JACQUELINE
COTTESLOE WESTERN AUSTRALIA 6011,
15 WENTWORTH ST
SHEA LAYNE & MICHAEL
ASPEN, CO 81611
605 W HOPKINS AVE #202
MCGUIRE JENNIFER ERIN
ASPEN, CO 81611
501 E DEAN ST
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E 231
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443
SHADOW MTN CORP
MIAMI, FL 331364119
700 NW 1ST AVE #1700
NEMIROW JORDAN
ASPEN, CO 81611
612 W MAIN ST
SCHALL FAMILY TRUST
ENCINO, CA 91436
3841 HAYVENHURST DR
MARSHALL ALISON & JOSHUA
ASPEN, CO 81611
605 W HOPKINS AVE #212
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
WELLES PETER S & SONDRA T
CARBONDALE, CO 81623
5343 CR 100
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
NALEZNY C GERARD & PENNIE
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
P & L PROPERTIES LLC
GRAND JUNCTION, CO 81501
101 S 3RD ST #360
BLACK BENJAMIN F & ALICE M
ASPEN, CO 81611
605 W HOPKINS AVE #208
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
RODRIGUEZ JOANN
ASPEN, CO 81611
605 W MAIN ST #00A
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
FAVORITE PRATHUAN
ASPEN, CO 81612
PO BOX 9566
RUSSO NICK A
ASPEN, CO 81612
PO BOX 4743
HALPERIN ALEXANDRA & BARBARA
CARBONDALE, CO 81623
52 LARKSPUR DR
700 WEST HOPKINS CONDO
ASPEN, CO 81611
700 W HOPKINS AVE
STERTZER ELIANE C
NEW YORK, NY 10065
160 E 65TH ST #23E
HUERGO DELFINA
ASPEN, CO 81611
518 W MAIN ST #A101
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
GOLDSTONE JONNA A
ASPEN, CO 81611
605 W HOPKINS AVE # 203
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611 W Main Street-Drainage Letter HPC Application July 22, 2019
502 M ain Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRIS E NGINE ERING • LLC civil consultants
DJ Architects
c/o Collin Frank
119 S. Spring Street, Ste 203
Aspen, CO 81611
collin@djarchitects.com
RE: 611 W. Main Street-Conceptual Drainage Mitigation Requirements & Recommendations
Sopris Engineering, LLC Job No. 19176
Dear Collin,
Sopris Engineering, LLC (SE) has prepared this letter to summarize stormwater mitigation requirements and recommendations
in support of the potential redevelopment of 611 W. Main Street located in Aspen, CO.
It is our understanding that the project is seeking approval from HPC in support of an affordable housing project on the subject
property. This letter is specific to stormwater requirements and stormwater mitigation options/recommendations for the project
team to further evaluate as the design progresses towards Building Permit Application. Exhibit A has been provided as an
attachment for illustrative support of this document.
Background & Existing Conditions
The subject property is located at 611 W. Main Street in Aspen, CO (Parcel ID#273512448003) and according to Pitkin County
Assessor’s webpage the existing building was constructed in 1900 with an effective year built of 1980. The existing structure
was originally constructed as a single family residence but more recently has been used as a medical office with an upstairs
apartment.
Based on our review of the existing conditions survey and site visit the property consists of an existing two story wood frame
house with a building footprint at ground elevation of approximately 1,675 sf. Existing ground cover includes gravel parking
along the south side of the property, wooden ramp along the east side of the existing residence and intermittent lawn area.
The total impervious area has been estimated at 4,670+/- sf which includes the existing residence. Grades and drainage
patterns generally slope southwest to the northeast across the site with an average slope of approximately 2.5%+/-. Existing
gutters and a downspout were observed at the southeast portion of the residence with the downspout discharging to the
surface and adjacent to the building. No other stormwater improvements were observed during our site visit or indicated on the
existing conditions survey.
According to Figure 3.1 of the City’s Urban Runoff Management Plan (URMP) the underlying soils likely consist of Type B
Soils which have moderate infiltration rates. This will be confirmed once geotechnical exploration work has been performed.
The subject property falls within Zone X as identified on FEMA Flood Insurance Rate Map Panel #08097C0203C, effective
date June 4, 1987. Zone X includes areas determined to be outside the 500-year flood plain.
An existing electric and communications utility easement (Rec. # 325089) is located at the southeast corner of the property
and accommodates portions of an existing transformer. An existing shed is also encroaching on the subject property at the
southeast corner. An existing ditch lateral (likely Si Johnson Ditch) runs along the north side of the property and under an
existing rubber sidewalk, both of which are located completely within the City’s ROW.
The subject property falls within Drainage System 3 as described within the City’s Surface Drainage Master Plan (SDMP),
dated November 2001 prepared by WRC Engineering, Inc. Drainage System 3 currently consists of street curb and gutter,
roadside ditches and a network of storm sewer pipes to include an 18” RCP lateral storm pipe that extends to the northwest
corner of Main Street & 5th Street which is approximately 70-ft from the northeast corner of the subject property. The main
interceptor pipe for this system terminates within Jennie Adair wetland water quality treatment area next to Puppy Smith Street
exhibit 18
253
SE Project #. 19176: 611 W Main Street Drainage Mitigation Letter 7/22/2019
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502 Main Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRI S E NGIN EERING • LLC civi l consultants
and the start of the Rio Grande Trail. Stormwater is then routed to the Roaring Fork River. Based on the capacity analysis
described within the SDMP, Drainage System 3 is undersized; however this previous study was based on National Oceanic
and Atmospheric Administration (NOAA) Atlas 2 rainfall data which included a period of record from 1948-1973 (roughly 25
years). NOAA has since released new hydrology rainfall records for the Aspen area. The new NOAA Atlas 14 provides data
for this area through 2010 which is 40 more years of rainfall record that wasn’t previously available. The new data shows
approximately a 30% reduction in one hour rainfall depths than what was used in the SDMP and therefore there is likely more
capacity within Drainage System 3 than what was previously considered.
Lastly, according to Figure 7.1a of the City’s URMP the subject property falls outside Aspen Mountain’s mudflow zone,
however it should be noted that the City is in the process of updating mudflow studies and regulations which may influence any
potential mudflow requirements for the subject property.
Proposed Development, Stormwater Requirements and Stormwater Mitigation Options
It is our understanding that the project will include a remodel of the existing residence and an expansion to accommodate a
total of 9 affordable housing units. Additional improvements include adding a basement, formalized parking along the south
side of the property, various walkways, individual storage closets, bicycle racks and landscaping.
Based on the proposed improvements the project will be classified as a “Major Project” as identified within the City’s URMP.
Based on the location of the subject property the stormwater mitigation requirements will include water quality treatment for all
exposed impervious areas. Onsite stormwater detention will only be required for any additional impervious areas since the
subject property falls within an area that is served by the City’s storm sewer system.
Per our review of the conceptual site plan the amount of impervious area, excluding any potential green roofs and/or
permeable pavers which will be further evaluated as the project progresses, has been estimated to be 5,660 sf which equates
to a total impervious area lot coverage of 63% and a slight increase in impervious area of approximately 1,000 sf as compared
to existing conditions.
Water Quality Treatment: Based on the estimated total impervious area the required water quality treatment volume will be 57
cf. This estimate does not include any potential opportunities for integrating permeable pavers, green roofs, disconnecting
directly connected impervious areas or taking credit for the existing tree canopies; all of which will be further evaluated as the
project design progresses.
Based on the existing site topography and proposed site development there are several viable options for providing the
required water quality treatment volume to include bioretention cells, permeable pavers, sand filter beds and dry wells; all of
which are further described below:
Bio-retention Cells are depressed landscaping areas designed to capture and filter and/or infiltrate the water quality
capture volume from a contributing drainage basin. The soil matrix and plantings remove pollutants through a variety
of physical, biological and chemical treatment process. Bioretention cells are potential water quality treatment
facilities for this project. There are appear to be several potential locations for integrating bioretention on the subject
property but the most efficient locations would be along the northern portion of the site as illustrated on Exhibit A.
Permeable Pavers are a type of BMP comprised of a layer of concrete pavers separated by joints filled with small
stones. Water enters the joints between solid concrete pavers and flows through an open graded base; i.e. crushed
stone layers with no small or fine particles. The void spaces among the crushed stones store water and infiltrate it
back into the soil subgrade. Permeable pavers help reduce the overall impervious areas and also provide an
opportunity to treat stormwater runoff from adjacent impervious areas. If draining impervious areas onto permeable
pavers is desired the ratio of impervious areas to permeable pavers shall be limited to a 2:1 ratio (two units of
impervious areas for each unit of permeable pavers). Potential locations for permeable pavers include the proposed
254
SE Project #. 19176: 611 W Main Street Drainage Mitigation Letter 7/22/2019
Page 3
502 Main Street • Suite A3 • Carbondale, CO 81623 • (970)704-0311• Fax (970)704-0313
S OPRI S E NGIN EERING • LLC civi l consultants
at surface walkways as well as the parking area. It should be noted that permeable pavers that fall within 10-ft of any
structure will likely require an underdrain system which will need to be routed to the City’s storm system that
terminates at the northwest corner of Main Street and 5th Street or into a proposed dry well.
Sand Filter Cell are similar to bioretention cells except that the filter media is made of up of sand and they can serve
as detention facilities. The surface treatment can also be treated with decorative stones over the sand if zeroscape
landscaping is desired. Potential locations for a sand filter cell are the proposed rock garden areas identified on the
conceptual site plan and noted on Exhibit A.
Dry Wells are a BMPs that incorporates manhole structures with perforated barrels at the deeper depths. Washed
screened rock is installed around the exterior of the perforated sections. When sub-soils are capable of moderate to
high infiltration rates, dry wells are considered to be a viable BMP. They dramatically reduce the increased runoff and
volume of stormwater generated from surrounding impervious areas and promote infiltration; thereby improving the
water quality of stormwater runoff. The required water quality capture volume for a dry well shall be 150% of the
design water quality capture volume as outlined within Chapter 8 of the City’s URMP. Per the City’s URMP dry wells
shall not be located within 10-ft of any structure or 10-ft from a property line. Based on these criteria there is only one
potential location for a dry well as illustrated on Exhibit A; unless a variance request is pursued.
Stormwater Detention: If the proposed impervious area exceeds the amount that currently exists onsite then stormwater
detention will need to be integrated in with the overall stormwater mitigation design to ensure post development peak runoff
rates do not exceed existing peak runoff rates. Onsite stormwater detention options include Sand Filter Cells and/or a Dry
Well as described above. Either of these options could easily accommodate the detention required for the anticipated increase
of impervious areas.
Conclusion
Based on our evaluation of the existing site conditions and proposed development the project has several viable options for
providing water quality and stormwater detention volumes on the subject property. The design of all onsite stormwater
mitigation infrastructure and water quality treatment facilities to include type, location and size will be further analyzed as the
project design progresses with final designs being provided with any future building permit application.
If you have any questions or need any additional information please don’t hesitate contacting our office.
Sincerely,
SOPRIS ENGINEERING, LLC
Jesse K Swann, PE
Project Manager
Encl: Exhibit A: Existing Conditions & Stormwater Mitigation Options
255
611 W. MAIN STREET
TWO STORY EXISTINGRESIDENCE
1,675 sq. ft. AT GROUND LEVEL
AREA=9,000 sq. ft. (0.2066 ac.)
MAIN STREET
(100-FT ROW)
ALLEY
617 MAIN STREET
PROFESSIONAL
CONDOMINIUMS
617 MAIN STREET
SMB CONDOMINIUMS
SMALL SECTION OF
GUTTER & DOWNSPOUTBASED ON SITE VISIT
EXISTING STORM DRAIN INLET IS LOCATED
AT NORTHWEST CORNER OF MAIN
STREET/5TH STREET INTERSECTION WHICH IS
APPROXIMATELY 70-FT FROM NORTHEAST
CORNER OF SUBJECT PROPERTY
UP14RISER(6 23/32" ) 13TREADS(11" )
1 2 3 4 5 6 7LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
PROPOSED LIGHT WELL W/
GRATE (TYP)
STORAGECLOSET(TYP)
PROPOSED SIDEWALK
(SURFACE TREATMENT TBD)
PROPOSED PARKING
(SURFACE TREATMENT TBD)
TRASHENCLOSURE
BIKE RACK
EXTERIORSTAIRS
PROPOSED ROCK & BOULDER
SCAPE-POTENTIAL LOCATION FOR A
SAND FILTER CELL (TBD)PROPERTY LINELINE OF STRUCTURE ABOVE(HATCHED AREA REPRESENTS
ROOF AREA) (TYP)PROPERTY LINEALLEY
MAIN STREET
POTENTIAL DRY WELL LOCATIONFOR WATER QUALITY,STORMWATER DETENTION
AND/OR POINT OF TERMINATION
FOR ONSITE STORM
PIPES/UNDERDRAINS(NOTE: DRY WELL TO BE LOCATED
10-FT FROM PL & STRUCTURES)
PROPOSED ROCK & BOULDERGARDEN-POTENTIAL LOCATION FOR
A SAND FILTER CELL (TBD)
PROPOSED WALKWAY(SURFACE TREATMENT TBD)
EXISTING STORM DRAIN INLET IS LOCATED AT
NORTHWEST CORNER OF MAIN STREET/5TH STREET
INTERSECTION WHICH IS APPROXIMATELY 70-FT
FROM NORTHEAST CORNER OF SUBJECT PROPERTY
(POTENTIAL POINT OF CONNECTION FOR ONSITE
STORM DRAIN PIPES)
POTENTIAL LOCATION FORBIORETENTION CELLS
SHED
EX.XRMR
OPRIS ES NGINEERING, LLC.
CIVIL CONSULTANTS
19176JOB NO.
DATE: 07-22-2019
502 MAIN STREETCARBONDALE, CO 81623(970) 704-0311FAX: (970)-704-0313
DESIGNED BY
DRAWN BY
CHECKED BY
DATE REVISION
EXHIBIT ADRAWING NO.G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\DE\19176-DRAINAGE.DWG - Jul 22, 2019 - 6:38amNORTH611 W. MAIN STREETASPEN, COLORADO1 inch = ft.
( IN FEET )
GRAPHIC SCALE
010 10 20
10
405 EXHIBIT A: EXISTING CONDITIONS &PROPOSED DRAINAGE MITIGATION OPTIONSEXISTING CONDITIONS STORMWATER MITIGATION OPTIONS
NOTE:
THIS PLAN IS CONCEPTUAL OR ILLUSTRATIVE IN NATURE WITH THE INTENT TO
DEMONSTRATE OPTIONS FOR COMPLYING WITH THE CITY'S STORMWATERMITIGATION REGULATIONS. PRECISE INFORMATION SHALL BE PROVIDED ASPART OF THE BUILDING PERMIT APPLICATION.
HALF SIZED FOR ATTACHMENT TO REPORT
256
2
611 W. MAIN ST. AFFORDBALE HOUSING | ASPEN CO
611 W. MAIN ST. AFFORDBALE HOUSING | ASPEN CO 257
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
3
PROJECT OVERVIEW
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
COVER SHEET
ZONING
SITE PLANS
FLOOR PLANS
ROOF PLANS
ELEVATIONS
1
2
3
Z1.01
Z1.02
Z1.03
Z1.04
Z1.05
A1.01
A1.02
A1.03
A1.04
A1.05
A1.06
A1.07
A1.08
A1.09
A1.10
A1.11
A1.12
A2.01
A2.02
A2.03
A2.04
A2.05
HP-1
HP-2
HP-3
TOP SHEET
COVER SHEET
PROJECT OVERVIEW
FAR EXISTING
FAR PROPOSED
FAR PROPOSED
NLA PROPOSED
NLA PROPOSED
SITE CONTEXT
SITE PLAN | EXISTING | 3/16"
SITE PLAN | PROPOSED | 3/16"
SITE PLAN | LANSCAPE PROPOSED | 3/16"
EXISTING LOWER LEVEL FLOOR PLAN | DEMOLITION
EXISTING MAIN LEVEL FLOOR PLAN | DEMOLITION
EXISTING SECOND LEVEL FLOOR PLAN | DEMOLITION
LOWER LEVEL FLOOR PLAN | PROPOSED
MAIN LEVEL FLOOR PLAN | PROPOSED
SECOND LEVEL FLOOR PLAN | PROPOSED
THIRD LEVEL FLOOR PLAN | PROPOSED
ROOF PLAN
ELEVATIONS
ELEVATIONS
ELEVATIONS
PROPOSED MATERIALS
PROPOSED RENDERINGS
HISTORIC PRESERVATION ELEVATIONS
HISTORIC PRESERVATION ELEVATIONS
HISTORIC PRESERVATION EXISTING PHOTOS
PROJECT SITE
033
LBB
5.1
A
REFERENCE GRID LINE
SPOT ELEVATION
WINDOW MARK
DOOR MARK
ROOM NUMBER
DRAWING REVISION
ASSEMBLY DETAIL CUT
SECTION CUT
EXTERIOR ELEVATION
DETAIL CALLOUT
SECTION DETAIL CALLOUT
INTERIOR ELEVATION
ROOM
100
F11
1
T. O. RIDGE
BEAM
123'-6 1/2"
4.4
1
1
7.1
1
7.1
8.1
1
2
3
4
SY MBOL L EGEND
MA TERIA L L EGEND
GYPSUM WALL
BOARD
RAW FRAMING
WOOD BLOCKING
ROCK - NON
COMPACTED FILL
CONCRETE
STONE
FRAME WALL
BRICK
PLYWOOD
BATT INSULATION
FINISHED WOOD
RIGID INSULATION
8
OWNER
M. Development
2001 N. Halsted St.
#99
Chicago, IL 60614
P: 312.850.1680
ARCHITECT
David Johnston Architects
119 South Spring St.
Suite 203
Aspen, CO 81611
P: 970.925.3444
F: 970.920.2186
collin@djarchitects.com
PLANNER
Bendon Adams
300 South Spring St.
Suite 202
Aspen, CO 81611
P: 970.925.2855
chris@bendonadams.com
CIVIL ENGINEER
Sopris Engineering, LLC
502 Main St.
Suite A-3
Carbondale, CO 81623
P: 970.704.0311
ynichol@spopriseng.com
LOCATION 611 W. MAIN ST. ...........................................................................................
PARCEL ID# 273512448003 ...........................................................................................
ZONE MU ........................................................................................................................
OCCUPANCY GROUP R .................................................................................................
CONSTRUCTION Type V-B ..............................................................................................
EXISTING NET LEASABLE 9,000 S.F. EXISTING .............................................................
PROPOSED FLOOR AREA 8,154 S.F. ............................................................................
NET LEASABLE S.F. .......................................................................................................
PUBLIC AMENITIES SPACE ...........................................................................................
MAX FLOOR AREA RATIO 1:1 .........................................................................................
HEIGHT LIMITATION 28 FT ..............................................................................................
FRONT YARD SETBACK 0 FT .........................................................................................
SIDE YARD SETBACK 0 FT .............................................................................................
REAR YARD SETBACK 0 FT ............................................................................................
GROUND SNOW LOAD 100 PSF ....................................................................................
WIND SPEED 89 MPH EXPOSURE CAT B ......................................................................
SEISMIC DESIGN CATEGORY C .....................................................................................
WEATHERING SEVERE ...................................................................................................
FORST LINE DEPTH 36” .................................................................................................
WINTER DESIGN TEMP -15 DEG F .................................................................................
ICE SHIELD REQUIREMENT YES, 6’ UP FROM EAVE .....................................................
FLOOD HAZARDS FEMA MAP 6/4/1987 .........................................................................
AIR FREEZING INDEX 1964 .............................................................................................
MEAN ANNUAL TEMP 40 DEG F....................................................................................
GENERAL CONSTRUCTION NOTES
1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future
additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated
or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any
parts of the drawings shall be reported to the Architect immediately for clarification.
2. David Johnston Architects, PC., waves any and all liability for problems which arise from failure to follow the design intent of the
plans. Contractor to obtain and/or request guidance of David Johnston Architects, PC., with respect to any errors, omissions,
inconsistencies, or conflicts which may be discovered or alleged.
3. The Plans and Specifications are the property of the Architect and are not to be used without the permission of same.
4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having
jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades.
5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall
provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer
or Architect shall not include inspection of the above items nor will the architect or structural engineer be responsible for the
contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques,
sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be
responsible for all Federal and OSHA regulations.
6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect
should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions
are to rough framing or face of concrete unless noted otherwise.
7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein.
It is the responsibility of the Contractor to bring to the attention of the Architect any conditions which will not permit construction
according to the intentions of these documents.
8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local
code or ordinance.
9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved
by the Architect. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall
also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done
by a certified surveyor.
10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for
record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual
installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be
concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of
project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover,
appropriately labeled.
11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils
engineer, and the required concrete testing prior to any foundation work.
12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect of any
discrepancy or variation between the Drawings and actual site conditions.
A.F.F. ABOVE FINISH FLOOR
ADJ. ADJUSTABLE
ALT. ALTERNATE
A.B. ANCHOR BOLTS
& AND
ARCH. ARCHITECTURAL
@ AT
BM. BEAM
BM. PKT. BEAM POCKET
BRG. BEARING
BLK’G. BLOCKING
BOT. BOTTOM
B.F. BOTTOM OF FOOTING
BLDG. BUILDING
B.O. BY OWNER
CAB. CABINET
CLG. CEILING
CL. CENTER LINE
C.T. CERAMIC TILE
CLR. CLEAR
COL. COLUMN
CONC. CONCRETE
CONN. CONNECTION
CONT. CONTINUOUS
DTL. DETAILS
DBL. DOUBLE
DWL. DOWEL
E.W. EACH WAY
ELEV. ELEVATION
EXIST’G EXISTING
EXT. EXTERIOR
FLR. FLOOR
FTG. FOOTING
FND. FOUNDATION
GA. GAUGE
G.L. GLU-LAM
G.W.B. GYPSUM WALL BOARD
HT. HEIGHT
HK. HOOK
HORIZ. HORIZONTAL
INFO. INFORMATION
INSUL. INSULATION
JST. JOIST
L.L. LIVE LOAD
LONGINT. LONGITUDINAL
N.I.C. NOT IN CONTRACT
O.C. ON CENTER
OPP. OPPOSITE
O/ OVER
PTD. PAINTED
PERF. PERFORATED
PL. PLATE
PLY. PLYWOOD
PROP. LINE PROPERTY LINE
REINF. REINFORCEMENT
RDWD. REDWOOD
REQ’D. REQUIRED
RESIL. RESILENT
REV. REVISED
S.M. SHEET METAL
SIM. SIMILAR
S.F. SQUARE FEET
STD. STANDARD
STL. STEEL
STDS. STUDS
THK. THICK
TLT. TOILET
T.F. TOP OF FOOTING
T.P. TOP OF PLATE
T.L. TOP OF LEDGE
T.W. TOP OF WALL
TOT. TOTAL
T.B. TOWEL BAR
TRANSV. TRANSVERSE
TYP. TYPICAL
U.N.O. UNLESS NOTED UTHERWISE
V.I.F. VERIFY IN FIELD
PROJE CT INF ORMA T ION
PROJECT INDE X
PROJECT DIRECT ORY
GENERA L CONST RUCT ION NOT ES
A BBREV IA T IONS
611 W. MAIN ST. AFFORDBALE HOUSING
HPC APPLICATION 5/20/20V ICINIT Y MA P
258
259
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.01
FAR EXISTING
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"
3'-10"
24'-03/4"53/4"
3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:
A - 1
PAGE NO.
DRAWINGS BY:
TRUE DIMENSIONS
P.O. BOX 10431
ASPEN, CO 81612
970-618-8351
EMAIL:
ASPENTRUEDIMENSIONS@COMCAST.NET
WWW.ASPENTRUEDIMENSIONS.COM
PROJECT:
NOTES:
3/16" = 1'
DATE REVISED
PROJECT
DATE MEASURED
10/03/2017
FAR CALCULATION
MAIN & UPPER LEVELS
611 WEST MAIN STREET
ASPEN, CO 81611
10/05/2017
DRAWING REQUEST BY:
THUNDERBOWL ARCHITECTS
300 S. SPRINGS ST. #201
ASPEN, CO 81611
1 EXISTING MAIN LEVEL FLOOR AREA
SCALE: 3/16"-1'
2 EXISTING UPPER LEVEL FLOOR AREA
SCALE: 3/16"-1'
EXTERIOR AREA
1,672 SQUARE FEET
LEGEND
Gross floor area calculated to exterior face
of both 2"x 4" & 2"x 6"exterior stud
walls
Stairs - 37 sq. ft. exempt
Deck/Patio below 30" - 526 sq. ft. exempt
EXTERIOR AREA
951 SQUARE FEET
Ceilings below 5'-6" - 151 sq. ft. exempt
Stairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exempt260
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.02
FAR PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
UP
46.61 sq ft
46.61 sq ft
24.72 sq ft 24.72 sq ftUP3'-8"5'-4"8'-83/4"9'-0"
3'-8"5'-4"8'-83/4"9'-0"9'-0"
4'-71/2"4'-71/2"3'-8"5'-4"3'-8"5'-4"9'-0"141.97 sq ft
133.80 sq ft
316.94 sq ft
252.35 sq ft
99.06 sq ft
144.68 sq ft
310.47 sq ft
170.00 sq ft
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
1,711.93 SF TOTAL BELOW GRADE WALL AREA
-142.66 SF TOTAL EXPOSED BELOW GRADE WALL AREA
1,569.27 SF TOTAL BURIED BELOW GRADE WALL AREA
92% BURIED
8% EXPOSED
3 BED AH UNIT
914.25 sq ft
CA:73.14 sq ft
4 BED AH UNIT
797.21 sq ft
CA:63.78 sq ft
UPDN
DNUP
OUTLINE OF 3RD LEVEL ABOVE
OUTLINE OF 2ND LEVEL ABOVE
OUTLINE OF 2ND LEVEL CICULATION ABOVE
OUTLINE OF 3RD LEVEL ABOVE
OUTLINE OF 2ND LEVEL ABOVEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPELINE OF STRUCTURE ABOVESI JOHNSON DITCH CL
ADDITIONAL CARPORT
873.89 sq ft
CA:0.87 sq ft
OUTLINE OF 2ND LEVEL CIRCULATION ABOVE
OUTLINE OF 3RD LEVEL CIRCULATION ABOVE
OUTLINE OF 2ND LEVEL ABOVE
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
STORAGE
291.66 sq ft
STORAGE
124.39 sq ft
TRASH AREA
120.15 sq ft
STAIR
121.90 sq ft
CAR PORT
1,518.90 sq ft
CA:0.15 sq ft
DECK
508.54 sq ft
CA:0.51 sq ft
DECK
40.78 sq ft
CA:0.04 sq ft
3 BED AH UNIT
406.22 sq ft
4 BED AH UNIT
698.72 sq ft
3 BED AH UNIT
437.51 sq ft
BIKE & SKI ROOM
81.06 sq ft
STAIR
47.84 sq ft
0 4'8'16'SCALE: 1/8" = 1'-0"-1 LOWER LEVEL AREA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL AREA PLAN PROPOSED
261
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.03
FAR PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.DNUPUPUP
OUTLINE OF 3RD LEVEL ABOVE
OUTLINE OF 3RD LEVEL ABOVEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
OUTLINE OF 3RD LEVEL ABOVE
BELOW 5'-6"
BELOW 5'-6"
BELOW 5'-6"
BELOW 5'-6"
OUTLINE OF 3RD LEVEL CIRCULATION ABOVE
EXISTING ROOF BELOW
1 BED AH UNIT
685.39 sq ft
1 BED AH UNIT
685.40 sq ft
2 BED AH UNIT
850.28 sq ft
CIRCULATION
297.18 sq ft
CA:0.03 sq ft
STAIR
82.94 sq ft
3 BED AH UNIT
952.40 sq ft
DECK
55.22 sq ft
CA:0.01 sq ft
DECK
55.22 sq ft
CA:0.01 sq ft
DECK
56.21 sq ft
CA:0.01 sq ft
STAIR
47.84 sq ftDN
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXISTING ROOF
EXISTING ROOF BELOW
1 BED AH UNIT
685.40 sq ft
1 BED AH UNIT
685.40 sq ft
2 BED AH UNIT
850.28 sq ft
CIRCULATION
272.56 sq ft
CA:0.03 sq ft
DECK
55.22 sq ft
CA:0.01 sq ft
DECK
56.21 sq ft
CA:0.01 sq ft
DECK
55.22 sq ft
CA:0.01 sq ft
USE LEVEL TOTAL AREA FLOOR AREA
SECOND LEVEL 1,370.79 1,370.79
THIRD LEVEL 1,370.80 1,370.80
SECOND LEVEL 850.28 850.28
THIRD LEVEL 850.28 850.28
LOWER LEVEL 914.25 8% (92% BURIED) 73.14
MAIN LEVEL 843.73 843.73
SECOND LEVEL 952.40 952.40
LOWER LEVEL 797.21 8% (92% BURIED) 63.78
MAIN LEVEL 698.72 698.72
MAIN LEVEL 81.06 81.06
MAIN LEVEL 2,392.79 142.79
MAIN LEVEL 549.32 0
SECOND LEVEL 166.65 0
THIRD LEVEL 166.65 0
MAIN LEVEL 169.74 169.74
SECOND LEVEL 66.87 82.94
SECOND LEVEL 297.18 297.18
THIRD LEVEL 272.56 272.56
MAIN LEVEL 416.05 416.05
MAIN LEVEL 120.45 120.15
12,780.38 S.F. 8,656.39
1 BED AH UNIT
2 BED AH UNIT
3 BED AH UNIT
BIKE & SKI ROOM
4 BED AH UNIT
TRASH AREA
CAR PORT (EXEMPTION: 250 S.F. PER UNIT. 9 x 250 S.F. = 2,250 S.F.)
DECK (EXEMPTION: 9,000 S.F. x 15% = 1,350 S.F.)
STAIR/ ELEVATOR
STORAGE
CIRCULATION
0 4'8'16'SCALE: 1/8" = 1'-0"2 SECOND LEVEL AREA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL AREA PLAN PROPOSED
262
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.04
NLA PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
UP
UPPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
D/W D/W3 BED AH UNIT #2
814.34 sq ft
4 BED AH UNIT #1
706.97 sq ft
UPDN
DNUP
DWDW
DW
RG
RG RGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPELINE OF STRUCTURE ABOVESI JOHNSON DITCH CL
STORAGE CLS.
102
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
4 BED UNIT
106
3 BED UNIT
107
3 BED UNIT
108
COVERED DECK
109
REFREF REFLINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
STORAGE CLS.
101
EXIT STAIR
104
3 BED AH UNIT #3
374.49 sq ft
4 BED AH UNIT #1
641.51 sq ft
3 BED AH UNIT #2
399.63 sq ft
OUTDOORS GRILL & DINING
110
0 4'8'16'SCALE: 1/8" = 1'-0"-1 LOWER LEVEL NLA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL NLA PLAN PROPOSED
263
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
Z1.05
NLA PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.DNUPUPUP
DW DW
DWRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXIT STAIR
104
CIRCULATION
200
3 BED UNIT
107
1 BED UNIT
201
1 BED UNIT
202
2 BED UNIT
203
DRWD/WREF REF
REF
1 BED AH UNIT #2
635.99 sq ft
1 BED AH UNIT #1
635.99 sq ft
2 BED AH UNIT #1
794.58 sq ft
3 BED AH UNIT #3
925.53 sq ft
DNDW DW
DWRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXIT STAIR
104
CIRCULATION
300
1 BED UNIT
301
1 BED UNIT
302
2 BED UNIT
303
DRW
REF REF
REF
1 BED AH UNIT #4
635.99 sq ft
1 BED AH UNIT #3
635.99 sq ft
2 BED AH UNIT #2
794.39 sq ft
NET LEASABLE SCHEDULE
FLOOR
LOWER LEVEL
MAIN LEVEL
SECOND LEVEL
THIRD LEVEL
3 BED AH UNIT #2
4 BED AH UNIT #1
3 BED AH UNIT #2
3 BED AH UNIT #3
4 BED AH UNIT #1
1 BED AH UNIT #1
1 BED AH UNIT #2
2 BED AH UNIT #1
3 BED AH UNIT #3
1 BED AH UNIT #3
1 BED AH UNIT #4
2 BED AH UNIT #2
AREA
814.34
706.97
399.63
374.49
641.51
635.99
635.99
794.58
925.53
635.99
635.99
794.39
7,995.40 sq ft
0 4'8'16'SCALE: 1/8" = 1'-0"2 SECOND LEVEL NLA PLAN PROPOSED
0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL NLA PLAN PROPOSED
264
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.01
SITE CONTEXT
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
611 W. MAIN ST. (PROJECT SITE)
STREET VIEW (LOOKING SOUTH)
STREET VIEW (LOOKING NORTH)
265
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.02
SITE PLAN | EXISTING |
3/16"
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.14'-95/8"16'-31/8"
3'-0"3'-0 "10'-0"3'-0"PROPERTY LINEM A I N S T R E E T
Block 25
(100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00'
32.3'3.4'0.6'24.3'16.8'16.2'35.2'
5.1'7.8'7.9'14.0'28.1'611 W. MAIN ST.
TWO STORY FRAMED HOUSE COVERED PORCH BELOW
GRAVEL PARKING
SHED 5.3'7.8'
CELLAR DOOR
8.0' OVERHANG
WOODEN RAMPCOVERED
PORCH
T
T = Phone Pedestal
= Electric Transformer
GM
EM = Electric Meter
= Gas Meter
= Fence
AC = Air Condition Unit
Legend
GM
1.0'x7.5'
CANTILEVER
EM
x
= Fence Post
T
EB
= Electric Transformer
E = Electric Pedestal
EB
E
T
T
= Grate
9,000 S.F. 0.21 AC.
Electric and Communications Utility
Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00'
Easement per Rec. No. 407496
Detail
Curb/Gutter
P.O.B.
Easement per Rec. No. 325089
BUILDING 1,675. S.F.
AT GROUND LEVEL
COVERED PORCH BELOW
5.0' OVERHANG
PROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPE7
8
3
0
783078307829782878287 8 2 8
7 8 2 9
SI JOHNSON DITCH CL
ACTIVITY ENVELOPE
0 4'8'12'SCALE: 3/16" = 1'-0"1 SITE PLAN | EXISTING | 3/16"7930'-6" = ARCH 100'-0"
N
266
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.03
SITE PLAN | PROPOSED
| 3/16"
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.2122232425262728293031323334UP14RISER (6 2 3/32 ")
13TREADS(11")
DN
DN12345678910111213141516UP14'-95/8"16'-31/8"
3'-0"3'-0 "10'-0"3'-0"EXPOSED AGRAGATE CONCRETE SIDEWALK.
FLUSH TRANSITION FROM PARKING.
ACCESSIBLE PERVIOUS
PAVER WALK
PLANTING BED
PLANTING BED
BICYCLE RACK
LIGHT WELL W/ GRATING
LIGHT WELL W/ GRATING
LIGHT WELL W/ GRATING
EXISTING FENCE TO REMAIN
EXISTING HEDGE TO REMAINPROPERTY LINEM A I N S T R E E T
Block 25
(100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00'
0.6'
611 W. MAIN ST.
TWO STORY FRAMED HOUSE COVERED PORCH BELOW
SHED 5.3'7.8'
8.0' OVERHANG
COVERED
PORCH
T
T = Phone Pedestal
= Electric Transformer
GM
EM = Electric Meter
= Gas Meter
= Fence
AC = Air Condition Unit
Legend
GM
1.0'x7.5'
CANTILEVER
EM
x
= Fence Post
T
EB
= Electric Transformer
E = Electric Pedestal
EB
E
T
T
= Grate
9,000 S.F. 0.21 AC.
Electric and Communications Utility
Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00'
Easement per Rec. No. 407496
Detail
Curb/Gutter
P.O.B.
Easement per Rec. No. 325089
BUILDING 1,675. S.F.
AT GROUND LEVEL
COVERED PORCH BELOW
5.0' OVERHANG
PROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE7
8
3
0
783078307829782878287 8 2 8
7 8 2 9
LINE OF STRUCTURE ABOVESI JOHNSON DITCH CL
STORAGE CLS.
102
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
4 BED UNIT
106
3 BED UNIT
107
3 BED UNIT
108
COVERED DECK
109
PERVIOUS PAVER PARKING AREA
STEEL PARKING BOLLARD
LIGHT WELL W/ GRATING
EXISTING HEDGE TO REMAIN
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
ACCESSIBLE
RAMP
STORAGE CLS.
101
EXIT STAIR
104
OUTDOORS GRILL & DINING
110
0 4'8'12'SCALE: 3/16" = 1'-0"1 SITE PLAN | PROPOSED | 3/16"7930'-6" = ARCH 100'-0"
N
267
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 2:38 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A1.04
SITE PLAN | LANSCAPE
PROPOSED | 3/16"
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.2122232425262728293031323334UP14RISER (6 2 3/32 ")
13TREADS(11")
DN
DN12345678910111213141516UP
EXPOSED AGGREGATE CONCRETE SIDEWALK.
FLUSH TRANSITION FROM PARKING.
ROCK & BOULDER SCAPE
ACCESSIBLE PERVIOUS
PAVER WALK
BICYCLE RACK
LIGHT WELL W/ GRATING
LIGHT WELL W/ GRATING
LIGHT WELL W/ GRATING
EXISTING FENCE TO REMAIN
ROCK & BOULDER SCAPE
EXISTING HEDGE TO REMAIN
EXISTING HEDGE TO REMAIN
PERENNIAL BED
PERENNIAL BEDPERENNIAL BED
BOX WOOD SHRUB
LOW PLANTS &
GROUNDCOVER
BOX WOOD SHRUB
LOW PLANTS &
GROUNDCOVER
LAWN
LAWN
LAWN
ROCK & BOULDER SCAPE
ACCESSIBLE PERVIOUS
PAVER WALKPROPERTY LINEGMEM
T
EB
T PROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE7
8
3
0
783078307829782878287 8 2 8
7 8 2 9
LINE OF STRUCTURE ABOVESI JOHNSON DITCH CL
PERVIOUS PAVER PARKING AREA
STEEL PARKING BOLLARD
LIGHT WELL W/ GRATING
GRILL AREA W/
STONE COUNTER
ACCESSIBLE
RAMP
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
0 4'8'12'SCALE: 3/16" = 1'-0"1 LANDSCAPE PLAN | PROPOSED | 3/16"7930'-6" = ARCH 100'-0"
N
268
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T 970-925-3444
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A1.05
EXISTING LOWER
LEVEL FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
PARTIAL BASEMENT FOUNDATION TO BE REPLACED
DIRT FOUNDATION TO BE REPLACED
EXISTING HOME TO BE LIFTED. NEW BASEMENT
TO BE EXCAVATED. NEW FOUNDATIONS BUILT.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
0 4'8'12'SCALE: 3/16" = 1'-0"1 LOWER LEVEL DEMOLITION
269
DRAWING ISSUE
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Aspen, CO 81611
T 970-925-3444
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A1.06
EXISTING MAIN LEVEL
FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
GRAVEL PARKING AREA TO BE REMOVED
VEGETATION TO BE REMOVED
TREE TO REMOVED
TRANSFORMER TO REMAIN, UPGRADE AS REQ.
INTERIOR WALLS & FINISHES TO BE REMOVED
INTERIOR FIXTURES TO BE REMOVED
INTERIOR FLOOR TO REPLACED
(FINISH & STRUCTURE)
RAMP TO BE REMOVED. REPLACED
WITH HARDSCAPE.
TREE TO REMOVED
CELLAR DOORS TO BE REMOVED
UTILITIES RELOCATED AS REQ.
FIREPLACES TO BE REMOVED. CHIMNEYS
AT ROOF TO REMAIN.PROPERTY LINEGMEM
T
EB
T PROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
ACTIVITY ENVELOPE
0 4'8'12'SCALE: 3/16" = 1'-0"1 MAIN LEVEL DEMOLITION
270
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Aspen, CO 81611
T 970-925-3444
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A1.07
EXISTING SECOND
LEVEL FLOOR PLAN |
DEMOLITION
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
INTERIOR WALLS & FINISHES TO BE REMOVED
INTERIOR FIXTURES TO BE REMOVED
INTERIOR FLOOR TO REPLACED
(FINISH & STRUCTURE)
FIREPLACES TO BE REMOVED. CHIMNEYS
AT ROOF TO REMAIN.PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
0 4'8'12'SCALE: 3/16" = 1'-0"1 SECOND LEVEL DEMOLITION
271
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Aspen, CO 81611
T 970-925-3444
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A1.08
LOWER LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.12345678910
11
12
13
14
15
16
17
UP
1234567891011121314151617UPPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
D/W D/WBATHROOM
BATHROOM
BEDROOM
LAUNDRY
BEDROOM BEDROOM
BEDROOM
BEDROOM
BEDROOM
CL.
CL.
CL.
CL.
CL.
LAUNDRY
BATHROOM
STAIR
STAIR
LIGHTWELL
LIGHTWELL
LIGHTWELL
LIGHTWELL
BATHROOM
STORAGE
CL.
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
0 4'8'12'SCALE: 3/16" = 1'-0"1 LOWER LEVEL PROPOSED
272
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Aspen, CO 81611
T 970-925-3444
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A1.09
MAIN LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.UP14 RISER(6 23/3 2")
13T READS(11")
DN
DNUP
DWDW
DW
RG
RG RG6'-23/4"6'-0"10'-71/2"6'-0"PERVIOUS PAVER PARKING AREA
EXPOSED AGRAGATE CONCRETE SIDEWALK.
FLUSH TRANSITION FROM PARKING.
STEEL PARKING BOLLARD
BICYCLE RACK
LIGHT WELL W/ GRATING
LIGHT WELL W/ GRATING
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
ACCESSIBLE PERVIOUS
PAVER WALK
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVE
LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPELINE OF STRUCTURE ABOVESI JOHNSON DITCH CL
STORAGE CLS.
102
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
4 BED UNIT
106
3 BED UNIT
107
3 BED UNIT
108
COVERED DECK
109
REFREF REF1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
BATHROOM
KITCHEN
KITCHEN
BEDROOM
CL.
STAIR
CL.
LIVINGDINING
DINING
LIVING
CL.
CL.
KITCHEN
STAIR
STAIR
LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE
ACTIVITY ENVELOPE
LIVING
CL.
ELEVATOR
ACCESSIBLE
RAMP
STORAGE CLS.
101
EXIT STAIR
104
OUTDOORS GRILL & DINING
110
0 4'8'12'SCALE: 3/16" = 1'-0"1 MAIN LEVEL PROPOSED
273
DRAWING ISSUE
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Aspen, CO 81611
T 970-925-3444
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A1.10
SECOND LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.DNUP14 RISER(6 23/3 2")
13T READS(11")UP18 RISER(6 5/8")
17TREADS(11")
UP
DW D W
DWRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXISTING ROOF BELOW
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXIT STAIR
104
CIRCULATION
200
3 BED UNIT
107
1 BED UNIT
201
1 BED UNIT
202
2 BED UNIT
203
DRWD/WDR W
REF
D RW
REF
REF
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
BEDROOM
KITCHEN
LAUNDRYCL
BATHROOM
BALCONY
CL
CL
BEDR OOM
L I VI N G R OOM
K I TCH EN
L AU NDRY C L
B AT H R O O M
B ALCONY
C L
C L
BEDROOM
LIVING ROOM
KITCHEN
BEDROOM
CL
102-7
BATHROOM
BATHROOM
CL
MUDROOM
BALCONY
CL
102-11
BATHROOM
BATHROOM
BEDROOM
BEDROOM BEDROOM
CL.
CL.
CL.
LAUNDRY
STORAGE
STORAGESTORAGE
STORAGE
ELEVATOR
0 4'8'12'SCALE: 3/16" = 1'-0"1 SECOND LEVEL PROPOSED
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Aspen, CO 81611
T 970-925-3444
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A1.11
THIRD LEVEL FLOOR
PLAN | PROPOSED
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.DN18RISER(6 5/8")
17TREADS(11")
D W DW
D WRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINE
EXISTING ROOF
EXIT STAIR
104
CIRCULATION
300
1 BED UNIT
301
1 BED UNIT
302
2 BED UNIT
303
DRW
DR W
RE F
DRW
REF
R EF
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
BEDROOM
L I VI N G R O OM
K I TCH EN
LA U N D R YCL
BATH R O O M
B A L C ON Y
C L
CL
BEDROOM
LIVING ROOM
KITCHEN
LAUNDRY CL
BATHROOM
BALCONY
CL
CL
BEDR OOM
L IV I N G R O O M
K ITC H E N
B EDR OOM
C L
B AT H RO O M
BATH R OOM
CL
M U D R O O M
B ALCONY
CL
ELEVATOR
0 4'8'12'SCALE: 3/16" = 1'-0"1 THIRD LEVEL PROPOSED
275
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Aspen, CO 81611
T 970-925-3444
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A1.12
ROOF PLAN
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
27'-101/4"
27'-93/4"
MEMBRANE ROOF WITH APPLIED RIBS MEMBRANE ROOF WITH APPLIED RIBS
MEMBRANE ROOF WITH APPLIED RIBS BELOWMEMBRANE ROOF WITH APPLIED RIBS BELOW
FLAT
MEMBRANE
ROOFPROPERTY LINEPROPERTY LINEPROPERTY LINE
PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPEACTIVITY ENVELOPE
J
A3.07
K
1A2.01
1
A2.02
2A2.01
2
A2.02
1
A2.03
CEDAR SHINGLE ROOF
TO BE REPLACED AS REQ.
CEDAR SHINGLE ROOF
TO BE REPLACED AS REQ.
EXISTING ROOF BELOW
EXISTING ROOF BELOW
1:121:12 1 : 121 : 121 : 120 4'8'12'SCALE: 3/16" = 1'-0"1 ROOF PLAN
276
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Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.01
ELEVATIONS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
PROPOSED NEW STRUCTURE BEYOND
3"27'-21/2"EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.27'-111/2"1'-11/2"27'-21/2"17'-101/2"8'-0"9'-5"8'-0"27'-101/2"27'-93/4"MATCHING PROFILED METAL FROM
BELOW, PERFORATED.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
CEDAR SHAKE SIDING IN
DECK CUT-OUTS.
METAL FASCIA MATCHES WINDOW
& DOOR FRAMES ALUMINUM CLADDING.
PROFILED METAL.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
POURED CONCRETE COLUMNS
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOF
SOFFITS & CARPORTS
ELEVATOR TOWER PARAPET (BEYOND)
0 2'4'8'SCALE: 1/4" = 1'-0"2 NORTH ELEVATION
0 2'4'8'SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION
277
DRAWING ISSUE
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Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.02
ELEVATIONS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
CORNER WINDOW ASSEMBLY
STAIR TOWER
27'-93/4"27'-9"MATCHING PROFILED METAL FROM
BELOW, PERFORATED.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
CEDAR SHAKE SIDING IN
DECK CUT-OUTS.
METAL FASCIA MATCHES WINDOW
& DOOR FRAMES ALUMINUM CLADDING.
PROFILED METAL.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
POURED CONCRETE COLUMNS
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOF
SOFFITS & CARPORTS
EXISTING FENCE TO REMAIN.
REPAIR AS REQ.
EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
STONE APRON TO REMAIN &
REPAIRED AS REQ.27'-111/2"1'-13/4"MATCHING PROFILED METAL FROM
BELOW, PERFORATED.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
CEDAR SHAKE SIDING IN
DECK CUT-OUTS.
METAL FASCIA MATCHES WINDOW
& DOOR FRAMES ALUMINUM CLADDING.
PROFILED METAL.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
POURED CONCRETE COLUMNS
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOF
SOFFITS & CARPORTS
ELEVATOR TOWER
26'-81/2"EXISTING FENCE TO REMAIN.
REPAIR AS REQ.
EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
STONE APRON TO REMAIN &
REPAIRED AS REQ.
POLISHED FACE CONCRETE BLOCK
0 2'4'8'SCALE: 1/4" = 1'-0"1 EAST ELEVATION
0 2'4'8'SCALE: 1/4" = 1'-0"2 WEST ELEVATION
278
DRAWING ISSUE
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Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.03
ELEVATIONS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
MATCHING PROFILED METAL FROM
BELOW, PERFORATED.
HORIZONTAL ORIENTATION.
COLOR PENDING APPROVED
MOCK-UP BY HPC.
CEDAR SHAKE SIDING IN
DECK CUT-OUTS.
METAL FASCIA MATCHES WINDOW
& DOOR FRAMES ALUMINUM CLADDING.
ELEVATOR TOWER
POLISHED FACE CONCRETE BLOCK
WOOD SOFFIT BOARDS IN DECKS, ROOF
SOFFITS & CARPORTS
CORNER WINDOW ASSEMBLY
STAIR TOWER
0 2'4'8'SCALE: 1/4" = 1'-0"1 AUXILIARY ELEVATION
279
DRAWING ISSUE
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CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.04
PROPOSED MATERIALS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
PERFORATED METAL (WITH AIR SPACE BEHIND)
EXAMPLE AT THIRD LEVEL DECKS
PERFORATED METAL COMPARED TO NON-PERFORATED METAL
EXAMPLE AT SECOND & THIRD LEVELS
COLOR EXAMPLE OF PERFORATED METAL
BOX RIB METAL SIDING
PROFILE EXAMPLE AT SECOND & THIRD LEVELS
BOX RIB PERFORATED METAL SIDING
EXAMPLE AT THIRD LEVELS
CEDAR SHINGLE
EXAMPLE AT IN-SET DECKS
POLISHED CONCRETE BLACK
EXAMPLE AT MAIN LEVEL STORAGE AREAS, TRASH AREA & BIKE ROOM
CONCRETE COLUMNS
EXAMPLE AT MAIN LEVEL
POROUS PAVERS
EXAMPLE AT ALLEY PARKING AREA
MEMBRANE ROOF WITH APPLIED RIBS
EXAMPLE AT ROOFS
STEEL & CABLE RAILINGS WITH WOOD TOP RAIL
EXAMPLE CIRCULATION DECKS & EXTERIOR STAIRS
280
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CPF
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Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
A2.05
PROPOSED
RENDERINGS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
281
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-1
HISTORIC
PRESERVATION
ELEVATIONS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.3"27'-21/2"EXISTING FENCE TO REMAIN.
REPAIR AS REQ.
EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
NEW UNIT DOOR IN STYLE OF EXISTING DOORS
0 2'4'8'SCALE: 1/4" = 1'-0"2 NORTH ELEVATION: HP PLAN
0 2'4'8'SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION: HP PLAN
282
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-2
HISTORIC
PRESERVATION
ELEVATIONS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.27'-9"EXISTING FENCE TO REMAIN.
REPAIR AS REQ.
EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
STONE APRON TO REMAIN &
REPAIRED AS REQ.27'-111/2"1'-13/4"26'-81/2"EXISTING FENCE TO REMAIN.
REPAIR AS REQ.
EXISTING SHINGLES TO
BE REPLACED AS REQ.
NATURAL SEALED FINISH.
CEDAR SHAKE ROOF TO REPLCED AS REQ.
WITH NEW NATURAL COLOR AND FIRE COATING.
ENVELOPE WINDOWS &
DOORS TO BE REPAIRED
AND REFINISHED AS
REQUIRED.
CLAP BOARD SIDING TO BE STRIPPED
& REPAINTED. COLOR T.B.D. REPLACE AS
REQ.
CHIMNEYS TO REMAIN. REPAIRED AS REQ.
EXISTING TREES TO REMAIN
EXISTING SIDING, FASCIAS TRIM &
OTHER WOOD ENVELOPE COMPONENTS
TO BE REPAIRED/ REPLACED AS REQ.
NEW PAINT. COLOR T.B.D.
STONE APRON TO REMAIN &
REPAIRED AS REQ.
0 2'4'8'SCALE: 1/4" = 1'-0"1 EAST ELEVATION: HP PLAN
0 2'4'8'SCALE: 1/4" = 1'-0"2 WEST ELEVATION: HP PLAN
283
DRAWING ISSUE
DRAWN BY:
PROJECT No:1907
CPF
HPC APPLICATION 5/20/20
BIMcloud: BIMServer - BIMcloud Basic for ARCHICAD 22/611 W. Main St. Wednesday, May 20, 2020 12:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203
Aspen, CO 81611
T 970-925-3444
www.djarchitects.com
HP-3
HISTORIC
PRESERVATION
EXISTING PHOTOS
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David
Johnston Architects, PC and developed for use
and in conjunction with the specified project.
None of the ideas, designs, arrangements or
plans shall be used by or disclosed for any
pur p ose w hatso eve r without the wr i t t en
authorization of David Johnston Architects, PC.
Sheet No.
EXISTING PROPERTY
NORTH
EXISTING PROPERTY
NORTH
EXISTING PROPERTY
SOUTH
DOCUMENTING DETAILS
PORCH COLUMN
DOCUMENTING DETAILS
PORCH & QUEEN ANNE RETURN
DOCUMENTING DETAILS
REAR COVERED PORCH
DOCUMENTING DETAILS
WEST ANNEX
DOCUMENTING DETAILS
REAR WINDOWS
DOCUMENTING DETAILS
FRONT COVERED PORCH WINDOWS
DOCUMENTING DETAILS
FRONT WALK & GABLE
DOCUMENTING DETAILS
PLATES OF REAR ADDITIONS
DOCUMENTING DETAILS
BAY WINDOW
DOCUMENTING DETAILS
SOFFIT DETAILS
EXISTING PROPERTY
NORTH
284
611 West Main Street
Referral Department Responses
May 19, 2020
Engineering (PJ Murray)
TIA
- Application calls for We-Cycle memberships to be given to residents. This measure is not
applicable as We-Cycle memberships are free. Please update the TIA.
Response – The TIA has been updated to replace the We -Cycle membership with a membership to
Car -to-Go. Transportation and Engineering have preliminarily approved the updated TIA.
Conceptual Drainage Report
- The report calls out detention requirements for a dditional impervious areas – this property is in
the Aspen Mountain drainage basin, so detention is not required, only WQCV treatment. If
runoff doesn’t reach the City’s system detention would be required.
Response – This will be addressed prior to final HP design review, after HPC has weighed in on the
site plan.
Conceptual Drainage Plan
- Sheet A1.04 shows pervious pavers in the parking area. Pavers under a covered area do not
provide a stormwater treatment benefit unless impervious area is routed to the subbase. Clarify
design intent in final drainage report submitted at building permit.
Response – noted. We will consider permeable pavers for the final HP application that addresses
landscape.
- If final design requires pipes in the ROW, a permanent encroachment will be required. Also,
adequate separation from the Si Johnson ditch would need to be approved.
Response - Understood. Will be evaluated at time of permit.
- Some of the BMP options proposed appear to have significant tree impacts. Final loc ation and
excavation depths for the BMPs will need to be approved by the Parks Department and
minimize tree impacts or pay mitigation fees.
Response - Agreed, this will be determined at time of permit.
285
- Drywells are the BMP of last resort, please explore all other solutions before a drywell is chosen,
including green roofs and tree canopy credit.
Response – We will work with engineering prior to final HP design application to coordinate.
- At building permit, show bike parking dimensions comply wit h Association of Pedestrian and
Bicycle Professionals standards.
Response – Noted.
- The existing trash enclosure in the transformer utility easement shall be removed.
Response – A stand alone trash area is proposed by the parking spaces.
- Call out dimensions for the transformer easement. If current easement dimension requirements are
not met, the easement will need to be updated, 3’ to sides and rear and 10’ to front.
Response - The current easement will remain as we have found the transformer will be viable for our
future uses. Dimensions have been added to the proposed site plan.
- Show turning motions into most restrictive parking space along the alley to ensure access is
achie vable
Response – The drawing set has been updated. And a study by Sopris engineering has been provided.
- New sidewalk and curb and gutter are required for this project. The curb and gutter shall be
poured with minimal impacts to the existing tree roots. Sidewalk shall be COA floating sidewalk
detail at a minimum unless better alternative is found to protect t he trees.
Response - New sidewalk will need to be further coordinated as it will be placed above the Si Johnson
Ditch.
- Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the current
grate is in the sidewalk.
Response – We will work with Engineering to meet this condition.
- Show the Si Johnson Ditch on the plan set. If only a prescriptive eas ement exists, the easement
shall be formalized for the section that falls on this private property. Easement dimensions are
10’ to either side of the ditch from centerline.
Response – The site plan has been updated. We will discussion the requested easement with
ownership.
286
- The design with minimal impacts to the ditch is preferred. Earth retention systems, structures,
stormwater treatment, etc. will not be permitted in the ditch easement.
Response - Granting an easement for the Si Johnson Ditch is understood but preventing the owner to
utilize this space for other purposes does not seem acceptable, provided of course it does not
compromise or adversely impact the purpose of the easement (conveyance of ditch water,
maintenance, access, etc.) We will continue to discuss this with Engineering as the project progresses.
Parks (David Radeck)
Parks and WELS comments:
1. This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient Landscaping
Standards.
2. A tree permit will be required for all tree removals.
3. Tree protection fencing with signage will be required at the driplines of trees and must be
inspected and approved by the Parks Department.
4. No activity is allowed within the TPZ (Tree Protection Zone). There is also no storage of material
or machinery allowed in these areas.
5. A floating sidewalk design will be required by the Parks Department along Main Street.
6. If curb and gutter will be required, curb will need to be poured back against existing undisturbed
soil – NO framing will be allowed.
7. Specific distances for soil disturbance from trunks of individual trees have been determined by
the City Forester and must be adhered to.
Response – We will continue to work with Parks to comply with these conditions.
Environmental Health (Liz Chapman)
Project as proposed meets code requirements of 120 square feet for trash and recycling.
Response – ok.
Zoning (Sophie Varga)
RE: 611 W. Main Street DRC Zoning Comments
1. The floor area calculations need revising. Please arrange a meeting with me to go over floor area
and net livable calculations prior to the Conceptual HPC hearing. If special review is required to
request a FAR of 1.25:1 this must be done at Conceptual review. An example area that needs
revision: the deck area is under -calculated. A Zoning summary sheet must be included. This has
the net lot calculation, allowable floor area calculation, existing and proposed floor area, as well
as underlying zone district regulations. When approvals are received those are included as well.
287
a. Plan Sheets: Z1.01, Z1.02, Z1.03
b. Code Sections: 26.575.020.D – Measuring Floor Area
i. 26.575.020.D.3 - Attic Space and Crawl Space
ii. 26.575.020.D.4 Decks, Balconies, Loggias, Gazebos, Trellis, Exterior Stairways,
and non-Street-facing porches
iii. 26.575.020.D.5- Front Porches
iv. 26.575.020.D.6 – Patios
v. 26.575.020.D.11 – Sheds, Storage Areas, and similar Accessory Structures
vi. 26.575.020.D.14 – Allocation of Non-Unit Space
Response – We met with Zoning and clarified the calculations. Zoning confirmed that the deck areas are
correctly calculated. DJA has updated the plans as indicated by Zoning
2. Net Livable calculations need revising. The calculations should be split primarily by unit and are
missing areas. An example: the storage areas are not included in the current calculations and
count towards Net Livable.
a. Plan Sheets: Z1.04, Z1.05
b. Code Sections: 26.575.020.I – Measurement of Net Leasable Area and Net Livable Area;
26.575.020.D.14 – Allocation of Non-Unit Space
Response – Zoning confirmed that the net livable is calculated correctly. We have updated the net
livable to include storage spaces. Zoning confirmed that we no do not need to show non-unit space.
3. There are concerns about the height of the proposed addition, particularly on the North side of
the building. With the information provided the North-West corner of this building (where the
elevator tower and the building meet) measures at almost 29’ high; the underlying Zone District
(Mixed Use) has a height maximum of 28’. Please keep this in mind as the design evolves.
a. Plan Sheets: A2.01, A2.02, A2.03
b. Code Sections: 26.575.020.F – Measuring Building Heights; 26.710.180.D – Mixed Use
Zone, Dimensional Requirements.
Response – Height will comply with the zone district limit of 28 feet.
4. One parking unit is required per dwelling unit. Seven spaces are provided as Off-Street Parking
on-site. Please be aware that the two additional parking units must be provided for.
a. Plan Sheets: A1.03, A1.04
b. Code Section: 26.515 – Transportation and Parking Management
Response - We are paying cash in lieu for 2 spaces (Exhibit 5 of application).
5. Please note that requesting to exceed the maximum height of the zone district or reducing the
requirements for the number of parking units would trigger Section 13.14 (Voter authorization
of certain approvals) of the Home Rule Charter for the City of Aspen. These requests would need
to be approved by a majority of all City electors.
Response – noted. The project will comply with the maximum height of the zone district and meets
parking requirements.
288
Parking (Blake Fitch )
No comment – other than acknowledging compliance with LUC – and mitigation for 2 parking spaces
below required.
Response – ok.
Transportation (Lynn Rumbaugh )
I am good with the bike repair shed for on-site servicing.
The WE -cycle program is now free and now longer requires that memberships be paid for. For this reason,
we have been requesting that projects select another alternative. A good option for the location of this
project is to replace their initial plan to purchase memberships in bike sharing and consider car share
program memberships instead. Of course, they can choose something else on the menu that makes sense
for the project.
Response – We have updated the TIA to include the recommended car share program.
Building (Denis Murray )
Resubmission has corrected original concerns with conceptual design. One comment for improvement –
shifting egress door for stair tower on the new structure to face south – would result in less conflict with
adjacent unit in the historic building.
Response – Noted.
Aspen Fire (Parker Lathrop )
Comments not received at this time, although project has fire access from Main Street and Alley in the
rear.
Response – ok.
Utilities (Justin Forman )
Please reach out to City Utilities to ensure that there is adequate transformer capacity.
Response – Ron Christianson confirmed on May 13th that there is adequate capacit y, but the transformer
pad needs to be replaced as part of the 611 W. Main project.
289
Aspen San. District
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Sand separators are required for pa rking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW.
Below grade development may require installation of a pumping system. Above grade
development shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans
will require approval by ACSD where soft and hard landscaping may impact public ROW or
easements to be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop
an estimate for this project once detailed plans have been made available to the district.
Where additional development would produce flows that would exceed the planned reserve
capacity of the existing system (collection system and or treatment system) an additional
proportionate fee will be assessed to eliminate the downstream collection system or treatment
capacity constraint. Additional proportionate fees would be collected over time from all
development in the area of concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The
District would fund t he costs of constructing reserve capacity in the area of concern (only for the
material cost difference for larger line).
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private s anitary sewer system. The glycol storage areas must have
approved containment facilities.
The district will be able to respond with more specific comments and requirements once detailed
building and utility plans are available.
Response – We will continue to work with the SanDistrict as the project moves forward.
290
UP14RISER(6 23/32" )
13TREADS(11" )
STORAGE CLS.
102
TRASH ENCLOSURE
102
CAR PORT
100
BIKE REPAIR & SKI ROOM
105
4 BED UNIT
106
ACTIVITY ENVELOPEACTIVITY ENVELOPEACTIVITY ENVELOPE
STORAGE CLS.
101
EXIT STAIR
104
9'
19'
9.0'9.0'9.0'9.0'8.5'5.0'11.0'
1.4'
21'
ALLEY ROW
Lock to Lock Time
Width
Track
:
:
:
feet
Passenger Vehicle
6.0
6.33
6.33
9.423.00
16.75
Steering Angle 26.4:
OPRIS ES NGINEERING, LLC.
CIVIL CONSULTANTS
19176JOB NO.
DATE:05-18-2020
502 MAIN STREET
CARBONDALE, CO 81623
(970) 704-0311
FAX: (970)-704-0313
DESIGNED BY
DRAWN BY
CHECKED BY
DATE REVISION
TURNING
EXHIBITG:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\EXHIBITS\19176-AT MOVEMENTS-6.DWG - May 21, 2020 - 11:22amNORTH611 W. MAIN STREETASPEN, COLORADO1 inch = ft.
( IN FEET )
GRAPHIC SCALE
05 5 10
5
202.5 TURNING MOVEMENT EXHIBITNOTE:
THIS PLAN IS CONCEPTUAL OR ILLUSTRATIVE IN NATURE WITH THE INTENT TO
DEMONSTRATE OPTIONS FOR COMPLYING WITH THE CITY'S STORMWATER
MITIGATION REGULATIONS. PRECISE INFORMATION SHALL BE PROVIDED AS
PART OF THE BUILDING PERMIT APPLICATION.
5-20-20 PARKING STALL LAYOUT
291
292
293
294
295
296
PUBLIC NOTICE
Date:
Time:
Place:
Purpose:
297
611 west main street
611 West Main Street is proposed to be
converted to a 100% affordable housing
rental project with 3 housing units in
the landmark and 6 housing units in
a detached building at the rear. The
landmark is proposed to be restored with
minimal exterior changes.
7 parking spaces and 9 external storage
units are proposed beneath the new
deatched building along the alley. The
units range between 1-bedroom and
2-bedroom units in the new building,
and 3-bedroom and 4-bedroom units in
the landmark. Two units in the landmark
request Special Review for the proposed
location above and below grade.
Affordable housing credits are requested
for the voluntary deed restricted units. A
mix of Category 3 and 4 is proposed.
The landmark is proposed to be picked
up to dig a full basement and placed back
in its original location. A setback variation
for the front entry is requested to legalize
the original location of this feature.
Proposed Units
298
299
300
301
NOTICE OF PUBLIC HEARING
130 S. Galena Street,
Aspen, CO 81611
p: (970) 920.5000
f: (970) 920.5197
www.aspenpitkin.com
611 West Main Street
Project Location: 611 West Main Street
Land Use Reviews: Conceptual HP Review, Variations, Special Review,
Relocation, Growth Management, Parking,
Affordable Housing Credit Certificates, and related reviews
Decision Making Body: Historic Preservation Commission
Hearing Date: May 27, 2020, 4:30pm
Hearing Location: City Hall, Council Chambers;
130 S. Galena St; Aspen, CO 81611
Project Description: The Applicant proposes restoration of a designated local landmark and the
development of nine affordable housing units. The historic resource will be placed onto a new
basement structure in its current (original) location. Three of the units will be located in the exist-
ing landmark and six units are proposed in a new detached structure at the rear of the property.
Special review is requested for two affordable housing units in the landmark.
Legal Description: 611 West Main Street; Legally Described as Lots E, F, and G, Block 25, City and
Townsite of Aspen, Pitkin County, Colorado.
Parcel ID: 2735-124-48-003
Applicant: 611 West Main Street, LLC, 2001 N. Halsted #304, Chicago, IL 60614
More Information: For further information related to the project, contact Kevin Rayes at the City
of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, 970.429.2797, kev-
in.rayes@cityofaspen.com
302
300 South Spring Street
Aspen CO 81611
970.925.2855
bendonadams.com
303
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
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ensure that the information and data contained in this electronic
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Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
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reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
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304
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
501 MAIN ASPEN LLC
GRAND RAPIDS, MI 49503
ALDRICH PL #200 OTTAWA AVE NW
SCHWARTZ RACHEL K & MARK
BLOOMFIELD HILLS, MI 483042603
1061 COUNTRY CLUB RD
THROM DOUGLAS H
ASPEN, CO 81611
617 W MAIN ST
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
WASHBURN SERENE MARIE V
ASPEN, CO 81611
605 W HOPKINS AVE #205
JEROME OFFICE ASPEN CO LLC
ASPEN, CO 81611
715 W MAIN ST #201
EYDENBERG JOHN D & DARIN W
NEW YORK, NY 10029
1212 FIFTH AVE #16N
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
LENIO IRREV TRUST
ROME, NY 13440
737 W BLOOMFIELD ST
LORD KAREN & COURTNEY
MIAMI BEACH, FL 331403401
2301 N MERIDIAN AVE
KURKULIS PATSY & PAUL R
ASPEN, CO 81611
605 W HOPKINS AVE #201
MCCOY CARLTON
ST HELENA , CA 94574
500 TAPLIN RD
PITKIN COUNTY
ASPEN, CO 81611
530 E MAIN ST #301
FORNELL CLARITY ELISE
ASPEN, CO 81611
518 W MAIN #B-206
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
SCHULMAN WILLIAM PAUL
CHARLEVOIX, MI 49720
301 MERCER BLVD
BLEEKER STREET LLC
CORAL GABLES, FL 33156
5299 HAMMOCK DR
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
BRAISTED DAVID
ASPEN, CO 81612
PO BOX 11442
POTTS LEAH S
ASPEN, CO 81611
605 W HOPKINS AVE #102
DAGGS JAMES K
BASALT, CO 81621
350 MARKET ST #311
JEROME OFFICE ASPEN CO LLC
ASPEN, CO 81611
715 W MAIN ST #201
PERRY IAN MICHAEL
ASPEN, CO 81611
426 E HYMAN AVE
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
SAMUEL JOSHUA MOSES
DILLON, CO 80435
PO BOX 756
WAGNER HOLDINGS CORP LLC
ASPEN, CO 81611
605 E MAIN ST
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST 305
COLLINS NANCY
SAINT PETERSBURG, FL 33703
1874 OREGON AVE
WARBLE ERIC
ASPEN, CO 816128271
PO BOX 8271
LITTLE VICTORIAN CONDO ASSOC
ASPEN, CO 81611
PO BOX 3149
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
WINGSTONE TOY COMPANY LLC
VENTURA, CA 93993
4572 TELEPHONE RD #912
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81611
605 W MAIN ST PH B
NIX ROBERT JR
ASPEN, CO 81612
PO BOX 3694
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TOMS CONDO LLC
ERWINNA , PA 18920
6 SHULL FARM RD
DAMORE MATTHEW
ASPEN, CO 81611
634 W MAIN ST #3
PEARSON MARK M & LEES M
ASPEN, CO 81611
702 W MAIN ST
ASPEN FAMILY HOLDINGS LLC
ASPEN, CO 81611
137 WESTVIEW DR
CHRISTIANA A105 LLC
MENLO PARK, CA 94026
PO BOX 4132
HISPATEL CORP
MIAMI, FL 331364119
700 NW 1ST AVE #1700
FORNELL CONDO ASSOC
ASPEN, CO 81611
518 W MAIN ST
HY-MOUNTAIN TRANSPORT INC
ASPEN, CO 81611
214 B AABC
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
BATES JESSICA TRUST
SAN LUIS OBISPO, CA 93405
394 LEMON ST #2
GANT CONDO ASSC
ASPEN, CO 816112142
610 S WESTEND ST
MARSHALL ELLEN M & THOMAS M REV TRUST
ASPEN, CO 81611
300 RIVERSIDE AVE
BARBER EDGAR F
ASPEN, CO 81612
PO BOX 9678
SGSG ASPEN CONDO LLC
DENVER, CO 80237
8100 E UNION AVE #2303
DUNKELBERG AMBER & KEVIN
SNOWMASS VILLAGE, CO 81615
PO BOX 5804
501 WEST MAIN LLC
ASPEN, CO 816111818
532 E HOPKINS AVE
KATZMAN LORI ANN
CHARLEVOIX, MI 49720
301 MERCER BLVD
STARFORD PROPERTIES NV
MIAMI, FL 331364119
700 NW 1ST AVE #1700
HORNE CHRISTOPHER & BRANDI
AUSTIN, TX 78746
5214 BUCKMAN MTN RD
01037H TRUST
BEVERLY HILLS, CA 90210
715 N SIERRA DR
FELER LAURIE & CLAUDIO
CARBONDALE, CO 81623
550 FOX RUN 306
BLANCHARD NATALIE M
ASPEN, CO 81611
720 W HOPKINS #B
MARSHALL TRACEY CAUSEY LIV TRUST
AUSTIN, TX 78746
3107 WESTLAKE DR
DEANE LANDON
ASPEN, CO 81612
PO BOX 508
HAISFIELD MICHAEL D & LISA Y
ASPEN, CO 81611
616 W HOPKINS
GANT CONDO ASSOC INC
ASPEN, CO 816112142
610 S WESTEND ST
CARROLL MEREDITH & ARTHUR
ASPEN, CO 81611
605 W HOPKINS AVE #210
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
HAYMAX HOTELS LLC
ASPEN, CO 81611
605 W MAIN ST #2
616 W MAIN ST LLC
ASPEN, CO 81611
612 W MAIN ST
MENENDEZ NASRIN N REV TRUST
ASPEN, CO 81612
PO BOX 8036
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
TODD SHANE
ASPEN, CO 81612
PO BOX 2654
SKANDIA TOWNHOUSES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
720 W HOPKINS AVE
SMITH ANDREW C & DONNA G
DALLAS, TX 75205
3622 SPRINGBROOK ST
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
SANDERS BARBARA
ASPEN, CO 81611
634 W MAIN ST #8
ERICKSON A RONALD
ASPEN, CO 81611
605 W HOPKINS AVE #211
PEDRO STEVEN D MD PA TRUST
FORT WORTH, TX 76132
7833 OAKMONT BLVD
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
WERLIN LAURA B TRUST
SAN FRANCISCO, CA 94115
2279 PINE ST
MEYER MARY ANNE
ASPEN, CO 81612
PO BOX 11238
AMAYA JOSE ANTONIO & BLANCA E ARGUETA
ASPEN, CO 81611
605 W HOPKINS AVE #103
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
KENDRICK SCOTT
ASPEN, CO 81611
700 W HOPKINS AVE #5
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
RUFUS CAMI CAMI LLC
ASPEN, CO 81611
1280 UTE AVE #7
HOPKINS & FOURTH LLC
CHICAGO, IL 60614
2001 N HALSTED ST #304
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
LEADINGHAM CAROLINE
ASPEN, CO 81611
518 W MAIN ST #A-102
REECE MARK
ASPEN, CO 81611
518 W MAIN ST #A-102 307
SILVERLODE INVESTORS LLC
ASPEN, CO 81611
715 W MAIN #201
617 MAIN ST PROF BLDG CONDO
ASPEN, CO 81611
617 W MAIN ST
BRYAN SHEILAH
ASPEN, CO 81612
PO BOX 976
MADSEN MARTHA W
ASPEN, CO 81611
608 W HOPKINS AVE APT 9
616.5 W MAIN ST LLC
ASPEN, CO 81611
612 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443
SACKS CAROL
HOUSTON, TX 77207
4545 POST OAK PL #100
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
TAYLOR JOHN W
COCOA BEACH, FL 329312329
37 W POINT DR
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HARRIS ANGELA
ASPEN, CO 816111618
518 W MAIN ST #C107
SMB CONDO ASSOC
ASPEN, CO 81611
605 W MIAN ST
ANGELOV DIMTAR S & DANIEL D
ASPEN, CO 81611
605 W HOPKINS AVE #209
WENDT ROBERT E II
PACIFIC PALISADES, CA 90272
350 MT HOLYOKE AVE
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
DENBY SAMUEL ROBERT
WASHINGTON, DC 20016
4861 INDIAN LN NW
715 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
715 W MAIN ST
HAVANDJIAN GASTON MATIAS
ASPEN, CO 81611
518 W MAIN ST #B205
JEMAR PARTNERS LLC
ASPEN, CO 81611
701 W MAIN ST
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
EYXEFC2 LLC
ARVADA, CO 80002
7310 W 52ND AVE #A129
ONEIL BRIAN & SUZANNE
TAVERNIER, FL 33070
PO BOX 199
FRANSEN ERIN M & GREGORY H
ASPEN, CO 81611
605 W HOPKINS UNIT 206
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
LITTLE AJAX CONDO ASSOC
ASPEN, CO 81611
605 W HOPKINS AVE
PHILLIPS SHAUN E
ASPEN, CO 81611
518 W MAIN ST #8105
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201 308
ASPEN MAIN ST LLC
ASPEN, CO 81611
715 W MAIN ST #201
LONE EAGLE TRUST
ASPEN, CO 81611
634 W MAIN ST #1
WESTCHESTER INVESTMENTS INC
MIAMI, FL 331364119
700 NW 1ST AVE #1700
CLEANER EXPRESS
ASPEN, CO 81611
435 E MAIN ST
TUCKER LUCY LEA
ASPEN, CO 81611
PO BOX 1480
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
STEVENSON ADAM
ASPEN, CO 81611
627 W MAIN ST
BRYAN SHEILAH JUDITH
ASPEN, CO 81612
PO BOX 976
ALLEN DOUGLAS P
BOULDER, CO 803012254
3096 EDISON CT
WEIEN J ROBERT
ASPEN, CO 81611
709 W MAIN ST
ASPEN MAIN ST LLC
ASPEN, CO 81611
715 W MAIN ST #201
JULES ASPEN LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
CHRISTOPHER MARIDEE LIV TRUST
SCOTTSDALE, AZ 85260-4327
13571 N 92ND WY
LINDAUER REBECCA F
AUSTIN, TX 78703
1115 ELM ST
MAUPIN KENNETH
ASPEN, CO 81611
518 W MAIN ST #C-207
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
CHOD ASHLEY B
ASPEN, CO 81612
PO BOX 4022
VOSS NATALIE
ASPEN, CO 81611
605 W HOPKINS AVE #204
HESSIAN ASPEN LLC
WINTER PARK, FL 327894881
1470 GENE ST #B
DJORDJEVIC VLADAN
ASPEN, CO 81612
PO BOX 9566
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
FRIAS PROPERTIES OF ASPEN
ASPEN, CO 81611
730 E DURANT
616 WEST MAIN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
616 W MAIN ST
BONETTI MARYSUE
ASPEN, CO 81612
PO BOX 569
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
DAGGS JAMES K
BASALT, CO 81621
350 MARKET ST #311
FERGUS ELIZABETH REV TRUST
ASPEN, CO 81612
PO BOX 1515
OBX TO ASPEN LLC
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
LHG HOLDING LLC
LOS ANGELES, CA 90049
11777 SAN VICENTE BLVD 9TH FL
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE 309
DAGGS JAMES K
BASALT, CO 81621
350 MARKET ST #311
CHRISTIANA UNIT D101 LLC
ASPEN , CO 81612
PO BOX 4937
GOLDSTEIN MARC
HOUSTON, TX 77027
4545 POST OAK PL #100
MEYER OLVIN
ASPEN, CO 81612
PO BOX 11238
PEDRO STEVEN & JERRI REAL ESTATE LLC
FORT WORTH, TX 76132
7833 OAKMONT BLVD
RUFUS CAMI CAMI LLC
ASPEN, CO 81611
1280 UTE AVE #7
WENDLING NAN JEAN
ASPEN, CO 816129747
PO BOX 10745
DAY JEROD
ASPEN, CO 81611
518 W MAIN ST #B203
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
TOLK GAYLA LYNN
ASPEN, CO 81611
117 N SIXTH ST
SHADOW MOUNTAIN OFFICES LLC
ASPEN, CO 81611
715 W MAIN ST #201
WEST ALFRED JR & LORALEE
VANTURA, CA 93993
4572 TELEPHONE RD #912
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
CUMMINS RICHARD
ASPEN, CO 81611
617 W MAIN ST #B
COYOTE PEAK LLC
ASPEN, CO 81611
706 W MAIN ST
7TH & MAIN AFFORDABLE HOUSING
ASPEN, CO 81611
COMMON AREA
719 W MAIN ST
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
604 WEST LLC
ASPEN, CO 81611
604 W MAIN ST
GOLDEN ALEXANDRA SEP PROP TRUST
ASPEN, CO 81611
605 W MAIN ST PH B
MENENDEZ LUIS A REV TRUST
ASPEN, CO 81612
PO BOX 8036
NECHADEIM REALTY LLC
NEW YORK, NY 10019
680 FIFTH AVE 7TH FL
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
ALPINE BANK ASPEN
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
LANG JACQUELINE
COTTESLOE WESTERN AUSTRALIA 6011,
15 WENTWORTH ST
SHEA LAYNE & MICHAEL
ASPEN, CO 81611
605 W HOPKINS AVE #202
MCGUIRE JENNIFER ERIN
ASPEN, CO 81611
501 E DEAN ST
JAS CAPITAL LLC
ASPEN, CO 81611
617 W MAIN ST #E
ASPEN SQUARE CONDO ASSOC
ASPEN, CO 81611
617 E COOPER
REID SUZANNAH V K
ASPEN, CO 81612
PO BOX 10443 310
MCCLURE MARY
ASPEN, CO 81611
605 W HOPKINS AVE #207
SHADOW MTN CORP
MIAMI, FL 331364119
700 NW 1ST AVE #1700
NEMIROW JORDAN
ASPEN, CO 81611
612 W MAIN ST
SCHALL FAMILY TRUST
ENCINO, CA 91436
3841 HAYVENHURST DR
MARSHALL ALISON & JOSHUA
ASPEN, CO 81611
605 W HOPKINS AVE #212
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
ULLR HOMEOWNERS ASSOC
ASPEN, CO 81611
520 W MAIN ST
WELLES PETER S & SONDRA T
CARBONDALE, CO 81623
5343 CR 100
ASPEN MAIN STREET II LLC
ASPEN, CO 81611
715 W MAIN ST #201
ALPINE BANK
GLENWOOD SPRINGS, CO 81601
2200 GRAND AVE
NALEZNY C GERARD & PENNIE
FORT COLLINS, CO 80526
4251 MORNING GLORY RD
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
P & L PROPERTIES LLC
GRAND JUNCTION, CO 81501
101 S 3RD ST #360
BLACK BENJAMIN F & ALICE M
ASPEN, CO 81611
605 W HOPKINS AVE #208
PROMISE LAND LLC
ENGLEWOOD, CO 801114628
6412 S QUEBEC ST
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
RODRIGUEZ JOANN
ASPEN, CO 81611
605 W MAIN ST #00A
TELAMON HOLDINGS LLC
ASPEN, CO 81611
715 W MAIN ST #204
FAVORITE PRATHUAN
ASPEN, CO 81612
PO BOX 9566
RUSSO NICK A
ASPEN, CO 81612
PO BOX 4743
700 WEST HOPKINS CONDO
ASPEN, CO 81611
700 W HOPKINS AVE
STERTZER ELIANE C
NEW YORK, NY 10065
160 E 65TH ST #23E
HUERGO DELFINA
ASPEN, CO 81611
518 W MAIN ST #A101
UMBA ENTERPRISE LLC
ASPEN, CO 81611
605 W MAIN ST #103
GOLDSTONE JONNA A
ASPEN, CO 81611
605 W HOPKINS AVE # 203
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