HomeMy WebLinkAboutagenda.HPC.202012161
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
December 16, 2020
4:30 PM, City Council Meeting Room
130 S Galena Street, Aspen
WEBEX
Go to: www.webex.com Click "Join" at the top right-hand corner
Enter Meeting Number 126 406 5533
Password provided 81611
Click "Join Meeting"
OR
Join by phone
Call: 1-408-418-9388
Meeting number (access code): 126 406 5533#
I.SITE VISIT
I.A.Please visit the sites on your own.
II.ROLL CALL
III.MINUTES
III.A.Min. 12/09/20
minutes.hpc.20201209.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.Project monitor list
PROJECT MONITORING.doc
VIII.STAFF COMMENTS
1
2
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
XIII.A.925 King Street- Minor Subdivision Lot Split, Relocation, Demolition, Historic
Designation Boundary Line Amendment, Establishment of TDRs, CONTINUE
PUBLIC HEARING TO JANUARY 27, 2021
XIII.B.423 N. Second Street- Conceptual Major Development, Relocation, Setback
Variations, PUBLIC HEARING
423 HPC Memo 12 16 2020.pdf
Resolution.pdf
Exhibit A_HP Guidelines Criteria.pdf
Exhibit B_RelocationCriteria.pdf
Exhibit C_SetbackVariationCriteria.pdf
Exhibit D_Application.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
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
2
3
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
Revised April 2, 2014
3
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
Vice Chairperson Thompson opened the special meeting at 4:30 p.m.
Commissioners in attendance: Jeffrey Halferty, Kara Thompson, Scott Kendrick, Roger Moyer,
Sherri Sanzone.
Commissioners not in attendance: Gretchen Greenwood
Staff present:
Amy Simon, Interim Planning Director/Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Wes Graham, Deputy City Clerk
APPROVAL OF MINUTES: Mr. Halferty moved to approve the minutes; Mr. Kendrick
seconded. All in favor.
PUBLIC COMMENT: None
COMMISSIONER COMMENTS: Mr. Halferty shared his condolences for the passing of Art
Daily.
DISCLOSURE OF CONFLICT: None
PROJECT MONITORING: Ms. Simon stated that there has been a lot of communication
about setting up meetings with the monitors about the 517 E. Hopkins. 105 E. Hallam more
information and updates to come to the monitors.
STAFF COMMENTS: Ms. Simon said that there will be back-to-back HPC meetings due to the
Christmas holiday. She stated the next meeting will be Ms. Greenwoods last meeting since she
will be moving Down Valley and that the election of Chair and Vice-Chair will take place at the
first meeting of January.
CALL UPS: Ms. Simon stated that Council called up 211 West Hopkins. Council passed this
item at first reading and will discuss in more detail about the project in the new year.
OLD BUSINESS: None
NEW BUSINESS: 227 E. Bleeker Street - Conceptual Major Development. Kim Raymond
Architecture + Interiors
Ms. Raymond stated that the historic cabin has been neglected for many years. She said through
the years there have been elements added but there are clues to what is historic and what is not
historic. Ms. Raymond stated that this building has unique features that have not been seen
before, pointing out the flat roof porch that has been enclosed. She showed a survey map that
indicated that the bay window hangs over a bit of the setback line. She indicated that they will be
seeking a variance for this issue. Ms. Raymond stated that the building is slightly squid on the
property and when the new foundation is placed, they will take that opportunity to straighten the
structure. Ms. Raymond showed the floor plan of the resource and pointed the non-historic
additions that were added at some point like the enclosed porch area, a storage closest, and the
deck in the back of the building. Ms. Raymond showed the proposed site plane and stated that
the historic resource will remain in its original footprint with the one-degree correction. She
explained that with a simple shift adjustment to the new addition the transformer will not be in
the way while maintaining the full parking space next to the garage. Ms. Raymond stated that the
historic resource is 1,120 sq. ft. and the new addition will be 694 sq. ft. with a connecting
element of 84 sq. ft. She showed a rendering of the three levels and how they would connect. Ms.
Raymond stated that this lot is allowed 1,800 SF and is hoping with the historic preservation
4
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
efforts they will be awarded the addition of 250 SF bringing the total to 2,050 SF. Ms. Raymond
said that the variance setbacks that are being requested are the bay window in front of the
building, and a deck on the second floor of the new addition that lines up with the garage that is
1.9 ft back from the 5 ft setback however, the deck is 3ft 3in over the living area setback. She
said that the plan is to be as respectful as they can be to keep breathing room in the alley. Ms.
Raymond said that the final variance they are seeking is in the basement to align the basement
foundation to the garage. She explained that this is below grade and will not be visible to anyone.
She stated that they did receive a letter from a neighbor concerned about alley space and that
they feel they have met those concerns. Ms. Raymond pointed out the smaller size of the addition
in relation to the resource. She pointed out that on the back wall of the historic cabin there are 2ft
of historic cabin exposed on the east and 14 ft exposed on the west side, there will be 8 ft taken
for the connecting element. She explained that the new addition is 4 ½ ft smaller in width than
the historic cabin giving more breathing room to the side yard. Ms. Raymond showed the
proposed elevation map showcasing the unknown historic door. She explained that at this point
they don’t know much until they are able to start the careful deconstruction. Ms. Raymond said
that the shape of the new addition is matching the resource with a modern twist. She pointed out
the shallow gable roofline on both buildings and the partial matching ridgeline. Ms. Raymond
said that the window shape of the new addition will match the historic cabin windows, tall and
narrow. Both respecting the form and fenestration. Ms. Raymond stated that the linking element
will be glass on the east side and will slide right under the eve of the historic cabin. Ms.
Raymond showed pictures of the neglected interior and pointed out that the floorboards run in
one direction to a thresh hold then change direction leading them to believe that this once was
the original door that was enclosed.
Mr. Moyer asked if the new addition will be setback further than the Hayes garage which is a
few lots down.
Ms. Raymond stated that yes it will be set back 6ft 9in back from the property line.
Ms. Thompson stated that in the memo there was a comment from the Engineering dept. that the
historic resource will need to change pitch for positive drainage.
Ms. Raymond stated that an updated letter that did not make it into the HPC packet, stated that
their engineer can make the positive drainage work without altering the pitch. She further said
that there will be details presented at the next meeting.
Ms. Thompson asked what the height of the linking element is.
Ms. Raymond stated that it is 8 ½ ft.
Ms. Thompson asked about the height of the rain garden
Ms. Raymond stated that will come at the final review, the engineer is still working out the
details.
Ms. Sanzone asked what is their plan to keep the trees protected while putting in the basement.
Ms. Raymond said that they have not reached that level of design yet. She explained that they
have worked in tight spaces before and know how to work around the trees and roots.
Ms. Sanzone asked what the plan is for the stormwater collection and if it would be subgrade.
Ms. Raymond stated that they have not gotten to those details yet.
Ms. Sanzone stated that from an HPC point of view that the devices or grates should not be
visible from the street.
STAFF COMMENTS: Ms. Yoon stated that there is a lot of preservation potential for this
project. She said that the staff recognizes that there have been additions added towards the front
of the cabin. Ms. Yoon said that the applicant is asking for major development, relocation
5
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
because of the full basement, setback variations, and floor area bonus. Ms. Yoon showed the
Sanborn of the historic cabin and stated that staff believes that the cabin is in its original lot. Ms.
Yoon stated that staff agrees with the applicant about the level of unknow with this project
regarding certain changes that have taken place on the cabin. She said that adding of any non-
historic doors is discouraged especially when dealing with a front façade. Ms. Yoon explained
that there will have to be a lot of exploratory demolition and investigation to fully understand
what that condition was historically. She stated that staff is recommending the door and
secondary walkway be removed until documentation shows more evidence and at this point, it
does not meet Design Guidelines 4.5 and 10.4. Ms. Yoon said that regarding the new addition
staff finds it modest in size. She said the applicant has addressed a staff concern about a full
parking spot with the revised plan. Ms. Yoon stated that the new addition is connected by a one-
story connector and the new addition sits 10ft back from the historic resource meeting Design
Guidelines. Ms. Yoon reviewed the site plan and stated that the stormwater system will need
further study. She reviewed the setback variation request for the rear yard setback reduction of
3’-3” above and below grade and in the front yard setback reduction of the 2’ for the roof
extension above the historic window. Ms. Yoon stated that all the criteria have been met for the
250sf floor area bonus that the primary historic entry is maintained, and the visual integrity is
preserved. Ms. Yoon stated that staff recommends approval with amended conditions attached to
the resolution.
PUBLIC COMMENT: Nora Berko submitted a letter. Letter attached.
COMMISSIONER COMMENTS:
Mr. Moyer asked regarding Ms. Berko’s letter and the applicant's garage placement if the
applicant would consider shortening the connector element.
Mr. Kendrick stated that he agrees with Mr. Moyer and that the alley is very constrictive.
Ms. Thompson said that what they are approving is the deck on top of the garage and subgrade
extension. She explained that the garage could be 2ft closer to the alley and still be within code
however, the deck and subgrade are over the livability setback.
Mr. Moyer said he has no problems with the setbacks being requested.
Ms. Thompson stated that she likes the length of the connector element and that it gives a relief
between the two.
Mr. Halferty stated that he echoes the board's comments. Due to technical difficulties, Mr.
Halferty’s comments were inaudible.
Ms. Thompson said that this is an excellent historic preservation project and that the bonus
should be awarded. She stated that she has a concern about the plate height of the new addition.
Ms. Thompson explained that she understands that the project is under the height limit, but given
the resource is so small the plate height should come down a bit to be more appropriate to the
resource.
Mr. Moyer stated he agrees with Ms. Thompson.
Mr. Kendrick said that he agrees with the plate height comment. He said that when there is a
two-story new addition against a one-story resource there is always a situation between livability
and relation.
Mr. Halferty agreed with Ms. Thompson.
Ms. Sanzone stated that she has some concerns about the site's drainage plan and that it does not
work as submitted. She said that there is still a lot of work to do.
Mr. Moyer asked Ms. Sanzone what would be the worst-case scenario if there was a problem
with the drainage.
6
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
Ms. Sanzone stated that there could be alterations to the buildings, could change the location of
the parking spot, and we don’t want to see the stormwater collection placed in the front.
Mr. Moyer asked if the parking spot be a hard surface or premeal pavers.
Ms. Raymond stated that it will be premeal pavers. She addressed Ms. Sanzone’s concerns
stating that there is enough space on the side yards to contain water and there will be no
collection in front.
Ms. Thompson stated that this can be added as a condition.
Ms. Thompson moved to approve Resolution #026-2020 with added conditions; Mr. Moyer
seconded.
ROLL CALL: Mr. Halferty, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Thompson, Yes;
Ms. Sanzone, Yes. All in favor, Motion carried 5-0.
Mr. Moyer stated HPC needs to be more mindful of what is being approved, regarding rear lot
setbacks, plate height, and massing.
Mr. Kendrick stated he agrees with Mr. Moyer and that some of these masses that sit on the lot
line make it feel impassable.
Mr. Moyer said that the board needs to be self-critical at points. It can be helpful to HPC and the
community.
Ms. Thompson stated that she agrees with Mr. Moyer and said that HPC should be a bit more
thoughtful when approving alley variations. Ms. Thompson stated that she would like to see a bit
more context in relation to the resource so HPC can make better decisions.
ADJOURN: All in favor.
7
C:\Users\EASYPD~1\AppData\Local\Temp\BCL Technologies\easyPDF
8\@BCL@20025966\@BCL@20025966.doc
12/14/2020
HPC PROJECT MONITORS-projects in bold are under construction
Gretchen Greenwood 300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
834 W. Hallam
420 E. Hyman
135 E. Cooper
201 E. Main
Jeff Halferty 232 E. Main
541 Race Alley
208 E. Main
533 W. Hallam
110 W. Main, Hotel Aspen
105 E. Hallam
134 E. Bleeker
422-434 E. Cooper, Bidwell
414-420 E. Cooper, Red Onion/JAS
517 E. Hopkins
Lift 1 corridor ski lift support structure
Roger Moyer 105 E. Hallam
300 W. Main
210 S. First
227 E. Main
110 Neale
517 E. Hopkins
Skier’s Chalet Lodge
Scott Kendrick 210 W. Main
320 E. Hyman
Aspen Institute- Boettcher/Bayer Museum
720 E. Hyman
517 E. Hopkins
302 E. Hopkins
304 E. Hopkins
305-307 S. Mill, Grey Lady
Sheri Sanzone 110 W. Main, Hotel Aspen
Aspen Institute- Boettcher/Bayer Museum
920 E. Hyman
209 E. Bleeker
820 E. Cooper
125 W. Main
Skier’s Chalet Steakhouse
Skier’s Chalet Lodge
Lift One Park
Kara Thompson 931 Gibson
201 E. Main
333 W. Bleeker
234 W. Francis
Skier’s Chalet Steakhouse
Need to assign after Gretchen’s departure:
300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
834 W. Hallam
420 E. Hyman
135 E. Cooper
8
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, Planning Director
MEETING DATE: December 16, 2020
RE: 423 N. Second Street–Conceptual Major Development Review including
Relocation and Variations, PUBLIC HEARING
APPLICANT /OWNER:
Smuggler FB3, LLC, P.O. Box
2097, Naples, FL 34102
REPRESENTATIVE:
Bill Guth and Ro Rockett
Design
LOCATION:
Street Address:
423 N. Second Street
Legal Description:
Lots F, G, H and I, Block 41,
City and Townsite of Aspen
Parcel Identification Number:
PID# 2735-124-14-003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & LAND USE:
No change
SUMMARY AND RECOMMENDATION: The subject property is a
large Victorian era home that was moved to the existing site
in the 1950s and then significantly altered in terms of its
orientation on the lot and numerous small additions made to
the building. Despite these changes, much of the original
home remains intact and is well documented in historic
photos and maps. The applicant team on this project recently
completed a very comparable and successful restoration on
Hallam Street and the outcome of this project will be a
significant contribution to the historic character of the Triangle
Park area.
Staff has a number of resolvable concerns with details of the
restoration work, and the placement and character of the
proposed addition, therefore continuation for restudy is
recommended.
Site Locator Map – 423 N. Second Street
423
9
Page 2 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
423 N. Second Street is a 12,000 square foot lot located in the R-6zone district. The site contains
a large Victorian era home that was relocated to this property in the 1950’s. The house was
placed on the site so that the original front door faces the alley, and numerous small additions
were subsequently made to each façade. The application includes significant documentation of
the original appearance of the house and the work planned to restore the historic design.
Past remodels of the building, which pre-date current requirements have resulted in the existing
structure being significantly over the currently allowed floor area. The applicant plans to retain an
overage of approximately 1,700 square feet through code allowances commonly employed on
remodels throughout town. According to Zoning’s preliminary review, it does appear that some
calculations require additional verification prior to the next hearing.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for removal of non-historic additions,
restoration work, and an expansion towards the alley.
• Relocation (Section 26.415.090.C) to place the home on a new basement and orient the
front façade to Second Street.
• Setback Variations (Section 26.415.110.C) for rear and possible west yard reductions.
The Historic Preservation Commission (HPC) is the final review authority, however this project is
subject to Call-up Notice to City Council.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B, and C for more detail.
There are very significant, large cottonwood trees in the right-of-way on the Second Street side
of the property. These will require careful protection during the project and will greatly contribute
to the historic setting when the house is placed in its new location facing that street.
There are a number of trees along the alley that will be removed by this project. In general, the
project benefits from a large building envelope within which to accomplish the program. Staff has
identified conditions of approval suggesting a proposed raised deck adjacent to the Victorian be
removed from the design and recommends additional review of the proposed stormwater
mitigation plan.
10
Page 3 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Regarding the proposed treatment of the
historic home, staff acknowledges the
applicant team’s diligent research and
assessment, and the effort to design a
sensitive addition. The photo at right shows
the current condition of the building,
including a large porch that faces Second
Street. In early conversations about the
property, it was stated that the new owner
appreciates the porch as a beneficial
feature of the home. The owner’s
willingness to prioritize historic preservation
goals, to remove the non-historic porch and
to invest in re-orienting the house with the
front door facing a street will make a very valuable contribution to the historic character of the City
and the neighborhood, and is appreciated.
In the attached findings on the applicable design guidelines, staff has identified areas of restudy
that are intended to strengthen this excellent project. It is recommended that HPC provide
direction to be addressed at the next hearing.
REFERRAL COMMENTS:
The application was referred out to other City departments to preliminarily identify requirements
that may affect permit review. Applicant follow-up on these comments is needed prior to the next
hearing.
Zoning: As noted above, the project proposes to retain the floor area in excess of current
allowances. Zoning has indicated a concern that there is an error in floor area calculations in that
the applicant is to some degree over-estimating the square footage credit to be carried forward.
The calculations must be confirmed prior to the next hearing.
Engineering:
Prior to the next HPC hearing the following comments need to be addressed:
1. There is an existing transformer on the property that is shown on the survey but not in the
proposed drawings. Please show this transformer on the drawings or explain where it is
being relocated. Does the existing transformer have capacity for the addition and
increased use? Work with the City Electric Department to determine available capacity.
2. An easement must be established for the existing transformer. 3’ must be clear on the
sides of the transformer vault and 10’ clear at the front. If it is a 5’ vault this means the
easement must be 11’ wide by 8’ deep with the 10’ in the front remaining clear in the alley
ROW.
3. Applicant will be required to follow the requirements of a major development within the
Urban Runoff Management Plan. The conceptual HPC plan shows the installation of a
11
Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
drywell which demonstrate there is a path forward to meet stormwater requirements. Per
URMP standards the drywell lid should be at finished grade. Defer to HPC for variance
on drywell lid coverage.
As part of the building permit, resolution will be needed on the following items:
1. All utilities will need to be shown at building permit. If fire suppression is provided
calculations or a memo needs to be submitted verifying water service line size. There
does not appear to be major utility/tree conflicts so the project can move forward through
HPC approval.
2. The project is in the sidewalk deferred zone. A sidewalk is not required.
3. There is no curb and gutter on smuggler street. At building permit the project needs to
show there is conveyance for runoff from roadway.
4. A compliant stabilization plan needs to be put in place to account for the micropiles close
to the tree locations
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue the project with the following
direction:
1. Eliminate the raised deck on the east side of the addition. An at grade patio of a limited
size would be more appropriate.
2. Indicate that the proposed drywell will be capped with a sod lid to eliminate visual impact.
3. Restudy the proposed new fenestration indicated on the north and west facades of the
Victorian, in areas where non-historic additions and alterations have affected the original
historic fabric. This fenestration should be subtly distinguishable as new, but compatible
in scale and placement with the original windows.
4. Propose a historically appropriate replica of a front door that would have been typical for
this type of home in Aspen.
5. Restudy the request to provide access onto the roof of the connector through a door added
to the south façade of the resource.
6. Provide additional study to accurately restore the front porch. 7. Revise the proposed foundation cladding to a painted metal, red brick or red sandstone as
appropriate to the historic palette.
8. Restudy the placement and design of the addition for greater compatibility.
9. Address referral comments provided by Zoning and Engineering.
ATTACHMENTS:
Resolution #__, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Relocation Criteria/Staff Findings
Exhibit C – Setback Variation Criteria/Staff Findings
Exhibit D – Application
12
HPC Resolution #__, Series of 2020
Page 1 of 2
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW INCLUDING
RELOCATION AND VARIATIONS FOR THE PROPERTY LOCATED AT 423 N.
SECOND STREET, LOTS F, G, H AND I, BLOCK 41, CITY AND TOWNSITE OF
ASPEN
PARCEL ID: 2735-124-14-003
WHEREAS, the applicant, Smuggler FB3, LLC, P.O. Box 2097, Naples, FL 34102, represented
by Bill Guth and Ro Rocket Design, has requested HPC approval for Conceptual Major
Development, Relocation and Variations for the property located at 432 N. Second Street, Lots F
and G, H and I, Block 41, City and Townsite of Aspen; 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, HPC must 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; and
WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and
WHEREAS, for approval of Setback Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, upon review of the application, a staff analysis report, evidence presented at the
hearing and public comments, HPC may approve, disapprove, approve with conditions or
continue the application to obtain additional information necessary to make a decision. At their
hearing on December 16, 2020, HPC found the application to be consistent with the review
standards and granted approval with conditions by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
Section 1: Approvals
HPC hereby approves the proposed project with the following conditions:
1. As part of the approval to relocate the house on the site, the applicant will be required to
provide a financial security of $30,000 until the house is set on the new foundation. The
financial security is to be provided with the building permit application, along with a
detailed description of the house relocation approach.
13
HPC Resolution #__, Series of 2020
Page 2 of 2
2. 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: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 16th day of December,
2020.
Approved as to Form: Approved as to Content:
__________________ __________________________________
Katharine Johnson, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_____________________________
Wes Graham, Deputy City Clerk
14
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.
1. 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.
Relevant Historic Preservation Design Guidelines for Conceptual Review: The applicable
design guidelines for this Conceptual level of review are listed below. Staff has highlighted those
where restudy is recommended.
15
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.
1.5 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 Prov ide 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 infiltr ation 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.
16
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.
• 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.
17
18
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.
3.7 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.
4.5 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.
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 histori c materials and details.
• Removing an original balustrade, for example, 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.
19
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck,
etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically,
particularly where visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple
in character and different from the historic detailing on the porch or balcony.
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.
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.
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.
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.
20
• 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.
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 rep lacement 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 n ot 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 pe rformed 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 considere d 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.
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.
21
10.3 Design a new addition such that one’s ability to interpr et 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.
10.4 The historic resource is to be the focus of the property, the entry point, and the
predominant structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable
against the addition.
• The total above grade floor area of an addition may be no more than 100% of the above
grade floor area of the original historic resource. All other above grade development must
be completely detached. HPC may consider exceptions to this policy if two or more o f
the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and
proportions of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable
floors as existed historically
o The project is on a large lot, allowing the addition to have a significant setback
from the street
o There are no variance requests in the application other than those related to
historic conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such
as trees that must be preserved, Environmentally Sensitive Areas review, etc.
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.
22
• Note that on a corner lot, departing from the form of the historic resource may not be
allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be
the right instance for a contrasting addition.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
10.10 Place an addition at the rear of a primary building or set it back substantially from
the front to minimize the visual impact on the historic structure and to allow the original
proportions and character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case -by-case basis and are
approved based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not
alter the exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable
roofed structure if the addition is entirely one story in height, or if the flat roofed areas
are limited, but the addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure
historically important architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Staff Findings: The proposed project will significantly improve the integrity of the historic home
on this site by restoring it to the original design that has been obscured for the last 70 years. In
general, staff finds the applicant’s approach to be a well researched and ideal solution;
demolishing most of the non-historic additions, orienting the house to the street, using hist oric
photos to verify original details, and creating a new reasonably sized addition which is separated
from the resource by a one story link.
The property is 12,000 square feet, which is quite large for the West End. The house has been
remodeled numerous times over the years and has one particularly undesirable element under
today’s regulations, which is a prominent garage facing Smuggler. For a number of reasons,
including the garage, the home is approximately 1,700 square feet over the allowed floor area.
The applicant may retain and reconfigure this square footage so long as they demolish no more
than 40% of the total existing structure, which is the intent. No additional floor area bonus is
allowable for this property. Please note that Zoning has indicated a concern that the
“grandfathered” floor area may be slightly overcalculated, which must be addressed prior to the
next hearing.
The applicant has limited variation requests to a rear yard setback reduction, which staff
supports, however staff also encourages restudy of the east/west placement of the new addition.
23
Typically HPC sees additions placed directly behind a resource. For various reasons the
addition in this project attaches to the side of the Victorian, which has impacts that will be
discussed further below.
One of those impacts, however, is a potential conflict with
guideline 1.12 which requires an appropriate context for
historic structures, and which discourages hardscape in the
immediate surrounding of the building. Staff is concerned
with a raised deck that is forward of the addition and which
causes the addition to begin encroaching on the resource
at a distance only about halfway back from the front of the
house. This is unusual and gives the addition more
prominence than normally allowed. HPC generally prefers
to have landscape meet the base of a Victorian home to the
greatest extent possible. In this case a contemporary
raised deck will meet the building. Staff recommends no
deck be allowed on the east side of the addition. An at
grade patio of a limited size would be more appropriate.
Further detail on the landscape plan will be required at Final review. The application indicates
a drywell will be placed at the southeast corner of the site. HPC should require the lid of this
drywell to have a sod cap.
Regarding the restoration of the Victorian, additional details will be determined at Final review
and during discovery in the construction phase, however conditions of approval are needed on
a few topics.
The applicant plans to retain a small non-historic addition on the side of the house as it provides
useful ground floor living area. The topic of whether or not this addition should be retained should
be discussed under guideline 10.2, however regarding design guidelines for windows,
particularly guideline 3.7, staff finds that the prominent location of this addition, which will face
Smuggler, calls for modest fenestration which may distinguish itself as non-historic but must still
be related to the scale and placement of the historic windows. This is not achieved in the
proposed design.
24
A similarly concerning approach to new fenestration is shown on the proposed west façade,
seen below. Staff recommends restudy.
On the topic of doors, the proposed elevations indicate a full-lite door at the front porch.
Replication of a typical door of the period to fill this historic opening is appropriate, not a
contemporary response. See guideline 4.1. Related to this, additional details of the front porch
restoration, using the historic photos and physical evidence will be required.
The application proposes to add a new door on the south façade of the Victorian, at the upper
floor to allow access onto the roof of the connector. Staff recommends a westward shift of the
connector and potentially no access onto the roof, referencing guideline 4.5.
Finally, addressing the
addition itself, staff
recommends consideration of
shifting its placement
westward so that there is a
minimal attachment point on
the south side of the resource.
While the wall where the link is
proposed is already
compromised, staff finds the
addition is too prominent from
the Second Street view and is
not achieving the goal of being
subordinate. It’s prominence
also calls the appropriateness
of a flat roof form into question.
25
Guideline 10.6 defines a compatible addition as relating the historic structure in terms of two of
the categories of form, materials and fenestration. Staff finds this addition to achieve none of
those relationships. A contemporary addition can be successful, but the guidelines indicate that
on corner lots, a strong visual connection between the new and old is part icularly needed and
that departing in the category of form may not be permitted. Further, the guidelines state that
on Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but
the addition is primarily a pitched roof. A pitched roof is not the only acceptable solution for the
addition in this project, but the addition needs to be reconsidered to be more secondary and
sympathetic to the preserved home. Guidelines 10.3, 10.6, 10.10 and 10.11 are not currently
met.
Staff recommends restudy as described above, but does emphasize that the proposal is
successful in a number of ways.
26
Page 1 of 2
Exhibit B
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 423 N. Second Street
The applicant proposes to relocate the historic home and orient the front of the home to face
North Second Street. The restored historic resource will be set on a new basement foundation.
Summary of Review Criteria for Relocation Request
27
Page 2 of 2
Staff Finding: This historic home was relocated to the current site in the 1950s and it was during
this move that the front of the home was oddly oriented to face the alley. The applicant proposes
to rotate the historic resource to restore a relationship to a street and has chosen to face Second
Street, which is appropriate since the home faced a side street in its original location a few blocks
away. Given the length of the historic home, this location also provides the most adequate area
for a compliant connecting element and addition.
The resource is proposed to sit on a new basement. The project appears to provide an
appropriately scaled exposed foundation while keeping the new house within current height limits.
Staff recommends the new foundation be clad with painted metal, or red brick or sandstone. The
proposed buff color stone is not in character with Victorian properties in Aspen.
The proposed location for the historic resource is found to be appropriate and the relocation
greatly increases the historic integrity of the resource. The necessary letter from an engineer
determining the resource capable of withstanding the relocation, and a financial assurance in the
amount of $30,000 is identified in the resolution as a condition of approval and will be required
prior to building permit submission.
Staff finds the relocation criteria are met.
28
Page 1 of 2
Exhibit C
Setback Variations Criteria
Staff Findings
26.415.110.C Variations:
Dimensional variations are allowed for projects involving designated properties to create
development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variations of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between
buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variation, the HPC must make a finding that such a variation:
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: The proposed design locates the new addition along the alley. As a corner lot,
careful placement of the addition is particularly important because of the greater exposure to view
than is typical on an interior lot.
The applicant proposes a connector on the south elevation of the historic resource and requests
a 5’-0” rear yard setback reduction for the deck above the garage and the basement below. The
garage itself complies with the setback. Staff supports the request for a 5’-0 rear yard setback
2. In granting a variation, the HPC must make a finding that such a variation:MET NOT MET DOES NOT
APPLY
a.) Is similar to the pattern, features and character of the historic property or district; and/or
b.) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic district.
MET
Review Criteria for 423 N. Second Street
HPC may grant dimensional variations of the Land Use Code to allow for development in the side, rear and front setbbacks.
The applicant is requesting Setback Variations for the rear yard setback, above and below grade.
MET
Summary of Review Criteria for Setback Variation Request
26.415.110.C - Variation. 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.
29
Page 2 of 2
reduction because it is consistent with the neighborhood pattern and does not create hardships
for activity in the alley. There is also substantial open space on both sides of the addition so that
its height is not overbearing on the alley as HPC has been concerned with on some recent
projects.
Staff recommends in favor of the placement of the addition relative to the rear lot line,
however, staff recommends the addition be pushed west into the side yard setback to
further mitigate its visual impacts as viewed from North Second Street and to reduce the
alterations resulting from the connector on the south facade of the Victorian. This design
recommendation may require a west side yard setback variation.
30
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, 2020
City Use:
Fees Due: $ Received $
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, 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 additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to complete processing, review and presentation of sufficient information to
enable legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within
30 days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for 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: Property Owner:
Phillip Supino, AICP
Community Development Director
Name:
Title:
,
1,950.00 6
Smuggler FB3, LLC c/o: Bill Guth
P.O. BOX 2097
Naples, FL 34102
423 N. Second Street
Aspen, CO 81611
970-300-2120
bill@wnggroup.com
Smuggler FB3, LLC
Anne Welsh McNulty
Manager
31
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, 2020
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
APPLICANT:
Name:
Address:
Phone #: Fax#: E-mail:
REPRESENTATIVE:
Name:
Address:
Phone #: Fax#: E-mail:
TYPE OF APPLICATION: (please check all that apply):
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
Minor Historic Development
Major Historic Development
Conceptual Historic Development
Final Historic Development
Relocation (temporary, on or off-site)
Demolition (total demolition)
Substantial Amendment
Historic Landmark Lot Split
Ro Rockett Design
1031 Manchester BLVD, Unit 6 Inglewood, CA 90301
213-784-0014 x1 jro@rorockettdesign.com
Smuggler FB3, LLC c/o: Bill Guth
423 N Second Street
423 N Second Street Aspen, CO 81611
P.O. BOX 2097 Naples, FL 34102
2735-124-14-003
The site is currently developed with an existing historic structure and subsequent additions. House was relocated to the
current site in the 1950's. Previous locations was at Francis & Center St (now Garmisch)
Selective removals (non-historic), on-site relocation and restoration of existing historic structure. New addition
to and basement below historic and new structure. We will be utilizing the current existing FAR by maintaining demolition
under 40%
Block 41; Lot F, G, H, I
970-300-2120 bill@wnggroup.com
32
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, 2020
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 Dimensional Variances Tax Credits
Increased Density Conservation Easement Program Waiver of Park Dedication Fees
Conditional Uses Historic Landmark Lot Split
33
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, 2020
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):
Smuggler FB3, LLC
423 N Second Street Aspen, CO 81611
423 N Second Street
R-6
12,000 SQ FT
100'-0" X 120'-0"
0 0
14
30.36%
5,425
Setback & Lot Line Encroachements - Garage is currently in front yard setback
3,660 5,425
25'-0"25'-0"
N/A
N/A N/A N/A
20'-0"20'-0"
40'-0"40'-0"40'-0"
[W] 30'-0"[W] 15'-0"[W] 25'-0"
[E] 10'-0"[E] 15'-0"[E] 15'-0"
N/A N/A N/A
30%25%27.1%
2 22
N/A N/A
33'-11"
[N] N/A 10'-0"10'-0"
[S] 22'-8"10'-0"10'-0"
22'-8"
Existing house currently over allowable 3,660 SF FAR. Surplus FAR = 1,765 SF (Total FAR of 5,425 SF)
34
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com
DATE: June 30, 2020
PROJECT LOCATION: 423 N. Second Street
REQUEST: Major Development, Relocation, and Setback Variations
DESCRIPTION: 423 N. Second Street is a 12,000 square foot lot at the corner of N. Second Street
and W. Smuggler Street. This large Victorian era home is a designated landmark with an established
non-conforming floor area in the R-6 residential zone district. Records indicate that this resource was
relocated to the current site in the 1950s, and the original front entrance was oriented to face the
alley during this move. Over the years, the historic resource has been altered by adding a variety of
architectural features including new windows, the wrap-around porch, and a non-historic garage
addition accessed from W. Smuggler Street.
The applicant proposes to demolish non-historic additions, construct a new above grade addition
and possibly reorient the historic front entry of the Victorian to face the street. Restoration work is
planned with this scope of work. Due to the large trees on the property, staff recommends the
applicant begin conversations with the City Parks Department early in the design process. 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 will consider
any dimensional variations requested by the applicant. 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 the Notice of Call Up, HPC will conduct Final Design review to consider landscape, lighting
and materials.
HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are
applicable to this project to assist with their determinations.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation of Designated Historic Properties
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential (R-6)
35
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
Review by: Staff for completeness and recommendations
HPC for decisions
City Council for notice of the HPC Conceptual decision
Public Hearing: Yes, at Conceptual and Final
Neighborhood Outreach: No
Referrals: Staff will seek referral comments from the Building
Department, Zoning, Engineering and Parks regarding any
relevant code requirements or considerations. There will be
no Development Review Committee meeting or referral fees.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours
will be billed/ refunded at a rate of $325 per hour.) This fee will
be due at Conceptual and Final submittal.
Referral Agencies Fee: $0.
Total Deposit: $1,950.
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Conceptual and Final reviews. At each review
step, please email the entire application as one pdf to sarah.yoon@cityofaspen.com. The fee will
be requested after the application is determined to be complete.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts
and agreements affecting the parcel, and demonstrating the owner’s right to apply for the
Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the
applicant.
HOA Compliance form (Attached).
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
36
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.
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.
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.
37
Land Title Guarantee Company
Customer Distribution
PREVENT FRAUD - Please remember to call a member of our closing team when
initiating a wire transfer or providing wiring instructions.
Order Number:Q62010659-9 Date: 11/25/2019
Property Address:423 N SECOND ST, ASPEN, CO 81611
PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS
For Closing Assistance Closing Processor For Title Assistance
Melissa Shaw
533 E HOPKINS #102
ASPEN, CO 81611
(970) 925-1678 (Work)
(800) 318-8202 (Work Fax)
mshaw@ltgc.com
Contact License: CO571649
Company License: CO44565
Marc Obadia
533 E HOPKINS #102
ASPEN, CO 81611
(970) 925-1678 (Work)
(800) 318-8202 (Work Fax)
mobadia@ltgc.com
Company License: CO44565
Land Title Roaring Fork Valley Title
Team
533 E HOPKINS #102
ASPEN, CO 81611
(970) 927-0405 (Work)
(970) 925-0610 (Work Fax)
valleyresponse@ltgc.com
Seller/Owner
JAMES R. MCMANUS REVOCABLE TRUST
Attention: BETTY ANNE MCMANUS TRUSTEE
Delivered via: Electronic Mail
Attorney for Buyer
WAAS CAMPBELL RIVERA JOHNSON & VELASQUEZ
LLP
Attention: J BART JOHNSON
420 E MAIN ST #210
ASPEN, CO 81611
(970) 544-4602 (Work)
(866) 492-0361 (Work Fax)
johnson@wcrlegal.com
Delivered via: Electronic Mail
Agent for Buyer
DOUGLAS ELLIMAN REAL ESTATE
Attention: JOSHUA SASLOVE
630 E HYMAN AVE #101
ASPEN, CO 81611
(970) 925-8810 (Work)
(970) 925-8821 (Work Fax)
joshua@joshuaco.com
riley.warwick@elliman.com
emery.holton@elliman.com
Delivered via: Electronic Mail
Attorney for Buyer
GENSHAFT CRAMER LLP
Attention: DOROTHY MARKOWSKI
420 E MAIN ST
ASPEN, CO 81611
(970) 925-9450 (Work)
DMARKOWSKI@GENSHAFTCRAMER.COM
Delivered via: Electronic Mail
38
Agent for Seller
CHRISTIE`S INTERNATIONAL REAL ESTATE ASPEN
SNOWMASS LLC
Attention: RYAN ELSTON
510 E HYMAN AVE #21
ASPEN, CO 81611
(970) 379-3072 (Cell)
(970) 544-5800 (Work)
(970) 544-8185 (Work Fax)
ryan@aspenlocal.com
nick@christiesaspenre.com
erin@christiesaspenre.com
Delivered via: Electronic Mail
Attorney for Seller
SHERMAN & HOWARD LLC
Attention: CURTIS B SANDERS
730 E DURANT AVE 2ND FLOOR
ASPEN, CO 81611
(970) 925-6300 (Work)
(970) 925-1181 (Work Fax)
csanders@shermanhoward.com
Delivered via: Electronic Mail
Agent for Seller
CHRISTIE`S INTERNATIONAL REAL ESTATE ASPEN
SNOWMASS LLC
Attention: TONY DILUCIA
510 E HYMAN AVE #21
ASPEN, CO 81611
(970) 948-4800 (Cell)
(970) 544-5800 (Work)
(970) 544-8185 (Work Fax)
tony@ChristiesAspenRE.com
Delivered via: Electronic Mail
39
Land Title Guarantee Company
Estimate of Title Fees
Order Number:Q62010659-9 Date: 11/25/2019
Property Address:423 N SECOND ST, ASPEN, CO 81611
Parties:SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY
THE JAMES R. MCMANUS REVOCABLE TRUST UNDER DECLARATION AND
INDENTURE DATED DECEMBER 27, 2012
Visit Land Title's Website at www.ltgc.com for directions to any of our offices.
Estimate of Title insurance Fees
"ALTA" Owner's Policy 06-17-06 Reissue Rate $12,229.00
Deletion of Standard Exception(s)$75.00
Tax Certificate $26.00
Total $12,330.00
If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at
closing.
Thank you for your order!
Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants
conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal
assistance in order to fully understand and be aware of the implications of the effect of these documents on your
property.
Chain of Title Documents:
Pitkin county recorded 10/12/2005 under reception no. 516104
Pitkin county recorded 10/12/2005 under reception no. 516108
Pitkin county recorded 04/09/2013 under reception no. 598464
Pitkin county recorded 08/02/2017 under reception no. 640360
Pitkin county recorded 08/11/2017 under reception no. 640604
Plat Map(s):
Pitkin county recorded 03/08/2006 under reception no. 521583 at book 77 page
96
40
Copyright 2006-2019 American Land Title Association. All rights reserved.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing
as of the date of use. All other uses are prohibited. Reprinted under license from the
American Land Title Association.
Property Address:
423 N SECOND ST, ASPEN, CO 81611
1.Effective Date:
11/08/2019 at 5:00 P.M.
2.Policy to be Issued and Proposed Insured:
"ALTA" Owner's Policy 06-17-06 Reissue Rate
Proposed Insured:
SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY
COMPANY
$17,250,000.00
3.The estate or interest in the land described or referred to in this Commitment and covered herein is:
A Fee Simple
4.Title to the estate or interest covered herein is at the effective date hereof vested in:
THE JAMES R. MCMANUS REVOCABLE TRUST UNDER DECLARATION AND INDENTURE DATED
DECEMBER 27, 2012
5.The Land referred to in this Commitment is described as follows:
LOTS F, G, H AND I,
BLOCK 41,
CITY AND TOWNSITE OF ASPEN,
ACCORDING TO THE LOT LINE ADJUSTMENT PLAT RECORDED MARCH 8, 2006 IN PLAT BOOK 77 AT
PAGE 96.
COUNTY OF PITKIN,
STATE OF COLORADO
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62010659-9
41
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62010659-9
All of the following Requirements must be met:
This proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company
may then make additional Requirements or Exceptions.
Pay the agreed amount for the estate or interest to be insured.
Pay the premiums, fees, and charges for the Policy to the Company.
Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or
both, must be properly authorized, executed, delivered, and recorded in the Public Records.
1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF
THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED.
2.(THIS ITEM WAS INTENTIONALLY DELETED)
3.RELEASE OF DEED OF TRUST DATED APRIL 24, 2017 FROM THE JAMES R. MCMANUS REVOCABLE
TRUST UNDER DECLARATION AND INDENTURE DATED DECEMBER 27, 2012 TO THE PUBLIC TRUSTEE
OF PITKIN COUNTY FOR THE USE OF THE NORTHERN TRUST COMPANY TO SECURE THE SUM OF
$4,999,192.00 RECORDED AUGUST 25, 2017, UNDER RECEPTION NO. 640952.
4.(THIS ITEM WAS INTENTIONALLY DELETED)
5.DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
THE JAMES R. MCMANUS REVOCABLE TRUST UNDER DECLARATION AND INDENTURE DATED
DECEMBER 27, 2012 AS A TRUST. THE STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS
THE ENTITY WAS CREATED, THE MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION
OF THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR
OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE
COMPLYING WITH THE PROVISIONS OF SECTION 38-30-172, CRS.
NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER.
NOTE: THE TRUST AGREEMENT FOR THE JAMES R. MCMANUS REVOCABLE TRUST UNDER
DECLARATION AND INDENTURE DATED DECEMBER 27, 2012 DISCLOSES BETTY ANNE MCMANUS AS
THE SUCCESSOR TRUSTEE AUTHORIZED TO EXECUTE LEGAL INSTRUMENTS ON BEHALF OF SAID
ENTITY.
6.SPECIAL WARRANTY DEED FROM THE JAMES R. MCMANUS REVOCABLE TRUST UNDER DECLARATION
AND INDENTURE DATED DECEMBER 27, 2012 TO SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY
COMPANY CONVEYING SUBJECT PROPERTY.
7.WRITTEN INSTRUCTIONS AUTHORIZING LAND TITLE TO PREPARE A STATEMENT OF AUTHORITY FOR
SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY, STATING UNDER WHICH LAWS THE
ENTITY WAS CREATED, THE MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION OF
THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR
OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY; OR, A DULY
EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY AS A A COLORADO LIMITED LIABILITY
COMPANY.
NOTE: ANY STATEMENT OF AUTHORITY MUST BE IN COMPLIANCE WITH THE PROVISIONS OF SECTION
38-30-172, C.R.S. AND BE RECORDED WITH THE CLERK AND RECORDER.
42
NOTE: THE RESOLUTION FROM THE MANAGER PER THE OPERATING AGREEMENT FOR SMUGGLER
FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY APPOINTS JOHN B. JOHNSON AS THE VICE
MANAGER THAT MUST EXECUTE LEGAL INSTRUMENTS ON BEHALF OF SAID ENTITY.
REQUIREMENTS TO DELETE THE PRE-PRINTED EXCEPTIONS IN THE OWNER'S POLICY TO BE ISSUED
A. UPON RECEIPT BY THE COMPANY OF A SATISFACTORY FINAL AFFIDAVIT AND AGREEMENT FROM
THE SELLER AND PROPOSED INSURED, AND A IMPROVEMENT SURVEY PLAT OF THE LAND, ITEMS 1-4
OF THE PRE-PRINTED EXCEPTIONS WILL BE DELETED. ANY ADVERSE MATTERS DISCLOSED BY THE
FINAL AFFIDAVIT AND AGREEMENT AND IMPROVEMENT SURVEY PLAT WILL BE ADDED AS
EXCEPTIONS.
B. IF LAND TITLE GUARANTEE COMPANY CONDUCTS THE CLOSING OF THE CONTEMPLATED
TRANSACTIONS AND RECORDS THE DOCUMENTS IN CONNECTION THEREWITH, ITEM 5 OF THE PRE-
PRINTED EXCEPTIONS WILL BE DELETED.
C. UPON RECEIPT OF PROOF OF PAYMENT OF ALL PRIOR YEARS' TAXES AND ASSESSMENTS, ITEM 6
OF THE PRE-PRINTED EXCEPTIONS WILL BE AMENDED TO READ:
TAXES AND ASSESSMENTS FOR THE YEAR 2019 AND SUBSEQUENT YEARS.
8.ITEMS 7(A) AND 7(B) WILL BE DELETED FROM THE OWNERS POLICY
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62010659-9
All of the following Requirements must be met:
43
This commitment does not republish any covenants, condition, restriction, or limitation contained in any
document referred to in this commitment to the extent that the specific covenant, conditions, restriction,
or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender
identity, handicap, familial status, or national origin.
1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land and not shown by the Public
Records.
4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by
law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records or attaching subsequent to the effective date hereof but prior to the date of the proposed
insured acquires of record for value the estate or interest or mortgage thereon covered by this
Commitment.
6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public
agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown
by the records of such agency or by the Public Records.
7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water.
8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN
RECORDED MARCH 17, 1893 IN BOOK 79 AT PAGE 56, PROVIDING AS FOLLOWS: THAT NO TITLE
SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY
VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS.
9.(THIS ITEM WAS INTENTIONALLY DELETED)
10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF MEMORANDUM FROM CITY OF ASPEN
COMMUNITY DEVELOPMENT RECORDED MARCH 6, 2006 AS RECEPTION NO. 521582.
11.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF LOT LINE ADJUSTMENT RECORDED MARCH 08, 2006 IN BOOK 77 AT PAGE 96.
12.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF REVOCABLE ENCROACHMENT
AGREEMENT RECORDED MARCH 8, 2006 AS RECEPTION NO. 521588.
13.(THIS ITEM WAS INTENTIONALLY DELETED)
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62010659-9
44
14.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE
FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY PLAT CERTIFIED OCTOBER 10, 2019
PREPARED BY HIRED GUN SURVEYING, JOB #1908122 :ENCROACHMENT OF BRICK PATIO, WALKWAY
OUTSIDE OF LOT LINE.
SAID DOCUMENT STORED AS OUR ESI 37545523
15.CLAIMS OF RIGHT, TITLE AND/OR INTEREST IN THE PROPERTY BETWEEN THE BOUNDARY LINE AND
THE FENCE AS DEPICTED ON THE SURVEY PREPARED BY HIRED GUN SURVEYING, JOB NO. 1908122
WHETHER SAID CLAIMS ARISE BY ABANDONMENT, ADVERSE POSSESSION OR OTHER MEANS.
SAID DOCUMENT STORE AS OUR ESI 37545523
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62010659-9
45
LAND TITLE GUARANTEE COMPANY
DISCLOSURE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the
clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least
one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that,
the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or
filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters
which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for
recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title
Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal
documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy
when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of
Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following
conditions:
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
The Subject real property may be located in a special taxing district.(A)
A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in
which the real property is located or that county treasurer's authorized agent unless the proposed insured provides
written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real
property).
(B)
The information regarding special districts and the boundaries of such districts may be obtained from the Board of
County Commissioners, the County Clerk and Recorder, or the County Assessor.
(C)
The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
(A)
No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land
described in Schedule A of this Commitment within the past 6 months.
(B)
The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and
material-men's liens.
(C)
The Company must receive payment of the appropriate premium.(D)
If there has been construction, improvements or major repairs undertaken on the property to be purchased within
six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include:
disclosure of certain construction information; financial information as to the seller, the builder and or the
contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company,
and, any additional requirements as may be necessary after an examination of the aforesaid information by the
Company.
(E)
46
Note: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may
include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance
company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for
the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award
payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of
Regulatory Agencies.
Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing
protection letter for the lender, purchaser, lessee or seller in connection with this transaction.
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other
minerals, or geothermal energy in the property; and
(A)
That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
(B)
47
JOINT NOTICE OF PRIVACY POLICY OF
LAND TITLE GUARANTEE COMPANY,
LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY
LAND TITLE INSURANCE CORPORATION AND
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance
Corporation and Old Republic National Title Insurance Company.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state
privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence
is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized
access to your non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
applications or other forms we receive from you, including communications sent through TMX, our web-based
transaction management system;
your transactions with, or from the services being performed by us, our affiliates, or others;
a consumer reporting agency, if such information is provided to us in connection with your transaction;
and
The public records maintained by governmental entities that we obtain either directly from those entities, or from
our affiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows:
We restrict access to all Personal Information about you to those employees who need to know that information in
order to provide products and services to you.
We may share your Personal Information with affiliated contractors or service providers who provide services in the
course of our business, but only to the extent necessary for these providers to perform their services and to
provide these services to you as may be required by your transaction.
We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your
Personal Information from unauthorized access or intrusion.
Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action.
We regularly assess security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT
IS NOT STATED ABOVE OR PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We
may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for
example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your
Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is
needed to enforce our rights arising out of any agreement, transaction or relationship with you.
Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy
policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction
thereof.
48
Commitment For Title Insurance
Issued by Old Republic National Title Insurance Corporation
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER
REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING
ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND
CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN
ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE
CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. .
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance
Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is
effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the
specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met
within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1. DEFINITIONS
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Comitment terminates
and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or
other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The
Company shall not be liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
i. comply with the Schedule B, Part I—Requirements;
ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
iii. acquire the Title or create the Mortgage covered by this Commitment.
“Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a)
“Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any
property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues,
alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(b)
“Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c)
“Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(d)
“Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e)
“Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this
Commitment.
(f)
“Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters
relating to real property to purchasers for value and without Knowledge.
(g)
“Title”: The estate or interest described in Schedule A.(h)
the Notice;(a)
the Commitment to Issue Policy;(b)
the Commitment Conditions;(c)
Schedule A;(d)
Schedule B, Part I—Requirements; and(e)
Schedule B, Part II—Exceptions; and(f)
a counter-signature by the Company or its issuing agent that may be in electronic form.(g)
The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the
Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed
Insured’s good faith reliance to:
(a)
The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the
matter and did not notify the Company about it in writing.
(b)
The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the
Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.
(c)
The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment
Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(d)
The Company shall not be liable for the content of the Transaction Identification Data, if any.(e)
49
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the
Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma
policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of
either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at
http://www.alta.org/arbitration.
IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown
in Schedule A to be valid when countersigned by a validating officer or other authorized signatory.
Issued by:
Land Title Guarantee Company
3033 East First Avenue Suite 600
Denver, Colorado 80206
303-321-1880
Senior Vice President
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Land Title Insurance Corporation. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and
a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements
have been met to the satisfaction of the Company.
(f)
In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g)
Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a)
Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b)
Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject
matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral,
express or implied, relating to the subject matter of this Commitment.
(c)
The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the
terms and provisions of this Commitment or the Policy.
(d)
Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e)
When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f)
50
Smuggler FB3, LLC
P.O. BOX 2097
Naples, FL 34102
C/O: Bill Guth
bill@wnggroup.com (E)
970-300-2120 (T)
November 19, 2020
Community Development Department
City of Aspen
130 S. Galena Street
Aspen, CO 81611
To Whom It May Concern:
This letter shall serve to provide notice that we authorize Ro Rockett Design to discuss and
submit an HPC Application for our property at 423 N. Second Street.
Ro Rockett Design contact information:
Authorized Individuals: Jason Ro, Zac Rockett, Pil Sun Ham, Andrew Alexander Green
1031 Manchester BLVD, Unit 6
Inglewood, CA 90301
jro@rorockettdesign.com
T 213-784-0014 x1
C 646-924-9782
www.rorockettdesign.com
Thank you,
__________________________
Anne Welsh McNulty, Manager
Smuggler FB3, LLC
Naples, FL 34102
__________________________
51
52
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: 273512414003 on 08/25/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
53
D W RINGSBY ENTERPRISES LLC
DENVER, CO 80204
1336 GLENARM PL #200
DODGE LARRY & SARA LIV TRST
RANCHO SANTA FE, CA 92067
PO BOX 2029
BLOCK FAMILY TRUST
SANTA MONICA, CA 90405
2203 3RD ST #7
NAMADA PARTNERS GP
BETHESDA , MD 20814
5116 MOORLAND LANE
GREENBERG ASPEN LP
ASPEN, CO 81611
240 LAKE AVE
230 LAKE LLC
ASPEN, CO 81611
533 E HOPKINS AVE 3RD FLR
201 WEST SMUGGLER LLC
HOUSTON , TX 77056
2121 SAGE RD #333
SIERRA ADVISORS LP
HOUSTON, TX 77024
333 LITTLE JOHN LN
CMML PROPERTIES LLC
NEW YORK, NY 10022
120 E 56TH ST #320
229 WEST SMUGGLER LLC
DALLAS, TX 75205
3509 CRESCENT AVE
BARNHART PAUL F JR
HOUSTON, TX 77056
2121 SAGE RD #333
SCHERMER GREGORY P & GRANT E
ASPEN, CO 81611-1347
210 LAKE AVE
ARGON LLC
ASPEN, CO 81611
533 E HOPKINS AVE 3RD FL
SCHIFF DAVID T
NEW YORK, NY 10036
1177 AVE OF AMERICAS 42ND FL
WEST SMUGGLER CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
322 W SMUGGLER
FULLERTON JESSICA RES TRST
ASPEN, CO 81611
306 W FRANCIS ST
ALLEN ASPEN RES TRUST
HOUSTON, TX 77027
4545 POST OAK PL #101
210 WEST FRANCIS LLC
NAPLES, FL 34102
255 13TH AVE S #202
LAND TRUST
MCLEAN, VA 22102
1650 TYSONS BLVD #900
426 NORTH SECOND LLC
DALLAS, TX 75205
3509 CRESCENT AVE
SECOND AND SMUGGLER CONDO ASSOC
ASEPN, CO 81611
COMMON AREA
426 N SECOND ST
212 WEST FRANCIS LLC
NAPLES, FL 34102
255 13TH AVE SOUTH #202
ASPEN RIVER RENDEZVOUS LLC
GARDEN CITY, NY 11530
PO BOX 7138
PEARLSTONE ESTHER S
ASPEN, CO 81612
PO BOX 8750
5 CONTINENTS ASPEN REALTY CORP
ASPEN, CO 81611
407 N 3RD ST
326 WEST SMUGGLER LLC
CHARLOTTE, NC 28202
500 E MOORHEAD ST #200
BARNARD JUDITH & FAIN MICHAEL
ASPEN, CO 81611
413 W SMUGGLER
SCHERMER LLOYD G & BETTY A
ASPEN, CO 81611-1347
210 LAKE AVE
KIENAST FAMILY LP LLLP
ASPEN, CO 81611
406 W SMUGGLER
ASPEN DRAGONFLY PARTNERS LLC
NEW YORK, NY 10019
250 W 55TH ST 37TH FL
54
HANSON LUCY C
PORT TOWNSEND, WA 98368
1775 FIR ST
FULLERTON TRUST
ASPEN, CO 81611
306 W FRANCIS ST
PHILLIPPE THOMAS E JR & SUSAN MARIE
ASPEN, CO 81611-1356
225 W SMUGGLER ST
VICENZI GEORGE A TRUST
ASPEN, CO 81612
PO BOX 2238
BLOCK FAMILY TRUST
SANTA MONICA, CA 90405
2203 3RD ST #7
MOORE DIANE
ASPEN, CO 81611
303 W FRANCIS
CONNER MELINDA M TRUST
LOS ANGELES, CA 90025
11100 SANTA MONICA BLVD #1700
322 SMUGGLER LLC
TULSA, OK 74136
6120 S YALE AVE #813
ALTIERI FAMILY TRUST
CORONA DEL MAR, CA 92625
206 DRIFTWOOD RD
SAX JOEL
ASPEN, CO 81611
303 W FRANCIS ST
FULLERTON JOHN RES TRST
ASPEN, CO 81611
306 W FRANCIS ST
234 WEST FRANCIS LLC
NEW YORK, NY 10174
405 LEXINGTON AVE
KINNEY FAMILY LP
ASPEN, CO 81611
307 W FRANCIS ST
CONOVER CATHRINE M
WASHINGTON, DC 20007
1010 WISCONSIN AVE NW #550
BRUNDIGE CHELSEA C
SNOWMASS, CO 81654
1755 SNOWMASS CREEK RD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
GOTHAM AJAX LLC
NEW YORK, NY 100202346
600 5TH AVE FL 14
301 LAKE AVENUE LLC
BOCA RATON, FL 33431
2385 NW EXECUTIVE CTR DR #440
BLOCK FAMILY TRUST
SANTA MONICA, CA 90405
2203 3RD ST #7
55
RO | ROCKETT DESIGN
1306 Bridgeway, Floor 2 / Sausalito, CA 94965 / 415.289.0830 / www.rorockettdesign.com
Overview
Our proposal is to restore the existing Victorian house at 423 N. Second Street in order to enhance and
highlight the original historic structure and character. We propose to remove multiple, non-historic
additions and structures and to include a new, subordinate addition at the rear of the property.
Additionally, the material palette has been carefully selected to act as a quiet supporting character,
using light tonal hues to showcase the restored Victorian. This proposed design maintains the existing
non-conforming Floor Area, and we will demolish less than 40% of the existing structure as required by
Code.
Where an original non historic element is retained (an existing Level 01 addition in the 1950s as
indicated on Sheet Z-004), it has clearly been indicated in the drawings and will be treated carefully to
integrate with the character of the historic elements. The house as currently positioned/oriented will
be relocated to reestablish the traditional relationship of the house facing the street and to comply
with current setbacks. Notably, the front door of the house will be restored to the primary street
elevation along Second Street by relocation and rotation.
56
01 2020.11.13 HPC APPLICATION
57
XXXXX XXXXXXXXXXXXX
XXX
#5 REBAR &CAP FOUNDL.S. #24303#5 REBAR &CAP FOUND0.5' BELOW GROUNDL.S. #ILLEGIBLET.B.M. 7883.65'T5T6T21T22T20T23T19T18T17T14T12T24T1T3T7T8T9T10T15T2T4T13T16S 75°09'11" E 120.00'N 14°50'49" E 100.00'
S 14°5
0
'
4
9
"
W
1
0
0
.
0
0
'N 75°09'11" W 120.00'LOT F, BLOCK 41LOT G, BLOCK 41LOT H, BLOCK 41LOT I, BLOCK 415.0'22.4'F.F.7884.69'12.6'16.6'4.1'16.0'14.1'1.8'7.8'7.2'15.5'0.4'1.8'8.7'
8.0'
30.8'
24.7'0.8'7.9'F.F.7887.33'5.4'2.5'STOPSIGN3.7'4.6'10.2'10.0'24.9'DYHDYHENORT
H
S
E
C
O
N
D
S
T
R
E
E
T
75.62'
R
-
O
-
W
ASPH
A
L
T ELEC.METER#5 REBAR FOUNDL.S.# 33645BEARS N25°30'21"E 0.50'#5 REBAR FOUNDL.S.# 33645BEARS S42°19'51"W 1.03'STREETSIGNPFFLAGPOLEF.F.7887.34'FIREHYDRANTLIGHTPOLESTOPF.F.7887.29'F.F.7887.19'WRIDGE7918.58'24" DRYWELLRIM=7883.79'ALLEY BLOCK 4119.44' R-O-WGRAVELSMUGGLER STREET75.65' R-O-WASPHALTRIDGE7918.46'LANDSCAPELIGHTING TYP.IVBT11IRRIGATIONVALVE BOXELEC.BOXGAS VALVEUNDER BENCHTRASHENCLOSUREF.F.7887.23'F.F.7887.24'GAS STUBAT BBQDRIVEWAYEVE7895.91'EVE7895.9'EVE7896.04'EVE7895.90'HOTTUBRIDGE7915.62'F.F.7887.38'F.F.7887.44'WOOD DECKWOO
D
D
E
C
K
WOO
D
D
E
C
K BRICKSIDEWALKWOODDECKWOODDECKBRICKSIDEWALKSIDEWALKEVE7896.01'T T.V.DISHR-6 BUILDING SETBACK10'
10'R-6 BUILDING SETBACK5'R-6 B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
R-6 BUILDING SETBACK 5'MBMAILBOX7884.4'7884.7'7884.07885.3'7886.5'7885.4'7885.2'7884.9'7884.1'7884.1'7884.1'7884.5'7884.9'7884.2'LOT E, BLOCK 41
C.O.A. GPSMONUMENT #8C.O.A. GPSMONUMENT #9N84°08'42"W1233.00'S63°00'41"E761.90'PLANTEREVE7895.8'ELEC.TRANS.LOTS F-I, BLOCK 4112,000 S.F.±MULTI LEVELWOOD FRAME HOUSE423 N. 2ND STREET7884.7'WWWWWWWWWWWWW
W
W
W
W
W
WEX-UEEX-UEEX-UEEX-UECHIMNEY7918.5'PLANTERCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEGGGGGGGGGGGGGGGGEX-UE
EX-UE
EX-UE
EX-U
E
EX-U
E
EX-UE
EX-U
E
EX-U
E
EX-UE
EX-UE EX-UEF.F.7887.34'T T TTTTTTTTTTTTTTTTTTTTTTTTT
TTTTT7884788578857886 78867885CTV CTVCTVCTV CTV CATV PED(TYP.)TELE.PED (TYP.)ELEC.TRANS.CATVPEDESTALWATERLINE TYP.UNDERGROUNDELECTRICTYP.EX-UEUNDERGROUNDTELEPHONETYP.UNDERGROUNDGAS TYP.UNDERGROUNDCABLE TYP.CATVPEDESTALAREA SUBJECTTO ENCROACHMENTLICENSE PER BK 727 PG 870REVOCABLE ENCROACHMENTLICENSE PER REC. NO. 521588ADJOINERPATIOSTEPS0'35.8'27'32.6'NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007190921 OF 1SMUGGLER FB3, LLC.CITY OF ASPEN, COLORADOIMPROVEMENT & TOPO SURVEYLOTS F-I, BLOCK 41, CITY OF ASPEN423 N. 2ND STREETJGJRNJANUARY 09, 2020092.DWG101/10/20UPDATE TREE CHARTJRNIMPROVEMENT SURVEY PLAT & TOPOGRAPHIC SURVEYLOTS F-I, BLOCK 41, ORIGINAL TOWNSITE OF ASPENACCORDING TO THE LOT LINE ADJUSTMENT PLATRECORDED MARCH 08, 2006 IN PLAT BOOK 77 AT PAGE 96CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADOPROPERTY DESCRIPTIONLOTS F-I, BLOCK 41, ORIGINAL TOWNSITE OF ASPEN ACCORDING TO THE LOT LINE ADJUSTMENT PLATRECORDED MARCH 08, 2006 IN PLAT BOOK 77 AT PAGE 96, CITY OF ASPEN, COUNTY OF PITKIN, STATE OFCOLORADO.NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING SETBACKS ANDEASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE COMMITMENTPREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER NO. Q62010659-3, DATED EFFECTIVE AUGUST 16,2019.2) THE DATE OF THIS SURVEY WAS DECEMBER 18 & 23, 2019.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S14°50'49"W BETWEEN THE NORTHEASTERLYCORNER OF LOT I, BLOCK 41, A #5 REBAR & CAP L.S. #ILLEGIBLE FOUND IN PLACE AND THESOUTHEASTERLY CORNER OF LOT I, BLOCK 41, A #5 REBAR & CAP L.S. #24303 FOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE LOT LINE ADJUSTMENT PLAT RECORDED MARCH 08, 2006 IN PLAT BOOK77 AT PAGE 96 IN THE PITKIN COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.6) ELEVATIONS ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN COLORADO RTVRN GPSNETWORK (1988 ORTHO DATUM) YIELDING AN ON-SITE ELEVATION OF 7883.65' ON A TBM AS SHOWN.CONTOUR INTERVAL EQUALS 1 FOOT.7) THERE WAS APPROXIMATELY 12" OF SNOW AND ICE ON THE GROUND AT THE TIME OF SURVEY.8) ERROR ON CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.NESW0306090120150180210240270300330P e ak
S
urveying, Inc.0101020405SUBJECTPROPERTYVICINITY MAPSCALE: 1" = 2000'IMPROVEMENT SURVEY STATEMENTI, JASON R. NEIL, HEREBY CERTIFY TO SMUGGLER FB3, LLC, THAT I AM A PROFESSIONAL LAND SURVEYORLICENSED UNDER THE LAWS OF THE STATE OF COLORADO; THAT THIS IMPROVEMENT SURVEY PLAT ISTRUE, CORRECT AND COMPLETE BASED ON MY KNOWLEDGE, INFORMATION AND BELIEF AS LAID OUT ANDSHOWN HEREON; THAT THIS IMPROVEMENT SURVEY PLAT IS NOT A GUARANTY OR WARRANTY, EITHEREXPRESSED OR IMPLIED, THAT THIS IMPROVEMENT SURVEY PLAT WAS MADE BY ME FROM AN ACCURATESURVEY OF THE REAL PROPERTY PERFORMED BY ME OR UNDER MY DIRECT SUPERVISION ON DECEMBER 18& 23, 2019 AND JANUARY 02, 2020; THAT, IN THE PREPARATION OF THIS IMPROVEMENT SURVEY PLAT, IRELIED UPON LAND TITLE GUARANTEE COMPANY, ORDER NO. Q62010659-3, DATED EFFECTIVE AUGUST 16,2019; THAT THE LOCATION AND DIMENSIONS OF ALL BUILDINGS, IMPROVEMENTS, EASEMENTS, RIGHTS OFWAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THE REAL PROPERTY ANDMATTERS REFERENCED IN SAID TITLE COMMITMENT CAPABLE OF BEING SHOWN ARE ACCURATELYSHOWN, AND THAT THIS PLAT IS IN ACCORDANCE OF AN IMPROVEMENT SURVEY PLAT AS SET FORTH INC.R.S. §38-51-102(9). DATED: JANUARY 10, 2020 BY:___________________________________ JASON R. NEIL, P.L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC.COL
O
R
ADO LICENSEDPROFESSIONAL LAND
S
U
RVEYOR
JAS
O
N R. NEIL3793558
01 2020.11.13 HPC APPLICATION
59
01 2020.11.13 HPC APPLICATION01 2020.11.13 HPC APPLICATION
60
01 2020.11.13 HPC APPLICATION
61
01 2020.11.13 HPC APPLICATION
62
01 2020.11.13 HPC APPLICATION
63
01 2020.11.13 HPC APPLICATION64
01 2020.11.13 HPC APPLICATION65
01 2020.11.13 HPC APPLICATION
66
01 2020.11.13 HPC APPLICATION
67
01 2020.11.13 HPC APPLICATION
68
01 2020.11.13 HPC APPLICATION
69
01 2020.11.13 HPC APPLICATION
70
01 2020.11.13 HPC APPLICATION
71
01 2020.11.13 HPC APPLICATION
72
01 2020.11.13 HPC APPLICATION
73
01 2020.11.13 HPC APPLICATION
74
01 2020.11.13 HPC APPLICATION
75
01 2020.11.13 HPC APPLICATION
76
01 2020.11.13 HPC APPLICATION
77
APPLICATION
78
01 2020.11.13 HPC APPLICATION
79
01 2020.11.13 HPC APPLICATION
80
01 2020.11.13 HPC APPLICATION
81
01 2020.11.13 HPC APPLICATION
82
01 2020.11.13 HPC APPLICATION
83
01 2020.11.13 HPC APPLICATION
84
01 2020.11.13 HPC APPLICATION
85
Josh Rice, P.E.
Woody Creek Engineering
PO Box 575
Woody Creek, CO 81656
(970) 429-8297
November 13, 2020
Bill Guth
WNG Group
Bill@wnggroup.com
RE: 423 N 2nd – HPC Letter
Bill:
We understand that the redevelopment of 423 N 2nd will consist of lifting the historical structure,
adding a lower level basement, replacing the historical structure and adding an addition. The
project will trigger a Major Grading and Drainage Design. The owner requested that Woody
Creek Engineering, LLC (“WCE”) prepare a conceptual level grading and drainage plan to
identify locations for stormwater elements, water service and sanitary sewer service.
Site Plan
Site Access
The property is bounded by public right-of-ways (“ROW”), on the north, south and east boundary
lines. The property is bounded on the west by another private lot. Due to the location of the
property, the site will be accessed from the alley south of the property. The Grading and
Drainage Plan (C300, attached) depicts a driveway connecting the alley with the garage.
Pedestrian access has not been depicted to the north and east ROWs, but will be provided.
Stormwater BMP Discussion
Currently, there exists historical structure on the property. Stormwater treatment will be provided
by a drywell. Due to the size of the sloping roof structures, grass buffers were inadequate to
provide water quality. Tree credits can be claimed, but are inadequate. Only water quality
capture volume will be provided as it is not required to provide detention in the Aspen Mountain
basin as long as overflows can be discharged to the ROW. A drywell overflow will be provided
with an inlet that will surcharge. The site is located outside of the 100-year floodplain. There are
no drainage easements on site.
Pre-development runoff rates were not calculated for this project at this stage of the design
because detention is not required. Post-development 100-year flowrates have been calculated
assuming a time of concentration of 5 minutes for each basin using the Rational Method (see
Table 1).
86
RE: 423 N 2nd – HPC Letter
September 17, 2020
Page 2
Table 1. Basin Information, WQCV and Runoff Rates
Public Improvements
There is existing curb and gutter along the 2nd St ROW that does not require replacement at this
time. However, during construction, the curb and gutter will likely be damaged and the
Engineering Department will likely require replacement. No sidewalk is required as the property
is located in a sidewalk deferred zone.
Sincerely,
Josh Rice, P.E.
Woody Creek Engineering, LLC
Attachment
BASIN NO.TOTAL BASIN
AREA (SF)
IMPERVIOUS
AREA (SF)
TOTAL BASIN
AREA
(ACRES)
IMPERVIOUS
AREA
(ACRES)
%
IMPERVIOUS
RUNOFF
COEF. 5YR
RUNOFF
COEF. 10YR
RUNOFF
COEF. 100YR
FLOW PATH
LENGTH (FT)
FLOW PATH
SLOPE
(FT/FT)
Tc
(Computed)
(min)
Tc (Regional)
(min)Tc (min)Intensity (5yr)
(in/hr)
Intensity (10yr)
(in/hr)
Intensity
(100yr) (in/hr)
PEAK FLOW
5YR (CFS)
PEAK FLOW
10YR (CFS)
PEAK FLOW
100YR (CFS)
PR:1.0 276.7 276.7 0.006 0.006 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.019 0.023 0.038
PR:1.1 646.3 646.3 0.015 0.015 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.044 0.054 0.090
PR:1.2 399.8 - 0.009 0.000 0%0.08 0.15 0.35 1.00 0.4500 0.53 10.01 5.00 3.291 3.960 6.325 0.002 0.005 0.020
PR:1.3 2,068.2 - 0.047 0.000 0%0.08 0.15 0.35 1.00 0.4500 0.53 10.01 5.00 3.291 3.960 6.325 0.012 0.028 0.105
PR:1.4 85.0 85.0 0.002 0.002 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.006 0.007 0.012
PR:1.5 2,712.1 - 0.062 0.000 0%0.08 0.15 0.35 1.00 0.4500 0.53 10.01 5.00 3.291 3.960 6.325 0.015 0.037 0.138
PR:1.6 1,298.4 - 0.030 0.000 0%0.08 0.15 0.35 1.00 0.4500 0.53 10.01 5.00 3.291 3.960 6.325 0.007 0.018 0.066
PR:2.0 671.6 671.6 0.015 0.015 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.045 0.056 0.093
PR:2.0A 60.2 60.2 0.001 0.001 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.004 0.005 0.008
PR:2.1 157.9 157.9 0.004 0.004 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.011 0.013 0.022
PR:2.2 266.7 266.7 0.006 0.006 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.018 0.022 0.037
PR:2.3 133.5 133.5 0.003 0.003 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.009 0.011 0.019
PR:3.0 354.9 354.9 0.008 0.008 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.024 0.030 0.049
PR:3.1 497.2 497.2 0.011 0.011 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.034 0.041 0.069
PR:3.2 207.4 207.4 0.005 0.005 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.014 0.017 0.029
PR:3.3 500.3 500.3 0.011 0.011 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.034 0.042 0.069
PR:3.4 421.4 421.4 0.010 0.010 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.029 0.035 0.058
PR:3.5 344.4 344.4 0.008 0.008 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.023 0.029 0.048
PR:3.6 704.8 704.8 0.016 0.016 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.048 0.059 0.098
PR:3.7 193.2 193.2 0.004 0.004 100%0.90 0.92 0.96 1.00 0.4500 0.11 10.01 5.00 3.291 3.960 6.325 0.013 0.016 0.027
87
Attachment A
Conceptual Grading and Drainage Plan and Details – C300
88
PATIO / DECK BELOWPATIO / DECK BELOWPLANTER BELOWFPHOT TUBSKYLIGHTGLASS FLOOR BELOWROOF DECK BELOWNORT
H
S
E
C
O
N
D
S
T
R
E
E
T
75.62'
R
-
O
-
W
ASPH
A
L
T-2.0%7885788678877886
78857885 78857884
78847885
WQCV:140.29 CF REQ.175.60 CF PROVIDEDPIPE APIPE APIPE BPIPE CGARAGEFF:7886+7886.25FF:7885.50+7885.17+7884.607885.17+7885.00+7885.75+788578867886
78857884TD:7885.95EELEC.METERFIREHYDRANTLIGHTPOLEC.O.A. GPSMONUMENT #8ELEC.TRANS.CATV PED(TYP.)TELE.PED (TYP.)ELEC.TRANS.CATVPEDESTALWATERLINE TYP.UNDERGROUNDGAS TYP.UNDERGROUNDCABLE TYP.CATVPEDESTALSEWER MANHOLERIM=7885.95'II-W=7879.03'IO-E=7878.97'ABANDON AND REMOVE EXISTING WATER SERVICEREPLACE WATER SERVICE WITH 2" TYPE K COPPERSERVICE PER CITY OF ASPEN WATER DEPARTMENTSTANDARDS A MINIMUM OF 18" FROM EXISTING TAPABANDON AND REMOVEEXISTING SEWER SERVICEREPLACE SEWER SERVICEPER ASPEN SANITATION DISTRICTDOWNSPOUT 1DOWNSPOUT 2DOWNSPOUT 3DOWNSPOUT 414.00 FT12.50 FT7885.17+7885.00+7884.50+FF:7885.50FF:7885.50FF:7886.67INTERNAL DRAIN 1INTERNAL DRAIN 2INTERNAL DRAIN 3INTERNAL DRAIN 47885INLET 3/OVERFLOWRIM:7884.20INV IN:7882.25 6" PVCINV OUT:7882.24 6" PVCDRYWELLRIM:7884.96INV IN:7881.51 6" PVCINV IN:7881.51 6" PVCID 3 CONNECTIONRIM:7885.63INV OUT:7883.46 6" PVCINLET 7RIM:7885.75INV IN:7882.37 6" PVCINV OUT:7882.37 6" PVCINLET 6RIM:7885.05INV IN:7882.13 6" PVCINV IN:7882.13 6" PVCINV OUT:7882.13 6" PVCINLET 1RIM:7884.22INV OUT:7883.21 6" PVCINLET 2RIM:7884.74INV IN:7882.92 6" PVCINV OUT:7882.92 6" PVCINLET 4RIM:7884.93INV IN:7881.86 6" PVCINV OUT:7881.86 6" PVCINLET 5RIM:7885.00INV IN:7883.24 6" PVCINV OUT:7883.24 6" PVCINLET 8RIM:7885.85INV OUT:7884.92 6" PVC+7885.1711/13/2020DATE OF PUBLICATION11/13/20HPCWOODY CREEK ENGINEERING, LLCP.O. BOX 575WOODY CREEK, COLORADO 81656(P): 970-429-8297WOODYCREEKENGINEERING.COMSMUGGLER
423 NORTH 2ND ST
ASPEN, CO 81611 SPOT ELEVATION XXXX.XXCONC. = CONCRETEHP = HIGH POINTTD = TRENCH DRAINTOW=TOP OF WALLBW=BOTTOM OF WALLUTILITY SERVICEE=ELECTRICUG=UNDERGROUND GASSS=SANITARY SEWERW=WATERTel=PHONE LINECable=CABLE LINEPROPERTY LINEBUILDINGGAS METERBACKFLOW PREVENTERAND YARD HYDRANTELECTRIC METERGWECONCRETEWALLDOWNSPOUT (DS)INLETTRENCH DRAIN (TD)GUTTER (GU)PIPEFOUNDATION DRAINGRADING ANDDRAINAGEC300NOTES:1.ALL HARDSCAPE SHALL BEDIRECTLY CONNECTED TOTHE PIPE NETWORKSSHOWN AND SHALLDISCHARGE TO THEDRYWELL TO PROVIDEWATER QUALITY CAPTUREVOLUME. DETENTION ANDRETENTION NOT PROVIDEDAS THIS SITE IS LOCATED INTHE ASPEN MOUNTAINBASIN.2.ALL EXISTING UTILITIESSHALL BE RELOCATED.3.WATER SERVICE SHALL BEABANDONED ANDUPGRADED.4.IT IS ASSUMED THAT ANYELECTRICAL LOADREQUIREMENT SHALL BEPROVIDED BY THE ONSITETRANSFORMER.0 5 10 20 40Scale: 1" = 10'N89
2.00 FT1.00 FT4.002.00 FT4.00 FT0.67 FT4.00 FT0.52 FT0.52 FT2.00 FT6IN STEEL PERFORATEDPIPE COVERED IN MIRADIFABRIC SOCK24IN STANDARDMANHOLE CAST IRONRING AND SOLID COVER8IN THICK PRECAST CONCRETELID SECTION WITH RUSTRESISTANT ACCESS HATCHWITH LIFTING HANDLES1IN DIAMETERPERC. HOLES0.25 FTRIM:7884.71IE:7881.5112.67 FT24" 1-1/2 IN.CLEAN STONENATIVE AND TOP SOIL2.00 FT2.00 FTDRYWELL DETAILACTIVE DEPTH=6.80'WQCV:7879.55GRADE:7884.96SUMP:7884.0411/13/2020DATE OF PUBLICATION11/13/20HPCWOODY CREEK ENGINEERING, LLCP.O. BOX 575WOODY CREEK, COLORADO 81656(P): 970-429-8297WOODYCREEKENGINEERING.COMSMUGGLER
423 NORTH 2ND ST
ASPEN, CO 81611 Silt Fence (SF)SC-1November 2010Urban Drainage and Flood Control DistrictUrban Storm Drainage Criteria Manual Volume 3SF-3Concrete Washout Area (CWA)SC-1Silt Fence (SF)SF-4Urban Drainage and Flood Control DistrictNovember 2010MM-1Concrete Washout Area (CWA)Vehicle Tracking Control (VTC)SM-4November 2010Urban Drainage and Flood Control DistrictUrban Storm Drainage Criteria Manual Volume 3VTC-3Vehicle Tracking Control (VTC)SM-4November 2010Urban Drainage and Flood Control DistrictUrban Storm Drainage Criteria Manual Volume 3VTC-5SM-4Vehicle Tracking Control (VTC)VTC-4Urban Drainage and Flood Control DistrictUrban Storm Drainage Criteria Manual Volume 3November 2010SM-4Vehicle Tracking Control (VTC)VTC-6Urban Drainage and Flood Control DistrictUrban Storm Drainage Criteria Manual Volume 3November 2010DETAILS 1C50090