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HomeMy WebLinkAboutagenda.hpc.20240626AGENDA ASPEN HISTORIC PRESERVATION COMMISSION June 26, 2024 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES II.A Draft Minutes - 5/22/24 III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VI.A Project Monitoring Report VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED VIII.A Certificates of No Negative Effect Report IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.SUBSTANTIAL AMENDMENT XII.OLD BUSINESS XIII.NEW BUSINESS minutes.hpc.20240522_DRAFT.docx Project MonitoringReport.20240626.pdf Certificates of No Negative Effect Report.20240626.pdf 1 1 XIII.A 335 Lake Ave. - Minor Development and Relocation - Public Hearing XIV.ADJOURN XV.NEXT RESOLUTION NUMBER HPC Memo.335 Lake Ave.LPA-24-016.pdf Draft HPC Resolution # , Series of 2024.pdf Exhibit A - HP Design Guidelines Analysis.335 Lake Ave.LPA-24-016.pdf Exhibit B - Relocation Criteria.335 Lake Ave.LPA-24-016.pdf Exhibit C - Application.335 Lake Ave.LPA-24-016.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 15 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (10 minutes for minor development; 20 minutes for major development) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes for minor development; 10 minutes for major development) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion. Prior to vote the chair will allow for call for clarification for the proposed resolution. Please note that staff and/or the applicant must vacate the dais during the opposite presentation and board question and clarification session. Both staff and applicant team will vacate the dais during HPC deliberation unless invited by the chair to return. Updated: March 7, 2024 2 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 22ND, 2024 Vice - Chairperson Halferty opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Jeff Halferty, Roger Moyer, Jodi Surfas, Kim Raymond, and Charlie Tarver. Absent were Peter Fornell, Riley Warwick, Barb Pitchford and Kara Thompson. Staff present: Kirsten Armstrong, Principal Planner Historic Preservation Stuart Hayden, Planner - Historic Preservation Kate Johnson, AssistantCity Attorney Mike Sear, Deputy City Clerk PUBLIC COMMENTS: Ms. Toni Kronberg commented that she is running for Pitkin County Commissioner and wanted to introduce herself. She noted that one her reasons for running was due to the existing dangerous conditions on Highway 82. She explained some of her concerns with proposed speed limit increases and a potential stop light near Smith Hill Rd. Mr. Halferty interjected to ask Ms. Kronberg if her comments were related to Historic Preservation. She said they were not and asked if she could just leave a flyer with the commissioners. Mr. Halferty said that this was not a place for political platforms and thanked her for coming. Ms. Kronberg again introduced herself and thanked the commissioners for their time. MINUTES: Mr. Moyer motioned to approve the draft minutes from 4/10/24 & 4/24/24. Ms. Raymond seconded. All in favor, motion passes. COMMISSION MEMBER COMMENTS: None. DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Raymond noted that she was conflicted on the first agenda item and would leave the meeting at that point. PROJECT MONITORING: Ms. Armstrong noted that since the last HPC meeting there had been two approved project monitoring items. One at 135 W Francis and one at 418 E. Cooper Ave. She then went over the details of each item as outlinedin the agenda packet. STAFF COMMENTS: None. CERTIFICATE OF NO NEGATIVE EFFECT: None. CALL UP REPORTS:None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson confirmed that public notice was completed in compliance with the Code as needed for the first agenda item. Ms. Raymond left the meeting. NEW BUSINESS: 820 E Cooper Ave –Final Major Development -PUBLIC HEARING 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 22ND, 2024 Applicant Presentation: Sarah Adams – Bendon Adams; Patrick Westfeldt – F&M Architects Ms. Adams began by introducing the owners of the property, Lauren, and Anton Bullard. Ms. Bullard thanked the HPC for being here and said that they were excited to move forward with the project. Ms. Adams noted that they are presenting a slight amendment to the height of the addition that was approved at conceptual review for HPC’s consideration. She reviewed what was approved by HPC at the conceptual review in September of 2023. She then briefly reviewed the context of the neighborhood. As in the conceptual review, Ms. Adams noted that the owners had already completed several restoration projects to the historic resource without asking for any benefits and that this project will not be touching the historic resource. Ms. Adams went on to describe the details of the final review and showed the site plan of the project. She went over the simple landscaping plan, parking spaces, and noted that the walkways and patios will match the existing brick. She reminded the members that part of digging the basement will be lifting the house to give it a proper foundation and positive drainage. Next, she described the proposed railings for the lightwells and described the placement of the condensing unit. She moved on to the floor plans, including the historic resource, connecting element and new addition. Ms. Adams then described the reasoning for the height change on the addition. She showed the elevations of the approved roof height and noted that after working with the mechanical consultants, it was discovered that they would need a bit more height in the stairwell to accommodate the heating and cooling systems. Showing an overlay of the new proposed height on the elevations she noted that it would be about a one-foot increase. She also showed updated renderings of the project and noted that the height increase would not be very noticeable for the street due to shrubbery coverage on one side and the existing house on the other. She mentioned that they find the project to be still in line with the historic design guidelines. Next, she went over the proposed materials for the addition and passed around samples. She also went of the proposed lighting for the project. Mr. Tarver asked if the new height of the historic resource after the basement was dug was represented in the proposed site plans and renderings that included the new height stairwell in the addition. Ms. Adams said yes. Mr. Moyer asked about the FDC Fire strobe light that was a proposed condition of approval by staff. Ms. Adams said they would address that at building permit but would comply with the condition. Mr. Halferty asked for some more clarification about the height increase and what it was needed for. Mr. Westfeldt said that after working with the mechanical engineer, they found it best to locate the fan coil and some of the ducting in the ceiling above the stairs. This led to the proposed increase in height. Staff Presentation:Kirsten Armstrong - Planner - Historic Preservation Ms. Armstrong began her presentation by reviewing the item and went over the background of the project including the conceptual approvals, Land Use Review request and description of the lot. She noted the applicant’s request to increase the height of a portion of the addition’s roof. This was in addition to the standard final review. She went on to describe the 2-inch height increase to the main roof gable and the one-foot 2-inch increase to the stairwell of the addition. She said that staff found the change strikes a balance between minimizing the addition and the usability of the space. She noted that staff found design guidelines 10.4, 10.87, 10.10 and 10.11 to be met. Next, she described staff’s 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 22ND, 2024 reasoning for supporting the horizontal rails on the fencing of the egress lightwells. She then showed the proposed landscape plan and said that staff finds it to be appropriate per the relevant design guidelines. She did note that a recommended condition of approval was that the standard 1-foot-wide pea gravel maintenance boarder around the historic resource be created. She also said that staff generally finds the proposed materials to meet the design guidelines. She concluded by detailing the recommended conditions of approval for final review contained in the draft resolution and noted that staff is recommending HPC approval with these conditions. Ms. Surfas asked about the location of the proposed drywell. Ms. Armstrong noted that a preliminary stormwater plan was included in the application packet and that the drywell was proposed for the rear of the property. Public Comment:None Board Discussion:Mr. Halferty summarized the relevant design guidelines and topics for review and discussion. MOTION:Mr. Moyer moved to approve Resolution #06 with the conditions proposed by staff. Ms. Surfas seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Tarver, yes; Mr. Halferty, yes. 4-0, motion passes. Ms. Surfas volunteered to be project monitor. Ms. Raymond returned to the meeting. NEW BUSINESS:Resolution #05, Series of 2024 - Amendment to Historic Preservation Design Guidelines 7.7-7.9 -PUBLIC HEARING Staff Presentation:Stuart Hayden – Planner - Historic Preservation Mr. Hayden wanted to note for the record that this agenda item was noticed as a public hearing in the newspaper as required. Mr. Hayden stated that this item was to discuss the direction given staff by the HPC on April 10th, 2024 to draft an amendment to Chapter 7 of the Historic Design Guidelines regarding roof materials. He noted that per section 26.415.060 of the Land Use Code, the HPC is given authority to amend the Guidelines. He then went over some the general elements of the Design Guidelines that apply to all historic properties, specifically detailing the ideas related to the replacement of historic materials. He moved on to Chapter 7 of the Guidelines and noted that the character of a historic roof, including its form and materials should be preserved. Next, he went over staff’s proposed amendments to Guidelines 7.7, 7.8, and 7.9 by reviewing the strikethroughs and underlines that respectively showed the proposed deletions and additions to the existing text, as outlined in Exhibit A of the staff memo. For each deletion and addition, he explained staff’s reasoning for the change and how it addressed the HPC’s requests while not overstepping the boards’ authority in amending the guidelines. 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MAY 22ND, 2024 He stated that staff recommends HPC approval of Resolution #5 amending Historic Design Guidelines 7.7 – 7.9. Mr. Halferty asked for clarification that these changes only applied to historic resources and not on additions. Mr. Hayden confirmed that it only dealt with historic resources. Public Comment: None. Board Discussion: Ms. Johnson went over HPC’s role in this matter and noted that this would be a legislative act by the board as authorized in the Land Use Code section that Mr. Hayden referenced in his presentation. Ms. Raymond asked if this should be something that everyone looks at, knowing a few members were absent. Ms. Johnson said that the item could be continued to allow additional input from other board members. She also noted that if the resolution was to be passed, at the next meeting, if at least two member that voted to approve the resolution was present, they could move to reconsider the resolution. Ms. Surfas said that she knew Ms. Thompson was very interested in being here, but an emergency came up that kept her from attending. Mr. Hayden noted that because he would be the only Historic Planner going forward, he would only have the capacity to bring one item before HPC at each meeting. This being said, he felt he could add this item to a future meeting if necessary. He also mentioned that there are currently community members actively waiting on a result to this in order to pursue building permits. Ms. Raymond noted her support for the amendments. Mr. Hayden also noted that he had received an email from Ms. Pitchford stating her general support. MOTION:Mr. Moyer moved to approve Resolution #05 as presented by staff. Ms. Surfas seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Raymond, yes; Mr. Tarver, yes;Mr. Halferty, yes. 5-0, motion passes. ADJOURN: Ms. Raymond motioned to adjourn the regular meeting. Mr. Halferty seconded. All in favor; motion passes. ____________________ Mike Sear, Deputy City Clerk 6 Project Monitoring Reports Historic Preservation Commission June 26, 20247 •135 E. Cooper Ave. •227 E. Bleeker St. •333 E. Bleeker St. •132 W. Hopkins Ave. Insubstantial Amendments •720 E. Hyman Ave. •420 W. Francis St. •510 E. Durant Ave. •211 W. Main St. 8 135 E. Cooper Ave. Request: •Replace rotten, cupped/warped, cut and missing historic sheathing with plywood. Approved with Conditions: 1)Reasonably repairable material is repaired. 2)Only the irreparably damaged parts of the material are replaced.9 135 E. Cooper Ave. Request: •Replace the cedar plywood soffit on the front porch with individual cedar tongue and groove 1"x6" boards. Approved 10 135 E. Cooper Ave. Request: •Replace damaged siding with material of a similar species and profile to match the existing material. Approved with Conditions: 1)Reasonably repairable material is repaired. 2)Only the irreparably damaged parts of the material are replaced.11 227 E. Bleeker St. Requests: •Enlarging the height of the garage door opening from 7'-6" to 8’-0”. •Installing snow fences instead of the approved snow stops on the addition. Approved 12 227 E. Bleeker St. Requests: •Alter the grade up to 5 inches from previous approval. •Install black beach pebbles and crusher fines instead of pavers on the west side. •Install concrete instead of mortar-set concrete pavers at alley walkway. •Shorten approved concrete parking space. •Remove shrubs and perennials from east side and fescue from west side. Approved 13 227 E. Bleeker St.Requests: •Installing ~8'-tall, ~2'-wide wall at the north end of the east facade of the addition instead of the previously approved ~6'-tall, ~2'-wide "small privacy fence." Denied 14 Request: •Wrap the interior of the secondary structure/garage with Tyvek Stucco Wrap before applying closed-cell-spray foam insulation thereto. Approved 333 W. Bleeker St. 15 Request: •Disassemble, catalogue, bond, refurbish, prime, and reassemble the wood siding. •Replace where necessary, but otherwise repair existing sheathing. •Install weatherproofing to exterior of sheathing. •Wrap the interior of the existing framing and sheathing with Tyvek Stucco Wrap before applying closed- cell-spray foam insulation thereto. 333 W. Bleeker St. Approved with Condition: •Weatherproofing must be reversable without damaging sheathing.16 132 W. Hopkins Ave. Requests: •Install brick walkway instead of the gray concrete or rectilinear stone. Approved •Install 1- to 4-inch-diameter lava rock or slate chips instead of gravel border. Denied 17 720 E. Hyman Ave. Requests:•Replace all siding Approved with Conditions: physical sample of new siding material to be submitted to Staff and Monitor for review and approval. 18 720 E. Hyman Ave. Requests: •Replace all windows and ground- level doors Denied 19 Request: •Replace all windows and ground-level doors Denied 720 E. Hyman Ave.20 420 W. Francis St. Requests: •Install specific building materials, finishes, and other such detail not provided in the HPC approved plans, including: window glass, foundation stone veneer (for non-historic additions) & snow stops/clips. Approved 21 Request: •Enlarging previously approved flat roof, and adding two side walls at first-story elevator entrance on S. Galina St. Approved 510 E. Durant Ave.22 211 W. Main St. Request: •Various changes to the approved landscape plan, including extending the existing picket fence across the entire front property line, installing a patio in the northwest corner of the property, and various plantings. Approved Previously ApprovedRequested23 Certificates of No Negative Effect Historic Preservation Commission June 26, 202424 Certificates of No Negative Effect•201 E. Hyman Ave. •510 E. Hyman Ave. 25 201 E. Hyman Ave. Request: Landscaping updates 26 510 E. Hyman Ave.Request: •Temporary removal and replacement of historic bricks from between the uppermost stone course and the brick corbelling below cornice for the purpose of anchoring a temporary construction scaffold 27 Page 1 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com Memorandum TO: Aspen Historic Preservation Commission FROM: Stuart Hayden, Interim Principal Planner, Historic Preservation THROUGH: Bob Narracci, Interim Planning Director MEETING DATE: June 26, 2024 RE: 335 Lake Ave. – Minor Development and Relocation Review, PUBLIC HEARING APPLICANT/OWNER: Aspen West AJ, LLC Representative: Sara Adams, BendonAdams, LLC Location: 335 Lake Ave. Legal Description: Lot A, Daggs Historic Landmark Lot Split, Aspen, Pitkin County, Colorado Parcel Identification Number: 2735-121-35-001 Current Zoning & Use: R-6 – Residential Proposed Use: Residential SUMMARY: The applicant requests approval for Minor Development and Relocation to underpin the existing full basement to excavate a crawlspace; to replace the veneer of the non-historic foundation, lightwells, and planters; to change the roof form of, and remove skylights from, the non-historic addition; to change the roof form and materials of the non-historic breezeway; to replace all other roofing material with wood shingle; to alter all fenestration on the non-historic addition and ADU; to alter the balconies on the non-historic addition; to replace the wall cladding on the non-historic construction; and to alter landscape plantings, hardscapes, lighting, fencing, and lightwell guardrails. STAFF RECOMMENDATION: Historic Preservation Staff recommend Approval with Conditions as enumerated on page 8 of this memo. Figure 1. 335 Lake Ave. – Site Location Aerial Image 28 Page 2 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com BACKGROUND: Located in a Medium Density Residential” (R-6) zone district between Hallam Lake and Aspen Medows on the north side of Aspen’s West End neighborhood, the property referred to as 335 Lake Ave. is a 5,706-square-foot parcel featuring an AspenVictorian Miner’s Cottage constructed around 1889 and included on the Aspen Inventory of Historic Landmarks in 2001. By 2008, the HPC had approved the construction of an Accessory Dwelling Unit (ADU), a rear setback variance, a historic landmark lot split, two floor area bonuses, a parking requirement waver, and a major development including the excavation of a full basement and new foundation. resulting in site and development seen today. Three unique conditions of this property warrant special consideration for their potential impact on the merits of the application for minor development and relocation. For one, a significant vertical and horizontal distance separates the historic resource from primary public vantage point. Not only is the front façade set back 40 feet from Lake Avenue, but also grade is nearly 8 feet higher at the base of the historic resource than at the street. Three quarters of this setback and nearly all this elevation change occurs within the public right of way fronting the historic property. Additionally, Lot B, Daggs Historic Landmark Lot Split remains undeveloped. This parcel north of 335 Lake Avenue provides 6,001 square feet of adjacent open space. Although both parcels have a common owner and currently appear to be one large lot, Lot B is not guaranteed to remain undeveloped. Furthermore, the historic property is an interior lot with two street frontages. Accounting for Hallam Lake Bluff, the historic development pattern of this part of the neighborhood resulted in a narrow, roughly 120-feet-wide, block between parallel streets devoid of an alley. Effectively, the property is visible from both Lake Avenue and N. Third St. Figure 2. 335 Lake Ave. on the 1896 Willits Map Figure 3. Northeast corner of Block 102, City and Township of Aspen (Poley, H. S., 1990-1899) 29 Page 3 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com REQUEST OF THE HISTORICPRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Minor Development (Section 26.415.070.C): to replace veneer of the non-historic foundation, lightwells, and planters; to change the roof form of, and remove skylights from, the non-historic addition; to change the roof form and materials of the non-historic breezeway; to replace all other roofing material with wood shingle; to alter all fenestration on the non-historic addition and ADU; to alter the balconies on the non-historic addition; to replace the wall cladding on the non-historic construction; and to alter landscape plantings, hardscapes, lighting, fencing, and lightwell guardrails. • Relocation (Section 26.415.090): to underpin, and excavate a crawlspace under, the existing, non-historic full basement, including below the historic resource. The HPC is the final review authority for Minor Development and Relocation. City Council, however, will have the opportunity to employ the call-up procedure for the relocation of the designated property as set forth in Subsection 26.415.120(c) and (d). Staff will place this notification on the agenda of a regular City Council meeting within 30 days of the approval, or as soon thereafter as is practical under the circumstances. PROJECT SUMMARY: The application proposes to underpin the building, including the historic resource, to excavate a crawlspace below the existing basement; to replace the sandstone veneer with grey concrete on the foundation, lightwells, and planters; to change the barrel vault roof form atop the non-historic addition to a gable form; to replace the wood-composed, gable-form roof of the non- historic breezeway to a solid metal, flat-form roof; to replace all roofing material with wood shingle; to alter all fenestration on the non-historic addition and ADU, including the removal of skylights; to change the size and shape of the balconies on the non-historic addition; to replace all wall cladding on all non-historic construction with horizontal wood siding; and to alter landscape plantings, hardscapes, lighting, fencing, and lightwell guardrails. Figure 4. East façade, 2023. Figure 5. North façade of 135 Lake Ave., 2023. 30 Page 4 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com STAFF EVALUATION The application (LPA-24-016) for minor development and relocation at 335 Lake Ave. deserves commendation for its general approach to satisfying the City’s intent to “draw a reasonable balance between private property rights and the public interest in preserving the City's cultural, historic, and architectural heritage” as set forth in Aspen Land Use Code Chapter 26.415. Some elements and design details proposed therein, however, warrant further consideration. Minor Development: As explicated in Exhibit A, the application satisfies most of the Historic Preservation Design Guidelines. The unique physical context of the property provides several benefits, particularly at the front of the property, while largely constraining the development of the rear of the property. Consequently, the existing buildings and landscape features do not meet a strict interpretation of several guidelines. With a few exceptions, the proposed work does not increase the property’s incongruity with the design guidelines. Where it does, simple conditions of approval are a sufficient means of finding a more appropriate outcome. The (existing and proposed) non-historic addition, for example, fails to meet Guideline 10.9. Given the topography of the site and location of the historic resource, however, the comparative height of the non-historic addition does not warrant the physical separation provided by a one-story connector. Rather, lacking the physical separation and demarcation of space offered by a one-story connector further blurs the visual distinction between old and new construction. Although the HPC can insist on the removal of a detrimental non-historic addition only when approving preservation benefits or variations, Guideline 10.2 allows for the removal of a non-historic addition if proposed. Correspondingly, Sec. 26.580.050 of the Aspen Land Use Code exempts the removal of non-historic additions on designated historic properties from the demolition threshold calculation if said work returns the historic resource to its original configuration or character as determined by the HPC. The choice to not include a one-story connector, nevertheless, is not untenable. The two-story side-gabled section of the historic resource is wider than the non-historic addition and all the original building corners remain visible pursuant to Guideline 10.9. Figure 6. Existing (left) and proposed (right) front (east) elevation of 335 Lake Ave. 31 Page 5 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com In this instance, distinguishing the new construction from the old can be achieved by other, less invasive, means. The stained wood siding (dark) material and the fenestration proposed for the non-historic addition offer a “subtle change in material” and a “modern interpretation of a historic style,” pursuant to Guideline 10.6. The proposed roof form and roofing material, however, replicate those of the historic resource, blurring the physical, stylistic, and temporal line between the historic and non-historic buildings. By proposing an alternative roofing material, such as the existing standing-seam metal, the application would satisfy Guidelines 10.3, 10.4, and 10.6. Upon consideration of the Historic Preservation Design Guidelines, Staff recommend an alternative driveway material, excluding Lilacs from Zone A, terminating the south fence at its juncture with the east property line, omitting the two western-most front walkway light fixtures, providing addition information regarding roof-top penetrations and pipes, excluding additional rows of clapboard siding, and proposing either alternative roofing material(s) for all non-historic additions or a connector between the historic resource and non-historic addition. Relocation: As detailed in Exhibit B, the application has yet to meet all the necessary relocation criteria. The HPC can, nevertheless, reasonably expect the applicant to meet the remaining requirements prior to receiving a building permit. Staff recommend approval of the proposed underpinning and relocation on the condition that the applicant submits a letter from an engineer attesting to the ability of the building to withstand the underpinning and excavation, and provides a $30,000 deposit to the City of Aspen as collateral for the safe execution of this treatment. REFERRAL COMMENTS The application was referred out to other City departments who have requirements that will affect the permit review. The combined referral comments are included as Exhibit C. Figure 7. Existing (left) and proposed (right) front (east) elevation drawings of 335 Lake Ave. 32 Page 6 of 6 427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5000 | cityofaspen.com RECOMMENDATION: Staff recommend that the HPC approve LPA-24-016 with the following conditions: 1. An alternative driveway material or documentation of the historic precedent for granite cobble must be submitted to, and approved by, the monitoring committee. 2. No Common Purple Lilacs may be planted in front of the historic resource (Zone A). 3. The south property line fence will be terminated at its juncture with the east property line. 4. The two western-most light fixtures illuminating the front walkway shall be excluded. 5. Addition information regarding the height and other characteristics (e.g., finishes) of the proposed roof-top vent and exhaust pipes, including elevation drawings, shall be provided for review by the monitoring committee. 6. Additional rows of clapboard siding shall not be installed at the bottom of the historic walls. 7. For monitoring committee review, the applicant shall propose either alternative roofing material(s) for all non-historic additions, or a ten-feet-long, one-story-tall connector to separate the historic resource and non-historic addition. 8. A relocation plan must be provided to the monitoring committee prior to permitting. 9. A letter from an engineer attesting to the ability of the building to withstand the underpinning and excavation must be submitted to the monitoring committee prior to permitting. 10. The applicant must make a $30,000 deposit to the City of Aspen as collateral for the safe underpinning and excavation beneath the historic resource prior to permitting. 11. A Tree Removal Plan, Tree Planting Plan, and Tree Protection Plan must be provided for review at building permit. 12. A Tree Removal Permit / Dripline Excavation Permit must be submitted for review by the City Forester at building permit. ATTACHMENTS Resolution #__, Series of 2024 Exhibit A – Historic Preservation Design Guidelines Staff Findings Exhibit B – Relocation Criteria Staff Findings Exhibit C – Referral Comments Exhibit D – Application 33 HPC Resolution #__, Series of 2024 Page 1 of 3 RESOLUTION #__, (SERIES OF 2024) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT AND RELOCATION FOR THE PROPERTY LOCATED AT 335 LAKE AVENUE, LEGALLY DESCRIBED AS LOT A, DAGGS HISTORIC LANDMARK LOT SPLIT ASPEN, PITKIN COUNTY, COLORADO PARCEL ID: 2735-121-35-001 WHEREAS, the applicant, Aspen West AJ, LLC, represented by Sara Adams, BendonAdams LLC, has requested HPC approval for Minor Development and Relocation for the property located at 335 Lake Avenue, Lot A, Daggs Historic Landmark Lot Split, Aspen, Pitkin County, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for approval of Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.C of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090, Relocation; and WHEREAS, as a historic landmark, the site is exempt from Residential Design Standards review; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended approval of Minor Development and Relocation with conditions; and WHEREAS, the HPC reviewed the project on June 26, 2024. The HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development and Relocation for 335 Lake Avenue, Lot A, Daggs Historic Landmark Lot Split, Aspen, Pitkin County, Colorado as follows: Section 1: Minor Development Review and Relocation. 34 HPC Resolution #__, Series of 2024 Page 2 of 3 HPC hereby approves the Minor Development and Relocation as proposed with the following conditions: 1. An alternative driveway material or documentation of the historic precedent for granite cobble must be submitted to, and approved by, the monitoring committee. 2. No Common Purple Lilacs may be planted in front of the historic resource (Zone A). 3. The south property line fence will be terminated at its juncture with the east property line. 4. The two western-most light fixtures illuminating the front walkway shall be excluded. 5. Addition information regarding the height and other characteristics (e.g., finishes) of the proposed roof-top vent and exhaust pipes, including elevation drawings, shall be provided for review by the monitoring committee. 6. Additional rows of clapboard siding shall not be installed at the bottom of the historic walls. 7. For monitoring committee review, the applicant shall propose either alternative roofing material(s) for all non-historic additions, or a ten-feet-long, one-story-tall connector to separate the historic resource and non-historic addition. 8. A relocation plan must be provided to the monitoring committee prior to permitting. 9. A letter from an engineer attesting to the ability of the building to withstand the underpinning and excavation must be submitted to the monitoring committee prior to permitting. 10. The applicant must make a $30,000 deposit to the City of Aspen as collateral for the safe underpinning and excavation beneath the historic resource prior to permitting. 11. A Tree Removal Plan, Tree Planting Plan, and Tree Protection Plan must be provided for review at building permit. 12. A Tree Removal Permit / Dripline Excavation Permit must be submitted for review by the City Forester at building permit. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: Vested Rights 35 HPC Resolution #__, Series of 2024 Page 3 of 3 The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site-specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 335 Lake Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED WITH CONDITIONS BY THE COMMISSION at its regular meeting on the 26th day of June 2024. Approved as to Form: Approved as to Content: __________________________________ ____________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: _________________________________ Mike Sear, Deputy City Clerk 36 Page 1 of 15 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings 26.415.070.C – Certificate of Appropriateness for a Minor Development 1. The review and decision on the issuance of a certificate of appropriateness for minor development shall begin with a determination by the Community Development Director that the proposed project constitutes a minor development. Minor development work includes: a) Expansion or erection of a structure wherein the increase of the floor area of the structure is two hundred and fifty (250) square feet or less or b) Alterations to a building façade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or fewer elements are affected and the work does not qualify for a certificate of no negative effect or c) Erection or installation of a combination or multiples of awning, canopies, mechanical equipment, fencing, signs, accessory features and other attachments to designated properties such that the cumulative impact does not allow for the issuance of a certificate of no negative effect or d) Alterations that are made to non-historic portions of a designated historic property that do not qualify for a certificate of no negative effect or e) The erection of street furniture, signs, public art and other visible improvements within designated historic districts of a magnitude or in numbers such that the cumulative impact does not allow for the issuance of a certificate of no negative effect. The Community Development Director may determine that an application for work on a designated historic property involving multiple categories of minor development may result in the cumulative impact such that it is considered a major development. In such cases, the applicant shall apply for a major development review in accordance with Subsection 26.415.07.D. 37 Page 2 of 15 Relevant Historic Preservation Design Guidelines & Findings The applicant requests a Certificate of Appropriateness for Minor Development and Relocation at 335 Lake Ave. for the purposes of altering roof forms, materials, fenestration, and balconies on the non-historic addition; removing skylights on the non-historic addition; altering landscaping; and underpinning the building to excavate a crawl space beneath the existing basement. Chapter 2: Site Planning and Landscape Finding 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. Met/Not Met 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Met/Not Met 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Not Met 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. Met 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Met 38 Page 3 of 15 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. Met 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Met 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. Met 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. Met 39 Page 4 of 15 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. Met 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Met/Not Met 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. Not Met 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Not Met 40 Page 5 of 15 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Met/Not Met 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. Met 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Met 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. Met 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Met Chapter 7: Roofs Finding 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. Met 41 Page 6 of 15 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing façades. • Use historic chimneys as chases for new flues when possible. Met/Not Met 7.7 Preserve original roof materials. • Avoid removing historic roofing material. • Using recognized preservation methods, repair deteriorated historic material when possible. • When replacement is necessary, replace the roofing in kind, and/or use a material that is similar to the original in both style as well as physical qualities. Met 7.8 New or replacement roof materials should maintain or restore the character of the historic roof. • If a substitute is used, the roof material should be of a design, scale, color, texture, and composition akin to the original, or a simplified, neutral, modest, and deferential alternative that is visually compatible with building’s historic features. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof material should have a matte, non-reflective finish and match the original seaming. Met Chapter 9: Excavation, Building Relocation, and Foundations Finding 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. Met 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. Met/Not Met 42 Page 7 of 15 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. Met 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. Met/Not Met Chapter 10: Building Additions Finding 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. Met/Not Met 43 Page 8 of 15 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Met/Not Met 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street 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. Met/Not Met 44 Page 9 of 15 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Not Met 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. Met/Not Met 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Not Met 45 Page 10 of 15 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. Met 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. Met Chapter 12: Accessibility, Architectural lighting, Mechanical Equipment, Service Areas, and Signage Finding 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Met/Not Met 46 Page 11 of 15 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds. • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Met Staff Findings: Chapters 1, 7, 9, 10, and 12 of the Historic Preservation Design Guidelines are particularly relevant to the application for minor development and relocation at 335 Lake Ave. as they provide direction regarding site planning and landscape design, roofs, foundations, and building additions. Site Plan Although site plan shows a dense, nearly setback-to-setback development, with little porosity, the existing buildings do not necessarily detract from the traditional patterns of the neighborhood and context of the block given the open space afforded by the generous distance between the front of the property and Lake Avenue. As the proposed project will maintain the existing footprint and location of the existing buildings, including the historic siting and orientation of the historic resource, while adding only a couple entirely new landscape features (i.e., a railing to the front walkway, and a rear fence), the application mostly meets Guidelines 1.1. and 1.7. While a benefit at the front of the property, the unique location and topography constrains the site at the rear. Because there is no alley onto which to relocate it, the non-historic driveway cannot be relocated as would otherwise be required by Guideline 1.3. This street access, however, makes minimizing the visual impact of this existing driveway particularly relevant. Guideline 1.4 identifies “tracks, gravel, light grey concrete with minimal seams, or similar materials” as “appropriate for driveways on Aspen Victorian properties.” Granite cobble is not named, is not a similar material, and is not appropriate for this driveway. In addition to maintaining the historic hierarchy of spaces and the established progression of public to private spaces pursuant to Guideline 1.5, the proposed walkway/stairway from Lake 47 Page 12 of 15 Avenue to the front entry of the historic resource meets Guideline 1.6. A perpendicular orientation and a grey concrete will simplify the oscillating steps and concrete-set flagstone currently complicating the approach to the historic resource. Staff recommend proposing an alternative driveway material or documentation of the historic precedent for granite cobble in this context be submitted monitoring committee review. Plantings The application meets Guidelines 1.11 and 1.12 by retaining the largest (landmark or otherwise) trees on the site, providing an appropriate context for the historic resource by limiting the texture and complexity of the plantings, and keeping tall foliage away from the building. The application also does not add any more hard surfaces to areas which were historically unpaved. With one major exception, the plant schedule also satisfies Guideline 1.13. The syringa vulgaris (Common Purple Lilac) proposed for the front of the property has the potential to interfere with or block views of the historic structure from Lake Avenue. At maturity, five such plantings is enough to sufficiently interrupt sightlines to the historic resource from any point north of the front walkway. Staff recommend excluding the Lilac plantings from the landscape in front of the historic resource (Zone A). Lighting Ensuring safe use of the stairway between the historic resource and Lake Avenue warrants an exception to the general impermissibility of pathway lighting at this location. The fixtures proposed therefore are adequately compatible with, yet distinct from, the historic resource. The two western-most pathway lights, however, do not meet Guideline 1.14 insofar as illuminating a new, straight, concrete surface with little (3%) slope is not similarly necessary. Most of the other exterior light fixtures are appropriately simple in form and finish, and modest in scale, thereby satisfying Guideline 12.3. The fixtures overtly reflect a different period of history than that of the affected building but are restrained enough to not be associated with a specific architectural style or detract from that of the historic resource. Illuminating the breezeway between the non-historic addition and the garage/ADU with four recessed light fixtures necessitates the installation of four metal boxes to the top of an otherwise flat, thin, solid metal roof plane. This design is overly complex for an otherwise simple roof element and is inconsistent with the period of the building. At this location between two non-historic constructions and hidden from public view, however, failing to meet the guideline is of little consequence as long as the light does not trespass onto neighboring properties, or unnecessarily illuminate the surrounding landscape. Staff recommend eliminating the two western-most pathway light fixtures proposed to illuminate the front walkway. 48 Page 13 of 15 Fencing Commendably, the application proposes to decrease the height of the proposed fence along the southern property line at the point it passes the front façade of the historic resource. This design, nonetheless, falls short of meeting Guideline 1.17. It states, “no fence in the front yard is often the most appropriate solution,” and describes reserving “fences for back yards and behind street facing façades, as the best way to preserve the character of a property.” This guidance is particularly prudent when the proposed design of said fence challenges the historic, common, and modest use of materials, thereby not clearly satisfying Guideline 1.8. The variable widths of the wood pickets add ornateness where there is no evidence that a decorative historic fence existed. Rather than creating a false sense of history, such a material risks diverging too far from those used on similar properties during the period of significance. Effectively, to ensure compliance, the variable-width wood picket fence must be used sparingly, and only where appropriate for the building type and style. Staff recommend the proposed 42-inch-tall fence along the southern property line be terminated at the eastern property line, or entirely omitted such that the fence terminates in line with the front façade of the historic resource. Roofs The proposed roof plan identifies new air inlet and exhaust pipes for the boiler, and a new kitchen exhaust vent to be collocated behind the front-gabled cupola element atop the larger historic front-gabled roof. This placement appears to minimize the visibility of the pipes and meet Guideline 7.4, but additional information is required to make this determination. The application, including the elevation drawings, omit these elements and make no other reference thereto. Staff recommend making the installation of these pipes contingent on the approval of the monitoring committee when given additional information regarding the height and other characteristics (e.g., finishes) of the proposed pipes. Foundation The original foundation of the historic resource is not extant. The red sandstone veneer currently cladding the concrete foundation is not historic, is not likely similar in design and material to the historic foundation, and is not a simple alternative thereto. The application proposes to replace this stone veneer with exposed concrete and clapboards. While the former material satisfies Guideline 9.5, unless replacing documented missing material, adding rows of clapboard siding makes the original construction appear taller than it was historically. Of those proposed, only the exposed concrete is a distinct product of its time. Staff recommend excluding new clapboards from the proposed scope of work. 49 Page 14 of 15 Addition Alterations Because the proposed project will maintain the current site configuration whereby the topography and front set back facilitate the historic resource’s visual prominence, primacy, and centrality as viewed from Lake Avenue, the application meets all or part of Guidelines 10.4, 10.7, 10.8, and 10.10-10.12. In fact, the historic resource not only appears to be the focus of the property, the apparent entry point to the house, and the predominant structure, but also nearly completely conceals its non-historic addition altogether. To the extent that the non-historic addition is visible, however, the proposed roof form, roofing materials, cladding, and fenestration make the historic resource less “distinguishable against the addition,” and make interpreting the style, character, and construction history of the historic resource harder. Accordingly, the application does not meet all or parts of Guidelines 10.3, 10.4, 10.6, 10.9, and 10.12. Replicating or heavily referencing the design of the historic resource simultaneously makes the non-historic resource more compatible with, and indistinguishable from, the historic resource. Guideline 10.6 directly acknowledges and addresses the need for balance. It calls for a new addition to be “recognized as a product of its own time,” “distinguishable from the historic building,” yet “visually compatible with historic features.” Whereas the existing roof form, roofing materials, cladding, and fenestration sacrifice visual compatibility with historic features to make the non- historic addition an overtly contemporary product, the proposed changes blur the physical, stylistic, and temporal line between the historic and non-historic buildings. The proposed roof form and roofing materials are particularly replicative of the historic resource and cumulatively inconsistent with the guidelines. The stained wood siding (dark) material proposed on Sheet G0.05 of application and the fenestration offer a “subtle change in material” and a “modern interpretation of a historic style,” two of the three techniques for defining a change from historic construction to new construction offered by Guideline 10.6. By ignoring the third technique, a “change in setbacks of the addition from the historic building,” however, the application also fails to meet Guideline 10.9. Albeit triggered by the comparative height of the non-historic addition, and not the homogeneity of architecture, this guideline the reiterates the value of setting an addition back from significant façades. Not changing the non-historic addition immediately behind the historic resource to a ten- feet-long, one-story connector misses the opportunity to clearly demarcate the structures. Staff recommend for monitoring committee review, the applicant proposes an alternative roofing material for all non-historic additions, or a ten-feet-long, one-story connector separate the historic resource and non-historic addition. 50 Page 15 of 15 Staff Recommendation: Approval with the following conditions: 1. An alternative driveway material or documentation of the historic precedent for granite cobble be submitted to and approved by the monitoring committee. 2. No Common Purple Lilacs be planted in front of the historic resource (Zone A). 3. The south property line fence be terminated at its juncture with the east property line. 4. The two western-most light fixtures illuminating the front walkway shall be excluded. 5. Addition information regarding the height and other characteristics (e.g., finishes) of the proposed roof-top vent and exhaust pipes, including elevation drawings, shall be provided for review by the monitoring committee. 6. Additional rows of clapboard siding shall not be installed at the bottom of the historic walls. 7. For monitoring committee review, the applicant shall propose either alternative roofing material(s) for all non-historic additions, or a ten-feet-long, one-story-tall connector to separate the historic resource and non-historic addition. 51 Page 1 of 3 Exhibit B Relocation Criteria Staff Findings 26.415.090.C – Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. 52 Page 2 of 3 Relocation Review Criteria for 335 Lake Ave. The applicant requests a relocation review to underpin and excavate beneath the historic resource, and thus, must meet the standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: Finding 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district. 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 N/A 3. The owner has obtained a certificate of economic hardship. 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. Met Additionally, for approval to relocate all of the following criteria must be met Finding 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation. TBD 2. An appropriate receiving site has been identified. Met 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. TBD 53 Page 3 of 3 Staff Findings: To the degree that the proposed underpinning and excavating a crawlspace below the existing basement at 335 Lake Ave. will help ensure the continued utility, use, and longevity of the historic resource, this proposed work is an acceptable preservation method. At least, underpinning and excavating is unlikely to adversely affect the integrity of the historic site, or diminish the historic, architectural, or aesthetic relationships of adjacent designated properties. The historic/current/ proposed site, orientation, and elevation of the historic resource are the same, and most appropriate, conditions for the building. Lacking a letter from an engineer determining the resource capable of withstanding the relocation and financial assurances in the amount of $30,000, it has yet to be determined that an acceptable plan is in place, and that the building can withstand the physical impacts of underpinning and excavation. As the application otherwise complies with the standards for relocation, and the applicant can reasonably be expected to meet the remaining requirements prior to applying for a building permit, a conditional approval of the proposed relocation is appropriate. Staff Recommendation: Approval with the following conditions: 1. A relocation plan must be provided to the monitoring committee prior to permitting. 2. A letter from an engineer attesting to the ability of the building to withstand the underpinning and excavation must be submitted to the monitoring committee prior to permitting. 3. The applicant must make a $30,000 deposit to the City of Aspen as collateral for the safe underpinning and excavation beneath the historic resource prior to permitting. 54 335 Lake Avenue Minor historic preservation remodel project 55 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Kirsten Armstrong and Stuart Hayden Aspen Historic Preservation Commission January 24, 2024 Re: 335 Lake Avenue – HP Minor Development Application Dear Kirsten, Stuart, and HPC, Please accept this application for a minor development, demolition of non-historic additions, and “relocation” of the historic property located at 335 Lake Avenue, Lot A of the Daggs Historic Landmark Lot Split. The new owners propose to bring the property into closer compliance with the current Historic Preservation Design Guidelines through minor alterations to form and materials. The majority of the remodel focuses on the interior space, and demolition per the City’s definition is not proposed. Figure 1: 1896 Willits Map (left) and 2020 Aspen GIS Map (right). Blue arrow identifies 335 Lake Avenue. This area of Aspen (Hallam’s Addition) was not mapped on the Sanborn Fire Insurance maps. 56 Page 2 of 7 Background This property contains a circa 1889 miner’s cabin that was split into two fee simple lots in 2005 through the historic landmark lot split incentive – Lot A (335 Lake Avenue and the subject lot) contains the historic landmark and is 5,706 sf; and Lot B is vacant and 6,001 sf. The total allowable floor area plus the 500 sf floor area bonus for historic restoration was allocated to the newly created lots through the lot split process – Lot A is permitted 2,542 sf of floor area plus a 500 sf bonus for a total of 3,042 sf; and Lot B is permitted 1,700 sf of floor area. The 2005 survey of the property before the split is provided in Figure 2, and photographs are found in Figures 3 and 4 demonstrate the level of restoration previously completed. Figure 4: Current photographs of historic resource from Lake Avenue (left) and the current non-historic rear addition from Third Street (right). Figure 2: 2005 survey showing footprint of landmark before restoration and the new addition. Figure 3: Circa 1991 photographs of landmark before 2005 restoration. 57 Page 3 of 7 335 Lake Avenue is located within Aspen’s west end neighborhood near the Aspen Institute campus and is assigned R-6 “Medium Density Residential” zoning. Vehicular access is provided from North Third Street; there is no alley. The historic landmark and two story non-historic addition sit atop a full basement that encompasses the majority of 335 Lake Avenue. A two car garage and a one- bedroom voluntary accessory dwelling unit (ADU) are connected to the main house via an open breezeway. The garage and ADU do not have direct interior access to the main house. This property has a long land use history that predates the new owners. Past approvals are important to understand as they explain the existing conditions on the property today. 2001 – Property is designated a historic landmark. City Council Ordinance 18-2001. Planning and Zoning Commission Reso 20-2001. 2001 - HPC grants conceptual approval for the current project. HPC Reso 24-2001. 2002 – HPC grants final approval for the project including a rear yard setback variance, 500 sf FAR bonus, bonus floor area equal to 50% of the size of the ADU, and relocation of the landmark onto a new basement/foundation. The approval was for the 11,707 sf property as a whole. HPC Reso 43-2002. 2005 – HPC grants approval for a setback variance for a 7’ south side yard setback where 15 feet was required. This was before the historic landmark lot split was approved and the smaller lots created. Note: this setback variance is no longer applicable to the property as the setback requirements changed when the lot was reduced in size per the lot split. HPC Reso 40-2005. 2005 – City Council approves the historic landmark lot split based on a recommendation from HPC. HPC Reso 45-2005 and Ordinance 47-2005. 2005 – Deed restriction for 584 sf ADU is recorded. The voluntary ADU is a one-bedroom rental unit and is not required to be occupied. Reception #516549. 2006 – Lot split/subdivision plat and subdivision agreement are recorded. The subdivision plat notes the floor area as 2,542 sf for Lot A and 1,700 sf for Lot B (vacant). The subdivision improvement agreement includes the 500 sf floor area bonus awarded to Lot A. Lot Split Plat – Bk 80 Pg 97; Subdivision Agreement – reception #427631. 2007 – HPC waives the required one onsite parking space for the ADU. HPC Reso 6-2007. 2007 - City of Aspen issued a Certificate of Occupancy for permit 0145.2005.ARBK on August 23, 2007. 58 Page 4 of 7 Proposal This application requests Minor Development, Relocation, and Demolition of non-historic addition approval to remodel the existing home including partial demolition of portions of the non-historic 2005 addition and underpinning the building to excavate a crawl space beneath the existing basement. There is no change to the footprint of the building. Exterior changes are addressed in Exhibit A and summarized below: • Replace barrel vaulted roof with gable roof in compliance with HPDGs 10.2,10.3,10.6, 10.11. • Replace inappropriate exterior materials, like existing copper roofing with wood shingles, and simplify the material palette in compliance with HPDGs 7.8, 10.4, 10.6. • Replace windows in the non-historic addition in compliance with HPDGs 10.3 and 10.6. • Remove gable roof breezeway and replace with a low profile flat roof in compliance with HPDGs 10.3, 10.4, 10.6, 10.8. • Update landscape plantings, hardscape, fencing, and lightwell materials/railings in compliance with HPDGs Chapter 1 and 9.6. • Remove skylights from non-historic addition in compliance with HPDGs 7.3. • Reduce the size of second floor balconies in compliance with HPDGs 10.3, 10.4, 10.6. • Excavate a crawl space for mechanical equipment in compliance with HPDG 12.4. • Convert the voluntary ADU from a one-bedroom to a studio by removing the demising wall. Figure 3: North elevation comparison of existing (top) to proposed (bottom). Red indicates non-historic areas for demolition. 59 Page 5 of 7 Figure 6: South elevation comparison of existing (top) to proposed (bottom). Red indicates non-historic areas to be demolished. Figure 7: East elevation comparison of existing (left) to proposed (right). Red indicates non-historic areas to be demolished. The replacement of the barrel vaulted roof with a gable roof is slightly taller due to the shape. As viewed from the street, the non-historic gable roof will not be visible. 60 Page 6 of 7 ADU The 584 sf net livable area ADU was approved in 2005 when the property was remodeled. It is considered a detached ADU as it sits above the garage and has no internal connection to the house. Based on the applicable Code in 2003 and the staff memo from 2005 (excerpt provided below), the ADU was voluntary (not tied to a mitigation requirement) and was likely proposed to gain the floor area bonus that was offered at the time. The interior of the ADU is proposed to be remodeled, but the size of the unit remains the same. It was originally a one bedroom unit that is now proposed to be a studio unit. An administrative insubstantial amendment is requested to revise the deed restriction from a one-bedroom unit to a studio unit (Exhibit A.4) Figure 4: Excerpt from 2005 staff memo related to the historic landmark lot split request. Non-conforming Structure 335 Lake is over the allowable floor area due to a Code change that removed a floor area bonus for a voluntary rental ADU and changes to how the City measures floor area. The City considers 335 a legal non-conforming structure 1 which is permitted to be maintained or the non-conformity reduced. The non-conformity is not allowed to be expanded. The application proposes to reduce the non-conforming floor area from 4,034 sf to 3,861 sf. Thank you for your consideration of this remodel project. We request a site visit prior to the HPC hearing if possible. A physical model and material samples will be presented at the HPC hearing. We look forward to hearing your comments and to improving this special historic property. Kind Regards, Sara Adams, AICP BendonAdams, LLC sara@bendonadams.com 610-246-3236 1 “Nonconforming structure. A structure which was originally constructed in conformity with zoning and building codes or ordinances in effect at the time of its development, but which no longer conforms to the dimensional or other requirements imposed by this Title for the zone district in which it is located.” LUC Sec. 26.104.100. 61 Page 7 of 7 Exhibits A Review Criteria A.1 Historic Preservation Design Guidelines A.2 Demolition of non-historic additions A.3 Relocation to underpin historic landmark and excavate a crawl space A.4 ADU review criteria B. Land Use Application C. Pre-application summary D. Authorization to represent E. Proof of ownership D.1 Title commitment D.2 Statement of authority F. Agreement to Pay G. HOA form H. Vicinity Map I. Mailing list J. Past approvals J.1 Ordinance 47-2005 approving the historic lot split J.2 Subdivision agreement J.3 Subdivision plat J.4 HPC resolution 40-2005 J.5 ADU Deed restriction K. Drawing set K.1 Survey K.2 Existing and proposed drawings 62 Exhibit A.1 HP Review Sec. 26.415.060.A Approvals Required Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Response – The landmark remains in its original location and the footprint is unchanged from the existing condition. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response – No change to historic streets or alleys proposed. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Response – No change to access. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. 63 Exhibit A Review Criteria • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response – Access to the property is from Third Street and remains unchanged. 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 semiprivate entry feature, to private spaces. Response – A simple walkway into the main entry exists from Lake Avenue to the front door. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example, on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Response – A simple walkway from the sidewalk to the front door is not proposed to change. The existing red sandstone pavers are proposed to be replaced with mortar set large concrete pavers. A simple metal handrail is proposed for sections with stairs as required by Building Code. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. Response – The existing front yard is maintained in front of the historic home. The existing footprint is not proposed to change. 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 Figure 1: Example imagery for large concrete paver in light grey. A Material sample will be provided at the hearing. 64 Exhibit A Review Criteria a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Response – A conceptual drainage plan is included in the application. Drainage is directed away from the landmark and existing dry wells are proposed to be reused. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. Response – Built in outdoor elements are not proposed at this time. Any future permanent site furnishings will be located behind the historic landmark. 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. Response – Existing cottonwoods in the right of way along Lake Avenue are preserved and protected per the Parks Department’s specifications. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. 65 Exhibit A Review Criteria • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. Response – A simple landscape is proposed around the historic resource as illustrated on LX-02. The landmark is not blocked by the proposed plantings. Sod, perennials, and a deciduous shrub are proposed around the landmark. Proposed shrubs are illustrated below and on sheet LX-04. Please note that only 5 lilac species are proposed as accents to avoid the lilacs blocking views of the landmark as the landscape matures. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Response – Please refer to the response to Guideline 1.12. Planting is not proposed to block views of the landmark. Figure 2: Proposed shrubs include (left to right) dogwood, thimbleberry, spirea, and lilac. 66 Exhibit A Review Criteria 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by- case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. Response – Landscape lighting is only proposed along the front pathway for safety as the pathway is steep and the neighborhood is dark. A simple 1” diameter cylinder path light is proposed. All outdoor lighting is provided on sheets EL0.01 – EL2.02. Figure 4: Proposed lighting plan for main level. The pathway light is “EL5” and is only proposed in the front pathway for safety. Figure 3: Existing pathway from Lake Avenue. 67 Exhibit A Review Criteria 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. Response – n/a. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – n/a. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Response – No fence is proposed in the front yard. Fencing is proposed in the side and rear yards. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Response – The existing privacy fence near the south property line is not historic and is proposed to be replaced with a vertical wood fence. The fence does not follow the actual property line and as such needs to be replaced. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. Response – n/a. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. 68 Exhibit A Review Criteria • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response – No fence in front of landmark. 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Response – n/a. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. Response – The existing stone retaining wall in the right of way is proposed to be replaced with a grey dry stack stone wall to relate to the updated material and color palette of the property. Figure 5: Location of retaining wall is above, proposed grey stone is at top right, and existing conditions are shown at bottom right. 69 Exhibit A Review Criteria 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – The historic building is proposed to maintain grade similar to existing conditions. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. Response – Existing cottonwood trees in the right of way along Lake Avenue are protected and preserved per the Parks Department’s specifications. 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. Response – A simple landscape with traditional plant species is proposed. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. Response – All parking is located off Third Street. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Response – All new plantings are simple and reference historically used native species. 70 Exhibit A Review Criteria Restoration Materials 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response – No changes to original materials are proposed. 71 Exhibit A Review Criteria Windows 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. 72 Exhibit A Review Criteria • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. Response – No change to windows in the historic portion of the building is proposed. Doors 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. 73 Exhibit A Review Criteria 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New screen doors should be in character with the primary door. 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry keypads. Response – No change to existing front door. Architectural Details 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 74 Exhibit A Review Criteria 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Response – No change to architectural details is proposed. Roof 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. 75 Exhibit A Review Criteria • Dormers are not generally permitted on AspenModern properties since they are not characteristics of these building styles. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. Response – Existing cedar shingle roof proposed to be replaced in kind. Some of the roof forms have a standing seam copper roof that is proposed to be replaced with cedar shingle. Currently the project has copper gutters and downspouts. We intend to maintain the locations as-is, and request the ability to relocate downspouts and gutters through the staff and monitor process after the project is submitted for building permit review. 76 Exhibit A Review Criteria Relocation 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. Response – A crawl space is proposed beneath the existing basement which requires underpinning the historic landmark. Relocation review criteria are addressed in Exhibit A.3. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. Response – n/a. The building is not proposed to be relocated. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. Response – n/a. The building is not proposed to be relocated. 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. 77 Exhibit A Review Criteria • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. Response – n/a. The building is not proposed to be relocated. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. Response - The existing red sandstone foundation is not historic and is inconsistent with appropriate foundation details for this type of landmark. We propose to replace the red sandstone with light grey concrete and a few rows of wood siding to reduce the height of the foundation and to create a more appropriate foundation detail. 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. Figure 6: North elevation existing foundation (left) and proposed detail and replacement of stone with grey concrete (right). 78 Exhibit A Review Criteria • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. Response – Existing lightwell sizes and locations are not changed. The lightwell veneer and 6” curb are proposed to be grey concrete, replacing the existing red sandstone. The existing vertical metal railings are proposed to be replaced with simple metal mesh railing that is almost transparent – a sample will be provided at the HPC meeting. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. Response – The project will comply with this requirement. 9.8 Proposals to relocate a building to a new site are highly discouraged. Figure 7: A comparison of the existing metal railing (left) compared to the proposed mesh screen (right). 79 Exhibit A Review Criteria • Permanently relocating a structure from where it was built to a new site is only allowed for special circumstances, where it is demonstrated to be the only preservation alternative. Response – n/a. New Addition 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – n/a. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response – The existing non-historic addition is proposed to be remodeled to better comply with the Design Guidelines. This neighborhood, Hallam’s Addition, was not mapped on the 1904 Sanborn Fire Insurance maps. There is very little known about this home and we are still looking for any historic photographs of the house. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – The proposed remodel includes replacing non-historic materials, reconfiguring upper level balconies, replacing a barrel roof form with a more traditional gable roof form, replacing a gable roof breezeway with a metal plate roof, and replacing windows in the non-historic addition to comply with the Design Guidelines. These changes relate to and support the historic resource stronger than the existing condition. The gable roof complies with the 25 foot height limit, and is slightly taller than the barrel roof due to the change in pitch and shape. The non-historic gable is ~ 3.5 Inches taller than the barrel roof as measured on the north elevation, and is roughly the same height as the barrel roof on the south elevation per City of Aspen measurements. The non-historic gable will not be visible from Lake Avenue. A physical model will be presented at the HPC hearing to demonstrate the relationship between roof forms. 80 Exhibit A Review Criteria Figure 8: North elevation comparison of existing (top) to proposed (bottom). Red indicates non-historic areas for demolition. Figure 9: East elevation comparison of existing (left) to proposed (right). Red indicates non-historic areas to be demolished. The replacement of the barrel vaulted roof with a gable roof is slightly taller due to the shape. As viewed from the street, the non-historic gable roof will not be visible. 81 Exhibit A Review Criteria 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street Figure 10: South elevation comparison of existing (top) to proposed (bottom). Red indicates non-historic areas to be demolished. 82 Exhibit A Review Criteria o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – The Design Guidelines do not specifically address remodel projects like 335 Lake Avenue. Non-historic additions are recommended to be completely removed, but there is no guidance on how to approach the reconfiguration of a non-historic addition. 335 Lake Avenue does not trigger the City’s definition of demolition and is allowed to maintain the existing non-conformities on the site. This project proposes to improve non-conformities by removing the barrel vaulted roof, triangular balconies, redesigning the foundation, replacing the connecting breezeway, replacing windows in the non-historic addition, and replacing materials to better relate to the landmark among other minor changes. A comparison of historic to non-historic floor area in the proposed project results in a ~120 sf difference: historic floor area is 1,128 sf and non-historic floor area is 1,247 sf. This project meets criteria for a variance from the 100% floor area requirement by remodeling a detrimental addition, the same number of usable floors are proposed in the landmark, and variances are not requested for the project. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet. HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the street facing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – n/a. 83 Exhibit A Review Criteria 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition: form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response – The remodeled addition is a product of its own time. The proposed updates better comply with the design guidelines related to form and materials. Form: The primary form of the addition is a street facing gable roof. A barrel vaulted roof is replaced with a gable roof. Fenestration: Proposed windows in the new addition are vertically oriented with a modern application. The addition of large expanses of windows in the north elevation of the non-historic addition creates visual separation between historic and new construction. Materials: Vertical wood and copper shingles are replaced with horizontal wood siding to relate to the landmark. The non-historic red sandstone foundation and red sandstone lining the lightwells is proposed to be replaced with a light grey concrete. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. Response – n/a. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. Response – The existing addition and proposed remodeled addition are similar height to the landmark. The primary change to size and scale is the replacement of the barrel vaulted roof to a gable roof. 84 Exhibit A Review Criteria 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Response – The proposed gable is slightly taller than the landmark; however, there is no ability to add a connector within the scope of this project and without triggering demolition. 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. Response – The existing addition is at the rear of the landmark and is setback from the front façade to reduce visual impacts on a two story addition on the one story landmark. A full basement exists beneath the landmark and a crawl space is proposed to be added for mechanical equipment. Existing balconies that extend beyond the width of the landmark are reduced in size to have less visual impact. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. Response – A gable roof is proposed to replace the existing barrel vault. The new gable roof is proposed to have a 7:12 pitch in order to maintain the existing walls and interior heights, and to minimize the height in relation to the landmark. The height of the gable is about 23 feet on the south and 24 feet 6 inches on the north as measured from the more restrictive grade. 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 eave lines must be avoided. Response –The addition does not obscure historically important features. 85 Exhibit A Review Criteria 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Response – An exterior lighting plan is found on sheets EL0.01 – EL2.01. A recessed can is proposed in the porch ceiling of the landmark. Sconces are proposed adjacent to exterior doors and adjacent to the garage doors. Pathway lighting is minimal and proposed in areas with steps for safety. Simple can lights are proposed above the patio between the garage and the main house – a detail is provided at right. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds Lighting and Mechanical Figure 11: Detail of light fixture over patio behind the landmark. 86 Exhibit A Review Criteria • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Response – The mechanical equipment will mostly be located in the proposed crawl space. Equipment that requires open air is located on the south side of the existing garage, and is proposed to be screened from view. 87 Exhibit A.2 Demolition of non-historic additions Exhibit A.2 Demolition Sec. 26.415.080. Demolition of designated historic properties or properties within a historic district. It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently, no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures or properties within a Historic District will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. 4. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a) The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b) The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c) The structure cannot practically be moved to another appropriate location in Aspen or d) No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a) The structure does not contribute to the significance of the parcel or Historic District in which it is located and b) The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c) Demolition of the structure will be inconsequential to the historic preservation needs of the area. Response – Partial demolition of portion of the non-historic 2005 addition is requested. The addition is not historic and is inconsequential to the neighborhood or historic landmark. The areas of proposed demolition are outlined in red on sheets A1.00 – A2.04 for plans and A3.01 – A3.05 for elevations. The project is well under the City’s definition of demolition – 28% demolition is proposed and the City’s threshold is 40%. Figure 1: Photograph of non -historic addition (right portion of photo in wood) proposed to be partially demolished. 88 Exhibit A.3 Temporary Relocation Exhibit A.3 Temporary Relocation 26.415.090. Relocation of designated historic properties. The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located, and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation. 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Response – A crawl space is proposed beneath the existing basement which requires underpinning under the historic resource. While not technically relocation, this review is required to ensure the safety of the landmark during excavation. This request meets criteria 4 as the crawl space will not impact the landmark and will provide below grade space for mechanical equipment. The landmark is not proposed to be picked up or relocated. Excavation will occur without any impact to the landmark. Design guidelines related to Chapter 9, Relocation, are addressed in Exhibit A.1. An acceptable plan demonstrating the technique to excavate the crawl space will be included in the building permit application. 89 Exhibit A.5 ADU Review Criteria Exhibit A.5 ADU Review Criteria 26.520.050. ADU Design Standards All ADUs and carriage houses shall conform to the following design standards unless otherwise approved, pursuant to Subsection 26.520.080(d), Special Review: (a) An ADU must contain between three hundred (300) and eight hundred (800) net livable square feet, ten percent (10%) of which must be a closet or storage area. A carriage house must contain between eight hundred (800) and one thousand two hundred (1,200) net livable square feet, ten percent (10%) of which must be closet or storage area. Response -The ADU size is unchanged. (b) An ADU or carriage house must be able to function as a separate dwelling unit. This includes the following: (1) An ADU or carriage house must be separately accessible from the exterior. An interior entrance to the primary residence may be approved, pursuant to Special Review; Response – The ADU has a separate entrance from the exterior. (2) An ADU or carriage house must have separately accessible utility systems, controls and disconnect panels. This does not preclude shared services; Response – This will be included in the building permit application. (3) An ADU or carriage house shall contain a full-size kitchen containing at a minimum: a. Minimum 30-inch wide oven, 4-burner stovetop. b. A sink, dishwasher, and a minimum twenty (20) cubic foot refrigerator with freezer. c. Minimum twenty-four (24) square feet of counter space and a minimum of fifteen (15) cubic feet of cabinet space. d. Kitchens may not be located in a closet. Response – A full kitchen with 4-burner stove top, sink, dishwasher, and refrigerator with freezer are proposed. Counter space and cabinet space meet the requirements. (4) An ADU or carriage house shall contain a ¾ or larger bathroom containing, at a minimum, a sink, a toilet and a shower. Response – A bathroom with sink, toilet, and shower is proposed. (5) An ADU or carriage house shall contain washer/dryer hookups, with a dryer vent rough-in, to accommodate minimum 27-inch wide washer/dryer units. Response – Washer/dryer hookups will be provided and a dryer vent rough-in per this standard. (6) One (1) parking space for the ADU or carriage house shall be provided on-site and shall remain available for the benefit of the ADU or carriage house resident. The parking space shall not be located in tandem, or "stacked," with a space for the primary residence. Response – The parking space was waived by HPC in 2007 per Resolution 6-2007. (7) The finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. Response – The entire unit is above grade. 90 Exhibit A.5 ADU Review Criteria (8) The ADU or carriage house shall be detached from the primary residence. An ADU or carriage house located above a detached garage or storage area or connected to the primary residence by an exterior breezeway or trellis shall still qualify as detached. No interior connections to the primary residence, or portions thereof, shall qualify the ADU or carriage house as detached. Response – The ADU remains connected with a breezeway consistent with the existing condition. (9) An ADU or carriage house shall be located within the dimensional requirements of the Zone District in which the property is located. Response – no change. (10) The roof design shall prevent snow and ice from shedding upon an entrance to an ADU or carriage house. If the entrance is accessed via stairs, sufficient means of preventing snow and ice from accumulating on the stairs shall be provided. Response – No change is proposed to the roof design. The exterior stairs are covered. (11) ADUs and carriage houses shall be developed in accordance with the requirements of this Title which apply to residential development in general. These include, but are not limited to, building code requirements related to adequate natural light, ventilation, fire egress, fire suppression and sound attenuation between living units. This standard may not be varied. Response – These items will be demonstrated in the building permit application. (12) All ADUs and carriage houses shall be registered with the Housing Authority and the property shall be deed restricted in accordance with Section 26.520.070, Deed restrictions and enforcement. This standard may not be varied. Response – The existing ADU has a deed restriction that was recorded in 2005 in the Pitkin County Clerk and Recorder records with reception #516549 and included as Exhibit J.5. 26.520.090. Amendment of an ADU or Carriage House Development Order (a) Insubstantial amendment. An insubstantial amendment to an approved development order for an accessory dwelling unit or carriage house may be authorized by the Community Development Director if: (1) The change is in conformance with the design standards, Section 26.520.050, or does not exceed approved variations to the design standards; and (2) The change does not alter the deed restriction for the ADU or carriage house or the alteration to the deed restriction consistent with the Aspen/Pitkin County Housing Authority Guidelines. Response – The proposed change from a one bedroom to a studio unit conforms with the design standards and does not change the existing size of the unit. The deed restriction, included as Exhibit J.5, will likely need to be updated to reflect the change from a one bedroom to a studio unit which is consistent with APCHA guidelines. The ADU was approved as a voluntary rental unit that was not used as mitigation for the 2005 project – at the time, landmarks and historic lot splits were exempt from affordable housing. 91 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Review: Administrative or Board Review Required Land Use Review(s): Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) Description: Existing and Proposed Conditions A single family home (historic landmark) with ADU above garage exists on the property per the Daggs Historic Landmark Lot Split in 2005. A minor remodel is proposed to reconfigure interior spaces and update exterior appearance. Demolition is not triggered and the ADU is proposed to remain. A new crawl space is proposed beneath the existing basement. n/ Exhibit B 92 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 DIMENSIONAL REQUIREMENTS FORM Complete only if required by the PreApplication checklist Project and Location Applicant: Zone District: Gross Lot Area: Net Lot Area: **Please refer to section 26.575.020 for information on how to calculate Net Lot Area Please fill out all relevant dimensions Single Family and Duplex Residential 1) Floor Area (square feet) 2) Maximum Height 3) Front Setback 4) Rear Setback 5) Side Setbacks 6) Combined Side Setbacks 7) % Site Coverage Existing Allowed Proposed Multi-family Residential 1)Number of Units 2)Parcel Density (see 26.710.090.C.10) 3)FAR (Floor Area Ratio) 4)Floor Area (square feet) Existing Allowed Proposed 8) Minimum distance between buildings Proposed % of demolition 5)Maximum Height 6)Front Setback 7) Rear Setback 8)Side Setbacks Proposed % of demolition Commercial Proposed Use(s) Existing Allowed Proposed 1) FAR (Floor Area Ratio) 2) Floor Area (square feet) 3) Maximum Height 4) Off-Street Parking Spaces 5) Second Tier (square feet) 6) Pedestrian Amenity (square feet) Proposed % of demolition Existing non-conformities or encroachments: Variations requested: Lodge Additional Use(s) 1)FAR (Floor Area Ratio) 2)Floor Area (square feet) 3)Maximum Height 4)Free Market Residential(square feet) 4)Front setback 5)Rear setback 6)Side setbacks 7)Off-Street Parking Spaces 8)Pedestrian Amenity (square feet) Proposed % of demolition Existing Allowed Proposed Refer to Daggs Historic Landmark Lot Split Floor area, encroachment license for front walkway and retaining wall. None. PLEASE REFERENCE NEXT PAGE FOR ALL DIMENSIONS. 93 335 Lake Avenue Dimensional Requirements R6 requirement Existing Conditions Proposal Minimum lot size 3,000 sf 5,706 sf 1 NO CHANGE Minimum net lot area per dwelling unit 3,000 sf for landmark properties 5,706 sf NO CHANGE Minimum lot width 30 feet 49.6 feet NO CHANGE Minimum front yard 10 feet primary 15 feet accessory 10 feet primary NO CHANGE Minimum side yards 5 feet per side ~5 feet north side yard ~8.5 feet south side yard NO CHANGE 14 feet combined ~14 feet NO CHANGE Minimum rear yard 10 feet living space 5 feet garage 5 feet living space 5 feet garage space Rear yard setback variance was granted via HPC Reso 43-2002. NO CHANGE Maximum height 25 feet ~23.5 feet 24.5 feet proposed for new gable roof that replaces the barrel vaulted roof. Floor Area 2,542 sf + 500 sf bonus = 3,042 sf 4,034 sf Reduction of floor area to 3,861 sf. Site coverage No limit for lots 0 – 5,999 sf n/a NO CHANGE Minimum distance between buildings 5 feet n/a – buildings are connected with a breezeway NO CHANGE Proposed % of demolition n/a n/a 28.6% 1 September 21, 2022 survey shows lot at 5,706 sf and lot split approval is for the lot to be 5,707 sf in size. This discrepancy does not impact floor area or setbacks. 94 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Kirsten Armstrong, Kirsten.Armstrong@aspen.gov DATE: June 7, 2023 PROJECT LOCATION: 335 Lake Avenue/640 N. Third Street REQUEST: Minor Development DESCRIPTION: 335 Lake Avenue/640 N. Third Street is an AspenVictorian landmark structure on a 5,707-sf interior lot. This property is in the R-6 residential zone district. Building records indicate that building permits were approved in 1962, for the addition of a bathroom and to enlarge the existing living room. Further alterations and additions, and conversion of an existing secondary building to an accessory dwelling unit (ADU), were granted approval in 2002 through Historic Preservation Commission (HPC) Resolution #43, series of 2002. In 2005, a historic landmark lot split regarding the current subject property was approved by the Historic Preservation Commission (Resolution #45, series of 2005) and City Council (Ordinance #47, series of 2005). The deed restriction for the ADU was recorded in 2005, at Reception #516549. The Historic Lot Split Subdivision Exemption Plat and the Subdivision Exemption Agreement for the Daggs Historic Landmark Lot Split were recorded in 2006, Book 80, Page 97 and Reception #427631, respectively. The applicant is proposing a remodel of 335 Lake Avenue/640 N. Third Street. The majority of the remodel pertains to the interior and will maintain the floor area that currently exists. Exterior changes will consist of a slight massing change in the roof of a non-historic addition, through the alteration of what is currently a barrel vault. The remodel activities will be under the demolition threshold. In a pre-application conference, the applicant presented the following questions: 1. A 500 sf HPC Floor Area Bonus is noted in Ordinance #47, series of 2005 as being associated with Lot A (current subject property), but the Floor Area Bonus was not noted on the lot split/subdivision plat. Confirmation is requested so that the applicant can ensure they are capturing floor area properly with the bonus. 2. Confirmation is requested that they can keep the Accessory Dwelling Unit (ADU) as is, with at most interior changes to features like cabinets. Will they be required to reconcile their previous ADU bonus? Will they need special review to maintain the floor area of the ADU? As the Floor Area Bonus is recorded in Ordinance #47, series of 2005, and in the Subdivision Exemption Agreement for the Daggs Historic Landmark Lot Split, as being associated with Lot A, the Floor Area Bonus is established as pertaining to Lot A regardless of its omission from the Historic Lot Split Subdivision Exemption Plat. Both documents grant Lot A 2,542 sf of Floor Area plus a 500 sf HPC Floor Area Ratio Bonus. Per current land use code Section 26.415.110: The award of a bonus is project specific. At such time that more than forty percent (40%) of an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed redevelopment is found to meet the requirements of this Section. The ADU was granted a waiver from the maximum footprint for ADU bonuses under HPC Resolution #43, series of 2002, making it eligible for a 50% waiver of the unit’s net livable square footage from floor area at the time of construction. This exemption has since been deleted from the land use code Exhibit C 95 and ADUs count in floor area in their entirety. As a result, using current methods for Calculations and Measurements, the existing structure likely exceeds the allowed floor established by the Lot Split approval. Once a land use application is submitted and the scope is more clearly understood staff can confirm whether the project will require review according to the provisions for Non- conforming Structures and Special Review. As a historic designated landmark property, the applicant may request for historic preservation benefits (Section 26.415.110), however there may be no applicable benefits based on the proposed work. HPC review for Minor Development is anticipated. Minor Development is a one-step process, where the project may be approved, disapproved, or approved with conditions. Non-conforming structures and Special Review may also be conducted by HPC. 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 26.312.030.F Non-conforming structures- Ability to Restore 26.415.070.C Historic Preservation – Minor Development 26.415.110 Historic Preservation – Benefits 26.430 Special Review 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) 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 Public Hearing: Yes, at Minor Review 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: $1,300 for 4 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,300. 96 APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the entire application as one pdf to Kirsten.Armstrong@aspen.gov. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  List of adjacent property owners for both properties within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed development and any requests for variations or benefits complies with the review standards and design guidelines relevant to the application.  A proposed site plan.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Existing and proposed floor area calculations and demolition calculations  An accurate representation of all building materials and finishes to be used in the development.  Supplemental materials to provide a visual description of the context surrounding the designated historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 97 98 Exhibit D 99 Customer Distribution Prevent fraud - Please call a member of our closing team for wire transfer instructions or to initiate a wire transfer. Note that our wiring instructions will never change. Order Number: Q62016770 Date: 12/14/2023 Property Address: 335 LAKE AVE, ASPEN, CO 81611 For Closing Assistance For Title Assistance Land Title Roaring Fork Valley Title Team 533 E HOPKINS #102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Seller/Owner ASPEN WEST AJ LLC, Delivered via: Electronic Mail BENDONADAMS LLC Attention: ERIN WACKERLE 300 S SPRING STREET SUITE 202 Aspen, CO 81611 (406) 531-0806 (Cell) (970) 925-2855 (Work) erin@bendonadams.com Delivered via: Electronic Mail Exhibit E.1 100 Estimate of Title Fees Order Number: Q62016770 Date: 12/14/2023 Property Address: 335 LAKE AVE, ASPEN, CO 81611 Seller(s): ASPEN WEST AJ, LLC, A COLORADO LIMITED LIABILITY COMPANY Buyer(s): Thank you for putting your trust in Land Title. Below is the estimate of title fees for the transaction. The final fees will be collected at closing. Visit ltgc.com to learn more about Land Title. Estimate of Title Insurance Fees "TBD" Commitment $265.00 TOTAL $265.00 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 documents on your property. Chain of Title Documents: Pitkin county recorded 10/19/2022 under reception no. 690992 Plat Map(s): Pitkin county recorded 08/18/2006 at book 80 page 97 101 Copyright 2006-2023 American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Property Address: 335 LAKE AVE, ASPEN, CO 81611 1.Effective Date: 12/01/2023 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4.Title to the estate or interest covered herein is at the effective date hereof vested in: ASPEN WEST AJ, LLC, A COLORADO LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: LOT A, DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 18, 2006 IN PLAT BOOK 80 AT PAGE 97 AS RECEPTION NO. 527634.​ COUNTY OF PITKIN, STATE OF COLORADO. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62016770 102 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62016770 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. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 103 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.RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED JUNE 07, 1888, IN BOOK 55 AT PAGE 2. 9.TERMS, CONDITIONS AND PROVISIONS OF ORDINANCE# 18, SERIES OF 2001 RECORDED AUGUST 16, 2001 UNDER RECEPTION NO. 457607. 10.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION# 20, SERIES OF 2001 RECORDED AUGUST 16, 2001 UNDER RECEPTION NO. 457608. 11.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED JANUARY 17, 2003 UNDER RECEPTION NO. 477482. 12.TERMS, CONDITIONS AND PROVISIONS OF ACCESSORY DWELLING UNIT DEED RESTRICTION RECORDED OCTOBER 21, 2005 UNDER RECEPTION NO. 516549. 13.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION# 40, SERIES OF 2005 RECORDED OCTOBER 27, 2005 UNDER RECEPTION NO. 516762. 14.TERMS, CONDITIONS AND PROVISIONS OF APPROVAL OF HISTORIC LANDMARK LOT SPLIT RECORDED NOVEMBER 21, 2005 UNDER RECEPTION NO. 517646. 15.TERMS, CONDITIONS AND PROVISIONS OF SUBDIVISION EXEMPTION AGREEMENT RECORDED AUGUST 18, 2006 UNDER RECEPTION NO. 527631. 16.TERMS, CONDITIONS AND PROVISIONS OF ORDINANCE# 47, SERIES OF 2005 RECORDED AUGUST 18, 2006 UNDER RECEPTION NO. 527632. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62016770 104 17.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION APPROVING A VARIANCE RECORDED MARCH 15, 2007 UNDER RECEPTION NO. 535454. 18.EASEMENTS, RIGHTS OF WAY AND ALL OTHER MATTERS AS SHOWN ON PLAT OF SUBJECT PROPERTY RECORDED AUGUST 18, 2006 IN PLAT BOOK 80 AT PAGE 97. 19.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN REVOCABLE ENCROACHMENT LICENSE RECORDED JUNE 28, 2012 AS RECEPTION NO. 590247 AND AGREEMENT TO SHARE REVOCABLE ENCROACHMENT LICENSE RECORDED JULY 31, 2015 AS RECEPTION NO. 622009. 20.CLAIMS OF RIGHT, TITLE AND/OR INTEREST IN THE PROPERTY BETWEEN THE BOUNDARY LINES AND THE FENCES AS DEPICTED ON THE SURVEY PREPARED BY ASPEN SURVEY, DATED SEPTEMBER 21, 2022, JOB NO. 210578 WHETHER SAID CLAIMS ARISE BY ABANDONMENT, ADVERSE POSSESSION OR OTHER MEANS. SAID DOCUMENT STORE AS OUR ESI 40895826 21.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY PLAT CERTIFIED SEPTEMBER 21, 2022 PREPARED BY ASPEN SURVEY, JOB #210578 SAID DOCUMENT STORED AS OUR ESI 40895826 ENCROACHMENT OF STONE WALK AND RETAINING WALL OUTSIDE LOT LINE ENCROACHMENT OF FLAGSTONE WALKS, PLANTERS AND STONE PATIOS ONTO SETBACK (AFFECTS PARCEL I) ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62016770 105 Land Title Guarantee Company Disclosure Statements Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: 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) 106 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. Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents using real-time audio-video communication technology. You may choose not to use remote notarization for any document. 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) 107 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 Insurancy 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. 108 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. 109 Commitment For Title Insurance Issued by Old Republic National Title Insurance Company NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. . COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (f) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (a) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (c) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (c) 110 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Craig B. Rants, Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II —Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) 111 Exhibit E.2 112 113 Exhibit F 114 abbywinkelried@gmail.com 973-943-7020 Exhibit G 115 230 210 250 206 214 212 240 309 322326 311 301 514 400406 415 426 280 411 407 420 413 433 425 332 401 525 423 315 518 518 434 505 513 440 437 530 503 429 520 432 520 523 500 500 540 501 522 533 360 315 620 707 320 434 439 400 710 314 311 701 330 312 410 600 300 433 330 329 406 420 335401 337 350 802 411 340 602 415 507 536 620 515603531 633 610 617 623 500 531 639 603 619 501 601 617 600 517 800 N 3RD STW SMU G G L E R S T LAK E A V E N 2ND STN 3RD STN 3RD STW NOR T H S T N 2ND STW S M U G G L E R S T N 2ND STN 5TH STN 4TH STW SMU G G L E R S T N 4TH STN 5TH STN 4TH STW FRA N C I S S T W SMU G G L E R S T GILLESPIE ST N 3RD STN 3RD STLAKE AVEW NOR T H S T N 5TH STGILLESPIE ST N 5TH STPEARL CT GILLESPIE ST N 4TH STN 4TH STGILLESPIE ST N 5TH STN 4TH STW NORTH S T W NO R T H S TN 5TH ST0 0.04 0.070.02 mi F Legend Urban Growth Boundary (UGB) Hallam Bluff ESA Historic Sites Parcels Roads Zoomed In Source: City of Aspen GIS 335 Lake Avenue - Vicinity Map Exhibit H 116 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512135001 on 01/16/2024 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit I 117 315 LAKE LLC ASPEN, CO 81611 315 LAKE AVE 320 LAKE LLC NEW YORK, NY 10028 151 E 85TH ST #C 420 WEST NORTH LLC SEATTLE, WA 98103 3518 FREMONT AVE N #508 433 ASPEN LLC ASPEN, CO 81611 625 E MAIN ST #102B-233 707 NORTH THIRD STREET LLC CUMBERLAND, RI 02864 200 SCENIC VIEW DR ARENA 5 LLC DALLAS, TX 75209 4604 FAIRFAX AVE ASPEN ART LP LA JOLLA, CA 92037 1768 LA JOLLA RANCHO RD ASPEN CTR FOR ENVIRON STUDIES ASPEN, CO 81611 100 PUPPY SMITH ST ASPEN RESIDENCE SBLMSL LLC MILWAUKEE, WI 53202 833 E MICHIGAN ST #1500 ASPEN WEST AJ LLC ASPEN, CO 81611 335 LAKE AVE BART ASPEN LLC NEW ORLEANS, LA 70130-6036 601 POYDRAS ST FL 24 BERGER BARBARA QPRT #1 ASPEN, CO 81611 600 E HOPKINS AVE #202 BERGER BRUCE C QPRT #1 ASPEN, CO 81611 600 E HOPKINS AVE #202 BERGER ILYSE D 1998 TRUST ASPEN, CO 81611 600 E HOPKINS AVE # 202 BERGER SETH P ASPEN, CO 81611 600 E HOPKINS AVE # 202 BLOCK FAMILY TRUST SANTA MONICA, CA 90405 2203 3RD ST #7 BRAND NEW DAY LLC NASHVILLE, TN 37205 1203 CANTERBURY DR CAD ASPEN LLC ASPEN, CO 81611 710 N 3RD ST D STREET PARTNERS LLC MIDLAND, TX 79702 PO BOX 10703 D W RINGSBY ENTERPRISES LLC DENVER, CO 80204 1801 W COLFAX AVE DURAND LOYAL & BERNICE ASPEN REV TRUST ASPEN, CO 816111256 415 PEARL CT E A ALTEMUS PARTNERSHIP LLLP ASPEN, CO 81612 PO BOX 5000 EFH HOLDINGS LP LOS ANGELES, CA 90049 801 BRAMBLE WY ELEVATE DEVELOPMENT & DESIGN #002 LLC SNOWMASS VILLAGE, CO 81615 PO BOX 5223 FOUR ELEVEN WEST NORTH TRUST RIVERDALE , NY 10471 4701 GROSVENOR AVE GILLESPIE LLC NORTHBROOK , IL 60062 401 HUEHL RD # 1A HUNT WILLIAM O JR MARITAL INCOME TRUST LOS ANGELES, CA 90049 801 BRAMBLE WY LAKE AVENUE PARTNERS LLC SOUTHLAKE, TX 76092 690 S PEYTONVILLE AVE LAKE HOUSE ASPEN LLC HENDERSON, NV 89011 430 PARKSON RD MARTIN CONDO ASSOC ASPEN, CO 81611 COMMON AREA 118 MUSIC ASSOCIATES OF ASPEN INC ASPEN, CO 81611 225 MUSIC SCHOOL RD NORTH THIRD STREET LLC WALNUT CREEK, CA 94596 500 YGNACIO VALLEY RD #360 OAK LODGE LLC ASPEN, CO 81612 PO BOX 7951 PEACHES TRUST SANTA BARBARA, CA 93101 200 E CARRILLO ST #300 PEARL COURT LLC CORAL GABLES, FL 33156 5299 HAMMOCK DR PETERSEN DARREN C LIV TRUST LAS VEGAS, NV 89118 5052 S JONES BLVD #110 PETERSON JAMES D & HENSLEY R ASPEN, CO 81612 PO BOX 1714 PINES DAVID & ARONELLA S REV TRUST URBANA, IL 618014964 306 W MICHIGAN AVE #8 TENEDOS LLC ASPEN , CO 81611 280 LAKE AVE 119 Exhibit J.1 120 121 122 123 124 Exhibit J.2 125 126 127 128 129 Exhibit J.3 130 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDING APPROVAL OF A SETBACK VARIANCE FOR THE PROPERTY LOCATED AT 640 N. THIRD STREET, LOTS 4,5, AND 6 (LESS THE SOUTHERLY 3.2 FEET OF LOT 6), BLOCK 102, HALLAM'S ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 40, SERIES OF 2005 PARCEL ID: 2735- 121-08-002 WHEREAS, the applicant, Jim and Gae Daggs, represented by Charles Cunniffe Architects, has requested a setback variance for the property located at 640 N. Third Street, Lots 4, 5, and 6 (lessthe southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for approval of setback variances, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, perSection26.415. 110.C of the Municipal Code, that the variance:a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district; and WHEREAS, Amy Guthrie, in her staff report dated October 12, 2005, performed an analysis of the application based on the standards, found that the review standards have been met, and recommended approval; and WHEREAS, at their regular meeting on October 12, 2005, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application by a vote of 6 to 0.NOW, THEREFORE, BE IT RESOLVED:That HPC hereby approves a 7' south sideyard setback variance for the project proposed at 640 N. Third Street, Lots 4, 5, and 6 (lessthe southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado, as represented to HPC on October 12,2005, with the following conditions:1. No building permit can be issued for the rehabilitation of the historic house until an application for a Historic Landmark Lot Split Exhibit J.4 131 2. The existing fence on the south lot line is to be located so that it sits on the property line. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of October, 2005. Approved as to Form: David~Hoe~er, Assistant (~{ty Attorney Approved as to content: RIC~PRESERVATION COMMISSION IAe~;~ ST ..~ty, Chair Kathy Strigkland, Chief Deputy Clerk page: 2 of 2 10/27/2005 12:42t ILVlA O¢tVIS pITKIN COUNTY GO R ].1.00 g 0.00 132 Exhibit J.5 133 134 135 Lot A 5,706 sq ft ± 0.131 Acres ± Lot B 6,001 sq ft ± 0.138 Acres ± MARTIN CONDO ASSOC COMMON AREA ASPEN CO 81611 Parcel No. 273512127800 E A ALTEMUS PARTNERSHIP LLLP PO BOX 5000 ASPEN CO 81612 Parcel No. 273512108003North Third Street65.0' R-O-WLake Avenue75.0' R-O-WSALTER/LUBAR LOT LINE ADJUSTMENT Plat Book 88, Page 67 Unit B MARTIN CONDOMINIUMS Plat Book 22, Page 51 Unit A MARTIN CONDOMINIUMS Plat Book 22, Page 51 T1 T2 Gas ac ac ac ac T4 T3 T5 T7 T8 T6 T9 T10 T11 T12 T14 T15 T16 T20 T21 T22 T23 T24 T25 T26T27T28T29T30T31T32T33T34T35T36 FF=7884.88' FF=7884.21' FF Garage 7884.24' Ridge El=7904.86'Ridge El=7907.69'Covered StoneSteps ww ww ww ww Electrical Transformer Electric Meter 5/8" Rebar & Red Plastic Cap LS No. 25947 5/8" Rebar & Red Plastic Cap LS No. 25947 Site Benchmark Elev.=7883.90' 5/8" Rebar & Red Plastic Cap LS No. 25947 5/8" Rebar 5/8" Rebar & Yellow Plastic Cap LS No. 9184 5/8" Rebar & Yellow Plastic Cap LS No. 9184 Edge of Asphalt Light Pole Storm Grate Mail Box Stone Stone Stone Stone Stone Stone 2 Story Frame House Posted Address: 638 N. 3rd St. 2 Story Frame House w/ Basement Address: 335 Lake Ave. Concrete Driveway Top Back Curb Edge of Asphalt Flow Line Curb Electric Box CoveredDeckCovered Stone Planter Planter Planter Stone Retaining Walls Upper Level Deck Upper Level Deck FenceAdjoining House Fence Storm Inlet Rim El.=7874.2' Storm Inlet 10.21' 11.45' T13 T17 T19 T18 LEGEND Found Monument Electric Meter Telephone Pedestal Cable Pedestal Electrical Transformer Window Well Sewer Clean-out Storm Inlet Light Pole Fir Tree Aspen Tree Deciduous Tree ww PROPERTY DESCRIPTION LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION RECORDED AT PLAT BOOK 80, PAGE 97. CITY OF ASPEN COUNTY OF PITKIN STATE OF COLORADO EXISTING CONDITIONS SURVEY LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION COUNTY OF PITKIN, STATE OF COLORADO U.S. SURVEY FEET USED NOTES 1.) DATE OF THE FIELD SURVEY WAS MAY 30, 2023. 2.) THIS PROPERTY IS SUBJECT TO EASEMENTS, RIGHTS OF WAY AND/ OR REQUIREMENTS AS NOTED OR SHOWN IN THE RECORDS OF THE PITKIN COUNTY CLERK & RECORDER. 3.) ELEVATIONS ARE BASED UPON CITY OF ASPEN BENCHMARK GPS 9 (NAVD 88). 4.) NO TITLE COMMITMENT WAS PROVIDED FOR THIS SURVEY. 5.) CONTOUR INTERVAL IS ONE FOOT. 6.) THIS SURVEY IS BASED ON DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION RECORDED AT PLAT BOOK 80, PAGE 97. SURVEYOR'S CERTIFICATE I, SCOTT R. BLACKARD, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO, AND THAT THIS SURVEY IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. __________________________________ SCOTT R. BLACKARD P.L.S. 38342 email: sblackard11@gmail.com EXISTING CONDITIONS SURVEY LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION COUNTY OF PITKIN, STATE OF COLORADO TREE TABLE Exhibit K.1 136 WEST END RESIDENCE HISTORIC PRESERVATION COMMISSION SET 335 Lake Avenue Aspen, CO, 81611 01/12/2024 DRAWING INDEX-HPC GENERAL G0.00 GENERAL NOTES AND PROJECT INFORMATION G0.01 DEMO CALCULATIONS - WALL G0.02 DEMO CALCULATIONS - ROOF G0.03 NEIGHBORHOOD CONTEXT G0.04 EXISTING EXTERIOR MATERIALS G0.05 PROPOSED EXTERIOR MATERIALS G0.06 PROPOSED SUBGRADE CALCULATIONS G0.07 PROPOSED FLOOR AREA CALCULATIONS G0.08 COMPARISON OF HISTORIC TO NON-HISTORIC FLOOR AREA ABOVE GRADE SURVEY . SURVEY CIVIL 1 COVER SHEET 2 SITE PLAN 3 UTILITY PLAN 4 DRAINAGE PLAN LANDSCAPE LX.01 MATERIALS PLAN LX.02 LANDSCAPE PLAN LX.03 PLANTING PALETTE LX.04 MATERIAL PALETTE AS-BUILT .A000 COVER SHEET .AFAR SUB-GRADE CALCS .AFAR. FAR CALCS A201 LOWER LEVEL PLAN A202 MAIN LEVEL PLAN A203 UPPER LEVEL PLAN A301 ELEVATION A302 ELEVATION A303 ELEVATION A304 ELEVATION ARCHITECTURE A1.00 SITE PLAN A2.01 EXISTING/ DEMO LOWER LEVEL FLOOR PLAN A2.02 EXISTING/ DEMO MAIN LEVEL FLOOR PLAN A2.03 EXISTING/ DEMO UPPER LEVEL FLOOR PLAN A2.04 EXISTING/ DEMO ROOF PLAN A2.05 PROPOSED CRAWLSPACE PLAN A2.06 PROPOSED LOWER LEVEL FLOOR PLAN A2.07 PROPOSED MAIN LEVEL FLOOR PLAN A2.08 PROPOSED UPPER LEVEL FLOOR PLAN A2.09 PROPOSED ROOF PLAN A3.01 EXISTING/ DEMO EXTERIOR ELEVATIONS A3.02 EXISTING/ DEMO EXTERIOR ELEVATIONS A3.03 EXISTING/ DEMO EXTERIOR ELEVATIONS A3.04 EXISTING/ DEMO EXTERIOR ELEVATIONS A3.05 EXISTING/ DEMO EXTERIOR ELEVATIONS A3.06 PROPOSED EXTERIOR ELEVATIONS A3.07 PROPOSED EXTERIOR ELEVATIONS A3.08 PROPOSED EXTERIOR ELEVATIONS A3.09 PROPOSED EXTERIOR ELEVATIONS A3.10 PROPOSED EXTERIOR ELEVATIONS LIGHTING EL0.01 LIGHTING CUTSHEETS EL0.02 LIGHTING CUTSHEETS EL0.03 LIGHTING CUTSHEETS EL0.04 LIGHTING CUTSHEETS EL2.01 LIGHTING PLAN - MAIN LEVEL FLOOR PLAN EL2.02 LIGHTING PLAN - UPPER LEVEL FLOOR PLAN Exhibit K.2 1.24.2024 137 1. GRID LINE REFERENCE GENERAL SYMBOLS LEGEND ELEVATION NAME --- AX.XX X AX.XX X 2. LEVEL / DATUM REFERENCE 3. EXTERIOR ELEVATION REFERENCE 5. BUILDING SECTION REFERENCE 4. INTERIOR ELEVATION REFERENCE 7. DETAIL SECTION REFERENCE 8. CALLOUT/DETAIL REFERENCE 9. REVISION REFERENCE 10. ROOM REFERENCE AXXX X AX.00 Drawing Number Sheet Number Drawing Number Sheet Number --- AX.XX X 6. WALL SECTION REFERENCE Drawing Number Sheet Number # # # # Drawing Number Sheet Number Drawing Number Sheet Number Drawing Number Sheet Number # D001 W# 11. ASSEMBLY REFERENCE 12. WINDOW REFERENCE 13. DOOR REFERENCE 14. NORTH ARROW AX.XX X # 100 ROOM NAME X# MATERIALS LEGEND WOOD BLOCKING (SHIM) WOOD FRAMING (CONTINUOUS) FINISHED WOOD PLYWOOD BATT INSULATION RIGID INSULATION GRAVEL EARTH ALUMINUM STEEL MASONRY (CMU) BRICK MINERAL WOOL INSULATION FOAM INSULATION LOCATION MAP NOT TO SCALE VICINITY MAP NOT TO SCALE SITE SITE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611GENERAL NOTES AND PROJECT INFORMATION G0.00 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK ABBREVIATIONS @ AT Ø DIAMETER # POUND OR NUMBER (E) EXISTING (N) NEW AB ANCHOR BOLT ABV ABOVE ACC ACCESS ACOUS ACOUSTICAL ACP ASPHALT CONCRETE PAVING ACT ACOUSTIAL CEILING TILE ACS PNL ACCESS PANEL AD AREA DRAIN ADA AMERICANS WITH DISABILITIES ADJ ADJUSTABLE AFF ABOVE FINISHED FLOOR AGGR AGGREGATE AIB AIR INFILTRATION BARRIER ALT ALTERNATE ALUM ALUMINIUM APPROX APPROXIMATE ARCH ARCHITECTURAL APSH ASPHALT AUTO AUTOMATIC BD BOARD BITUM BITUMINOUS BLDG BUILDING BLKG BLOCKING BM BEAM BO BOTTOM OF BOT BOTTOM BRG BEARING BSMT BASEMENT BUR BUILT UP ROOFING CAB CABINET CB CATCH BASIN CEM CEMENT CER CERAMIC CIP CAST-IN-PLACE CJ CONTROL JOINT CLG CEILING CLK CAULKING CLO CLOSET CLR CLEAR CMU CONCRETE MASONRY UNIT CNTR COUNTER COL COLUMN CONC CONCRETE CONN CONNECTION CONSTR CONSTRUCTION CONT CONTINUOUS CONTR CONTRACTOR CORR CORRIDOR CPT CARPET; CARPETED CRS COLD ROLLED STEEL CSK COUNTERSUNK CTR CENTER CU FT CUBIC FEET CT CERAMIC TILE DBL DOUBLE DEMO DEMOLITION DET DETAIL DIA DIAMETER DIM DIMENSION DL DEAD LOAD DN DOWN DR DOOR DR OPNG DOOR OPENING DS DOWNSPOUT DSP DRY STANDPIPE DT DRAIN TILE DW DISHWASHER DWG DRAWING E EAST EA EACH EJ EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR ENCL ENCLOSURE EQ EQUAL EQUIP EQUIPMENT EST ESTIMATE EF EXHAUST FAN EXIST EXISTING EXP EXPANDED; EXPANSION EXP BT EXPANSION BOLT EXPO EXPOSED EXT EXTERIOR EW EACH WAY FA FIRE ALARM FB FLAT BAR FD FLOOR DRAIN FE FIRE EXTINGUISHER FEC FIRE EXTINGUISHER CABINET FF EL FINISH FLOOR ELEVATION FH FIRE HYDRANT FHC FIRE HOSE CABINET FIN FLR FINISH FLOOR FF FINISH TO FINISH FIN FINISH FLASH FLASHING FLR FLOOR; FLOORING FLUOR FLUORESCENT FOC FACE OF CONCRETE FOF FACE OF FINISH FOIC FURNISHED BY OWNER-INSTALLED BY CONTRACTOR FOM FACE OF MASONRY FOS FACE OF STUDS FP FIREPROOF FPL FIREPLACE FR FRAME FT FOOT OR FEET FTG FOOTING FURR FURRING FUT FUTURE FW FULL WIDTH PROJECT DIRECTORY CLIENT: ARCHITECT: CODE CONSULTANT: SURVEY: THE SEXTON SURVEY COMPANY P.O.BOX 912 SILT, CO 81652 T:079.456.3081 CONTACT:SCOTT R. BLACKARD SBLACKARD11@GMAIL.COM CIVIL: ROARING FORK ENGINEERING 592 CO-133 CARBONDALE, CO 81623 T:970.340.4130 CONTACT:ANTHONY ALFINI ANTHONYA@RFENG.BIZ LANDSCAPE: DESIGN WORKSHOP 22860 TWO RIVERS ROAD, SUITE 102 BASALT, CO 81621 T:970.925.8354 CONTACT:MIKE ALBERT MALBERT@DESIGNWORKSHOP.COM STRUCTURAL ENGINEER KL&A ENGINEERS & BUILDERS 1717 WASHINGTON AVE GOLDEN, CO 80401 T: 303.384.9910 PRINCIPAL: DAN DOHERTY CONTACT:MEGAN SKODACK MSKODACK@KLAA.COM MEP: BG BUILDINGWORKS 222 CHAPEL PLACE,SUITE AC-201 AVON, CO 81620 P.O.BOX 9650, AVON, CO 81620 T: 970.949.6108 CONTACT: PETER B. MORABITO PBMORABITO@BGBUILDINGWORKS.COM LIGHTING: NITEO 1932 1ST AVE SUITE 605 SEATTLE, WA 98101 T: 206.456.4554 EXT. 104 CONTACT: ERIK CROWELL ERIK@NITEOLIGHTING.COM ENVELOPE CONSULTANT: WISS, JANNEY, ELSTNER ASSOCIATES, INC. 3609 S. WADSWORTH, SUITE 400 LAKEWOOD, CO 80235 T: 303.914.4300 CONTACT:SCOTT R. SONDRUP SSONDRUP@WJE.COM ASPEN WEST AJ LLC 335 LAKE AVE ASPEN CO 81611 AS-BUILT: RED ROOM DESIGN 1001 GRAND AVENUE, #103 GLENWOOD SPRINGS, CO 81601 T: 970.413.314 CONTACT: STEVEN MAY STEVENM@REDROOM-DESIGN.COM OLSON KUNDIG 159 S. JACKSON ST. SUITE 600 SEATTLE, WA 98104 T: 206.624.5670 F: 206.624.3730 PRINCIPAL ARCHITECT: TOM KUNDIG CONTACT: ERICA WILLIAMS ERICA@OLSONKUNDIG.COM EKRAM HASSEN EKRAMH@OLSONKUNDIG.COM BENDONADAMS 300 S. SPRING ST #202 ASPEN, CO 81611 T: 970.925.2855 CONTACT:SARA ADAMS SARA@BENDONADAMS.COM INTERIOR: VICTORIA HAGAN 5 COLUMBUS CIRCLE 19TH FLOOR NEW YORK, NY 10019 T:212.888.1178 CONTACT:VICTORIA HAGAN VHAGAN@VICTORIAHAGAN.COM GENERAL NOTES 1. CODES: ALL WORK SHALL CONFORM APPLICABLE LAND USE AND BUILDING CODES AS AMENDED BY AUTHORITIES HAVING JURISDICTION. 2. DO NOT SCALE DIMENSIONS FROM DRAWINGS. USE CALCULATED DIMENSIONS ONLY. NOTIFY THE ARCHITECT IMMEDIATELY IF ANY CONFLICTS EXIST. 3. CONTRACTOR SHALL VERIFY ALL CONDITIONS PRIOR TO INITIATING THE WORK. NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 4. VERIFY ALL ROUGH-IN DIMENSIONS FOR EQUIPMENT. PROVIDE ALL BUCK-OUT, BLOCKING, BACKING, AND JACKS REQUIRED FOR INSTALLATIONS. 5. DIMENSIONS ARE TO EXTERIOR FACE OF CONCRETE / WOOD FRAMING UNLESS OTHERWISE NOTED. 6. EXTERIOR WALL FRAMING 2x6 WOOD STUDS UNLESS OTHERWISE NOTED. 7. INTERIOR WALL FRAMING 2x6 WOOD STUDS UNLESS OTHERWISE NOTED. BUILDING CODE / ZONING SUMMARY PROJECT ADDRESS: 335 LAKE AVENUE ASPEN, CO 81611 ASSESOR'S PARCEL NUMBER: 273512135001 LEGAL DESCRIPTION: Subdivision: DAGGS HISTORIC LANDMARK LOT SPLIT Lot: A APPLICABLE CODES: TITLE 8 AMENDMENTS TO ALL CODES EXCEPT ENERGY 2021 INTERNATIONAL BUILDING CODE ADAPTED APPENDICES C,E,P 2021 ASPEN ENERGY CODE 2021 INTERNATIONAL FIRE CODE 2021 INTERNATIONAL MECHANICAL CODE 2021 INTERNATIONAL FUEL GAS CODE 2021 INTERNATIONAL PLUMBING CODE 2021 INTERNATIONAL SOLAR ENERGY PROVISIONS 2023 NATIONAL ELECTRICAL CODE AUTHORITY HAVING JURISDICTION: CITY OF ASPEN PHYSICAL ADDRESS: ASPEN CITY HALL 427 RIO GRANDE PLACE ASPEN, CO 81611 PHONE 970-920-5000 LOT SIZE: 5,706 SQFT LAND USE DESIGNATION: R-6 ZONE DISTRICT DENSITY: MEDIUM DENSITY RESIDENTIAL PROJECT DESCRIPTION: A REMODEL OF A HISTORIC LANDMARK AND TWO STORY NON-HISTORIC ADDITION THAT SIT ATOP A FULL BASEMENT IN THE WEST END NEIGHBORHOOD. THE REMODEL WILL ALSO INCLUDE A DETACHED TWO CAR GARAGE AND AN ACCESSORY DWELLING UNIT(ADU). THE EXTERIOR OF THE HISTORIC PART REMAINS UNCHANGED EXCEPT FOR PAINT COLOR UPDATE. THE EXTERIOR RENOVATION FOR THE ADDITION INCLUDES CHANGES TO WINDOW/DOOR OPENINGS, PART OF THE ROOF STRUCTURE AND RECLADDING WITH HORIZONTAL SIDING TO BETTER COMPLIMENT THE HISTORIC SECTION. FULL INTERIOR RENOVATION WILL INCLUDE THE HISTORIC, ADDITION AND ADU. HEIGHT: ALLOWED: 25 FT EXISTING: 23.5 FT PROPOSED: 23.5 FT YARD SETBACKS: SIDE: EXISTING YARD TO REMAIN THE SAME REAR: EXISTING YARD TO REMAIN THE SAME ENERGY CODE COMPLIANCE: COMPLIANCE PER 2021 ASPEN RESIDENTIAL ENERGY CODE PRESCRIPTIVE REQUIREMENTS TABLE 402.1.3 -INSULATION MINIMUM R-VALUE AND FENESTRATION REQUIRMENTS BY COMPONENT FOR CLIMATE ZONE 7. ci = continuous insulation. a. R-values are minimums. U-factors and SHGC are maximums. Where insulation is installed in a cavity that is less than the label or design thickness of the insulation, the installed R-value of the insulation shall be not less than the R-value specified in the table. b. The fenestration U-factor column excludes skylights. The SHGC column applies to all glazed fenestration. c. R-10 insulation shall be provided under the full slab area of a heated slab in addition to the required slab edge insulation R-value for slabs as indicated in the table. The slab-edge insulation for heated slabs shall not be required to extend below the slab. d. The first value is cavity insulation; the second value is continuous insulation. Therefore, as an example, “13 + 5” means R-13 cavity insulation plus R-5 continuous insulation. e. Mass walls shall be in accordance with Section R402.2.5. The second R-value applies where more than half of the insulation is on the interior of the mass wall. Vertical fenestration shall also comply with R402.3.6 and R402.3.7.Doors may have a U-factor of 0.28 or less. ABBREVIATIONS GA GAUGE GALV GALVANIZED GC GENERAL CONTRACTOR GL GLASS GLAM GLUE-LAMINATED GR GRADE GWB GYPSUM WALL BOARD GYP GYPSUM HB HOSE BIB HC HOLLOW CORE HDO HIGH DENSITY OVERLAY HDR HEADER HDWD HARDWOOD HDW HARDWARE HM HOLLOW METAL HORIZ HORIZONTAL HP HIGH POINT HR HOUR HR HOUR HT HEIGHT HVAC HEATING/VENTILATING/AIR CONDITIONING HW HOT WATER HWT HOT WATER TANK ID INSIDE DIAMETER IN INCH INCL INCLUDED INSUL INSULATION INT INTERIOR INV INVERT JB JUNCTION BOX JF JOINT FILLER JT JOINT KIT KITCHEN KO KNOCKOUT LAM LAMINATE; LAMINATED LAV LAVATORY LBS POUNDS LF LINEAR FEET (FOOT) LH LEFT HAND LL LIVE LOAD LOC LOCATION LP LOW POINT LT LIGHT MAS MASONRY MATL MATERIAL MAX MAXIMUM MB MACHINE BOLT MC MEDICINE CABINET MDF MEDIUM DENSITY FIBERBOARD MDO MEDIUM DENSITY OVERLAY MECH MECHANICAL MEMB MEMBRANE MEZZ MEZZANINE MFR MANUFACTURER MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MO MASONRY OPENING MTD MOUNTED MTL METAL MUL MULLION N NORTH N/A NOT APPLICABLE NO NUMBER NOM NOMINAL NR NOISE REDUCTION NTS NOT TO SCALE NIC NOT IN CONTRACT OA OVERALL OC ON CENTER OD OUTSIDE DIAMETER; OVERFLOW DRAIN OFF OFFICE OH OVERHEAD OHWM ORDINARY HIGH WATER MARK OPNG OPENING OPP OPPOSITE OSB ORIENTED STRAND BOARD OCC OCCUPANTS OLF OCCUPANT LOAD FACTOR PBD PARTICLE BOARD PCC PRECAST CONCRETE PCF POUNDS PER CUBIC FOOT PERF PERFORATED PERP PERPENDICULAR PL PLATE PLAM PLASTIC LAMINATE PLAS PLASTER PLWD PLYWOOD PNL PANEL PNT POINT PR PAIR PRCST PRECAST PSF POUNDS PER CUBIC FOOT PSI POUNDS PER SQUARE INCH PT PRESERVATIVE TREATED PTN PARTITION PVC POLYVINYL CHLORIDE R RISER RA RETURN AIR RAD RADIUS RD ROOF DRAIN REF REFERENCE REFR REFRIGERATOR REG REGISTER REINF REINFORCED REM REMAINDER REQ REQUIRED RESIL RESILIENT REV REVISION(S); REVISED RH RIGHT HAND RM ROOM ABBREVIATIONS RO ROUGH OPENING RWL RAIN WATER LEADER S SOUTH SAF SELF-ADHERED FLASHING SAM SELF-ADHERED MEMBRANE SC SOLID CORE SCHED SCHEDULE SD SMOKE DETECTOR SECT SECTION SG SAFETY GLAZING SHV SHELF; SHELVING SHR SHOWER SHT SHEET SHT MTL SHEET METAL SHTG SHEATHING SIM SIMILAR SOG SLAB ON GRADE SPEC SPECIFICATION SQ FT SQUARE FOOT (FEET) SQ IN SQUARE INCH(ES) SST STAINLESS STEEL STD STANDARD STL STEEL STOR STORAGE STRUCT STRUCTURAL SUSP SUSPENDED SYM SYMETRICAL T TREAD T&G TONGUE AND GROOVE TEL TELEPHONE TER TERRAZZO TG TEMPERED GLASS THK THICK TO TOP OF TOB TO OF BEAM TOC TOP OF CONCRETE; CURB TOF TOP OF FLOOR; FOOTING; FRAME TOM TOP OF MASONRY TOP TOP OF PARAPET; PAVEMENT TOPO TOPOGRAPHY TOS TOP OF SLAB; STEEL TOW TOP OF WALL TS TUBE STEEL TSTAT THERMOSTAT TYP TYPICAL UNO UNLESS NOTED OTHERWISE VB VINYL BASE VEN VENEER VERT VERTICAL VEST VESTIBULE VG VERTICAL GRAIN VIF VERIFY IN FIELD VT VINYL TILE W WEST W/ WITH W/O WITHOUT WC WATER CLOSET WD WOOD WDW WINDOW WF WIDE FLANGE WF BM WIDE FLANGE BEAM WG WIRED GLASS WH WATER HEATER WL WATER LINE WLD WELDED WP WATERPROOF WPM WATERPROOF MEMBRANE WR WATER RESISTANT WSCT WAINSCOT WSG WIRE SAFETY GLASS WTR WATER WWF WELDED WIRE FABRIC WWM WELDED WIRE MESH WT WEIGHT no.: date: description: CONTRACTOR: HANSEN CONSTRUCTION INC. 310 AABC ASPEN, CO 81611 T:970.920.1558 EXT. 108 CONTACT:TIM O’CONNELL TOCONNELL@HANSENCONST.COM 138 1129 sq ft 16 sq ft 169 sq ft 107 sq ft39 sq ft 13 sq ft 13 sq ft 40 sq ft 7 sq ft 7 sq ft 7 sq ft 413 sq ft 18 sq ft 18 sq ft 18 sq ft 18 sq ft WALL AREA TO BE REMOVED: 75 sq ft 6 sq ft 15 sq ft 15 sq ft 15 sq ft9 sq ft 75 sq ft D E 72 sq ft 409 sq ft 1075 sq ft 16 sq ftWALL AREA TO BE REMOVED: 346 sq ft WALL AREA TO BE REMOVED: 62 sq ft WALL AREA TO BE REMOVED: 72 sq ft 6 sq ft 6 sq ft 29 sq ft 29 sq ft 7 sq ft 117 sq ft 39 sq ft 13 sq ft 7 sq ft 7 sq ft 3 sq ft12 sq ft12 sq ft 13 sq ft 6 sq ft 6 sq ft 6 sq ft A B 45 sq ft 533 sq ft C 375 sq ft 56 sq ft56 sq ft 15 sq ft 34 sq ft 15 sq ft F 405 sq ft 20 sq ft17 sq ft 405 sq ft G 23 sq ft 23 sq ft 1 2 3 4 4.5 5 6 7 8 A B C D E F G H J 3.5 G0.01 6 G0.01 5 G0.01 3 G0.01 4 G0.01 9 G0.01 10 G0.017G0.0181 2 3 4 4.5 5 6 7 8 A B C D E F G H J 3.5 G0.01 6 G0.01 5 G0.01 3 G0.01 4 G0.01 9 G0.01 10 G0.017G0.018EXPOSED WALL LEGEND WALL AREA TO BE REMOVED AREA REDUCED FOR FENESTRATIONEXISTING WALL TO REMAIN CHIMNEY WALL BEHIND ROOF TO BE REMOVED: 17 sq ft 63 sq ft 23 sq ft 90 sq ft I J 22 sq ft7 sq ft 57 sq ft40 sq ft K L 22 sq ft 7 sq ft 25 sq ft14 sq ft 577 sq ft H project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611DEMO CALCULATIONS - WALL G0.01 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 5 3 10 4 9 SCALE: 1/8" = 1'-0" 1 DEMOLITION PLAN - MAIN FLOOR SCALE: 1/8" = 1'-0" 2 DEMOLITION PLAN - UPPER LEVEL 8 7 6 Total 28.68% Surface Area to be Removed (Sq Ft)1353 + 766 2119 Roof + Wall Area Used for Demo Calculations (Sq Ft) 3177 + 4212 7389 Demolition Totals Wall Surface Area to be Removed (Sq Ft)1353 Area Used for Demo Calculation (Sq Ft)4212 Area Reduced for Fenestration (Sq Ft)1016 Wall Surface Area Total (Sq Ft)5228 L 57 22 K 40 7 J 90 I 63 23 H 577 68 G 405 60 23 F 405 142 34 E 413 72 75 D 1145 293 316 C 533 45 375 B 1091 236 424 A 409 70 84 Wall Label Individual Wall Area (Sq Ft) Area Reduced for Fenestration (Sq Ft) Area of Wall to be Removed (Sq Ft) Wall Demolition City of Aspen model Zoning Submission Demolition Calculations 139 1 2 3 4 4.5 5 6 7 8 A B C D E F G H J 3.5 A 68 sq ft B 68 sq ft C 393 sq ft D 393 sq ft E 83 sq ft F 83 sq ft G 82 sq ft H 82 sq ft I 602 sq ft J 164 sq ft 18 sq ft 18 sq ft K 137 sq ft M 162 sq ft L 108 sq ft N 339 sq ft O 149 sq ft P 27 sq ft Q 27 sq ft R 101 sq ft S 161 sq ft 16 sq ft ROOF LEGEND ROOF AREA TO BE REMOVED AREA REDUCED FOR FENESTRATIONEXISTING ROOF TO REMAIN project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611DEMO CALCULATIONS - ROOF G0.02 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/8" = 1'-0" 1 DEMOLION ROOF PLAN - MAIN ROOF SCALE: 1/16" = 1'-0" 2 DEMOLITION DIAGRAM - ROOF Total 28.68% Surface Area to be Removed (Sq Ft)1353 + 766 2119 Roof + Wall Area Used for Demo Calculations (Sq Ft) 3177 + 4212 7389 Demolition Totals Wall Surface Area to be Removed (Sq Ft)766 Area Used for Demo Calculation (Sq Ft)3177 Area Reduced for Fenestration (Sq Ft)52 Roof Surface Area Total (Sq Ft)3229 S 161 R 101 Q 27 P 27 O 149 N 339 M 162 L 108 16 K 137 18 J 164 18 I 602 602 H 82 82 G 82 82 F 83 E 83 D 393 C 393 B 68 A 68 Roof Label Individual Roof Area (Sq Ft) as Flat Plane Area Reduced for Fenestration (Sq Ft) Area of Roof to be Removed (Sq Ft) Roof Demolition City of Aspen model Zoning Submission Demolition Calculations - Flat Plane Method d 140 project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NEIGHBORHOOD CONTEXT G0.03 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: NOTE: PHYSICAL MODEL TO BE PRESENTED DURING HPC HEARING. 141 CEDAR SHAKE ROOF (HISTORIC) PAINTED WOOD SIDING (HISTORIC) WINDOW & DOOR SYSTEM STONE WALL COPPER STANDING SEAM ROOF WOOD SOFFIT/CEILING EXPOSED BREEXEWAY WOOD BEAMS HORIZONTAL LAP SIDING VERTICAL CEDAR SIDING - SEMI-TRANSPARENT STAINCOPPER SHINGLES PAINTED WOOD GUARDRAIL (HISTORIC) STONE PAVER PAINTED DOOR WOOD STAIR PAINTED WOOD STAIR (HISTORIC) CABLE RAILING METAL GUARDRAIL STEEL PIPE COLUMN STONE RETAINING WALLMETAL PLANTER EXPOSED CONCRETE DECKLIGHTWELL CONCRETE PATIO WOOD TRIM WOOD POST (HISTORIC) WOOD BAND (HISTORIC) METAL DECK SOFFIT (BALCONY)CHIMNEY PAINTED GARAGE DOOR COPPER GUTTER AND DOWNSPOUT (HISTORIC) LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE LIGHT FIXTURE STONE STEPS WOOD FENCE ENTRY DOOR (HISTORIC) CONCRETE DRIVEWAY LEGEND TO BE REMOVED TO BE REPLACED WITH SIMILAR MATERIAL project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING EXTERIOR MATERIALS G0.04 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 142 PROPOSED BUILDING MATERIALS CEDAR SHAKE ROOF STAINED WOOD SIDING (DARK) PAINTED WOOD SIDING (LIGHT) CONCRETE BASE CLADDING MESH SCREEN GUARDRAIL STEEL WINDOW SYSTEM, FRAMES PAINTED BLACK PROPOSED LANDSCAPE MATERIALS WOOD FENCEDRY STACK STONE WALLGRANITE COBBLE - VEHICULAR PAVING BREEZEWAY ROOF STEEL PLATE CONCRETE PAVER - CONCRETE PAVER TYPE 1 AND 2 CONCRETE STEP PROPOSED LIGHT FIXTURES EL1 - 2" APERTURE RECESSED ROUND DOWNLIGHT, 2700K FULL CUTOFF EL2 - 2 5/8" APERTURE RECESSED ROUND DOWNLIGHT, 2700K, FULL CUTOFF EL3 - 2.59" X 2.75" RECESSED STEPLIGHT, 2700K, FULL CUTOFF EL4 - SURFACE MOUNTED 1" DIA. CYLINDER SCONCE, 2700K, FULL CUTOFF EL5 - 1" DIA. CYLINDER PATHLIGHT, 2700K, FULL CUTOFF CEDAR SOFFIT WOOD project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR MATERIALS G0.05 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 143 8'-8 3/4"8'-6 3/4"7'-7"12'-1 1/4"1'-9 3/4"28'-2 1/2"1'-10 3/4"19'-2 1/4"1'-11 1/4"16'-6 1/4"2'-0" 7'-11 1/2"20'-2 3/4"7'-10 1/2"2'-0 1/4"16'-7 1/4"2'-0 1/4"19'-2 1/4"4'-1 1/4"27'-11 1/4" 4'-3 3/4"12'-4 1/4"4'-2"16'-1 1/4"11'-11 1/4"7'-6 1/4" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 87'-8" TO (N) CONC. LOWER LEVEL 99'-0" TO (N) MAIN LEVEL 97'-2 3/4" BO (N) MAIN LEVEL 94.20 SF 4.61 SF 2.53 SF 115.75 SF 17.33 SF 189.42 SF 20.02 SF 146.97 SF 20.22 SF 172.44 SF 20.88 SF 83.07 SF 211.14 SF 82.20 SF 21.09 SF 173.31 SF 21.09 SF 200.27 SF 43.35 SF 275.51 SF 41.24 SF 118.14 SF 39.84 SF 167.21 SF 126.10 SF 80.80 SF 3.09 SF 90.83 SF 69.99 SF 88.70 SF 53.30 SF 0.09 SF 12.28 SF 6.95 SF 3.03 SF 100'-6" TO (E) MAIN LEVEL 98'-9 3/4" BO (E) MAIN LEVEL 87'-8" TO (N) CONC. LOWER LEVEL 87'-8" TO (N) CONC. LOWER LEVEL 99'-0" TO (N) MAIN LEVEL100'-0" TO (E) MAIN LEVEL 97'-2 3/4" BO (N) MAIN LEVEL 98'-1 1/4" BO (E) MAIN LEVEL 98'-2 3/4" BO (E) MAIN LEVEL 99'-0" TO (N) MAIN LEVEL 100'-0" TO (E) MAIN LEVEL 97'-2 3/4" BO (N) MAIN LEVEL 98'-1 1/4" BO (E) MAIN LEVEL 100'-6" TO (E) MAIN LEVEL 98'-2 3/4" BO (E) MAIN LEVEL 98'-9 3/4" BO (E) MAIN LEVEL (EAST ENTRANCE) (EAST ENTRANCE) (GARAGE)(WEST ENTRANCE) (EAST ENTRANCE) (EAST ENTRANCE) (GARAGE) (WEST ENTRANCE) A = 87'-8" TO (N) CONC. LOWER LEVEL B = 100'-6" TO (E) MAIN LEVEL (EAST ENTRANCE) / 98'-9 3/4" BO (E) MAIN LEVEL (EAST ENTRANCE) C = 99'-0" TO (N) MAIN LEVEL / 97'-2 3/4" BO (N) MAIN LEVEL D = 98'-2 3/4" BO (E) MAIN LEVEL (WEST ENTRANCE) E = 98'-1 1/4" BO (E) MAIN LEVEL (GARAGE/PATIO) F = 100'-0" TO (E) MAIN LEVEL NOTE: STRUCTURAL CEILING HEIGHT VARIES. E D C B A F 1 2 3 4 56 789 10 1112 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SUBGRADE CALCULATIONS 1 2 3 4 5 6 7 9 8 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 TOTAL WALL AREA EXPOSED WALL AREA UNEXPOSED WALL AREA % OF EXPOSED WALL AREA (EXPOSED/TOTAL) WALL ELEVATIONS WALL AREA (SQ FT)EXPOSED WALL AREA (SQ FT) 97.29 95.44 72.52 115.75 17.33 278.12 20.02 20.22 200.27 172.44 20.88 83.07 211.14 82.20 21.09 173.31 21.09 200.27 43.35 275.60 41.24 118.14 39.84 179.49 133.05 83.83 2,816.99 11.65% 3.09 90.83 69.99 0 0 88.70 0 0 53.30 0 0 0 0 0 0 0 0 0 0 0.09 0 0 0 12.28 6.95 3.03 328.26 UNEXPOSED WALL AREA (SQ FT) 94.20 4.61 2.53 115.75 17.33 189.42 20.02 20.22 146.97 172.44 20.88 83.07 211.14 82.20 21.09 173.31 21.09 200.27 43.35 275.51 41.24 118.14 39.84 165.77 125.03 80.80 2,488.73 % OF UNEXPOSED WALL AREA (UNEXPOSED/TOTAL)88.35% SUBGRADE LEGEND BELOW GRADE ABOVE GRADE GRADE ABOVE STRUCTURAL CEILING project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED SUBGRADE CALCULATIONS G0.06 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 144 2352.96 SF LOWER LEVEL 1 2 3 4 56 789 10 1112 13 14 15 16 17 18 19 20 21 22 23 24 25 26 1418.99 SF MAIN LEVEL 375.00 SF EXEMPT GARAGE 487.53 SF PATIO 135.64 SF GARAGE 65.14 SF EXEMPT PORCH DECK ABOVE DECK ABOVE BREEZEWAY ROOF ABOVE FLOOR ABOVE 75.81 SF PORCH 955.50 SF UPPER LEVEL 112.06 SF DECK 102.69 SF DECK 684.20 SF ADU LEVEL ROOF ABOVE FLOOR AREA CALCULATIONS TOTAL ALLOWABLE FLOOR AREA = 3,042 SF DECK EXEMPTION = 381.30 SF GARAGE EXEMPTION = 375 SF LOWER LEVEL = 274.12 SF (FLOOR AREA * EXPOSED WALL % (2,352.96 * 0.1165)) MAIN LEVEL = 1,418.99 SF GARAGE = 135.64 SF (515 SF (375 SF EXEMPT)) UPPER LEVEL = 1,639.70 SF (FLOOR AREA + ADU FLOOR AREA (955.50 SF + 684.20 SF)) TOTAL DECK = 392.45 SF ((112.06 SF + 102.69 SF + 483.29 SF + 75.81 SF) -381.30 SF) TOTAL = 3,860.90 SF (274.12 SF + 1,418.99 SF + 135.64 SF + 1,639.70 SF + 392.45 SF) FLOOR AREA LEGEND FLOOR AREA DECK EXEMPT FLOOR AREA project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED FLOOR AREA CALCULATIONS G0.07 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/8" = 1'-0" 1 LOWER LEVEL SCALE: 1/8" = 1'-0" 2 MAIN LEVEL SCALE: 1/8" = 1'-0" 3 UPPER LEVEL NOTE: SEE G0.06 FOR SUBGRADE CALCULATIONS 145 DECK ABOVE DECK ABOVE BREEZEWAY ROOF ABOVE FLOOR ABOVE 739.33 SF NON-HISTORIC 679.67 SF HISTORIC ROOF ABOVE 507.47 SF NON-HISTORIC 448.03 SF HISTORIC FLOOR AREA LEGEND HISTORIC FLOOR AREA NON-HISTORIC FLOOR AREA FLOOR AREA CALCULATIONS MAIN LEVEL = 1,419 SF (679.67 SF (HISTORIC) + 739.33 SF (NON-HISTORIC)) UPPER LEVEL = 955.50 SF (448.03 SF (HISTORIC) + 507.47 SF (NON-HISTORIC)) TOTAL = 2,374.50 SF (1,127.70 SF (HISTORIC) + 1,246.80 SF (NON-HISTORIC))project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611COMPARISON OF HISTORIC TO NON-HISTORIC FLOOR AREA ABOVE GRADE G0.08 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK SCALE: 1/8" = 1'-0" 1 MAIN LEVEL SCALE: 1/8" = 1'-0" 2 UPPER LEVEL no.: date: description: 146 Lot A 5,706 sq ft ± 0.131 Acres ± Lot B 6,001 sq ft ± 0.138 Acres ± MARTIN CONDO ASSOC COMMON AREA ASPEN CO 81611 Parcel No. 273512127800 E A ALTEMUS PARTNERSHIP LLLP PO BOX 5000 ASPEN CO 81612 Parcel No. 273512108003North Third Street65.0' R-O-WLake Avenue75.0' R-O-WSALTER/LUBAR LOT LINE ADJUSTMENT Plat Book 88, Page 67 Unit B MARTIN CONDOMINIUMS Plat Book 22, Page 51 Unit A MARTIN CONDOMINIUMS Plat Book 22, Page 51 T1 T2 Gas ac ac ac ac T4 T3 T5 T7 T8 T6 T9 T10 T11 T12 T14 T15 T16 T20 T21 T22 T23 T24 T25 T26T27T28T29T30T31T32T33T34T35T36 FF=7884.88' FF=7884.21' FF Garage 7884.24' Ridge El=7904.86'Ridge El=7907.69'Covered StoneSteps ww ww ww ww Electrical Transformer Electric Meter 5/8" Rebar & Red Plastic Cap LS No. 25947 5/8" Rebar & Red Plastic Cap LS No. 25947 Site Benchmark Elev.=7883.90' 5/8" Rebar & Red Plastic Cap LS No. 25947 5/8" Rebar 5/8" Rebar & Yellow Plastic Cap LS No. 9184 5/8" Rebar & Yellow Plastic Cap LS No. 9184 Edge of Asphalt Light Pole Storm Grate Mail Box Stone Stone Stone Stone Stone Stone 2 Story Frame House Posted Address: 638 N. 3rd St. 2 Story Frame House w/ Basement Address: 335 Lake Ave. Concrete Driveway Top Back Curb Edge of Asphalt Flow Line Curb Electric Box CoveredDeckCovered Stone Planter Planter Planter Stone Retaining Walls Upper Level Deck Upper Level Deck FenceAdjoining House Fence Storm Inlet Rim El.=7874.2' Storm Inlet 10.21' 11.45' T13 T17 T19 T18 LEGEND Found Monument Electric Meter Telephone Pedestal Cable Pedestal Electrical Transformer Window Well Sewer Clean-out Storm Inlet Light Pole Fir Tree Aspen Tree Deciduous Tree ww PROPERTY DESCRIPTION LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION RECORDED AT PLAT BOOK 80, PAGE 97. CITY OF ASPEN COUNTY OF PITKIN STATE OF COLORADO EXISTING CONDITIONS SURVEY LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION COUNTY OF PITKIN, STATE OF COLORADO U.S. SURVEY FEET USED NOTES 1.) DATE OF THE FIELD SURVEY WAS MAY 30, 2023. 2.) THIS PROPERTY IS SUBJECT TO EASEMENTS, RIGHTS OF WAY AND/ OR REQUIREMENTS AS NOTED OR SHOWN IN THE RECORDS OF THE PITKIN COUNTY CLERK & RECORDER. 3.) ELEVATIONS ARE BASED UPON CITY OF ASPEN BENCHMARK GPS 9 (NAVD 88). 4.) NO TITLE COMMITMENT WAS PROVIDED FOR THIS SURVEY. 5.) CONTOUR INTERVAL IS ONE FOOT. 6.) THIS SURVEY IS BASED ON DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION RECORDED AT PLAT BOOK 80, PAGE 97. SURVEYOR'S CERTIFICATE I, SCOTT R. BLACKARD, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO, AND THAT THIS SURVEY IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. __________________________________ SCOTT R. BLACKARD P.L.S. 38342 email: sblackard11@gmail.com EXISTING CONDITIONS SURVEY LOT A & B DAGGS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION COUNTY OF PITKIN, STATE OF COLORADO TREE TABLE 147 C1Cover SheetPROPERTY DESCRIPTIONLOCATION:335 LAKE AVENUEOWNER:STEVEN L BLACKPARCEL NUMBER:273512135001AREA:5,706 SQUARE FEETLEGAL DESCRIPTION:SUBDIVISION: DAGGS HISTORICLANDMARK LOT SPLIT Lot: AZONING:MEDIUM DENSITY RESIDENTIAL (R-6)WEST END RESIDENCE335 LAKE AVENUE | ASPEN, COCHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:2023-52NOT FORROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE, CO 81623 RFENG.BIZ | (970) 340-4130AWAJAKWEST END RESIDENCE 335 LAKE AVENUE ASPEN, COOf 41 HPC SUBMITTAL 01.16.24 JAKHPC SUBMITTAL148 4"CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:2023-52NOT FORROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE, CO 81623 RFENG.BIZ | (970) 340-4130AWAJAKWEST END RESIDENCE 335 LAKE AVENUE ASPEN, COOf 41 HPC SUBMITTAL 01.16.24 JAK C2Site Layout149 42" FENCE72" FENCE+82.14+84.11+84.10FFE +83.21+84.67 +83.14+83.19FFE +84.21 +84.19 +84.11FFE +84.88 +84.8 +75.33+75.39 FFE +84.24 +83.32+83.63+83.34+83.60+82.2582.19+82.25+TW +78 83 84 80 83+82.71+82.85+82.8583.11+83.14+83.19++83.32+84.00 +82.65 +75.52 +81.94 +81.34 +80.77 +80.19 +79.61 +79.03 +78.44 +77.86 +77.28 +76.69 +76.11 CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:2023-52NOT FORROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE, CO 81623 RFENG.BIZ | (970) 340-4130AWAJAKWEST END RESIDENCE 335 LAKE AVENUE ASPEN, COOf 41 HPC SUBMITTAL 01.16.24 JAK C3Utilities Plan150 2.0%1.0%3.0%42" FENCE72" FENCE+82.14+84.11+84.10FFE +83.21+84.67 +83.14+83.19FFE +84.21 +84.19 +84.11FFE +84.88 +84.8 +75.33+75.39 FFE +84.24 +83.32+83.63+83.34+83.60+82.2582.19+82.25+TW +784.4%1.0% 1.3%3.0%83 84 805.7%2.3%1.5%832.0%2.2%2.2%+82.71+82.85+82.8583.11+83.14+83.19+3.6%+83.25+83.28TW +84.10BW +83.65TW +84.10BW +83.74TW +84.10BW +83.60TW +84.10BW +83.77TW+84.10BW+83.60+83.74+83.77TW +84.10BW +83.77TW+84.10BW+83.60+83.11TW +84.10BW +83.77+83.72+84.22+84.22+84.22+83.953.5%+83.874.3%TW +84.10BW +83.60TW +83.21BW +83.21TW +83.21BW +83.00+82.623.5%+82.26+82.14+82.263.0%TW +83.21BW +82.71+83.32+84.00 TW +83.21BW +82.71+83.691.9%+82.65 +75.52 +81.943.0%3.6%+81.34 +80.77 +80.19 +79.61 +79.03 +78.44 +77.86 +77.28 +76.69 +76.11 CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:2023-52NOT FORROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE, CO 81623 RFENG.BIZ | (970) 340-4130AWAJAKWEST END RESIDENCE 335 LAKE AVENUE ASPEN, COOf 41 HPC SUBMITTAL 01.16.24 JAK C4Conceptual Grading& Drainage Plan151 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgC ISSUE DATE: SHEET NUMBER REVIEWED: PROJECT NUMBER: DRAWN: 1 REVISIONS 7302 2 3 4 5 6 7 A B C D E ASPEN, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C. F 8 9 1 2 3 4 5 6 7 8 9 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgEP, XL MA 01/12/2024 DESIGN WORKSHOP Landscape Architecture · Land Planning Urban Design · Tourism Planning Aspen · Austin · Chicago · Denver · Houston Lake Tahoe · Los Angeles · Raleigh W W W . D E S I G N W O R K S H O P . C O M FOR REVIEW ONLY- NOT FOR CONSTRUCTION LX-01 22860 Two Rivers Road #1 Basalt, CO 81621 (970) 925-8354 335 337 LAKE AVENUEMATERIALS PLAN NORTH 0 ORIGINAL SCALE: 5'10'20' 1"=10' LEGEND VEHICULAR PAVING CONCRETE PAVER TYPE 1 - MORTAR SET CONCRETE PAVER TYPE 2 - SAND SET CONCRETE STEP DRY STACK STONE WALL MATERIAL WOOD FENCE VEHICULAR PAVING CONCRETE PAVER TYPE 2, TYP. CONCRETE PAVER TYPE 1, TYP. CONCRETE STEP, TYP. IMPROVED DRY STACK STONE WALL WOOD FENCE EXISTING WOOD FENCE TO BE REPLACED PA PA PA PA PA PA PA PA PA PA PA PA PA HPC SUBMISSION PA EXISTING HISTORIC WOODEN STEPS AND LANDING TO REMAIN HANDRAIL, TYP. HANDRAIL 152 LEGEND TURF (HATCH) PROPOSED DECIDUOUS SHRUB PERENNIALS MIX (HATCH) PROPOSED DECIDUOUS TREE PROPOSED ORNAMENTAL DECIDUOUS TREE Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgC ISSUE DATE: SHEET NUMBER REVIEWED: PROJECT NUMBER: DRAWN: 1 REVISIONS 7302 2 3 4 5 6 7 A B C D E ASPEN, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C. F 8 9 1 2 3 4 5 6 7 8 9 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgEP, XL MA 01/12/2024 DESIGN WORKSHOP Landscape Architecture · Land Planning Urban Design · Tourism Planning Aspen · Austin · Chicago · Denver · Houston Lake Tahoe · Los Angeles · Raleigh W W W . D E S I G N W O R K S H O P . C O M FOR REVIEW ONLY- NOT FOR CONSTRUCTION LX-02 22860 Two Rivers Road #1 Basalt, CO 81621 (970) 925-8354 335 337 LAKE AVENUELANDSCAPE PLAN NORTH 0 ORIGINAL SCALE: 5'10'20' 1"=10' PLANT CS-5 PTE-4 1,684 sf Eco-Lawn FescueFEFescue x 'Eco-lawn' Common YarrowAM-1 Achillea millefolium 62 Isanti DogwoodCS-5 Cornus sericea TURF PERENNIALS DECIDUOUS & EVERGREEN SHRUBS DECIDUOUS TREES Thornless Cockspur HawthornCrataegus crus-galli inermis1 5" CalCC-5 SIZEQTY.COMMON NAMEBOTANICAL NAMEABBR. PRELIMINARY PLANT LIST Cont. B&B TYPE Swedish AspenPopulus tremula 'Erecta'13 4" CalPTE-4 B&B 5 Gal 119 ThimbleberryRP-5 Rubus parviflorus Cont.5 Gal 64 Birchleaf SpireaSB-5 Spiraea betulifolia Cont.5 Gal 5 Common Purple LilacSV-5 Syringa vulgaris Cont.5 Gal 1 Gal Variegated Bishop's WeedAP-4 Aegopodium podagraria 'Variegated'4 Gal PowWow® White ConeflowerEP-1 Echinacea purpurea 1 Gal Plantain LilyHF-1 Hosta fortunei 1 Gal CatmintNF1Nepeta x faassenii 1 Gal PERENNIAL MIX CS-5 CS-5CS-5 SB-5 SB-5 SV-5 RP-5 PERENNIAL MIX, TYP. FE, TYP. EXISTING ASPEN TREE TO REMAIN. EXISTING TREE TO REMAIN EXISTING COTTONWOOD TREE TO REMAIN. HPC SUBMISSION 153 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgC ISSUE DATE: SHEET NUMBER REVIEWED: PROJECT NUMBER: DRAWN: 1 REVISIONS 7302 2 3 4 5 6 7 A B C D E ASPEN, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C. F 8 9 1 2 3 4 5 6 7 8 9 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgEP, XL MA 01/12/2024 DESIGN WORKSHOP Landscape Architecture · Land Planning Urban Design · Tourism Planning Aspen · Austin · Chicago · Denver · Houston Lake Tahoe · Los Angeles · Raleigh W W W . D E S I G N W O R K S H O P . C O M FOR REVIEW ONLY- NOT FOR CONSTRUCTION LX-03 22860 Two Rivers Road #1 Basalt, CO 81621 (970) 925-8354 335 337 LAKE AVENUEMATERIAL PALETTE MATERIALS GRANITE COBBLE: -VEHICULAR PAVING CONCRETE PAVER: -CONCRETE PAVER TYPE 1 AND 2 -CONCRETE STEPS WOOD FENCEDRY STACK STONE WALL HPC SUBMISSION HANDRAIL 154 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgC ISSUE DATE: SHEET NUMBER REVIEWED: PROJECT NUMBER: DRAWN: 1 REVISIONS 7302 2 3 4 5 6 7 A B C D E ASPEN, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C. F 8 9 1 2 3 4 5 6 7 8 9 Jan 11, 2024 - 3:58pmF:\PROJECTS_A-L\7302-335 337 Lake Avenue\D-CAD\02. Sheets\DW-7302-HPC Submission.dwgEP, XL MA 01/12/2024 DESIGN WORKSHOP Landscape Architecture · Land Planning Urban Design · Tourism Planning Aspen · Austin · Chicago · Denver · Houston Lake Tahoe · Los Angeles · Raleigh W W W . D E S I G N W O R K S H O P . C O M FOR REVIEW ONLY- NOT FOR CONSTRUCTION LX-04 22860 Two Rivers Road #1 Basalt, CO 81621 (970) 925-8354 335 337 LAKE AVENUEPLANTING PALETTE TREES Crataegus crus-galli inermis SHRUBS PERENNIALS Thornless Cockspur Hawthorn Populus p. tremula 'Erecta' Swedish Aspen Cornus sericea Isanti Dogwood Rubus parviflorus Thimbleberry Spiraea betulifolia Birchleaf Spirea Syringa vulgaris Common Purple Lilac Achillea millefolium Common Yarrow Aegopodium podagraria 'Variegatum' Variegated Bishop's Weed Aquilegia coerulea Rocky Mountain Columbine Echinacea purpurea PowWow® White Coneflower Hosta fortunei Plantain Lily Nepeta x faassenii Catmint HPC SUBMISSION 155 SHEET NUMBER SHEET TITLE A000 COVER SHEET NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 335 LAKE AVENUE Aspen, Colorado AS-BUILT - 5/5/2023 335 LAKE AVENUE Aspen, Colorado PROJECT SITE VICINTY PLAN PROJECT INFO 335 Lake Ave Aspen Colorado 81611 JURISDICTION: City of Aspen PARCEL ID: 273-512-135-001 LEGAL DESC: SUBDIVISION: DAGGS HISTORIC LANDMARK LOT SPLIT LOT: A 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) 2015 INTERNATIONAL ENERGY CONSERVATION CODE (IECC) Zoning: R-6 District Climate Zone: 7 Height Limit: 25' ARCHITECTURAL PLANS ELEVATIONS SECTIONS A201 A202 A203 A301 A302 A303 A304 LOWER LEVEL PLAN MAIN LEVEL PLAN UPPER LEVEL PLAN ELEVATION ELEVATION ELEVATION ELEVATION A100 AFAR AFAR SITE PLAN SUB-GRADE CALCS. FAR CALCS. COVER & INTRO A000 COVER SHEET 156 SHEET NUMBER SHEET TITLE AFAR SUB-GRADE CALCS. NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 75.6 sq ft 2.0 sq ft 105.7 sq ft 11.4 sq ft 13.3 sq ft 14.2 sq ft 169.1 sq ft 22.3 sq ft 81.3 sq ft 12.0 sq ft 75.1 sq ft 11.3 sq ft 1.0 sq ft 119.2 sq ft 0.1 sq ft 61.1 sq ft 180.1 sq ft 147.4 sq ft 83.7 sq ft 8'-03/4"7'-103/4"6'-11"10'-91/4"1'-13/4" 27'-61/2"1'-23/4" 19'-21/4"1'-31/4" 15'-21/4"2'7'-31/2"12'13'-6"88'-0" T.O. CONC - BASEMENT FLOOR 100'-0" T.O. MAIN LEVEL 1 86'-6" T.O. CONC - THEATRE FLOOR 2 3 4 5 6 7 8 9 10 11 12 98'-10 3/8" B.O. MAIN LEVEL FLOOR 93'-7 7/8" B.O. GARAGE FLOOR 210.8 sq ft 80.4 sq ft 15.1 sq ft 170.4 sq ft 15.1 sq ft 205.7 sq ft 34.5 sq ft 277.7 sq ft 35.4 sq ft 104.3 sq ft 2.8 sq ft 1.0 sq ft 18.6 sq ft 4.2 sq ft 15.4 sq ft 18'-103/4"7'-21/2"1'-41/4" 15'-31/4"1'-41/4" 19'-21/4"3'-31/4"27'-31/4"3'-73/4"11'-01/4" 13 14 15 16 17 18 19 20 21 22 32.2 sq ft 137.5 sq ft 93.2 sq ft 62.4 sq ft 5.8 sq ft 30.3 sq ft 22.0 sq ft 12.0 sq ft 3'-6"15'-51/4"10'-71/4"6'-101/4" 23 24 25 2612'13'-6"88'-0" T.O. CONC - BASEMENT FLOOR 100'-0" T.O. MAIN LEVEL 86'-6" T.O. CONC - THEATRE FLOOR 98'-10 3/8" B.O. MAIN LEVEL FLOOR 93'-7 7/8" B.O. GARAGE FLOOR 12'13'-6"88'-0" T.O. CONC - BASEMENT FLOOR 100'-0" T.O. MAIN LEVEL 86'-6" T.O. CONC - THEATRE FLOOR 98'-10 3/8" B.O. MAIN LEVEL FLOOR 93'-7 7/8" B.O. GARAGE FLOOR WALL ELEVATIONS WALL AREA (SQ FT)EXPOSED WALL AREA (SQ FT)UNEXPOSED WALL AREA (SQ FT) 1 87.6 12 75.60 2 85.7 83.7 2.00 3 75.1 75.1 0.00 4 117 11.3 105.70 5 12.4 1 11.40 6 299.3 119.2 180.10 7 13.4 0.1 13.30 8 208.5 61.1 147.40 9 14.2 0 14.20 10 169.1 0 169.10 11 22.3 0 22.30 12 81.3 0 81.30 13 210.8 0 210.80 14 80.4 0 80.40 15 15.1 0 15.10 16 170.4 0 170.40 17 15.1 0 15.10 18 208.5 2.8 205.70 19 35.5 1 34.50 20 296.3 18.6 277.70 21 39.6 4.2 35.40 22 119.7 15.4 104.30 23 38 5.8 32.20 24 167.8 30.3 137.50 25 115.2 22 93.20 26 74.4 12 62.40 TOTAL WALL AREA 2,772.70 EXPOSED WALL AREA 475.6 % OF EXPOSED WALL (EXPOSED/TOTAL)17.15% UNEXPOSED WALL AREA 2,297.10 % OF UNEXPOSED WALL (UNEXPOSED/TOTAL)82.85% 157 SHEET NUMBER SHEET TITLE AFAR FAR CALCS . NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 LOWER LEVEL2,352.3 sq ft 1 2 3 4 5 6 7891011121314 151617181912 3456 8 10 12 14 16 18 20 22 24 25232179171913111526 UP GARAGE FLOOR AREA KEY DECKS FLOOR AREA EXEMPT GARAGE375.0 sq ft 65.6 sq ft PATIO BEYOND 4' COUNTS467.1 sq ft135.6 sq ft 1 2 3 4 567 123456789101112131415MAIN LEVEL1,413.9 sq ft DECK ABOVE DECK ABOVE UP DNUP UPPER LEVEL1,028.5 sq ft ADU LEVEL684.2 sq ft DECK174.2 sq ft DECK108.1 sq ft DN N SCALE: 1/8" = 1'-0"1Lower Level 0 4'8'16' SCALE: 1/8" = 1'-0"2Main Level 0 4'8'16' SCALE: 1/8" = 1'-0"3Upper Level 0 4'8'16' FAR CALCULATIONS LOWER LEVEL = 404.6 SF, (Floor Area * Exposed Wall% (2,352.3 * 0.172)) MAIN LEVEL = 1,413.9 SF GARAGE = 135.6 SF, (510.6 SF (375 SF EXEMPT)) UPPER LEVEL =1,712.7SF, (Floor Area + ADU Floor Area (1,028.5+684.2)) TOTAL DECK =368.1 SF, ((108.1 + 174.2+467.1)-381.3) TOTAL = 4,034.9 SF, (404.6+1,413.9+135.6+1,712.7+368.1) Total Allowable FAR = 3,042 SF Deck Exemption = 381.3 SF Garage Exemption = 375 SF 158 SHEET NUMBER SHEET TITLE A201 LOWER LEVEL PLAN NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 1 2 3 4 5 6 7891011121314 15161718195.5 5.5 5 5 4.5 4.5 4 4 1 1 II F H C BB H E A 2 2 D B 3 3 6 6 7 7 8 8 G 7'-117/8"5' 22'-21/2"5'-31/2"8'-81/2"3'-6"5'-1"14'-7" 4'-111/2" 9'-103/4"7'-93/4"13'-1"9'-101/4"3'-11/4"14'-101/2"19'-03/8"9'-111/4" 9'-3" 11'-7" 5'-41/2"3'-5"3'-111/2" 7'-13/4"3'-10"13'-2"3'-101/2"15'-01/2" 10'-1" 14'-2"17'-91/2"21'-93/4"22'-1"5'-1"12'-21/2"100'-03/4"32'-5"2'1'-2"17'-103/4"1'-2"2'-01/4"4'-9"5'-5"3'-91/8"8'-5"7'-103/4"11'-111/4"4'-2"16'-11/4"12'-41/4"27'-111/4"19'-21/4"1'-25/8" 14'-25/8"1'-2"6'-101/2"1' 100'-03/4"24'-3"16'-1"8"10'-81/8"91/8" 47'-43/4"1'-2"14'-21/4"1'-2"6'-107/8"1'-05/8"4'-43/4"3'-11"18'-53/4"15'-13/4"3'-11/4" 2'-113/4"7'-7"11'-3"8"6'-61/4"8"4'-71/4"3'-71/2"8"10'-91/4"8"7'-7"9'-111/2"10'8"8'-71/4"10'-7"8"15'-21/4"8"7'-31/2"8" ENTERTAINMENT ELEV BATH LIGHTWELL BEDROOM 2 LIGHTWELL BEDROOM 3 MECHANICAL HALL LIGHTWELL BEDROOM 4 BATH LIGHTWELL BATH MEDIA ROOM MECHDESK PWD UP 2 A302 1 A301 4 A304 3 A303 N SCALE: 1/4" = 1'-0"1Lower Level Plan 0 2'4'8' CONC. FOUNDATION WALLS ARE ESTIMATED BASED ON AVAILABLE INFORMATION 159 SHEET NUMBER SHEET TITLE A202 MAIN LEVEL PLAN NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 1 2 3 4 567 1234567891011121314155.5 5.5 5 5 4.5 4.5 4 4 1 1 II F H C BB H E A 2 2 D B 3 3 6 6 7 7 8 8 G 7'-61/4"4'-31/4"4'-31/2"2'-7"2'-5"2'-41/2"4'-83/4" 12'-6"15'-8"10' 6'-51/2"3'-11"6'-827/32"12'-411/32"5'-63/4" 55'-41/2"14'-23/4"12'-33/4"5'10'-11/4"3'-11"10'-91/4"8'8' 9'-5"14'-31/2"4'-111/2"9' 10'-11" 4'-13/4"4'-61/2"16'-11/4"12'-41/4"27'-111/4"19'-21/4"51/2"3'-5"3'-81/2"4'-6"4'-23/4"5'-101/2"6'-03/4"4'-2"31'-111/2"14'-3"1'-111/2"39'-31/2" 1'-83/4"15'-5"3'-4"3'-31/2"4'-51/4"19'-21/4"3'-4"6'-21/4"2'-10"34'-4"8'-10"63/4"13'-53/4"9'-4"13'-31/4" 23'-33/4"20'-75/8"2'-11/4"10'-8"19'-21/2"18'-8"32'-5"26'-31/2"2'5'-15/8"9'-111/2"5'-15/8"2'-01/4"8'-91/2"24'-3"3'-21/2" 4'-111/4"5'-4"15'-41/4"7'-111/2" 10' 71/4" 4'-21/4"51/2" 11'-41/4"7'-101/2" 71/4" 15'-51/2"51/2" 2'-11/4"3'-61/2"1'-101/4"51/2" 3'-21/4"25'-31/4"100'-03/4" 100'-03/4" 51/2" 14'-01/2"1'-71/4"51/2" 4'-21/8"2'-11"4'-41/8"51/2" 1'-101/2"2'-111/4"4'-10"2'-101/2"2'-111/2"12'51/2" 2 A302 1 A301 4 A304 3 A303 DECK ABOVE DECK ABOVE STUDY FOYER PWD LIGHTWELL MASTER BEDROOM ELEV BUILT-IN W.I.C W.I.C LIGHTWELLLIGHTWELL MASTER BATH LAUNDRY MUDROOM PATIO LIGHTWELL PATIOGARAGE ENTRY CLT CLT UP DN UP N SCALE: 1/4" = 1'-0"2Main Level Plan 0 2'4'8' 160 SHEET NUMBER SHEET TITLE A203 UPPER LEVEL PLAN NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 5.5 5.5 5 5 4.5 4.5 4 4 1 1 II F H C BB H E A 2 2 D B 3 3 6 6 7 7 8 8 G REF2 A302 1 A301 4 A304 3 A30324'-3"20'-23/4"13'-105/8"11'-4"11'-6"15'-91/2" 19'-51/4"5'-73/4"5'-21/4" 3'-8"24'-7"7'-8"3'-27/8"23'-9"6'-3"14'-01/2"5'-103/4"3'-11/2"5'-83/4" 39'-31/4" 11'-113/4"15'-51/8"25'-31/4"22'-13/4"3'-11"3'-21/2"3'-21/4"6'-3"6'-3"4'-81/4"16'-11/4"12'-31/4"3'-03/4"9'-103/4"15'-03/4"16'-33/4"5'-11"6'-01/4"4'-2"16'-11/4"12'-41/4"12'-10"15'-11/4"11'-6"28'-5"3'-8"26'-31/2"5'-71/8"6'-71/8"3'-41/2"8'-81/4"51/2"12'-15/8"51/2"4'-13/8"51/2"8'-21/2"51/2"2'-117/8"24'-111/4"3'-73/4"24'-3"100'-03/4" 56'-43/4"11'-6"32'-13/32" 100'-03/4" 51/2" 15'-73/4"51/2" 5'-73/4"5'-81/2"51/2" 2'-71/4" 51/2"1'-33/4" 3'-71/2"3'-8"1'-31/2"51/2" 14'-13/4"51/2" 51/2" 15'-73/4"51/2" 5'-81/4"5'-9"51/2" 4'-31/2"3'-8"3'-8" 1'-21/2"51/2" 14'-21/4"51/2" 2'-117/8"51/2" 5'-93/4"4'4'-3"3'-11"6'-01/2"51/2" 3'-21/4"51/2" 7'-83/4" 31/2" 5'-91/32"4'-03/4"3'-111/2"4'-01/2"6'-01/2"51/2" 3'-21/4"51/2"51/2"7'-8"3'-113/4"7'-8"51/2"PWD MINI-STOR PANTRY ELEV KITCHEN DINING DECK LIVING ROOMA.D.U LIVING / DINING A.D.U BEDROOM BATH W.I.C OVEN OPEN TO BELOW FP DN N SCALE: 1/4" = 1'-0"3Upper Level Plan 0 2'4'8' 161 SHEET NUMBER SHEET TITLE A301 ELEVATION NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 1'-1123/64"VERTICAL WOOD SIDING METAL SIDING MATERIAL LEGEND HORIZONTAL WOOD SIDING CORRUGATED METAL ASPHALT SHINGLE SCALE: 1/4" = 1'-0"1North Elevation 0 2'4'8' 162 SHEET NUMBER SHEET TITLE A302 ELEVATION NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 VERTICAL WOOD SIDING METAL SIDING MATERIAL LEGEND HORIZONTAL WOOD SIDING CORRUGATED METAL ASPHALT SHINGLE SCALE: 1/4" = 1'-0"2East Elevation 0 2'4'8' 163 SHEET NUMBER SHEET TITLE A303 ELEVATION NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 VERTICAL WOOD SIDING METAL SIDING MATERIAL LEGEND HORIZONTAL WOOD SIDING CORRUGATED METAL ASPHALT SHINGLE SCALE: 1/4" = 1'-0"3South Elevation 0 2'4'8' 164 SHEET NUMBER SHEET TITLE A304 ELEVATION NOT FOR CONSTRUCTION SD DD PERMIT CD REV 1 REV 2 1001 Grand Ave #103 Glenwood Springs CO 81601 © These documents have been specifically prepared for 335 Lake Ave. They are not suitable for use on other projects or in other locations without the approval and participation of the architect. Reproduction prohibited without approval of the architect. 2022 335 LAKE AVENUE 335 Lake Ave Aspen Colorado 81611 VERTICAL WOOD SIDING METAL SIDING MATERIAL LEGEND HORIZONTAL WOOD SIDING CORRUGATED METAL ASPHALT SHINGLE SCALE: 1/4" = 1'-0"4West Elevation 0 2'4'8' 165 1 4 4.5 5 6 8 A B E F H J 3.5 SIDE SETBACK SIDE SETBACK REAR SETBACK FRONT SETBACK PROPERTY LINE 10'-0"5'-0"5'-0"335 LAKE AVENUE HISTORIC LANDMARK LAKE AVE.3RD STREETLOT SPLIT LOT A LOT SIZE: 5,706 SF ZONE DISTRICT R-6 (N) GABLE ROOF WITH CEDAR SHINGLES TO MATCH HISTORICAL CHARACTER. (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. 1 4 4.5 5 6 8 A B E F H J 3.5 SIDE SETBACK SIDE SETBACK REAR SETBACK FRONT SETBACK 5'-0"5'-0"5'-0"10'-0" 335 LAKE AVENUE HISTORIC LANDMARK LOT SPLIT LOT A LOT SIZE: 5,706 SF ZONE DISTRICT R-6 LAKE AVE.3RD STREET(E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN (E) BARREL ROOF TO BE REPLACED WITH (N) GABLE ROOF. ROOFING MATERIAL TO BE CEDAR SHINGLES TO MATCH HISTORICAL CHARACTER. (E) CEDAR SHINGLES, TO BE REPLACED WITH (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN BREEZEWAY ROOF TO BE REPLACED WITH METAL PLATE (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN SITE PLAN DEMO LEGEND ROOF STRUCTURE TO BE REPLACED SKYLIGHT INFILL ROOFING MATERIAL TO BE REPLACED. ROOF STRUCTURE TO REMAIN project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611SITE PLAN A1.00 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/8" = 1'-0" 2 PROPOSED SITE PLAN SCALE: 1/8" = 1'-0" 1 EXISTING/ DEMO SITE PLAN 166 UP DN EXISTING / DEMO LEGEND EXISTING CONSTRUCTION TO REMAIN EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING FLOOR TO BE DEMOLISHED 1 2 3 4 4.5 5 6 7 8 A B C DD E F G HH J 3.5 A3.01 1 A3.02 1 A3.03 1 A3.03 2 A3.04 2 A3.04 1 100'-0 3/4" 7'-11 1/2"16'-6 1/4"19'-2 1/4"27'-11 1/4"12'-4 1/4"16'-1 1/4"10'-10 1/4"7'-10 3/4"11'-11 1/4"4'-2"34'-10 1/4"2'-0"20'-2 3/4"2'-0 1/4"24'-3"7'-11 1/2"16'-6 1/4"6'-4 1/2"8'-6"4'-3 3/4"5'-11 5/8"18'-7"3'-7 7/8"11'-0 1/2"15'-8 1/4" LIGHTWELL LIGHTWELL LIGHTWELL LIGHTWELL FFE 88'-0"FFE 86'-6" 1'-0 1/2"5'-0"1'-1 1/2" 1'-6 1/4"5'-0" 6 3/4"4 3/4" 5'-0"9 1/4" 8 3/4"5'-10"3"1'-10 1/2"3'-3"1'-9 1/2"ENTERTAINMENT BATH BEDROOM 2BEDROOM 3BATHBEDROOM 4BATHMEDIA ROOM MECHANICAL ROOM POWDER ROOM ELEVATOR project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO LOWER LEVEL FLOOR PLAN A2.01 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 DEMOLITION PLAN - LOWER LEVEL 167 UP DN UP 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.01 1 A3.02 1 A3.03 1 A3.03 2 A3.04 2 A3.04 1 7'-6 1/2"8'-9 1/4"11'-11 1/4"4'-2"32'-5"7'-11 1/2"16'-6 1/4"7'-8"11'-6 1/4"27'-11 1/4"12'-4 1/4"8'-7"7'-6 1/4" 32'-1 3/4"11'-6 1/4"56'-4 3/4"2'-0"20'-2 3/4"2'-0 1/4"24'-3"100'-0 3/4" 7'-11 1/2"16'-6 1/4"19'-2 1/4"27'-11 1/4"12'-4 1/4"16'-1 1/4" 9'-7 1/2"18'-3 3/4" 1'-8 1/2"8'-4"2'-5"2'-6 1/4"3'-4 1/4" 3'-0 1/2"5'-5 3/4"2'-11 1/4"3'-1"3'-6 3/4"(E) FLOOR TO BE REMOVED3'-6 3/4"6'-10"1'-5"11"6'-6"6 1/2" (E) PAVERS TO BE REMOVED (E) RAILING TO BE REPLACED, TYP. (E) HISTORICAL WINDOWS TO REMAIN, TO BE PAINTED, TYP.11'-0 3/4"FFE 100'-0" (E) BREEZEWAY ROOF ABOVE (E) FLOOR ABOVE (E) ROOF ABOVE (E) DECK ABOVE STUDY ENTRY PRIMARY BEDROOM CLOSETBUILT-IN CL. W.I.C. W.I.C. PRIMARY BATH CLOSET LAUNDRY MUDROOM ELEVATOR POWDER ROOM GARAGE EXISTING / DEMO LEGEND EXISTING CONSTRUCTION TO REMAIN EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING FLOOR TO BE DEMOLISHED project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO MAIN LEVEL FLOOR PLAN A2.02 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 DEMOLITION PLAN - MAIN FLOOR 168 DN 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.01 1 A3.02 1 A3.03 1 A3.03 2 A3.04 2 A3.04 1 3'-6 1/2"25'-1 3/4"3'-5 1/2"11'-6 1/4"14'-11"13'-0 1/4"12'-4 1/4"16'-1 1/4" 32'-1 3/4"11'-6 1/4"56'-4 3/4"24'-3"100'-0 3/4" 3'-6 1/2"24'-9 3/8"3'-10"11'-6 1/8"14'-11"13'-0 1/4"12'-4 1/4"16'-1 1/4"32'-5"OPEN TO BELOW 7 3/8" 1'-7 3/8" 10'-10"2'-2 1/2" 9'-3 3/4"4 1/2" 4'-2 1/2"16'-6 1/4"4'-5"7'-2 1/4"15'-7 3/4"4'-3 3/4"1'-2 3/4"2'-2"1'-5"2'-8 3/4"9'-10" 2'-8 1/2" 9'-3 3/4" DECK DECK FP(E) DECK AND GUARDRAIL, TO BE REMOVED (E) DECK AND GUARDRAIL, TO BE REMOVED (E) FLOOR TO BE REMOVED FFE 110'-0" FFE 109'-0" A3.05 1 A3.05 2 (E) BREEZEWAY TO BE REMOVED (E) ROOF ABOVE POWDER ROOM MINI-STORAGE KITCHENDINING LIVING ROOM ADU LIVING/ DINING ADU BEDROOM BATH BATH W.I.C EXISTING / DEMO LEGEND EXISTING CONSTRUCTION TO REMAIN EXISTING CONSTRUCTION TO BE DEMOLISHED EXISTING FLOOR TO BE DEMOLISHED project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO UPPER LEVEL FLOOR PLAN A2.03 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 DEMOLITION PLAN - UPPER LEVEL 169 1 2 3 4 4.5 5 6 7 8 A B CC D E F G HH J 3.5 A3.01 1 A3.02 1 A3.03 1 A3.03 2 A3.04 2 A3.04 1 (E) SKYLIGHT TO BE REMOVED(E) BARREL ROOF TO BE REMOVED (E) CHIMNEY TO BE REMOVED (E) CEDAR SHINGLE, TO BE REPLACED WITH (N) CEDAR SHINGLE, TO MATCH HISTORIC CHARACTER, TYP. –ROOF STRUCTURE TO REMAIN (E) BREEZEWAY TO BE REMOVED (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN A3.05 1 A3.05 2 EXISTING / DEMO LEGEND ROOF STRUCTURE TO BE REPLACED ROOFING MATERIAL TO BE REPLACED. ROOF STRUCTURE TO REMAIN project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO ROOF PLAN A2.04 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 DEMOLION ROOF PLAN 170 A3.08 1 A3.07 1 A3.08 2 A3.06 2 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.09 2 A3.09 1 (N) CONC. FOUNDATION WALL, TYP. (N) CONC. SLAB 100'-0 3/4" 7'-11 1/2"16'-6 1/4"19'-2 1/4"27'-11 1/4"12'-4 1/4"8'-7"7'-6 1/4"2'-0"20'-2 3/4"2'-0 1/4"24'-3"1'-9 1/4"5'-9 1/4"8'-9 1/4"11'-11 1/4"4'-2"32'-5"7'-11 1/2"16'-6 1/4"19'-2 1/4"27'-11 1/4"12'-4 1/4"16'-1 1/4" 016 CRAWL SPACE FLOOR PLAN LEGEND EXISTING (E) CONSTRUCTION TO REMAIN NEW (N) CONSTRUCTION NOT IN SCOPE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED CRAWLSPACE PLAN A2.05 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED FLOOR PLAN - CRAWLSPACE FLOOR PLAN NOTES 1 REFER TO ELEVATIONS FOR AREAS OF EXISTING AND PROPOSED EXTERIOR SIDING. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 3 ADU MEETS THE DESIGN STANDARDS IN SEC. 26.520.050. 4 MEP EQUIPMENT AND DUCTWORK TO BE LOCATED AT CRAWLSPACE, LAYOUT TO BE PROVIDED DURING BUILDING PERMIT REVIEW. 171 A3.08 1 A3.07 1 A3.08 2 A3.06 2 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.09 2 MASSAGE/ SITTING ROOM 002 GUEST SUITE 3 013 GUEST SUITE 3 BATH 014 MECHANICAL ROOM 015 GUEST SUITE 2 BATH 012 GUEST SUITE 2 011 LOUNGE 001 LAUNDRY 008 GUEST SUITE 1 006 GUEST SUITE 1 BATH 007SAUNA 004 MECH. ROOM 003 7'-11 1/2"16'-6 1/4"6'-4 1/2"8'-6"10'-3 1/2"18'-7"14'-8 1/2"15'-8 1/4" 7'-11 1/2"16'-6 1/4"19'-2 1/4"27'-11 1/4"12'-4 1/4"16'-1 1/4"10'-10 1/4"7'-10 3/4"11'-11 1/4"4'-2"34'-10 1/4"100'-0 3/4"2'-0"20'-2 3/4"2'-0 1/4"24'-3"5'-5 1/2"3'-4 3/4"7'-8 1/4"6'-1 1/2"13'-9"6'-8 1/4"14'-0 1/2"13'-1 1/2"6'-2 1/2"5'-3 3/4"17'-0 1/2"CLEAR3'-0"4'-0 3/4"15'-1 1/4"CLEAR3'-0"9'-5 1/2"12'-7 1/4"16'-5 3/4"14'-4 1/2"7'-5 3/4"6'-11 1/2"9'-9"LIGHTWELLLIGHTWELL LIGHTWELL HALLWAY 002A HALLWAY 005 HALLWAY 010 WHWH A3.09 1 LIGHTWELL FFE 87'-11" 1'-0 1/2"5'-0"1'-1 1/2" 8 3/4"5'-10"3" 4 3/4"5'-0"9 1/4"1'-6 1/4"5'-0"6 3/4"1'-10 1/2"3'-3"1'-9 1/2"FLOOR PLAN LEGEND EXISTING (E) CONSTRUCTION TO REMAIN NEW (N) CONSTRUCTION NOT IN SCOPE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED LOWER LEVEL FLOOR PLAN A2.06 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED FLOOR PLAN - LOWER LEVEL FLOOR PLAN NOTES 1 REFER TO ELEVATIONS FOR AREAS OF EXISTING AND PROPOSED EXTERIOR SIDING. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 3 ADU MEETS THE DESIGN STANDARDS IN SEC. 26.520.050. 4 MEP EQUIPMENT AND DUCTWORK TO BE LOCATED AT CRAWLSPACE, LAYOUT TO BE PROVIDED DURING BUILDING PERMIT REVIEW. 172 UP A3.08 1 A3.07 1 A3.08 2 A3.06 2 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.09 2 ENTRY 100 STUDY 101 KITCHEN 102 DINING 103 LIBRARY 105 LIVING 104 VESTIBULE 106 MUDROOM 107 W/C 108 7'-11 1/2"16'-6 1/4"7'-8 1/8"11'-6 1/8"27'-11 1/4"12'-4 1/4"8'-7"7'-6 1/4" 32'-1 7/8"11'-6 1/8"56'-4 3/4"7'-6 1/2"8'-9 1/4"11'-11 1/4"4'-2"32'-5"7'-11 1/2"16'-6 1/4"7'-8 1/8"11'-6 1/8"27'-11 1/4"12'-4 1/4"16'-1 1/4" 100'-0 3/4"24'-3"2'-0"20'-2 3/4"2'-0 1/4"GARAGE 110 (N) FLOOR STRUCTURE DN DN (E) HISTORICAL STAIR AND LANDING TO REMAIN, TO BE PAINTED (N) STONE PAVER, SEE LANDSCAPE DRAWINGS (N) HARDSCAPE, SEE LANDSCAPE DRAWINGS, TYP. (N) STONE PAVER, SEE LANDSCAPE DRAWINGS (N) MECHANICAL EQUIPMENT (N) CONCRETE PAD, SEE LANDSCAPE DRAWINGS A3.09 1 (N) MECHANICAL EQUIPMENT SCREEN FFE 99'-0" FFE 100'-6"FFE 100'-0"10'-6 3/4"4'-10 1/4"10'-4 1/4"17'-7" 2'-0 3/4"6'-6"4'-2 1/2"3'-7"5'-11 1/2"FFE 100'-6" (E) FLOOR ABOVE (N) METAL PLATE ROOF ABOVE (E) ROOF ABOVE (N) DECK ABOVE (N) DECK ABOVE FLOOR PLAN LEGEND EXISTING (E) CONSTRUCTION TO REMAIN NEW (N) CONSTRUCTION NOT IN SCOPE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED MAIN LEVEL FLOOR PLAN A2.07 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED FLOOR PLAN - MAIN LEVEL FLOOR PLAN NOTES 1 REFER TO ELEVATIONS FOR AREAS OF EXISTING AND PROPOSED EXTERIOR SIDING. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 3 ADU MEETS THE DESIGN STANDARDS IN SEC. 26.520.050. 4 MEP EQUIPMENT AND DUCTWORK TO BE LOCATED AT CRAWLSPACE, LAYOUT TO BE PROVIDED DURING BUILDING PERMIT REVIEW. 173 DN A3.08 1 A3.07 1 A3.08 2 A3.06 2 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.09 2 HALL 200 PRIMARY SUITE 202 DRESSING 207 PRIMARY BATH 206 W/C 205 CLOSET 203 CLOSET 201 SHOWER 204 BEDROOM/ LIVING 211 CLOSET 212 BATH 213 STORAGE 214 3'-6 1/2"25'-1 3/4"3'-5 5/8"24'-3"32'-1 7/8" 3'-6 1/2"24'-9 3/8"3'-10" 14'-11"13'-0 1/4"12'-4 1/4"16'-1 1/4" 56'-4 3/4"11'-6 1/8" 11'-6 1/8"14'-11"13'-0 1/4"12'-4 1/4"16'-1 1/4" 100'-0 3/4"32'-5"OPEN TO BELOW OPEN TO BELOW (N) INFILL FLOOR, SHOWN DASHED (N) DECK (N) DECK 6'-2 1/2"2'-5 1/2"6'-6" 1'-11 1/2"6'-6"4'-6"1'-9"4'-0"ALIGN ALIGN9'-0"1'-2 3/4"2'-2" 11'-2 1/2"14'-9 1/2"4'-0 3/4"6'-6" (N) METAL MESH GUARDRAIL AT 36" ABOVE DECK LEVEL (E) DORMER ROOF ABOVE 17'-8 1/2"4'-3 1/4"3'-7 1/4"1'-9 1/4"26'-5 3/4"4'-2"(N) METAL MESH GUARDRAIL AT 36" ABOVE DECK LEVEL A3.09 1 FFE 110'-3 3/4"FFE 109'-0" (N) METAL PLATE ROOF A3.10 2 A3.10 1 ALIGN 10'-0" (E) ROOF ABOVE REF DW W/D FLOOR PLAN LEGEND EXISTING (E) CONSTRUCTION TO REMAIN NEW (N) CONSTRUCTION NOT IN SCOPE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED UPPER LEVEL FLOOR PLAN A2.08 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED FLOOR PLAN - UPPER LEVEL FLOOR PLAN NOTES 1 REFER TO ELEVATIONS FOR AREAS OF EXISTING AND PROPOSED EXTERIOR SIDING. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 3 ADU MEETS THE DESIGN STANDARDS IN SEC. 26.520.050. 4 MEP EQUIPMENT AND DUCTWORK TO BE LOCATED AT CRAWLSPACE, LAYOUT TO BE PROVIDED DURING BUILDING PERMIT REVIEW. 174 A3.08 1 A3.07 1 A3.08 2 A3.06 2 1 2 3 4 4.5 5 6 7 8 A B C D E F G HH J 3.5 A3.09 2 (N) INFILL ROOF, SHOWN DASHED (N) METAL PLATE ROOF (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. A3.09 1 (N) METAL CHIMNEY FLUE (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) KITCHEN EXHAUST (N) BOILER CA AND EXHAUST (N) KITCHEN EXHAUST A3.10 2 A3.10 1 project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED ROOF PLAN A2.09 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED ROOF PLAN 175 100' -0" (E) MAIN LEVEL 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL 88' -0" (E) LOWER LEVEL 12344.55678 3.5 109' -0" (E) UPPER LEVEL -ADU (E) SKYLIGHT, TO BE REMOVED (E) BARREL ROOF, TO BE REMOVED (E) CHIMNEY, TO BE REMOVED (E) WINDOW, TO BE REMOVED, TYP. (E) HISTORIC PORTION OF THE HOUSE TO REMAIN, PAINTED 2005 ADDITION (NON-HISTORIC) (E) BREEZEWAY ROOF, TO BE REMOVED (E) DOOR, TO BE REMOVED, TYP. (E) DECK AND GUARDRAIL, TO BE REMOVED (E) STEEL PIPE COLUMN AND CONCRETE PIER, TO BE REMOVED (E) HISTORICAL WOOD WINDOWS & DOORS TO REMAIN, TO BE PAINTED, TYP. (E) STONE VENEER, TO BE REPLACED WITH CONCRETE, TYP. (E) HISTORICAL HORIZONTAL WOOD SIDING TO REMAIN, TO BE PAINTED, TYP. (E) CEDAR SHINGLE, TO BE REPLACED WITH (N) CEDAR SHINGLE, TO MATCH HISTORIC CHARACTER, TYP. –ROOF STRUCTURE TO REMAIN (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN (E) COPPER SHINGLES, TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) VERTICAL AND HORIZONTAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) VERTICAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN (E) CEDAR SHINGLE, TO BE REPLACED WITH (N) CEDAR SHINGLE, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN (E) BEAM OUTRIGGER BRACE, TO BE REMOVED (E) WOOD TRIM, TO BE REMOVED, TYP. 86' -6" (E) LOWERED BSMT SLAB 1/2 POINT FROM EAVE TO RIDGE 24'-2 1/2"22'-11 1/2"EXISTING / DEMO LEGEND EXISTING TO BE DEMOLISHED EXISTING WALLS TO BE DEMOLISHED project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO EXTERIOR ELEVATIONS A3.01 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK SCALE: 1/4" = 1'-0" 1 EXISTING/ DEMO NORTH ELEVATION no.: date: description: 176 100' -0" (E) MAIN LEVEL 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL 88' -0" (E) LOWER LEVEL 1 2 3 4 4.5 5 6 7 83.5 109' -0" (E) UPPER LEVEL -ADU (E) DOOR AT LIGHTWELL, TO BE REPLACED (E) BARREL ROOF, TO BE REMOVED (E) CHIMNEY, TO BE REMOVED (E) SKYLIGHT TO BE REMOVED (E) DOOR AND STEPS, TO BE REMOVED (E) HISTORIC PORTION OF THE HOUSE TO REMAIN, PAINTED 2005 ADDITION (NON-HISTORIC) (E) WOOD TRIM, TO BE REMOVED, TYP. (E) DECK AND GUARDRAIL, TO BE REMOVED (E) HISTORICAL HORIZONTAL WOOD SIDING TO REMAIN, TO BE PAINTED, TYP. (E) HISTORICAL WOOD WINDOWS TO REMAIN, TO BE PAINTED, TYP. (E) HISTORICAL WOOD POST TO REMAIN, TO BE PAINTED, TYP. (E) HISTORICAL WOOD GUARDRAIL TO REMAIN, TO BE PAINTED (E) CEDAR SHINGLE, TO BE REPLACED WITH (N) CEDAR SHINGLE, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN (E) STONE VENEER, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) HISTORICAL WOOD STAIR, TO BE PAINTED (E) METAL RAILING, TO BE REPLACED, TYP. (E) VERTICAL AND HORIZONTAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) CEDAR SHINGLES, TO BE REPLACED WITH (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. –STRUCTURE TO REMAIN (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLE TO MATCH HISTORIC CHARACTER, TYP. - STRUCTURE TO REMAIN (E) COPPER SHINGLES TO BE REPLACED WITH HORIZONTAL WOOD SIDING TO MATCH HISTORIC CHARACTER, TYP. (E) BEAM OUTRIGGER BRACE, TO BE REMOVED (E) LIGHTWELL, TYP. (E) WINDOW, TO BE REPLACED, TYP. (E) STEEL PIPE COLUMN AND CONCRETE PIER, TO BE REMOVED, TYP. (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLES TO MATCH HISTORIC CHARACTER, TYP. -STRUCTURE TO REMAIN (E) WINDOW, TO BE REMOVED, TYP. (E) HISTORICAL DECORATIVE WOOD TO REMAIN, TO BE PAINTED 86' -6" (E) LOWERED BSMT SLAB 1/2 POINT FROM EAVE TO RIDGE 22'-11 3/4"23'-1 3/4"EXISTING / DEMO LEGEND EXISTING TO BE DEMOLISHED EXISTING WALLS TO BE DEMOLISHED SCALE: 1/4" = 1'-0" 1 EXISTING/ DEMO SOUTH ELEVATION project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO EXTERIOR ELEVATIONS A3.02 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 177 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL ABCDEFGHJ HISTORIC PORTION OF THE HOUSE (E) GUARDRAIL, TO BE REMOVED (E) DECK TO BE REMOVED (E) STONE VENEER AT LIGHTWELL, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) HISTORICAL HORIZONTAL WOOD SIDING TO REMAIN, TO BE PAINTED, TYP. (E) HISTORICAL WOOD WINDOW TO REMAIN, TO BE PAINTED, TYP. (E) STONE VENEER, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) HISTORICAL WOOD POST, TO BE PAINTED (E) HISTORIC DECORATIVE WOOD, TO BE PAINTED (E) HISTORICAL WOOD STAIR, TO BE PAINTED (E) WINDOW TO BE REPLACED (E) DOOR, TO BE PAINTED (E) STEEL PIPE COLUMN AND CONCRETE PIER, TO BE REMOVED (E) CEDAR SHINGLES, TO BE REPLACED WITH (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN 100' -0" (E) MAIN LEVEL A B C D E F G H J 109' -0" (E) UPPER LEVEL -ADU (E) WINDOW TO BE REMOVED (E) GARAGE DOOR TO REMAIN, TYP. (E) VERTICAL AND HORIZONTAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) WOOD TRIM, TO BE REMOVED, TYP. 86' -6" (E) LOWERED BSMT SLAB EXISTING / DEMO LEGEND EXISTING TO BE DEMOLISHED EXISTING WALLS TO BE DEMOLISHED project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO EXTERIOR ELEVATIONS A3.03 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK SCALE: 1/4" = 1'-0" 1 EXISTING EAST ELEVATION SCALE: 1/4" = 1'-0" 2 EXISTING WEST ELEVATION no.: date: description: 178 100' -0" (E) MAIN LEVEL 88' -0" (E) LOWER LEVEL CDEFGH 109' -0" (E) UPPER LEVEL -ADU (E) VERTICAL AND HORIZONTAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) BREEZEWAY ROOF, TO BE REMOVED (E) STONE VENEER AT LIGHTWELL, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) DOOR, TO BE REPLACED (E) RAILING, TO BE REPLACED (E) WOOD TRIM TO BE REMOVED, TYP. (E) WINDOW, TO BE REPLACED, TYP. 86' -6" (E) LOWERED BSMT SLAB 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL A B C D E F G H J (E) CHIMNEY TO BE REMOVED (E) GUARDRAIL, TO BE REMOVED (E) DECK, TO BE REMOVED (E) STEEL PIPE COLUMN AND CONCRETE PIER, TO BE REMOVED, TYP. (E) BARREL ROOF, TO BE REMOVED (E) RETAINING WALLS AT LIGHTWELL (E) CEDAR SHINGLES, TO BE REPLACED WITH (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN (E) VERTICAL AND HORIZONTAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) WOOD TRIM, TO BE REMOVED, TYP. (E) RAILING, TO BE REMOVED, TYP. (E) BEAM OUTRIGGER BRACE, TO BE REMOVED (E) HISTORICAL HORIZONTAL WOOD SIDING TO REMAIN, TO BE PAINTED, TYP. (E) WINDOW AND DOOR, TO BE REMOVED (E) BREEZEWAY ROOF, TO BE REMOVED EXISTING / DEMO LEGEND EXISTING TO BE DEMOLISHED EXISTING WALLS TO BE DEMOLISHED SCALE: 1/4" = 1'-0" 1 EXISTING WEST ELEVATION - MAIN HOUSE SCALE: 1/4" = 1'-0" 2 EXISTING EAST ELEVATION - GARAGE project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO EXTERIOR ELEVATIONS A3.04 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: 179 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL ABCDEFGHJ (E) VERTICAL WOOD SIDING TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) STONE VENEER, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) BARREL ROOF, TO BE REMOVED (E) GUARDRAIL, TO BE REMOVED (E) DECK, TO BE REMOVED (E) STEEL PIPE COLUMN AND CONCRETE PIER, TO BE REMOVED, TYP. (E) RETAINING WALLS AT LIGHTWELL (E) BEAM OUTRIGGER BRACE, TO BE REMOVED (E) WINDOW, TO BE REPLACED (E) RAILING, TO BE REPLACED, TYP. 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL A B C D E F G H J (E) HISTORICAL HORIZONTAL WOOD SIDING TO REMAIN, TO BE PAINTED, TYP. (E) COPPER SHINGLES, TO BE REPLACED WITH (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (E) COPPER STANDING SEAM ROOF TO BE REPLACED WITH (N) CEDAR SHINGLES TO MATCH HISTORIC CHARACTER, TYP. -STRUCTURE TO REMAIN (E) STONE VENEER, TO BE REPLACED WITH CONCRETE FINISH, TYP. (E) GUARDRAIL TO BE REMOVED (E) DECK, TO BE REMOVED (E) RETAINING WALLS AT LIGHTWELL (E) SKYLIGHT, TO BE REMOVED (E) HISTORICAL WOOD WINDOW TO REMAIN, TO BE PAINTED, TYP. (E) CEDAR SHINGLES, TO BE REPLACED WITH (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. – STRUCTURE TO REMAIN (E) RAILING, TO BE REPLACED EXISTING / DEMO LEGEND EXISTING TO BE DEMOLISHED EXISTING WALLS TO BE DEMOLISHED project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611EXISTING/ DEMO EXTERIOR ELEVATIONS A3.05 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 2 EXISTING EXTERIOR UPPER DECK ELEVATION - WEST SCALE: 1/4" = 1'-0" 1 EXISTING EXTERIOR UPPER DECK ELEVATION - EAST 180 100' -0" (E) MAIN LEVEL 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL 88' -0" (E) LOWER LEVEL 12344.55678 3.5 109' -0" (E) UPPER LEVEL -ADU (N) HORIZONTAL WOOD SIDING TO MATCH HISTORICAL PROPORTION, TYP. (N) INFILL ROOF, SHOWN DASHED (N) METAL DOOR SYSTEM (N) DECK (N) METAL MESH GUARDRAIL (N) METAL WINDOW, TYP. (N) INFILL WALL, SHOWN DASHED (N) METAL WINDOW, TYP. 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL (E) HISTORIC PORTION OF THE HOUSE TO REMAIN, PAINTED 2005 ADDITION (NON-HISTORIC) (N) CONCRETE FINISH, TYP. (N) CONCRETE BASE, TYP. (N) MTL CHIMNEY FLUE (N) METAL PLATE ROOF NEW(E) HISTORICAL HORIZONTAL WOOD SIDING, PAINTED, TYP. (E) HISTORICAL WOOD WINDOW, PAINTED, TYP. (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) METAL MESH RAILING (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) INFILL WALL, SHOWN DASHED (N) HORIZONTAL WOOD SIDING TO MATCH HISTORICAL PROPORTION, TYP. (N) HORIZONTAL WOOD SIDING EXTENDING DOWN OVER CONCRETE BASE (N) METAL DOOR SYSTEM 7" / 12"23'-7"1/2 POINT FROM EAVE TO RIDGE 24'-6"7 " / 1 2 "80' -1 3/4" (N) CRAWLSPACE 80' -1 3/4" (N) CRAWLSPACE7'-9 1/4"12'-1"19'-10 1/4"1'-3 3/4"TOP OF (E) ROOF2'-11 1/2"CLEAR5'-11 3/4"project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR ELEVATIONS A3.06 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 2 PROPOSED NORTH ELEVATION EXTERIOR ELEVATION NOTES 1 GUTTER AND DOWNSPOUT LOCATIONS TO BE CONFIRMED DURING BUILDING PERMIT REVIEW. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 181 100' -0" (E) MAIN LEVEL 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL 88' -0" (E) LOWER LEVEL 1 2 3 4 4.5 5 6 7 83.5 109' -0" (E) UPPER LEVEL -ADU (N) METAL WINDOW, TYP. (N) MTL WINDOW, TYP. (N) INFILL WALL, SHOWN DASHED, TYP. (N) DECK (N) METAL MESH GUARDRAIL (N) METAL WINDOW, TYP. (N) CONCRETE FINISH, TYP. 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL (N) MECHANICAL EQUIPMENT (E) HISTORIC PORTION OF THE HOUSE TO REMAIN, PAINTED 2005 ADDITION (NON-HISTORIC) (N) METAL CHIMNEY FLUE (N) METAL PLATE ROOF (N) MECHANICAL EQUIPMENT SCREEN (N) HORIZONTAL WOOD SIDING TO MATCH HISTORICAL PROPORTION, TYP. (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) HORIZONTAL WOOD SIDING TO MATCH HISTORICAL PROPORTION, TYP. (N) METAL MESH RAILING (E) LIGHTWELL, TYP. (N) DOOR AT LIGHTWELL (E) HISTORICAL HORIZONTAL WOOD SIDING, PAINTED, TYP. (E) HISTORICAL WOOD WINDOWS, PAINTED, TYP. (E) HISTORICAL WOOD POST, PAINTED, TYP. (E) HISTORICAL WOOD GUARDRAIL, PAINTED (N) CEDAR SHINGLE, TO MATCH HISTORIC CHARACTER, TYP. (N) CONCRETE FINISH, TYP. (E) HISTORICAL WOOD STAIR, PAINTED (E) HISTORICAL DECORATIVE WOOD, PAINTED (N) INFILL ROOF, SHOWN DASHED (N) METAL DOOR SYSTEM (N) MECHANICAL LOUVER, TYP. 1/2 POINT FROM EAVE TO RIDGE 22'-11"7 " / 1 2 "7" / 12"23'-1"80' -1 3/4" (N) CRAWLSPACE 80' -1 3/4" (N) CRAWLSPACE12'-1"7'-9 1/4"2'-11 1/2"1'-3 3/4"TOP OF (E) ROOF CLEAR6'-0"SCALE: 1/4" = 1'-0" 1 PROPOSED SOUTH ELEVATION project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR ELEVATIONS A3.07 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: EXTERIOR ELEVATION NOTES 1 GUTTER AND DOWNSPOUT LOCATIONS TO BE CONFIRMED DURING BUILDING PERMIT REVIEW. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 182 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL ABCDEFGHJ HISTORIC PORTION OF THE HOUSE 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL(N) METAL MESH GUARDRAIL (N) DECK (N) CONCRETE FINISH, TYP. (E) HISTORICAL HORIZONTAL WOOD, PAINTED, TYP. (E) HISTORICAL WOOD WINDOW, PAINTED, TYP. (N) CONCRETE FINISH, TYP. (E) HISTORICAL WOOD POST, PAINTED (E) HISTORIC DECORATIVE WOOD, PAINTED (E) HISTORICAL WOOD STAIR, PAINTED (N) WINDOW AT LIGHTWELL (E) DOOR, PAINTED (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. 80' -1 3/4" (N) CRAWLSPACECLEAR6'-0"12'-1"7'-9 1/4"100' -0" (E) MAIN LEVEL 88' -0" (E) LOWER LEVEL A B C D E F G H J 109' -0" (E) UPPER LEVEL -ADU (N) INFILL WALL, SHOWN DASHED 87' -11" (N) LOWER LEVEL (N) METAL WINDOW (E) GARAGE DOOR, PAINTED, TYP. (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (N) MECHANICAL EQUIPMENT SCREEN 80' -1 3/4" (N) CRAWLSPACECLEAR6'-0"12'-1"7'-9 1/4"project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR ELEVATIONS A3.08 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: SCALE: 1/4" = 1'-0" 1 PROPOSED EAST ELEVATION SCALE: 1/4" = 1'-0" 2 PROPOSED WEST ELEVATION EXTERIOR ELEVATION NOTES 1 GUTTER AND DOWNSPOUT LOCATIONS TO BE CONFIRMED DURING BUILDING PERMIT REVIEW. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 183 100' -0" (E) MAIN LEVEL 88' -0" (E) LOWER LEVEL CDEFGH 109' -0" (E) UPPER LEVEL -ADU 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (N) METAL PLATE ROOF (N) CONCRETE FINISH AT LIGHTWELL, TYP. (N) DOOR (N) METAL MESH RAILING (N) METAL WINDOW, TYP. (N) MECHANICAL EQUIPMENT (N) MECHANICAL EQUIPMENT SCREEN A3.09 3 80' -1 3/4" (N) CRAWLSPACECLEAR6'-0"12'-1"7'-9 1/4"100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL A B C D E F G H J 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL (N) METAL MESH GUARDRAIL, TYP. (N) DECK, TYP. (N) CONCRETE FINISH AT (E) LIGHTWELL (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (N) METAL MESH RAILING, TYP. (E) HISTORICAL HORIZONTAL WOOD SIDING, PAINTED, TYP. (N) DOOR AND WINDOW SYSTEM (N) METAL PLATE ROOF (N) INFILL WALL, SHOWN DASHED 80' -1 3/4" (N) CRAWLSPACECLEAR6'-0"12'-1"7'-9 1/4"4"3/4"7" 3/4" METAL PLATE ROOF REFER TO LIGHTING METAL BOX COVER SCALE: 1/4" = 1'-0" 2 PROPOSED EAST ELEVATION - GARAGE SCALE: 1/4" = 1'-0" 1 PROPOSED WEST ELEVATION - MAIN HOUSE SCALE: 3" = 1'-0" 3 DETAIL - LIGHT FIXTURE @ METAL PLATE ROOF project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR ELEVATIONS A3.09 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK no.: date: description: EXTERIOR ELEVATION NOTES 1 GUTTER AND DOWNSPOUT LOCATIONS TO BE CONFIRMED DURING BUILDING PERMIT REVIEW. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 184 100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL ABCDEFGHJ 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL (N) HORIZONTAL WOOD SIDING TO MATCH HISTORIC PROPORTION, TYP. (N) CONCRETE FINISH, TYP. (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) METAL MESH GUARDRAIL (N) DECK (E) LIGHTWELL (N) METAL WINDOW (N) METAL MESH RAILING (N) METAL CHIMNEY FLUE 80' -1 3/4" (N) CRAWLSPACE12'-1"7'-9 1/4"CLEAR6'-0"100' -0" (E) MAIN LEVEL 110' -0" (E) UPPER LEVEL 88' -0" (E) LOWER LEVEL A B C D E F G H J 99' -0" (N) MAIN LEVEL 87' -11" (N) LOWER LEVEL 110' -3 3/4" (N) UPPER LEVEL (E) HISTORICAL HORIZONTAL WOOD SIDING, PAINTED, TYP. (N) HORIZONTAL WOOD SIDING, TO MATCH HISTORIC PROPORTION, TYP. (N) CEDAR SHINGLES, TO MATCH HISTORIC CHARACTER, TYP. (N) CONCRETE FINISH, TYP. (N) METAL MESH GUARDRAIL (N) DECK (E) LIGHTWELL (N) INFILL ROOF, SHOWN DASHED (E) HISTORICAL WOOD WINDOW, PAINTED, TYP. (E) RAILING, TO BE REPLACED (N) METAL WINDOW 80' -1 3/4" (N) CRAWLSPACECLEAR6'-0"12'-1"7'-9 1/4"project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611PROPOSED EXTERIOR ELEVATIONS A3.10 23002 EW TK NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION SET EH, KT, MK SCALE: 1/4" = 1'-0" 2 PROPOSED EXTERIOR UPPER DECK ELEVATION - WEST SCALE: 1/4" = 1'-0" 1 PROPOSED EXTERIOR UPPER DECK ELEVATION - EAST EXTERIOR ELEVATION NOTES 1 GUTTER AND DOWNSPOUT LOCATIONS TO BE CONFIRMED DURING BUILDING PERMIT REVIEW. 2 CURB HEIGHT AT LIGHTWELLS TO NOT EXCEED 6" ABOVE GRADE. 185 EL0.01 LIGHTING CUTSHEETSproject:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 1[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® ORDERING INFORMATION - TRIM / HOUSING ATOMOS™2 UNIVERSAL AND SLIM JA8-2022 INDICATED BY SHADING A miniature downlight range offering impressive performance in an extremely small profile with a 2” aperture. Available as flange overlay and trimless for both drywall and millwork applications. ORDERING INFORMATION - TRIM / HOUSING JA8-2022 INDICATED BY SHADING PROJECT NAME:TYPE: Red List Approved TRIM TRIM TYPE RATING TRIM FINISH BAFFLE FINISH FIXTURE TYPE INSTALL TYPE LUMEN PACKAGE CCT OPTIC EFFECTS DEVICE DRIVER ADJUSTABLE & FIXED A2RS 2” Round A2SS 2” Square WALLWASH A2RW 2” Round A2SW 2” Square F Flange Overlay T Trimless Drywall W Trimless Millwork* * (Not available for remodel installations) 1 Dry / Damp (IP20) 2 Wet (IP44) WH White AG Satin Silver AU Cashmere Gold BB Burnt Bronze BK Black PR Primer 00 Trimless CF Custom Finish* * (Consult Factory) WH White AG Satin Silver AU Cashmere Gold BB Burnt Bronze BK Black PR Primer CF Custom Finish* * (Consult Factory) AD Adjustable, 30° Max Tilt FD Fixed WW Wallwash SF Fixed SW Wallwash* * (Not available for trim- less millwork) INTEGRAL I IC N Non-IC A IC, Airtight* * (Chicago Plenum, Airtight & Title 24 compliant housing) REMOTE S IC, Remote T Non-IC, Remote K IC, Airtight, Remote* *(Chicago Plenum, Airtight & Title 24 compliant housing) REMODEL R Remodel REMOTE REMODEL M Remote Remodel INTEGRAL X IC Y NIC C IC, Airtight* * (Chicago Plenum, Airtight & Title 24 compliant housing. Ef- fects device sealed to baffle) REMOTE V IC, Remote W NIC, Remote D IC, Airtight, Remote* * (Chicago Plenum, Airtight & Title 24 compliant housing. Effects sealed to baffle) STATIC WHITE 8012D 80+ CRI Adj. / Fixed dlvd. Lumens - 920 Round WW dlvd Lumens - 934 Square WW dlvd. Lumens - 1032 9010D 90+ CRI Adj. / Fixed dlvd. Lumens - 779 Round WW dlvd Lumens - 796 Square WW dlvd. Lumens - 874 WARM DIM 9009D 90+ CRI Adj. / Fixed dlvd. Lumens - 668 Round WW dlvd Lumens - 677 Square WW dlvd. Lumens - 712 *All dlvd. Lumens and T24 shading reflect 3000K ,15° or WW optic, and Soft Focus or Wallwash Media. STATIC WHITE 8012D 80+ CRI Fixed dlvd. Lumens - 1012 Round WW dlvd Lumens - 934 Square WW dlvd. Lumens - 1032 8016D 80+ CRI Max Flux Dlvd. Lumens - 1227* * (Not available for Wallwash) 9010D 90+ CRI Fixed dlvd. Lumens - 860 Round WW dlvd Lumens - 796 Square WW dlvd. Lumens - 874 9014D 90+ CRI Max Flux Fixed dlvd. Lumens - 1042* * (Not available for Wallwash) WARM DIM 9009D 90+ CRI Fixed dlvd. Lumens - 757 Round WW dlvd Lumens - 677 Square WW dlvd. Lumens - 712 *All dlvd. Lumens and T24 shading reflect 3000K ,15° or WW optic, and Soft Focus or Wallwash Media. 27 2700K 30 3000K 35 3500K 40 4000K WD 3000K - 1800K 27 2700K 30 3000K 35 3500K 40 4000K WD 3000K - 1800K 15 15° 25 25° 35 35° 50 50° 80 80° * * ( 50˚ optic paired with -6 wide distribu- tion film ) AZ Adjustable Zoom* * ( 24�, 30�, 36�, 42� and 48� beam spreads.) WW Wallwash* * ( Required for and only available with wallwash ) 15 15° 25 25° 35 35° 50 50° 80 80° * * ( 50˚ optic paired with -6 wide distribu- tion film ) WW Wallwash* * ( Required for and only available with wallwash ) STANDARD 4 Soft Focus Film W Wallwash Lens* * ( Required for and only available with wallwash ) ALTERNATE 0 No Media* * (Not available for Wet Location, Warm Dim, or Airtight Housings) 2 Honeycomb Louver * * (Not available for Wet Location, Warm Dim, or Airtight Housings) 3 Clear Film* * (Not available for Warm Dim) 5 Linear Spread Film 6 80° Wide Distribution Film* * (Must be paired with 80˚ optic) S Honeycomb Louver w/ Soft Focus Film C Honeycomb Louver w/ Clear Film* * (Not available for Warm Dim) ALL INSTALL TYPES PH ELV / Triac, 1%, 120V SG eldoLED, ECOdrive 1% 0-10V, LOG, 120 - 277V SN eldoLED, ECOdrive 1% 0-10V, LIN, 120 - 277V EG eldoLED, SOLOdrive 0.1% 0-10V, LOG, 120 - 277V EN eldoLED, SOLOdrive 0.1% 0-10V, LIN, 120 - 277V ED eldoLED, SOLOdrive 0.1% DALI-2, LOG, 120 - 277V LP Lutron, Premier Ecosystem 0.1% Fade to Black, 120 or 277V REMOTE ONLY L2 Lutron, Hi-Lume 1% 2-Wire, 120V LH Lutron, Hi-Lume Ecosystem 1% Fade to Black, 120 or 277V(WH) White Powder Coat (AU) Cashmere Gold Powder Coat (AG) Satin Silver Powder Coat (BK) Black Powder Coat (BB) Burnt Bronze Powder Coat PART NUMBER NOTES • Universal trims ship as e.g: A2RSFAD1AGAG-8012D27-15I-PH*0 • Universal housings ship as e.g: IFR-A2I-280A-PH* • Slim fixtures ship as e.g: A2RSFSF1AGAG-8012D27-15X-PH*0 • Remote drivers ship as e.g: PSA2-RMT-280A-PH* 3.4” SLIM HIGH OUTPUT HOUSING (INTEGRATED LED HOUSING)FIXED (SF) 1/2” - 1” MAX CEILING THICKNESSWALLWASH (SW) 1/2” - 5/8” MAX CEILING THICKNESS 5.52” UNIVERSAL HOUSING (SEPARATE TRIM AND HOUSING)1/2” - 2” MAX CEILING THICKNESS TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 2[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® ATOMOS2 UNIVERSAL AND SLIM HOUSING COMPARISION EMERGENCY LIGHTING - REMOTE MOUNT ONLY During disruption of main power, emergency battery inverter provides temporary 120V or 277V to fixture. ¨ EMB-S-25-120/277-LEDX 25 watt max capacity, 120 or 277 VAC 60Hz, Non-Dimmable ¨ EMB-S-100-120-LEDX 100 watt max capacity, 120 VAC 60Hz, 0-10V Dimmable ¨ EMB-S-100-277-LEDX 100 watt max capacity, 277 VAC 60Hz, 0-10V Dimmable ¨ EMB-S-250-120/277-LEDX 250 watt max capacity, 120 or 277 VAC 60Hz, 0-10V Dimmable REPLACEMENT OPTICS Interchangeable optics accessible through fixture aperture. ¨ RO-A-15-1 15° optic ¨ RO-A-25-1 25° optic ¨ RO-A-35-1 35° optic ¨ RO-A-50-1 50° optic ¨ RO-A-AZ-1 Adjustable zoom optic**(24�, 30�, 36�, 42� and 48� beam spreads. Not available for Warm Dim.) ¨ RO-A-WW-1 Wallwash optic ALTERNATE EFFECTS DEVICES Consult factory for additional configurations. ¨ CGL-AR Clear Film* *(Not available for Warm Dim. Consult factory for Wet locations.) ¨ SFL-AR Soft Focus Film* *(Consult factory for Wet locations.) ¨ HCL-AR Honeycomb Louver* *(Not available for Warm Dim unless paired with Soft Focus Film. Not available for wet location unless paired with film.) ¨ LSL-AR Linear Spread Film* *(Consult factory for Wet locations) ¨ WDL-AR Wide Distribution Film* *(Must be paired with 80˚optic. Consult factory for Wet locations.) HANGER BAR EXTENDER KIT Extends hanger bars from 24.0” to 46.0” maximum. ¨ FRX-HBE-46 Extender, Hanger Bar. T-GRID ACCESSORY KIT Recommended for installations in T-Grid up to 1.5” tall. ¨ DHA-TG-KIT INSTALLATION / REMOVAL TOOL Required for installation. One provided for every 10 fixtures. ¨ A2-TOOL-INSTALL Installation Tool ACCESSORIES HOUSING COMPARISION UNIVERSAL HOUSING SLIM HIGH OUTPUT HOUSING FIXTURE TYPES AD FD WW SF SW HOUSING DEPTH 5.52”3.4” MAX DELIVERED LUMENS AD - 920 FD - 920 WW - 1032 SF - 1227 SW - 1032 MAX CEILING THICKNESS 2”1” ROTATING COLLAR NO YES OPTICS 15˚, 25˚, 35˚, 50˚, 80˚, & ADJUSTABLE ZOOM 15˚, 25˚, 35˚, 50˚, & 80˚ 5.52” 3.40” ADJUSTMENT TOOL One provided for every 10 adjustable fixtures. ¨ TOOL-HEX-050 Adjustment Tool FURRING CHANNEL ACCESSORY KIT Recommended for installations in furring channel. ¨ DHA-FC-KIT TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 3[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® STATIC WHITE PERFORMANCE - 3000K WARM DIM PERFORMANCE - SOFT FOCUS FILM - 15�OPTIC OUTPUT MULTIPLIER CCT CCT SCALE 2700K 0.95 3000K 1.00 3500K 1.05 4000K 1.06 LIGHT LOSS FACTOR NO MEDIA 1.11 SOFT FOCUS 1 CLEAR 1 HONEYCOMB 0.77 HONEYCOMB W/ SOFT FOCUS 0.77 LINEAR SPREAD 0.76 HONEYCOMB W/ CLEAR 0.76 9009D 3000K - 1800K Full on 100% Dimmed to 80% Dimmed to 70% Dimmed to 50% Dimmed to 20% Dimmed to 10% Dimmed to 2% CCT (K)3000 2900 2850 2550 2000 1900 1800 Light Output (Lm)668 534 467 334 133 66 13 Power (W)12 9.6 8.4 6 2.4 1.2 0.2 Efficacy (LPW)55 55 55 55 55 55 55 DIMMING % 80%60%40%20%2%1700 1900 2100 2300 2500 2700 2900 3100 CCT (K) LUMEN PACKAGE WATTS 24° Zoom - Position 1 SOFT FOCUS FILM 30° Zoom - Position 2 SOFT FOCUS FILM 36° Zoom - Position 3 SOFT FOCUS FILM 42° Zoom - Position 4 SOFT FOCUS FILM 48° Zoom - Position 5 SOFT FOCUS FILM DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW 8012D 12 803 67 810 67 763 64 731 61 721 60 9010D 12 680 57 686 57 646 54 619 52 611 51 FINISH LIGHT LOSS FACTOR BAFFLE FINISH LLF WHITE 1.00 CASHMERE GOLD 0.96 SATIN SILVER 0.95 BURNT BRONZE 0.93 BLACK 0.92 9009D 3000K - 1800K Full on 100% Dimmed to 80% Dimmed to 70% Dimmed to 50% Dimmed to 20% Dimmed to 10% Dimmed to 2% CCT (K)3000 2900 2850 2550 2000 1900 1800 Light Output (Lm)757 606 530 378 151 75 15 Power (W)12 9.6 8.4 6 2.4 1.2 0.2 Efficacy (LPW)64 64 64 64 64 64 64 JA8-2022 INDICATED BY SHADING UNIVERSAL HOUSING (AD, FD, WW) SLIM HIGH OUTPUT HOUSING (SF, SW ONLY) UNIVERSAL ADJUSTABLE & FIXED SLIM FIXED ATOMOS2 UNIVERSAL AND SLIM LUMEN PACKAGE WATTS 15° OPTIC SOFT FOCUS FILM 25° OPTIC SOFT FOCUS FILM 35° OPTIC SOFT FOCUS FILM 50° OPTIC SOFT FOCUS FILM 80° OPTIC WIDE DIST. FILM ROUND WALLWASH WALLWASH LENS SQUARE WALLWASH WALLWASH LENS DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW 8012D 12 920 77 912 76 807 67 857 71 779 65 934 77 1032 87 9010D 12 779 51 773 64 684 57 726 61 624 52 796 66 874 74 9009D 12 668 55 663 55 587 49 623 52 535 44 677 58 712 61 LUMEN PACKAGE WATTAGE 15° OPTIC SOFT FOCUS FILM 25° OPTIC SOFT FOCUS FILM 35° OPTIC SOFT FOCUS FILM 50° OPTIC SOFT FOCUS FILM 80° OPTIC WIDE DIST. FILM ROUND WALLWASH WALLWASH LENS SQUARE WALLWASH WALLWASH LENS DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DLVD.LPW DELIVERED LPW DELIVERED LPW 8012D 12 1012 82 999 81 933 75 978 79 845 70 934 77 1032 87 8016D 15 1227 78 1210 78 1130 73 1186 62 1060 70 ---- 9010D 12 860 69 848 68 792 64 831 67 700 58 796 66 874 74 9014D 15 1042 66 1028 66 960 62 1007 53 816 54 ---- 9009D 12 757 64 744 63 695 58 729 62 624 52 677 58 712 61 TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 4[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® WALLWASH DESIGN GUIDE 30” SETBACK / 30” ON CENTER SPACING • AVERAGE FC: 11.48 • MIN / MAX: 5.81 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 25FT WALL SHOWN RECOMMENDED 36” SETBACK / 36” ON CENTER SPACING • AVERAGE FC: 9.26 • MIN / MAX: 5.30 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 30FT WALL SHOWN 42” SETBACK / 42” SPACING ON CENTER • AVERAGE FC: 7.22 • MIN / MAX: 7.60 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 35FT WALL SHOWN 30” SETBACK / 30” ON CENTER SPACING • AVERAGE FC: 12.64 • MIN / MAX: 4.83 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 25FT WALL SHOWN RECOMMENDED 36” SETBACK / 36” ON CENTER SPACING • AVERAGE FC: 11.30 • MIN / MAX: 4.46 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 30FT WALL SHOWN 42” SETBACK / 42” SPACING ON CENTER • AVERAGE FC: 8.07 • MIN / MAX: 5.76 • 10FT CEILING SHOWN / 8-12FT IDEAL • 9 FIXTURES / 35FT WALL SHOWN ROUND ON CENTER SPACING SETBACK 30”36”42” 30”SHOWN ABOVE AVERAGE FC: 10.51 MIN / MAX: 5.83 AVERAGE FC: 9.62 MIN / MAX: 6.50 36”AVERAGE FC: 10.01 MIN / MAX: 5.47 SHOWN ABOVE AVERAGE FC: 8.53 MIN / MAX: 5.46 42”AVERAGE FC: 8.47 MIN / MAX: 7.20 AVERAGE FC: 7.81 MIN / MAX: 7.18 SHOWN ABOVE SQUARE ON CENTER SPACING SETBACK 30”36”42” 30”SHOWN ABOVE AVERAGE FC: 11.68 MIN / MAX: 4.51 AVERAGE FC: 10.77 MIN / MAX: 4.69 36”AVERAGE FC: 10.98 MIN / MAX: 4.43 SHOWN ABOVE AVERAGE FC: 9.56 MIN / MAX: 4.09 42”AVERAGE FC: 9.32 MIN / MAX: 5.75 AVERAGE FC: 8.67 MIN / MAX: 5.44 SHOWN ABOVE ROUND SQUARE ADDITIONAL SPACINGS AND SETBACKS ATOMOS2 UNIVERSAL AND SLIM TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 5[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® UNIVERSAL TRIMS Adjustable (AD) - Hot-aim tilt up to 30° and 362° rotation. Offset pivot point optimizes center beam. Max ceiling thickness for 30° tilt is 1-3/8”. Fixed (FD) - Trim based fixed downlight. Wallwash (WW) - Precision engineered to provide exceptionally even wallwashing and minimal aperture glare. UNIVERSAL HOUSING • For IC or Non-IC ceilings. • Chicago Plenum, Airtight and Title 24 (JA8) listed. • Requires 2-5/16” cutout for flange overlay and trimless drywall applications. • Accommodates max 1032 delivered lumens. • No setback from polycell spray foam insulation having max R-Value of 60 on all sides and top. SLIM HIGH OUTPUT HOUSING Integral LED module design enables field service / replacement through housing aperture. • For IC or Non-IC ceilings. • Chicago Plenum, Airtight and Title 24 (JA8) listed. • Requires 2-5/16” cutout for flange overlay and trimless drywall applications. • Accommodates max 1300 delivered lumens. • No setback from polycell spray foam insulation having max R-Value of 60 on all sides and top. TRIM / HOUSING / FIXTURE DIMENSIONS / DRAWINGS A1 A2 B A1 UNIVERSAL ADJUSTABLE (AD) & FIXED (FD) TRIMS 4.84” • ADJUSTMENT TOOL Minimum 1 provided for every 10 adjustable fixtures. Utilizes a 0.050” Allen key driver. ADJUSTMENT 4.84” TILT CHART CEILING THICKNESS ≤ 1-1/2”≤ 1-5/8”≤ 1-3/4”≤ 1-7/8”≤ 2” MAX TILT 30°24°18°15°13° B 3.40” 7.50” 13.00” Square collar rotates 90° *Square shown - A2RS features round aperture 3.75” SLIM FIXED (SF), SLIM WALLWASH (SW) FIXTURE 5.52” 7.75” 12.75” *Round shown - A2SS features square aperture UNIVERSAL ADJUSTABLE (AD), FIXED (FD), WALLWASH (WW) HOUSINGA2 HOUSING NOTES • Do not install in environments where ambient temperatures exceed 40°C (104°F). • Power supply compartment and all splice connections may be serviced from room side. • Consult factory for spacing requirements for any installations exceeding R-Value 60. • Hanger bars can be fitted to long or short side of housing; extend from 14.0” to 24.0”, but may be field cut to accommodate narrow stud spacing. Can be extended up to 46” maximum with FRX-HBE-46 kit. • Hanger bars and brackets add 3.16” to the overall dimension but are exclusive of the setback requirements. • Housings feature a round or square aperture accommodating ceiling thicknesses between 0.50” and 2.00”. ATOMOS2 UNIVERSAL AND SLIM 3.75” TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 6[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® COMPONENTS DIMENSIONS / DRAWINGS C E F STANDARD OPTICS Proprietary optic integrates Reflection, Refraction and TIR offering 15°, 25°, 35°, and 50° beams. 25° optic used for optimal accent washing. WALLWASH OPTIC 35° optic. ADJUSTABLE ZOOM OPTIC Proprietary optic integrates Refraction and TIR. Allows precision tuning to beam spreads of 24°, 30°, 36°, 42°, and 48°. Not Available with Slim Fixed (SF) HONEYCOMB LOUVER Clips onto optic. TRIMLESS MILLWORK HOUSING ADAPTOR Ships with housing when trimless millwork is specified and provides attachment point for spacers. Requires 3.50” x 3.50” cutout. TRIMLESS MILLWORK SPACERS Ship with housing when trimless millwork is specified; includes (1) 1/16” spacer and (8) 1/8” spacers. FLANGE OVERLAY Installed after ceiling is complete. Requires 2-5/16” diameter cutout. Provides 0.16” total contractor (goof) allowance with 0.20” flange. Thickness measures 0.06”. TRIMLESS DRYWALL Installs totally flush with the ceiling with no visible trim. Appliqué includes screws for mounting and has 0.06” plaster stop. Not recommended for stucco applications. ADJUSTABLE AND FIXED EFFECTS DEVICE Soft focus media standard and sealed to baffle on Wet locations. Fixture is limited to 1 media and the honeycomb louver. ADJUSTABLE AND FIXED BAFFLE Die-cast removable baffle provides easy access to tilting mechanism and features 45° glare cutoff. Minimizes aperture glare and conceals view into housing or ceiling; includes silicone gasket. Square baffle transitions from square to round. WALLWASH EFFECTS DEVICE Acrylic wallwash lens, included and sealed in place. WALLWASH BAFFLE Die-cast removable baffle minimizes aperture glare and conceals view into housing or ceiling; includes silicone gasket. Square baffle sits proud of the flange or ceiling plane to provide enhanced wallwashing effect. INSTALLATION TOOL Minimum 1 provided for every 10 flange overlay and trimless millwork fixtures. C D E G F H I J K L Ø2.48” Ø4.75” Ø2.00”2.00” 2.48” G H I J K L M N Flange or Ceiling Plane Baffle D L M N O O ATOMOS2 UNIVERSAL AND SLIM 186 EL0.02 LIGHTING CUTSHEETSproject:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 7[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® HOUSING DIMENSIONS / DRAWINGS 6.660 6.660 3.231 3.231 R 2.00” 6.60”3.20” Q TRIMLESS MILLWORK Installs totally flush with the ceiling with no visible trim. Utilizes the A2RS or A2SS standard configuration installed behind the ceiling. ADJUSTABLE HANGER BAR HEIGHT ACCESSORY Specified as DHA-TG-KIT and recommended for installations in T-Grid. Hanger bars are installed to adjustable bracket. Allows housing to be raised and lowered; ceiling thickness remains 0.50” to 1.00” (SLIM) or 2.00” (Universal) max. REMOTE POWER SUPPLY Provided with install types “S”, “T”, “K”, “V”, “W”, and “D”. Remote power supply provides additional driver options. Consult page 9 for maximum allowable secondary run lengths between PSA2- RMT and fixture. Must be installed in an accessible location. P Q SLIM TRIMLESS MILLWORK DETAIL (EXAMPLE) Baffle Flange Baffle Trim Flange Spacers Adaptor UNIVERSAL TRIMLESS MILLWORK DETAIL (EXAMPLE) Finished Millwork Backing Baffle Baffle Flange Flange Baffle Baffle Trim Flange Trim Flange Spacers Spacers Adaptor Adaptor Finished Millwork Backing P R ATOMOS2 UNIVERSAL AND SLIM TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 8[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® T DIMENSIONS / DRAWINGS REMODEL POWER SUPPLY • Included with “R” Install Type. • UL2043 listed for air-handling plenum. • Fixture mounts without conventional housing. • Minimum 6.75” (172mm) (PH Driver) or 9.25” (235mm) (All other drivers) clearance from top of the ceiling plane to allow for driver installation and servicing. • Minimum setback from combustible and non- combustible materials of 6.63” (168mm) radius from fixture centerline. • Minimum 3.00” (76mm) setback from surfaces of power supply / junction box. • Minimum additional 3.00” (76mm) setback from insulation material with max R-Value 30 from any surface of downlight fixture assembly. • Minimum additional 6.00” (152mm) setback from polycell spray foam insulation with max R-Value 60 from any surface of downlight fixture assembly. REMOTE REMODEL APPLICATIONS • Remote power supply included with “M” Install Type. • Minimum 0.75” (19mm) clearance from top of the fixture. • Requires plenum rated Class 2 cable between fixture and remote driver. Cable supplied by others. • See page 9 for maximum allowable wiring distances. • Do not install in environments where ambient temperatures exceed 40°C (104°F). • Power supply compartment and all splice connections may be serviced from room side. • Consult factory for spacing requirements for any installations exceeding R-Value 60. REMODEL POWER SUPPLY REMODEL NOTES S T S *D - MINIMUM REQUIRED CLEARANCE ABOVE CEILING Remote remodel driver Plenum rated cable by others to remote driver DIMENSIONS DRIVER A B C D PH 1.80”5.55”1.80”6.75” SG, SN, EG, EN, ED, LP 1.80”8.07”1.80”9.25” A B C D ATOMOS2 UNIVERSAL AND SLIM TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 9[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® TECHNICAL CONSTRUCTION Downlight: Painted finishes are granulated powder coat. Housing: Aluminum and 22 Gauge galvanized steel. Remote Power Supply: 22 Gauge galvanized steel. Remodel Power Supply: 24 Gauge cold rolled steel. Appliqué: High strength fiber reinforced polymer. STATIC WHITE LED 2-step MacAdam ellipse LED module available in 80+ and 90+ CRI configurations in color temperatures of 2700K, 3000K, 3500K and 4000K. Average rated lamp life: 50,000 hours. LED and driver assemblies are field-replaceable. WARM DIM LED 3-step MacAdam ellipse warm dim LED module available in 90+ CRI configuration. 3000K at full brightness, warming to 1800K at full dim. Average rated lamp life of 50,000 hours. LED and driver assemblies are field-replaceable. POWER SUPPLY PERFORMANCE AND DIMMING INFORMATION Note: For L2, LH, LP, EG, EN, SG, ans SN drivers consult chart on page 10 to confirm appropriate dimming curve for compatibility with selected control. MAXIMUM ALLOWABLE REMOTE DRIVER WIRING DISTANCES WALLWASH SPACING Recommended fixture spacing is 36” on center with 36” setback from wall plane. LISTING UL listed to UL1598 standard for Dry / Damp and Wet locations. Chicago Plenum, Airtight and Title 24 JA8-2022 Listed. BUY AMERICAN ACT All IC and Non-IC Atomos configurations are Buy American Act compliant. DECLARE LBC Red List Approved. WARRANTY Manufacturer’s 1-year warranty guarantees product(s) listed to be free from defects in material and workmanship under normal use and service. 5-year warranty on LED and power supply to operate with 70% of the original flux and remain within a range of 3 duv. 10-year Lutron Advantage limited warranty available on Lutron equipped systems. Warranty period begins from the date of shipment by Seller. Consult website for full warranty terms and conditions. ELV ECO 0-10V DALI Power Supply PH L2 LP LH SG SN EG EN ED Minimum °C -10 °C 0 °C 0 °C 0 °C -20 °C -20 °C -20 °C -20 °C -20 °C Maximum °C 40 °C 40 °C 40 °C 40 °C 40 °C 40 °C 40 °C 40 °C 40 °C Dimming %1.0%1.0%0.1%1.0%1.0%1.0%0.1%0.1%0.1% WIRE AWG DRIVER 12 14 16 18 20 PH 285’180’113’71’45’ LP, L2, LH 60’40’25’15’- EG, EN, SG, SN, ED --118’72’46’ CHANGE LOG 1. 6/9/2023: Updated SG and SN drivers to eldoLED ECOdrive Red List Approved ATOMOS2 UNIVERSAL AND SLIM TYPE: EL1 West End Aspen Residence HPC Submission 01.10.2024 pg. 10[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 07132023] ® Power supply EG, SG Manufacturer Family/Model # Busch-Jaeger 2112U-101 Jung 240-10 Leviton Lighting Controls IP710-DLX Lightolier Controls ZP600FAM120 Merten 5729 Pass & Seymour CD4FB-W The Watt Stopper DCLV1 Synergy ISD BC Crestron®GLX-DIMFLV8 Crestron®GLXP-DIMFLV8 Crestron®GLPAC-DIMFLV4-* Crestron®GLPAC-DIMFLV8-* Crestron®GLPP-DIMFLVEX-PM Crestron®GLPP-1DIMFLV2EX-PM Crestron®GLPP-1DIMFLV3EX-PM Crestron®DIN-AO8 Crestron®DIN-4DIMFLV4 Crestron®CLS-EXP-DIMFLV Crestron®CLCI-1DIMFLV2EX Power supply EN, SN Manufacturer Family/Model # Lutron Electronics Nova T® - NTFTV Lutron Electronics Diva® - DVTV Lutron Electronics Nova® - NFTV Lutron Electronics GrafixEye® GRX-TVI w GRX3503 Lutron Electronics Energy Savr NodeTM - QSN-4T16-S Lutron Electronics TVM2 Module Sensor Switch nIO EZ ABB SD/S 2.16.1 eldoLED DRIVER COMPATIBILITYLUTRON DRIVER COMPATIBILITY Power supply L2 Lutron Product Family Part No. Maestro WirelessR 600 W dimmer MRF2-6ND-120- Maestro WirelessR 1000 W dimmer MRF2-10ND-120- Caséta® Wireless Pro 1000 W dimmer PD-10NXD- GRAFIK TTM CL® dimmer GT-250M- GTJ-250M- HomeWorks® QS adaptive dimmer HQRD-6NA- HomeWorks® QS 600 W dimmer HQRD-6ND- HomeWorks® QS 1000 W dimmer HQRD-10ND- RadioRA® 2 adaptive dimmer RRD-6NA- RadioRA® 2 1000 W dimmer RRD-10ND myRoomTM DIN power module MQSE-4A1-D HomeWorks® QS DIN power module LQSE-4A1-D HomeWorks® QS wallbox power module HQRJ-WPM-6D-120 HomeWorks® wallbox power module HWI-WPM-6D-120 GRAFIK Eye® QS control unit QSGR-, QSGRJ- GRAFIK Eye® 3000 control unit GRX-3100- GRX-3500- RPM-4U module (LCP, HomeWorks® QS, GRAFIK SystemsTM, Quantum®) HW-RPM-4U-120 LP-RPM-4U-120 RPM-4A module (LCP, HomeWorks® QS, GRAFIK SystemsTM, Quantum®) HW-RPM-4A-120, LP-RPM-4A-120 GP dimming panels Various Ariadni CL 250W dimmer AYCL-253P- Diva CL 250W dimmer DVCL-253P- DCSCCL-253P- Nova T CL 250W dimmer NTCL-250- Power supply LP, LH Lutron Product Family Part No. PowPak Dimming Modules RMJ-ECO32-DV-B PowPak Dimming Modules FCJ/FCJS-ECO Energi Savr Nodes QSN-1ECO-S GRAFIK Eye QS control unit Homeworks QS control unit QSN-2ECO-S GRAFIK Eye QS control unit Homeworks QS control unit QSGRJ-_E (wireless) QSGR-_E Quantum Hub QP2-_ _ 2C Quantum Hub QP2-_ _ 4C Quantum Hub QP2-_ _ 6C Quantum Hub QP2-_ _ 8C Homeworks QS power module myRoom Plus power module LQSE-2ECO-D DIMMING COMPATIBILITY ATOMOS2 UNIVERSAL AND SLIM TYPE: EL2 West End Aspen Residence HPC Submission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est End Aspen Residence HPC Submission 01.10.2024 pg. 1[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ® ORDERING INFORMATION AND DRAWINGS - FIXTURE PATHLIGHTS STEALTH AND IMPACT® FIXTURE RATING FLANGE FINISH CRI / WATTAGE PACKAGE CCT SSL1 Stealth Steplight ISL1 Impact Steplight 1 Dry / Damp (Non-Locking) 2 Wet (Locking) POWDER COAT FINISH WH White BK Black AG Satin SilverAB Architectural Bronze CF Custom Finish* *(Consult Factory) NATURAL FINISH IG Industrial Gray SS Brushed Stainless Steel BR Brushed BronzeNB Natural Bronze PLATED FINISH CH Chrome* *(Increased lead time) PB Polished Oil-Rubbed Bronze* *(Increased lead time, not available for wet location) MB Matte Oil-Rubbed Bronze* *(Increased lead time, not available for wet location) STEALTH & IMPACT 90L04B 90+ CRI, 4.2 Watts SSL1 Delivered Lumens - 89 ISL1 Delivered Lumens - 134 27 2700K 30 3000K 35 3500K 40 4000K CC Custom Color (gel) * Color Temp: ________K *(Custom gels assigned unique suffix upon receipt of order. Contact Product Support for guidance.) • Available with Bollard mounting, please visit WEBSITE for additional information. • Double Impact ISL2 pathlight available, please visit WEBSITE for additional information. LED Regressed DC LED with slot aperture for glare-free, energy-efficient path and step lighting; suitable for dry / damp or wet applications. Dimming by power supply. MEDIA Provided with sealed polycarbonate linear diffusion lens; consult factory for availability of color gels, which may achieve custom color temperatures. LOCKING Discreetly hidden tamper-resistant set screws. Included with IP65 Wet location luminaire. GASKET Foam gasket provided. Required for IP65 wet location applications only. RETENTION Torsion spring clips secure fixture into back box, mounting plate, or appropriately sized cut-out. A B C D E B EC A D 1.60” 2.59” 1.61” 2.75” 0.94” 0.125” B EC A D 2.59" 66mm 1.58”1.61” 0.125” 1.70” 2.59” 2.75” STEALTH (SSL1) IMPACT (ISL1) Low glare path lights lead the way through the out of doors, as built-ins or from freestanding bollards. Quick Ship Product. All rough in components ship within 10 days up to quantities of 100. PROJECT NAME:TYPE: 187 EL0.03 LIGHTING CUTSHEETSproject:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: TYPE: EL3 West End Aspen Residence HPC Submission 01.10.2024 pg. 2[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ®EXAMPLESPECIFICATION GUIDE - EXAMPLES THREE FIXTURES WITH INTEGRAL POWER SUPPLIES PART NUMBER QTY. SSL1-1-AB-90L04B2 3 UBB-SL1-24V-60-XXXX-BKT 3 ONE FIXTURE WITH INTEGRAL POWER SUPPLY, POWERING THREE REMOTE MOUNTED FIXTURES PART NUMBER QTY. ISL1-1-AB-90L04B2 4 UBB-SL1-24V-60-XXXX-BKT 1 SSL-BB 3 THREE FIXTURES WITH REMOTE POWER SUPPLY PART NUMBER QTY. SSL1-1-AB-90L04B2 3 SSL-BB 3 PSA-24V-60-XXXX 1 PATHLIGHTS STEALTH AND IMPACT *Quantities given are for the purposes of the examples only, max quantity of fixtures per power supply varies. TYPE: EL3 West End Aspen Residence HPC Submission 01.10.2024 pg. 3[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ® PATHLIGHTS STEALTH AND IMPACT MOUNTING OPTIONS FOR REMOTE POWER SUPPLY - SELECT ONLY ONE PER FIXTURE WET, DRY / DAMP OR CONCRETE POUR LOCATION QTY. ___ SSL-BB Back Box equipped with SSL-UMP mounting plate and gasket. Typically used in wet and concrete pour applications. Features 1/2” knockouts. ___ SSL-BB-(1.50 / 1.75 / 2.00 / 2.50 / 3.00) Back Box equipped with SSL-MP-X.XX mounting plate and gasket; specify preferred depth. Typically used in wet and concrete pour loca- tions. Features 1/2” knockouts. ___ UBB-SL1-FL-LVF-(BKT / HGR) Universal Back Box, wet location and concrete pour rated. Specified with remote power supply and features secondary output capacity, simplifying wiring practices and reducing budgets. Supplied with mounting hardware, specify “-HGR” or “-BKT”. Shown with hanger bars (-HGR). Hanger bars adjust from 14” to 24” for standard joist spacing. Brackets, universal stainless steel mounting flange. WET OR DRY / DAMP LOCATION QTY. ___ SSL-UMP Universal Mounting Plate typically used with two-gang switch box or 4-square junction box for dry / damp locations. May be used with customer-furnished single or two gang weatherproof box and factory supplied gasket for wet and concrete pour locations. ___ SSL-MP-(1.50 / 1.75 / 2.00 / 2.50 / 3.00) Mounting Plate includes gasket and features an extended collar for single-gang weatherproof box; specify preferred depth. Typically for wet and concrete pour locations. ___ SSL-SMB-(finish) Surface Mounting Box for interior or exterior applications, providing flush mount of luminaire. Receives secondary wiring through back of box. Powder coat finishes only. DRY / DAMP LOCATION ONLY QTY. ___ SSL-RM Remodel Mount collar for installing fixture into drywall / plasterboard. Requires Class 2 power supply. ___ SSL-CC Cavity Collar for installing fixture into cavity or bore. Requires Class 2 power supply. ___ SSL-SC3 Stud-mount Collar, adjusts with integral jackscrew from 1/2” to 3” for walls with varying substrate depths (rock, brick and stone). Features 1/2” knockouts for wiring. ___ SSL-SC6 Stud-mount Collar, adjusts with integral jackscrew from 3” to 6” for walls with varying substrate depths (rock, brick and stone). Features 1/2” knockouts for wiring.4.00”3.40” 0.63”3.40”5.00” 3.90” 2.00” 2.00 ”2.82”4.69” 5.25” 3.00” 2.00 ” 2.63” fixture centerline 2.00 ”2.82”4.69” Collar depth varies onthe option selected Collar depth varies onthe option selected SSL-UMP 3.50” 6.50” 0.6 9 ” 2.40” Sq. 2.40”Sq. SSL-MP-X.XX 2.40” Sq. 2.40”Sq. 10.5” 4.00” 1.00” 2.30”Sq. SSL-BB UBB-SL1-FL-LVF-(BKT / HGR) SSL-BB-(1.50 / 1.75 / 2.00 / 2.50 / 3.00) SSL-UMP SSL-MP-(1.50 / 1.75 / 2.00 / 2.50 / 3.00) SSL-SMB-(finish)SSL-RM 1.0 0 ” 2.40”Sq. SSL-CC SSL-SC3 SSL-SC6 2.40”Sq. Fixture Qty. _______ TYPE: EL3 West End Aspen Residence HPC Submission 01.10.2024 pg. 4[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ® REMOTE POWER SUPPLY OPTIONS FOLLOWING POWER SUPPLY FOR DEMONSTRATION AND SAMPLING PURPOSES ONLY. NOT FOR PERMANENT INSTALLATIONS. ¨ PSA-24V-25-1EL2 Plug-in 120V Class 2 power supply (Supports 1 fixture) PSA-24V POWER SUPPLY ASSEMBLY 24 VOLT OUTPUT 40-1L22 40 Watt, 120VAC, Lutron 2-Wire, Forward Phase (supports 1 -10 fixtures) 60-1PH1 60 Watt, 120VAC, LTF Leading / Trailing edge (supports 1 - 12 fixtures) 60-1AT2 60 Watt, 120VAC, LTF 0-10V Analog (supports 1 - 12 fixtures) 60-3AT2 60 Watt, 277VAC, LTF 0-10V Analog (supports 1 - 12 fixtures) 66-UEX2 66 Watt, 120 - 277VAC, eldoLED LINEARdrive, DMX (supports 1 - 18 fixtures) 66-UED3 66 Watt, 120 - 277VAC, eldoLED LINEARdrive, DALI (supports 1 - 18 fixtures) 96-ULP1 96 Watt, 120 - 277VAC, Hi-lume Premier, EcoSystem / 3-wire (supports 1 - 26 fixtures) UBB-JCT-24V-60 JUNCTION BOX 24 VOLT OUTPUT 60 WATT 1 120 VAC 3 277 VAC PH1 LTF Leading / Trailing edge (Supports 1 - 12 fixtures) *120 VAC ONLY AT2 LTF 0-10V Analog (Supports 1 - 12 fixtures) HGR Hangar Bars BKT Brackets VOLTAGE ATTACHMENTPOWER SUPPLY POWER SUPPLY WET, DRY / DAMP LOCATION, OR CONCRETE POUR LOCATION DRY / DAMP LOCATION UBB-SL1-24V-60 UNIVERSAL BACK BOX1.00” COLLAR 24 VOLT OUTPUT 60 WATT 1 120 VAC 3 277 VAC PH1 LTF Leading / Trailing edge (Supports 1 - 12 fixtures) *120 VAC ONLY AT2 LTF 0-10V Analog (Supports 1 - 12 fixtures) HGR Hangar Bars BKT Brackets VOLTAGE ATTACHMENTPOWER SUPPLY WET, DRY / DAMP LOCATION, OR CONCRETE POUR LOCATION MOUNTING OPTION WITH INTEGRAL POWER SUPPLY - SELECT ONLY ONE PER FIXTURE PATHLIGHTS STEALTH AND IMPACT 10.5” 4.00” 3.00” 2.45” UBB-SL1-24V-60-XAT2-(BKT / HGR) Universal Back Box, wet location and concrete pour rated. Specified with integral power supply and features secondary output capacity, simplifying wiring practices and reducing budgets. Supplied with mounting hardware, specify “-HGR” or “-BKT”. Shown with hanger bars (-HGR). Hanger bars adjust from 14” to 24” for standard joist spacing. Brackets, universal stainless steel mounting flange. 10.5” 4.00” 1.00” 2.30”Sq. UBB-JCT-24V-60-XXXX-(BKT / HGR) Universal Junction Box, wet location and concrete pour rated. Specified as a remote power supply and features secondary output capacity, simplifying wiring practices and reducing budgets. Supplied with “-HGR” or “-BKT” mounting hardware, shown with Bracket (-BKT). Hanger bars adjust from 14” to 24” for standard joist spacing. Brackets, universal stainless steel mounting flange. PSA-24V-XX-XXXX Hardwire Class 2 power supply, consists of a steel compartment and lid painted black with integral conventional electronic power supply. Wired in either a homerun or parallel method. UBB-SL1-24V-60-XXXX-(BKT / HGR) UBB-JCT-24V-60-XXXX-(BKT / HGR) 4.70” 2.30” 5.38” 10.5” 2.00” 4.70” 1.20” 1.10” 1.90” 3.50” PSA USED FOR PH1 & AT2 PSA USED FOR L22, EX2, ED3 &LP1 PSA-24V-25-1EL2 TYPE: EL3 West End Aspen Residence HPC Submission 01.10.2024 pg. 5[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ® CONSTRUCTION Stealth: Cast 316 stainless steel or brass, depending on finish. Mounting Plates and Mounting Collars: Stainless Steel. Single-gang Weatherproof Box: Aluminum. Surface Mount Box: Aluminum. Universal Back Box: Polycarbonate. LED Proprietary 2 step MacAdam ellipse LED module available with 90+ CRI in color temperatures of 2700K, 3000K, 3500K and 4000K. Average rated lamp life: 50,000 hours. POWER SUPPLY PERFORMANCE AND DIMMING INFORMATION Note: For L22 and LP1 drivers consult chart on page 5 to confirm appropriate dimming curve for compatibility with selected control. RECOMMENDED SPACING Optimum 18” (457mm) above walking surface; 36” (914mm) on-center spacing. ELECTRICAL Luminaire requires factory-supplied 24-Volt DC power supply. May be integral to back box or remote. Secondary run lengths vary depending on power supply specified. LISTING cTUVus Listed; Dark-Sky Compliant; Patent No. US D610,734 S; Dry / Damp (IP54 rated) and Wet (IP65 rated) location. NEMA 410 compliant. WARRANTY Manufacturer’s 1-year warranty guarantees product(s) listed to be free from defects in material and workmanship under normal use and service. 5-year warranty on LED and power supply to operate with 70% of the original flux and remain within a range of 3 duv. Warranty period begins from the date of shipment by Seller. Consult website for full warranty terms and conditions. TECHNICAL Power Supply PH1 AT2 L22 LP1 EX2 ED3 Minimum °C -20 °C -20 °C 0 °C 0 °C -20 °C -20 °C Maximum °C 50 °C 50 °C 40 °C 40 °C 50 °C 50 °C Dimming %10.0%10.0%1.0%0.1%0%0% PATHLIGHTS STEALTH AND IMPACT WIRE AWG DRIVER 12 14 16 18 20 AT2, PH1 75’60’50’40’- L22, LP1 60’40’25’15’- EX2, ED3 --118’72’45’ CHANGE LOG 1. 07/05/2022: ADDED PH1 LEADING / TRAILING EDGE DRIVER, AND UPDATED AT2 DRIVER TO 0-10V ONLY. 2. 6/12/2023: ADDED 90 CRI WATTAGE PACKAGE TYPE: EL3 West End Aspen Residence HPC Submission 01.10.2024 pg. 6[PH ] +1-210-227-7329 [FAX ] +1-210-227-4967 ©2023 Lucifer® Lighting Company As part of its policy of continuous research and product development, the company reserves the right to change or withdraw specifications without prior notice. luciferlighting.com [DATE OF REV: 06122023] ® Power supply LP1 Product Family 120V Part No.277V Part No.Drivers per Control 120V 277V NovaT®NTF-10-NTF-10-277-1 - 16 1-19 NTF-103P-NTF-103P-277-1-8 1-14 Nova®NF-10-NF-10-277-1-8 1-19 NF-103P-NF-103P-277-1-8 1-14 Skylark®SF-10P-SF-12P-277-1-8 1-14 SF-103P-SF-12P-277-3 1-8 1-14 Diva®DVF-103P-DVF-103P-277-1-8 1-14 DVSCF-103P-DVSCF-103P-277-1-8 1-14 Ariadni®AYF-103P-AYF-103P-277-1-6 1-14 Maestro®MAF-6AM-MAF-6AM-277-1-6 1-14 MSCF-6AM-MSCF-6AM-277-1-6 1-14 Maestro Wireless®MRF2-F6AN-DV-1-6 1-14 RadioRA® 2 RRD-F6AN-DV-1-6 1-14 HomeWorks® QS HQRD-F6AN-DV 1-6 1-14 Interfaces PHPM-3F-120 -1-16 - PHPM-3F-DV 1-16 1-38 BCI-0-10 1-16 1-38 GP Dimming Panels Various 1-16 1-38 PowPak™ with EcoSystem RMJ-ECO32-DV-B 32 per EcoSystem link URMJ-ECO32-DVB 32 per EcoSystem link FCJ-ECO 3 per EcoSystem link Energi Savr Node™ with EcoSystem QSN-1ECO-S, QSN-2ECO-S, QSN-2ECO-PS120, UQSN-1ECO-S, UQSN-2ECO-S 64 per EcoSystem link GRAFIK Eye® QS with EcoSystem QSGRJ-_E QSGR-_E -64 per EcoSystem link HomeWorks® QS with EcoSystem LQSE-2ECO-D, QSGRJ-_E, QSGR-_E 64 per EcoSystem link Quantum® QP2-_P_C 64 per EcoSystem link LUTRON DIMMING COMPATIBILITY Power supply L22 Product Family Part No.Drivers Per Control (120V only) Maestro WirelessR 600 W dimmer MRF2-6ND-120-1-8 Maestro WirelessR 1000 W dimmer MRF2-10ND-120-1-13 Caséta® Wireless Pro 1000 W dimmer PD-10NXD-1-13 GRAFIK TTM CL® dimmer GT-250M-, GTJ-250M-1-10 HomeWorks® QS adaptive dimmer HQRD-6NA-1-8 HomeWorks® QS 600 W dimmer HQRD-6ND-1-8 HomeWorks® QS 1000 W dimmer HQRD-10ND-1-13 RadioRA® 2 adaptive dimmer RRD-6NA-1-8 RadioRA® 2 1000 W dimmer RRD-10ND 1-13 myRoomTM DIN power module MQSE-4A1-D 1-6 (per output), 1A max driver input current HomeWorks® QS DIN power module LQSE-4A1-D 1-6 (per output), 1A max driver input current HomeWorks® QS wallbox power module HQRJ-WPM-6D-120 2-10 (per output), 26 total per module HomeWorks® wallbox power module HWI-WPM-6D-120 2-10 (per output), 26 total per module GRAFIK Eye® QS control unit QSGR-, QSGRJ-2-10 (per output), 26 total per module GRAFIK Eye® 3000 control unit GRX-3100-, GRX-3500-2-10 (per output), 26 total per module RPM-4U module (LCP, HomeWorks® QS, GRAFIK SystemsTM, Quantum®) HW-RPM-4U-120, LP-RPM-4U-120 2-26 (per output), 26 total per module RPM-4A module (LCP, HomeWorks® QS, GRAFIK SystemsTM, Quantum®) HW-RPM-4A-120, LP-RPM-4A-120 1-13 (per output), 26 total per module GP dimming panels Various 1-26 Ariadni CL 250W dimmer AYCL-253P-1-8 Diva CL 250W dimmer DVCL-253P- DCSCCL-253P-1-8 Nova T CL 250W dimmer NTCL-250-1-10 PATHLIGHTS STEALTH AND IMPACT TYPE: EL4 West End Aspen Residence HPC Submission 01.10.2024 2 1/8" 3/8" 2 5/8" 4 1/2" 3 3/4" 5 1/8" 1" Dia. Machined AluminumCanopy (Specify):5' or 25' Leads Machined Solid State Mini-Micro Cylinder Fixture with Integral Non-Dimming Driver (Specify CCT): e70 3W- 2.7K e71 3W- 3K e72 3W- 4K e73 3W- Amber (Specify Optics): "NSP," "SP," "MFL" or "ASY" (Specify Lens/Shielding Types): #11 Honeycomb Baffle #12 Soft Focus Lens #13 Rectilinear Lens (Specify Cap): "A", "B" or "C" 2 1/4" On Center 1" 2 3/4" Canopy Detail (2) Countersunk Holes for#8 Sized Mounting Hardware(Hardware By Others) Provide 12Volt A.C. Power from Remote Magnetic Transformer Specify Any Standard B-K Lighting Powder Coat Finish Revision "B" 03/02/18 DRAWING NUMBER YM-LED FIXTURE ON 1" WIDE CANOPY CUS-1940-0905/07/12 THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING IS STRICTLY FORBIDDEN. ALL DIMENSIONS INDICATED ON THIS SUBMITTAL ARE NOMINAL. CONTACT TECHNICAL SALES IF YOU REQUIRE MORE STRINGENT DIMENSIONAL SPECIFICATIONS. 188 EL0.04 LIGHTING CUTSHEETSproject:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: TYPE: EL5 West End Aspen Residence HPC Submission 01.10.2024 DATE: CATALOG NUMBER LOGIC: PROJECT:TYPE: THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN. 559.438.5800 | INFO@BKLIGHTING.COM | BKLIGHTING.COMMADE IN THE USA LITESTICK® STYLE ‘L’ LED CATALOG NUMBER LOGIC Example: LT-L - 18 - LED - e71 - VER - A18 - SF MATERIAL Aluminum SERIES LT-L - Litestick® Pathlight Style ‘L’ STEM LENGTH 3”, 6”, 12”, 18”, 24” SOURCE LED - with Non-Dimming Integral Driver* LED TYPE e70 - 3W LED/2700K e85 – 3W LED/2700K 90 CRI e71 - 3W LED/3000K e86 – 3W LED/3000K 90 CRI e72 - 3W LED/4000K e87 – 3W LED/3500K 80 CRI e73 - 3W LED/Amber FINISH (See page 2 for full-color swatches) Standard Finishes (BZP, BZW, BLP, BLW, WHP, WHW, SAP, VER) Premium Finish (ABP, AMG, AQW, BCM, BGE, BPP, CAP, CMG, CRM, HUG, NBP, OCP, RMG, SDS, SMG, TXF, WCP, WIR) Also available in RAL Finishes MOUNTING PP18B - 18” Power Pipe Stake with ‘B’ Cap** A18 - 18” Power Pipe with 18” Adjustable Stem (Must be specified with a 18” stem) PP-TRe20 - Power Pipe T with 18” Stake, TRe20 Electronic Transformer (105-300 VAC. 50/60 Hz. non- dimming)** OPTIONS SF - Stability Flange (For use with Power Pipe) IP66 RATED 12/06/2022 SKU-758 *Designed for use with 12 VAC. LED transformer. **For use up to 24” maximum overall height. SUB001102 TYPE: EL5 West End Aspen Residence HPC Submission 01.10.2024 DATE:PROJECT:TYPE: THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN. 559.438.5800 | INFO@BKLIGHTING.COM | BKLIGHTING.COMMADE IN THE USA Satin Black (BLP) Satin Bronze (BZP) Satin White (WHP) Black Wrinkle (BLW) Bronze Wrinkle (BZW) White Wrinkle (WHW) Ve rde (VER) Satin Aluminum (SAP) Cascade Mtn. Granite (CMG) Black Chrome (BCM) We athered Iron (WIR) Rocky Mtn. Granite (RMG) Beige (BGE) Clear Anodized Powder (CAP) Sierra Mtn Granite (SMG) We athered Copper (WCP) Antique Brass Powder (ABP) Cream (CRM) Aleutian Mtn Granite (AMG) Old Copper (OCP) Brown Patina Powder (BPP) Antique White (AQW) Te xtured Forest (TXF) Hunter Green (HUG) Sonoran Desert Sandstone (SDS) Natural Brass Powder (NBP) STANDARD FINISHES PREMIUM FINISHES Click Here to view larger, full-color swatches of all available finishes on our website. 18"(457mm) 18" (457mm)Power Pipe™ Stake OptionalStability Flange 1 5/8"(41mm) Specify 1 3/8"(35mm) 18" (457mm)Power Pipe™ Stake OptionalStability Flange A18 (Mounting Option)POWER PIPE (Mounting Option) 18" (457mm)Power Pipe™ Stake OptionalStability Flange 4 3/4" (120mm) Grade Specify Length24" Maximum(610mm) 1 3/8"(35mm) POWER PIPE ‘T’(Mounting Option) (51mm) 2" 11/16" (17mm)Lens Opening 1"Dia. (25mm) 4 1/4" (108mm) LITESTICK® STYLE ‘L’ LED IP66 RATED 12/06/2022 SKU-758 SUB001102 TYPE: EL5 West End Aspen Residence HPC Submission 01.10.2024 DATE:PROJECT:TYPE: Accessories (Configure separately) SPECIFICATIONS THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN. 559.438.5800 | INFO@BKLIGHTING.COM | BKLIGHTING.COMMADE IN THE USA ELECTRICAL PHYSICAL WATTAGE 3W LED WIRING PVC coated, 18AWG, 150V, 60°C rated and certified to UL 1838 standard. REMOTE TRANSFORMER For use with 12VAC remote transformer or magnetic transformers only. B-K Lighting cannot guarantee performance with third party manufacturers’ transformers. POWER PIPE WITH TRANSFORMER HOUSING Additionally features integral transformer housing fully machined from copper-free aluminum. High temperature, silicone ‘O’ Ring provides water-tight seal. Integral, TRe20 electronic transformer. 105-300VAC primary voltage. 50/60Hz. Non Dimming. 20VA maximum load. STYLE L style features clean, 90° transition from fixture to stem. MATERIALS Furnished in copper-free aluminum (6061-T6). BODY Unibody design is fully machined from solid billet and provides enclosed, water-proof wireway and integral heat sink for maximum component life. Integral knuckle for maximum mechanical strength. High temperature, silicone ‘O’ Ring provides water-tight seal. CAP Fully machined and accommodates one (1) lens or louver media. STEM Fully machined, 1” dia. with internal threads for maximum visual appeal. Available in configurable lengths to 72” maximum (with Anchor Base) and 48” maximum (with Power Pipe). LENS Shock-resistant, tempered glass lens is factory adhered to fixture cap and provides hermetically sealed optical compartment. LED Integrated solid state system and modular design with electrical disconnects allows for easy field upgrade and maintenance. High power, forward throw source complies with ANSI C78.377 binning requirements and exceeds ENERGY STAR® lumen maintenance requirements. LM-80 certified components. Integral, constant current driver. 12VAC/VDC input. 50/60Hz. Proprietary input control scheme achieves power factor correction and eliminates inrush current (limited to <250mA non-dimming). Output, overvoltage, open- circuit, and short circuit protected. Conforms to Safety Std. C22.2 No. 250.13-12. POWER PIPE Provides a clean transition from wiring system to fixture. Schedule 80, 18” PVC housing for direct burial into soil or concrete. Machined 2-1/4” dia. cap for fixture mounting. Optional 6” diameter, molded stability flange, which simplifies installation and projects into substrate to reinforce housing stability. For use with 12VAC remote transformer or magnetic transformers only. B-K Lighting cannot guarantee performance with third party manufacturers’ transformers. POWER PIPE WITH ADJUSTSTABLE MOUNT Features 18” Power Pipe and 18” stem which passes through a machined Delrin® bushing within the Power Pipe Cap. Three (3) stainless steel set screws secure fixture position (Not available with integral transformer). HARDWARE Tamper-resistant, stainless steel hardware. LOCK aiming screw screw is black oxide treated for additional corrosion resistance. FINISH StarGuard, our 15-stage chromate-free process cleans and conversion coats aluminum components prior to application of Class ‘A’ TGIC polyester powder coating and is RoHS compliant. Powder coat or metal finish options available for brass material and metal finish option only for stainless steel material. WARRANTY 5-year limited warranty. CERTIFICATION & LISTING ITL tested to IESNA LM-79. UL Listed. Certified to CAN/CSA/ANSI Standards. RoHS compliant. Suitable for indoor or outdoor use, in wet locations, and for installation within 4’ of the ground. IP66 Rated. Made in the USA with sustainable processes. TR SeriesTR Series Power PipePower Pipe UPMRMUPMRM LITESTICK® STYLE ‘L’ LED IP66 RATED 12/06/2022 SKU-758 SUB001102 TYPE: EL5 West End Aspen Residence HPC Submission 01.10.2024 DATE:PROJECT:TYPE: THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B-K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING IT MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K LIGHTING, INC. IS STRICTLY FORBIDDEN. 559.438.5800 | INFO@BKLIGHTING.COM | BKLIGHTING.COMMADE IN THE USA LAMP & DRIVER DATA (e70, e71, e72, e73) 04/22/2020 SUB-2582-03 LM79 DATA L70 DATA OPTICAL DATA BK No.CCT (Typ.) CRI (Typ.) Input Watts (Typ.) Minimum Rated Life (hrs.) 70% of initial lumens (L70) Beam Type Angle Delivered Lumens e70 2700K 80 3 50,000 Radial 360°h x 270°v 31 w/ Glare Shield 13 e71 3000K 80 3 50,000 Radial 360°h x 270°v 32 w/ Glare Shield 13 e72 4000K 80 3 50,000 Radial 360°h x 270°v 36 w/ Glare Shield 15 e73 Amber (590nm)~3 50,000 Radial 360°h x 270°v ~ DRIVER DATA Input Volts InRush Current Operating Current Operation Ambient Temperature 12VAC/DC 50/60Hz <250mA (non-dimmed)500mA -22°F-194°F (-30°C - 90°C) 189 EL2.01 LIGHTING PLAN -project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: MAIN LEVEL                                              project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611           no.: date: description:   EL2 EL2 EL1 EL1 EL1 EL1 EL1 EL5 EL5 EL5 EL1 EL4 EL4 EL4 EL3 EL1 2” aperture recessed round downlight, 2700K, full cutoff EL2 2 5/8” aperture recessed round downlight, 2700K, full cutoff EL3 2.59” x 2.75” Recessed steplight, 2700k, full cutoff EL5 1” dia. cylinder pathlight, 2700k, full cutoff EL4 Surface mounted 1” dia. cylinder sconce, 2700k, full cutoff 190 EL2.02 LIGHTING PLAN -project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611NOT FOR CONSTRUCTION 01/12/2024 HISTORIC PRESERVATION COMMISSION 1932 1st Ave., Suite 650 Seattle, WA 98101 niteolighting.com 206.456.4554 no.: date: description: UPPER LEVEL                                                          project:stamp/seal: sheet: title: checked by: drawn by: project manager: principal architect: revisions: job no.:WEST END RESIDENCE335 Lake Avenue Aspen, CO, 81611335 Lake Avenue Aspen, CO, 81611           no.: date: description:   EL1 EL1 EL4 EL4 EL1 2” aperture recessed round downlight, 2700K, full cutoff EL4 Surface mounted 1” dia. cylinder sconce, 2700k, full cutoff 191