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Home My WebLink Aboutagenda.apz.20250507AGENDA ASPEN PLANNING & ZONING COMMISSION May 7, 2025 4:30 PM, Council Chambers 3rd Floor, 427 Rio Grande Pl, Aspen I.ROLL CALL II.COMMENTS III.MINUTES III.A Draft Minutes 12/17/24 IV.DECLARATION OF CONFLICT OF INTEREST V.PUBLIC HEARINGS V.A Resolution #XX, Series of 2025 - 727 E. Bleeker Street, Special Review, Stream Margin, RDS VI.OTHER BUSINESS VI.A Resolution #XX, Series of 2025 - 2025 Q1 Fee-in-lieu Request VII.BOARD REPORTS VIII.ADJOURN minutes.apz.20241217 draft.pdf P&Z Memo_727 E Bleeker.pdf P&Z Resolution #XX, Series of 2025_727 E. Bleeker St._Final.pdf Exhibit A_727 E Bleeker_Special Review Criteria.pdf Exhibit B_ 727 E Bleeker_Stream Margin Review Criteria.pdf Exhibit C_RDS Staff Checklist_727 E Bleeker.pdf Exhibit D_Application.pdf Memo_2025 Q1 Fee in Lieu Request.pdf P&Z Resolution #XX, Series of 2025_2025 Q1 FIL.pdf Exhibit A_Title 26 Policy 01-2024 - Expedited provision of required affordable housing via fee-in-lieu.pdf Exhibit B_FIL Request Letter for 1380 Riverside Drive.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS 1 1 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met Revised January 9, 2021 2 2 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION DECEMBER 17, 2024 Commissioners in attendance : Charlie Tarver, Maryann Pitt, Tom Gorman, Eric Knight, Christine Benedetti, and Teraissa McGovern Staff present: Ben Anderson, Com Dev Director Jeffrey Barnhill, Senior Planner Kate Johnson, Assistant City Attorney Tracy Terry, Deputy City Clerk Commissioner Comments: None . Public Comments: None . Minutes: Mr. Gorman motioned to approve the minutes for October 1 5th, 2024 , and the motion was seconded by Mr. Knight. Ms. McGovern asked for a roll call vote. Roll call vote: Mr. Tarver, abstain; Ms. Pitt, yes; Mr. Gorman, yes; Mr. Knight, yes; Ms. Benedetti, yes; Ms. McGovern, yes. Motion passes 5-0. Disclosure of Conflicts of Interest: None Submission of Public Notice for Agenda Items: Ms. Johnson said that 633 W. Francis has noticing issues because it requires a continuance to comply with noticing requirements. 730 Bay Street and 232 E Main Street had proper noticing. Public Hearing, item 1: 232 E Main Street Ms. Johnson noted that there has been a request for continuation to February 4, 2025. Motion Ms. Pitt moved to continue 232 E Main St to February 4, 2025 ; Mr. Gorman seconded. Roll call vote: Mr. Tarver, yes; Ms. Pitt, yes; Mr. Gorman, yes; Mr. Knight, yes; Ms. Benedetti, yes; Ms. McGovern, yes. Motion passes 6 -0. Public Hearing, Item 2: 633 W. Francis, Replacement of Nonconforming Structures Ms. Johnson said proper notice was not made for this item, so she requested this item be continued to January 7, 2025. Motion Ms. Benedetti moved to continue 633 W. Francis to January 7, 2025 ; Mr. Knight seconded. Roll call vote: Mr. Tarver, yes; Ms. Pitt, yes; Mr. Gorman, yes; Mr. Knight, yes; Ms. Benedetti, yes; Ms. McGovern, yes. Motion passes 6 -0. 3 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION DECEMBER 17, 2024 Public Hearing, Item 3: 730 Bay Street, Replacement of nonconforming structure Applicant Presentation: Mike Kraemer with Kraemer Land Planning Mr. Kremer introduced himself, Garrett Larimer with Kraemer Land Planning, and Seth Hmielowski with Z Group Architecture & Interior Design. They represent the owner at 730 Bay Street. He went over the property background, site conditions, and an explanation about their request. The property is just under 37,000 sq ft and is in the R30 zone district. The subdivision has a PD overlay and has a steep slope on the northeast part of the property . 730 Bay Street was constructed in accordance with the subdivision approvals and duly issued building permits and the home is almost identical to when it was built in the 90’s. It was built under the floor area requirements of that time. Land use code changes have either been eliminated or changed, now making the home non -conforming regarding floor area only; the allowable floor area now is 5,016 square feet. The ir proposal is that 275 square feet of existing unfinished attic space will become a home office , convert the 5-foot 6 crawl space into a full height basement, reduce basement wall exposure, and add a two-level garage. They want to remove a large deck and spa to add new on grade patio and spa lowered into grade , remove or reconfigure front , side , and rear decks that count as calculatable floor area, and install a landscape wall and trees to screen home from Francis Street. All these changes reduce the floor area by 1778 sq uare feet. There will be no exterior changes to the property. Ms. Benedetti announced that she is within the 300-foot boundary of this property and needs to recuse herself. She left the meeting. Mr. Kraemer went on to say that the removal of the decks results in purposeful destruction and requires this review. The one criteria that is problematic is the read of 26.430.60b4 which states that staff recognize there is no hardship that hinders applicant from reasonable use o f this property if not approved. While this may be true , this application only addresse s a small part of this code section and what is missing is the respon se that the code state s “literal enforcement of the dimensional provisions of the zone district will cause unnecessary hardship upon the owner by proh ibiting reasonable use of the property”. The only reason this is being reviewed by P&Z is that due to code changes the structure is now non-conforming in terms of floor area only. Enforcing the zone district dimensional requirements for this property will require the applicant to further reduce sq uare footage by 900 square feet. To do this the applicant will have to make major structural changes and demolish exterior walls and build new ones, which will no longer qualify as a remodel and could possibly trigger demolition. The structure does not need to be demolished, only upgraded to meet current energy codes. The proposal to remove exterior massing that calculates against is a reasonable use of the property , finishing interior space that is already present in the attic, creating a full height subgrade basement where a crawl space exists and removing 1800 sq ft of floor area that cannot be recaptured are all completely reasonable uses of the property. Enforcing the R30 zone district dimensions when a remodel in floor area reduction is proposed and 40% demo is not triggered is unreasonable and creates hardship. Mr. Hmielowski said they are making a non-conforming structure more conforming . They are not scraping and replacing where all that debris is going into the landfill, it is an interior remodel where all the work is being done within the built environment. Everything on the outside is being done to meet that non-conformity and all the big things are being done inside, they are making it better from the outside and improv ing energy efficiency inside. 4 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION DECEMBER 17, 2024 Board Questions: Mr. Gorman asked if there are any variances being requested. Mr. Kremer said no. Mr. Gorman then asked if anything will be upgraded. Mr. Hmielowski replied yes. Mr. Tarver asked what the f loor area would be using the 1994 calculations. Mr. Kremer said he did not calculate that. Mr. Tarver then asked how much bigger the basement is getting. Zach replied it is getting bigger by 400 sq ft. Ms. McG overn asked what the actual interior square footage is in relation to the allowable square footage. Mr. Kremer replied that the decks account for a lot of floor area. Ms. McGovern asked if there was a conversation to bring the decks into 15 percent. Mr. Kremer replied that it was discussed but this is where they landed. Later in the meeting Mr. Kremer said they came up with the calculation she asked for, 5,551 sq ft. Staff Comments: Jeff Barnhill, Senior Planner Mr. Barnhill went over the project and the reviews. Staff find the proposal meets criteria 1,2, and 3, but not the non-conforming structures criteria. Staff recommends denial of the project. Board Questions: Mr. Tarver asked what the term countable means. Mr. Barnhill replied that the countable floor area does not include gross floor area, only what is countable by code. Mr. Gorman asked what constitutes hardship. Mr. Barnhill replied it will prohibit reasonable use of the property. Ms. Johnson said it can’t be self -created, and it must be of a type peculiar to the property. Mr. Gorman asked if the usage within the department has shifted over the years or is this long standing. Mr. Barnhill replied in general hardship is rarely supported by staff as the owner still has reasonable use of the property. Public Comment: Ryan Doremus said that there is a non-conforming structure issue on almost every house in town and it is very hard for them to meet the client, the city, and the codes needs. He said it is so hard to meet the hardship piece of the code so we will just keep having this conversation over and over again. He thinks this needs to be a bigger conversation because they are trying to save and remodel homes instead of scrape and build. Staff Rebuttal: Mr. Anderson said that the topic of hardship is central to land use code. From the staff’s perspective, he agrees with what has been said tonight. They have responded consistently and that is why these things are brought to the boards. Because the code changes overtime, there are things that are no longer allowable. It requires a lot of thinking and discussing. Staff and the applicants have to wrestle with it , and because they are trying to back remodels it makes it hard. 5 REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION DECEMBER 17, 2024 Applicant rebuttal to public comment: Mr. Kremer said thank you Ryan and offered to talk about the hardship part of the code. He wanted to be clear that they are not requesting a variance, they are saying in the non-conforming chapter, subsection 4, it says literal enforcement of the dimensional provisions of the zone district would cause unnecessary hardship upon the owner by prohibiting reasonable use of the property. He is saying if they enforce the R30 zone district floor area on the project, they cannot comply with that without lopping off significant parts of the structure and to require that is unreasonable and a hardship. Board Discussion: Mr. Tarver said they made a comment that they would have to lop off walls, but that is only Ms. Pitt said there are a lot of layers to this, but the overall sense is that they are trying to do some revisions; they want it to be more compliant and more energy efficient, those things are positive to the community. They are expanding and retracting, and we are talking about 100 sq ft here. It sounds like they are doing the right things to make it worthwhile. Mr. Gorman said the project is clearly short of being a perfect project in the eyes of Community Development Com Dev eyes. He said to him it is a question of whether it meets enough of the goals of Community Development to overlook the imperfections. 3 of the 4 criteria are met and the dim variations works in favor with the reduction of the decking, so do we insist on perfection or take something that may be a compromise. Mr. Knight said it’s tough, but he would have to agree with the city that the hardship hasn’t been met. Mr. Tarver said you buy a house and want to do something with it you have to follow the new rules. He said he probably will not approve. Ms. McGovern said the application clearly complies with the first 3. She thinks literal enforcement does not prohibit reasonable use. The one caveat is the slope and that is the only thing that gets them close to hardship. She would have liked to see that they reduced and got as close as possible to compliance. Ms. McGovern asked the applicant if they would like to continue the hearing to work on the project more with staff. Mr. Kremer said yes, they would like to continue to keep working on it. Motion Mr. Tarver moved to continue 730 Bay Street to February 4, 2025; Mr. Gorman seconded. Roll call vote: Mr. Tarver, yes; Ms. Pitt, yes; Mr. Gorman, yes; Mr. Knight, yes; Ms. McGovern, yes. Motion passes 5-0. Adjourn: Ms. Pitt motioned to adjourn ; Mr. Tarver seconded. All in favor. Tracy Terry, Deputy City Clerk 6 Page 1 of 6 Staff Memo – 727 E. Bleeker Street MEMORANDUM TO: City of Aspen Planning and Zoning Commission FROM: Haley Hart, Long Range Planner MEMO DATE: May 1st, 2025 MEETING DATE: May 7th, 2025 RE: Top of Slope Determination via Special Review, Stream Margin Review, RDS Resolution #XX, Series of 2025 – 727 E. Bleeker Street APPLICANT/OWNER: Rebecca and Lee Jackson ROHL LLC, 727 E. Bleeker St. REPRESENTATIVE: Adam Link, Bryan May Architecture LOCATION: 727 E. Bleeker Street, Subdivision: Creektree Condos, Unit 727 CURRENT ZONING & USE This property is located in the Medium-Density Residential (R-6) Zone District and is developed with an existing duplex. PROPOSED LAND USE: The Applicant requests an Alternative Top of Slope Determination from what is specified by the City of Aspen Stream Margin Map which requires a Special Review. Additionally, the applicant requests Stream Margin Review due to proposed redevelopment on site and RDS approval. Stream Margin Review and the RDS for this application is an administrative application, but the applicant has requested a combined review by the Planning & Zoning Commission. STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission approve the request for an Alternative Top of Slope Determination via Special Review, Stream Margin Review, and Residential Design Standards (RDS) approval subject to the draft Resolution. Figure 1. 727 E. Bleeker Street Location 7 Page 2 of 6 LAND USE REQUEST AND REVIEW PROCEDURES: The Applicant requests the following land use approvals from the Planning and Zoning Commission: • Section 26.435.040.E - Special Review: An application requesting an appeal of the Stream Margin Map’s Top of Slope Determination requires Special Review by the Planning and Zoning Commission. The Planning and Zoning Commission is the final review body. • Section 26.435.040.C - Stream Margin Review: An application requesting development within one hundred (100) feet from the high-water line of the Roaring Fork River which does not meet Exemption criteria, requires Stream Margin Review by the Community Development Director. The applicant requests a combined review therefore the Planning and Zoning Commission is the final review body for this site-specific approval. • Section 26.410 - Residential Design Standards: The City's Residential Design Standards are intended to ensure redevelopment of residential properties create a strong connection between residences and streets; ensure buildings provide articulation to break up bulk and mass; and preserve historic neighborhood scale and character. This applicant requests a combined review of RDS from the Planning and Zoning Commission although the proposed remodel is in compliance with the administrative review path for the half duplex remodel. The Planning and Zoning Commission is the final review body for this site-specific approval. SUMMARY OF PROJECT: Existing Conditions: 727 E. Bleeker Street is in the Medium Density Residential (R-6) Zone District and is part of the Creektree Subdivision/PD (Plat memorialized in Book 12, Page 20). The applicant is the owner of half a duplex on Lot 4 as defined in the First Amended Plat Creektree Subdivision, (Recorded in Book 37, Page 55). Located along the Roaring Fork River, existing improvements consist of the duplex which is entirely within the established Top of Slope demarcation pursuant to the City of Aspen adopted Stream Margin map on Page 5 (see Figure 2). The site improvements pre-date the City’s Stream Margin map. Property topography is sloping leading down to the Roaring Fork River. Figure 2. City of Aspen Stream Margin Map (2002), Page 5 8 Page 3 of 6 STAFF COMMENTS: Currently, the duplex is within the Top of Slope and 100-foot Stream Margin Review Area. Redevelopment plans are proposed for the western half of the duplex, 727 E. Bleeker St. which entails a Stream Margin Review in addition to the applicants request for an Alternative Top of Slope Determination via Special Review and Residential Design Standards Review. It is the applicant’s intent to amend the Top of Slope to ensure that redevelopment is done in compliance with Stream Margin standards. The applicant requests Special Review to determine a new Top of Slope which has been reviewed by City of Aspen Engineering, and a Stream Margin Review as the development does not meet the exemption criteria because the redevelopment adds more than 10% to the existing floor area and eight trees are proposed to be removed within the building envelope. The applicant additionally requests Residential Design Standards approval in this combined application. The standards are in compliance and no variations are needed for RDS. The following redevelopments are proposed for the residence: • Removal of eight (8) Aspen trees within the building envelope and out of the setbacks • Interior expansion of lower-level bedrooms, master bedroom, and dining/living area (available floor area has been confirmed) • New development of an exterior deck on the west side of the building (within building envelope) • Relocation of spa to proposed west deck • Demolition of existing Level 3 deck (total demolition will not meet the 40% threshold) • New exterior materials/siding, replacement of some windows, and new roofing in location of demolished Level 3 deck If approved for Alternative Top of Slope, the redevelopment will be entirely outside of the Top of Slope, which subsequently will meet Stream Margin Review Criteria. Figure 3 and 4. Current and Proposed Site Plan Figure 3: Current Figure 4: Proposed 9 Page 4 of 6 Special Review: Section 26.435.040.E - Special Review, requires an application seeking an appeal of the Stream Margin Map’s Top of Slope designation be processed as a Special Review. The criteria for seeking a variance from the adopted Top of Slope Map requires a surveyor to make an alternative determination which is substantiated by the City Engineering Department. There are two (2) review criteria associated with Special Review for an alternative Top of Slope Determination, Section 26.435.040.E and are included in Exhibit A. The City of Aspen’s Top of Slope map was established via survey and published in 2002. This survey mainly used LIDAR data at a city-wide scale. This codified Top of Slope map reflects site conditions in most cases, but in areas with heavy trees, or with multiple riverbank benches, the top of slope map can deviate from site specific conditions. In the case of 727 E. Bleeker Street, the existing Top of Slope, as determined from the existing map, bifurcates the property in a way that does not match the on-stie conditions nor allows the property owner to redevelop the property in a compliant way due to the relationship of the existing development to the Roaring Fork River. An adjusted Top of Slope was discussed on site with a member from the Engineering Department, the applicant's surveyor, and the applicant's planning team to determine an accurate, site specific Top of Slope. See Figure 5 for the proposed Top of Slope and 15-foot Setback. To meet review criteria 26.435.040.E.1, the Top of Slope determination site plan was submitted by a licensed surveyor and referred to the City of Aspen Engineering for review. The proposed Top of Slope as presented, is what was discussed and agreed upon between the Engineering Staff member and the applicant. Staff finds that the proposal meets the standards of Land Use Code Section 26.435.040.E - Special Review. The sole condition for this approval is in regards to Utility Easements from engineering and has been included in the Resolution. Figure 5. Proposed Top of Slope and 15-foot Setback 10 Page 5 of 6 Stream Margin Review: Section 26.435.040.C - Stream Margin Review, applies to areas located within one hundred (100) feet, measured horizontally, from the high-water line of the Roaring Fork River and its tributary streams or within the 100-year floodplain as determined by FEMA (also called the special flood hazard area). The proposed property is entirely within the 100-foot high-water line. Stream Margin Review requires the applicant to meet eleven (11) criteria as found in Exhibit B. Development in these areas is subject to heightened review as to reduce and prevent property loss by flood while ensuring the natural and unimpeded flow of watercourses. Review encourages development and land uses that preserve and protect existing watercourses as important natural features such as the riparian zone as well as development which may impede on aesthetics. Criteria addressing the Top of Slope, Top of Slope Setback and 45-degree angle height limitation provides improved experiences along the river corridor for recreational users as to limit mass and bulk into the view plane from the Roaring Fork River (see Figure 6). The application complies with all applicable review criteria if Top of Slope determination via Special Review is approved. The Top of Slope determination is an important factor in determining if Stream Margin Review is met due to the fact that the existing improvements will no longer be within the Top of Slope and Top of Slope 15-foot Setback. The other condition stated in the resolution in response to Stream Margin Review Criteria is regarding outdoor lighting. No exterior lighting improvements are proposed in the redevelopment plan. Staff has included a condition that lighting shall comply with Section 26.512 – Outdoor Lighting, at time of permit submission and is a condition of approval to ensure compliance. The Planning and Zoning Commission will determine if the proposal meets the criteria for a Special Review and Stream Margin Review as this is a combined review. The Commission is the final review authority. Residential Design Standards Review: RDS per Chapter 26.410, RDS is required for the proposed alterations. RDS is intended to achieve connection to the street, response to neighboring properties, and reflect traditional building scale. Although the improvements at 727 E. Bleeker Street are entirely recessed behind neighboring properties and not seen from the street, the criteria still apply. Staff found that all applicable RDS criteria to meet the standards as seen in Exhibit C. Although this review could have been done administratively, the applicant requests that it be combined with the Stream Margin and Special Review by the Planning and Zoning Commission. Figure 6. 45-degree Angle Height Limitation 11 Page 6 of 6 REFERRAL COMMENTS: Engineering: Utility Easements will be required at the time of building permit pursuant to Sec. 2.1.5 of the Water Distribution Standards and Sec. 1.9 of the Electric Standards for all public utilities not located within easements on the property. Planning: All outdoor lighting shall comply with Section 26.512 – Outdoor Lighting at time of permit submission. RECOMMENDATION: The Community Development Department Staff recommends the Planning and Zoning Commission approve the request for Special Review for an Alternative Top of Slope Determination, Stream Margin Review and Residential Design Standards Review. RECOMMENDED MOTION: “I move to approve Special Review for an Alternative Top of Slope Determination, Stream Margin Review, and Residential Design Standards Review subject to the conditions as stated in Resolution #XX, Series of 2025.” ATTACHMENTS: Exhibit A – Stream Margin Special Review, Top of Slope Determination Criteria Exhibit B – Stream Margin Review Standards Criteria Exhibit C – Residential Design Standards Review Exhibit D – Application 12 P&Z Resolution #XX, Series 2025 727 E. Bleeker Street Page 1 of 3 RESOLUTION #XX SERIES OF 2025 A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING SPECIAL REVIEW FOR AN ALTERNATIVE TOP OF SLOPE DETERMINATION, STREAM MARGIN REVIEW, AND RESIDENTIAL DESIGN STANDARDS REVIEW FOR THE PROPERTY LEGALLY DESCRIBED AS CREEKTREE CONDOS, UNIT 727, ASPEN, COUNTY OF PITKIN, STATE OF COLORADO, COMMONLY KNOWN 727 EAST BLEEKER STREET Parcel ID No: 2737-073-60-007 WHEREAS, the Community Development Department received an application from Rebecca and Lee Jackson, ROHL LLC, 727 E. Bleeker St (Applicant) on January 14, 2025, represented by Adam Link, Bryan May Architecture (Representative), for Special Review for an Alternative Top of Slope Determination, Stream Margin Review, and Residential Design Standards Review pursuant to Land Use Code Section’s 26.435.040.E - Special Review, 26.435.040.C - Stream Margin Review, and 26.410 – Residential Design Standards; and, WHEREAS, the Community Development Department Staff reviewed the application for redevelopment of one-half of a duplex residence for compliance with the applicable review standards; and, WHEREAS, the Community Development Department referred the Application to the City of Aspen Engineering Department and the City of Aspen Parks Department; and, WHEREAS, the City of Aspen Engineering Department, the applicant's surveyor, and the applicant's planning team met on-site and determined from the existing map, the current Top of Slope bifurcates the property in a way that does not match the on-stie conditions, and an adjusted Top of Slope was discussed on site; and, WHEREAS, the City of Aspen Engineering Department, Representative, and Applicant discussed and agreed upon a proposed Top of Slope and approves such proposed changes to the Top of Slope with conditions; and, WHEREAS, upon review of the application and the applicable Land Use Code standards, the Community Development Director recommended approval of the Special Review for an Alternative Top of Slope Determination with conditions, Stream Margin Review with conditions, and Residential Design Standards Review to the Planning and Zoning Commission as a combined review; and, WHEREAS, the Planning and Zoning Commission reviewed a request for a Special Review for an Alternative Top of Slope, Stream Margin Review, and Residential Design Standards, at a duly noticed public hearing on May 7th, 2025; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public notice submitted to the record; and, 13 P&Z Resolution #XX, Series 2025 727 E. Bleeker Street Page 2 of 3 WHEREAS, the Planning and Zoning Commission finds the request to meet the Review Criteria for Special Review for an Alternative Top of Slope (Section 26.435.040.E), Stream Margin Review (Section 26.435.040.C), and Residential Design Standards (26.410) reviews; and, WHEREAS, during a duly noticed public hearing on May 7th, 2025, the Planning and Zoning Commission approved Resolution #XX, Series of 2025, by a XX to XX (X - X) vote, approving Alternative Top of Slope as shown in Exhibit A, Stream Margin Review for the development as shown in Exhibit C, and Residential Design Standards Review as shown in Exhibit B, and as identified herein. NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Conditions of Approval A portion of the lot is within the Stream Margin Review Area as established by Section 26.435.040.C. and the newly adopted Top of Slope as set forth in Exhibit A. The proposed remodel as depicted in Exhibit C, meets Stream Margin Review Criteria and Residential Design Standards with the following conditions which shall be met prior to the issuance of a building permit: A. Utility Easement: Utility Easements will be required at the time of building permit pursuant to Sec. 2.1.5 of the Water Distribution Standards and Sec. 1.9 of the Electric Standards for all public utilities not located within easements on the property. B. Outdoor Lighting: All outdoor lighting shall comply with Section 26.512 – Outdoor Lighting at time of permit submission. Section 2: 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 and the Planning and Zoning Commission, 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: 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: 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: 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 14 P&Z Resolution #XX, Series 2025 727 E. Bleeker Street Page 3 of 3 a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, approved this 7th day of May 2025. Approved as to form: Approved as to content: __________________________ ______________________________ Jim True, Special Council Teraissa McGovern, Chair Attest: _______________________________ Tracy Terry, Deputy Clerk Exhibit A - Approved Alternative Top of Slope (Recorded) Exhibit B – Approved Residential Design Standards (Recorded) Exhibit C - Approved Plans (Recorded) 15 15' T O P O F S L O P E SETB A C K IVB IVB IVB D W W E E E E E (N0°59'13"E 24.71') S75° 0 9 ' 1 1 " E 1 9 8 . 0 0 ' N64°48'19"E 27.14' S69 ° 1 9 ' 4 1 " E 7 8 . 1 1 ' S 3 6 ° 1 7 ' 0 0 " E 6 0 . 0 0 ' S 4 7 ° 3 0 ' 0 0 " E 3 5 . 3 0 ' S4 1 ° 0 8 ' 0 0 " W 2 2 2 . 5 0 ' N 1 4 ° 5 0 ' 4 9 " E 1 0 0 . 0 0 ' N49°58'47"E 21.71' N5 2 ° 5 7 ' 3 9 " E 4 7 . 0 2 ' N 5 0 ° 1 4 ' 1 1 " W 1 1 8 . 3 2 ' N59°18'00"W 56.37' N75° 0 9 ' 1 1 " W 1 4 9 . 9 8 ' N0°57'35"E 24.72' FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (5.0' WITNESS CORNER) SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (30.0' WITNESS CORNER) FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 (APPARENT 20.0' WITNESS CORNER) SITE BENCHMARK FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 ELEVATION: 7895.71 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 LOT 4 21, 3 5 1 S Q . F T . O R 0.4 9 0 A C . ± LOT 2 LOT 3 20' W I D E C I T Y O F A S P E N A C C E S S E A S E M E N T PLAT B O O K 3 7 , P A G E 5 4 APPA R E N T TOP O F S L O P E APPAR E N T HIGH W A T E R L I N E 1 5 . 0 ' NGS CONTROL MONUMENT "S-159" ( T I E N 4 2 ° 0 7 ' 1 6 " W 1 0 1 2 1 . 3 8 ' ) ( T I E S 3 9 ° 5 2 ' 4 4 " E 2 7 2 7 . 6 4 ' ) CITY OF ASPEN CONTROL MONUMENT "GPS-18" ROA R I N G FORK RIVER 729 727 BUIL D I N G E N V E L O P E PLAT B O O K 3 7 P A G E 5 4 - 5 5 N. SP R I N G ST R E E T 5.0 ' TRASH ENCLOSURE TRASH ENCLOSURE ASPHALT PARKING CONCR E T E BASI S O F B E A R I N G S 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7 8 9 2 7896 7897 E. BL E E K E R S T R E E T RETA I N I N G W A L L ( T Y P . ) FLOOD ZONE AE BOUNDARY BASE FLOOD ELEVATION: 7889 (FLOODWAY) ZON E X ZON E A E CITY O F A S P E N STREA M M A R G I N R E V I E W BOUN D A R Y SITE 15' TOP O F S L O P E SETBACK W W E E E E 1 2 3 4 5 6 7 8 9 10 11 12 13 1415 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 16 . 0 ' 3.6' 8. 5 ' 2 1 . 8 ' 12.7 ' 1 4 . 3 ' 9.0' 2 1 . 2 ' 30 . 0 ' 21.4' 729 727 SPA AC U N I T S DECK: 7903.83 FFE: 7903.96 FFE: 7899.28 FFE: 7894.26 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7896 7897 FLA G S T O N E S T E P S LOWER L E V E L W A L L O.H. T.O.B. 12. 1 ' 36. 4 ' F L A G S T O N E W A L K LWR. DECK: 7896.59 ASPH A L T PAR K I N G TREE HOUSE STEPS 727 E. BLEEKER STREET, ASPEN 3-STORY CONDOMINIUM B O U L D E R S WOOD RETAINING WALL SURVEYOR'S CERTIFICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. NOTES: 5. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE, ANY EXCEPTIONS TO TITLE THAT MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN REVIEWED BY TRUE NORTH COLORADO, LLC. 8. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88) REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88. CONTOUR INTERVAL EQUALS 1 FOOT. 9. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONES AE & X ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 08097C0354E WITH AN EFFECTIVE DATE OF AUGUST 15, 2019. 10. ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. LOT 4 - CREEKTREE SUBDIVISION P.U.D. UNIT 327 - CREEKTREE CONDOMINUIMS SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PM COUNTY OF PITKIN, STATE OF COLORADO IMPROVEMENT SURVEY PLAT W/TOPOGRAPHY TRUE NORTH COLORADO LLC. A LAND SURVEYING AND MAPPING COMPANY P.O. BOX 614 - 386 MAIN STREET UNIT 3 NEW CASTLE, COLORADO 81647 (970) 984-0474 www.truenorthcolorado.com PROJECT NO: 2024-318 DATE:DECEMBER 06, 2024 DRAWN LDV SURVEYED GBL/DJB SHEET 1 OF 1 TRUENORTH A LAND SURVEYING AND MAPPING COMPANY SLOPE LEGEND 20% TO 30% 30% TO 40% 40% & GREATER 0% to 20% TREE TYPE TRUNK DRIP 1 COTTONWOOD 16'' 30' 2 CONIFEROUS 12'' 24' 3 CONIFEROUS 10'' 16' 4 ASPEN 6'' 10' 5 CONIFEROUS 7'' 12' 6 ASPEN 11'' 18' 7 CONIFEROUS 12''20' 8 CONIFEROUS 7'' 12' 9 CONIFEROUS 11'' 18' 10 CONIFEROUS 7''12' 11 CONIFEROUS 8'' 14' 12 ASPEN 7'' 12' 13 ASPEN 7''12' 14 ASPEN 10'' 16' 15 ASPEN 7''12' 16 ASPEN 8'' 13' 17 ASPEN 8'' 13' 18 ASPEN 10'' 16' 19 ASPEN 8''14' 20 ASPEN 5''8' 21 ASPEN 7''12' 22 ASPEN 5'' 10' 23 CONIFEROUS 11'' 18' 24 CONIFEROUS 5'' 8' 25 CONIFEROUS 8''14' 26 CONIFEROUS 8'' 14' 27 CONIFEROUS 7''12' 28 COTTONWOOD 18'' 32' 29 CONIFEROUS 12'' 20' 30 ASPEN 7''12' 31 ASPEN 7''12' 32 ASPEN 5''8' 33 COTTONWOOD 13''28' VICINITY MAP SIGN WATER LINE TELEPHONE LINE GAS LINE CATV LINE ELECTRIC LINE WATER VALVE DYH FIRE HYDRANT GAS METER ELECTRICAL METER G LEGEND E MAILBOX IRRIGATION VALVE BOXIVB SEWER LINE PROPERTY DESCRIPTION: DETAIL 20' 10'40' SCALE: 1" = 20' 0 N N TREE CHART SEE DET A I L ELECTRICAL TRANSFORMER WV D STORM SEWER MANHOLE ELECTRIC VAULTE TELEPHONE PEDESTAL S SANITARY MANHOLE Exhibit A - Approved Alternative Top of Slope 16 Exhibit B - Approved Residential Design Standards 17 Exhibit B - Approved Residential Design Standards 18 I V B D W WEEE E E 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 27 28 29 30 31 32 33 78 99 7898 7 8 97 7 8 95 78 96 7 8 9 0 78 9 7 7894 7 8 9 2 7896 7897 100 8000.000 SET 101 8000.000 SET 102 8000.000 SET 1 A5.01 REMOVE TREE T . O . S L O P E S E T B A C K 1 5 ' - 0 " R O A R I N G F O R K R I V E R (E) DECK 727 E. BLEEKER 729 E. BLEEKER (E) DECK (N) HOT TUB (N) DECK (N) DECK (E) DECK (E) DECK TREES TO BE REMOVED 2 A5.03 9 16 18 17 1514 13 128 21 22 28 30 31 19 20 7 6 5 4 3 2 11 10 23 24 25 26 27 33 1 29 32 TREE CHART 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 27 28 29 30 31 32 33 TREE #TYPE COTTONWOOD CONIFEROUS CONIFEROUS ASPEN CONIFEROUS ASPEN CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS COTTONWOOD CONIFEROUS ASPEN ASPEN ASPEN COTTONWOOD TRUNK SIZE 16" 12" 10" 6" 7" 11" 12" 7" 11" 7" 8" 7" 7" 10" 7" 8" 8" 10" 8" 5" 7" 5" 11" 5" 8" 8" 7" 18" 12" 7" 7" 5" 13" REMAIN/ REMOVE REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMOVE REMOVE REMOVE REMOVE REMAIN REMOVE REMOVE REMAIN REMAIN REMOVE REMOVE REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:31 AM 1/8" = 1'-0" A1.03 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE ENLARGED SITE PLAN - PROPOSED SCALE: PLAN NORTH TRUE NORTH A1.03 1/8" = 1'-0" 1 SITE PLAN - ENLARGED - PROPOSED 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B Exhibit C - Approved Plans 19 Exhibit A Special Review Criteria Sec. 26.435.040. Stream margin review. E. Special review. An application requesting a variance from the stream margin review standards or an appeal of the Stream Margin Map's top of slope determination, shall be processed as a special review in accordance with common development review procedure set forth in Chapter 26.304. The special review shall be considered at a public hearing for which notice has been published, posted and mailed, pursuant to Subsection 26.304.060.E.3 Paragraphs a, b and c. Review is by the Planning and Zoning Commission. A special review from the stream margin review determination may be approved, approved with conditions or denied based on conformance with the following review criteria: 1. An authorized survey from a Colorado professionally licensed surveyor shows a different determination in regard to the top of slope and 100-year flood plain than the Stream Margin Map located in the Community Development Department and filed in the City Engineering Department; and Staff Response: The Applicant is proposing a new top of slope determination and has submitted a survey from a licensed surveyor showing the proposed Top of Slope and 100- year flood plain. The top of slope determination site plan was submitted by a licensed surveyor and referred to the City of Aspen Engineering for review. The proposed top of slope as presented, is what was discussed and agreed upon between the Engineering Staff member and the applicant. The Engineering Department has confirmed the proposed alternative Top of Slope as sufficient and consistent with the alternative. Staff finds this criterion to be met. 2. The proposed development meets the stream margin review standard(s) upon which the Community Development Director had based the finding of denial. Staff Response: Not applicable as applicant is proceeding with Stream Margin Review. 20 Exhibit B Stream Margin Review Standards Criteria Section 26.435.040.(c). Stream Margin Review Standards. No development shall be permitted within the stream margin of the Roaring Fork River unless the Community Development Director makes a determination that the proposed development complies with all requirements set forth below: (1) It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base flood elevation increase caused by the development; and Staff response: Criteria is not applicable as proposed redevelopment is not within the proposed Special Flood Hazard Area (aka 100 Year Flood Plain) or Top of Slope 15-foot setback. Staff finds this criterion not to be applicable. (2) The adopted regulatory plans of the Open Space and Trails Board and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fisherman's easement granting public fishing access within the high water boundaries of the river course shall be granted via a recorded "Fisherman's Easement;" and Staff response: Staff finds this criterion not to be applicable. (3) There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of a specifically defined building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040(f)(1); and Staff response: There are no slope grade changes proposed, or vegetation removed outside of the setbacks or within the Special Flood Hazard Area (aka 100 Year Flood Plain) or Top of Slope 15-foot setback. Eight (8) Aspen trees are proposed to be removed from the western side of the property (demarcated by the red ‘X’ in Figure 1) to accommodate the remodel which is entirely within the building envelope (Book 37, Page 54-55). The applicant will replace/replant the trees per City of Aspen requirements. Parks is in support of the tree removal and finds the tree removal will not cause damage or slope grade changes. There are no conditions for this criteria. Staff finds this criterion to be met. 21 Exhibit B Stream Margin Review Standards Criteria (4) The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; and Staff response: The proposed improvements do not pollute nor interfere with natural changes to the river. A CMP will be prepared by the general contractor. Drainage for the redevelopment, including the newly located spa on the western deck, will be appropriately done by a plumber or pool specialist. The spa is not located within the Special Flood Hazard Area or Top of Slope 15-foot setback and is entirely within the building envelope. Staff finds this criterion to be met. (5) Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; and Figure 1: Proposed Site Plan - red ‘X’ demarcates tree removal within Building Envelope 22 Exhibit B Stream Margin Review Standards Criteria Staff response: No alterations or relocations of the water course are proposed. Staff finds this criterion to be not applicable. (6) A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished; and Staff response: No alterations or relocations of the water course are proposed. Staff finds this criterion to be not applicable. (7) Copies are provided of all necessary federal and state permits relating to work within the 100-year flood plain; and Staff response: No new development is proposed within the 100-year Flood Plain. Staff finds this criterion to be not applicable. (8) There is no development other than approved native vegetation planting taking place below the top of slope or within fifteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year flood plain elevation of the Roaring Fork River shall be determined by the Stream Margin Map located in the Community Development Department and filed at the City Engineering Department; and Staff response: No development is taking place below the proposed Top of Slope or 15-foot setback per the Special Review. Staff finds this criterion to be not applicable if a new Top of Slope is approved through Special Review. Figure 2: Proposed Top of Slope and 15-foot Setback 23 Exhibit B Stream Margin Review Standards Criteria (9) All development outside the fifteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level at the top of slope. Height shall be measured and determined by the Community Development Director using the definition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure "A"; and Staff response: All proposed development is outside of the 15-foot setback if the proposed top of slope is approved via Special Review. The current and proposed development does not exceed the 45-degree angle height limitation (see Figure 2). Staff finds this criterion to be met. (10) All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; and Staff response: No exterior lighting improvements are proposed, and lighting will comply with Section 26.512 – Outdoor lighting. A condition that lighting will comply with all lighting code standards at time of permit submission will be set as a condition of approval. Staff finds this criterion to be met with conditions. (11) There has been accurate identification of wetlands and riparian zones Staff response: All wetlands and riparian zones are located on the improvements survey plat. Staff finds this criterion to be met. Figure 3: 45-degree Angle Height Limitation 24 Residential Design Standards Administrative Compliance Review Staff Checklist - Single Family and Duplex Standard Complies Alternative Compliance Does Not Comply N/A Sheet #(s)/Notes B.1.Articulation of Building Mass (Non-flexible) B.2.Building Orientation (Flexible) B.3.Build-to Requirement (Flexible) B.4.One Story Element (Flexible) C.1.Garage Access (Non-flexible) C.2.Garage Placement (Non-flexible) C.3.Garage Dimensions (Flexible) Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Address: Parcel ID: Zone District/PD: Representative: Email: Phone: Page 1 of 2 Approved: (Approved plans/elevations attached) 25149 Standard Complies Alternative Compliance Doesn’t Comply N/A Sheet #(s)/Notes C.4.Garage Door Design (Flexible) D.1.Entry Connection (Non-flexible) D.2.Door Height (Flexible) D.3.Entry Porch (Flexible) E.1.Principle Window (Flexible) E.2.Window Placement (Flexible) E.3.Nonorthogonal Window Limit (Flexible) E.4.Lightwell/Stairwell Location (Flexible) E.5.Materials (Flexible) Residential Design Standards Administrative Compliance Review Staff Checklist Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Page 2 of 2 Approved: 26150 727 E. BLEEKER, ASPEN CO 81611 REVISION B Table of Contents 01 01 30 31 The proposal seeks RDS and Stream Margin approval for a 519sf addition to an exiting three level, 5,038sf duplex. The existing building structure consists of wood structural framing, painted wood siding, TPO roof membrane and aluminum windows. All proposed new building elements will match existing style and color, including railings, siding and roofing material. All new windows will match existing style and color. 32 02 PRE-APPLICATION CONFERENCE SUMMARY PRE-25-004 DATE: January 9, 2025 PLANNER: Jeffrey Barnhill | jeffrey.barnhill@aspen.gov | 970.925.2752 REPRESENTATIVE: Adam Link | Bryan May Architecture | adam@bryanmayarchitecture.com | 970.300.2086 PROJECT LOCATION: 727 E Bleeker Street; Creektree Subdivision/PUD PARCEL ID: 2737-073-60-007 REQUEST: Stream Margin Review, Residential Design Standards, and Associated Reviews DESCRIPTION: 727/729 E Bleeker Street is located in the Medium-Density Residential (R-6) zone district with a Planned Development (PD) overlay. The property contains a duplex residence. The applicant proposes several changes to 727 E Bleeker Street. These include changes to the exterior of the structure and changes that will affect the floor area on site. Exterior changes to the home will be reviewed against the Residential Design Standards by Planning staff. These changes include: new decking, new stairs, new flat roofs and parapets, and additional exterior work. Almost the entire parcel on which redevelopment is proposed is located within the 100’ stream margin review area. The applicant has indicated that the development will involve the removal of trees requiring a tree removal permit. This will trigger a full stream margin review to be reviewed Administratively by Planning staff (26.435.040.C). A portion of the existing development appears to be situated below the 15’ top of slope setback and in the side yard setback, and is considered to be a pre-existing non-conforming structure. Non-conformities that have been legally established may be maintained but may not be expanded upon. Similarly, if the non-conforming aspect of the building is demolished, any replacement must comply with the stream margin review requirements. It appears that the applicant is interested in relocating an existing hot tub and replacing the decking material of a deck that is located in the setback. Pursuant to 26.312.030 – Non-conforming structures normal maintenance to nonconforming structures may be performed without affecting the authorization to continue as a nonconforming structure. The applicant should show how replacing the decking material is normal maintenance. If they cannot it may be subject to Special Review. If the applicant requires a variance from the standards outlined in 26.435.040.C, then a special review with the Planning and Zoning Commission can be requested. This pre-app is written assuming that no variance is required, and the requirements of section 26.435.040.C can be met. Land Use Code Section(s) Section Number Section Title 26.304 Common Development Review Procedures 26.410.030 Residential Design Standards 26.435.040 Stream Margin Review 26.575.020.(c) Measuring Net Lot Area 26.710.040 Medium-Density Residential (R-6) zone district 34 For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code REVIEW BY: Staff for Application Completeness, Planning and Zoning Commission for approval PUBLIC HEARING: Yes, Planning and Zoning Commission PLANNING FEES: $1,300 deposit for four hours of Planning review time REFERRAL FEES: $2,140 flat fee of Engineering review time (Admin, Major NOA) $650 flat fee for Parks Department Review TOTAL DEPOSIT: $4,090 (additional/lesser planning hours are billed/refunded at a rate of $325/hour) APPLICATION CHECKLIST Below is a list of submittal requirements for this review. Please email the entire application as one pdf to cdehadmins@aspen.gov. Include PRE-25-004 in the subject line.  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 to the land use application package).  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Written responses to the applicable review criteria.  A site improvement survey (no older than a year from submittal) including topography, existing structures, and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. The survey is also required to depict all steep slopes on site, the 100 year flood plain, the top of slope, the high water mark of the Roaring Fork River, and any easements on the property. 35  Existing and proposed floor area calculations for both halves of the duplex according to 26.575.020 – Calculations and Measurements.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. (26.314) (26.410.030) (26.435.040) Once the application is deemed complete by staff, the following items will then need to be submitted:  Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 36 03 38 39 40 04 Certificate of Title and Proof of Ownership 41 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 42 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 43 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 44 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 45 ADDITIONAL PROVISIONS.(The following additional provisions have not been approved by the Colorado16. Real Estate Commission.): NONE COUNTERPARTS. This document may be executed by each party, separately, and when each party has executed a17. copy, such copies taken together are deemed to be a full and complete contract between the parties. BROKER¶S COPIES.Closing Company must provide, to each real estate broker in this transaction, copies of all18. signed documents that such real estate brokers are required to maintain pursuant to the rules of the Colorado Real Estate Commission. Closing Company is authorized by both Buyer and Seller to deliver their respective Closing Statement to one or both real estate brokers involved in the transaction. NOTICE, DELIVERY, AND CHOICE OF LAW.19. Physical Delivery and Notice. Any documents, or notice to another party must be in writing, except as provided19.1 in §19.2 and is effective when physically received by such party. Electronic Notice. As an alternative to physical delivery, any notice, may be delivered in electronic form to19.2 another party at the electronic address of the recipient by facsimile, email or_________________________. Electronic Delivery.Electronic Delivery of documents and notice may be delivered by: (1) email at the email19.3 address of the recipient, (2) a link or access to a website or server, provided the recipient receives the information necessary to access the documents or (3) facsimile at the facsimile number (Fax No.) of the recipient. Choice of Law.These Closing Instructions and all disputes arising hereunder are governed by and construed in19.4 accordance with the laws of the State of Colorado that would be applicable to Colorado residents who sign a contract in Colorado for real property located in Colorado. Date:07/31/2024 Date:07/31/2024 Closing Company's Name:Title Company of the Rockies, LLC ___________________________________________________________________________________________ Authorized Signature Title Date:07/31/2024 Address:711 E. Valley Rd, Unit 201B, Basalt, CO 81621 Phone No.:970-366-4111 Fax No.:970-672-1576 Email Address TBennett@TitleCoRockies.com No CL8-5-19 Closing Instructions 7002891 Page 3 of 3 Seller's Name:Marriott Family Trust Seller's Name:Marriott Family Trust _________________________ Robert Marriott, Trustee _________________________ Andrea Marriott, Trustee Lee Jackson _________________________ Rebecca Jackson _________________________ Lee Jackson Buyer's Name:Rebecca Jackson Buyer's Name: 46 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 47 COMPLIANCE AGREEMENT Escrow No. 7002891 Date: July 31, 2024 Property:Unit 727, Creektree Condominums, Pitkin County, Colorado also known as 727 East Bleeker Street, Aspen, CO 81611 Now, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Seller(s) and Purchaser(s) do hereby represent, acknowledge, and agree to the following for the benefit of and to the reliance upon by the Closing Agent: Reliance on 3rd Party Information It is expressly agreed and understood between the undersigned parties that Title Company of the Rockies is acting as the Closing Agent in the above referenced transaction and shall in no way be liable as to the accuracy or completeness of any Payoff Statement, Assumption Statement, Association Dues Statement, Water and Sewer Statement, or any and all other information presented to Closing Agent by third parties for the purposes of Settlement for this transaction. Additional Funds Due The undersigned agree that Title Company of the Rockies has acted in good faith in compiling the data and information as set forth on the applicable Settlement Statement(s). The undersigned further agree that any additional funds due and payable after closing shall be due and immediately paid by the responsible party/parties. Corrective Action The undersigned further agree that in the event any of the documents required in this Settlement misstate or inaccurately reflect the true and correct terms and provisions thereof, and said misstatement or inaccuracy is due to unilateral mistake on the part of Title Company of the Rockies, mutual mistake on the part of the undersigned, clerical error, or otherwise, then in such event the undersigned shall (upon reasonable request by Title Company of the Rockies.) execute such revised document(s) or initial such corrected original document(s) in order to correct such error(s) or inaccuracy as Title Company of the Rockies may unilaterally deem necessary to remedy said inaccuracy or error. The undersigned further agrees that, in addition to any other filed fees, for any check that is outstanding in excess of 6 months, the Title Company will assess a $50 check handling fee. This fee will be assessed at the time of escheat time or at the time that the handling fee exceeds the amount of the check. Miscellaneous This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings concerning the matters herein. This Agreement cannot be amended except by the written agreement executed by and between the parties. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado, and the courts of the county in which the subject Property is situated will have exclusive jurisdiction and venue of any action(s) brought forth under this Agreement. The parties hereby consent to the personal jurisdiction of said courts. Any notice or notices required by this Agreement shall be in writing and will be deemed to be delivered if delivered personally, by email, overnight courier, or USPS mail. If any provision of this Agreement is held to be invalid or unenforceable, such provision will be read to give effect to such term to whatever extent permissible by law, and the remaining provisions shall remain in full force and effect. If the Closing Agent is required to commence an action to enforce the terms and conditions of this Agreement, Closing Agent shall be reimbursed for all expenses including, among other things, attorney fees and court costs incurred in connection with such proceedings. Dated and executed July 31, 2024. SELLER(S): Marriott Family Trust By: ___________________________ Robert Marriott, Trustee By: ___________________________ Andrea Marriott, Trustee PURCHASER(S): ______________________________ Rebecca Jackson ______________________________ Lee Jackson CO Compliance Agreement 7002891 48 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 49 Escrow No. 7002891 PRORATION AGREEMENT Taxes, Assessments, Dues and Utilities It is hereby understood and agreed upon between the Seller(s) and Purchaser(s) of the real property described as: Unit 727, Creektree Condominums, Pitkin County, Colorado also known as 727 East Bleeker Street, Aspen, CO 81611 COUNTY TAXES County taxes for the year 2024, due and payable in 2025 have been prorated as of this date on the basis of: an estimate of $8,673.83 for the year 2024 based on the most recent mill levy of 30.107 and the most recent assessment of $288,100.00, and is a final settlement. Purchaser(s) and Seller(s) further understand and agree that personal property taxes, if any, have been prorated on the same basis as the real property tax, unless otherwise specified. HOMEOWNERS ASSOCIATION DUES Homeowners association dues are prorated to closing date on the basis of information received from the association and/or seller. SPECIAL ASSESSMENTS Special assessments for local improvement districts, if any, have been handled according to the real estate contract. Actual taxes may change by reason of reassessment by the County Assessor. By execution of this agreement, the undersigned indemnify and hold harmless The Title Company of the Rockies and Chicago Title Insurance Company from any liability for any reporting errors by Local, County or State Agency about Special Assessments and for Prorating or Paying off all Special Assessments that are not of Record with the County Treasurer's Office. Neither The Title Company of the Rockies nor Chicago Title Insurance Company shall have any responsibility for future adjustments of Special Assessments. Rather, the Undersigned shall assume responsibility for the pursuing and effectuating of the adjustments. WATER/SEWER CHARGES Seller warrants that there are no unpaid water/sewer charges that could be assessed against the subject property. If applicable, charges for Water and Sewer are prorated to closing date on the basis of information received from the appropriate authority(ies) and/or seller. UTILITY AGREEMENT Charges for electric, gas, cable or any other applicable utility services have been or will be handled outside of closing. PURCHASER AND SELLER AGREE TO CONTACT ALL UTILITY DEPARTMENTS WITHIN 24 BUSINESS HOURS FROM DATE OF CLOSING REGARDLESS OF OPTIONS SELECTED ABOVE. Dated and executed July 31, 2024. Marriott Family Trust By: ___________________________ Robert Marriott, Trustee By: ___________________________ Andrea Marriott, Trustee ______________________________ Rebecca Jackson ______________________________ Lee Jackson CO Proration Agreement 7002891 50 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 51 BILL OF SALE KNOW BY ALL THESE PRESENT,That Marriott Family Trust of the County of Pitkin,in the state of Colorado Seller(s), for all and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION to him in hand paid at or before the ensealing or delivery of these presents by ROHL, LLC, a Texas limited liability company of the County of Harris, in the State of Texas Purchaser(s), the receipt of which is hereby acknowledged has bargained and sold, and by these presents does grant and convey unto the said Purchaser(s), his personal representatives, successors and assigns, the following property, goods and chattels, to wit: a. Inclusions. The Purchase Price includes the following items (Inclusions): (1) Inclusions - Attached. If attached to the Property on the date of this Contract, the following items are included unless excluded under Exclusions: lighting, heating, plumbing, ventilating and air conditioning units, TV antennas, inside telephone, network and coaxial (cable) wiring and connecting blocks/jacks, plants, mirrors, floor coverings, intercom systems, built-in kitchen appliances, sprinkler systems and controls, built-in vacuum systems (including accessories), and garage door openers (including ANY remote controls: If checked, the following are owned by the Seller and included: None Solar Panels Water Softeners Security Systems Satellite Systems (including satellite dishes). Leased items should be listed under § 2.5.7. 37 (Leased Items) If any additional items are attached to the Property after the date of this Contract, such as additional items are also included in the Purchase Price. (2) Inclusions ±Not Attached.If on the Property, whether attached or not, on the date of this Contract, the following items are included unless excluded under Exclusions: storm windows, storm doors, window and porch shades, awnings,blinds, screens, window coverings and treatments, curtain rods, drapery rods, fireplace inserts, fireplace screens, fireplace grates, heating stoves, storage sheds, carbon monoxide alarms, smoke/fire detectors and all keys. (3) Other Inclusions. The following items, whether fixtures or personal property, are also included in the Purchase Price: Property being sold fully furnished including but not limited to washer, dryer, stove/range, wine refrigerator. TV's, all kitchen items (flatware, dinnerware glasses), bedroom furniture and linens, dining room furniture, living room furniture and all other items displayed in listing photos. See attached Inventory List. If the box is checked, Buyer and Seller have concurrently entered into a separate agreement for additional personal property outside of this Contract. (4) Encumbered Inclusions.Any Inclusions owned by the Seller (e.g. owned solar panels) must be conveyed at Closing by Seller free and clear of all taxes (except personal property and general real estate taxes for the year of Closing), liens and encumbrances, except: None (5) Personal Property Conveyance.Conveyance of all personal property will be by bill of sale or other applicable legal instrument (6) Parking and Storage Facilities.The use or ownership of the following parking facilities:Appurtenant to Property; and the use or ownership of the following storage facilities:Appurtenant to Property. Note to Buyer: If the exact rights of the parking and storage facilities is a concern to Buyer, Buyer should investigate. (7) Leased Items.The following personal property is currently leased to Seller which will be transferred to Buyer at Closing (Leased Items): None b.Exclusions.The following items are excluded (Exclusions): Three art pieces shown in attached Exhibit will be excluded from the sale and replacement art will be put in its place. c. Water Rights, Well Rights, Water and Sewer Taps. Deeded Water Rights.The following legally described water rights: n/a(1) Any deeded water rights will be by a good and sufficient n/a deed at closing. Other Rights Relating to Water: The following rights relating to water not included in§§ 2.7.1, 2.7.3, 2.7.4 and 2.7.5, will(2) be transferred to Buyer at Closing:NONE. Well Rights. Seller agrees to supply required information to Buyer about the well. Buyer understands that if the well to be(3) transferred is a ³Small Capacity Well´ or a ³Domestic Exempt Water Well,´ used for ordinary household purposes, Buyer must, prior to or at Closing, complete a Change in Ownership form for the well. If an existing well has not been registered with the Colorado Division of Water Resources in the Department of Natural Resources (Division), Buyer must complete a registration of existing well form for the well and pay the cost of registration. If no person will be providing a closing service in connection with the transaction, Buyer shall file the form with the Division within sixty days after Closing. The Well Permit # is: N/A. Water Stock Certificates. The water stock certificates to be transferred at Closing are as follows: N/A(4) Conveyance.If Buyer is to receive any rights to water pursuant to § 2.7.2 (Other Rights Relating to Water), § 2.7.3 (Well(5) Rights), or § 2.7.4 (Water Stock Certificates), Seller agrees to convey such rights to Buyer by executing the applicable legal instrument at Closing. Water Rights Review. Buyer Does Not have the Right to Terminate if examination of the Water Rights is unsatisfactory to(6) Buyer on or before the Water Rights Examination Deadline. Located at 727 East Bleeker Street, Aspen, CO 81611 TO HAVE AND TO HOLD the same unto the Purchaser(s), his personal representatives, successors and assigns, forever. The said Seller(s) covenants and agrees with the Purchaser(s) his personal representatives, successors and assigns to WARRANT and DEFEND 7002891 ETI Bill of Sale 2022 pg. 1 52 Seller(s) covenants and agrees with the Purchaser(s) his personal representatives, successors and assigns to WARRANT and DEFEND the sale of said property, goods and chattels, against all and every person or persons whomsoever. When used herein, the singular shall include the plural, the plural the singular, and the use of any gender shall be applicable to all genders. IN WITNESS WHEREOF, The Seller(s) have hereunto set their hands and seals, this 31st day of July, 2024. Marriott Family Trust ___________________________________ By Robert Marriott, Trustee ___________________________________ By Andrea Marriott, Trustee STATE OF: ___________________ COUNTY OF:_________________ The foregoing instrument was subscribed, sworn to, and acknowledged before me this _____ day of July,2024 by Robert Marriott, Trustee and Andrea Marriott, Trustee of Marriott Family Trust. My Commission expires: Witness my hand and official seal. ________________________________________ Notary Public 7002891 ETI Bill of Sale 2022 pg. 2 Texas Harris 14 ____________________________________________ Notatatatatatatatatatataryryryryryryryryryryryryryryryryryryryryryryryryryryryryryry Pub ,ÊStateÊofÊTexas 11/17/2024 ElectronicallyÊsignedÊandÊnotarizedÊonlineÊusingÊtheÊProofÊplatform. 53 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 54 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 55 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 56 DEED PREPARATION AFFIDAVIT Date: July 31, 2024 Escrow Number:7002891 Property Address:727 East Bleeker Street, Aspen, CO 81611 The undersigned hereby request(s) and instructs The Title Company of the Rockies to prepare a Special Warranty Deed as a scrivener service only. Title is to be vested in the parties as: Individual Joint Tenants Tenants in Common LLC (Limited Liability Company) Trust Other ______________________________________________________ Grantor:Marriott Family Trust Grantee:Rebecca Jackson and Lee Jackson Legal Description:Unit 727, Creektree Condominums, Pitkin County, Colorado The undersigned acknowledges that The Title Company of the Rockies suggests that the party or parties involved consult an attorney as to the advisability of this transfer. The Title Company of the Rockies is preparing this Deed as a scrivener service only. ______________________________ Rebecca Jackson ______________________________ Lee Jackson Marriott Family Trust By: ___________________________ Robert Marriott, Trustee By: ___________________________ Andrea Marriott, Trustee CO Deed Prep Affidavit 7002891 __________________________________________________________________________________________________________ 57 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 58 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 59 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 60 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 61 Order Number 7002891 AFFIDAVIT AND INDEMNITY to Chicago Title Insurance Company RE: Real estate and improvements located in the County of Pitkin, State of Colorado, and described as: Unit 727, Creektree Condominums, Pitkin County, Colorado also known as 727 East Bleeker Street, Aspen, CO 81611 I /we am (are) of legal age and am (are) suffering under no legal disability with respect to the subject matter hereof.1. This is written evidence to you that there are no unpaid bills, and to the extent there may be unpaid bills that the undersigned undertakes and2. agrees to cause the same to be paid such that there shall be no mechanics or materialmen's liens affecting the property for materials or labor furnished for construction and erection, repairs or improvements contracted on behalf of the undersigned on the property within the statutory lien period of 120 days within which a lien could be filed. I/we further represent that there are no public improvements affecting the property prior to the date of closing that would give rise to a special3. property tax assessment against the property after the date of closing. I/we further represent that there are no pending proceedings or unsatisfied judgments of record, in any Court, State or Federal, nor any tax liens4. filed or taxes assessed against us which may result in liens, and that if there are judgments, bankruptcies, probate proceedings, state or federal tax liens of record against parties with same or similar names, they are not against us. I/we further represent that there are no unrecorded contracts, leases, easements or other agreements or interests relating to said premises of5. which we have knowledge. I/we further represent that we are in sole possession of the real property described herein other than lease hold estates reflected as recorded6. items under the subject commitment for title insurance. I/we further represent that there are no unpaid charges and assessments that could result in a lien in favor of any association of homeowners7. which are provided for in any document referred to in Section B to the Title Commitment issued by Title Company of the Rockies, LLC for this closing I/we have not during the period of ownership done or committed any act, which has changed or could change the boundaries of the property.8. I/we have not during the period of ownership allowed any encroachment onto the property herein described by the adjoining land owners nor9. have I/We encroached upon property of the adjoining land owner. I/we have not given, granted or permitted any easements, rights of way, continuous driveway usage, drain, sewer, water, gas or oil pipeline or10. other rights of passage to others over the property hereinabove described and I/We have no knowledge of the existence of any such adverse rights, except those items disclosed on Exhibit B to the Title Commitment issued by Title Company of the Rockies in connection with this closing. That all improvements constructed on the real estate herein were completed and paid for. The undersigned affiant(s) know the matters herein11. stated are true and does hereby agree to protect, defend, indemnify and save harmless Title Company of the Rockies, LLC and Chicago Title Insurance Company against loss costs, damages and expenses of every kind incurred by it by reason of its reliance on the statements made herein. CO Affidavit/Ind - Seller 7002891 62 Marriott Family Trust By: ___________________________ Robert Marriott, Trustee By: ___________________________ Andrea Marriott, Trustee STATE OF: ___________________ COUNTY OF: _________________ The foregoing instrument was subscribed, sworn to, and acknowledged before me this _____ day of July, 2024 by Robert Marriott, Trustee and Andrea Marriott, Trustee of Marriott Family Trust. My Commission expires: Witness my hand and official seal. ________________________________________ Notary Public Texas Harris 14 ______________________________________________ Notatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatatataryryryryryry P ,ÊStateÊofÊTexas RRRRRRRRRRRRRRRRobert Marriottttttttttttttttttttt,Trustee ____________________________________ 11/17/2024 ElectronicallyÊsignedÊandÊnotarizedÊonlineÊusingÊtheÊProofÊplatform. 63 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 64 65 66 67 68 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 69 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 70 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 71 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 72 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 73 elsi ID: af179b66-36ad-4b79-b057-b58e90fe6de0 74 05 Owner’s Authorization I, Rebecca & Lee Jackson____________, am the owner of the property known as 727 E Bleeker Street, Aspen CO 81611 | Jackson residence__________, authorize Adam Link of Bryan May Architecture__________________ to file an application for Stream Margin Review and Residential Design Standards____________________ on my behalf with respect to the property. Sincerely, ___________________________________________ Signature – Print name Lee Jackson 76 06 HOA Compliance 77 78 07 Vicinity Map 79 08 Residential Design Standards Administrative Review Section 26.410.020.B. of the Land Use Code requires an Administrative Review for compliance with the Residential Design Standards (RDS) for all residential projects, unless otherwise exempted pursuant to Section 26.410.010.C. All residential projects affecting the exterior of the building shall submit for RDS Administrative Review prior to building permit submittal. If exterior work is proposed, and the scope of work meets one of the exemptions listed above, staff shall provide a signed exemption form to be included in the building permit application. Review Process: The Community Development Department staff shall review an application for applicability and compliance with Chapter 26.410, Residential Design Standards. If the application complies with all applicable standards as written, a signed Checklist and stamped plan set shall be provided to the applicant to be included with building permit submission. If the application does not comply with one or more applicable standards, an unsigned Checklist and redlined plan set shall be emailed to the applicant including comments from staff on which standard(s) the application does not comply with and a description of why the standard(s) is not compliant. The applicant shall be provided the opportunity to revise and resubmit the design in response to the comments. Staff will keep an application open for 30 days from the date an unsigned Checklist is emailed to the applicant. If after such time no revisions are submitted, the application will expire. Application for RDS Administrative Review: An application for RDS Administrative Review that DOES NOT require Alternative Compliance (see Page 2) shall be submitted to the Community Development front desk on a USB drive or emailed to planneroftheday@gmail.com. Applicants will be notified of received application by email and if additional documents are required. Certain application requirements may be waived by staff depending on the scope of work. An application for RDS Administrative Review shall include the following documents in digital format: • Site improvement survey certified by a registered land surveyor (no older than one year from submittal date) • Proposed Site plan (scaled 24”x36”) • Proposed Floor plans (scaled 24”x36”) • Proposed Elevations (scaled 24”x36”) • Existing Elevations if a remodel (scaled 24”x36”) • Complete scope of work noting all exterior areas affected by the proposed project • Complete RDS applicant checklist (attached) addressing how each standard is met with sheet references for each standard Page 1 of 2 81 Alternative Compliance or Variation: Pursuant to 26.410.020.C, projects that do not meet the criteria for Administrative Review or Alternative Compliance (as determined by staff) may be reviewed by the Planning & Zoning Commission, or HPC if appropriate, at the applicant’s request. An applicant may choose to apply directly for a Variation from the Planning & Zoning Commission or Historic Preservation Commission, pursuant to Chapter 26.410.020.C. A pre-application summary will be required for an Alternative Compliance or Variation request. Application for Alternative Compliance or Variation: An application for Alternative Compliance or a Variation will require a pre-application summary provided by Community Development staff, and shall be submitted as a Land Use Application. Required application submittal items shall be outlined in the pre-application summary. Page 2 of 2 Residential Design Standards Administrative Review 82 Residential Design Standards Administrative Compliance Review Applicant Checklist - Single Family and Duplex Standard Complies Alternative Compliance N/A Sheet #(s)/Notes B.1.Articulation of Building Mass (Non-flexible) B.2.Building Orientation (Flexible) B.3.Build-to Requirement (Flexible) B.4.One Story Element (Flexible) C.1.Garage Access (Non-flexible) C.2.Garage Placement (Non-flexible) C.3.Garage Dimensions (Flexible) Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional sheets/graphics may be attached. Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Address: Parcel ID: Zone District/PD: Representative: Email: Phone: Page 1 of 2 83 Standard Complies Alternative Compliance N/A Sheet #(s)/Notes C.4.Garage Door Design (Flexible) D.1.Entry Connection (Non-flexible) D.2.Door Height (Flexible) D.3.Entry Porch (Flexible) E.1.Principle Window (Flexible) E.2.Window Placement (Flexible) E.3.Nonorthogonal Window Limit (Flexible) E.4.Lightwell/Stairwell Location (Flexible) E.5.Materials (Flexible) Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Page 2 of 2 Residential Design Standards Administrative Compliance Review Applicant Checklist - Single Family and Duplex 84 Stream Margin Review Standards – Response Memo 727 E Bleeker Street, Aspen CO 81611 1.It can be demonstrated that any proposed development which is in the Special Flood Hazard Area will not increase the base flood elevation on the parcel proposed for development. This shall be demonstrated by an engineering study prepared by a professional engineer registered to practice in the State which shows that the base flood elevation will not be raised, including, but not limited to, proposing mitigation techniques on or off-site which compensate for any base flood elevation increase caused by the development; and Response: The proposed addition to 727 E. Bleeker, Aspen shall not extend past the original footprint of the exiting property. All additional FAR will extend towards the West, away from the river and will be located outside of the 15ft apparent top of slope of the river. Refer to architectural drawings A1.02 and A1.03 for a existing and proposed site plan 2.The adopted regulatory plans of the Open Space and Trails Board and the Roaring Fork River Greenway Plan are implemented in the proposed plan for development, to the greatest extent practicable. Areas of historic public use or access shall be dedicated via a recorded easement for public use. A fisherman's easement granting public fishing access within the high water boundaries of the river course shall be granted via a recorded "Fisherman's Easement;" and Response: Not Applicable, the proposed development does not land withing an Area of public use. 3.There is no vegetation removed or damaged or slope grade changes (cut or fill) made outside of a specifically defined building envelope. A building envelope shall be designated by this review and said envelope shall be designated by this review and said envelope shall be recorded on a plat pursuant to Subsection 26.435.040(f)(1); and Response: The proposed development seeks to remove eight trees on the western side of the property to accommodate the building addition. The proposed trees to be removed are all Aspen Trees of varying trunk sizes. The trees also pose a potential fire hazard due to their proximity to the existing property. The applicant will replace and/or replant the removed trees per the city of Aspen requirements. No regrading or slope grade change is proposed on for this development. 4.The proposed development does not pollute or interfere with the natural changes of the river, stream or other tributary, including erosion and/or sedimentation during construction. Increased on-site drainage shall be accommodated within the parcel to 85 prevent entry into the river or onto its banks. Pools or hot tubs cannot be drained outside of the designated building envelope; and Response: All efforts will be made by the General Contractor to prevent any polluting or interference with the natural changes to the river. A construction management plan will be prepared by the general contractor before construction commences. The hot tub will be appropriately drained when required, by a plumber or pool specialist. 5.Written notice is given to the Colorado Water Conservation Board prior to any alteration or relocation of a water course and a copy of said notice is submitted to the Federal Emergency Management Agency; and Response: Not Applicable. No alteration or relocation is proposed to the water course. 6.A guarantee is provided in the event a water course is altered or relocated, that applies to the developer and his heirs, successors and assigns that ensures that the flood carrying capacity on the parcel is not diminished; and Response: The applicant will guarantee that the flood carrying capacity on the parcel is not diminished. 7.Copies are provided of all necessary federal and state permits relating to work within the 100-year flood plain; and Response: Not Applicable. No construction work is proposed within the 100-year flood plain. 8.There is no development other than approved native vegetation planting taking place below the top of slope or within fifteen (15) feet of the top of slope or the high waterline, whichever is most restrictive. This is an effort to protect the existing riparian vegetation and bank stability. New plantings (including trees, shrubs, flowers and grasses) outside of the designated building envelope on the river side shall be native riparian vegetation as approved by the City. A landscape plan will be submitted with all development applications. The top of slope and 100-year flood plain elevation of the Roaring Fork River shall be determined by the Stream Margin Map located in the Community Development Department and filed at the City Engineering Department; and Response: Not Applicable. No new vegetation is proposed below the top of slope. 9.All development outside the fifteen (15) foot setback from the top of slope does not exceed a height delineated by a line drawn at a forty-five (45) degree angle from ground level at the 86 top of slope. Height shall be measured and determined by the Community Development Director using the definition for height set forth at Section 26.04.100 and method of calculating height set forth at Section 26.575.020 as shown in Figure "A"; and Response: The proposed develop complies with the 15ft setback and top of slope height delineation. See Sheet A0.05 for compliance. 10.All exterior lighting is low and downcast with no light(s) directed toward the river or located down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be submitted with all development applications; and Response: Not Applicable. No new exterior lighting is proposed. 11.There has been accurate identification of wetlands and riparian zones Response: All wetlands and riparian zones are located on the improvements survey plat. 87 09 Site Improvements Survey 88 15' T O P O F S L O P E SETB A C K IVB IVB IVB D W W E E E E E (N0°59'13"E 24.71') S75° 0 9 ' 1 1 " E 1 9 8 . 0 0 ' N64°48'19"E 27.14' S69 ° 1 9 ' 4 1 " E 7 8 . 1 1 ' S 3 6 ° 1 7 ' 0 0 " E 6 0 . 0 0 ' S 4 7 ° 3 0 ' 0 0 " E 3 5 . 3 0 ' S4 1 ° 0 8 ' 0 0 " W 2 2 2 . 5 0 ' N 1 4 ° 5 0 ' 4 9 " E 1 0 0 . 0 0 ' N49°58'47"E 21.71' N5 2 ° 5 7 ' 3 9 " E 4 7 . 0 2 ' N 5 0 ° 1 4 ' 1 1 " W 1 1 8 . 3 2 ' N59°18'00"W 56.37' N75° 0 9 ' 1 1 " W 1 4 9 . 9 8 ' N0°57'35"E 24.72' FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (5.0' WITNESS CORNER) SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (30.0' WITNESS CORNER) FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 (APPARENT 20.0' WITNESS CORNER) SITE BENCHMARK FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 ELEVATION: 7895.71 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 LOT 4 21, 3 5 1 S Q . F T . O R 0.4 9 0 A C . ± LOT 2 LOT 3 20' W I D E C I T Y O F A S P E N A C C E S S E A S E M E N T PLAT B O O K 3 7 , P A G E 5 4 APPA R E N T TOP O F S L O P E APPAR E N T HIGH W A T E R L I N E 1 5 . 0 ' NGS CONTROL MONUMENT "S-159" ( T I E N 4 2 ° 0 7 ' 1 6 " W 1 0 1 2 1 . 3 8 ' ) ( T I E S 3 9 ° 5 2 ' 4 4 " E 2 7 2 7 . 6 4 ' ) CITY OF ASPEN CONTROL MONUMENT "GPS-18" ROA R I N G FORK RIVER 729 727 BUIL D I N G E N V E L O P E PLAT B O O K 3 7 P A G E 5 4 - 5 5 N. S P R I N G ST R E E T 5.0 ' TRASH ENCLOSURE TRASH ENCLOSURE ASPHALT PARKING CONCR E T E BASI S O F B E A R I N G S 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7 8 9 2 7896 7897 E. BL E E K E R S T R E E T RETA I N I N G W A L L ( T Y P . ) FLOOD ZONE AE BOUNDARY BASE FLOOD ELEVATION: 7889 (FLOODWAY) ZON E X ZON E A E CITY O F A S P E N STREA M M A R G I N R E V I E W BOUN D A R Y SITE 15' TOP O F S L O P E SETBACK W W E E E E 1 2 3 4 5 6 7 8 9 10 11 12 13 1415 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 16 . 0 ' 3.6' 8. 5 ' 2 1 . 8 ' 12.7 ' 1 4 . 3 ' 9.0' 2 1 . 2 ' 30 . 0 ' 21.4' 729 727 SPA AC U N I T S DECK: 7903.83 FFE: 7903.96 FFE: 7899.28 FFE: 7894.26 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7896 7897 FLA G S T O N E S T E P S LOWER L E V E L W A L L O.H. T.O.B. 12. 1 ' 36. 4 ' F L A G S T O N E W A L K LWR. DECK: 7896.59 ASPH A L T PAR K I N G TREE HOUSE STEPS 727 E. BLEEKER STREET, ASPEN 3-STORY CONDOMINIUM B O U L D E R S WOOD RETAINING WALL SURVEYOR'S CERTIFICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. NOTES: 5.THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE, ANY EXCEPTIONS TO TITLE THAT MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN REVIEWED BY TRUE NORTH COLORADO, LLC. 8.ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88) REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88. CONTOUR INTERVAL EQUALS 1 FOOT. 9.THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONES AE & X ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 08097C0354E WITH AN EFFECTIVE DATE OF AUGUST 15, 2019. 10.ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. LOT 4 - CREEKTREE SUBDIVISION P.U.D. UNIT 327 - CREEKTREE CONDOMINUIMS SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PM COUNTY OF PITKIN, STATE OF COLORADO IMPROVEMENT SURVEY PLAT W/TOPOGRAPHY TRUE NORTH COLORADO LLC. A LAND SURVEYING AND MAPPING COMPANY P.O. BOX 614 - 386 MAIN STREET UNIT 3 NEW CASTLE, COLORADO 81647 (970) 984-0474 www.truenorthcolorado.com PROJECT NO: 2024-318 DATE:DECEMBER 06, 2024 DRAWN LDV SURVEYED GBL/DJB SHEET 1 OF 1 TRUENORTH A LAND SURVEYING AND MAPPING COMPANY SLOPE LEGEND 20% TO 30% 30% TO 40% 40% & GREATER 0% to 20% TREE TYPE TRUNK DRIP 1 COTTONWOOD 16''30' 2 CONIFEROUS 12''24' 3 CONIFEROUS 10''16' 4 ASPEN 6''10' 5 CONIFEROUS 7''12' 6 ASPEN 11''18' 7 CONIFEROUS 12''20' 8 CONIFEROUS 7''12' 9 CONIFEROUS 11''18' 10 CONIFEROUS 7''12' 11 CONIFEROUS 8''14' 12 ASPEN 7''12' 13 ASPEN 7''12' 14 ASPEN 10''16' 15 ASPEN 7''12' 16 ASPEN 8''13' 17 ASPEN 8''13' 18 ASPEN 10''16' 19 ASPEN 8''14' 20 ASPEN 5''8' 21 ASPEN 7''12' 22 ASPEN 5''10' 23 CONIFEROUS 11''18' 24 CONIFEROUS 5''8' 25 CONIFEROUS 8''14' 26 CONIFEROUS 8''14' 27 CONIFEROUS 7''12' 28 COTTONWOOD 18''32' 29 CONIFEROUS 12''20' 30 ASPEN 7''12' 31 ASPEN 7''12' 32 ASPEN 5''8' 33 COTTONWOOD 13''28' VICINITY MAP SIGN WATER LINE TELEPHONE LINE GAS LINE CATV LINE ELECTRIC LINE WATER VALVE DYH FIRE HYDRANT GAS METER ELECTRICAL METER G LEGEND E MAILBOX IRRIGATION VALVE BOXIVB SEWER LINE PROPERTY DESCRIPTION: DETAIL 20' 10'40' SCALE: 1" = 20' 0 N N TREE CHART SEE DET A I L ELECTRICAL TRANSFORMER WV D STORM SEWER MANHOLE ELECTRIC VAULTE TELEPHONE PEDESTAL S SANITARY MANHOLE 89 10 EXISTING AREA PROPOSED AREA EXISTING DECK AREA ADDITION BELOW LIVABLE SPACE ABOVE 742 SF EXISTING LIVABLE 742 SF 729 LIVABLE PROPOSED DECK AREA 916SF TOTAL EXISTING AREA 81% ABOVE GRADE 916SF TOTAL AREA 81% ABOVE GRADE 209SF TOTAL PROPOSED AREA 81% ABOVE GRADE 169 SF PROPOSED LIVABLEEDGE OF BUILDING ABOVEADDITION WITHIN DECK FOOTPRINT EXISTING DECK TO REMAIN, MODIFICATIONS PENDING FLOOR AREA DETERMINATION 1062 SF EXISTING LIVABLE 190 SF PROPOSED LIVABLE 178 SF EXISTING DECK 1208 SF 729 LIVABLE 26 SF EXISTING DECK 138 SF PROPOSED DECK HOT TUB 83 SF EXISTING DECK 182 SF EXISTING DECK ADDITION WITHIN DECK FOOTPRINT ADDITION TO ALIGN WITH BELOW 587 SF EXISTING LIVABLE 223 SF PROPOSED LIVABLE (EXISTING DECK AREA) 697 SF 729 LIVABLE 63 SF EXISTING DECK 727 E BLEEKER 729 E BLEEKER 56SF 21SF 221SF 82SF 216SF 80SF 203SF 18SF 112SF 138SF 76SF 102SF 215SF 76SF 128SF 11SF 101SF 37SF 29SF 11SF 121SF 45SF 197SF 73SF 1,991SF LOWER LEVEL FACADE AREA 378SF BELOW GRADE: 81% ABOVE GRADE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/6/2025 9:57:22 AM 1/8" = 1'-0" A0.04 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE FLOOR AREA CALCULATIONS SCALE:A0.04 1/8" = 1'-0" 1 LOWER LEVEL FLOOR AREA SCALE:A0.04 1/8" = 1'-0" 2 MAIN LEVEL FLOOR AREA SCALE:A0.04 1/8" = 1'-0" 3 UPPER LEVEL FLOOR AREA 727 Area Schedule (FAR Proposed) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF LOWER LEVEL PROPOSED LIVABLE 169 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF MAIN LEVEL PROPOSED LIVABLE 190 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF UPPER LEVEL PROPOSED LIVABLE 223 SF Grand total: 6 2974 SF 727 Area Schedule (FAR Existing) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF Grand total: 3 2391 SF Area Schedule (FAR 729 Bleeker - Adjacent Unit) Level Name Area LOWER LEVEL LOWER LEVEL 729 LIVABLE 742 SF MAIN LEVEL MAIN LEVEL 729 LIVABLE 1208 SF UPPER LEVEL UPPER LEVEL 729 LIVABLE 697 SF Grand total: 3 2647 SF Area Schedule Duplex Total) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF LOWER LEVEL PROPOSED LIVABLE 169 SF LOWER LEVEL 729 LIVABLE 742 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF MAIN LEVEL PROPOSED LIVABLE 190 SF MAIN LEVEL 729 LIVABLE 1208 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF UPPER LEVEL PROPOSED LIVABLE 223 SF UPPER LEVEL 729 LIVABLE 697 SF Grand total: 9 5620 SF MAXIMUM ALLOWABLE FLOOR AREA = 5,876 SF 727 E BLEEKER PROPOSED AREA = 2,981 SF 729 E BLEEKER EXISTING AREA = 2,647 SF TOTAL AREA = 5,621 SF (255 SF BELOW ALLOWABLE SF) ALLOWABLE DECK AREA = 5,876 SF x 15% = 881 SF 727 E BLEEKER = 342 SF 729 E BLEEKER = 328 SF TOTAL DECKS = 670 (211 SF BELOW ALLOWABLE DECK SF) Area Schedule (FAR Decks) Level Name Area MAIN LEVEL MAIN LEVEL EXISTING DECK 178 SF MAIN LEVEL EXISTING DECK 26 SF MAIN LEVEL PROPOSED DECK 138 SF MAIN LEVEL EXISTING DECK 83 SF MAIN LEVEL EXISTING DECK 182 SF UPPER LEVEL UPPER LEVEL EXISTING DECK 63 SF Grand total: 6 668 SF Area Schedule (FAR - Proposed Livable Only) Level Name Area LOWER LEVEL LOWER LEVEL PROPOSED LIVABLE 169 SF MAIN LEVEL MAIN LEVEL PROPOSED LIVABLE 190 SF UPPER LEVEL UPPER LEVEL PROPOSED LIVABLE 223 SF Grand total: 3 583 SF SCALE:A0.04 1/8" = 1'-0" 4 SUB GRADE AREA ANALYSIS 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 91 11 ARCHITECT: SURVEYOR: CIVIL ENGINEER: GEOTECHNICAL ENGINEER: HOMEOWNER'S ASSOCIATION: PROJECT IMAGES NOTE: THESE IMAGES AND IMAGES CONTAINED HEREIN ARE AN ARTIST'S REPRESENTATION INTENDED FOR VISUALIZATION ONLY AND MAY NOT DEPICT ALL CONDITIONS ACCURATELY. REFER TO DRAWINGS FOR DESIGN. PROJECT DIRECTORY IMAGE TITLE OWNER: LANDSCAPE ARCHITECT: ROLH LLC 1212 DRURY LANE HOUSTON, TX 77055 PHONE: (713) 416-7400 CONTACT: REBECCA JACKSON email: rebeccazjackson@gmail.com BRYAN MAY ARCHITECTURE 501 RIO GRANDE PLACE, SUITE 109 ASPEN, CO 81611 PHONE: 970.315.2229 CONTACT: ADAM LINK ADAM@BRYANMAYARCHITECTURE.COM CELL: 415.214.5947 CONTRACTOR: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: ELECTRICAL ENGINEER: MECHANICAL ENGINEER: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: STRUCTURAL ENGINEER: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: LIGHTING DESIGNER: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: TRUE NORTH COLORADO 386 W. MAIN STREET, UNIT 3 NEW CASTLE, CO 81647 PHONE: (970) 984-0474 CONTACT: RODNEY KISER email: rodney@truenorthcolorado.com COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: CREEKTREE CONDOS ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: VICINITY MAP (N.T.S.) 727 E BLEEKER ST. ASPEN, CO 81611 PROJECT INFORMATION AND DESIGN CRITERIA PER 2021 IECC TABLE R402.1.2 (AS AMENDED BY CITY OF ASPEN ORDINANCE #1, 2023) CLIMATE ZONE: 7 FENESTRATION U-FACTOR: 0.28 SKYLIGHT U-FACTOR: 0.55 CEILING R-VALUE: 49 WOOD FRAME WALL R-VALUE: 20+5 OR 13+10 (h) MASS WALL R-VALUE: R-30ci (i) FLOOR R-VALUE: 38 (g) BASEMENT WALL R-VALUE: 15/19 (c) SLAB R-VALUE & DEPTH: 10, 4 FT (d) CRAWL SPACE WALL R-VALUE: 15/19 (c) INSULATION REQUIREMENTS: PENDING R-2, RESIDENTIAL DUPLEX TYPE VB 0 HOUR ZONE R-6, PUD: CREEKTREE SUBDIVISION NFPA 13 PROJECT: LEGAL DESCRIPTION: PERMIT #: OCCUPANCY CLASSIFICATION: BUILDING TYPE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): ZONE DISTRICT: DESIGNATION: LOT SIZE: FIRE SPRINKLER: 727 E. BLEEKER STREET ASPEN, CO 81611 SUBDIVISION: CREEKTREE CONDOS XX' FOR PRINCIPAL STRUCTURE; XX' FOR ACCESSORY STRUCTURE 21,351 ± SF (0.49 ACRES ±) Table Footnotes: 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. Exception: In Climate Zones 1 through 3, skylights shall be permitted to be excluded from glazed fenestration SHGC requirements provided that the SHGCfor such skylights does not exceed 0.30. c. “10/13”means R-10 continuous insulation on the interior or exterior of the home or R-13 cavity insulation on the interior of the basement wall. “15/19”means R-15 continuous insulation on the interior or exterior of the home or R-19 cavity insulation at the interior of the basement wall. Alternatively, compliance with “15/19”shall be R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulation on the interior or exterior of the home. d. R-5 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 thetable. The slab edge insulation for heated slabs shall not be required to extend below the slab. e. There are no SHGC requirements in the Marine Zone. f. Basement wall insulation is not required in warm-humid locations as defined by Figure R301.1 and Table R301.1. g. Alternatively, insulation sufficient to fill the framing cavity and providing not less than an R-value of R-19. h. 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-5continuous insulation. i. 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. SHEET INDEX IMAGE TITLE COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:28 AM 12" = 1'-0" A0.01 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE COVER ARCHITECTURAL - GENERAL INFORMATION A0.01 COVER A0.02 PROJECT INFO AND APPROVALS A0.04 FLOOR AREA CALCULATIONS A0.05 STREAM MARGIN PROGRESSIVE HEIGHT LIMIT A0.12 PROPERTY PHOTOS ARCHITECTURAL - DRAWINGS A1.01 SITE PLAN A1.02 ENLARGED SITE PLAN - EXISTING A1.03 ENLARGED SITE PLAN - PROPOSED A2.01 EXISTING - LEVEL 1 FLOOR PLAN A2.02 EXISTING - LEVEL 2 FLOOR PLAN A2.03 EXISTING - LEVEL 3 FLOOR PLAN A2.04 EXISTING - ROOF LEVEL PLAN A2.21 LEVEL 1 FLOOR PLAN A2.22 LEVEL 2 FLOOR PLAN A2.23 LEVEL 3 FLOOR PLAN A2.24 ROOF LEVEL PLAN A4.01 EXTERIOR ELEVATIONS NORTH A4.02 EXTERIOR ELEVATIONS EAST A4.03 EXTERIOR ELEVATIONS SOUTH A4.04 EXTERIOR ELEVATIONS WEST A5.01 BUILDING SECTIONS A5.02 BUILDING SECTIONS A5.03 BUILDING SECTIONS A8.30 PERSPECTIVES A8.31 PERSPECTIVES A8.32 PERSPECTIVES A8.33 PERSPECTIVES SURVEY 1 IMPROVEMENT SURVEY PLAT 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 93 MATERIAL INDICATIONS EARTH WORK STONE / GRAVEL / POROUS FILL MASONRY FIREBRICK BRICK STONE CONCRETE MASONRY UNIT CAST IN PLACE & PRECAST CONCRETE GROUT / MORTAR SAND GRASS ALUMINUM STEEL PLYWOOD FINISH CARPENTRY BATT / BLANKET / LOOSE FILL INSULATION RIGID INSULATION FIBER BOARD GYPSUM SYMBOL LEGENDABBREVIATIONS d SYMBOLS USED AS ABBREVIATIONS: C ž L PL 1st 2nd 3rd 4th 5th 6th 7th 8th first second third fourth fifth sixth seventh eighth angle centerline channel penny perpendicular plate diameter angle A/C AD ADDL ADJ AFC AFF AFG AFS AHU ALUM APPROX ARCH ASPH A/V Air Conditioning Area Drain Additional Adjacent, Adjustable Above Finished Counter Above Finished Floor Above Finished Grade Above Finished Slab Air Handling Unit Aluminum Approximate Architect(ural) Asphalt Audio Visual B PL BAT BB BITUM BLDG BLW BM BO BOT BRG BRKT BSMT BTWN Base Plate Batten Baseboard Bituminous Building Below Beam Bottom of Bottom Bearing Bracket Basement Between C CONC CAB CFMF CIP CJ CL CLG CLO CLR CMU CO COL COMM CONC CPT CSMT CTR Cast Concrete Cabinet Cold Formed Metal Framing Cast in Place Control Joint Centerline Ceiling Closet Clear Concrete Masonry Unit Cleanout Column Commercial Concrete Carpet Casement Center D DEMO DET DF DH DIA DIM(S) DMPF DR DS DTL DW Deep Demolition Detail Drinking Fountain Double Hung Diameter Dimension(s) Damproofing Drain Downspout Detail Dishwasher E EA EJ EL ELEC ELEV EMER ENCL EOS EP EQ EQUIP ESMT EXHV EXST EXT East Each Expansion Joint Elevation Electric(al) Elevator Emergency Enclosure Edge of Slab Edge of Pavement Equal Equipment Easement Exhaust Vent Existing Exterior FA FAR FAS FCU FD FE FEC FIN FIN FLR FIN GR FLASH FLR FO FOC FOM FOS FOW FP FRP FRTW FRZ FS FT FTG FURG FURN FW Fire Alarm Floor Area Ratio Fascia Fan Coil Unit Floor Drain Fire Extinguisher Fire Extinguisher Cabinet Finish(ed) Finish Floor Finish Grade Flashing Floor Finished Opening Face of Concrete Face of Masonry Face of Stud Face of Wall Fireplace Fiber Reinforced Plastic Fire Retardant Treated Wood Freezer Floor Sink Foot or Feet Footing Furring Furniture Fire Wall G DISP GALV GC GDR GFCI GLZ GSB GUT GYP BD Garbage Disposal Galvanized General Contractor Guard Rail Ground Fault Circuit Interrupter Glazing Gypsum Sheathing Board Gutter Gypsum Board H PT HB HC HCWD HD HDR HDW HGT HMD HMDF HNDRL HORIZ HSKPG HWT High Point Hose Bib Handicap(ped) Hollow Core Wood Door Hand Dryer Header Hardware Height Hollow Metal Door Hollow Metal Door Frame Handrail Horizontal Housekeeping Hot Water Tank IAQ IBC ID IFS IIC ILLUM IN INCL INFO INSTL INSUL INT INV INV EL Indoor Air Quality International Building Code Inside Diameter Inside Face of Stud Impact Isolation Class Illumination Inch(es) Included(ing) Information Install Insulation Interior Invert Invert Elevation JAN J-BOX JS JST JT Janitor Junction Box Janitor's Sink Joist Joint KD KIT KO KOP Kiln Dried Kitchen Knock Out Knock Out Panel L CLO L PT L&P LAM LAU LAV LC LD LDG LF INS LGTH LH LKR LL LMST LNDSCP LOC LP LT WT LVD LVR LWC LYR Linen Closet Low Point Lath & Plaster Laminate(d) Laundry Lavatory Laundry Chute Linear Diffuser Landing Loose Fill Insulation Length Left Hand Locker Live Load Limestone Landscape Location Light Pole Lightweight Louvered Louver Lightweight Concrete Layer MACH ROM MAINT MAS MATL MAU MAX MC MCB MECH MECH RM MEMB MEZZ MF MFD MFR REC MIN MIRR MISC ML ML&P MLDG MLWK MO MTD MTL MTLB MTLD MTLF MTLR MULL MULT Machine Room Maintenance Masonry Material Make Up Air Maximum Metal Clad Metal Corner Bead Mechanical Mechanical Room Membrane Mezzanine Mill Finish Manufactured Manufacturer Recommendation Minimum Mirror Miscellaneous Metal Lath Metal Lath & Plaster Molding Millwork Masonry Opening Mounted Metal Metal Base Metal Door Metal Flashing Metal Roof(ing) Mullion Multiple N NA NAT NC NCMBL NE NFPA NIC NO NOM NR NRC NTS North Not Applicable Natural Noise Criteria Non-combustible Not Exceeding National Fire Protection Assoc. Not in Contract Nominal Number Noise Reduction Noise Reduction Coefficient Not to Scale OA OC OD OFD OFC OFS OH OPNG OPP OPR OPT OR ORD OUT OVFL Overall, Outside Air On Center Outside Diameter Overflow Drain Office Outside Face of Studs Overhang, Overhead Opening Opposite Operable Optional Outside Radius Overflow Roof Drain Outlet Overflow PART PAT PCC PERF PERIM PERP PK GAR PK LOT PL PLAM PLAS PLB PLBG PLF PSF PSI PLYWD PMTL PNL POS PRCST PREFAB PREFIN PRKG PROP PT PT CONC PVC PWR Partial Pattern Precast Concrete Perforated Perimeter Perpendicular Parking Garage Parking Lot Property Line or Plate Plastic Laminate Plaster Plumb Plumbing Pounds Per Lineal Foot Pounds Per Square Foot Pounds Per Square Inch Plywood Painted Metal Panel Point of Sale Precast Prefabricated Prefinished Parking Property Paint Post Tensioned Concrete Polyvinyl Chloride Power QC QT QTY Quality Control Quarry Tile Quantity R RA RB HK RCP RD RDG INS RE REC RECPT REF REINF REQ'D RES RESIL REST RET REV RF RFG RFI RFL RH RM RO ROW RS RV RVL Riser Return Air Robe Hook Reflected Ceiling Plan Roof Drain Rigid Insulation Reference/Refer To Recessed Receptacle Refrigerator Reinforce Required Residential Resilient Restroom Retain(ing) Revis(e) (ed) (ion) Resilient Flooring Roofing Request for Information Reflect(ed) (ive) Right Hand Room Rough Opening Right of Way Rough Sawn Roof/Radon Vent Reveal S S1S S2S S4S SA SCHED SCHEM SCP SCRN SD SDG SECT SF SGD SHR SHRD SHT SHTH'G SIM SMP SND INS SOG SPEC SPKLR SPKR SQ SS SST STAG STC STD STL STOR STRUCT SUB SUB FL SURV SUSP SVC SYMM South Surfaced One Side Surfaced Two Sides Surfaced Four Sides Supply Air Schedule Schematic Scupper Screen Smoke Detector, Storm Drain Siding Section Square Foot Sliding Glass Door Shower Shower Drain Sheet Sheathing Similar Sump Pump Sound Insulation Slab On Grade Specification(s) Sprinkler Speaker Square Solid Surface Stainless Steel Staggered Sound Transmission Class Standard Steel Storage Structural Substitute Subfloor Survey Suspended Service Symmetrical T T&G TBD TEL TEL JK TFF THK THR THRUOUT TMPD TO TO FIN TO PLY TOB TOC TOF TOJ TOPL TOS TOW TPH TV TYP Tread Tongue and Groove To Be Determined Telephone Telephone Jack Top of Finish Floor Thickness Threshold Throughout Tempered Top Of Top of Finish Top of Plywood (Sheathing) Top of Beam Top of Column Top of Concrete Top of Curb Top of Footing Top of Joist Top of Plate Top of Slab Top of Steel Top of Wall Toiler Paper Holder Television Typical UC UL UNFIN UNO UTIL Undercut Underwriters Laboratory Unfinished Unless Noted Otherwise Utility VAN VAR VCT VERT VG VIF VNR VR Vanity Varies, Variable Vinyl Composition Tile Vertical Vertical Grain Verify In Field Veneer Vapor Retarder W W/D W/ W/O WC WD WDW WP WPM WRB WWF WWM West, Width Washer / Dryer With Without Watercloset Wood Window Waterproofing Waterproof Membrane Weather Resistive Barrier Welded Wire Fabric Welded Wire Mesh XXX 1 X/XXX 1 2 3 4 A9.1 A4.1 1 TRUE NORTH PLAN NORTH DOOR NUMBER NORTH ARROW ELEVATION MARKER CEILING HEIGHT, REF. LEVEL AS INDICATED ASSEMBLY TYPE KEY BUILDING SECTION CUT KEY WALL SECTION CUT KEY EXTERIOR ELEVATION SYMBOL 1 A7.X SIM. 1 A5.1 T.O. XXXX 99'-0' B.O. CLG. X'-X" INTERIOR ELEVATION SYMBOL WINDOW NUMBER ELEVATION VIEW NUMBER A4.1 1 ELEVATION SHEET NUMBER BUILDING GRIDX X ROOM NAME & NUMBER REVISION CLOUD & TAG A7.1 1 SIM DETAIL CALLOUTS GLAZING SYMBOL A1.1.3 VIEW REFERENCE 101 ROOM NAME W -1 A2.0 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:28 AM As indicated A0.02 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PROJECT INFO AND APPROVALS 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 94 EXISTING AREA PROPOSED AREA EXISTING DECK AREA ADDITION BELOW LIVABLE SPACE ABOVE 742 SF EXISTING LIVABLE 742 SF 729 LIVABLE PROPOSED DECK AREA 916SF TOTAL EXISTING AREA 81% ABOVE GRADE 916SF TOTAL AREA 81% ABOVE GRADE 209SF TOTAL PROPOSED AREA 81% ABOVE GRADE 169 SF PROPOSED LIVABLEEDGE OF BUILDING ABOVEADDITION WITHIN DECK FOOTPRINT EXISTING DECK TO REMAIN, MODIFICATIONS PENDING FLOOR AREA DETERMINATION 1062 SF EXISTING LIVABLE 190 SF PROPOSED LIVABLE 178 SF EXISTING DECK 1208 SF 729 LIVABLE 26 SF EXISTING DECK 138 SF PROPOSED DECK HOT TUB 83 SF EXISTING DECK 182 SF EXISTING DECK ADDITION WITHIN DECK FOOTPRINT ADDITION TO ALIGN WITH BELOW 587 SF EXISTING LIVABLE 223 SF PROPOSED LIVABLE (EXISTING DECK AREA) 697 SF 729 LIVABLE 63 SF EXISTING DECK 727 E BLEEKER 729 E BLEEKER 56SF 21SF 221SF 82SF 216SF 80SF 203SF 18SF 112SF 138SF 76SF 102SF 215SF 76SF 128SF 11SF 101SF 37SF 29SF 11SF 121SF 45SF 197SF 73SF 1,991SF LOWER LEVEL FACADE AREA 378SF BELOW GRADE: 81% ABOVE GRADE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/6/2025 9:57:22 AM 1/8" = 1'-0" A0.04 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE FLOOR AREA CALCULATIONS SCALE:A0.04 1/8" = 1'-0" 1 LOWER LEVEL FLOOR AREA SCALE:A0.04 1/8" = 1'-0" 2 MAIN LEVEL FLOOR AREA SCALE:A0.04 1/8" = 1'-0" 3 UPPER LEVEL FLOOR AREA 727 Area Schedule (FAR Proposed) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF LOWER LEVEL PROPOSED LIVABLE 169 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF MAIN LEVEL PROPOSED LIVABLE 190 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF UPPER LEVEL PROPOSED LIVABLE 223 SF Grand total: 6 2974 SF 727 Area Schedule (FAR Existing) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF Grand total: 3 2391 SF Area Schedule (FAR 729 Bleeker - Adjacent Unit) Level Name Area LOWER LEVEL LOWER LEVEL 729 LIVABLE 742 SF MAIN LEVEL MAIN LEVEL 729 LIVABLE 1208 SF UPPER LEVEL UPPER LEVEL 729 LIVABLE 697 SF Grand total: 3 2647 SF Area Schedule Duplex Total) Level Name Area LOWER LEVEL LOWER LEVEL EXISTING LIVABLE 742 SF LOWER LEVEL PROPOSED LIVABLE 169 SF LOWER LEVEL 729 LIVABLE 742 SF MAIN LEVEL MAIN LEVEL EXISTING LIVABLE 1062 SF MAIN LEVEL PROPOSED LIVABLE 190 SF MAIN LEVEL 729 LIVABLE 1208 SF UPPER LEVEL UPPER LEVEL EXISTING LIVABLE 587 SF UPPER LEVEL PROPOSED LIVABLE 223 SF UPPER LEVEL 729 LIVABLE 697 SF Grand total: 9 5620 SF MAXIMUM ALLOWABLE FLOOR AREA = 5,876 SF 727 E BLEEKER PROPOSED AREA = 2,981 SF 729 E BLEEKER EXISTING AREA = 2,647 SF TOTAL AREA = 5,621 SF (255 SF BELOW ALLOWABLE SF) ALLOWABLE DECK AREA = 5,876 SF x 15% = 881 SF 727 E BLEEKER = 342 SF 729 E BLEEKER = 328 SF TOTAL DECKS = 670 (211 SF BELOW ALLOWABLE DECK SF) Area Schedule (FAR Decks) Level Name Area MAIN LEVEL MAIN LEVEL EXISTING DECK 178 SF MAIN LEVEL EXISTING DECK 26 SF MAIN LEVEL PROPOSED DECK 138 SF MAIN LEVEL EXISTING DECK 83 SF MAIN LEVEL EXISTING DECK 182 SF UPPER LEVEL UPPER LEVEL EXISTING DECK 63 SF Grand total: 6 668 SF Area Schedule (FAR - Proposed Livable Only) Level Name Area LOWER LEVEL LOWER LEVEL PROPOSED LIVABLE 169 SF MAIN LEVEL MAIN LEVEL PROPOSED LIVABLE 190 SF UPPER LEVEL UPPER LEVEL PROPOSED LIVABLE 223 SF Grand total: 3 583 SF SCALE:A0.04 1/8" = 1'-0" 4 SUB GRADE AREA ANALYSIS 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 95 27 28 29 3 0 31 32 33 7 8 9 7 7 8 9 5 7 8 9 6 7 8 9 0 LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLYT.O. PLY, DINING ROOM = 7904'-0" APPARENT TOP OF SLOPE = 7,894' PER IMPROVEMENT SURVEY DATED: 12/06/2024 SETBACK FROM TOP OF APPARENT SLOPE 30'-0" APPARENT HIGH WATER LINE = 7884 4 5 . 0 0 °45 DEGREE PROGRESSIVE HEIGHT LIMITROARING FORK RIVER T.O. PLY, UPPER LEVEL = 7,913'-10" T.O. ROOF = 7,923'-7" T.O. PLY, LOWER BEDROOMS = 7893'-1 1/2" TOP OF SLOPE SETBACK 15'-0" EXISTING DECK TO REMAIN 350 SF MASTER BED 376 SF LIVING 175 SF BEDROOM 2 T.O. PLY, LIVING ROOM = 7902'-1 1/2" 1 A0.05 2" / 1 ' - 0 " 729 E BLEEKER S E T B A C K F R O M T O P O F A P P A R E N T S L O P E 3 0 ' - 0 " ADDED AREA ON UPPER MOST FLOOR A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " T O P O F S L O P E S E T B A C K A P P A R E N T T O P O F S L O P E 100' = 7,894'-10" T.O. PLY = 7,913'-10" 7,8 8 5' 7 ,8 9 0 ' 7 ,8 9 5 ' ROARING FORK RIVER Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:29 AM 1/4" = 1'-0" A0.05 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE STREAM MARGIN PROGRESSIVE HEIGHT LIMIT SCALE:A0.05 1/4" = 1'-0" 1 Section 7 SCALE: PLAN NORTH TRUE NORTH A0.05 1/4" = 1'-0" 2 LEVEL 3 - PROPOSED 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 96 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:30 AM A0.12 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PROPERTY PHOTOS 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 97 D S 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 27 28 29 30 31 32 33 7899 7898 7897 7895 7896 7890 7897 7894 7892 7896 7897 1008000.000 SET 1018000.000 SET 1028000.000 SET T . O . S L O P E S E T B A C K 1 5 ' - 0 " R O A R I N G F O R K R I V E R 727 E. BLEEKER 729 E. BLEEKER (E) DECK (N) HOT TUB (N) DECK (N) DECK (E) DECK (E) DECK 7 8 9 0 7 8 8 5 7 8 9 5 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:30 AM 1/16" = 1'-0" A1.01 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE SITE PLAN SCALE: PLAN NORTH TRUE NORTH A1.01 1/16" = 1'-0" 1 SITE PLAN 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 98 I V B D W WEEE E E 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 27 28 29 30 31 32 33 78 99 7898 7897 78 95 78 96 7 8 9 0 7897 7894 7 8 9 2 7896 7897 100 8000.000 SET 101 8000.000 SET 102 8000.000 SET 1 A5.03 T . O . S L O P E S E T B A C K 1 5 ' - 0 " R O A R I N G F O R K R I V E R 727 E. BLEEKER 729 E. BLEEKER (E) DECK(E) HOT TUB (E) DECK (E) DECK (E) DECK (E) DECK (E) TREE HOUSE 2 A5.01 9 16 18 17 1514 13 128 21 22 28 30 31 19 20 7 6 5 4 3 2 11 10 23 24 25 26 27 33 1 29 32 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:31 AM 1/8" = 1'-0" A1.02 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE ENLARGED SITE PLAN - EXISTING SCALE: PLAN NORTH TRUE NORTH A1.02 1/8" = 1'-0" 1 SITE PLAN - ENLARGED - EXISTING 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 99 I V B D W WEEE E E 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 27 28 29 30 31 32 33 78 99 7898 7 8 97 7 8 95 78 96 7 8 9 0 7897 7894 7 8 9 2 7896 7897 100 8000.000 SET 101 8000.000 SET 102 8000.000 SET 1 A5.01 REMOVE TREE T . O . S L O P E S E T B A C K 1 5 ' - 0 " R O A R I N G F O R K R I V E R (E) DECK 727 E. BLEEKER 729 E. BLEEKER (E) DECK (N) HOT TUB (N) DECK (N) DECK (E) DECK (E) DECK TREES TO BE REMOVED 2 A5.03 9 16 18 17 1514 13 128 21 22 28 30 31 19 20 7 6 5 4 3 2 11 10 23 24 25 26 27 33 1 29 32 TREE CHART 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 27 28 29 30 31 32 33 TREE #TYPE COTTONWOOD CONIFEROUS CONIFEROUS ASPEN CONIFEROUS ASPEN CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN ASPEN CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS CONIFEROUS COTTONWOOD CONIFEROUS ASPEN ASPEN ASPEN COTTONWOOD TRUNK SIZE 16" 12" 10" 6" 7" 11" 12" 7" 11" 7" 8" 7" 7" 10" 7" 8" 8" 10" 8" 5" 7" 5" 11" 5" 8" 8" 7" 18" 12" 7" 7" 5" 13" REMAIN/ REMOVE REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMOVE REMOVE REMOVE REMOVE REMAIN REMOVE REMOVE REMAIN REMAIN REMOVE REMOVE REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN REMAIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:31 AM 1/8" = 1'-0" A1.03 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE ENLARGED SITE PLAN - PROPOSED SCALE: PLAN NORTH TRUE NORTH A1.03 1/8" = 1'-0" 1 SITE PLAN - ENLARGED - PROPOSED 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 100 DN DN UP UP 1 1 2 2 A A B B 1 A5.03 C C E E 3 3 5 5 BEDROOM 1 CLOSET 1 BEDROOM 2 CLOSET 2 BATH 1 WC 1UTILITY LC MUDROOM ENTRY CLOSET ENTRY A4.01 2 A4.03 2EDGE OF DECK ABOVEEDGE OF DECK ABOVE 729 E BLEEKER A4.02 4 1 A5.02 2 A5.01 EXISTING HOT TUB ABOVE LAUNDRY STORAGE S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 D D AREA OF SITE DISTURBANCE 202 sqft Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:31 AM 1/4" = 1'-0" A2.01 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXISTING - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01 1/4" = 1'-0" 1 LEVEL 1 - EXISTING 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 101 DN DNUP DN 1 1 2 2 A A B B 1 A5.03 C C E E 3 3 5 5 LIVING DINING KITCHEN HALL GUEST BATH GUEST BEDROOM OFFICE HALF WALLS A4.01 2 A4.03 2 A4.04 2 729 E BLEEKER A4.02 4 1 A5.02 2 A5.01 EXISTING HOT TUB S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:32 AM 1/4" = 1'-0" A2.02 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXISTING - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.02 1/4" = 1'-0" 1 LEVEL 2 - EXISTING 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 102 1 1 2 2 A A B B 1 A5.03 C C E E 3 3 5 5 MASTER BED CLOSET (HIS) CLOSET (HERS) MASTER BATH A4.01 2 A4.03 2 A4.04 2 729 E BLEEKER A4.02 4 1 A5.02 2 A5.01 2 A5.01 EXISTING BALCONY SL O P ESLOPESLOPESETBACK 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:32 AM 1/4" = 1'-0" A2.03 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXISTING - LEVEL 3 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.03 1/4" = 1'-0" 1 LEVEL 3 - EXISTING 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 103 1 1 2 2 A A B B 1 A5.03 C C E E 3 3 5 5 A4.01 2 A4.03 2 A4.04 2 729 E BLEEKER A4.02 4 1 A5.02 2 A5.01 2 A5.01 727 E BLEEKER FLAT ROOF SL O P ESLOPESLOPESL O P E DECK BELOW DECK BELOW DECK BELOW S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:32 AM 1/4" = 1'-0" A2.04 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXISTING - ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.04 1/4" = 1'-0" 1 roof existing plan 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 104 DN DN DN UP UP A4.03 1 A4.04 1 1 1 2 2 A A B B 1 A5.01 1 A5.01 C C E E 3 3 5 5 NEW FLOOR AREA 001 MUDROOM 006 BEDROOM 2 007 BEDROOM 1 (BUNK ROOM) CLOSET 1 CLOSET 2 006 BATH 1 005 WC 1 002 ENTRY ENTRY CLOSET A4.01 1 003 UTILITYEDGE OF DECK ABOVEEDGE OF EXISTING DECK ABOVE 729 E BLEEKER A4.02 3 S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 2 A5.02 2 A5.03 2 A5.03 CRAWL SPACE BELOW DECK CRAWL SPACE BELOW DECK CRAWL SPACE HOT TUB ABOVE 004 LAUNDRY 4 4 006007A 007B D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/7/2025 4:01:44 PM 1/4" = 1'-0" A2.21 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.21 1/4" = 1'-0" 1 LEVEL 1 - PROPOSED 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 105 DNUP DN UP A4.03 1 A4.04 1 1 1 2 2 A A B B 1 A5.01 C C E E 3 3 5 5 BBQ HOT TUB NEW DECK NEW DECK EXISTING DECK KITCHEN 104 106 DINING 103 GUEST BATH 101 GUEST BEDROOM 105 LIVING GAMES A4.01 1 729 E BLEEKER A4.02 3 2 A5.02 2 A5.03 S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 105A 10 5 B106A102 OFFICE EXISTING WINDOW TO REMAIN D DUP NEW GATE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/6/2025 9:57:22 AM 1/4" = 1'-0" A2.22 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.22 1/4" = 1'-0" 1 LEVEL 2 - PROPOSED 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 106 A4.03 1 A4.04 1 1 1 2 2 A A B B 1 A5.01 1 A5.01 C C E E 3 3 5 5 202 OWNER CLOSET 201 MASTER CLOSET 203 MASTER BED 204 MASTER BATH A4.01 1 2" / 1 ' - 0 " 9 1/ 8" / 1 '-0" 9" / 1'-0" 729 E BLEEKER A4.02 3 2 A5.02 2 A5.03 2 A5.03 S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 203 D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:34 AM 1/4" = 1'-0" A2.23 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE LEVEL 3 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.23 1/4" = 1'-0" 1 LEVEL 3 - PROPOSED 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 107 A4.03 1 A4.04 1 1 1 2 2 A A B B 1 A5.01 1 A5.01 C C E E 3 3 5 5 A4.01 1 9 1/ 8" / 1 '-0" 9" / 1'-0" 2" / 1 ' - 0 " 729 E BLEEKER A4.02 3 2 A5.02 2 A5.03 2 A5.03 S ETB A C K 5'-0" A P P A R E N T T O P O F S L O P E T O P O F S L O P E S E T B A C K 1 5 ' - 0 " A P P A R E N T H I G H W A T E R L I N E 4 4 D D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:34 AM 1/4" = 1'-0" A2.24 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.24 1/4" = 1'-0" 1 ROOF LEVEL PLAN 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 108 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" 12 UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 729 E. BLEEKER STREET 727 E. BLEEKER STREET REUSE EXISTING WINDOW IN NEW LOCATION EXISTING WINDOW TO REMAIN NEW SIDING TO MATCH EXISTING SIDING STYLE AND COLOR (NOT IN SCOPE) 007B 105B BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" 12 UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 729 E. BLEEKER STREET 727 E. BLEEKER STREET EXISTING WINDOW TO BE REMOVED REUSE EXISTING WINDOW IN NEW LOCATION EXISTING WINDOW TO REMAIN BEHIND WALL (NOT IN SCOPE) Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:35 AM 1/4" = 1'-0" A4.01 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXTERIOR ELEVATIONS NORTH SCALE:A4.01 1/4" = 1'-0" 1 NORTH ELEVATION - PROPOSED SCALE:A4.01 1/4" = 1'-0" 2 NORTH ELEVATION - EXISTING ALL NEW MATERIALS TO MATCH EXISTING COLORS AND TEXTURES 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 109 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" AB UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 729 E. BLEEKER STREET 727 E. BLEEKER STREET (NOT IN SCOPE) BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" AB UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 729 E. BLEEKER STREET 727 E. BLEEKER STREET (NOT IN SCOPE) Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:35 AM 1/4" = 1'-0" A4.02 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXTERIOR ELEVATIONS EAST SCALE:A4.02 1/4" = 1'-0" 3 EAST ELEVATION - PROPOSED SCALE:A4.02 1/4" = 1'-0" 4 EAST ELEVATION - EXISTING ALL NEW MATERIALS TO MATCH EXISTING COLORS AND TEXTURES 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 110 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 3 5 729 E. BLEEKER STREET 727 E. BLEEKER STREET NEW SIDING TO MATCH EXISTING SIDING STYLE AND COLOR NEW SIDING TO MATCH EXISTING SIDING STYLE AND COLOR (NOT IN SCOPE) 4 007A 006 105A 203 106A BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 3 5 729 E. BLEEKER STREET 727 E. BLEEKER STREET (NOT IN SCOPE) 4 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:36 AM 1/4" = 1'-0" A4.03 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXTERIOR ELEVATIONS SOUTH SCALE:A4.03 1/4" = 1'-0" 1 SOUTH ELEVATION - PROPOSED SCALE:A4.03 1/4" = 1'-0" 2 SOUTH ELEVATION - EXISTING ALL NEW MATERIALS TO MATCH EXISTING COLORS AND TEXTURES 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 111 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY C E EXISTING WINDOW TO BE REMOVED REUSE EXISTING WINDOW IN NEW LOCATION NEW WINDOW EXISTING WINDOW TO REUSED, INSTALL WINDOW IN NEW WALL EXISTING WINDOW TO REMAIN NEW SIDING TO MATCH EXISTING SIDING STYLE AND COLOR NEW SIDING TO MATCH EXISTING SIDING STYLE AND COLOR 007B 105B 106A D BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY C E EXISTING WINDOW TO BE REMOVED REUSE EXISTING WINDOW IN NEW LOCATION EXISTING WINDOW TO BE REMOVED EXISTING WINDOW TO REMAIN EXISTING WINDOW TO REMAIN D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:37 AM 1/4" = 1'-0" A4.04 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE EXTERIOR ELEVATIONS WEST SCALE:A4.04 1/4" = 1'-0" 1 WEST ELEVATION - PROPOSED SCALE:A4.04 1/4" = 1'-0" 2 WEST ELEVATION - EXISTING ALL NEW MATERIALS TO MATCH EXISTING COLORS AND TEXTURES 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 112 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 3 5 226 SF BEDROOM 1 (BUNK ROOM)175 SF BEDROOM 2 376 SF LIVING 350 SF MASTER BED 168 SF MASTER BATH 2 A5.03 4 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ?T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 3 5 102 SF BEDROOM 1 114 SF BEDROOM 2 319 SF LIVING 219 SF MASTER BED 168 SF MASTER BATH 4 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 10:21:24 AM 1/4" = 1'-0" A5.01 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE BUILDING SECTIONS SCALE:A5.01 1/4" = 1'-0" 1 SECTION A - PROPOSED SCALE:A5.01 1/4" = 1'-0" 2 SECTION A - EXISTING 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 113 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" 1 2 UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 332 SF MUDROOM 137 SF DINING 219 SF MASTER BED 45 SF HALLEXISTING DECK BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" 1 2 UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY 326 SF MUDROOM 72 SF LAUNDRY 261 SF DINING 45 SF HALL 350 SF MASTER BED NEW DECK Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 10:21:24 AM 1/4" = 1'-0" A5.02 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE BUILDING SECTIONS SCALE:A5.02 1/4" = 1'-0" 1 SECTION B - EXISTING SCALE:A5.02 1/4" = 1'-0" 2 SECTION B - PROPOSED 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 114 BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY CE2 A5.01 102 SF BEDROOM 1 332 SF MUDROOM 319 SF LIVING 137 SF DINING 174 SF KITCHEN 219 SF MASTER BED D BASEMENT LEVEL 96'-6" T.O. FOOTING LOWER LEVEL 100'-0" T.O. PLY MAIN LEVEL 113'-2" T.O. PLY ROOF LEVEL 127'-9" ? T.O. RIDGE 128'-9" 1 A5.01 UPPER LEVEL 119'-0" T.O. PLY BEDROOM LEVEL 98'-3 1/2" T.O. PLY ENTRY LEVEL 104'-8" T.O. PLY LIVING ROOM 107'-3 1/2" T.O. PLY DINING ROOM 109'-2" T.O. PLY CE 376 SF LIVING 226 SF BEDROOM 1 (BUNK ROOM)326 SF MUDROOM 176 SF KITCHEN 261 SF DINING 350 SF MASTER BED D Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 10:21:24 AM 1/4" = 1'-0" A5.03 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE BUILDING SECTIONS SCALE:A5.03 1/4" = 1'-0" 1 SECTION C - EXISTING SCALE:A5.03 1/4" = 1'-0" 2 SECTION C - PROPOSED 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 115 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:40 AM A8.30 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PERSPECTIVES SCALE:A8.30 1 3D - PROPOSED SCALE:A8.30 2 3D - EXISTING 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 116 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:41 AM A8.31 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PERSPECTIVES SCALE:A8.31 1 3D_02 - EXISTING SCALE:A8.31 2 3D_02 - PROPOSED 2024.11.01 SD - PROGRESS SET 2025.01.13 RDS & STREAM MARGIN REVIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B 117 I V B D W WEEE E E 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 27 28 29 30 31 32 33 7899 7898 7897 7895 7896 7890 789 7 7 8 9 4 7892 7896 7897 1008000.000SET 1018000.000SET 1028000.000SET R O A R I N G F O R K R I V E R 727 E. BLEEKER 729 E. BLEEKER E. BLEEKER PARKINGENTRY 01ENTRY 02Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:42 AM 1" = 30'-0" A8.32 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PERSPECTIVES SCALE:A8.32 1 EXISTING - ENTRY APPROACH SCALE:A8.32 2 PROPOSED - ENTRY APPROACH 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B LOCATION OF VIEW ENTRY 01 NEW HOT TUB RECESSED INTO DECK ENTRY 01 EXISTING HOT TUB TO BE REMOVED 118 IV B D W WEEE E E 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 27 28 29 30 31 32 33 7899 7898 7897 7895 7896 7890 789 7 7 8 9 4 7892 7896 7897 1008000.000SET 1018000.000SET 1028000.000SET R O A R I N G F O R K R I V E R 727 E. BLEEKER 729 E. BLEEKER E. BLEEKER PARKINGENTRY 01ENTRY 02Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://727 Bleeker/2416_727 Bleeker.rvt3/5/2025 9:49:43 AM 1" = 30'-0" A8.33 2416 727 E BLEEKER #727 ASPEN, CO 81611 JACKSON RESIDENCE PERSPECTIVES SCALE:A8.33 1 EXISTING - FRONT ON VIEW SCALE:A8.33 2 PROPOSED - FRONT ON VIEW 2025.03.xx RDS & STREAM MARGIN REVIEW - REV B LOCATION OF VIEW ENTRY 01 ENTRY 02 ENTRY 01 ENTRY 02 NEW HOT TUB RECESSED INTO DECK 119 12 area included in our FAR calcs as this is now a Mudroom 121 13 Memorandum TO: Adam Link, adam@bryanmayarchitecture.com FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: March 4, 2025 SUBJECT: Top of Slope Adjustment Memorandum of Agreement PROJECT: 727 E Bleeker The subject property, 727 E Bleeker, is within the Stream Margin Review area and subject to the rules and regulations laid out in Title 26 regarding Stream Margin Review. One such criteria is the Top of Slope and Top of Slope Setback areas. According to the Stream Margin Survey on file, the currently established Top of Slope (also referred to as Top of Bank) is shown in Exhibit A. A licensed surveyor staked out a new, proposed Top of Slope that responds to the local topography of the subject site. A site visit was conducted on March 4, 2025, to review the proposed Top of Slope. A survey exhibit depicting the proposed Top of Slope and Top of Slope setback is attached as Exhibit B. Let this memo serve as record that a representative from the Engineering Department reviewed the on- site conditions and prepared survey and finds the proposed Top of Slope and Top of Slope setback to be acceptable and supports the applicant’s application to change the Top of Slope. Sincerely, __________________________ Kyla Smits, CFM Project Manager Engineering Department City of Aspen 123 Exhibit A Stream Margin Review Area Top of Slope and Top of Slope Setback 12 4 15' T O P O F S L O P E SETB A C K IVB IVB IVB D W W E E E E E (N0°59'13"E 24.71') S75° 0 9 ' 1 1 " E 1 9 8 . 0 0 ' N64°48'19"E 27.14' S69 ° 1 9 ' 4 1 " E 7 8 . 1 1 ' S 3 6 ° 1 7 ' 0 0 " E 6 0 . 0 0 ' S 4 7 ° 3 0 ' 0 0 " E 3 5 . 3 0 ' S4 1 ° 0 8 ' 0 0 " W 2 2 2 . 5 0 ' N 1 4 ° 5 0 ' 4 9 " E 1 0 0 . 0 0 ' N49°58'47"E 21.71' N5 2 ° 5 7 ' 3 9 " E 4 7 . 0 2 ' N 5 0 ° 1 4 ' 1 1 " W 1 1 8 . 3 2 ' N59°18'00"W 56.37' N75° 0 9 ' 1 1 " W 1 4 9 . 9 8 ' N0°57'35"E 24.72' FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (5.0' WITNESS CORNER) SET NO.5 REBAR & 1-1/4" BLUE PLASTIC CAP LS 38215 (30.0' WITNESS CORNER) FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 (APPARENT 20.0' WITNESS CORNER) SITE BENCHMARK FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 15710 ELEVATION: 7895.71 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 SET MAG NAIL & 1-1/2" ALUMINUM SHINER LS 38215 FOUND NO.5 REBAR & 1-1/4" YELLOW PLASTIC CAP LS 13166 LOT 4 21, 3 5 1 S Q . F T . O R 0.4 9 0 A C . ± LOT 2 LOT 3 20' W I D E C I T Y O F A S P E N A C C E S S E A S E M E N T PLAT B O O K 3 7 , P A G E 5 4 APPA R E N T TOP O F S L O P E APPAR E N T HIGH W A T E R L I N E 1 5 . 0 ' NGS CONTROL MONUMENT "S-159" ( T I E N 4 2 ° 0 7 ' 1 6 " W 1 0 1 2 1 . 3 8 ' ) ( T I E S 3 9 ° 5 2 ' 4 4 " E 2 7 2 7 . 6 4 ' ) CITY OF ASPEN CONTROL MONUMENT "GPS-18" ROA R I N G FORK RIVER 729 727 BUIL D I N G E N V E L O P E PLAT B O O K 3 7 P A G E 5 4 - 5 5 N. S P R I N G ST R E E T 5.0 ' TRASH ENCLOSURE TRASH ENCLOSURE ASPHALT PARKING CONCR E T E BASI S O F B E A R I N G S 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7 8 9 2 7896 7897 E. BL E E K E R S T R E E T RETA I N I N G W A L L ( T Y P . ) FLOOD ZONE AE BOUNDARY BASE FLOOD ELEVATION: 7889 (FLOODWAY) ZON E X ZON E A E CITY O F A S P E N STREA M M A R G I N R E V I E W BOUN D A R Y SITE 15' TOP O F S L O P E SETBACK W W E E E E 1 2 3 4 5 6 7 8 9 10 11 12 13 1415 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 16 . 0 ' 3.6' 8. 5 ' 2 1 . 8 ' 12.7 ' 1 4 . 3 ' 9.0' 2 1 . 2 ' 30 . 0 ' 21.4' 729 727 SPA AC U N I T S DECK: 7903.83 FFE: 7903.96 FFE: 7899.28 FFE: 7894.26 7 8 9 9 7 8 9 8 789 7 7895 7896 7890 7 8 9 7 7 8 9 4 7896 7897 FLA G S T O N E S T E P S LOWER L E V E L W A L L O.H. T.O.B. 12. 1 ' 36. 4 ' F L A G S T O N E W A L K LWR. DECK: 7896.59 ASPH A L T PAR K I N G TREE HOUSE STEPS 727 E. BLEEKER STREET, ASPEN 3-STORY CONDOMINIUM B O U L D E R S WOOD RETAINING WALL SURVEYOR'S CERTIFICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. NOTES: 5.THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE, ANY EXCEPTIONS TO TITLE THAT MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN REVIEWED BY TRUE NORTH COLORADO, LLC. 8.ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88) REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88. CONTOUR INTERVAL EQUALS 1 FOOT. 9.THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONES AE & X ACCORDING TO FEMA FLOOD INSURANCE RATE MAP NO. 08097C0354E WITH AN EFFECTIVE DATE OF AUGUST 15, 2019. 10.ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. LOT 4 - CREEKTREE SUBDIVISION P.U.D. UNIT 327 - CREEKTREE CONDOMINUIMS SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PM COUNTY OF PITKIN, STATE OF COLORADO IMPROVEMENT SURVEY PLAT W/TOPOGRAPHY TRUE NORTH COLORADO LLC. A LAND SURVEYING AND MAPPING COMPANY P.O. BOX 614 - 386 MAIN STREET UNIT 3 NEW CASTLE, COLORADO 81647 (970) 984-0474 www.truenorthcolorado.com PROJECT NO: 2024-318 DATE:DECEMBER 06, 2024 DRAWN LDV SURVEYED GBL/DJB SHEET 1 OF 1 TRUENORTH A LAND SURVEYING AND MAPPING COMPANY SLOPE LEGEND 20% TO 30% 30% TO 40% 40% & GREATER 0% to 20% TREE TYPE TRUNK DRIP 1 COTTONWOOD 16''30' 2 CONIFEROUS 12''24' 3 CONIFEROUS 10''16' 4 ASPEN 6''10' 5 CONIFEROUS 7''12' 6 ASPEN 11''18' 7 CONIFEROUS 12''20' 8 CONIFEROUS 7''12' 9 CONIFEROUS 11''18' 10 CONIFEROUS 7''12' 11 CONIFEROUS 8''14' 12 ASPEN 7''12' 13 ASPEN 7''12' 14 ASPEN 10''16' 15 ASPEN 7''12' 16 ASPEN 8''13' 17 ASPEN 8''13' 18 ASPEN 10''16' 19 ASPEN 8''14' 20 ASPEN 5''8' 21 ASPEN 7''12' 22 ASPEN 5''10' 23 CONIFEROUS 11''18' 24 CONIFEROUS 5''8' 25 CONIFEROUS 8''14' 26 CONIFEROUS 8''14' 27 CONIFEROUS 7''12' 28 COTTONWOOD 18''32' 29 CONIFEROUS 12''20' 30 ASPEN 7''12' 31 ASPEN 7''12' 32 ASPEN 5''8' 33 COTTONWOOD 13''28' VICINITY MAP SIGN WATER LINE TELEPHONE LINE GAS LINE CATV LINE ELECTRIC LINE WATER VALVE DYH FIRE HYDRANT GAS METER ELECTRICAL METER G LEGEND E MAILBOX IRRIGATION VALVE BOXIVB SEWER LINE PROPERTY DESCRIPTION: DETAIL 20' 10'40' SCALE: 1" = 20' 0 N N TREE CHART SEE DET A I L ELECTRICAL TRANSFORMER WV D STORM SEWER MANHOLE ELECTRIC VAULTE TELEPHONE PEDESTAL S SANITARY MANHOLE Exhibit B 12 5 MEMORANDUM TO: City of Aspen Planning and Zoning Commission FROM: Haley Hart, Long-Range Planner THROUGH: Ben Anderson, Community Development Director MEMO DATE: May 1st, 2025 MEETING DATE: May 7th, 2025 RE: Planning and Zoning Commission Recommendation to City Council Provision of required affordable housing via a fee-in-lieu payment REQUEST OF THE PLANNING AND ZONING COMMISSION: The Planning and Zoning Commission (P&Z) is asked to review, consider, and provide a recommendation to City Council related to Affordable Housing Mitigation requirements and the ability for one property currently in the building permit review process to pay Fee- in-Lieu (FIL) to meet mitigation requirements. This recommendation and the eventual review by Council is a response to a current shortage of available Affordable Housing Certificates in the market. Staff recommends the Planning and Zoning Commission approve the Resolution, providing Planning and Zoning Commission support for the identified project to pay FIL. SUMMARY AND BACKGROUND: The City’s Growth Management Quota System regulations require affordable housing mitigation of free-market residential development. Development that generates less than 0.1 Full Time Equivalent (FTE) may mitigate via fee-in-lieu by right. Projects that generate more than 0.1 FTEs may mitigate via Affordable Housing Certificates by right. A full time equivalent (FTE) is defined in Section 26.470.020, Terminology – Growth Management Quota System, as “a unit of measurement standardizing the workloads of employees. In this Chapter, FTEs refer to the number of employees generated or housed by development”. This code was written to support the creation of affordable housing by private developers. The Land Use Code offers a process for paying fee-in-lieu to mitigate over 0.1 FTEs. It requires a request and approval by Council, following a recommendation from P&Z. Following is the code language that describes this process: 26.470.110.C. Provision of required affordable housing via a fee-in-lieu payment. The provision of affordable housing in excess of 0.10 Full-Time Equivalents (FTEs) via a fee-in-lieu payment, upon a recommendation from the Planning and Zoning 126 Staff Memo, P&Z Recommendation Q1 2025 Fee-in-Lieu Requests Page 2 of 3 Commission shall be approved, approved with conditions or denied by the City Council based on the following criteria: 1) The provision of affordable housing on site (on the same site as the project requiring such affordable housing) is impractical given the physical or legal parameters of the development or site or would be inconsistent with the character of the neighborhood in which the project is being developed. 2) The applicant has made a reasonable, good-faith effort in pursuit of providing the required affordable housing off site through construction of new dwelling units, the deed restriction of existing dwelling units to affordable housing status, or through the purchase of affordable housing certificates. 3) The applicant has made a reasonable, good-faith effort in pursuit of providing the required affordable housing through the purchase and extinguishment of Certificates of Affordable Housing Credit. 4) The proposal furthers affordable housing goals, and the fee-in-lieu payment will result in the near-term production of affordable housing units. The City Council may accept any percentage of a project's total affordable housing mitigation to be provided through a fee-in-lieu payment, including all or none. The Affordable Housing Certificates Program has been successful in incentivizing the private sector to produce affordable housing units for over a decade. Since the inception of the program, housing for more than 100 Full Time Equivalents has been produced - without any public dollars being expended. The program is dependent on two things: 1) the willingness of the private sector to complete affordable housing projects, and 2) the demand for Affordable Housing credits by free-market commercial and residential development to meet their mitigation requirements. The City established Affordable Housing Certificates as the preferred means of providing affordable housing mitigation for single-family and duplex development in order to support the program. There are alternate means of mitigation, such as voluntarily deed restricting the subject unit to Resident Occupied or buying a free- market residential unit in town and deed restricting it. These options have been unpopular and may be cost prohibitive. Mitigation may be paid with cash by right for projects that generate 0.1 FTEs or less. STAFF DISCUSSION: Staff confirmed that there is an ongoing shortage of Affordable Housing Certificates. In response to the Certificate shortage, staff established a policy and a process to facilitate requests to pay FIL in a “batched” review. This policy was established in 2022, reaffirmed as an administrative policy in 2024, and was written with the expectation that the requests would occur on a quarterly basis. This is the first request of 2025. While the process was initially established for properties that generated mitigation below 1.5 FTEs, it has now 127 Staff Memo, P&Z Recommendation Q1 2025 Fee-in-Lieu Requests Page 3 of 3 been expanded due to the ongoing shortage of credits. The batched policy now applies to projects that need to mitigate up to 2.0 FTEs (see Exhibit A, Title 26 Policy 01-2024). At this meeting, P&Z is asked to consider the request from one property owner to pay FIL for the affordable housing mitigation. The project has obtained 0.46 FTEs but requires a total of 0.65 FTEs. The owner has exhausted the avenues to obtain the remaining 0.19 FTEs Affordable Housing Certificates, and the project is in the final stage of building permit review prior to issuance. With the confirmed shortage of Affordable Housing Credits, staff continues to support the batched requests. Denying the request would likely lead to suboptimal outcomes for Community Development customers that have projects with mitigation requirements. It is not reasonable to expect the property owners to pursue the other mitigation options offered by the code for the relatively small employee generation related to their homes. Below is the project, a single-family residence to be demolished and replaced with a new single-family residence, at 1380 Riverside Drive, requesting to pay FIL for Q1 of 2025. The FTE and FIL calculations are estimates that will be confirmed and finalized as the last step of the building permit process. A project cannot pay FIL for more than 2.0 FTEs through this batched review. The Category 2 FIL amount is currently $431,077 per FTE. This rate was adopted via Ordinance #01, Series of 2025 on February 11th, 2025. Yet, the Category 2 FIL rate is $424,288 per FTE for the project below as the permit is vested in the 2024 mitigation rate. • 1380 Riverside Drive – Permit 0071-2024-BRES – 0.19* FTEs requested (*the resolution allows for up to 2.0 FTEs to give flexibility as the final FTE mitigation has not yet been calculated) CONCLUSION AND NEXT STEPS: On May 27th, 2025, City Council will consider the Planning and Zoning Commission’s recommendation and decide whether to authorize FIL for the identified project. If Council approves the requests, the projects will pay the finalized FIL amount as part of the permit issuance process. RECOMMENDATIONS: Staff recommends the Planning and Zoning Commission approve Resolution #XX, Series of 2025, providing support for payment of FIL for the subject properties. EXHIBITS: Resolution #XX, Series of 2025 Exhibit A – Title 26 Policy 01-2024 Exhibit B – FIL Request Letter for 1380 Riverside Drive 128 Planning and Zoning Commission Resolution #XX, Series of 2025 Page 1 of 2 RESOLUTION #XX SERIES OF 2025 A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL BY CITY COUNCIL OF THE ABILITY OF CERTAIN DEVELOPMENT PROJECTS TO PAY FEE-IN-LIEU FOR REQUIRED AFFORDABLE HOUSING MITIGATION REQUIREMENTS, PER MUNICIPAL CODE SECTION 26.470.110.C. WHEREAS, the Affordable Housing Certificates Program has been established as the preferred mechanism within the Land Use Code to provide required affordable housing mitigation; and, WHEREAS, the Land Use Code provides a process for an applicant to make a request to Aspen City Council to provide affordable housing in excess of 0.10 Full-Time Equivalents (FTEs) via a fee-in-lieu payment in Section 26.470.110.C; and, WHEREAS, the Community Development Director signed Administrative Policy 01- 2024 into effect on April 30, 2024, allowing for projects that generate up to 2.0 FTEs to be allowed to mitigate via fee-in-lieu through the review procedures pursuant to 26.470.110.C - Provision of required affordable housing via a fee-in-lieu payment; and, WHEREAS, Community Development Staff has analyzed the current market conditions for Affordable Housing Certificates and has determined that there is a shortage, making it practically impossible to acquire Affordable Housing Certificates; and, WHEREAS, Community Development has presented and discussed this issue with the Planning and Zoning Commission; and, WHEREAS, at a regular meeting on May 7, 2025, the Planning and Zoning Commission considered the request of one property owner to pay fee-in-lieu to meet affordable housing mitigation requirements, and reviewed staff’s memo, and by a XX – XX (X-X) vote approves Resolution #XX, Series of 2025, recommending Council consideration and approval of the requests to pay fee-in-lieu for Q1 of 2025. NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1 Approvals: Planning and Zoning Commission recommends the following projects be allowed to pay up to 2.0 FTEs via fee-in-lie to meet affordable housing mitigation requirements: • 1380 Riverside Drive – 0.19 Category 2 FTEs at the 2024 rate of $424,288. Permit # 0071-2024-BRES 129 Planning and Zoning Commission Resolution #XX, Series of 2025 Page 2 of 2 The FTE mitigation calculation and valuations of the fee-in-lieu as presented are estimates only and will be finalized prior to building permit issuance. This resolution does not approve fee-in-lieu mitigation above 2.0 FTE for a single permit. Section 2 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 3 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. FINALLY, adopted, passed, and approved this 7th day of May 2025. Approved as to form: Approved as to content: ______________________________ __________________________________ Jim True, Special Council Teraissa McGovern, Chair Attest: _______________________________ Tracy Terry, Deputy Clerk 130 13 1 13 2 13 3 13 4 135 136 137 138 March 6, 2025 Planning Director City of Aspen RE: 1380 Riverside Dr Affordable Housing Cash-in-Lieu Payment Request City of Aspen Land Use Review, Please accept this request to meet affordable housing mitigation requirements via a cash- in-lieu payment for an expansion of the 1380 Riverside Drive property. The property contains an existing home that will be demolished, a new single family residence will be constructed in its place. The development requires the mitigation of 0.65 FTEs of employee housing. Early in the development process, .46 FTEs were acquired, as this would have been sufficient at the time for the requirements of the project. Since then, a rule change has been implemented increasing the amount of FTEs required. This project is currently requiring 0.65 FTEs. This project will require an additional .19 FTEs above the .46 FTEs that were previously acquired. An open market search for available FTEs has been completed and none are currently available. This amount exceeds the by-right allowance for a cash-in-lieu payment. The map above shows the 1380 Riverside Drive Property 139 The new construction permit is under review and is close to issuance. We appreciate your expeditious review of this request as certain contractual obligations are at risk if this request is delayed. While the permit appears almost ready for issuance, please keep in mind that slight discrepancies in measurements may still be realized and/or a change order could be submitted that affects the exact amount of housing mitigation due. We respectfully request that any adjustments to the mitigation required for this project subsequent to the City Council review be handled administratively and additional payments or refunds be accommodated accordingly. The property is legally defined as Riverside Subdivision Block 1 Lot 2. The property is owned by Susan Zane, of 1380 Riverside Dr LLC. Managing Partner Andrew Roberts is authorized to represent the owner’s interests before the City of Aspen. 140 1380 Riverside Dr Page 2 This request complies with Section 26.470.110.c – Provision of Affordable Housing Via Fee-in-Lieu Payment. Detailed responses to this criterion are provided below. 26.470.110.c – Provision of Affordable Housing Via Fee-in-Lieu Payment The provision of affordable housing in excess of 0.10 Full-Time Equivalents (FTEs) via a fee-in-lieu payment, upon a recommendation from the Planning and Zoning Commission shall be approved, approved with conditions or denied by the City Council based on the following criteria: (1) The provision of affordable housing on site (on the same site as the project requiring such affordable housing) is impractical given the physical or legal parameters of the development or site or would be inconsistent with the character of the neighborhood in which the project is being developed. Response: The 1380 Riverside Dr property is in the center of a single-family and duplex neighborhood. The development of affordable housing on this property would be inconsistent with the character of the neighborhood and impractical given the physical layout of the site. (2) The applicant has made a reasonably good-faith effort in pursuit of providing the required affordable housing off site through construction of new dwelling units, the deed restriction of existing dwelling units to affordable housing status, or through the purchase of affordable housing certificates. Response: The prospect of pursuing an off-site development of a fraction of a dwelling unit to house .09 employees is unrealistic. The land purchase alone would be several million dollars and together with construction costs render this option prohibitive. Properties eligible for “buy-down” to affordable rates are not for sale and the costs of purchasing a 2 or 3 bedroom unit on the open market would be drastically out of proportion to the impact of the home development. The Applicant has made a good faith effort in securing affordable housing credits; however, none are available at this time. (3) The applicant has made a reasonably good-faith effort in pursuit of providing the required affordable housing through the purchase and extinguishment of Certificates of Affordable Housing Credit. Response: The Applicant has made good faith efforts to secure affordable housing credits from known owners. A portion of the required credits were purchased in November of 2021 when credits were available. Currently credit owners are not willing to sell and the market is “dry.”. No affordable housing credits are available for purchase at this time. 141 Page | 4 1380 Riverside Dr Page 3 (4) The proposal furthers affordable housing goals, and the fee-in-lieu payment will result in the near-term production of affordable housing units. Response: The City’s fee-in-lieu rate is based on actual development costs with an annual adjustment to account for changing development costs. The fee-in-lieu system is designed to enable the community to achieve its affordable housing goals and result in the near-term production of affordable housing. The City’s affordable housing development efforts are ongoing with various purchase and new development opportunities. The provision of this cash-in-lieu will result in the near-term production of affordable housing. We respectfully request the City accept and approve this request to meet the affordable housing obligation of the 1380 Riverside property through a cash-in-lieu payment. Approving this request will enable this residential project to move forward. Please let us know if additional information is needed. We look forward to your review and will make ourselves available for any questions or concerns you have. Kind Regards, Andrew Roberts, Riverside Venture Group 1380 Riverside Dr LLC DBA Riverside Venture Group ARR 142 Page | 5 143 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Address of Property: Please type or print in all caps Property Owner Name: Representative Name (if different from Property Owner): Billing Name and Address - Send Bills to: Contact info for billing: e-mail: Phone: I understand that the City has adopted, via Ordinance No. 20, Series of 2020, review fees for Land Use applications, and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner, I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $. flat fee for . $. flat fee for $. flat fee for . $. flat fee for For deposit cases only: The City and I understand that because of the size, nature, or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration unless invoices are paid in full. The City and I understand and agree that invoices sent by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy, including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Phillip Supino, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: 144 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) 145 April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying that the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) I certify as follows: (pick one) □This property is not subject to a homeowner association or other form of private c ovenant. □This property is subject to a homeowner association or private covenant, and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners a ssociation or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: Date: Owner printed name: or, Attorney signature: Date: Attorney printed name: 146 PRE-APPLICATION CONFERENCE SUMMARY PRE-25-031 DATE: 03.05.2025 PLANNER: Magda Dziwosz. 970.230.1309. magda.dziwosz@aspen.gov REPRESENTATIVE: Andrew Roberts. 970.615.0665. andrewryanroberts@me.com PROJECT LOCATION: 1380 Riverside Dr PARCEL ID: 2737-181-17-002 REQUEST: Affordable Housing Mitigation Cash-in-Lieu Payment DESCRIPTION: The Applicant is interested in meeting affordable housing mitigation requirements for the subject property via fee -in-lieu. Pursuant to Land Use Code Section 26.470.110.c, Provision of Affordable Housing Via Fee-in- Lieu Payment, mitigating via fee-in-lieu for more than 0.10 Full-Time Equivalents (FTEs) requires a recommendation from the Planning and Zoning Commission followed by a final decision by the City Council. The following criteria must be met: 1. The provision of affordable housing on-site (on the same site as the project requiring such affordable housing) is impractical given the physical or legal parameters of the development or site or would be inconsistent with the character of the neighborhood in which the project is being developed. 2. The applicant has made a reasonably good -faith effort in pursuit of providing the required affordable housing off-site through the construction of new dwelling units, the deed restriction of existing dwelling units to affordable housing status, or through the purchase of affordable housing certificates. 3. The applicant has made a reasonably good -faith effort in pursuit of providing the required affordable housing through the purchase and extinguishment of Certificates of Affordable Housing Credit. 4. The proposal furthers affordable housing goals, and the fee -in-lieu payment will result in the near-term production of affordable housing units. The City Council may accept any percentage of a project's total affordable housing mitigation to be provided through a fee-in-lieu payment, including all or none. Council’s decision shall be conducted as an action item and memorialized via resolution. Following review and approval from P&Z and Council, any change orders or modifications resulting in a net increase in mitigation requirements above 0.10 FTEs will trigger P&Z and Council approval again per Chapter 26.470.110.c. The Applicant assumes responsibility for submitting an application that accurately reflects mitigation requirements and should not submit such a request prematurely. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 147 26.470.110.c Provision of Affordable Housing Via Fee-in-Lieu Payment HELPFUL LINKS: • Land Use Application (PDF) • Land Use Code (PDF) REVIEW BY: • Staff for completeness and recommendation • Planning and Zoning Commission for recommendation followed by a final decision from the City Council PUBLIC HEARING: No PLANNING FEES: $325 flat fee. REFERRAL FEES: None TOTAL DEPOSIT: $325.00 APPLICATION CHECKLIST: Below is a list of submittal requirements for this review. Please email the entire application as one pdf to cdehadmins@aspen.gov. Include PRE-25-031 in the subject line. If more than 18 months has lapsed since this letter was issued, please reach out to planneroftheday@gmail.com.  Completed Land Use Application and signed Fee Agreement. (A link to these documents is provided above.)  Pre-application Conference Summary (this document).  A written letter addressing the criteria described on the previous page of this document. The letter should include the number of FTEs/mitigation requirements associated with the request. Once the copy is deemed complete by staff, the following items will then need to be submitted:  Total fee for review of the application. Depending on further review of the case, additional items may be requested of the application. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting submission of the deposit. Once the deposit is received, the case will be assigned to a planner and the land use review will begin. 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. 148 Residential Design Standards Administrative Compliance Review Staff Checklist - Single Family and Duplex Standard Complies Alternative Compliance Does Not Comply N/A Sheet #(s)/Notes B.1.Articulation of Building Mass (Non-flexible) B.2.Building Orientation (Flexible) B.3.Build-to Requirement (Flexible) B.4.One Story Element (Flexible) C.1.Garage Access (Non-flexible) C.2.Garage Placement (Non-flexible) C.3.Garage Dimensions (Flexible) Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Address: Parcel ID: Zone District/PD: Representative: Email: Phone: Page 1 of 2 Approved: (Approved plans/elevations attached) 25149 Standard Complies Alternative Compliance Doesn’t Comply N/A Sheet #(s)/Notes C.4.Garage Door Design (Flexible) D.1.Entry Connection (Non-flexible) D.2.Door Height (Flexible) D.3.Entry Porch (Flexible) E.1.Principle Window (Flexible) E.2.Window Placement (Flexible) E.3.Nonorthogonal Window Limit (Flexible) E.4.Lightwell/Stairwell Location (Flexible) E.5.Materials (Flexible) Residential Design Standards Administrative Compliance Review Staff Checklist Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the applicant shall be required to apply for a new Administrative Compliance Review. Page 2 of 2 Approved: 26150