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HomeMy WebLinkAboutagenda.hpc.20251210AGENDA ASPEN HISTORIC PRESERVATION COMMISSION December 10, 2025 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES II.A Draft Minutes - 10/22/25 III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.SUBSTANTIAL AMENDMENT XII.OLD BUSINESS XII.A Request for a Certificate of Appropriateness for Major Development Final Review, Relocation, and Variations at 325 W. Hopkins Ave. minutes.hpc.20251022_DRAFT.docx 325WHopkins.Memo.HPCFinal.pdf Resolution #14, Series 2025.pdf Attachment A – Application.pdf Attachment B – Historic Preservation Design Guidelines Staff Analysis.pdf Attachment C – Variation Criteria Staff Analysis.pdf Attachment D – Combined Final Review Referral Comments.pdf 1 1 XIII.NEW BUSINESS XIV.ADJOURN XV.NEXT RESOLUTION NUMBER TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 15 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (10 minutes for minor development; 20 minutes for major development) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes for minor development; 10 minutes for major development) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion. Prior to vote the chair will allow for call for clarification for the proposed resolution. Please note that staff and/or the applicant must vacate the dais during the opposite presentation and board question and clarification session. Both staff and applicant team will vacate the dais during HPC deliberation unless invited by the chair to return. Updated: March 7, 2024 2 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 ROLL CALL Chair Thompson called the meeting of the Aspen Historic Preservation Commission to order. Also present were Commissioners Barb Pitchford, Dakota Severe, Duncan Clauss, Kim Raymond, Roger Moyer, and Jodi Surfas who arrived at 4:37pm. Staff present: ● Gillian White - Principal Preservation Planner ● Luisa Berne - Assistant City Attorney ● Ben Anderson - Community Development Director ● Tracy Terry - Deputy City Clerk MINUTES Draft Minutes - 9/23/25 Chair Thompson made a motion to approve the minutes from the September 23rd, 2025 meeting, which was seconded by Commissioner Moyer. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 6-0, motion passes. PUBLIC COMMENTS No public comments were made on items not on the agenda. COMMISSIONER MEMBER COMMENTS Commissioner Pitchford inquired about meeting dates, confirming that only the 12th would be held in November, and no meeting would occur on the 26th. She also asked about the qualifications for serving on the Historic Preservation Commission. Ms. White explained that as a certified local government (CLG), there are specific requirements for commission membership. More than 40% of commission members must have relevant education or experience in fields such as architecture or history. Ms. White offered to send the specific CLG standards and criteria to Commissioner Pitchford. Commissioner Severe shared that when she applied for the commission, there were recommended background qualifications, and applicants had to submit resumes. Commissioner Pitchford explained that she was asking because a community member who volunteers for the Aspen Historical Society was told they were not qualified because they couldn't read blueprints. She expressed confusion about this reasoning. Ms. White clarified that while passion for history is valuable, the commission needs to maintain a balance of qualified professionals to keep CLG status. She explained that City Council is aware of these requirements when making appointments. Ms. Berne requested that commissioners refrain from passing notes during the meeting as it is a public meeting and discussions should be conducted openly. Chair Thompson noted for the record that Commissioner Surfas had arrived. DISCLOSURE OF CONFLICT OF INTEREST No conflicts of interest were disclosed. 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 PROJECT MONITORING Ms. White reported that she would provide updates on administrative approvals at the next meeting, covering certificates of no negative effect and substantial amendments from the past two months. She informed the commission that two call-up items (504 West Hallam and 406 West Smuggler) would be taken to City Council on October 28th. Regarding 504 West Hallam, Ms. White explained that the FAR bonus was not included in the final application, so they were unable to make a motion on it. Ms. White updated the commission on ongoing projects: ● The OWL wall has been disassembled per approved plans, with historic bricks retained for recreating the mural ● Work has begun at the Lift 1 Lodge site, with the historic lift disassembled and moved off- site for restoration ● Asbestos abatement has been completed on the steakhouse Commissioner Moyer asked about the shutters on the steakhouse, which were not included in the conditions for retention. Ms. White said that while they couldn't be added to requirements now, she asked the developers to consider repurposing them. Chair Thompson asked about developing blanket language requiring preservation of historic elements discovered during construction. Ms. White agreed to draft language for discussion at the next meeting. Vice Chair Raymond inquired about implementing mandatory site meetings for major developments on meeting days, which Ms. White confirmed could be implemented without requiring a formal resolution. Commissioner Moyer asked about a Victorian house on King Street that was supposed to be reconditioned as part of a project. Ms. White noted she would look into it, as she has taken over many projects from Stewart Hayden who has left the City. STAFF COMMENTS No additional staff comments were presented. CERTIFICATE OF NO NEGATIVE EFFECT ISSUED No certificates were presented. CALL UP REPORTS The call up reports were covered during Project Monitoring. OLD BUSINESS Certificate of Appropriateness for Major Development Final Review and Permitted Use Variance for 337 Lake Ave. Applicant Presentation: Sarah Adams - Bendon Adams Sarah Adams from Bendon Adams presented the final design application for 337 Lake Avenue. She was accompanied by Mike Albert from Design Workshop and Ekram and Mackenzie from Olson 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Kundig. Ms. Adams reminded the commission that this project was approved at the conceptual level in January. Ms. Adams noted that the project includes an approximately 1,100 square foot, one-story single- family home on a vacant lot, created as part of a historic lot split in 2005. The proposal is approximately 600 square feet under the allowable floor area and 10 feet under the maximum height. Ms. Adams detailed site features which include a pathway from Lake Avenue navigating between cottonwood trees, steps to accommodate grade changes with retaining walls, concrete paver pathways, and rain gardens to meet URMP requirements. Mechanical equipment is enclosed with a fence, and there is a patio area with a grill and metal trellis. There is also two-track access from Third Street to a grass-paver parking space and a 42-inch fence along Third Street. Mr. Albert from Design Workshop presented the landscaping plan that consists of lawn areas near Lake Street and under existing cottonwood trees, perennial plantings extending from 335 to 337 Lake, and low shrubs around the building not exceeding 42 inches. The plan includes the preservation of existing trees with additional plantings to fill gaps, a trio of aspens for shade on the south side, and spring snow crabapple trees along the street edge, which do not produce berries. Ms. Adams described the lighting plan with path lights, step lights, simple can lights at the front porch, directional downlights for the patio, and recessed lights in the trellis. For materials, the proposal includes cedar shingle roofing, stained horizontal wood siding, metal window systems, cedar soffits, and concrete base elements. Ms. Adams also requested a temporary use variance for construction staging to facilitate work on 335 Lake Avenue. This variance aims to utilize the vacant lot at 337 Lake Avenue for staging purposes, which would significantly reduce construction time by approximately 8 months compared to utilizing the right-of-way. Staging on the vacant lot would also minimize neighborhood disruption by keeping heavy equipment and materials off the streets, enhancing safety in this area near the Aspen Institute campus. The project plans include meeting the parks and engineering departments' conditions and have already been issued a permit with the staging outlined. By accessing 335 Lake through 337 Lake, the variance allows a better preservation scenario for the historic building at 335 Lake Avenue, avoiding the alternative of raising the structure. Following the presentation, Chair Thompson asked Ms. Adams about planting in the city right of way. Ms. Adams noted that the Parks Department had no comments against it. Vice Chair Raymond asked about the crab apple trees proposed in the rear of the property and wondered about bear issues. Mr. Albert noted that they were a non-fruit bearing variety. Vice Chair Raymond also raised concerns about fireproofing, and Ekram stated that fireproof materials would be included in the assembly behind wood siding and shingles. Commissioner Surfas inquired about the difference between a rain garden and a dry well, to which Mr. Albert explained that a rain garden allows water to percolate into the soil, whereas a dry well channels water deeper underground without standing water. Mr. Albert further explained the differences. Commissioner Severe asked whether plants in the rain garden were native, and it was confirmed that red twig dogwood, suitable for moist soils, would be used. Staff Presentation: Gillian White - Principal Preservation Planner Ms. White presented the staff analysis, confirming the project meets applicable guidelines. She noted the applicant had made minor changes since conceptual review, including rerouting the front walkway, which had been reviewed by referral agencies with no issues. 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Ms. White confirmed that the built-in grill feature is located behind the structure, ensuring it does not intrude on the historic integrity of the site and aligns with guideline 1.10. The chosen materials for the roof, siding, cladding, and fenestration provide a distinction between the neighboring historic resource and this new build. Similarly, the 42-inch fence along the rear of the property, made of horizontal boards spaced to meet guidelines, meets guideline 1.19 due to its transparent quality, allowing views from Lake Avenue to be maintained. This fence's transparency preserves the site's visual connection to its surroundings without negatively impacting the neighborhood's historic context. Additionally, the larger 72-inch screening area around the mechanical equipment, though not technically classified as a fence, does not impact views of the historic resource next door and is considered appropriate given its location and function. The proposed lighting plan includes a mix of recessed step lighting and 1-inch diameter cylindrical path lighting. These choices adhere to guideline 1.14 by minimizing the landscape lighting's visual impact. Additionally, the exterior lighting fixtures are simple in design, meeting guideline 12.3's requirements for form, finish, and scale by maintaining an understated and unobtrusive character throughout the site. Addressing the temporary use variance request, Ms. White highlighted that the applicant took the necessary steps to inform surrounding property owners. Both properties, 335 and 337 Lake Avenue, are under the same ownership. Utilizing the vacant lot for construction staging significantly minimizes disruption to neighborhood activities, aligns with the preservation goals, and enhances public safety by keeping staging out of busy right-of-ways. Notably, construction staging is already in place under an existing permit for 335 Lake Avenue, and this variance request ensures the continuation of preservation efforts with minimal neighborhood impact. Ms. White noted that staff is recommending approval with conditions including changes to the resolution language regarding revegetation requirements, allowing for flexibility if construction on 337 Lake begins shortly after staging is removed. Public Comments: Claude Salter, a neighbor to the south, spoke in support of the temporary use variance, noting it makes the neighborhood more friendly and usable while reducing dangerous traffic on Third Street. Mr. Salter also expressed support for the proposed lighting, mentioning that the brightest light in the area is a city streetlight. She inquired whether the mechanical enclosure fence would have sound dampening qualities, as mechanical units on a neighboring property are noisy. Ms. Adams responded that while the fence was not designed with sound dampening in mind, the owners would be open to considering it, noting they want to be good neighbors. Board Discussion: The commission expressed support for the project. Chair Thompson agreed with the staff's evaluation of guidelines, noting the project's thoughtful and minimal nature. Commissioner Moyer noted the importance of addressing mechanical noise in general. Vice Chair Raymond explained that sound mitigation can be done but it can be challenging due to ventilation needs and setback requirements. Mr. Anderson informed the commission that City Council recently had a work session on electrification of projects, and that code changes related to setbacks and height for mechanical equipment would be coming for HPC review in the first half of 2026. Commissioner Pitchford commended the applicant for respecting the guidelines and felt it was an easy yes from her. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 22ND, 2025 Commissioner Severe sought confirmation about voting on the resolution that included the highlighted changes presented by staff. Motion: Chair Thompson moved to approve Resolution #12 with the conditions as presented. Commissioner Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 7-0, motion passes. Commissioner Clauss was assigned as project monitor for 337 Lake Avenue. Ms. White reminded commissioners about the next training session scheduled before the November 12th meeting at 3:00 PM, which will focus on design exercises. ADJOURN Chair Thompson moved to adjourn the regular meeting. Commissioner Pitchford seconded. All in favor, motion passes. Mike Sear, Deputy City Clerk _______________________ ** These draft minutes were created with the assistance of AI. 7 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner THROUGH: Dan Folke, Planning Director MEETING DATE: December 10, 2025 SUBJECT: Request for a Certificate of Appropriateness for Major Development Final Review, Relocation, and Variations at 325 W. Hopkins Ave. __________________________________________________________________ INTENDED OUTCOME: The request of the Historic Preservation Commission (HPC) is to consider the following land use code review processes: • Certificate of Appropriateness for Major Development (Section 26.415.070(d)) • Relocation (Section 26.415.090) • Variations (Section 26.415.110(c)) The HPC is the final review authority of these requests. The intended outcome for this request is to maintain the integrity of the historic resource, the historic preservation program, and align with Aspen’s Historic Preservation Design Guidelines and applicable code sections to the extent possible. EXECUTIVE SUMMARY: The purpose of this report is to provide the HPC with details on the request for a Certificate of Appropriateness for Major Development Final Development Plan Review and associated requests so the HPC can make an informed decision. Per Land Use Code (LUC) Section 26.415.070(d) the HPC may approve, disapprove, or approve the application with conditions. The HPC may also continue the application to obtain additional information necessary to make a decision to approve or deny. Overview of Project: 8 The applicant proposes to demolish all non-historic additions, including the front porch; construct a new rear addition and front porch; remove all non-historic windows; restore all historic windows; temporarily relocate the historic resource to excavate a basement and install a new foundation; maintain the siting of the historic resource within the front and (west) side setbacks; and construct an additional dwelling unit. The two-story stand- alone single-family dwelling unit is proposed to the side and behind the historic resource, including a garage, parking pad, patio, fencing, and landscaping. Staff Recommendation: While the proposed final development plan does not strictly meet all the Historic Preservation Design Guidelines, staff find that a reasonable balance can be struck by adding specific conditions to the resolution should the HPC choose to approve the proposal. DISCUSSION: Background: Fig. 1. Aerial image showing the subject property outlined in yellow. 9 325 W. Hopkins Ave. is an individually designated historic property of 6,000 square feet in the Medium Density Residential (R-6) zone district. Although its construction date is unknown, a single-story, wood-frame Miner’s Cottage with a cross-gable roof and a front porch was sited in the northwest corner of the property by 1890. In the 1970s a large, one-story, gable-roofed addition was made to the rear of the historic resource and the front porch altered. In the 1980s, a large, L-shaped structure was added to the east side of the resource. Staff Comments: The proposed final design application includes architectural details for restoration of the landmark, identifies specific materials, and further refines the conceptual project approval granted by HPC. Changes since the conceptual design presented to HPC last November include the removal of the metal colonnade proposed along the east elevation of the front porch of the new building, refined storm water plans, the addition of solar panels, the inclusion of a light fixtures cut sheet, the inclusion of a landscape plan, the addition of fencing at the rear of the property and between the two homes, and a change to the previously approved side yard setback variation has been requested. Major Development, Final Review - Section 26.415.070(d) The final application details regarding light fixtures, landscaping, fencing, and solar panels have been reviewed by staff and found to meet the Historic Preservation Design Guidelines as noted in Attachment B. The lighting proposed is minimal in design and located in appropriate areas. The proposed fencing between the two structures is a low wood picket fence, an appropriate material and style for this property. The fence at the rear of the property is made of an aluminum material and has horizontal planks, which is appropriate for this property in the proposed location. The applicant is proposing 17 Figure 2: 1904 Sanborn Map with Property Boundary Figure 3: 325 W. Hopkins Ave. in 1980 10 solar panels on the roof of the new residence. The solar panels are appropriate and meet applicable guidelines; staff recommend a condition that solar panels not be visible from Hopkins Ave. The applicant is proposing DaVinci synthetic wood shakes for the roof of the historic resource. While staff notes the wildfire safety concern with authentic wood shingles and understands the request to replace with a different material, the proposed synthetic wood shake is not similar to a typical wood shingle. The dimensions, texturing, and reflectivity all differ from what one would expect to see with a real wood shingle. Additionally, the durability of the material appears to be questionable based on the sample provided to staff. Staff encourage the HPC to discuss the proposed material as it relates to applicable historic preservation design guidelines. Relocation - Section 26.415.090 Relocation was previously approved at the conceptual review. An acceptable relocation plan has not yet been submitted providing for the safe relocation, repair and preservation of the building, including the provision of the necessary financial security. This will be required prior to permit submittal as noted in the conditions of approval. Setback Variation - Section 26.415.110 Although the requested variations were approved at the conceptual hearing, there was an oversight regarding the combined side yard setback. The R-6 Zone District states that “Two (2) detached residential dwellings located on one (1) lot shall not be subject to the combined side yard setback requirements, provided that the minimum setback between the two (2) detached dwellings on the lot shall be ten (10) feet” (Sec. 26.710.040.d.6). This code effectively shifts the combined side yard setback requirement into a break in massing in the middle of a property. The setback between the buildings cannot be staggered; it must be consistent from the front to the rear of the property. The original application included plans with 10’ of separation between the dwellings but it was staggered. This was missed prior to conceptual review and flagged when staff reviewed the final application. Staff met with the applicant and agreed to a solution of providing the required combined side yard setbacks and amending the previously approved variation to the side yard setback on the west property line. The setback on the west property line is to be 10’, the setback on the east property line will be 5’. The setback variation request now includes subgrade space, an outdoor fireplace, mechanical units, and lightwells to be located within the 10’ setback. No changes have been made to the site plan since the conceptual hearing. Staff analysis of the variation criteria is included with this memo as Attachment C. Referral Comments: 11 Staff referred out the final application to other City departments for comments. The aggregated referral comments are included in Attachment D. Some of the feedback may have already been incorporated into the subsequent application revisions. RECOMMENDATIONS: Staff recommend approval with the following conditions: 1. During the demolition of the non-historic addition and relocation of the historic resource, if additional historic material is discovered that is evidence of a different original footprint of the resource, the applicant will revise the proposal for review and approval by the project monitoring committee. 2. Solar panels on new building are not to be seen from Hopkins Ave. 3. An appropriate roof material for the historic resource is to be proposed with review by staff and HPC monitor. 4. A preservation plan must be provided to and approved by the monitoring committee prior to construction, and include the following: a. The proposed details and dimensions of all new windows to be installed in the historic resource, and historical photographic and/or physical evidence substantiating the same; b. The proposed details and dimensions of all new porch columns to be installed on the historic resource, and historic historical photographic and/or physical evidence substantiating the same; 5. Pending further land use approvals consistent with Aspen Land Use Code Sec. 26.415.070, no historic material may be removed or otherwise altered. 6. A relocation plan must be provided for consideration and approval by the project monitoring committee prior to building permit application submission. 7. Financial assurance of $30,000 for the safe relocation of the historic structure onto a new basement foundation must be provided to the City upon applying for a building permit. 8. The following variations are approved as amended from conceptual: a. A 4-feet-1¾-inch reduction of the required 10-feet front setback for the historic resource above and below grade, resulting in a 5-feet-10¼-inches front setback. b. A 8-feet-10¼-inch reduction from the required 10-foot side setback for the historic resource above and below grade, resulting in a 1-foot-1¾-inches side setback. 12 c. A 5-foot reduction from the required 10-foot setback for subgrade construction under the new building, the lightwell in the southwest corner of the new structure, mechanical equipment, portion of the lightwell at the rear of the resource, and outdoor fireplace as depicted in the application, resulting in a 5-foot setback ATTACHMENTS: Resolution #14, Series of 2025 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Staff Analysis Attachment C – Variation Criteria Staff Analysis Attachment D – Combined Final Review Referral Comments 13 HPC Resolution #14, Series of 2025 Page 1 of 4 RESOLUTION #14 (SERIES OF 2025) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING A CERTIFICATE OF APPROPRIATENESS FOR MAJOR DEVELOPMENT FINAL REVIEW, RELOCATION, AND SETBACK VARIATIONS FOR THE PROPERTY LOCATED AT 325 WEST HOPKINS AVENUE, LOTS C AND D, BLOCK 46; CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-64-002 WHEREAS, the applicant, 325 W HOPKINS LLC, PO BOX 7699, Aspen, CO 81611, represented by Sara Adams, BendonAdams, LLC, 300 South Spring Street #202, Aspen, CO 81611, has requested HPC approval for a Certificate of Appropriateness for Major Development, Relocation, and Setback Variations for the property located at 325 West Hopkins Avenue, Lots C and D, Block 46; City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070(d)(3) of the Aspen Municipal Code and other applicable Code Sections; and WHEREAS, per Aspen Municipal Code Section 26.580.050, the Community Development Director may exempt projects, or a portion thereof, from the calculation of Demolition if the Historic Preservation Commission has determined that non-historic elements of a property on Aspen's list of Historic Landmarks shall be removed in returning the historic resource to its original configuration or character; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090, Relocation; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110(c), Setback Variations; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommends approval with conditions; and WHEREAS, HPC reviewed the project on December 10, 2025, and considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval with conditions by a vote of X to X (x-x). 14 HPC Resolution #14, Series of 2025 Page 2 of 4 NOW, THEREFORE, BE IT RESOLVED: Section 1: Certificate of Appropriateness for Major Development, Relocation, and Setback Variations The HPC hereby approves the Certificate of Appropriateness for Major Development, Relocation, and Setback Variations for 325 West Hopkins Avenue, Lots C and D, Block 46; City and Townsite of Aspen, Colorado with the following conditions: 1. During the demolition of the non-historic addition and relocation of the historic resource, if additional historic material is discovered that is evidence of a different original footprint of the resource, the applicant will revise the proposal for review and approval by the project monitoring committee. 2. Solar panels on new building are not to be seen from Hopkins Ave. 3. An appropriate roof material for the historic resource is to be proposed with review by staff and HPC monitor. 4. A preservation plan must be provided to and approved by the monitoring committee prior to construction, and include the following: a. The proposed details and dimensions of all new windows to be installed in the historic resource, and historical photographic and/or physical evidence substantiating the same; b. The proposed details and dimensions of all new porch columns to be installed on the historic resource, and historic historical photographic and/or physical evidence substantiating the same; 5. Pending further land use approvals consistent with Aspen Land Use Code Sec. 26.415.070, no historic material may be removed or otherwise altered. 6. A relocation plan must be provided for consideration and approval by the project monitoring committee prior to building permit application submission. 7. Financial assurance of $30,000 for the safe relocation of the historic structure onto a new basement foundation must be provided to the City upon applying for a building permit. 8. The following variations are approved as amended from conceptual: a. A 4-feet-1¾-inch reduction of the required 10-feet front setback for the historic resource above and below grade, resulting in a 5-feet-10¼-inches front setback. b. A 8-feet-10¼-inch reduction from the required 10-foot side setback for the historic resource above and below grade, resulting in a 1-foot-1¾-inches side setback. c. A 5-foot reduction from the required 10-foot setback for subgrade construction under the new building, the lightwell in the southwest corner of the new structure, mechanical equipment, portion of the lightwell at the rear of the resource, and outdoor fireplace as depicted in the application, resulting in a 5-foot setback. 15 HPC Resolution #14, Series of 2025 Page 3 of 4 Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 7: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 325 W. Hopkins Ave. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. 16 HPC Resolution #14, Series of 2025 Page 4 of 4 The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of December 2025. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 17 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Gillian White Aspen Historic Preservation Commission June 19, 2025 Revised November 19, 2025 Re: 325 West Hopkins – HP Final Major Development Dear Gillian and HPC, Please accept this final application for the 325 West Hopkins project. The project was approved by HPC on November 13, 2024 after multiple conceptual review hearings. HPC Resolution 11-2024 granted conceptual approval including demolition of non-historic additions, “relocation” of the resource to excavate a basement, and two setback variantions to memorialize the historic location of the landmark and a new basement under the landmark. 325 West Hopkins Avenue is a 6,000 square foot lot located in the R-6 zone district. The property is designated historic and currently contains a pre- 1890 miner’s cabin and large 1970s addition to the south and east of the landmark. The historic resource has been heavily altered over time as described below. We have closely analyzed historical records and located images of the building to inform a complete restoration of the footprint and appearance. As recommended in the Historic Preservation Design Guidelines, all new construction is completely detached from the historic landmark. Existing condition at 325 W. Hopkins Avenue. 18 Page 2 of 5 Background 325 West Hopkins Avenue was built pre- 1890 as it is included on the 1890 Sanborn Fire Insurance map next to the Baptist Church. Photographs from the Denver archives are provided below and are used to accurately restore the footprint and appearance of the historic home to match the 1890 Sanborn map. 1890 Sanborn Fire Insurance Map. Subject property is outlined in orange. History Colorado, William Henry Jackson collection. Photograph is pre-1890 as the Baptist church is not shown on the corner. Blue arrow indicates 325. 19 Page 3 of 5 History Colorado, William Henry Jackson collection. Photograph is likely pre-1890 similar to Figure 2. This photograph shows the east and north elevations of 325 West Hopkins. Denver Public Library Special Collections, CPHOTO513-2020-125. Photograph of the south (rear) elevation of 325 West Hopkins. The photograph is circa 1900 - 1910 and depicts the Baptist Church on the corner (at left of 325). 20 Page 4 of 5 Overtime the historic home has been consumed by alterations and additions. A review of Aspen aerials and building permit files document additions starting in the 1970s with a rear addition in 1972, a re-roof in 1976, an excavation permit in 1983, a permit for a 726 sf addition to the east in 1984, and window replacement in 1987. Proposal The new owner requests approval to restore the historic landmark to its original footprint and appearance, and to keep the building in its original location which requires two setback variations from HPC as described below. The project is below the height limit and below maximum allowable floor area. Final design The proposed final design packet includes architectural details for restoration of the landmark, identifies specific materials, and further refines the conceptual project approval granted by HPC. The design and conceptual materials presented to HPC last November have not changed other than the removal of the metal colonnade proposed along the east elevation of the front porch of the new building. Zoning determined the colonnade was a “fence” and required removal or compliance with the 6’ height limit. Storm water plans are further refined and solar panels are added to the new home. Light fixtures and a simple landscape plan are included for HPC review. Fencing is proposed at the rear of the property and between the two homes. Demolition Removal of all non-historic additions is requested to restore the building to its original footprint. Granted via HP Reso 11-2024 Temporary “relocation” The owner requests HPC approval to excavate living space below the landmark. Granted via HP Reso 11-2024 Setback variations The historic home is in its original location; however, it is located within the front (north) and side (west)setbacks. We request approval for setback variations to maintain the historic condition. Setback variations were granted for the below grade living space which is stacked below the landmark and the front porch. Granted via HP Reso 11-2024 The R-6 zone district requires a combined side yard setback of 15 feet for 6,000 sf lots. A development with two detached buildings does not have to meet the 15 feet combined setback requirement if the buildings maintain 10 feet separation. Until recently, the City has interpreted this requirement as a required distance between buildings that extends below grade and above grade (i.e. a basement has to be separated by 10 feet). A recent HPC project example is 233 West Bleeker Street (approved in 2022) which has two dwelling units, is separated by 10 feet, and does not meet the combined side setback requirement. Consistent with past precedent, 325 West Hopkins received conceptual approval for a site plan with a 10 feet setback between buildings and no combined side setback. The conceptual application was reviewed by Zoning during the referral comment period. The final HPC application was submitted on June 19, 2025. The applicant worked directly with referral agencies over the summer, and formal referral comments were provided in mid-September – there was no mention of the combined setback. The applicant was informed of the change to the interpretation of this R6 setback requirement on November 3rd. The request before HPC is side setback and combined setback variations for the new basement, the outdoor fire feature, mechanical units that exceed the 30” height requirement (in order to 21 Page 5 of 5 comply with the electric ready COA requirements), a 16 sf lightwell at the rear of the landmark, and a lightwell at the rear of the property that is larger than the minimum egress requirement. The site plan approved at Conceptual Major Development review has not changed. The requested variations mitigate an adverse impact on the historic resource by allowing subgrade development within the combined setback as opposed to above grade development that negatively impacts the historic significance of the one story simple miner’s cabin. More detail is provided in Exhibit A.2. Referral response: Referral responses are provided in Exhibit N. All responses have been coordinated with the individual departments prior to resubmittal. Thank you for your consideration of this project. We will bring material samples to the Final HP hearing. We look forward to hearing your comments and to improving this special historic property. Kind Regards, Sara Adams, AICP BendonAdams, LLC sara@bendonadams.com 610-246-3236 Exhibits A Review Criteria A.1 Historic Preservation Design Guidelines A.2 Setback Variations B. Land Use Application C. Pre-application summary[provided at conceptual] D. Authorization to represent [provided at conceptual] D.1 Authorization letter D.2 Statement of Authority E. Proof of ownership [provided at conceptual] F. Agreement to Pay [provided at conceptual] G. HOA form [provided at conceptual] H. Vicinity Map [provided at conceptual] I. Mailing list J. Survey [provided at conceptual] K. Civil drawings L. Drawing set L.1 Neighborhood context L.2 Existing and proposed drawings and renderings M. HP Resolution 11-2024 N. Referral Response 22 Exhibit A.1 HP Final Review Sec. 26.415.060.A Approvals Required Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. Response – The landmark remains in its original location and the footprint is restored to match historic maps. The new home on the site is detached, under the allowable floor area, and provides 10 feet between new and old construction. There is significant grade change from the right of way up to the landmark property. Useful open space is provided around the landmark and in the front yard, as viewed from the street. 1.2 Preserve the system and character of historic streets, alleys, and ditches. Response – No change to historic streets or alleys proposed. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. Response – No change to access. The property will be accessed from the alley. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. Response – The driveway is located off the alley. 1.5 Maintain the historic hierarchy of spaces. Response – A simple walkway is proposed from Hopkins Avenue to each of the two detached homes. Proposed site plan. 23 Exhibit A Review Criteria – June 2025 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. Response – Paving material for the 3’ wide walkways is a grey pervious paver. The walkway to the new home jogs to avoid a tree. 1.7 Provide positive open space within a project site. Response – The existing front yard is maintained in front of the historic home. Open space is provided behind the landmark and around the landmark between the two homes. 1.8 Consider stormwater quality needs early in the design process. Response – A conceptual drainage plan is included in the application. Drainage is directed away from the landmark and a pea gravel border is proposed around the landmark perimeter. A dry well is proposed in front of the new house with the dry lid hidden beneath a walkway paver. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. Response – Built in outdoor elements are proposed behind the landmark on the patio area. These elements are not visible from Hopkins Avenue. Cut sheets and renderings are provided in the drawing set page 8.1 – 8.3. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. Response – Existing trees in the right of way along Hopkins are preserved and protected per the Parks Department’s specifications. Proposed walkway paver. Snapshot of proposed civil plan showing dry well in walkway. 24 Exhibit A Review Criteria – June 2025 1.12 Provide an appropriate context for historic structures. See diagram. Response – A simple landscape is proposed around the historic resource and new home facing Hopkins Avenue. Flower beds and lawn dominate the front yards which are north facing and sloped. Details are provided on sheet A1.02 of the drawing set. Snapshot of proposed landscape plan facing Hopkins Avenue. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. Response –Planting is not proposed to block views of the landmark. Low plantings are proposed near the landmark and new construction. 25 Exhibit A Review Criteria – June 2025 1.14 Minimize the visual impacts of landscape lighting. Response – Landscape lighting is minimal – step lights (highlighted in green) are proposed at the steps near the intersection of the walkway and the sidewalk for safety, and at the step from the walkway to the front porch decking for both homes. Two path lights (highlighted in blue) are only proposed at the rear of the property to illuminate the walkway by the lightwell. 1.15 Preserve original fences. Response – n/a. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – n/a. 1.17 No fence in the front yard is often the most appropriate solution. Response – No fence is proposed in the front yard. Fencing is proposed in the west side and rear yards, and between the landmark and the new home. The fence between the two homes is a low wood picket fence with a gate. The west side, rear, and trash area screen are a simple aluminum horizontal fence found on sheet A1.02. Proposed fence between homes. Proposed step light. Proposed path light. 26 Exhibit A Review Criteria – June 2025 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. Response – The wood picket fence between the landmark and new construction is traditional and appropriately references the historic landmark in type and style. The rear fence is not visible from the street and is a simple horizontal board style reminiscent of historic fences in Aspen during the mining days. The proposed aluminum material is low maintenance and fire proof. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. Response – The 36” tall wood fence between the houses proposes a 2” space between the 3.5” pickets to meet this guideline. Wood posts are 2.5” x 3.5”. The privacy fence (shown at right) is 6’ tall as allowed by Code with 0.5” spaces and 2.5” horizontal boards. The privacy fence does not block views from Hopkins Avenue into the property. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. Response – The privacy fence has spaces between boards to minimize visual impacts from the alleyway. The important historic characteristics of the property are viewed from the sidewalk and not from the alley. 1.21 Preserve original retaining walls Response – n/a. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. Response – The existing retaining wall along the sidewalk and in the right of way will be replaced as required by the Engineering Department. AHS photograph of horizontal rail fence (above) and proposed privacy fence for rear and side yards (below). Current retaining wall at 325. Privacy fence. 27 Exhibit A Review Criteria – June 2025 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – The historic building is proposed to maintain grade similar to existing conditions. Grade is slightly altered to accommodate the new home as discussed during conceptual design review. 1.24 Preserve historically significant landscapes with few or no alterations. Response – Existing trees in the right of way along Hopkins are protected and preserved per the Parks Department’s specifications. 1.25 New development on these sites should respect the historic design of the landscape and its built features. Response – A simple landscape with traditional plant species is proposed. 1.26 Preserve the historic circulation system. Response – All parking is located off the alley. 1.27 Preserve and maintain significant landscaping on site. Response – Significant trees are protected per the Parks Department. Restoration Materials 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.4 Do not use synthetic materials as replacements for original building materials. 2.5 Covering original building materials with new materials is inappropriate. 2.6 Remove layers that cover the original material. Response – Building materials will be restored to the original appearance including painted horizontal wood clapboard siding. There does not appear to be any original building material after numerous remodels over the years. Any original material discovered during demolition will be reviewed with HP staff prior to removal. 28 Exhibit A Review Criteria – June 2025 Windows 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.7 Adding new openings on a historic structure is generally not allowed. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. Response – There may be one historic window in the landmark (located on the front porch). Using historic photographs included in the cover letter, wood windows are proposed to be replaced to restore the original appearance. Window details, materials, and manufacturer specifications are found on sheet 8.1 of the drawing set. Doors 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. Comparison of proposed east elevation and historic aerial photograph of east elevation. 29 Exhibit A Review Criteria – June 2025 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. 4.5 Adding new doors on a historic building is generally not allowed. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. 4.7 Preserve historic hardware. Response –The existing front door is not historic and is proposed to be replaced with a simple entry door shown below. A glass door is proposed for the new home. Architectural Details 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. Existing non-historic front door at 325 W. Hopkins. Proposed doors for project- new home (left) and historic home (right). 30 Exhibit A Review Criteria – June 2025 6.5 Do not guess at “historic” designs for replacement parts. Response – There are no historic details evident on the home. Details are included in the drawing set, sheets A7.1 – A7.2. These details are based on the historic photographs and similar landmarks throughout Aspen. Roof 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.3 Minimize the visual impacts of skylights and other rooftop devices. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.9 Avoid using conjectural features on a roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Response – Class A synthetic wood shingle roof is proposed for the landmark and a standing seam metal roof of proposed for the front porch and the rear addition. The historic photograph below shows a precedent for metal roofs on the back of simple miner’s cabins (white arrow). Gutter and downspout locations are indicated on the roof plan Sheet A1.06 for both structures, and additional details are proposed on Sheet A7.3, 8.1, and 8.2. A standing seam metal roof is proposed for the new home. Solar panels are proposed on the flat portions of the new home and will extend about 10.5” above the roof. It is expected that the solar panels will not be visible from the street due to the height of the building and the significant setback. Snow stops and heat tape are proposed for the historic house, and a snow fence is proposed for the rear addition to the landmark. Snow fencing is proposed for the new house a shown on sheet A1.06. Snow stop and snow fence details are proposed on Sheet 8.2. Roof penetrations are shown on the roof plan but may be adjusted during building permit review. Example of east elevation of landmark with no historic details. 31 Exhibit A Review Criteria – June 2025 Denver Public Library Special Collections, CPHOTO513- 2020-125. Photograph of the south (rear) elevation of 325 West Hopkins. The photograph is circa 1900 - 1910 and depicts the Baptist Church on the corner (at left of 325). Relocation 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. Response – A crawl space exists under a portion of the landmark. The project proposes to excavate a living space below the landmark. A conceptual relocation plan is included as Sheet Z1.04. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. Response – Relocation was granted by HPC via Resolution 11- 2024. 9.3 Site a relocated structure in a position similar to its historic orientation. Response – The landmark will remain in its original location. 9.4 Position a relocated structure at its historic elevation above grade. Response – Grade is proposed to closely match the original/existing condition. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. Existing foundation detail. 32 Exhibit A Review Criteria – June 2025 Response - The existing foundation is mixed - a wood skirt board is shown in the photo below and some areas are plywood or concrete. Painted metal flashing is proposed per Guideline 9.5. 9.6 Minimize the visual impact of lightwells. Response – Lightwells are setback from the new building facade and curbs are minimized. One lightwell is proposed at the rear of the landmark where crawl space access was previously proposed. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. Response – The project will comply with this requirement. 9.8 Proposals to relocate a building to a new site are highly discouraged. • Permanently relocating a structure from where it was built to a new site is only allowed for special circumstances, where it is demonstrated to be the only preservation alternative. Response – n/a. Non-historic Addition 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – n/a. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non- historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response – The existing non-historic addition is proposed to be removed. Note: The remainder of Chapter 10 does not apply because no new addition is proposed to the landmark. Restoration of the rear of the landmark is proposed. Non-historic addition proposed to be removed. 33 Exhibit A Review Criteria – June 2025 New Buildings on Landmark Properties 11.1 Orient the new building to the street. Response – The new building is oriented to Hopkins Avenue and setback 12’8” from the property line (10’ is required setback). The landmark is in its original location which extends into the front setback about 4 feet. This historic condition is preserved; and allows the new structure to be setback from the landmark by 6’9.75”. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. Response – The new house has a functional front porch that is recessed similar to traditional 19th century porches. The front porch meets RDS requirements as presented during conceptual review. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. Response - The new building is broken into smaller modules with a one story L-shaped cross gable as the primary street facing façade to relate to the proportions and height of the adjacent landmark. Both gable modules relate to the width of the historic gable end. The new home steps up to two-stories after a 10’ long one story flat roof connecting element to further push the two story massing to the rear of the site. A recessed flat roof is proposed to further break down the two-story mass. The floor to ceiling heights on the second level are reduced to 8’ 4.” The project is below the maximum allowable floor area and below the maximum height limit. 11.4 Design a front elevation to be similar in scale to the historic building. Response – The front elevation of the new home is 16’2” to the ridge and the landmark is 14’9.5.” Natural grade changes and a large City spruce tree between the homes break up the site as viewed in the renderings. The intent of the guideline – that front elevations are similar in scale- is met. Porch details and windows are revised to better relate to the landmark. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). Response – n/a. A lot split is not proposed; however, all non-historic floor area is allocated to the non- historic home. The entire project is under the allowable floor area – 3,236 sf is proposed which is the allowable floor area for a single family home on a 6,000sf lot. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. 34 Exhibit A Review Criteria – June 2025 • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. Response – The new home relates to the landmark but is clearly a product of its own time. Building Form: Gable roof forms are proposed to relate to the landmark. These forms are connected by a flat roof to break down mass behind the landmark. Materials: Horizontal stained wood siding is proposed for the new building to relate to the landmark. A metal fascia detail along the east and rear elevations, and a metal roof, are secondary materials to the wood siding. Metal windows are proposed in the new home. Non-pervious pavers are proposed for the front porch deck. The landmark and rear addition are painted wood clapboard siding and wood windows. Wood decking is proposed for the restored front porch. Fenestration: Windows mostly relate to the vertical orientation and proportions found on the landmark, but are contemporary in style and application. A street facing non- orthogonal window is proposed in the two story portion of the new home to clearly convey modern construction. Rendering of project showing material palette. 35 Exhibit A Review Criteria – June 2025 36 Exhibit A Review Criteria – June 2025 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. Response – The new home does not imitate a historic style. The details are modest and supportive of the landmark and the new building is a product of its own time. 12.3 Exterior light fixtures should be simple in character. Response – A lighting plan is noted on Sheet A1.02. Lights are provided on Sheets 8.1 and 8.2. A singular sconce is proposed on the front porch adjacent to the door and down lights are proposed in the porch ceiling. More contemporary fixtures are proposed for the new home at the front porch, garage entry, and rear door into the garage on the east elevation. Some lighting is proposed near the central patio, away from the landmark. Lighting is downcast and intends to meet the City’s new lighting code. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. Response – Mechanical equipment and venting are shown on the site plan, A1.02. Some mechanical is proposed behind the landmark to serve the historic residence, and mechanical is shown near the rear of the new structure. A compliant transformer is shown on the site plan along the alley with appropriate clearances. Shared trash area is proposed by the garage. This area will be used by both residences and is screened. Lighting and Mechanical 37 Exhibit A.2 Setback Variations Exhibit A.2 Setback variations 26.415.110. Benefits (c) Variations. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. (1) The HPC may grant variations of the Land Use Code for designated properties to allow: a. Development in the side, rear and front setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five percent (5%) additional site coverage; d. Less public amenity than required for the on-site relocation of commercial historic properties. (2) In granting a variation, the HPC must make a finding that such a variation: a. Is similar to the pattern, features and character of the historic property or district; and/or Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Response – HPC granted conceptual approval including setback variations for the east and side setback of the landmark to preserve the original location. The R-6 zone district requires a combined side yard setback of 15 feet for 6,000 sf lots. A development with two detached buildings does not have to meet the 15 feet combined setback requirement if the buildings maintain 10 feet separation. Until recently, the City has interpreted this requirement as a required distance between buildings that extends below grade and above grade (i.e. a basement has to be separated by 10 feet). A recent HPC project example is 233 West Bleeker Street (approved in 2022) which has two dwelling units, is separated by 10 feet, and does not meet the combined side setback requirement. Consistent with past precedent, 325 West Hopkins received conceptual approval for a site plan with a 10 feet setback between buildings and no combined side setback. The conceptual application was reviewed by Zoning during the referral comment period. The final HPC application was submitted on June 19, 2025. The applicant worked directly with referral agencies over the summer, and formal referral comments were provided in mid-September – there was no mention of the combined setback. The applicant was informed of the change to the interpretation of this R6 setback requirement on November 3rd. The request before HPC is side setback and combined setback variations for the new basement, the outdoor fireplace, mechanical units that exceed the 30” height requirement (in order to comply with the electric ready COA requirements), a 16 sf lightwell at the rear of the landmark, and a 72 sf lightwell at the rear of the property that is larger than the minimum egress requirement. The site plan approved at Conceptual Major Development review has not changed. The requested variations mitigate an adverse impact on the historic resource by allowing subgrade development within the combined setback as opposed to above grade development that negatively impacts the historic significance of the one story simple miner’s cabin. 38 Exhibit A.3 Relocation The following setback variations are requested: Table 1: Setback variations R-6 Requirement Variation request Combined Side Setback 15 ft. 6 ft. 1.75 in. provided Side Setback (east) 10 ft. 1 ft. 1.75 in. provided for historic location of landmark and basement under landmark. **APPROVED AT CONCEPTUAL 5 ft. provided for subgrade construction under new house, lightwell in southwest corner of new house, mechanical equipment and fire feature identified on site plan A1.02, and portion of the lightwell at rear of landmark. Comparison of existing (right) and proposed (left) site plans. Yellow line identifies setbacks and arrows indicate setback variations needed for above grade improvements.. 39 Exhibit A.3 Relocation Variations for new construction requested on the lower level are highlighted at right (the variations for the historic landmark were granted at conceptual review). 40 LAND USE APPLICATION PACKET Name: __________________________________________________________________________________ Location: ________________________________________________________________________________ _______________________________________________________________________________________ (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID #: ______________________________________________________________________________ PROJECT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ APPLICANT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ REPRESENTATIVE: EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 LAND USE APPLICATION FORM 41 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Project: __________________________________________________________________________________________ Applicant: ________________________________________________________________________________________ Project Location: ___________________________________________________________________________________ Zone District: _____________________________________________________________________________________ Lot Size: _________________________________________________________________________________________ Gross Lot Area:________________________________ Net Lot Area:_________________________________________ For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code. Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variations being requested): 42 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Commercial net leaseable: Existing: _____________ Proposed: _____________ Number of Lodge Pillows: Existing: _____________ Proposed: _____________ Number of Lodge Units: Existing: _____________ Proposed: _____________ Number of residential units: Existing: _____________ Proposed: _____________ Number of Free-Market residential units: Existing: _____________ Proposed: _____________ Number of Affordable residential units: Existing: _____________ Proposed: _____________ Proposed % of demolition: ________________ % DIMENSIONS: Write N/A where no requirements exists in the zone district. Floor Area: Existing: _____________ Allowable: _____________ Proposed: _____________ Height Principal Building: Existing: _____________ Allowable: _____________ Proposed: _____________ Accessory Building: Existing:_____________ Allowable: _____________ Proposed: _____________ On-Site Parking: Existing: _____________ Allowable: _____________ Proposed: _____________ % Site Coverage: Existing: _____________ Allowable: _____________ Proposed: _____________ % Open Space: Existing: _____________ Allowable: _____________ Proposed: _____________ Front Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Rear Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Indicate N, S, E, W Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Distance between Buildings: Existing: _____________ Allowable: _____________ Proposed: _____________ 43 LAND USE APPLICATION PACKET TYPE OF APPLICATION ESA Review (Stream Margin, 8040 Greenline, View Plane, or Hallam Lake Bluff) Non Conformities Pre-Development Topography Temporary Use Accessory Dwelling Unit/Carriage House Dimensional Variance Growth Management Review Outdoor Vending Planned Development Review Certificates of Affordable Housing Credit Establishment of Zoning or Rezoning Subdivision Review Condominiumization Approval Documents Special Review Wireless Facilities Residential Design Standard Review Conditional Use Review Historic Designation Certificate of Appropriateness Minor Historic Development Major Historic Development (select one below) Conceptual Development Final Development Relocation (temporary, on or off-site) Demolition (total demolition) Substantial Historic Preservation Amendment Historic Landmark Lot Split Establishment of Transferable Development Rights (TDRs) Other City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 HISTORIC PRESERVATION REVIEWS 44 PRE-APPLICATION SUMMARY DATE: August 10, 2023 PLANNER: Stuart Hayden, Planner II, Historic Preservation, Stuart.Hayden@aspen.gov REPRESENTATIVE: Sara Adams, BendonAdams, sara@bendonadams.com PROJECT LOCATION: 325 W. Hopkins Ave. REQUEST: Historic Preservation – Major Development Review, Relocation, FAR Bonus DESCRIPTION: 325 W. Hopkins Ave. is a historically designated miner’s cottage on a 6,000 sq. ft. lot in the R-6 zone district. Although the construction date is unknown, by 1890 the subject property included a single- story, wood-frame Miner’s Cottage with a cross-gable roof, and a front porch sited toward the front of Lot C of Block 46, City and Townsite of Aspen. In the 1980s, the construction of a large, one-story, gable-roofed addition to the southeast corner of the historic structure and a new rear patio expanded its footprint into the heretofore relatively undeveloped eastern half of the property, Lot D. The proposed project includes the demolition of all non-historic additions to the historic footprint of the structure, as well as the construction of a new detached dwelling unit elsewhere on the property. The applicant may also pursue a floor area ratio (FAR) bonus to offset the proposed restoration of the historic structure pursuant to section 26.415.110 “Historic Preservation – Benefits” of the Aspen Land Use Code The scope of work qualifies as Major Development, requiring a two-step review process. During the Conceptual Design review, the Historic Preservation Commission (HPC) will consider the proposed mass, scale, and site plan, as well as any benefits requested by the applicant. City staff will inform the City Council of the HPC decision, allowing them the opportunity to uphold or “Call Up” aspects of the decision for further discussion, a standard practice for all significant projects. Following the Notice of Call Up, HPC will conduct a Final Design review to consider the proposed landscape, lighting, and materials. HPC will evaluate the project according to the Aspen Land Use Code and Historic Preservation Design Guidelines. The proposed new building is also subject to the Residential Design Standard Review (RDS) and Administrative Growth Management mitigation for affordable housing. It may necessitate providing Certificates of Affordable Housing Credit, or the deferral thereof. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304.010 Common Development Review Procedures – General 26.410 Residential Design Standards (RDS) 26.415.070.D Historic Preservation – Major Development 26.415.110 Historic Preservation – Benefits 26.470.090 Growth Management Quota System – Administrative Applications 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code Historic Preservation Design Guidelines Exhibit C 45 REVIEW BY: • Staff for completeness and recommendations • HPC for conceptual and final review decisions • City Council for Notice of Call Up PUBLIC HEARING: • Yes, at HPC’s Conceptual and Final Reviews PLANNING FEES: $1,950 for 6 billable hours of staff time (Additional/fewer hours will be billed/ refunded at a rate of $325 per hour). This fee will be due at Conceptual and Final submittal. REFERRAL FEES: $0. Staff will seek referral comments from the Building, Zoning, Engineering and Parks Departments regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. TOTAL DEPOSIT: $1,950 at Conceptual and Final (additional/lesser planning hours are billed/refunded at a rate of $325/hour). APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the entire application as one .pdf to stuart.hayden@aspen.gov. After determining the application to be complete, City staff will request payment of the application fee.  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.  List of adjacent property owners within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey, no more than a year old, showing all existing conditions including topography and vegetation, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed work complies with the relevant Historic Preservation Guidelines and any other relevant land use codes.  An existing and proposed site plan showing property boundaries, setbacks and parking. 46  Existing and proposed scaled drawings of the structures clearly depicting their form, height, mass/scale and roof plans and all proposed exterior alterations.  An accurate representation of all building materials and finishes to be used in the development.  Relevant cut-sheets/technical specification documents for all materials.  Supplemental media providing a visual description of the context surrounding the designated historic property, including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work. For Conceptual Review, the following will need to be submitted in addition to the items listed above:  A preliminary stormwater design. For Final Review, the following items will need to be submitted in addition to the items listed above:  Drawings of the street facing facades must be provided at ¼” scale.  Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  A lighting plan and landscape plan, including any visible stormwater mitigation features. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 47 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM February 26, 2024 Bob Narracci Planning Director City of Aspen 427 Rio Grande Place Aspen, Colorado 81611 RE: 325 West Hopkins Avenue; Aspen, CO Mr. Narracci: Please accept this letter authorizing BendonAdams LLC to represent our ownership interests in 325 West Hopkins Avenue, and act on our behalf on matters reasonably associated in securing land use approvals for the property. If there are any questions about the foregoing or if I can assist, please do not hesitate to contact me. Property – 325 West Hopkins Avenue; Aspen, CO 81611 Legal Description – Lots C and D, Block 46, City and Townsite of Aspen, Colorado Parcel ID – 2735-124-64-002 Owner – 325 West Hopkins LLC, a Colorado limited liability company Kind Regards, 325 W Hopkins LLC PO Box 7699 Aspen, CO 81621 Exhibit D.1 48 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM 49 Exhibit D.2 50 711 E. Valley Rd, Unit 201B Basalt, CO 81621 Phone: 970-366-4111 Fax: 970-672-1576 www.titlecorockies.com COMMITMENT TRANSMITTAL Commitment Ordered By: Kaitlin Roos Richard Wax & Associates PO Box 7699 Aspen, CO 81612 Phone: 970-920-0236 Fax: email: kaitlin@rwaspen.com Inquiries should be directed to: Title Company of the Rockies 711 E. Valley Rd, Unit 201B Basalt, CO 81621 Phone: 970-366-4111 Fax: 970-672-1576 email: Commitment Number:7002675-C Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below Seller's Name(s):325 W Hopkins LLC, a Colorado limited liability company Property:325 West Hopkins Avenue, Aspen, CO 81611 City and Townsite of Aspen, Block 46, Lot C & D, Pitkin County, CO COPIES / MAILING LIST Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below Vincent Coghlan, Manager 325 W Hopkins LLC, a Colorado limited liability company COLORADO NOTARIES MAY REMOTELY NOTARIZE REAL ESTATE DEEDS AND OTHER DOCUMENTS USING REAL-TIME AUDIO-VIDEO COMMUNICATION TECHNOLOGY. YOU MAY CHOOSE NOT TO USE REMOTE NOTARIZATION FOR ANY DOCUMENT. Title Company of the Rockies maintains branch operations in Eagle, Garfield, Grand, Lake, Moffat (dba Northwest Title Company), Pitkin, Routt, and Summit Counties along with Front Range coverage. Closing services are available for all Mountain Communities, throughout the State of Colorado, and on a nationwide basis. Experience the Experience, www.titlecorockies.com Page 1 of 1 February 28, 2024 12:43 PM Exhibit E 51 711 E. Valley Rd, Unit 201B Basalt, CO 81621 Phone: 970-366-4111 Fax: 970-672-1576 www.titlecorockies.com Commitment Ordered By: Kaitlin Roos Richard Wax & Associates PO Box 7699 Aspen, CO 81612 Phone: 970-920-0236 Fax: email: kaitlin@rwaspen.com Inquiries should be directed to: Title Company of the Rockies 711 E. Valley Rd, Unit 201B Basalt, CO 81621 Phone: 970-366-4111 Fax: 970-672-1576 email: Commitment Number:7002675-C Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below Seller's Name(s):325 W Hopkins LLC, a Colorado limited liability company Property:325 West Hopkins Avenue, Aspen, CO 81611 City and Townsite of Aspen, Block 46, Lot C & D, Pitkin County, CO TITLE CHARGES These charges are based on issuance of the policy or policies described in the attached Commitment for Title Insurance, and includes premiums for the proposed coverage amount(s) and endorsement(s) referred to therein, and may also include additional work and/or third party charges related thereto. If applicable, the designation of “Buyer” and “Seller” shown below may be based on traditional settlement practices in Pitkin County, Colorado, and/or certain terms of any contract, or other information provided with the Application for Title Insurance. Owner’s Policy Premium: Loan Policy Premium: Additional Lender Charge(s): Additional Other Charge(s): Tax Certificate: Total Endorsement Charge(s): TBD Charge(s): TOTAL CHARGES: $300.00 $300.00 Title Company of the Rockies maintains branch operations in Eagle, Garfield, Grand, Lake, Moffat (dba Northwest Title Company), Pitkin, Routt, and Summit Counties along with Front Range coverage. Closing services are available for all Mountain Communities, throughout the State of Colorado, and on a nationwide basis. Experience the Experience, www.titlecorockies.com 52 COMMITMENT FOR TITLE INSURANCE Issued by as agent for Chicago Title Insurance Company SCHEDULE A Reference:Commitment Number: 7002675-C 1.Effective Date: February 16, 2024, 7:00 am Issue Date: February 28, 2024 2.Policy (or Policies) to be issued: ALTA® 2021 Owner's Policy Policy Amount:Amount to be Determined Premium:Amount to be Determined Proposed Insured:Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below 3.The estate or interest in the Land at the Commitment Date is Fee Simple . 4.The Title is, at the Commitment Date, vested in: 325 W Hopkins LLC, a Colorado limited liability company 5.The Land is described as follows: FOR LEGAL DESCRIPTION SEE SCHEDULE A CONTINUED ON NEXT PAGE For Informational Purposes Only - APN: 2735152464002/R00213 Countersigned Title Company of the Rockies, LLC By: Staci Stamps This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Commitment for Title Insurance (8-1-2016) Technical Correction 4-2-2018 Schedule B - Part II Page 1 53 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C SCHEDULE A (continued) LEGAL DESCRIPTION The Land referred to herein is located in the County of Pitkin, State of Colorado, and described as follows: Lots C and D, in Block 46, CITY AND TOWNSITE OF ASPEN For each policy to be issued as identified in Schedule A, Item 2, the Company shall not be liable under this commitment until it receives a specific designation of a Proposed Insured, and has revised this commitment identifying that Proposed Insured by name. As provided in Commitment Condition 4, the Company may amend this commitment to add, among other things, additional exceptions or requirements after the designation of the Proposed Insured. This page is only a part of a 2021 ALTA ® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 54 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C COMMITMENT FOR TITLE INSURANCE Issued by Chicago Title Insurance Company SCHEDULE B, PART I Requirements The following are the requirements to be complied with prior to the issuance of said policy or policies. Any other instrument recorded subsequent to the effective date hereof may appear as an exception under Schedule B of the policy to be issued. Unless otherwise noted, all documents must be recorded in the office of the clerk and recorded of the county in which said property is located. All of the following Requirements must be met: 1.The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2.Pay the agreed amount for the estate or interest to be insured. 3.Pay the premiums, fees, and charges for the Policy to the Company. 4.Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. Evidence satisfactory to the Company or its duly authorized agent either (a) that the "real estate5. transfer taxes" imposed by Ordinance No. 20 (Series of 1979), and by Ordinance No. 13, (Series of 1990), of the City of Aspen, Colorado have been paid, and that the liens imposed thereby have been fully satisfied, or (b) that Certificates of Exemption have been issued pursuant to the provisions thereof. NOTE: Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. This page is only a part of a 2021 ALTA ® Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 55 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C A satisfactory Land Survey Plat, Improvement Survey Plat or ALTA Land Title Survey must be6. furnished to the company. Exception will be taken to any and all adverse matters disclosed thereby. OR Execution of an acceptable survey affidavit certifying that there have been no new improvements constructed or major structural changes made on the subject property since Improvement Survey Plat at Job No. 230539, Dated 05/2023, Prepared by Aspen Survey. Deed from 325 W Hopkins LLC, a Colorado limited liability company to Purchaser with7. contractual rights under a purchaser agreement with the vested owner identified at item 4 below. NOTE: Duly executed real property transfer declaration, executed by either the Grantor or Grantee, to accompany the Deed mentioned above, pursuant to Article 14 of House Bill No. 1288-CRA 39-14-102. NOTE: Statement of Authority for 325 W Hopkins LLC, a Colorado limited liability company, recorded June 29, 2023 as Reception No. 695783, discloses that the names and addresses of the manager(s) or member(s) authorized to act on behalf of the limited liability company are as follows: Vincent Coghlan, Manager and/or Richard Wax, Manager The Owner's Policy, when issued, will not contain Exceptions No. 1, 2, 3 and 4, provided that: (A) The enclosed form of indemnity agreement or final affidavit and agreement is properly executed and acknowledged by the party(ies) indicated and returned to the Company or its duly authorized agent, (B) The Company or its duly authorized agent receives and approves a Land Survey Plat, Improvement Survey Plat or ALTA survey properly certified by a registered surveyor or engineer, and/OR Execution of an acceptable survey affidavit certifying that there have been no new improvements constructed or major structural changes made on the subject property since Improvement Survey Plat at Job No. 230539, Dated 05/2023, Prepared by Aspen Survey. (C) Applicable scheduled charges in the amount of $TBD.00 are paid to the Company or its duly authorized agent. NOTE: EXCEPTION NO. 5 UNDER SCHEDULE B, SECTION 2 OF THIS COMMITMENT WILL NOT APPEAR IN THE POLICY OR POLICIES TO BE ISSUED PURSUANT HERETO, PROVIDED THAT (A) THE DOCUMENTS CONTEMPLATED BY THE REQUIREMENTS SET FORTH IN SCHEDULE B, SECTION 1 OF THIS COMMITMENT ARE SUBMITTED TO This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 56 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C AND APPROVED AND RECORDED BY THE COMPANY OR ITS DULY AUTHORIZED AGENT, AND (B) AN EXAMINATION OF THE RECORDS IN THE OFFICE OF THE CLERK AND RECORDER FOR PITKIN COUNTY, COLORADO BY THE COMPANY OR ITS DULY AUTHORIZED AGENT DISCLOSES THAT NO DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS HAVE BEEN RECORDED IN SUCH RECORDS SUBSEQUENT TO THE EFFECTIVE DATE HEREOF. THE COMPANY RESERVES THE RIGHT TO CONDUCT AN ADDITIONAL SEARCH OF THE RECORDS IN THE OFFICE OF THE CLERK AND RECORDER FOR PITKIN COUNTY, COLORADO FOR JUDGMENT LIENS, TAX LIENS OR OTHER SIMILAR OR DISSIMILAR INVOLUNTARY MATTERS AFFECTING THE GRANTEE OR GRANTEES, AND TO MAKE SUCH ADDITIONAL REQUIREMENTS AS IT DEEMS NECESSARY, AFTER THE IDENTITY OF THE GRANTEE OR GRANTEES HAS BEEN DISCLOSED TO THE COMPANY. NOTE: THIS COMMITMENT IS ISSUED UPON THE EXPRESS AGREEMENT AND UNDERSTANDING THAT THE APPLICABLE PREMIUMS, CHARGES AND FEES SHALL BE PAID BY THE APPLICANT IF THE APPLICANT AND/OR ITS DESIGNEE OR NOMINEE CLOSES THE TRANSACTION CONTEMPLATED BY OR OTHERWISE RELIES UPON THE COMMITMENT, ALL IN ACCORDANCE WITH THE RULES AND SCHEDULES OF RATES ON FILE WITH THE COLORADO DEPARTMENT OF INSURANCE. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 57 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C SCHEDULE B, PART II Exceptions Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be excepted from coverage. The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: Any facts, right, interests, or claims which are not shown by the Public Records but which could1. be ascertained by an inspection of said Land or by making inquiry of persons in possession thereof. Easements or claims of easements, not shown by the Public Records.2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the3. Title that would be disclosed by an accurate and complete land survey of the Land. 4. Any lien, or right to a lien for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the Public Records or attaching subsequent to the effective date hereof, but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. Reservations and Exceptions as set forth in the Deed from the City of Aspen recorded November7. 14, 1891 in Book 79 at Page 41 and recorded April 7, 1890 in Book 79 at Page 6 providing as follows: "That no title shall be hereby acquired to to any mine of gold, silver, cinnabar or copper or to any valid mining claims or possession held under existing laws." This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 58 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 7002675-C Terms, conditions, provisions and obligations contained in the Utility Easement Agreement8. recorded December 11, 1986 in Book 524 at Page 947 as Reception No. 284010. (Located within Lots D and E) Terms, conditions, provisions and obligations contained in the City of Aspen Certificate of No9. Negative Effect recorded October 31, 2023 as Reception No. 698462. All matters shown on Improvement Survey Plat at Job No. 230539, Dated 05/2023, Prepared by10. Aspen Survey. NOTE: Effective May 24th, 2023, the Company and its policy issuing agents are required by Federal law to collect additional information about certain transactions in specified geographic areas in accordance with the Bank Secrecy Act. If this transaction is required to be reported under a Geographic Targeting Order issued by FinCEN, the Company or its policy issuing agent must be supplied with a completed ALTA Information Collection Form("ICF") prior to closing the transaction contemplated herein. This affects the following counties, Adams, Arapahoe, Clear Creek, Denver, Douglas, Eagle, Elbert, El Paso, Fremont, Jefferson, Mesa, Pitkin, Pueblo, and Summit. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. 59 Commitment No: 7002675-C DISCLOSURE STATEMENTS Note 1: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII, requires that "Every Title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the Title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed.” (Gap Protection) Note 2: Exception No. 4 of Schedule B, Section 2 of this Commitment may be deleted from the Owner's Policy to be issued hereunder upon compliance with the following conditions: The Land described in Schedule A of this commitment must be a single-family residence, which1. includes a condominium or townhouse unit. No labor or materials may have been furnished by mechanics or materialmen for purpose of2. construction on the Land described in Schedule A of this Commitment within the past 13 months. The Company must receive an appropriate affidavit indemnifying the Company against unfiled3. mechanic's and materialmen's liens. Any deviation from conditions A though C above is subject to such additional requirements or4. Information as the Company may deem necessary, or, at its option, the Company may refuse to delete the exception. Payment of the premium for said coverage.5. Note 3: The following disclosures are hereby made pursuant to §10-11-122, C.R.S.: The subject real property may be located in a special taxing district;(i) A certificate of taxes due listing each taxing jurisdiction shall be obtained from the County(ii) Treasurer or the County Treasurer's authorized agent; and Information regarding special districts and the boundaries of such districts may be obtained from(iii) the County Commissioners, the County Clerk and Recorder, or the County Assessor. Note 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to comply with the disclosure or withholding provisions of C.R.S. §39-22-604.5 (Non-resident withholding). Note 5: Pursuant to C.R.S. §10-11-123 Notice is hereby given: (a)If there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate then there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property, and (b)That such mineral estate may include the right to enter and use the property without the surface owner's permission. Note 6: Effective September 1, 1997, C.R.S. §30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one-half inch the clerk and recorder may refuse to record or file any document that does not conform. Note 7: Our Privacy Policy: We will not reveal nonpublic personal customer information to any external non-affiliated organization unless we have been authorized by the customer, or are required by law. Note 8: Records: Regulation 3-5-1 Section 7 (N) provides that each title entity shall maintain adequate documentation and Page 8 60 Commitment No: 7002675-C records sufficient to show compliance with this regulation and Title 10 of the Colorado Revised Statutes for a period of not less than seven (7) years, except as otherwise permitted by law. Note 9: Pursuant Regulation 3-5-1 Section 9 (F) notice is hereby given that “A title entity shall not earn interest on fiduciary funds unless disclosure is made to all necessary parties to a transaction that interest is or has been earned. Said disclosure must offer the opportunity to receive payment of any interest earned on such funds beyond any administrative fees as may be on file with the division. Said disclosure must be clear and conspicuous, and may be made at any time up to and including closing.” Be advised that the closing agent will or could charge an Administrative Fee for processing such an additional services request and any resulting payee will also be subjected to a W-9 or other required tax documentation for such purpose(s). Be further advised that, for many transactions, the imposed Administrative Fee associated with such an additional service may exceed any such interest earned. Therefore, you may have the right to some of the interest earned over and above the Administrative Fee, if applicable (e.g., any money over any administrative fees involved in figuring the amounts earned). Note 10: Pursuant to Regulation 3-5-1 Section 9 (G) notice is hereby given that “Until a title entity receives written instructions pertaining to the holding of fiduciary funds, in a form agreeable to the title entity, it shall comply with the following: The title entity shall deposit funds into an escrow, trust, or other fiduciary account and hold them1. in a fiduciary capacity. The title entity shall use any funds designated as “earnest money ” for the consummation of the2. transaction as evidenced by the contract to buy and sell real estate applicable to said transaction, except as otherwise provided in this section. If the transaction does not close, the title entity shall: Release the earnest money funds as directed by written instructions signed by both the buyer(a) and seller; or If acceptable written instructions are not received, uncontested funds shall be held by the title(b) entity for 180 days from the scheduled date of closing, after which the title entity shall return said funds to the payor. In the event of any controversy regarding the funds held by the title entity (notwithstanding any3. termination of the contract), the title entity shall not be required to take any action unless and until such controversy is resolved. At its option and discretion, the title entity may: Await any proceeding; or(a) Interplead all parties and deposit such funds into a court of competent jurisdiction, and(b) recover court costs and reasonable attorney and legal fees; or Deliver written notice to the buyer and seller that unless the title entity receives a copy of a(c) summons and complaint or claim (between buyer and seller), containing the case number of the lawsuit or lawsuits, within 120 days of the title entity's written notice delivered to the parties, title entity shall return the funds to the depositing party.” Page 9 61 Commitment No: 7002675-C DISCLOSURE STATEMENT · Pursuant to Section 38-35-125 of Colorado Revised Statutes and Colorado Division of Insurance Regulation 8-1-2 (Section 5), if the parties to the subject transaction request us to provide escrow-settlement and disbursement services to facilitate the closing of the transaction, then all funds submitted for disbursement must be available for immediate withdrawal. · Colorado Division of Insurance Regulation 8-1-2, Section 5, Paragraph H, requires that "Every title insurance company shall be responsible to the proposed insured(s) subject to the terms and conditions of the title insurance commitment, other than the effective date of the title insurance commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its agent, conducts the closing and settlement service that is in conjunction with its issuance of an owners policy of title insurance and is responsible for the recording and filing of legal documents resulting from the transaction which was closed". Provided that Title Company of the Rockies, LLC conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception No. 5 in Schedule B-2 will not appear in the Owner's Title Policy and Lender's Title Policy when issued. · Colorado Division of Insurance Regulation 8-1-2, Paragraph M of Section 5, requires that prospective insured(s) of a single family residence be notified in writing that the standard exception from coverage for unfiled Mechanics or Materialmans Liens may or may not be deleted upon the satisfaction of the requirement(s) pertinent to the transaction. These requirements will be addressed upon receipt of a written request to provide said coverage, or if the Purchase and Sale Agreement/Contract is provided to the Company then the necessary requirements will be reflected on the commitment. · Colorado Division of Insurance Regulation 8-1-3, Paragraph C. 11.f. of Section 5 - requires a title insurance company to make the following notice to the consumer: “A closing protection letter is available to be issued to lenders, buyers and sellers” · If the sales price of the subject property exceeds $100,000.00 the seller shall be required to comply with the Disclosure of Withholding Provisions of C.R.S. 39-22-604.5 (Nonresident Withholding). · Section 39-14-102 of Colorado Revised Statutes requires that a Real Property Transfer Declaration accompany any conveyance document presented for recordation in the State of Colorado. Said Declaration shall be completed and signed by either the grantor or grantee. · Recording statutes contained in Section 30-10-406(3)(a) of the Colorado Revised Statutes require that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right, and bottom margin of at least one-half of an inch. The clerk and recorder may refuse to record or file a document that does not conform to requirements of this paragraph. · Section 38-35-109 (2) of the Colorado Revised Statutes, 1973, requires that a notation of the purchasers legal address, (not necessarily the same as the property address) be included on the face of the deed to be recorded. · Regulations of County Clerk and Recorder's offices require that all documents submitted for recording must contain a return address on the front page of every document being recorded. · Pursuant to Section 10-11-122 of the Colorado Revised Statutes, 1987 the Company is required to disclose the following information: Page 10 62 Commitment No: 7002675-C o The subject property may be located in a special taxing district. o A Certificate of Taxes Due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. o Information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder or the County Assessor. · Pursuant to Section 10-11-123 of the Colorado Revised Statutes, when it is determined that a mineral estate has been severed from the surface estate, the Company is required to disclose the following information: that there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and that such mineral estate may include the right to enter and use the property without the surface owner's permission. Note: Notwithstanding anything to the contrary in this Commitment, if the policy to be issued is other than an ALTA Owner's Policy (6/17/06), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the policy does contain an arbitration clause, and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Page 11 63 ALTA COMMITMENT FOR TITLE INSURANCE issued by CHICAGO TITLE INSURANCE COMPANY NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Chicago Title Insurance Company, a Florida corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount of Insurance and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 180 days after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; Schedule A; Schedule B, Part I-Requirements; and Schedule B, Part II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 64 COMMITMENT CONDITIONS DEFINITIONS1. a.“Discriminatory Covenant ”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class. b.“Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records. c.“Land”: The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute real property. The term “Land” does not include any property beyond that described in Schedule A, nor any right, title, interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. d.“Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic means authorized by law. e.“Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. f.“Proposed Amount of Insurance ”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued pursuant to this Commitment. g.“Proposed Insured ”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. h.“Public Records ”: The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for value without Knowledge. The term “Public Records ” does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public safety, or national security matters. i.“State”: The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term “State” also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam. j.“Title”: The estate or interest in the Land identified in Item 3 of Schedule A. 2.If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company’s liability and obligation end. 3.The Company’s liability and obligation is limited by and this Commitment is not valid without: a.the Notice; b.the Commitment to Issue Policy; c.the Commitment Conditions; d.Schedule A; This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. 72C170B ALTA Commitment for Title Insurance (7-1-21) Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 65 e.Schedule B, Part I—Requirements; and f.Schedule B, Part II—Exceptions; and g.a counter-signature by the Company or its issuing agent that may be in electronic form. 4.COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment. 5.LIMITATIONS OF LIABILITY a.The Company ’s liability under Commitment Condition 4 is limited to the Proposed Insured ’s actual expense incurred in the interval between the Company ’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: i.comply with the Schedule B, Part I—Requirements; ii.eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii.acquire the Title or create the Mortgage covered by this Commitment. b.The Company is not liable under Commitment Condition 5.a. if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. c.The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. d.The Company’s liability does not exceed the lesser of the Proposed Insured ’s actual expense incurred in good faith and described in Commitment Condition 5.a. or the Proposed Amount of Insurance. e.The Company is not liable for the content of the Transaction Identification Data, if any. f.The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. g.The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured. 6.LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF FORUM a.Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. b.Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court having jurisdiction. c.This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. 72C170B ALTA Commitment for Title Insurance (7-1-21) Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. 66 d.The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. e.Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. f.When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy. 7.IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for closing, settlement, escrow, or any other purpose. 8.PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9.CLAIMS PROCEDURES This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6. 10.CLASS ACTION ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE PROCEEDING. ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION CONDITION. 11.ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Amount of Insurance is $2,000,000 or less may be arbitrated at the election of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. 72C170B ALTA Commitment for Title Insurance (7-1-21) Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.67 Anti-Fraud Statement NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the department of regulatory agencies. This anti-fraud statement is affixed to and made a part of this policy. 68 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees Please type or print in all caps Representative Name (if different from Property Owner) Contact info for billing: e-mail: Phone: I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $. flat fee for . $. flat fee for $. flat fee for . $. flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Ben Anderson, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: An agreement between the City of Aspen (“City”) and Address of Property: Property Owner Name: Billing Name and Address - Send Bills to: 1300 4 BendonAdams 325 West Hopkins Ave., Aspen 325 W Hopkins LLC PO Box 7699, Aspen CO 81612 kailtin@rwaspen.com wheeler@rwaspen.com 970-920-0236 1,950 6 Exhibit F Richard Wax Owner 69 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090 Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) I certify as follows: (pick one) □This property is not subject to a homeowners association or other form of private covenant. □This property is subject to a homeowners association or private covenant and the improvementsproposed in this land use application do not require approval by the homeowners association orcovenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvementsproposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: Owner printed name: or, Attorney signature: date: Attorney printed name: date: 325 W Hopkins LLC wheeler@rwaspen.com 970-920-0236 325 West Hopkins AvenueAspen, CO 81612 Exhibit G Richard Wax 2/26/2024 70 425425425 501 420 420420 326 333 333 333 400 400 400 400400 400 501 501 501 503501 503 507 507 509 507 501 425 511 505 435 430 325 333 334 219 217 211 205413 431 430 432 500 218 400 402 306 108108108 108 108 108 108 111 107 105 125 101 213 127210 204 204 124124 124124 124 124 124 124 124 124 124 124 124 127127 127 127 127127 232 232232 232232 232 301 301 301 301 214 311 204 314 300312 216 214 123 121 119 117 113 135 233 205 211 221 220 112114 122 122 122132132 132132 132132 131 125 122 111 125 135 130 121 129 420500 327 323 335 333 334 24 28 322 315 334 513 505 509 523 517 110 210 210 210 232 210232 219 222 222 222 222 233 233233 233233 233 233233 233 233233 233 233 233 233 220 220220 220 220 220 332 332 332 328 328 328 324 323 323 323 311 311 311 311 311 311 311 311 311311 311 311 311311 222 319 132134 200 212 235237 320 314 109 211 205 200 312 308 300 303 315 205 213 215217 233 116 120 234 0 0.04 0.070.02 mi F Legend Historic Sites Historic Districts Parcels Roads Zoomed Out Roads Zoomed In Source: City of Aspen GIS 325 West Hopkins - vicinity map Exhibit H 71 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512464002 on 06/17/2025 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit I 72 235 W HOPKINS B LLC BOCA RATON, FL 33432 250 S OCEAN BLVD # 14A 430 WEST HOPKINS CONDO ASSOC ASPEN, CO 81611 COMMON AREA 432 W HOPKINS AVE 437 W SMUGGLER LLC NEW YORK, NY 10022 510 MADISON AVE 18TH FL AGLEY ALISON FOTO ASPEN, CO 81612 PO BOX 7911 AJAX APARTMENTS CONDO ASSOC ASPEN, CO 81611 COMMON AREA 301 W HYMAN AVE AJOY ASPEN LLC FORT LAUDERDALE, FL 33394 100 SE 3RD AVE #1850 ALLAN ANDREW S DENVER, CO 80218 154 MARION ST AML 103 LLC ASPEN, CO 81611 605 W MAIN ST #2 AML 309 LLC ASPEN, CO 81611 605 W MAIN ST #2 ANCALA SHADOWVIEW RETREAT LLC DUBLIN, OH 43017 10277 MACKENZIE WY ASPEN A CONDO ASSOC ASPEN, CO 81611 COMMON AREA 308 W HOPKINS AVE ASPEN CONDOS ASSOC ASPEN, CO 81611 COMMON AREA 311 W MAIN ST ASPEN HOMEOWNERS ASSOCIATION ASPEN, CO 81611 311 W MAIN ST ASPEN MEDICAL CENTER CONDO ASSOC ASPEN, CO 81611 COMMON AREA W MAIN ST ASPEN MOUNTAIN LODGE UNIT 301 LLC CONSHOHOCKEN, PA 19428 PO BOX 401 BEHRENDT H MICHAEL TRUST ASPEN, CO 81611 334 W HYMAN AVE BLUEGREEN VACATIONS UNLIMITED INC BOCA RATON, FL 33431 4960 CONFERENCE WY N #100 BRAFMAN FAMILY TRUST ASPEN, CO 81611 334 W HOPKINS BRAFMAN STUART REV TRUST CHEVY CHASE, MD 20815 5630 WISCONSIN AVE #401 BRAHMAN MARITAL TRUST ASPEN, CO 81611 334 W HOPKINS BROMLEY WENDI TRUST ASPEN, CO 81611 315 W HYMAN AVE BROWDE KRISTEN PRATA MIAMI, FL 33132 888 BISCAYNE BLVD #2401 CARLING LORI & PAUL JOHNS CREEK, GA 30022 10550 BELLADRUM CHARY REV TRUST PNTE VEDRA , FL 320821822 334 PNTE BEDRA BLVD CHERNY ANDREA J ASPEN, CO 81611 301 WEST HYMAN AVE #5 CITY OF ASPEN ASPEN, CO 81611 427 RIO GRANDE PL CLICK MARY JANE LIV TRUST ASPEN, CO 81611 333 W MAIN #2A CONNOR WILLIAM E II TRUST RENO, NV 89502 990 S ROCK BLVD #F DENBY SAMUEL ROBERT ASPEN, CO 81611 331 W MAIN ST #B DHM FAMILY TRST ATLANTA, GA 30309 2288 PEACHTREE RD, NW #12 73 EDGEWATER PROPERTIES LLC OMAHA, NE 68022 18081 BURT ST EGBERT STEPHEN E ASPEN, CO 81611 301 W HYMAN AVE #1 ELKMAX LLC ASPEN, CO 81611 605 W MAIN ST #2 FINIGAN SC REAL ESTATE LLC BONITA SPRINGS, FL 34134 4851 BONITA BAY BLVD #2002 FOOTHILLS CHAPEL LLC DENVER, CO 80235 6226 W JEFFERSON AVE FOSTER LOT 2 LLC DENVER, CO 80206 425 FILLMORE ST GILDENHORN MICHAEL S CHEVY CHASE, MD 20815 5630 WISCONSIN AVE #1205 GOSS CHESTER A IV ASPEN, CO 81612 PO BOX 9642 GUNN ROBERT W FAMILY TRST MARBLEHEAD, MA 01945 409 OCEAN AVE GUNNING JANINE L SNOWMASS , CO 81654 420 CHATEAU WY GUNNING RALPH SNOWMASS , CO 81654 420 CHATEAU WY HERRON APARTMENTS CONDO ASSOC ASPEN, CO 81611 333 W MAIN ST INNSBRUCK CONDO ASSOC ASPEN, CO 81611 233 W MAIN ST JACOBY FAMILY LP VERO BEACH, FL 32963 3383 OCEAN DR JEWISH RESOURCE CENTER CHABAD OF ASPEN ASPEN, CO 81612 435 W MAIN ST KASPAR THERESA D ASPEN, CO 81612 PO BOX 1637 KENDIG ROBERT & SUE ASPEN, CO 81612 PO BOX 4649 KOSTER RYAN & SUANNE ASPEN, CO 81611 400 W HOPKINS AVE #5 MARTEN RANDOLPH MONDOVI, WI 54755 129 MARTEN ST MARTIN SCOTT M ASPEN, CO 81611 PO BOX 51 MCCARTY DANIEL L ASPEN, CO 81612 PO BOX 4051 MILLER BRITT C ASPEN, CO 816111625 301 W HYMAN AVE APT 4 MORGAN DONALD ATLANTA, GA 30309 2288 PEACHTREE RD, NW #12 MOUNTAIN LODGE HOLDINGS LLC ASPEN, CO 81611 605 W MAIN ST #2 NEVINS NATHALIE R ASPEN, CO 81611 301 W HYMAN AVE #3 NORTON CAPITAL PARTNERS LLLP ASPEN, CO 81611 335 S SECOND ST OOBASPEN LLC NEW YORK, NY 10022 320 PARK AVE 18TH FL OOBASPEN LLC ASPEN, CO 81611 715 W MAIN ST PIONEER PARTNERS LTD ASPEN, CO 81611 617 W MAIN ST #1B PITKIN COUNTY ASPEN, CO 81611 530 E MAIN ST #301 74 PORTOFINO LLC ASPEN, CO 81611 333 W MAIN ST #2B POWDERDAYSKIING LLC ASPEN, CO 81612 PO BOX 10261 RAINBOW CONNECTION PROPERTIES LLC MORRISON, CO 80465 151 SUMMER ST #771 RESSEL THOMAS G ASPEN, CO 816111625 301 W HYMAN AVE #7 REYNOLDS FRANK R IV ASPEN, CO 81612 PO BOX 2725 ROSENTHAL DIANNE ASPEN, CO 816127311 PO BOX 10043 SAND KATHERINE M ASPEN, CO 81612 PO BOX 51 SCOTT BUILDING CONDO ASSOC ASPEN, CO 81611 400 W HOPKINS AVE SECOND STREET ASPEN LLC ASPEN, CO 81611 533 E HOPKINS 3RD FL SHADOW MOUNTAIN DUPLEX CONDO ASSOC ASPEN, CO 81611 COMMON AREA W HOPKINS AVE SHADOW MOUNTAIN LODGE CONDO ASSOC ASPEN, CO 81611 COMMON AREA W HOPKINS AVE SHADOW MTN HOMEOWNER ASSOC ASPEN, CO 81611 232 W HYMAN AVE SHADOWVIEW CONDO ASSOC ASPEN, CO 81611 320 W HOPKINS AVE SHERWIN ENTERPRISES LLC DURHAM, NC 27701 1714 VISTA ST SLONE MICHAEL DAVID II FAYETTEVILLE, AR 72703 4476 WATERSIDE CT SLONE MICHAEL DAVID TRUST ASPEN, CO 81611 432 W HOPKINS AVE SLONE RAMAH SUE TRUST ASPEN, CO 81611 432 W HOPKINS AVE STASPEN LLP ATLANTA , GA 30305 2611 DELLWOOD DR SWISS CHALET/KITZBUHEL PARTNERSHIP ASPEN, CO 81611 333 E DURANT AVE TAD PROPERTIES LLC ASPEN, CO 81612 PO BOX 9978 TEMPKINS HARRY & VIVIAN MIAMI, FL 33179 21310 NE 20 CT TRAN LAN D ASPEN, CO 81611 301 W HYMAN AVE #2 TWIN COASTS LTD BOCA RATON, FL 33432 433 PLAZA REAL #275 UNDERWOOD AMOS ASPEN, CO 81611 301 W HYMAN #6 UTOPIA LIVING ASPEN LLC SANTA MONICA, CA 90402 225 GEORGINA AVE WEST ASPEN MOUNTAIN CONDO ASSOC ASPEN, CO 81611 333 S SECOND ST WEST SIDE CONDO ASSOC ASPEN, CO 81611 234 W HOPKINS AVE WINER CAROL G BETHESDA , MD 20817 6740 SELKIRK DR YOUNG PAUL III FAMILY TRUST ASPEN, CO 816111603 413 W HOPKINS AVE 75 Exhibit J 76 <<WSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUEUECCCCCCCCCCCCCCCCCCCCCCCCCUEUEWSWSWSWSSSSSSSSSUEUEUEUEGGGGCCCCXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXWXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXSSXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXUEXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXCXCXCXCXCXCXCXCXCXCXCXCXCXCXCXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXTXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXGXG7.507.507.507.237.407.507.507.15Property LineWest Hopkins AvenueProposed ResidenceF.F.E. - 7907.502.0%2.1%F.F.E. - 7.50F.F.E. - 7.507.327.327.327.507.508.50EX: 08.33Proposed Fire Feature7.507.507.007.00Repair And/Or ReplaceExisting Retaining WallsProposed Pervious PaverWalkways. Install At Existing GradeTo Minimize Disturbance Around TreesExisting AlleyEX:9.72EX:9.97EX:8.75EX:7.0779067907790879097910790979097909 790779067905790479037903790479057906Existing Historic ResidenceF.F.E. - 7909.307.406.966.967.158.898.93790979097908 7908F.F.E. - 7.50Grouted Paver PatioOver StructurePerviousPaver PatioGrouted Paver PatioOver StructureGrouted Paver PatioOver StructureGrouted Paver PatioOver StructurePervious PaverParking Area5.6%4.9%Pervious PaverGarage Access7.507.507.447.357.507.509.009.008.79Sandset Stepping Stone Walkway18" Corten WallBOW:7.50BOW:7.50TOW:8.93TOW:8.717907 79087.508.50Sandset Stepping Stone WalkwayWith Perforated Pipe UnderdrainF.F.E. - 7.507.377.374.5" Step Off Patio790779067907LightwellLightwell7.507.007.007.00Existing Concrete Sidewalk And CurbAnd Gutter To RemainEX: 08.40EX: 08.408.507.5079108.508.506.95EX: 08.33EX: 08.33EX: 08.33TOS: 6.25BOS: 4.75TOS:7.58BOS:6.18LightwellF.F.E. - 7.50F.F.E. - 7.50Inlet: 06.75Inlet: 07.25Proposed 5'x5' TransformerTransformer SetbacksAnd Proposed EasementLightwellDownspoutDownspoutDownspout Tie In For Flat RoofDownspoutDownspoutDownspoutDownspoutDownspoutDownspoutDownspoutDownspoutDownspoutExisting DeckProposed Stormwater DrywellMin. 5' Diameter 18' Deep Next To FootprintOf Basement. All Infiltration To Occur Below Footer.375 Cubic Feet Of Detention Sized For Full DetentionOf A 100-Year 1-Hour Storm Event. 18" Of Gravel Surrounding Drywell. Manhole Lid To Be Located Under Stepping Stone.Emergency Pump With Float System To BeInstalled In Case Of Storm Larger Than A100-Year 1-Hour Event Or Drywell FailureAbandon Existing Water ServiceAs Per City Of Aspen WaterDepartment StandardsTee In New Water ServiceAs Per COA Water DepartmentStandardsProposed New Water ServiceMaintain 7' From DrywellHydro Vac Trench For WaterService To Minimize ImpactsTo Existing TreesInstall Curbstop AtProperty LineInspect and Verify Depth and ConditionOf Existing Sewer Service. Cut Sewer ServiceAnd Tie Into Proposed Foundation As Per ACSD StandardsInspect and Verify Depth, Size and ConditionOf Existing Gas Service. Cut ServiceAnd Tie Into Proposed BuildingExtend Primary Line Off Existing TransformerUtilize Existing CommunicationsPedestal For ServiceInstall Electric ShutoffAnd Panels On Proposed Building.Install Communications BoxOn Proposed Building.Electric Service11 Linear FeetPrimary Electric Line56 Linear FeetProposed Communications Service62 Linear FeetExisting Sewer Service And Wye To Be MaintainedExisting Gas ServiceTo Be MaintainedExisting Shallow Utilities To Be AbandonedAnd/Or Removed As Necessary3 - 6" Risers3 - 6" Risers7.327.11Daylight Emergency Drywell Pump OverflowEmergency Drywell Pump Overflow Pipe7.40EX:6.71EX:6.727.40Trash StorageCritical Root Zones (Typ)Extend Secondary Utility ServicesFrom Main Residence To Existing BuildingMaintain Adequate Spacing Between Service Lines11 Linear FeetInstall CleanoutExtend Sewer Service From Existing BuildingTo Main Residence12 Linear FeetMaintain 10' From Water ServiceTie Water Service Into Main ResidenceInstall Meter And PRV Within Mechanical RoomAs Per City Of Aspen Water Department StandardsDrawing ScaleUnits (Feet) 1" = 10'01020NSWEC.01Grading, Drainage, andUtilitiesOf 1 Page01 HPC Grading Submittal 07.25.2024 JKE #Description Date Drawn By 325 West Hopkins Avenue Aspen, Colorado 81611 1101 Village Road, Unit UL-3CCarbondale, CO 81623(970) 510 - 5312JKE Reviewed By Not For ConstructionJob #: 23.5602 Updated HPC Grading Submittal 09.12.2024 JKE JKE 03 Coordination Grading Plan 04.03.2025 JKE JKE 04 Updated Grading Drainage and Utility Plan 06.04.2025 JKE JKE 05 Comment Responses 09.24.2025 WJE JKE Exhibit K10.2.202477 325 West Hopkins Avenue Historical Preservation Committee Engineering Report December 12, 2023 Updated September 24, 2025 Prepared By: Jay Engstrom, P.E. Crystal River Civil, LLC Carbondale, CO 81623 jay@crystalrivercivil.com (970) 510-5312 Exhibit K 78 Crystal River Civil LLC 970.510.5312 Page 2 of 9 Table of Contents 1.0 General Information ......................................................................................................... 3 1.1 Existing Conditions ...................................................................................................... 3 1.2 Proposed Conditions .................................................................................................... 4 2.0 Drainage Basins and Subbasins ...................................................................................... 5 2.1 Onsite Drainage Basins ............................................................................................... 5 2.2 Offsite Drainage Basins ............................................................................................... 5 3.0 Low Impact Site Design ................................................................................................... 5 3.1 Principles ..................................................................................................................... 5 4.0 Hydrologic Criteria ........................................................................................................... 7 4.1 Runoff Calculation Method ........................................................................................... 7 4.2 Basin Analysis ............................................................................................................. 7 4.3 Water Quality and Storage Requirements .................................................................... 8 5.0 Proposed Facilities .......................................................................................................... 8 5.1 Drywells ....................................................................................................................... 8 79 Crystal River Civil LLC 970.510.5312 Page 3 of 9 1.0 General Information 1.1 Existing Conditions The property being discussed in this report is addressed at 325 West Hopkins Avenue, Aspen, Colorado 81611. The site is located within downtown City of Aspen and is 6,000 sq. ft. in area. It is documented as parcel # 273512464002 and is described as Lot C and D, Block 46. The site is located on the south side of West Hopkins between South 3rd Street and South 2nd Street and is surrounded by other residential developments. A single-family home is located to the east and two smaller, developed, residential lots are located to the west, with West Hopkins Avenue Right- Of-Way to the north and an Alley Right-Of-Way to the south. 325 West Hopkins Avenue Vicinity Map 325 West Hopkins has a small, historic building that was built in 1888 and is located on the northwest corner of the lot. This building has been added onto, and the additions extend further east up to the setback from the east property line. There is a relatively large backyard, with large evergreen trees following the alley property line. The grade throughout the site is relatively flat, with the overall grade change on the property not exceeding four feet from the southwest corner sloping towards the northeast corner. However, the Right-Of-Way to the north drops quickly after the property line down to the sidewalk below. There is a vertical drop of two to three feet in this distance with a small 18-inch retaining wall following the sidewalk, as well as multiple mature trees. A City of Aspen Water Department water main is located under the West Hopkins Avenue Right- Of-Way. An existing water service runs south from the main line at the center of the property, under the large trees and into the front of the newer addition. The existing size and material is Site 80 Crystal River Civil LLC 970.510.5312 Page 4 of 9 unknown at this time. Aspen Consolidated Sanitation District, or ACSD, has a sewer main within the alley Right-Of-Way to the south. The existing home has a sewer service that extends south and ties into this sewer main. A City of Aspen Electric Department electric transformer is located on the neighboring property, just east of the southeast corner of 325. It is an older transformer, and it is the only transformer in the near proximity to the property under evaluation. Gas and communications are also located in the alley, with services extending onto the site. A survey has been completed and is included with this submittal. Refer to this survey for additional information regarding all utilities and other existing conditions on and around the site. 1.2 Proposed Conditions The proposed conditions for 325 West Hopkins Avenue include the demolition of the non-historic addition of the residence. The historic building will then be a standalone unit in the northwestern corner of the property and will be utilized as a dwelling unit. A new residence is proposed in an “L” around the historic building on the remaining areas of the developable site. A large, below- grade basement will encompass the entire site outside of the ten-foot offset from the historic building. Patios and landscaping will surround and connect both the historic building and the new structure. A garage will be located on the southern side of the structure that will be accessed from the alleyway. Improvements to the site patios, walkways, and landscaping surrounding the structure are included with the project. The development is considered a “Major Project” as per Table 1.1 of the City of Aspen Urban Runoff Management Plan (URMP). The parcel is zoned as residential and will not require a change in land use or zoning. Currently there are no known drainage studies performed on or around the site. The project is not within a mudflow area as defined within the URMP. The project has been in discussions with the City of Aspen Engineering Department, and it has been determined that onsite detention will be utilized for stormwater management. Most impervious areas are proposed to be routed to a drywell sized for full detention of the captured drainage basin. This drywell will be located next to the foundation of the proposed structure, infiltrating below the footer, and will be sized for full detention of the 100-year, 1-hour storm event. Several smaller impervious areas are designed to sheet flow onto permeable paver systems for infiltration. Utility services will be improved to the site for the development. Upon inspection and sizing verification of the existing water line, a new water service may be necessary. This will require excavation into the West Hopkins Right-Of-Way and into 325 West Hopkins, which would be routed through the area that will minimally impact the existing trees. A new sanitary sewer service will replace the existing service to the main in the alley. A new transformer is proposed at the southern property line along the alleyway, as the existing transformer does not have capacity for the proposed conditions. This is shown on the architectural site plan, and it is understood the setback requirements for this transformer. Additionally, the gas and communications services will be upgraded and extended from the alley to the residence. 81 Crystal River Civil LLC 970.510.5312 Page 5 of 9 2.0 Drainage Basins and Subbasins 2.1 Onsite Drainage Basins The property has been analyzed as one drainage basin, containing the entirety of the existing and proposed conditions. The point of concentration for the basin will be a drywell that is located under the proposed structure. Basin 1 is composed of 3,451 square feet and is 100% impervious. This basin includes existing and proposed roof areas and proposed impervious patios. All areas outside of this basin on the site include landscaped areas, pervious paver patios and walkways, and a pervious paver driveway accessing the garage. Due to the pervious nature of the surrounding areas of the development, there will not impacts due to offsite drainage. The basin is collected by downspouts from the roof structure and several inlets strategically spaced in the hardscaping. Stormwater is conveyed to the drywell, which shall be located directly next to the proposed structure and infiltrating below the footer. The drywell has been sized for full detention of a 100-year, 1-hour storm event, so no runoff will leave the premises. In the case of failure of the drywell, an emergency pump with alarm will release the runoff into the landscaping in front of the residence, where it would sheet flow into the right of way. This would enter the curb and gutter and release into a curb inlet located in West Hopkins between South 2nd Street and South 1st Street, one block away. 2.2 Offsite Drainage Basins There are no offsite drainage patterns releasing onto 325 West Hopkins. Minor rutting within the alley way results in ponding, however drainage generally flows to the east. Any grading onsite will slope towards the alleyway and will not impact this area. 3.0 Low Impact Site Design Low Impact Development (LID) aims to mimic the natural pre-development hydrologic patterns. The goal is to manage storm water as close to its source as is possible. The captured onsite basin is 100% impervious. 3.1 Principles Principle 1: Consider storm water quality needs early in the design process. The design team coordinated throughout the schematic design phase to coordinate with the City of Aspen Engineering Department to determine the stormwater management as effectively as possible, while effectively conceptualizing a stormwater system that meets requirements and needs. It was understood that the footprint of the building, existing trees, and the historic relevance was going to drive the design to minimize space for infrastructure and site disturbance. 82 Crystal River Civil LLC 970.510.5312 Page 6 of 9 Principle 2: Use the entire site when planning for storm water quality treatment. Given the existing conditions, minimal space could be utilized for stormwater collection and treatment. Because of this, the only location for stormwater management is under the building. Principle 3: Avoid unnecessary impervious area. Impervious patio areas are proposed be kept to a minimum within the site. The only patios that are proposed impervious are on top of structure, so pervious pavers are not possible. Walkways around the building are proposed as pervious. There are no impervious areas proposed outside of the roof and the on-structure patios. Principle 4: Reduce runoff rates and volumes to more closely match natural conditions. All runoff from impervious surfaces on the property is collected and conveyed to a drywell, which has been sized for full detention of a 100-year, 1-hour storm event. Given this, there will be no runoff leaving the site in addition to the runoff from the offsite basin in the Right-Of-Way. Principle 5: Integrate storm water quality management and flood control. Adequately sizing the inlets and piping systems on site will significantly reduce the potential of flooding on site and into the neighboring parcels in the area. Principle 6: Develop storm water quality facilities that enhance the site, the community, and the environment. The onsite and offsite basin will be conveyed to the drywell located on the site. This will minimize impacts of stormwater on neighboring residences from the project. The design allows for more than adequate drainage capacity while having minimal visual impacts. Detention of the onsite runoff prevents any runoff from reaching the river and instead infiltrates the stormwater into the ground. This effectively minimizes impacts on the existing infrastructure and the Roaring Fork River. Principle 7: Use treatment train approach. Sumps will be proposed for the inlets in the pipe network to ensure treatment throughout the system. Additionally, the drywell will meet the City of Aspens requirements for a double chamber system, allowing for more filtration prior to infiltration. Principle 8: Design sustainable facilities that can be safely maintained. Inlets, piping, and the drywell will be vacuumed or flushed routinely to maintain adequate flows and proper treatment. The designed system includes cleanouts at roof drain connections and downspouts, simplified collection systems that minimize maintenance, and easy access to the whole system. Principle 9: Design and maintain facilities with public safety in mind. The proposed design for the walkways and patios will allow for adequate drainage, and minimizes ice buildup and dangerous conditions. Walkways and stairways will be pitched at recommended slopes and within building code thresholds to allow for safe circulation within the property. Grading will be kept to a minimum and retainage has been minimized. Transitions into existing 83 Crystal River Civil LLC 970.510.5312 Page 7 of 9 conditions will be smooth and natural. Inlets and piping will be sized to reduce potential flooding within the area. 4.0 Hydrologic Criteria 4.1 Runoff Calculation Method Calculations and analyses defined in Chapter 2 and Chapter 3 of the URMP were used to define the runoff from the basins on the property. The property is classified as a “sub-urban area served by public storm sewer.” Pre-developed and developed runoff rates were determined for both the 5-year, 1-hour and the 100-year, 1-hour storm events for capacity designs as required by this classification. The peak discharge shown in this analysis uses the Rational Method, as described in section 3.4 of the URMP. This requires several variables to be determined, including values for intensity, the runoff coefficient, and basin area. Using the rainfall depths from Table 2-2 and the basin time of concentration in conjunction with Equation 2-1, the rainfall intensity for the basins can be calculated. The rainfall intensity equation shown in the URMP is a direct correlation of the Aspen area Intensity Duration Frequency Curve derived from the NOAA Atlas 14 database. As stated within the URMP, the time of concentration can be no less than five minutes for the calculations to be effective. Due to the size of the basins on the site, the time of concentration within the basins is less than five minutes. The runoff coefficient for each basin was established using the percent impervious of the basin and the soil type in combination with the most up-to-date values as presented in the Mile High Flood District Drainage Design Values for the specified soil type in the area. For this project, an NRCS Soil Classification of B was utilized. 4.2 Basin Analysis The tables below summarize the calculations that were performed on the onsite basins using the methods described in Section 4.1 of this report. Rainfall depth, P1 (in)0.64 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 3451 0 0.00%0.010 5 3.29 0.00 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 3451.00 3451.00 100.00%0.860 5 3.29 0.22 5-Year 1-Hour Onsite Peak Discharge Calculations 84 Crystal River Civil LLC 970.510.5312 Page 8 of 9 4.3 Water Quality and Storage Requirements For a property classified as a “Sub-urban area not served by public storm sewer”, runoff from the site must meet the predeveloped peak discharge of a 100-year, 1-hour storm event. Full detention volume is detained on site due to the lack of infrastructure downhill of the site. All equations used in the spreadsheets are directly from the URMP. A full detention analysis of the drainage basins has been completed. The full detention volume is calculated using the impervious area on the site and multiplying by the 100-year, 1-hour rainfall depth found in the NOAA Atlas 14 database. The calculation that has been used to determine the full detention volume required to be detained on the property is shown in the spreadsheet below. As required by the City of Aspen, a drywell must be sized for the capacity determined from the full detention volume calculation for a 100-year, 1-hour storm if no overflow path for the BMP is available. Since the drywell has been sized for full detention, the Water Quality Capture Volume for the onsite basin has been fulfilled. This volume will be used to adequately size the onsite drywell. 5.0 Proposed Facilities The following analyses were performed using the peak flows of the basins described in Section 4 of this report. Additional sub-basin analysis will be provided for the permit set, as well as a hydraulic analysis of all conveyance infrastructure, including inlets and piping. 5.1 Drywells The proposed dual chamber drywell meets the requirements of the URMP. The sizing of the drywell is determined using the capacity calculations summarized in Section 4.3 of this report. Below is a summary showing the drywell dimensions to verify it has capacity. The chamber divider, conical section, and sloped manhole lid were not included in these dimensions, which is why the proposed drywell exceeds the storage depth shown in the calculations. Rainfall depth, P1 (in)1.23 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 3451 0 0.00%0.430 5 6.33 0.22 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 3451.00 3451.00 100.00%0.890 5 6.33 0.45 100-Year 1-Hour Onsite Peak Discharge Calculations Basin Point of Concentration Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Full Detention Storage (Name)(name)(ft2)(ft2)(%)(in)(FOS)(ft3) 1 Drywell 3451.00 3451.00 100.00%1.23 1 354 Full Detention Storage 85 Crystal River Civil LLC 970.510.5312 Page 9 of 9 Given the capacity dimensions, the drywell will be 18’ deep from manhole lid to the bottom of the lower vault. This will be located in close proximity to the footprint of the building and will be strategically located where the perforations are below the footer and will not negatively impact the foundation. 5.2 Permeable Pavers The project is proposing all hardscaped areas outside of the footprint of the building to utilize permeable pavers. This will allow for these areas to infiltrate into the soils around the structure and minimize the amount of runoff flowing into the drywell within the basement. The vehicle access along the alleyway consists of 520 square feet of permeable pavers, while the rest of the site utilizes 592 square feet of permeable walkways and patios. Several impervious areas sheet flow onto the permeable pavers, as allowed by the URMP to meet up to a 1:1 ratio of impervious to permeable paver area. Drywell Name Associated Basin Drywell Diameter Storage Height Gravel Height Internal Capacity External Capacity Combined Capacity Calculated Volume Necessary (Name)(Name)d (ft)h (ft)hg (ft)Vi (ft3)Ve (ft3) V (ft3)(ft3) A 1 6 10 5 282.74 79.52 362.26 353.73 Storage Calculation - Drywells Internal Capacity, Vi (ft3)External Capacity,Ve (ft3)Combined Capacity, V (ft3) 86 Page 1© WunderCovers, Inc.info@wundercovers.com | www.wundercovers.com | @wundercovers Call to Order 775-400-2883 Hidden Access Cover Styles Custom Sizes & Shapes Available Designed to accept a wide range of bricks, stone, interlocking pavers or tile. Paver Style - Glavanized or Stanless Steel - 27 Frame Sizes & 6 Tray Depths - Multi-Cover Versions Available - H15 thru HS25 Load Ratings Designed with integrated reinforcing steel mesh grid for poured concrete infills. Perfect for a wide range of concrete applications. Concrete Style - Glavanized or Stanless Steel - 27 Frame Sizes & 6 Tray Depths - Multi-Cover Versions Available - H15 thru HS25 Load Ratings Deep recessed tray design supports a base layer of gravel for drainage and enough soil for healthy root growth. Sod Style (or Artificial Turf) - Glavanized or Stanless Steel - 27 Frame Sizes & 6 Tray Depths - Multi-Cover Versions Available - H15 thru HS25 Load Ratings 87 Page 2© WunderCovers, Inc.info@wundercovers.com | www.wundercovers.com | @wundercovers Made in USA 60 cm. [600 mm.] 60 cm. [600 mm.] Custom Sizes & Shapes Available 88 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:55 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are 2 PROJECT OVERVIEW owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No. ZONING SITE PLANS FLOOR PLANS ELEVATIONS BUILDING SECTIONS WINDOWS DOORS DETAILS HPC CONDITIONS SET 1 2 Z1.01 Z1.02 Z1.03 Z1.04 A1.01 A1.02 A1.03 A1.04 A1.05 A1.06 A2.01 A2.02 A2.03 A2.04 A2.05 A2.06 A2.07 A2.08 A2.09 A3.01 A3.02 A3.03 A3.04 A3.05 A3.06 A5.01 A6.01 A7.1 A7.2 A7.3 A7.3 8.1 8.2 8.3 COVER SHEET PROJECT OVERVIEW FAR DEMOLITION PLANS SITE DISTURBANCE PLAN | PROPOSED | 1:5 RELOCATION & TREE REMOVAL PLAN | 1:5 SITE PLAN | EXISTING SITE PLAN | PROPOSED | 1:5 FLOOR PLAN - EXISTING DEMO PLANS FLOOR PLANS - PROPOSED FLOOR PLANS - PROPOSED ELEVATIONS ELEVATIONS- HISTORIC PROPOSED ELEVATIONS -NORTH & SOUTH ELEVATIONS- EAST & WEST RENDERINGS RENDERINGS RENDERINGS RENDERINGS RENDERINGS BUILDING SECTIONS A & B BUILDING SECTION C BUILDING SECTION D BUILDING SECTIONS E BUILDING SECTIONS J BUILDING SECTIONS K WINDOW SCHEDULE DOOR SCHEDULE FLOOR ASSEMBLIES & DETAILS WALL ASSEMBLIES & DETAILS ROOF ASSEMBLIES & DETAILS WINDOW ASSEMBLIES & DETAILS MATERIAL SPECS MATERIAL SPECS MATERIAL SPECS 033 LBB 5.1 A REFERENCE GRID LINE SPOT ELEVATION WINDOW MARK DOOR MARK ROOM NUMBER DRAWING REVISION ASSEMBLY DETAIL CUT SECTION CUT EXTERIOR ELEVATION DETAIL CALLOUT SECTION DETAIL CALLOUT INTERIOR ELEVATION ROOM 100 F11 1 T. O. RIDGE BEAM 123'-6 1/2" 4.4 1 1 7.1 1 7.1 8.1 1 2 3 4 SYMBOL LEGEND MATERIAL LEGEND GYPSUM WALL BOARD RAW FRAMING WOOD BLOCKING ROCK - NON COMPACTED FILL CONCRETE STONE FRAME WALL BRICK PLYWOOD BATT INSULATION FINISHED WOOD RIGID INSULATION 8 OWNER/BUILDER Richard Wax & Associates Vince Coghlan P.O. Box 7699 Aspen, CO 81612 P. 970.274.2113 coghlanv@gmail.com PROJECT MANAGER Richard Wax & Associates Wheeler Clancy P.O. Box 7699 Aspen, CO 81612 P. 970.948.8771 wheeler@rwaspen.com STRUCTURAL ENGINEER bwr.pe Brian Rossiter 1010 W. 24th St. Rifle, CO 81650 P. 970.462.8853 bwr@bwr.pe CIVIL ENGINEER Crystal River Civil LLC Jay Engstrom 1101 Village Rd, Unit UL-3C Carbondale, CO 81623 P. 970.404.1144 jay@crystalrivercivil.com A.F.F. ABOVE FINISH FLOOR ADJ. ADJUSTABLE ALT. ALTERNATE A.B. ANCHOR BOLTS & AND ARCH. ARCHITECTURAL @ AT BM. BEAM BM. PKT. BEAM POCKET BRG. BEARING BLK’G. BLOCKING BOT. BOTTOM B.F. BOTTOM OF FOOTING BLDG. BUILDING B.O. BY OWNER CAB. CABINET CLG. CEILING CL. CENTER LINE C.T. CERAMIC TILE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONT. CONTINUOUS DTL. DETAILS DBL. DOUBLE DWL. DOWEL E.W. EACH WAY ELEV. ELEVATION EXIST’G EXISTING EXT. EXTERIOR FLR. FLOOR FTG. FOOTING FND. FOUNDATION GA. GAUGE G.L. GLU-LAM G.W.B. GYPSUM WALL BOARD HT. HEIGHT HK. HOOK HORIZ. HORIZONTAL INFO. INFORMATION INSUL. INSULATION JST. JOIST L.L. LIVE LOAD LONGINT. LONGITUDINAL N.I.C. NOT IN CONTRACT O.C. ON CENTER OPP. OPPOSITE O/ OVER PTD. PAINTED PERF. PERFORATED PL. PLATE PLY. PLYWOOD PROP. LINE PROPERTY LINE REINF. REINFORCEMENT RDWD. REDWOOD REQ’D. REQUIRED RESIL. RESILENT REV. REVISED S.M. SHEET METAL SIM. SIMILAR S.F. SQUARE FEET STD. STANDARD STL. STEEL STDS. STUDS THK. THICK TLT. TOILET T.F. TOP OF FOOTING T.P. TOP OF PLATE T.L. TOP OF LEDGE T.W. TOP OF WALL TOT. TOTAL T.B. TOWEL BAR TRANSV. TRANSVERSE TYP. TYPICAL U.N.O. UNLESS NOTED OTHERWISE V.I.F. VERIFY IN FIELD GENERAL CONSTRUCTION NOTES 1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any parts of the drawings shall be reported to the Architect/Designer immediately for clarification. 2. Richard Wax & Associates, waves any and all liability for problems which arise from failure to follow the design intent of the plans. Contractor to obtain and/or request guidance of Richard Wax & Associates, with respect to any errors, omissions, inconsistencies, or conflicts which may be discovered or alleged. 3. The Plans and Specifications are the property of the Architect/Designer and are not to be used without the permission of same. 4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades. 5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer or Architect/Designer shall not include inspection of the above items nor will the Architect/Designer or Structural Engineer be responsible for the Contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques, sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be responsible for all Federal and OSHA regulations. 6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect/Designer should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions are to rough framing or face of concrete unless noted otherwise. 7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein. It is the responsibility of the Contractor to bring to the attention of the Architect/Designer any conditions which will not permit construction according to the intentions of these documents. 8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local code or ordinance. 9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved by the Architect/Designer. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done by a certified surveyor. 10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover, appropriately labeled. 11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils engineer, and the required concrete testing prior to any foundation work. 12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect/Designer of any discrepancy or variation between the Drawings and actual site conditions. PROJECT INFORMATION LOCATION ................................................................................................................................................. 325 W HOPKINS AVE. SUBDIVISION .........................................................................................................................CITY AND TOWNSITE OF ASPEN PARCEL ID#......................................................................................................................................................... 273512464002 LOT SIZE ............................................................................................................................................................................ 6,000 SF ZONE DISTRICT......................................................................................................................................................................... R-6 OCCUPANCY GROUP .............................................................................................................................................................. R-3 CONSTRUCTION TYPE .................................................................................................................................................... Type V-B FIRE SPRINKLER SYSTEM ................................................................................................................................. PER NFPA 13 D APPLICABLE CODES: ................ 2021 International Building Code (IBC); 2021 International Plumbing Code (IPC) 2021 International Fire Code (IFC); 2015 International Existing Building Code (IEBC) 2021 International Energy Conservation Code (IECC); 2021 National Electrical Code (NEC) 2021 International Green Construction Code (IGCC); 2021 International Residential Code (IRC) 2021 International Mechanical Code (IMC); 2021 International Fuel Gas Code (IFGC); 2021 International Swimming Pool and Spa Code(ISPS); 2021 International Solar Energy Provisions(ISEP) BUILDING THERMAL ENVELOPE ...................................... PER 2021 IECC, SECTION 402.1 (PRESCRIPTIVE METHOD): PER TABLE IECC R402.1.2 - CLIMATE ZONE: 7 FENESTRATION U-FACTOR (MAX) ......................................................................................................................................... .26 CEILING R-VALUE (MIN) ...........................................................................................................................................................60 WOOD FRAME WALL (MIN) .................................................................................................34(CAVITY)+12(CONTINUOUS) BASEMENT WALL (MIN) ................................................................................................... 20 (CONTINUOUS @ EXTERIOR) SLAB R-VALUE & DEPTH .............................................................................................................................................. 10 (4 FT) CRAWL SPACE R-VALUE ................................................................................................... 20 (CONTINUOUS @ EXTERIOR) PROJECT INFORMATION PROJECT INDEX PROJECT DIRECTORY GENERAL CONSTRUCTION NOTES ABBREVIATIONS 325 W. HOPKINS AVE.HPC SUBMISSION - UPDATES 06/11/2025VICINITY MAP Exhibit L.110.3.2025 89 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:56 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areZ1.01FARowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.1,715 sq ft443 sq ft130 sq ftAREA LEGEND-BASEMENT AREA-EXISTING FLOOR AREA-EXISTING HISTORIC RESOURCE-EXISTING DECKEXISTING FAR CALCULATIONSMAIN= 1715 SF EXISTING= 1,715 SFALLOWED=3,600 SFDECKSFRONT PORCH= 130 SF (EXEMPT PER 26.575.020.D.5)TOTAL= 0 SFALLOWED= 540 SF (3,600 SF * .15)DECKS/PORCH COUNTABLE TOWARD FAR= 0 SF*GARAGE ALLOWED 250 SF EXEMPT, THEN 50% COUNTS UP TO 500 SF10.4 HISTORIC RESOURCE FLOOR AREA RATIONON HISTORIC EXISTING FLOOR AREAMAIN= 1,272 SF (1715-443)EXISTING= 1,272 SF NON HISTORICEXISTING= 443 SF HISTORIC160 sq ft67 sq ft64 sq ft224 sq ft128 sq ft113 sq ft14 sq ft25 sq ft14 sq ft25 sq ft118 sq ft9 sq ft66 sq ft11 sq ft102 sq ft46 sq ft106 sq ft188 sq ft400 sq ft88 sq ft88 sq ft24 sq ft627 sq ft24 sq ft11 sq ft11 sq ft29 sq ft195 sq ft247 sq ft249 sq ft38 sq ft17 sq ft364 sq ft2,486 sq ft657 sq ftBASEMENT WALL AREA CALCSTOTAL WALL AREA= 2,662 SFEXPOSED WALL AREA= 192 SF192/2,662 *100= 7% COUNTS TOWARDS FAR2,273*.07= 159 SF COUNTS TOWARDS FARWALL LEGEND-BURIED WALL AREA-EXPOSED WALL AREA1,514 sq ft109 sq ft541 sq ft479 sq ft57 sq ftON GRADE PATIOON GRADE PATIOON GRADE PATIOOUTLINE OF ROOF ABOVEOUTLINE OF ROOF ABOVEOUTLINE OF ROOF ABOVEOUTLINE OF ROOF ABOVEAREA LEGEND-BASEMENT AREA-EXISTING FLOOR AREA-PROPOSED GARAGE AREA-PROPOSED FLOOR AREA-PROPOSED DECKPROPOSED FAR CALCULATIONSNEW DETACHED BASEMENT= 159 SFNEW DETACHED MAIN= 1,523 SF NEW GARAGE= 23 SF* NEW DETACHED UPPER= 1,019 SFHISTORIC BASEMENT= 29 SFHISTORIC MAIN= 483 SFPROPOSED= 3,236 SFALLOWED= 3,600 SFDECKSFRONT PORCH= 57 SF (EXEMPT PER 26.575.020.D.5)HIST. FRONT PORCH= 109 SF (EXEMPT PER 26.575.020.D.5)UPPER PROPOSED= 454 SFTOTAL= 454 SFALLOWED= 540 SF (3,600 SF * .15)DECKS/PORCH COUNTABLE TOWARD FAR= 0 SF*GARAGE ALLOWED 500 SF EXEMPT, THEN 50% COUNTS UP TO 1,000 SF10.4 HISTORIC RESOURCE FLOOR AREA RATIONON HISTORIC PROPOSED FLOOR AREAMAIN= 484 SF PROPOSED= 484 SF HISTORICEXISTING= 425 SF HISTORIC1,017 sq ft454 sq ftOUTLINE OF ROOF ABOVEROOF BELOWExisting Floor Area Calculations GROSS FLOOR AREAS - PROPOSED CALCULATIONS (SF)Basement0NEW DETACHEDMain1715Lower 2486Garage0Main 2055Upper0Upper 1017Total Existing FAR:1715Allowed: 3600New Detached Total 5558Remaining:1885HISTORIC RESOURCELower 657NEW DETACHED - PROPOSED LOWER LEVEL EXPOSED WALL CALCULATIONS (SF)Main 479Total Wall AreasExposed Wall AreaHistoric Res. Total 1136364195Entire Property Gross 669488112462711248824724917382910246106188400New Detached Total Wall Area:2662New Detached Exposed Wall Area: 192New Detached - % of Exposed Wall:7%Subgrade Floor Area CalculationsNew Det. -Subgrade Gross Floor Area2486New Det. -Subgrade Countable FAR174(2489x 7%)HISTORIC RESOURCE - PROPOSED LOWER LEVEL EXPOSED WALL CALCULATIONS (SF)91606467224128142566111425113118HR - Total Wall Area:988HR - Exposed Wall Area: 50HR - % of Exposed Wall:5%HR -Subgrade Gross Floor Area657HR -Subgrade Countable FAR33(570 x 5%)Proposed Floor Area CalculationsNew Det. -Basement174New Det. -Main1514New Det. -Garage21New Det. -Upper1017Historic Resource -Basement33Historic Resource -Main479Total Proposed FAR:3238Allowed: 3600Remaining:362Existing Floor Area CalculationsBasement0Main1715Garage0Upper0Total Existing FAR:1715Allowed: 3600Remaining:1885SCALE: 1/8" = 1'-0"1EXISTING MAIN LEVEL FARSCALE: 1/8" = 1'-0"2PROPOSED LOWER FARSCALE: 1/8" = 1'-0"3PROPOSED MAIN LEVEL FARSCALE: 1/8" = 1'-0"4PROPOSED SECOND LEVEL FAR90 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:56 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areZ1.02DEMOLITION PLANSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.Vertical Wall Surface Demolition Calculations for Zoning Dept.Wall DemolitionWall LabelIndividual Wall Area (SF) Area Reduced for Fenestration (SF)Area of Wall to be Removed (SF)A236 360B105 100C179 250D70 1570E95 1995F252 22252G358 56358H304 146304J52 1252K257 80257L209 13209M32 032N151 140P10 00Q97 00Wall Surface Area Total (SF)2407Area Reduced for Fenestration (SF)448Area Used for Demo Calculations (SF)1959Wall Surface Area to be Removed (SF)1629Demolition TotalsWall Area Used for Demo Calcs (SF)1959Surface Area to be Removed (SF)1629Total83%96 sq ft468 sq ft1,247 sq ftDDWWF4 sq ftAREA OF BUILDINGFOOTPRINT DEMOLITIONALL NON-HISTORICAREAS TO BE DEMO'DALL NON-HISTORICAREAS TO BE DEMO'DAREA OF DECKFOOTPRINT DEMOLITIONEXISTING BUILDING FLOORFRAMING TO REMAINAREA OF BUILDINGFOOTPRINT TO REMAINNON-HISTORICWINDOW TO BEDEMO'DNON-HISTORICWINDOW TO BEDEMO'DNON-HISTORICWINDOW TO BEDEMO'DABCDEFGHJKLMNPQAALL NON-HISTORICAREAS TO BE DEMO'DALL NON-HISTORICROOF TO BEREMOVED, ORIGINALROOF TO BE REBUILTALL NON-HISTORICAREAS TO BE DEMO'D134 sq ft15 sq ft102 sq ft21 sq ft15 sq ft11 sq ft11 sq ft10 sq ft358 sq ft52 sq ft10 sq ft56 sq ft12 sq ft179 sq ft4 sq ft4 sq ft17 sq ft304 sq ft44 sq ft36 sq ft34 sq ft17 sq ft6 sq ft41 sq ft17 sq ft6 sq ft25 sq ft32 sq ft257 sq ft209 sq ft151 sq ft97 sq ft13 sq ft14 sq ft95 sq ft19 sq ft252 sq ft70 sq ft105 sq ftLEGENDAREA OF EXISTING WALLAREA REDUCED FOR FENESTRATIONAREA OF WALL TO BE REMOVEDWALL "A"WALL "P"WALL "A"WALL "D"WALL "F"WALL "G"WALL "B"WALL "J"WALL "C"WALL "M"WALL "H"WALL "K"WALL "Q"WALL "N"WALL "L"WALL "E"Interior/Exterior Wall & Ceiling Area Demolition Calculations for Engineering Dept.*Note: Wall labels are for approx. location of demo area. Total demo areas include interior walls & floorWall LabelMain LevelABC4DEFGHJKLMNPQMain Level1247Demo Area Totals (SF)1251Wall & Ceiling Demolition (SF)Main Level1251Total 1251Existing Floor Areas (SF)Main Level1715Total 1715Demolition TotalsFloor Area Used for Demo Calcs (SF)1715Wall & Ceiling Area to be Removed (SF)1251Total 73%SCALE: 1/8" = 1'-0"1MAIN LEVEL DEMOSCALE: 1/8" = 1'-0"2UPPER LEVEL DEMO91 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Tuesday, November 18, 2025 2:48 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are Z1.03 SITE DISTURBANCE PLAN | PROPOSED | 1:5 owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 11/18/2025 Sheet No. Pre-Project Lot Coverage Site Area (SF)6000 Building Footprint 1715 Pre-project Lot Coverage 29% Proposed Lot Coverage Site Area (SF)6000 Building Footprint 2625 2,068+557 Pre-project Lot Coverage 44% 2,068 sq ft 557 sq ft 3'-0" 10'-41/2" 10'-01/4"11'-11/2"113/4"5'-101/4"2'-8"CONC SIDEWALK 5'-0" SIDE YARD SETBACKS 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK ALLEY ALLEY N 7'-13/4"10'-0" SIDE YARD SETBACK10'-0" REAR YARD SETBACK 1,715 sq ft S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK 10'-0" REAR YARD SETBACK 5'-0" SIDE YARD SETBACK10'-0" SIDE YARD SETBACKALLEY BLOCK 53 - 20.90' R.O.W. WALL EXISTING 6,000SF LOT N SCALE: 1" = 5'1 SITE DISTURBANCE PLAN | 1:5 | PROPOSED 0 2'5'10' SCALE: 1" = 5'1 SITE DISTURBANCE PLAN | 1:5 | EXISTING 0 2'5'10' 92 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Tuesday, November 18, 2025 2:47 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are Z1.04 RELOCATION & TREE REMOVAL PLAN | 1:5 owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 11/18/2025 Sheet No.14'-0" APPROX.S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK 10'-0" REAR YARD SETBACK 5'-0" SIDE YARD SETBACK10'-0" SIDE YARD SETBACKALLEY BLOCK 53 - 20.90' R.O.W. EXISTING 6,000SF LOT N FOOTPRINT OF EXISTING HISTORIC RESOURCE TO BE MOVED TEMPORARY STORAGE AREA OF HISTORIC RESOURCE WHILE NEW FOUNDATION IS BUILT 1,715 sq ft S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK 10'-0" REAR YARD SETBACK 5'-0" SIDE YARD SETBACK10'-0" SIDE YARD SETBACKALLEY BLOCK 53 - 20.90' R.O.W. 6 13 2 4 5 7 8 11 2710 9 26 25 22 23 21 EXISTING 6,000SF LOT N *TREES IN CLOUDED AREA TO BE REMOVED TREES: 7, 8, 9, 10, 11, 21, 22 & 23 SCALE: 1" = 5'1 RELOCATION SITE PLAN | 1:5 | PROPOSED 0 2'5'10'SCALE: 1" = 5'1 SITE | TREE REMOVAL PLAN | 1:5 0 2'5'10' 93 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Tuesday, November 18, 2025 2:45 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A1.01 SITE PLAN | EXISTING owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 11/18/2025 Sheet No. 101'-95/8"=7909'-35/8" EXISTING DECK EXISTING SPA EXISTING COVERED ENTRY S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK 10'-0" REAR YARD SETBACK 5'-0" SIDE YARD SETBACK10'-0" SIDE YARD SETBACKEXISTING SINGLE FAMILY HOME WEST HOPKINS AVENUE - 75.0' R.O.W. ALLEY BLOCK 53 - 20.90' R.O.W. 6 13 2 4 5 24 7 8 11 2710 9 26 25 22 23 21 CURB WALL SSS S S E EEEEE E EGGG G G G C C C CCC CPPP P PP P PWWW W W PAN G 790379047905790679077908 79 0 7 790479 0 5 7 9 0 6 790679077908 79 0 9 79 1 0 EXISTING 6,000SF LOT EXISTING PLAN BRICK PARKINGWALKN 101'-95/8"=7909'-35/8" EXISTING DECK EXISTING SPA EXISTING COVERED ENTRY S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK 10'-0" REAR YARD SETBACK 5'-0" SIDE YARD SETBACK10'-0" SIDE YARD SETBACKEXISTING SINGLE FAMILY HOME ALLEY BLOCK 53 - 20.90' R.O.W. 6 13 2 4 5 24 7 8 11 2710 9 26 25 22 23 21 WALL SSEEGGCCPPWG 7908 79 0 7 790479 0 5 7 9 0 6 790679077908 79 0 9 79 1 0 EXISTING 6,000SF LOT BRICK PARKINGWALKN SCALE: 1" = 10'1 SITE PLAN | 1:10 | EXISTING 0 5'10'20' SCALE: 1" = 5'2 SITE PLAN | 1:5 | EXISTING 0 2'5'10' 94 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Tuesday, November 18, 2025 11:06 AMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A1.02 SITE PLAN | PROPOSED | 1:5 owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 11/18/2025 Sheet No. 5'-0" 11'-0"3'-0"3'-0" 10'-41/2" 10'-01/4"11'-11/2"113/4"5'-101/4"100'-0"=7907'-6" 101'-93/4"=7909'-31/2"6'-93/4"2'-8"CRAWL SPACE ACCESS REPLACE RETAINING WALLREPLACE RETAINING WALLREPLACE RETAINING WALL 5'x5' TRANSFORMER (IF OTHER TRANSFORMER OPTION ISN'T FEASIBLE) CLEARANCE REQ. MOST RESTRICTIVE ENCROACHMENT PEA GRAVEL BORDER, TYP. OUTDOOR GAS FIREPLACE PEA GRAVEL BORDER, TYP. CONDENSING UNIT #3 CONDENSING UNIT #1 WEST HOPKINS AVENUE 75.0' R.O.W. CONC SIDEWALK 5'-0" SIDE YARD SETBACKPERVIOUS PAVER DRIVEWAY NON-PERVIOUS PATIO NON-PERVIOUS PATIO, LIVING SPACE BELOW 1/8"/12"1/8"/12"1/8"/12" PERVIOUS PAVER PARKING ON GRADE WOOD DECK 1/8"/12"PERVIOUSNON- PERVIOUSPERVIOUS PAVER WALK PERVIOUS PAVER WALK S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK ALLEY ALLEY LIVING SPACE BELOW 6 13 4 5 24 CURB PAN 790379047905790679077908 79 0 7 790479 0 5 7 9 0 6 790679077908 79 0 9 79 1 0 PERVIOUSNON- PERVIOUSPERVIOUS NON- PERVIOUSPERVIOUS PAVER PATIO N T.O. PLY=SITE T.O. EXISTING PLY=SITE 79 0 9 79 0 8790879077908 TRASH STORAGE CU-1 CU-2CU-3NEW HOME SETBACK FROM HISTORIC FRONT FACADE DIMENSION STORM WATER MANAGEMENT DRYWELL ACCESS BELOW, CLEANING ABILITY TO BE MAINTAINED 7'-13/4"10'-0" SIDE YARD SETBACKDN DN +6'-3"+6'-3"+6'-3" +6'-3"+6'-3"+6'-3"+6'-3" +6'-3" MOST RESTRICTIVE ENCROACHMENT CONDENSING UNIT #2 GAS METER 10'-0" REAR YARD SETBACK 6'-15' COLORADO SPRUCE LANDSCAPING LEGEND EXISTING TREES, SEE SURVEY DWARF BOXWOOD, MAX 30" WALL SCONCE W/ FROSTED GLASS COVER LIGHTING LEGEND STEP LIGHT PATH LIGHT DOWN LIGHT FLOWER BED - FRONT YARD -WALKERS LOW CATMINT: 9 -SALVIA: 20 -DAYLILIES: 15 -MERRIGOLD: 18 -BLANKET FLOWER: 10 -COLUMBINE: 20 PEA GRAVEL FEATHER REED GRASS -QUANTITY: 18 ARBORVITAE LAWN WOOD CHIPS 6'-15' ASPEN 5'-0" 11'-0"3'-0"3'-0" 10'-41/2" 10'-01/4"11'-11/2"113/4"5'-101/4"100'-0"=7907'-6" 101'-93/4"=7909'-31/2"6'-93/4"2'-8"CRAWL SPACE ACCESS REPLACE RETAINING WALLREPLACE RETAINING WALLREPLACE RETAINING WALL 5'x5' TRANSFORMER (IF OTHER TRANSFORMER OPTION ISN'T FEASIBLE) CLEARANCE REQ. MOST RESTRICTIVE ENCROACHMENT PEA GRAVEL BORDER, TYP. OUTDOOR GAS FIREPLACE PEA GRAVEL BORDER, TYP. CONDENSING UNIT #3 CONDENSING UNIT #1 CONC SIDEWALK 5'-0" SIDE YARD SETBACKPERVIOUS PAVER DRIVEWAY NON-PERVIOUS PATIO NON-PERVIOUS PATIO, LIVING SPACE BELOW 1/8"/12"1/8"/12"1/8"/12" PERVIOUS PAVER PARKING ON GRADE WOOD DECK 1/8"/12"PERVIOUSNON- PERVIOUSPERVIOUS PAVER WALK PERVIOUS PAVER WALK S 14°50'49" W 100.00'(R)S 75°09'11" E 60.00'(R)N 14°50'49" E 100.00'(R)N 75°09'11" W 60.00'(R) 10'-0" FRONT YARD SETBACK ALLEY ALLEY LIVING SPACE BELOW 6 13 4 5 24 7908 79 0 7 790479 0 5 7 9 0 6 790679077908 79 0 9 79 1 0 PERVIOUSNON- PERVIOUSPERVIOUS NON- PERVIOUSPERVIOUS PAVER PATIO N T.O. PLY=SITE T.O. EXISTING PLY=SITE 79 0 9 79 0 8790879077908 TRASH STORAGE CU-1 CU-2CU-3NEW HOME SETBACK FROM HISTORIC FRONT FACADE DIMENSION STORM WATER MANAGEMENT DRYWELL ACCESS BELOW, CLEANING ABILITY TO BE MAINTAINED 7'-13/4"10'-0" SIDE YARD SETBACKDN DN +6'-3"+6'-3"+6'-3" +6'-3"+6'-3"+6'-3"+6'-3" +6'-3" MOST RESTRICTIVE ENCROACHMENT CONDENSING UNIT #2 GAS METER 10'-0" REAR YARD SETBACK 6'-15' COLORADO SPRUCE LANDSCAPING LEGEND EXISTING TREES, SEE SURVEY DWARF BOXWOOD, MAX 30" WALL SCONCE W/ FROSTED GLASS COVER LIGHTING LEGEND STEP LIGHT PATH LIGHT DOWN LIGHT FLOWER BED - FRONT YARD -WALKERS LOW CATMINT: 9 -SALVIA: 20 -DAYLILIES: 15 -MERRIGOLD: 18 -BLANKET FLOWER: 10 -COLUMBINE: 20 PEA GRAVEL FEATHER REED GRASS -QUANTITY: 18 ARBORVITAE LAWN WOOD CHIPS 6'-15' ASPEN 1"6"6"31/2"2"31/2" 2"31/2"2"31/2"2"31/2"31/2"45° 31/2"x3/4" VERTICAL WOOD PICKETS, TYP. 31/2"x11/2" HORIZONTAL WOOD RAIL, TYP. 31/2"x31/2" WOOD POST, 6'-0" TO 8'-0" O.C. FINISH GRADE TYPICAL SPACING 31/2"x31/2" WOOD POST, 6'-0" TO 8'-0" O.C. 31/2"x3/4" VERTICAL WOOD PICKETS, TYP. 31/2"x11/2" HORIZONTAL WOOD RAIL, TYP. TYPICAL SPACING PLAN VIEW ELEVATION VIEW T. O. FENCE 36" ABOVE FINISH GRADE, TYP. *SHOWN HEIGHT NOT TO SCALE 21/2"21/2"1/2"21/2"1/2"FINISH GRADE TYPICAL SPACING 21/2"x21/2" ALUMINUM POST, 4'-0" TO 6'-0" O.C. 21/2"x1/2" HORIZONTAL ALUMINUM PICKETS, TYP. 21/2"x21/2" ALUMINUM POST, 4'-0" TO 6'-0" O.C. 21/2"x1/2" HORIZONTAL ALUMINUM PICKETS, TYP. PLAN VIEW T. O. FENCE 72" ABOVE FINISH GRADE, TYP. *SHOWN HEIGHT NOT TO SCALE ELEVATION VIEW Ma so n La rg e Out d oo r S con ce Base Item #:303005 Se l ec te d O p ti o ns Lamping Incandescent (SKT) Finish Oil Rubbed Bronze (14) Option1 Clear Glass (ZM) [ZM0447] Configured item #:303005-1022 Smart String:303005-SKT-14-ZM0447 Image shown may not correspond to selected options S pec ific at ions Dimensions Width 11.3" Height 15.9" Depth 12.2" Product Weight 11.4 lbs Backplate 5.5" x 5.9" Mounting Height - Vertical 9.1 Mounting Direction Vertical Lamping Information Lamping Spec Socket Type G9 Bulb T5, 60W Max Number of Bulbs 1 (not included) Location Rating UL Outdoor Wet Safety Rating UL|CUL listed Recommended Bulb 1 Base G9 Type Or Shape T5 Wattage 4.5 Color Temp 3000 Manufacturer Emery Allen Item Number EA-G9-4.5W-COB-309F-D Qty Per Product 1 Included No Opt i ons Lamping Incandescent (SKT) Finish White (02) Oil Rubbed Bronze (14) Natural Iron (20) Coastal Bronze (75) Coastal Dark Smoke (77) Coastal Burnished Steel (78) Coastal Black (80) Option1 Clear Glass (ZM) [ZM0447] Hubbardtonforge.com customerservice@vtforge.com 888-826-4766 PRODUCT DETAILS: Mounting hardware is hidden on the backplate to ensure a clean silhouette. Suitable for use in wet (outdoor direct rain or sprinkler) locations as defined by NEC and CEC. Meets United States UL Underwriters Laboratories & CSA Canadian Standards Association Product Safety Standards Meets California Energy Commission 2016 Title regulations/JA8 Fixture is Dark Sky compliant and engineered to minimize light glare upward into the night sky. LED components carry a 5-year limited warranty 5 year finish warranty The Coastal Elements Collection offers versatile designs, constructed of composite materials and coated with anti-fading finishes, for maximum durability in harsh climates. Bold lines and a clean, minimalist style complement contemporary architecture TAPER 2145TK LARGE WALL MOUNT LANTERN Sleek and sophisticated, Taper is built to last with a timeless, minimalist style that radiates contemporary cool. Its recessed integrated LED engine is directed downward with gradient illumination that grazes the gently tapered design. Part of the Coastal Elements collection, it is engineered with composite materials for maximum durability in modern Textured Black, Textured Graphite and Textured Oiled Rubbed Bronze finish options. DETAILS FINISH:Textured Black MATERIAL:Composite GLASS:Etched DIMENSIONS WIDTH:9" HEIGHT:24" WEIGHT:6.4 lbs. BACK PLATE:9"W X 24"H EXTENSION:4" TOP TO OUTLET:12" LIGHT SOURCE LIGHT SOURCE:Integrated LED LED NAME:L214X-8 WATTAGE:11w LED *Included VOLTAGE:120v COLOR TEMP:3000 LUMENS:800 CRI:90 INCANDESCENT EQUIVALENCY: 1 x 75w DIMMABLE:Yes - CL Type Dimmer (SSL7A) SHIPPING CARTON LENGTH:11.7" CARTON WIDTH:6.6" CARTON HEIGHT:27.7" CARTON WEIGHT:7.9 lbs. Powered by TCPDF (www.tcpdf.org) HINKLEY 33000 Pin Oak Parkway Avon Lake, OH 44012 PHONE: (440) 653-5500 Toll Free: 1 (800) 446-5539 hinkley.com PRODUCT DETAILS: Suitable for use in wet (outdoor direct rain) locations as defined by NEC and CEC. Meets United States UL Underwriters Laboratories & CSA Canadian Standards Association Product Safety Standards Suitable for both indoor and outdoor use ADA compliant A wiring kit is supplied Easy and efficient installation: fewer fixtures illuminate a more extensive area, offering a diverse range of mounting opportunities. For more information on how to control your landscape lighting via the Hinkley Home Automation App, click here. LED integrated components carry a 10-year limited warranty Bold lines and a clean, minimalist style complement contemporary architecture TAPER 1563SK STEP 12V HORIZONTAL Seamlessly blending into architectural elements inside or outside the home, the Taper series beautifully illuminates stairs, walkways, or patio spaces, enhancing the outdoor lighting experience. Made of aluminum and featuring an etched lens, this rectangle recessed step and deck mount includes an integrated LED light for over 40,000 hrs of light. This low-voltage fixture is practical and safer, especially in an outdoor setting. Expand time spent in outdoor living spaces and increase safety and security. Available in three classic finishes: Bronze, Satin Black, and Satin White. DETAILS FINISH:Satin Black MATERIAL:Aluminum GLASS:Etched Lens DIMMABLE:YES, WITH MLV ON TRANSFORMER PRIMARY DIMENSIONS WIDTH:4.5" HEIGHT:3.3" DEPTH:1 LIGHT SOURCE LIGHT SOURCE:Integrated LED LED NAME:ETP15 VOLTAGE:12v VOLT AMPS:2.3 COLOR TEMP:2700 LUMENS:160 CRI:90 INCANDESCENT EQUIVALENCY: 1 x 15w DIMMABLE:YES, WITH MLV ON TRANSFORMER PRIMARY TRANSFORMER REQUIRED: Yes MOUNTING LEAD WIRE:1 x 60" SHIPPING CARTON LENGTH:6.5 CARTON WIDTH:3.3 CARTON HEIGHT:5.8 Powered by TCPDF (www.tcpdf.org) HINKLEY 33000 Pin Oak Parkway Avon Lake, OH 44012 PHONE: (440) 653-5500 Toll Free: 1 (800) 446-5539 hinkley.com SCALE: 1" = 10'1 SITE PLAN | 1:10 | PROPOSED 0 5'10'20' SCALE: 1" = 5'2 SITE PLAN | 1:5 | PROPOSED 0 2'5'10'6 REAR FENCE EXAMPLE SCALE: 1 1/2"= 1'-0"3 FRONT FENCE DETAIL SCALE: 1 1/2"= 1'-0"4 REAR FENCE DETAIL 5 FRONT FENCE EXAMPLE (COLOR TBD) ENTRY SCONCE @ RESOURCE ENTRY SCONCE @ NEW HOMESTEP LIGHT, TYP. 95 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA1.03FLOOR PLAN - EXISTINGowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.DDWWF6'-0"2'-61/4"12'-01/4"43/4"15'-43/4"43/4"11'-9"43/4"8'-8"6'-93/4"10'-6"2'-6"43/4"43/4"9'-2"7'-0"1'-0" 6'-0"4'-10"5'-11/4"5'-41/2"8'-0"2'-6"5'-11/4"2'-6" 3'-0" 1'-93/4"2'-7"4'-111/4"3'-0"2'-0"11'-31/4"AREA IN GRAY IS PREVIOUS ADDITION THAT WILL BE DEMOLISHEDAREA IN WHITE IS HISTORIC RESOURCE TO BE RESTORED BACK TO ORIGINAL FORMEXISTING DECKEXISTING SPAEXISTING COVEREDENTRYEXISTING SINGLE FAMILY HOMESHELVESKITCHENLIVINGMSTR BEDROOMBATHENTRYGUEST BEDROOM 1DININGGUEST BEDROOM 2DENLAUNDRYMSTR BATHHISTORIC RESOURCEPREVIOUS ADDITION TO BE DEMOLISHED104102110106101105103107108109111WOODWOODWOODTILEWOODWOODWOODWOODWOODWOODTILE1A2.013A2.012A2.014A2.015A2.016A2.019'-4"AREA IN GRAY IS PREVIOUS ADDITION THAT WILL BE DEMOLISHEDAREA IN WHITE IS HISTORIC RESOURCE TO BE RESTORED BACK TO ORIGINAL FORM, NEW FIRE RATED SYNTHETIC SHINGLES TO BE INSTALLEDEXISTING PORCH ROOF TO BE REMOVED, NEW ROOF BUILT TO MATCH ORIGINAL DESIGN7:127:127:127:126:126:129:129:129:129:129:129:127:127:127:127:122:122:121A2.013A2.012A2.014A2.015A2.016A2.01SCALE: 1/4" = 1'-0"1MAIN LEVEL EXISTINGSCALE: 1/4" = 1'-0"2ROOF PLAN - EXISTING96 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA1.04DEMO PLANS owned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.96 sq ft468 sq ft1,247 sq ftDDWWF4 sq ftAREA OF BUILDING FOOTPRINT DEMOLITIONALL NON-HISTORIC AREAS TO BE DEMO'DALL NON-HISTORIC AREAS TO BE DEMO'DAREA OF DECK FOOTPRINT DEMOLITIONEXISTING BUILDING FLOOR FRAMING TO REMAINAREA OF BUILDING FOOTPRINT TO REMAINNON-HISTORIC WINDOW TO BE DEMO'DNON-HISTORIC WINDOW TO BE DEMO'DNON-HISTORIC WINDOW TO BE DEMO'DABCDEFGHJKLMNPQAALL NON-HISTORIC AREAS TO BE DEMO'DALL NON-HISTORIC ROOF TO BE REMOVED, ORIGINAL ROOF TO BE REBUILTALL NON-HISTORIC AREAS TO BE DEMO'DSCALE: 1/4" = 1'-0"1MAIN LEVEL DEMOSCALE: 1/4" = 1'-0"2ROOF DEMO PLAN97 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Tuesday, November 18, 2025 2:44 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A1.05 FLOOR PLANS - PROPOSED owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 11/18/2025 Sheet No. 11'-91/4"63/4"13'-41/4"63/4"15'-23/4" 5'-01/2"43/4"10'-101/4" 13'-03/4"63/4"12'-11"4'-63/4"63/4"16'-23/4" 16'-13/4" 13'-01/2"22'-113/4"63/4"5'-103/4"5'-81/4"63/4"5'-83/4"63/4"24'-8"63/4"5'-101/4"63/4"6'-111/4"63/4"11'-4"10'-21/4" 87'-4" 12'-01/2"51/2"11'-51/2" 89'-10"7'-13/4"4'-93/4" 3'-0"4'-2"6'-13/4" 4'-6" NEW FOUNDATION REQUIRED TO MATCH ORIGINAL HOUSE FOOTPRINT, VIF NICHE LAUNDRY MECH. BATH BEDROOM GYM MEDIA BILLIARD BEDROOM BEDROOM BATH BATH CLOSET CLOSET PWDR CLOSET UP LIGHT WELL LIGHT WELLLIGHT WELLSLAB ON GRADE ABOVE UP BEDROOM GH1 BEDROOM GH2 BATHBATH LAUNDRY MECH.5'-0" SIDE YARD SETBACK10'-0" FRONT YARD SETBACK 7'-63/4"31/2"3'-31/4"51/2" 3'-83/4"31/2" 7'-51/4"5'-0"12'-0"31/2"2'-0"31/2"3'-01/2"012 005 014 015 004 002 001 006 009 011 007 008 010 003 013 001 002 003004 005 1 1 2 2 5 5 6 6 4 4 7 7 9 9 8 8 310'-0" SIDE YARD SETBACK10 10 W/D9'-33/4"19'-101/2"31/2"4'-93/4" TILE TILE TILE CARPET RUBBER CARPET CARPET CARPET CARPET TILE TILE CARPET CARPET TILE CARPET T.O. SLAB 19 RISERS @ 73/8"CARPET CARPET TILETILE TILE T.O. SLAB 19 RISERS @ 71/2" W/DW/DW/D W/D 15'-103/4"63/4"12'-51/4"63/4"7'-81/2"5'-01/2" 43/4" 10'-101/4"3'-23/4"11'-81/2"31/2"9'-1"31/2"10'-11/4"63/4"4'-5"63/4"5'-43/4"63/4"11'-113/4"14'-51/4"63/4"13'-13/4"63/4"12'-51/2"63/4"10'-0" REAR YARD SETBACK A A B B C C D D E E F F G G H H J J L L gA gA gB gB gD gD gE gE g1 g1 g2 g2 g4 g4 g3 g3 g6 g6 K K g5 A A3.01 A A3.01 B A3.01 B A3.01 1 A2.03 2 A2.04 2 A2.02 1 A2.04 C A3.02 C A3.02 D A3.03 D A3.03 E A3.04 E A3.04 J A3.05 J A3.05 K A3.06 K A3.06 1 A2.02 2 A2.02 3 A2.02 4 A2.02 DW19 RISERS @ 71/2"F 16'-11/4"1'-8"43/4" 2'-53/4"61/4"21'-61/4"8'-93/4"63/4"12'-33/4"13'-93/4"63/4"6'-23/4" 4'-41/4"63/4" 11'-111/4"7'-63/4"63/4"15'-31/2"22'-2"14'-11/4"21'-91/4"8'-6"18'-0"11'-6"63/4"7'-8"12'-101/4"2'-113/4"4'-2"13'-91/2"18'-8"6'-7"6'-01/2"6'-01/2"18'-8"12'-2"12'-13/4" 17'-101/2"80'-2"44'-61/4"11'-21/2"15'-51/4"9'-0"49'-71/2" 5'-11"21'-2"22'-61/2" 100'-0" 10'-01/4"11'-11/2"113/4"5'-101/4"11'-11"5'-111/2" 11'-1"1/2"5'-9"2'-8"3'-2"2'-81/4"2'-113/4"101'-9"41/2"5'-13/4"1/4"104'-6" MAKEUP VANITY NEW ADDITION TO MATCH ORIGINAL HOUSE FOOTPRINT, VIF GUARD RAIL GUARD RAIL BENCH OFFICE HER BATH HER CLOSET MUD ROOM PRIMARY BEDROOM ENTRY PWDRGH KITCHEN GH LIVING DINING OUTDOR PATIO LIGHT WELLLIGHT WELLLIGHT WELLBAR PERVIOUS PAVER DRIVEWAY NON-PERVIOUS PATIO NON-PERVIOUS PATIO PERVIOUS PATIO 1/8"/12"1/8"/12"1/8"/12" PERVIOUS PAVER PARKING EXISTING WOOD DECK TO BE REPLACED W/ LIKE PERVIOUSNON- PERVIOUS5'-0" SIDE YARD SETBACKPERVIOUS PAVER WALK S 14°50'49" W 100.00'(R)N 14°50'49" E 100.00'(R)10'-0" FRONT YARD SETBACK OUTDOOR FIREPLACEHIS BATH HIS CLOSET DEN STEAM STEAM DN UP NEW LIGHT WELL 1/8"/12"DN W3 W3 W3 W3 GARAGE HEAT PUMPHEAT PUMP GAS MAINHEAT PUMP 1 1 2 2 5 5 6 6 4 4 7 7 9 9 8 8 3 5'-103/4"43/4"5'-6"5'-03/4" 102 108 109 105 107 101 104GH1 GH2 GH3 110 110 111 106 112 10 10 4'-11"91/2"91/2"5'-111/4"5'-83/4"10'-21/2"14'-5"9'-0"7'-21/2"63/4"4'-51/2"2'-3"7'-13/4"10'-0" SIDE YARD SETBACKWOOD WOOD CARPET WOOD WOOD TILE TILE CARPET CARPET T.O. PLY T.O.E. PLY T.O. FIREPLACE CAP A A B B C C D D E E F F G G H H J J L L gA gA gB gB gD gD gE gE g1 g1 g2 g2 g4 g4 g3 g3 g6 g6 K K g5 A A3.01 A A3.01 B A3.01 B A3.01 1 A2.03 2 A2.04 2 A2.02 1 A2.04 C A3.02 C A3.02 D A3.03 D A3.03 E A3.04 E A3.04 J A3.05 J A3.05 K A3.06 K A3.06 1 A2.02 2 A2.02 3 A2.02 4 A2.02 10'-0" REAR YARD SETBACK SCALE: 1/4" = 1'-0"1 LOWER LEVEL- PROPOSED SCALE: 1/4" = 1'-0"2 MAIN LEVEL - PROPOSED 98 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA1.06FLOOR PLANS - PROPOSEDowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.DWTRDWTR1'-101/4"23'-73/4"6'-4"23'-11/4"91/2"22'-01/4"20'-71/4"91/2"21'-81/4"111'-0"5'-3" 9'-5"3'-6"110'-81/2"110'-6"5'-63/4"4'-111/4"13'-13/4"5'-81/2"LIVINGBAROUTDOOR FPDNOUTDOOR PATIOWINE36" FREEZERKITCHENDININGPANTRYDESKWINE1122556644779988320320436" FRIDGE2012021010WOODWOODWOODT.O. PLYTILET.O. PLYT.O. PLYAABBCCDDEEFFGGHHJJLLgAgAgBgBgDgDgEgEg1g1g2g2g4g4g3g3g6g6KKg5AA3.01AA3.01BA3.01BA3.011A2.032A2.042A2.021A2.04CA3.02CA3.02DA3.03DA3.03EA3.04EA3.04JA3.05JA3.05KA3.06KA3.061A2.022A2.023A2.024A2.02OUTDOOR BBQ49'-71/2"5'-11"12'-01/2"1'-31/2"7'-10" 4'-8" 4'-11" 6'-9"1'-23/4"4'-113/4"110'-81/2"120'-91/4"120'-91/2"122'-0"9"9"9"CLAMP STYLE SNOW FENCE, TYP.1/8"/12"2:123:122:121/8"/12"1/8"/12"1/8"/12"1/8"/12"9:129:129:129:121/8"/12"1/8"/12"1/8"/12"1/8"/12"1/8"/12"T.O. PLATE= 109'-9" (8' ABOVE PLY)T.O. BEAM= 109'-83/4" T.O. BEAM= 109'-83/4" 11225566447799883CLAMP STYLE SNOW FENCE, TYP.7:127:127:127:127:127:1210107:12T.O. PLYT.O. PLYT.O. PLYT.O. PLYAABBCCDDEEFFGGHHJJLLgAgAgBgBgDgDgEgEg1g1g2g2g4g4g3g3g6g6KKg5AA3.01AA3.01BA3.01BA3.011A2.032A2.042A2.021A2.04CA3.02CA3.02DA3.03DA3.03EA3.04EA3.04JA3.05JA3.05KA3.06KA3.061A2.022A2.023A2.024A2.02DOWNSPOUTLOWER ROOFROOF DECK BELOWFLAT ROOFDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTNEW SHED ROOF IN LINE W/ ORIGINAL HOME DESIGNSTANDING SEAM METALSTANDING SEAM METAL ROOFSTANDING SEAM METAL ROOFSTANDING SEAM METAL ROOFSYNTHETIC WOOD SHINGLE, TYP.DOWNSPOUTDOWNSPOUTSTANDING SEAM METALPIPE PENETRATIONPIPE PENETRATIONPIPE PENETRATIONDOWNSPOUTCLAMP STYLE SNOW FENCE, TYP.CLAMP STYLE SNOW FENCE, TYP.CLAMP STYLE SNOW FENCE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.HEAT TAPE, TYP.SNOW STOP, TYP.SNOW STOP, TYP.SNOW STOP, TYP.SOLAR PANELS, TYP.PIPE PENETRATION7:12SCALE: 1/4" = 1'-0"1SECOND LEVEL - PROPOSEDSCALE: 1/4" = 1'-0"2ROOF PLAN99 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA2.01ELEVATIONSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.10/1/2025Sheet No.EXISTING WOOD SIDING NOT HISTORIC. TO BE KEPT AND PAINTED, TYP.EXISTING WINDOWS NOT ORIGINAL, TO BE REPLACED W/ NEW ACCORDING TO HISTORIC PROPORTIONSEXISTING NON-HISTORIC ADDITION TO BE DEMOLISHEDHISTORIC RESOURCEPREVIOUS ADDITION TO BE DEMOLISHEDNON-HISTORIC ADDITION TO BE DEMOLISHEDEXISTING NON-HISTORIC ADDITION TO BE DEMOLISHED3'-101/2"3'-101/2"EXISTING WOOD SIDING NOT HISTORIC. TO BE REPLACED, TYP.EXISTING WINDOW NOT ORIGINAL, TO BE REPLACED W/ NEW ACCORDING TO HISTORIC PROPORTIONSHISTORIC RESOURCE PREVIOUS ADDITION TO BE DEMOLISHEDEXISTING WOOD SIDING NOT HISTORIC. TO BE KEPT AND PAINTED, TYP.BAY WINDOW NOT HISTORIC, TO BE REMOVED & ORIGINAL WINDOW CONFIGURATION RESTOREDEXISTING WINDOW APPEARS TO BE HISTORIC. RESTORE IF SO. EVALUATE DURING CONST.HISTORIC RESOURCEPREVIOUS ADDITION TO BE DEMOLISHEDEXISTING NON-HISTORIC ADDITION TO BE DEMOLISHEDSCALE: 1/4" = 1'-0"1NORTH ELEVATION-EXISTINGSCALE: 1/4" = 1'-0"2EAST ELEVATION -EXISTINGSCALE: 1/4" = 1'-0"3SOUTH ELEVATION -EXISTING SCALE: 1/4" = 1'-0"4WEST ELEVATION -EXISTINGSCALE: 1/4" = 1'-0"5EAST PARTIAL ELEVATION - EXISTINGSCALE: 1/4" = 1'-0"6WEST PARTIAL ELEVATION -EXISTING100 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA2.02ELEVATIONS- HISTORICPROPOSEDowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.gEgDgAEXISTING BAY WINDOW REMOVED,NEW WINDOW W/ HISTORICPROPORTIONSMATCHING SIDING TIED INTOEXISTING, SIDING NOT ORIGINAL, TYP.NEW ADDITION W/ SHED ROOF IN LINEW/ HISTORIC FOOTPRINT AND MASSINGNEW CLASS ASYNTHETIC WOODSHINGLES, TYP.NEW COLUMN DETAILING INLINE W/ HISTORIC EXAMPLESNEW BASE FLASHINGTO PROTECT RESOURCEEXISTING WINDOW APPEARS TO BEHISTORIC. RESTORE IF SO. EVALUATEDURING CONST.MECH. VENTMECH. VENTHISTORIC RESTORATIONHISTORIC PRESERVATIONg1g2g3g4g6g5NEW WOOD SIDING TO MATCHEXISTING SHIP LAP SIDING, TYP.NEW CLASS ASYNTHETIC WOODSHINGLES, TYP.NEW WINDOW W/HISTORIC PROPORTIONSEXISTING GRADEKITCHEN HOOD VENTSNOW STOP, TYP.VENT STACKCONDENSING UNIT, SEE MECH.gDgEABCDEFGHJLgAKNEW CLASS A SYNTHETICWOOD SHINGLES, TYP.NEW ADDITION W/ SHED ROOF IN LINEW/ HISTORIC FOOTPRINT AND MASSINGNEW HOUSE BEHINDNEW HOUSE BEHINDNEW HOUSE BEHINDEXISTING GRADENEW WINDOW W/HISTORIC PROPORTIONSMECH. VENT, TYP.VENT STACKSNOW STOP, TYP.EXISTING WOOD SIDING TOBE REPLACED W/ LIKE, TYP.MECH. VENT, TYP.CONDENSING UNITHISTORICRESTORATIONHISTORICPRESERVATIONg6g4g3g2g11098765421g5114'-63/4"125'-51/4"116'-63/4"VIF2'-0" 6'-0"2'-4"4'-0"3'-0"8'-0"9'-0"61/2"101'-93/4"113'-63/4"13'-63/4"123'-81/4"123'-11/2"123'-71/4"125'-4"115'-41/4"EXISTING WOOD SIDING NOT HISTORIC.TO BE REPLACED W/ LIKE, TYP.NEW COLUMN DETAILING INLINE W/ HISTORIC EXAMPLESNEW BASE FLASHING TO PROTECTEXISTING RESOURCENEW CLASS ASYNTHETIC WOODSHINGLES, TYP.NEW WINDOW W/HISTORIC PROPORTIONSNEW HOUSE BEHINDNEW HOUSEBEHINDWOOD DECKNEW HOMESHEET METAL BASE FLASHING, TYP.3" HALF ROUND GUTTER, TYP.ENTRY LOGIA 9'-0"CEILING HEIGHTEXISTING GRADEEXISTING & PROPOSED GRADEPROJECTED VERTICALLY 25'-0"EXISTING GRADE TO BE PRESERVED@ RESOURCEPROPOSED GRADEEXISTING GRADE PROJECTEDVERTICALLY 25'-0"PORCH ROOF REBUILT TOEMULATE ORIGINAL HOMEOUTLINEEXISTING TREESOUTLINEEXISTING TREESSNOW STOPS, TYP.T.O. RIDGET.O. FLOOR @ RESOURCET.O. RIDGEMID POINTMID POINTT.O. RIDGET.O. RIDGEMID POINTT.O. RIDGE8'-91/4"14'-9"g6gg5NEW COLUMN DETAILING INLINE W/ HISTORIC EXAMPLESNEW CLASS ASYNTHETICWOODSHINGLES, TYP.PORCH ROOF REBUILT TOEMULATE ORIGINAL HOME123'-11/2"MID POIN10'-101/2"14'-63/4"SCALE: 1/4" = 1'-0"2EAST ELEVATION PROPOSED HISTORICSCALE: 1/4" = 1'-0"3SOUTH ELEVATION PROPOSED HISTORICSCALE: 1/4" = 1'-0"4WEST ELEVATION PROPOSED HISTORIC & NEW DETACHED HOMESCALE: 1/4" = 1'-0"1NORTH ELEVATION PROPOSED HISTORIC & NEW DETACHED HOME101 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA2.03ELEVATIONS -NORTH &SOUTHowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.1234678910MAIN LEVEL100'-0"MAIN LEVEL100'-0"SECOND LEVEL111'-0"SECOND LEVEL111'-0"ROOF120'-0"ROOF120'-0"49'-71/2"123'-81/4"123'-71/4"123'-8"125'-4"122'-0"123'-8"5'-11"12'-01/2"1'-31/2"12'-6" 4'-11" 6'-9" 3"5'-111/2"2'-6" 6'-6"3" 1'-6"9'-3" 4'-0"9'-8"8'-6"10'-0"10'-0"13'-3"8'-2"METAL FASCIAHORIZONTAL CEDAR SIDINGMETAL & FROSTED GLASS PANELGARAGE DOORGLASS RAILING, TYP.STONE SLAB WRAPPEDOUTDOOR FIREPLACEEXISTING GRADEEXISTING GRADE PROJECTEDVERTICALLY 25'-0"PROPOSED GRADE PROJECTEDVERTICALLY 25'-0"HORIZONTALCEDAR SIDINGMECH. VENTHEAT PUMP, SEEMECHANICALHEAT PUMP, SEEMECHANICALSOLAR PANELS, SEE ROOF PLANSOLAR PANELSPAINTED METALEXTERIOR JAMBS, TYP.GAS MAINMID POINTMID POINTT.O. RIDGET.O. RIDGEMID POINTT.O. ROOFMID POINT120'-91/2"125'-51/4"T.O. RIDGE1098764321MAIN LEVEL100'-0"MAIN LEVEL100'-0"SECOND LEVEL111'-0"SECOND LEVEL111'-0"ROOF120'-0"ROOF120'-0"114'-63/4"123'-71/4"1'-0" 6'-0"2'-0"3'-0"8'-0"123'-73/4"123'-81/4"125'-51/4"125'-4"123'-81/4"1'-61/4"2'-6" 6'-6"9'-8"9'-3"8'-6"9'-9"4'-21/2"3'-0" 4'-4"13'-31/2"8'-2"9'-0"HORIZONTAL CEDAR SIDINGHORIZONTAL CEDAR SIDINGMETAL BASE FLASHINGENTRY LOGIA 9'-0"PLATE HEIGHTEXISTING GRADEEXISTING GRADE PROJECTEDVERTICALLY 25'-0"PROPOSED GRADE PROJECTEDVERTICALLY 25'-0"EXISTING GRADEPROPOSED GRADEHORIZONTAL CEDAR SIDINGHORIZONTAL CEDAR SIDINGMECHANICAL VENTINGSOLAR PANELSPAINTED METAL EXTERIORJAMBS, TYP.SOLAR PANELST.O. RIDGET.O. RIDGEMID POINTMID POINTMID POINTT.O. RIDGEMID POINTROOF120'-11"SCALE: 1/4" = 1'-0"2SOUTH ELEVATION NEW DETACHED HOMESCALE: 1/4" = 1'-0"1NORTH ELEVATION NEW DETACHED HOME (STREET FACING)102 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Friday, October 3, 2025 10:32 AMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.04 ELEVATIONS- EAST & WEST owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/3/2025 Sheet No. J H G F E D C B A MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 111'-0" SECOND LEVEL 111'-0" ROOF 120'-0" ROOF 120'-0"11'-03/4"122'-0" 125'-4" 120'-11"8'-61/4"8'-6"1'-11"1'-0"1"8'-1"8'-1"8'-6"STANDING SEAM METAL ROOF HORIZONTAL CEDAR SIDING STANDING SEAM METAL ROOF HORIZONTAL CEDAR SIDING GLASS RAILING CONNECTION ELEMENT W/ FLAT ROOF METAL BASE FLASHING, TYP. EXISTING GRADE CORNER COLUMN HORIZONTAL CEDAR SIDING HORIZONTAL CEDAR SIDING VENT STACK 14"x16" MAKE-UP AIR VENT MECH. VENT SOLAR PANELS, SEE ROOF PLAN MECH. VENT EXISTING GRADE PROJECTED VERTICALLY 25'-0" T.O. RIDGE T.O. RIDGE T.O. ROOF A B C D E F G H J MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 111'-0" SECOND LEVEL 111'-0" ROOF 120'-0" ROOF 120'-0" 125'-4"1'-53/4"10'-0"122'-0" 120'-91/2" 125'-51/4" 114'-63/4" 113'-63/4"8'-0"6"2'-0"5'-6"9'-9"8'-6"10" TYP.STANDING SEAM METAL ROOF HORIZONTAL CEDAR SIDING HORIZONTAL CEDAR SIDING METAL BASE FLASHING EXISTING GRADE EXISTING GRADE PROJECTED VERTICALLY 25'-0" PROPOSED GRADE PROJECTED VERTICALLY 25'-0" HORIZONTAL CEDAR SIDING STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF FIREPLACE VENT FIREPLACE VENT FIREPLACE VENTKITCHEN HOOD VENT VENT STACK VENT STACK SNOW FENCE, TYP. HEAT PUMPS BATH VENT SOLAR PANELS, SEE ROOF PLAN SOLAR PANELS, SEE ROOF PLAN T.O. RIDGE T.O. ROOF T.O. ROOF T.O. RIDGET.O. RIDGE SCALE: 1/4" = 1'-0"2 EAST ELEVATION NEW DETACHED HOME SCALE: 1/4" = 1'-0"1 WEST ELEVATION NEW DETACHED HOME 103 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:40 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.05 RENDERINGS owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No. 1 CONTEXT RENDERING 104 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:40 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.06 RENDERINGS owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No. 1 SIDE PERSPECTIVE 105 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:40 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.07 RENDERINGS owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No. 4 FRONT PERSPECTIVE 3 FRONT PERSPECTIVE 1 FRONT PERSPECTIVE2FRONT PERSPECTIVE 106 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:40 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.08 RENDERINGS owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No.2 REAR PERSPECTIVE3REAR PERSPECTIVE 1 COURTYARD PERSPECTIVE 107 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No. DRAWN BY: PROJECT No:2101 WRC MAILING PO BOX 7699 ASPEN, CO 81612 PHYSICAL 406 AABC SUITE H ASPEN, CO 81611 P. 970-920-0236 HPC SUBMISSION HPC UPDATES UPDATES C:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Thursday, October 2, 2025 2:40 PMAll ideas, designs, arrangements and plans indicated or represented by this drawing are A2.09 RENDERINGS owned by and are the property of Richard Wax & Associates, LLC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of Richard Wax & Associates, LLC. 3/19/2024 6/11/2025 10/2/2025 Sheet No. 1 FRONT PERSPECTIVE 2 FRONT PERSPECTIVE 3 FRONT PERSPECTIVE 4 FRONT PERSPECTIVE 108 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.01BUILDING SECTIONS A & Bowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.109876LOWER87'-4"LOWER87'-4"MAIN LEVEL100'-0"MAIN LEVEL100'-0"SECOND LEVEL111'-0"SECOND LEVEL111'-0"ROOF120'-0"ROOF120'-0"17'-101/2"5'-111/2"3" 6'-9" 4'-11"86'-0" = 789OFFICEENTRY1021011098765LOWER87'-4"MAIN LEVEL100'-0"SECOND LEVEL111'-0"ROOF120'-0"49'-71/2"5'-111/2"3" 6'-9" 4'-11" 4'-8"7'LAUNDRYPWDRHALLHALL012015SCALE: 1/2" = 1'-0"1BUILDING SECTION ASCALE: 1/2" = 1'-0"2BUILDING SECTION B109 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.02BUILDING SECTION Cowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.24678910LOWER87'-4"MAIN LEVEL100'-0"SECOND LEVEL111'-0"ROOF120'-0"43'-81/2"11'-43/4"125'-41/2"123'-71/2"8'-63/4"PLATE HEIGHT8'-51/4"8'-101/4"14'-33/4"23'-43/4"EXISTING GRADE TO MID POINT13'-4" 12'-6" 4'-11" 6'-9" 3"5'-111/2"EXISTING GRADE PROJECTED UP 25'EXISTING GRADEMUD ROOMOUTDOR PATIOHIS BATHHIS CLOSETMECH.BILLIARDPWDRKITCHENDININGMID POINTT.O. RIDGE105110108109116101115201202SCALE: 1/2" = 1'-0"1BUILDING SECTION C110 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:57 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.03BUILDING SECTION Downed by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.2456789101LOWER87'-4"LOWER87'-4"MAIN LEVEL100'-0"MAIN LEVEL100'-0"SECOND LEVEL111'-0"SECOND LEVEL111'-0"ROOF120'-0"ROOF120'-0"49'-71/2"5'-11"13'-4"7'-10" 4'-8" 4'-11" 6'-9" 3"5'-111/2"86'-2"10" 3'-2"89'-10"90'-8" PRIMARY BEDROOMGARAGEBEDROOMBEDROOMBATHLIGHT WELLLIGHT WELLLIVING ROOMOUTDOOR PATIO107112015006007203204SCALE: 1/2" = 1'-0"1BUILDING SECTION D111 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.04BUILDING SECTIONS Eowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.LKJgEgDgBLOWER87'-4"LOWER87'-4"MAIN LEVEL100'-0"MAIN LEVEL100'-0"ECOND LEVEL111'-0"SECOND LEVEL111'-0"ROOF120'-0"ROOF120'-0"80'-43/4"2'-111/2"2'-41/2"50'-41/2"6'-01/2"18'-8"101/2"8'-51/4"W29XXSOLAR PANELS, TYP.OUTDOOR PATIODININGMUD ROOMGARAGEENTRYLAUNDRYBATHBEDROOMBILLIARDBEDROOMBATHCLOSET204202105112101012014015001009011013SCALE: 3/8" = 1'-0"1BUILDING SECTION E112 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.05BUILDING SECTIONS Jowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.109'-83/4"101'-53/4"89'-10"EXISTING TRUSS TO REMAIN, VIFONCE DRYWALL IS REMOVEDNEW SUPPORTING BEAM ATEXISTING PLATE LINE, VIFMECH.STAIRLIVING ROOM BEYONT.O. BEAMT.O.F. DECKT.O. NEW CONC.EXISTING ROOFTRUSS TO REMAINEXISTING ROOF TRUSSTO REMAIN, VIFEXISTING NON HISTORIC PORCH ROOF TO BE REMOVED,RE-BUILT ACCORDING TO HISTORIC PROPORTIONSEXISTING CRAWL SPACE, VIFEXISTING BEDROOMSCALE: 1/2" = 1'-0"1BUILDING SECTION J -PROPOSEDSCALE: 1/2" = 1'-0"1BUILDING SECTION J -EXISTING113 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA3.06BUILDING SECTIONS Kowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.101'-9" 110'-93/4"115'-41/4"116'-63/4"EXISTING SUPPORTING BEAM TOBE REPLACED, VIFEXISTING ROOFTRUSS TO REMAINEXISTING ROOF TRUSSTO REMAIN, VIFT.O. EXISTING RIDGET.O. EXISTING RIDGET.O. EXISTING PLATET.O. EXISTING PLYEXISTING LIVING ROOMEXISTING PORCHHISTORIC RESOURCEPREVIOUS ADDITION TOBE DEMOLISHEDHISTORIC RESOURCEPREVIOUS ADDITIONTO BE DEMOLISHEDEXISTING CRAWL SPACE, VIFEXISTING CRAWL SPACE, VIFgEgDgA89'-10" 101'-9" 110'-93/4"115'-41/4"116'-63/4"109'-9"109'-83/4"EXISTING TRUSS TO REMAIN, VIFONCE DRYWALL IS REMOVEDNEW SUPPORTING BEAM ATEXISTING PLATE LINE, VIFEXISTING FIREPLACETO REMAINEXISTING ROOF TO REMAIN, VIFONCE DRYWALL IS REMOVEDNEW PORCH ROOF TO BE TIED INTO EXISTING, VIFEAVE TO MATCH EXISTINGCONDITION, TYP.GH KITCHENDININGPWDRBEDROOM GH1BATHPORCHT.O. EXISTING RIDGET.O. EXISTING RIDGET.O. EXISTING PLATET.O. EXISTING PLYT.O. NEW CONC.T.O. PLATET.O. BEAMGH1GH3GH4001003SCALE: 3/8" = 1'-0"1BUILDING SECTION K -EXISTINGSCALE: 3/8" = 1'-0"1BUILDING SECTION K -PROPOSED114 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA7.1FLOOR ASSEMBLIES & DETAILS owned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.1'-2"3/4" 3/4"5/8"SEE STRUCTURAL3/4"21/4"5/8"11/2"4"SEE PLAN6"11/2"21/4"10" AVERAGESEE PLAN4" TYP11/2"NEW T&G WOOD FLOORING OVER UNDERLAYMENT- SEE INTERIOR FINISH SCHEDULE¾" PLYWOOD SHEATHINGTILE FLOORING AND SETTING BED - SEE INTERIOR FINISH SCHEDULE FOR TILE6" SOUND-ATTENUATIONBATTS WHERE EXPOSEDJOISTS RE: STRUCT.5/8" GYP. BD. @ LIVING SPACESSTAYSVAPOR BARRIERUNDISTURBED SOILOR COMPACT FILLWASHED GRAVEL - MIN. 6"CONC. SLAB RE: STRUCTURAL, INSTALSLIP JOINTS AT WALLS PER SOIL REPO4" RADIANT SLAB REINFORCED W/ W.W.M. RE: STRUCTURE*SLOPE TO DRAINPOLYETHELENE SHEETING (SHOWN DASHED)CONC. WALL RE: STRUCT.BACKFILLCOVER ENTIRE WIDTH OF GRAVEL W/ NON-WOVEN GEOTEXTILE FABRIC (TENCATE MIRAFI® 140N OR EQUIVALENT). ROOFING FELT IS AN ACCEPTABLE ALTERNATIVEENCASE PIPE IN 1/2" TO 1 1/2" WASHED GRAVEL. EXTEND GRAVEL LATERALLY TO FOOTING AND AT LEAST HALF HEIGHT OF FOOTING. FILL ENTIRE TRENCH W/ GRAVEL, DRAIN TO BE COVERED IN AT LEAST 1'-6" OR GRAVEL PER SOIL REPORT 3" OF SPRAY-IN RIGID CLOSED-CELL INSULATION ALONG JOIST LINE, END AT BOTTOM OF JOISTSWOOD JOIST, SEE STRUCTURALFOUNDATION FOOTING, SEE STRUCTURAL AND SOIL REPORT4" DIAMETER PERFORATED RIGID DRAIN PIPE PIPE PLACED IN A TRENCH WITH A SLOPE OF AT LEAST 1/8" PER FOOT, SEE SOIL REPORT FOR MORE INFOIMPERVIOUS LINER PLACED BELOW DRAIN AND TIED TO FOUNDATION DRAINAGE PLANE, SEE SOIL REPORTSTEP FLASHING CAP OVER INSULATION, CONTINUE BELOW GRADE LINE, SEE ELEVATIONS4" GRAVEL FILL @ SLAB ON GRADE60 MIL TPO ROOF MEMBRANE, CARLISLE "SURE-WELD" OR APPROVED EQUALJOISTS, SSD5/8"x5/8" STR REVEAL1/2"x61/2" PAINTED POPLAR WOOD BASEBOARDSLAB ON GRADE @ NEW ADDITION, SEE STRUCTURAL¾" PLYWOOD SHEATHING6" SOUND-ATTENUATIONBATTS WHERE EXPOSEDJOISTS RE: STRUCT.5/8" GYP. BD. @ LIVING SPACESSTAYSCARPET ATOP CARPET PAD-SEE INTERIOR FINISH SCHED.FOR CARPET TYPE11/2" RADIANT SLAB TO REMAIN11/2" RADIANT SLAB TO REMAIN3 5/8"x7 5/8" BRICK PAVERS AT ENTRY PATH, SEE LANDSCAPE PLANOPEN JOINT TO ALLOW WATER DRAINAGE, SEE SPECUNDISTURBED SOILOR COMPACT FILLSAND SETTING BEDWEED BARRIER FABRICWASHED GRAVEL, SEE CIVIL REPORT5/8" GYPSUM BOARD @ LIVING SPACE1"x51/2" COMPOSITE WOOD DECKINGPRESSURE TREATED WOOD SLEEPERS, CUT TO SLOPE, MIN. 2" @ EDGER-52 (8") SPRAY INSULATION,ACTS AS VAPOR BARRIERPOLYETHELENE SHEETING (SHOWN DASHED)CONC. WALL RE: STRUCT.BACKFILL4" GRAVEL FILL @ SLAB ON GRADESLAB ON GRADE W/ DRAIN, SEE STRUCTURAL11/2" STONE CAP3/4" LAMINATED GLASSVIEWRAIL BASE SHOEEXTRUDED ALUMINUM TOP CAP1 ½" = 1'-0"FRAMED FLOOR W/ WOOD @ HISTORIC RESOURCEF21 ½" = 1'-0"F3FRAMED FLOOR W/ TILE @ HISTORIC RESOURCET. O. PLYWOODSEE PLANT. O. PLYWOODSEE PLAN1 ½" = 1'-0"F1FINISH SLAB ON GRADET. O. SLABSEE PLAN 12TYPICAL FOOTER CONDITION1 ½" = 1'-0"SLOPE PER OSHAT. O. PLYWOODSEE PLAN11INSULATION DETAIL @ TOP OF FOUNDATION1 ½" = 1'-0"W3LOWER SOIL NOT SHOWN FOR CLARITYFRONT PORCH @ HISTORIC RESOURCEF41 ½" = 1'-0"T. O. PLYWOODSEE PLAN1/4"1'-0"SAND SET PAVERS @ HISTORIC RES. FRONT WALKWAYF51 ½" = 1'-0"T. O. PATIOSEE PLAN 10TYPICAL LIGHT WELL GUARD RAIL1 ½" = 1'-0"T. O. CAP36" MIN. AFFW2F1SEAL PLATE PER '21 IECC CHAPTER 4SEAL PLATE PER '15 IECC CHAPTER 4TIE FLASHING INTO BUILDING WRAP & CONTINUE DOWN OVERTOP OF STONE ANGLE SUPPORTTAPERED 1/4" PER 1' RIDGID INSULATION, 9/16" MIN @ EDGE¾" PLYWOOD SHEATHING, SSD115 DRAWING ISSUE325 W. HOPKINS ASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA7.2WALL ASSEMBLIES & DETAILS owned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.5/8"SEE PLAN5/8"31/2"SEE PLAN 4"5/8"5/8"VIF1"6"6"31/2"2"31/2"2"31/2"2"31/2"2"31/2"31/2"21/2"45°21/2" 1/2"21/2"1/2"SEE PLAN11/2"1"3/4"41/2"2"1/2"3/4"5/8"VIF63/8"3/8"WASHED GRAVEL - MIN. 6"5/8" GYPSUM WALL BOARD OR OTHER INTERIOR FINISH - SEE SCHEDULEWALL FRAMING W/ BLOCKING AS REQUIREDSOUND ATTENUATING INSULATION - REFER TO SPECS5/8" GYPSUM WALL BOARD OR OTHER INTERIOR FINISH - SEE SCHEDULECONC. WALL RE: STRUCT.FIBERGLASS FILTER CLOTHBACKFILL W/ SCREENED GRAVEL(E) 1/2" PLY, VIF5/8" GYPSUM WALL BOARD OR OTHER INTERIOR FINISH - SEE SCHEDULE5/8" GYPSUM WALL BOARD OR OTHER INTERIOR FINISH - SEE SCHEDULE2x4 WALL FURRING, ANY MATERIAL TOUCHING CONCRETE TO BE PRESSURE TREATED3 1/2-4" OF BLOWN IN CELLULOSE INSULATION, (ONLY WHERE EXISTING DRYWALL IS REMOVED)TOUGH-N-DRY SPRAY APPLIED MEMBRANE OR APPROVED EQUAL- CONTINUE TO BOTTOM OF FOOTING (SHOWN DASHED)3 1/2" WARM-N-DRY R-15 RIGID INSULATION OR APPROVED EQUAL AND WATERPROOFING SYSTEM3" OF BLOWN IN CELLULOSE INSULATION (BIBS) (R-11.5)1/2" PLYBUILDING WRAP31/2"x3/4" VERTICAL WOOD PICKETS, TYP.31/2"x11/2" HORIZONTAL WOOD RAIL, TYP.31/2"x31/2" WOOD POST, 6'-0" TO 8'-0" O.C.FINISH GRADETYPICAL SPACING31/2"x31/2" WOOD POST, 6'-0" TO 8'-0" O.C.31/2"x3/4" VERTICALWOOD PICKETS, TYP.31/2"x11/2" HORIZONTAL WOOD RAIL, TYP.TYPICAL SPACINGFINISH GRADETYPICAL SPACING21/2"x21/2" ALUMINUM POST, 4'-0" TO 6'-0" O.C.21/2"x1/2" HORIZONTALALUMINUM PICKETS, TYP.21/2"x21/2" ALUMINUM POST, 4'-0" TO 6'-0" O.C.21/2"x1/2" HORIZONTALALUMINUM PICKETS, TYP.SHIPLAP WOOD SIDING TO MATCH EXISTING PROFILE1/2" DENSEGLASS BOARD FOR FIRE RATING6x8 BEAM, PAINTED 3/4" WOOD T&G SOFFITWOOD CORNICE DETAIL, PAINTEDWOOD PEDESTAL DETAIL, PAINTED6x6 WOOD COLUMN, PAINTEDTYPICAL SIDING DIM.5/8" GYPSUM WALL BOARD OR OTHER INTERIOR FINISH - SEE SCHEDULE1/2" PLYBUILDING WRAPTYPICAL SIDING DIM.3/4" FIRE RETARDANT HORIZONTAL WOOD SIDING BY METAVERDE THERMAWOOD OR APPROVED EQUALRADON MITIGATION DETAIL121 ½" = 1'-0"W21 ½" = 1'-0"INTERIOR WALL (TYPICAL)W1GLINSULATED FOUNDATION WALL @ BASEMENTW21 ½" = 1'-0"GLGL1HR FIRE RATED EXTERIOR WALL @ HISTORIC RESOURCEW31 ½" = 1'-0"11REAR YARD FENCE DETAIL1 ½" = 1'-0"10FRONT YARD FENCE DETAIL1 ½" = 1'-0"PLAN VIEWELEVATION VIEWT. O. FENCE36" ABOVE FINISH GRADE, TYP. *SHOWN HEIGHT NOT TO SCALEPLAN VIEWT. O. FENCE72" ABOVE FINISH GRADE, TYP. *SHOWN HEIGHT NOT TO SCALEELEVATION VIEW4FRONT PORCH COLUMN & ROOF DETAIL 1 ½" = 1'-0"T. O. CORNICE42" ABOVE FINISH DECK, TYP. R1F4GL1HR FIRE RATED EXTERIOR WALL @ NEW HOUSEW61 ½" = 1'-0"2 1/2" OF SPRAY INSULATION- ACTS AS VAPOR BARRIER (R-17)-HISTORIC FRAMING TO BE WRAPPED W/ PLASTIC TO PREVENT INSULATION FROM COMING IN CONTACT5" OF SPRAY INSULATION- ACTS AS VAPOR BARRIER (R-35)1" ISO EXTERIOR INSULATION (R-5 MIN.),TAPE & SEAL ALL JOINTS2" ISO EXTERIOR INSULATION (R-12 MIN.),TAPE & SEAL ALL JOINTS4" PVC RADON PIPESEAL COUPLING AT VAPOR BARRIER PENETRATIONREMOVE 5 GALLONS BELOW SLABROUTE PIPE TO EXTERIOR FANSEAL ALL CONCRETE JOINTS FOR RADON MITIGATIONSEAL COUPLINGSBLOCKING AS REQUIRED, SSD10 MIL. VAPOR BARRIERBLOCKING AS REQUIRED, SSD116 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing areA7.3ROOF ASSEMBLIES &DETAILSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.SEE PLAN91/4"VIF3"(E) PLYWOOD SHEATHING, VIF(E) 5/8" C/DX PLYWOOD SHEATHING25 GAUGE STEEL STANDING SEAM ROOFING, SEE ROOF PLANSYNTHETIC WOOD SHINGLES, SEE ROOF PLAN5/8" GYP. BD. CEILING - TYPOVER HEATED SPACESVERSASHIELD®BITUMINOUS WATERPROOFMEMBRANE (FULL COVERAGE), HIGHTEMPERATURE, SEE SPEC.5/8" GYP. BD. CEILING - TYPOVER HEATED SPACES(E) RAFTER RE: STRUCTURAL2 LAYERS OF VERSASHIELD®BITUMINOUSWATERPROOF MEMBRANE (OR APPROVEDEQUAL), (FULL COVERAGE), HIGHTEMPERATURE, SEE SPEC.MIN. CLASS 'A' ASSEMBLY PER ORD. 7UNDERLAYMENT PER MANUFACTURE'S SPECS& IRC 1507.2.8 INSTALLED IN ACCORDANCEW/ R 905.2.7ICE BARRIER @ EAVES PER IRC905.2.7.1MIN. CLASS 'A' ASSEMBLY PER ORD. 7ICE BARRIER @ EAVES PER IRC905.2.7.1UNDERLAYMENT PER MANUFACTURE'SSPECS & IRC 1507.2.8 INSTALLED INACCORDANCE W/ R 905.2.7MIN. CLASS 'A' ASSEMBLY PER ORD. 7ICE BARRIER @ EAVES PER IRC905.2.7.1UNDERLAYMENT PER MANUFACTURE'SSPECS & IRC 1507.2.8 INSTALLED INACCORDANCE W/ R 905.2.74" K STYLE METALGUTTER PER ROOF PLANNEW METAL EDGE DRIP6x8 BEAM, PAINT1x5 WOOD FASCIA, PAINT3/4" WOOD T&G SOFFIT,METAL DRIP EDGEROOFING PER PLANSIDING PER PLAN(E) RAFTER RE: STRUCTURAL25 GAUGE STEEL STANDING SEAM ROOFING, 1" VERTICAL RIB MAX.,SEE ROOF PLANVERSASHIELD®BITUMINOUS WATERPROOFMEMBRANE (FULL COVERAGE), HIGHTEMPERATURE, SEE SPEC.ARCHITECTURAL SHEETMETAL GUTTER- COLORTO MATCH WINDOWS10 1/4" WOOD FASCIA,MATCH EXISTING PROFILE2x6 ROOF STRUCTURE, SSD3/4" WOOD T&G SOFFIT1x8 WOOD FASCIA, PAINT31/2" WOOD FASCIAMETAL DRIP EDGESTANDING SEAM METAL ROOFSIDING PER PLANARCHITECTURAL SHEETMETAL GUTTER- COLORTO MATCH WINDOWS5/8" C/DX PLYWOOD SHEATHING25 GAUGE STEEL STANDING SEAM ROOFING, SEE ROOF PLAN5/8" GYP. BD. CEILING - TYPOVER HEATED SPACESVERSASHIELD®BITUMINOUS WATERPROOFMEMBRANE (FULL COVERAGE), HIGHTEMPERATURE, SEE SPEC.MIN. CLASS 'A' ASSEMBLY PER ORD. 7ICE BARRIER @ EAVES PER IRC905.2.7.1UNDERLAYMENT PER MANUFACTURE'SSPECS & IRC 1507.2.8 INSTALLED INACCORDANCE W/ R 905.2.7RAFTER RE: STRUCTURALR-39 (6") SPRAY INSULATION ACTSAS VAPOR BARRIERR-24 (6") OF BLOWN IN CELLULOSE INSULATIOR-39 (6") SPRAY INSULATION ACTSAS VAPOR BARRIERR-24 (6") OF BLOWN IN CELLULOSE INSULATIOR-39 (6") SPRAY INSULATION ACTSAS VAPOR BARRIERR-24 (6") OF BLOWN IN CELLULOSE INSULATIO1 ½" = 1'-0"R2TYPICAL ROOF W/ METAL @ HISTORIC RESOURCE1 ½" = 1'-0"R1TYPICAL ROOF @ HISTORIC RESOURCE W/ WOOD SHINGLESR4TYPICAL PORCH ROOF @ HISTORIC RESOURCE1 ½" = 1'-0"5TYPICAL EAVE @ HISTORIC RESOURCE1 ½" = 1'-0"R16TYPICAL EAVE @ NEW HOUSE1 ½" = 1'-0"R3R3TYPICAL ROOF W/ METAL @ NEW HOUSE1 ½" = 1'-0"R2(E) ROOF RAFTER or TRUSS, VIFROOF RAFTER, SSD(E) TRUSS, VIF2" OF SPRAY INSULATION TOPREVENT CONDENSATIONMAINTAIN 4" OF SPRAY-INRIGID CLOSED-CELLINSULATION ALONG BLOCKINGEXISTING RAFTER TAIL DEPTH TO BEVERIFIED. NO CHANGE TO EXISTINGCONDITION PROPOSEDMAINTAIN 4" OF SPRAY-INRIGID CLOSED-CELLINSULATION ALONG BLOCKING117 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing are8.1MATERIAL SPECSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.•ëWKLFN;ëZLGH;è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ileTMech6($6+(//%/$&.ô´WKLFNQHVV6,=(6&RORU 6KDGH9DULDWLRQPORCELAIN PAVERS´;³[PP³;´[PP9/LJKWWRPRGHUDWHYDULDWLRQLQVKDGH  !"#-2)#$!#"#23% &#"2"$ #')#(  (•Historical detailsOur most historically authentic line of wood windows and patio doors. Featuringthrough-stile construction, deliberate proportions and intricate profiles. PellaReserve – Traditional products are the ideal choice for historical renovations andtraditional building projects.• Authentic hardwareComplement your project with historically authentic spoon-lock windowhardware. Our Antiek casement window hardware is inspired by period furnitureto deliver authentic traditional style.• Architectural interestFeaturing the industry's only foam spacer solution, Pella's Integral LightTechnology® grille helps capture the look of true-divided-light without sacrificingenergy performance. Further your aesthetic with the putty profile, recreated withhistorically accurate angles — providing meaningful depth and a realistic shadow.Pella Reserve products offer the industry’s deepest sash dimension.• Virtually unlimited customizationIf you can dream it, we can build it with our most customizable product line.From extra tall to extra wide, Pella can craft unique windows that complementyour aesthetic. Custom sizes, grille patterns and designs, finishes, wood typesand glass options are available.• Tailor-made solutionsFrom preliminary drawings to installation, Pella's expert team of architects,engineers, drafters and consultants can work to deliver custom window anddoor solutions for your project. Partner with Pella to achieve your unique visionwithout concessions.• Intentional innovationWinner of the 2019 Most Innovative Window from Window and Door Magazine,the Integrated Rolscreen® retractable screen preserves aesthetics and the view.It is a double- and single-hung screen that appears when you open the window,and rolls away, out of sight, when you close it.• Durable interiors and extruded aluminum exteriorsTo help save you time on the jobsite, interior finish options are available in avariety of paints and stains, or primed and ready-to-paint.To complement yourexterior aesthetic, choose from our carefully curated color palette or defineyour own custom color for your project.•ENERGY STAR®FHUWLƓHG1Pella wood products offer energy-efficient options that will meet or exceedENERGY STAR guidelines in all 50 states. Pella Reserve products with triple-paneglass have been awarded the ENERGY STAR Most Efficient Mark in 2021.1• Testing beyond requirementsAt Pella, our products are tested beyond requirements to help ensure they havelong-lasting performance and reduce call-backs for you.• Bestlimitedlifetime warranty2Pella Reserve products are covered by the best limited lifetime warranty in thebusiness for wood windows and patio doors.2Exquisitely designed windows and doors with unparalleled historical detailing.Double-Hung ExteriorDouble-Hung Interior Pella® Reserve™TraditionalWood & Clad/WoodPRODUCT DETAILS:Suitable for use in wet (outdoor direct rain) locations as defined by NECand CEC. Meets United States UL Underwriters Laboratories & CSACanadian Standards Association Product Safety StandardsSuitable for both indoor and outdoor useADA compliantA wiring kit is suppliedEasy and efficient installation: fewer fixtures illuminate a more extensivearea, offering a diverse range of mounting opportunities.For more information on how to control your landscape lighting via theHinkley Home Automation App, click here.TAPER1563SKSTEP 12V HORIZONTALSeamlessly blending into architectural elementsinside or outside the home, the Taper seriesbeautifully illuminates stairs, walkways, or patiospaces, enhancing the outdoor lighting experience.Made of aluminum and featuring an etched lens, thisrectangle recessed step and deck mount includes anintegrated LED light for over 40,000 hrs of light. Thislow-voltage fixture is practical and safer, especially inan outdoor setting. Expand time spent in outdoorliving spaces and increase safety and security.Available in three classic finishes: Bronze, SatinBlack, and Satin White.DETAILSFINISH: Satin BlackMATERIAL: AluminumGLASS: Etched LensDIMMABLE: YES, WITH MLV ONTRANSFORMERPRIMARYDIMENSIONSWIDTH: 4.5"HEIGHT: 3.3"DEPTH: 1LIGHT SOURCELIGHT SOURCE: Integrated LEDLED NAME: ETP15VOLTAGE: 12vVOLT AMPS: 2.3COLOR TEMP: 2700LUMENS: 160CRI: 90INCANDESCENTEQUIVALENCY:1 x 15wDIMMABLE: YES, WITH MLV ONTRANSFORMERPRIMARYTRANSFORMERREQUIRED:YesMOUNTINGLEAD WIRE: 1 x 60"Hidden Access Cover StylesDesigned to accept a wide range of bricks, stone, interlocking pavers or tile.Paver Style- Glavanized or Stanless Steel- 27 Frame Sizes & 6 Tray Depths- Multi-Cover Versions Available- H15 thru HS25 Load RatingsMATERIAL SPECSWOOD SIDING SELECTIONS @ NEW HOMELAMINATED GLASS RAILING @ NEW HOMEPATIO SURFACE, TYP.ENTRY PATH PERVIOUS PAVERSPERVIOUS PAVER @ REAR DRIVEWAYWINDOW W/ HISTORIC PROPORTIONS @ RESOURCESIDING & WINDOW EXAMPLEREAR FENCE EXAMPLEGUTTER & DOWN SPOUT @ NON HISTORICPEA GRAVEL AROUND HISTORIC RES.FRONT FENCE EXAMPLE, COLOR TBDSHIP LAP WOOD SIDINGGRANITE SLAB SURROUND @ NEW HOMEPEA GRAVEL AROUND HISTORIC RES.STONE @ STREET RETAINING WALLHIDDEN ACCESS COVER FOR DRYWELL118 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing are8.2MATERIAL SPECSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.Atlantis Path LightBy HinkleyCall Us (877) 445-4486Atlantis Path LightBy HinkleyProduct OptionsFinish: Satin Black,Size: 15 Inch,Light Option: LEDDetailsWiring kit includedGround spike includedRequires a transformerEtched Acrylic lensCedar finish is made from natural cedar wood, featuring uniquewood grain patterns and color tonesAverage Life: 40000Dimensions15 Inch Option Fixture: Width 6.5", Height 15", Depth1.75", Weight 2LbsLighting15 Inch LEDLamp TypeLED Built-inTotal Lumens150Total Watts1.50Volts12Color Temp2700 (Warm)CRI80EquivalentHalogen, CFL orLED Bulb CanBe UsedNoAdditional DetailsProduct URL:https://www.lumens.com/atlantis-led-path-light-by-hinkley-HKY2027170.htmlRating: UL Listed WetNotes:Preparedby:Prepared for:Project:Room:Placement:Approval:ITEM#: HKY2027170PRODUCT DETAILS:Mounting hardware is hidden on the backplate to ensure a cleansilhouette.Suitable for use in wet (outdoor direct rain or sprinkler) locations asdefined by NEC and CEC. Meets United States UL UnderwritersLaboratories & CSA Canadian Standards Association Product SafetyStandardsMeets California Energy Commission 2016 Title regulations/JA8Fixture is Dark Sky compliant and engineered to minimize light glareupward into the night sky.LED components carry a 5-year limited warranty5 year finish warrantyThe Coastal Elements Collection offers versatile designs, constructed ofcomposite materials and coated with anti-fading finishes, for maximumdurability in harsh climates.Bold lines and a clean, minimalist style complement contemporaryarchitectureTAPER2145TKLARGE WALL MOUNT LANTERNSleek and sophisticated, Taper is built to last with atimeless, minimalist style that radiates contemporarycool. Its recessed integrated LED engine is directeddownward with gradient illumination that grazes thegently tapered design. Part of the Coastal Elementscollection, it is engineered with composite materialsfor maximum durability in modern Textured Black,Textured Graphite and Textured Oiled RubbedBronze finish options.DETAILSFINISH: Textured BlackMATERIAL: CompositeGLASS: EtchedDIMENSIONSWIDTH: 9"HEIGHT: 24"WEIGHT: 6.4 lbs.BACK PLATE: 9"W X 24"HEXTENSION: 4"TOP TO OUTLET: 12"LIGHT SOURCELIGHT SOURCE: Integrated LEDLED NAME: L214X-8WATTAGE: 11w LED *IncludedVOLTAGE: 120vCOLOR TEMP: 3000LUMENS: 800CRI: 90INCANDESCENTEQUIVALENCY:1 x 75wDIMMABLE: Yes - CL Type Dimmer(SSL7A)SHIPPINGCARTON LENGTH: 11.7"CARTON WIDTH: 6.6"CARTON HEIGHT: 27.7"CARTON WEIGHT: 7.9 lbs.HINKLEY33000 Pin Oak ParkwayAvon Lake, OH 44012PHONE: (440) 653-5500Toll Free: 1 (800) 446-5539hinkley.comLSG3 DESCRIPTION3" Square Regressed Gimbal LEDApplications Sloped Ceilings, Highlighting ArtworkWith Integral Driver In Connection BoxEnergy Used 7.5 WGimbal Yet Air-Tight Without Housing NeededColor Temperature 2700 | 3000 | 3500 | 4000 | 5000 | DTW 32Light Output 580 | 600 | 620 | 630 | 650 | 500FEATURES & BENEFITSHalogen Equivalent 50 W2 1/2" Deep - Install Where Ceiling Space Is LimitedBeam Angle38° or 15° with 20° tilt and 360° rotationType IC Rated - No Housing RequiredCRI 90 +Fast & Easy To Install - Save On LaborDefault Driver Input 120V AC Triac DimmableDriver Inside Connection Box - No Junction Box NeededOptional Driver Input 120V-347V AC 0-10V DimmableCRI 90+ for True Color RenderingJunction Box Wire Capacity Max 5 No 12 AWG or 8 No 14 AWGPower Factor 0.95MOUNTINGApproved Location Insulated Ceiling & Wet LocationsCut Hole In Ceiling And Snap Fixture In OpeningIP Rating IP 54With Attached Spring ClipsAir Tight YesCeiling Clearance Required: 3 1/2"Ambient Temperature -40°F (-40°C) to +104°F (+40°C)Projected Life 70% Light Output at 50,000 HoursDIMENSIONS:ID 3 1/4" OD 4 1/4" Sq Cut Out 3 1/4" to 3 1/2" Certification cULus, Energy Star (except DTW), T24Warranty 10 Year Residential / 5 Year Commercial120V TRIAC Dimmable Optional 120V-347VDriver IncludedDriver 0-10V DimmableOrder Separately as Cat # LLL-LD0716TACCESSORIES Sold Separately Low Volage Extension Cables 6ft - cat # EXC6, 20ft - cat # EXC20 Max 40 ft Allowed. FT4 / CMR rated Flat Rough-In Plates - cat # RIP312 Flanged Plate with Hanger BarsORDERING GUIDE Example: LSG3 - 30K - WH - cat # FRP312 CCT Trim Finish Beam AngleLSG3 - xxK - xx -2700K 27K - WHfor 38° leave blank3000K 30K - BK- 15D spot 15°3500K 35KType IC4000K 40KAir-Tight5000K 50KDTW 3K-2K 32KLotus LED Lights CANADAHainesport NJ, Naples FL, Dallas TX, Vancouver WA Delta BC & Mississauga ON3" Square Regressed Gimbal LED 7.5W Project:Location:Cat #: Qty:Notes:WhiteBlack800-15355 24 Ave Box 200, Surrey BC V4A 2H9 tel 604-538-3090USA Patent # US 10,344,952 B2 | Canada Patent # 2,967,954SPECIFICATIONLotus LED Lights USA   250 H Street # 301, Blaine WA 98230 tel 360-200-5500 Type IC, Wet & Air-TightCOMPLIANCEAVAILABLE TRIMS38° Only Dim to Warm 3K to 2KConfirmFixtureType:Catalog Number:Project:Location:WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. DEC 2021waclighting.comPhone (800) 526.2588Fax (800) 526.2585Headquarters/Eastern Distribution Center44 Harbor Park Drive PortWashington, NY 11050Central Distribution Center1600 Distribution CtLithia Springs, GA 30122Western Distribution Center 1750 Archibald Avenue Ontario, CA 91760Model:WL-LED100LEDme® Step LightFEATURES• Solid diecast brass, corrosion resistant aluminum alloy, or cast stainless steel construction• Direct wiring, no driver needed• • 54,000 hour rated life• Balanced lighting, free of shadows with minimum glare• IP66 rated, Protected against high-pressure water jets• • 5 yearWAC Lighting product warrantyORDER NUMBER120V Model # Light Color FinishWL-LED100120VCAMRDBLWhiteAmberRedBlue3000K27Warm 2700K610nm640nm450nmBKBN*BZGHSSWTBlack on AluminumBrushed Nickel on AluminumBronze on AluminumGraphite on AluminumStainless SteelWhite on AluminumWL-LED100120VCAMWhiteAmber3000K27Warm 2700K610nmBBRBronze on brass*Brushed Nickel Finish is for interior use only277V Model # Light Color FinishWL-LED100F277VCAMRDBLWhiteAmberRedBlue3000K610nm640nm450nmBKBN*BZGHSSWTBlack on AluminumBrushed Nickel on AluminumBronze on AluminumGraphite on AluminumStainless SteelWhite on Aluminum––Example: WL-LED100F-BL-SSPRODUCT DESCRIPTIONHorizontal rectangle LEDme® Step Light. Designed for safety and style on stairways, patios, decks, balcony areas, walkways and building perimeters.indoor and outdoor lighting solutions. Creates an attractive, romantic impression at night.5"3"2a"18"front12"18"x"2"side1d"22"backSPECIFICATIONSConstruction: Die-cast aluminum or 316 marine grade cast stainless steelPower: Direct wiring, no remote driver needed. Input voltage: 120V or 277VAC 50/60HzLight Source: 2700K or 3000K CCT Samsung HV-AC High Power LED, CRI: 90Optional color lenses.Total power consumption of 3.5WMounting: Fits into 2” × 4” J-Box with minimum inside dimensions of 3"L × 2"W × 2"HIncludes bracket for J-Box mount. Dimming: Dim to 10% with electronic low voltage (ELV) dimmerApproved dimmers: Lutron Nova-T NTELV-300 & NTELV-600,LutronVietriVTELV-600, Lutron Diva DVELV-300P,Lutron Skylark SELV-300P, Lutron Maestro MAELV-600Standards: IP66, UL & cUL Listed for wet locations,Title 24 JA8-2016 Compliant.2"NPT threaded holeVaries by manufacturerAspenWeatheredShake Field Tile 5"Authentic LookNot Prohibited in Many JurisdictionsFreeze/Thaw ResistantDescriptionAestheticsPerformanceShake Field Tile 7"5/8" to 1" ThicknessFire Retardant: Class A or Class CMaintenance-FreeShake Field Tile 12"Hand Split: True-to-Life TextureWind Resistance: 188+ mph*ColorfastStarterMineral-Infused Process for Authentic ColorImpact Resistance: Class 4Hail WarrantiedHip & RidgeSolid Shake AccessoryWeight Per Square1.1 lbs.WeightBrava Cedar ShakeBrava Cedar Shake1.4 lbs.2.5 lbs.1.6 lbs.2.0 lbs.4.7 lbs.304 lbs./sq.5" x 22"DimensionsNatural ShakeNatural Shake7" x 22"Varies by manufacturer; needstreatment with corrosive chemicaRequires replacement of individshakes throughout life cycle12" x 22"12" x 12"Natural shake is vulnerable to ha5 3/8" x 6" x 14"Lake ForestSierraDriftwood12" x 22"Premium BlendCool Roof Color888888ENTRY SCONCE @ RESOURCEPATH LIGHTENTRY SCONCE @ NEW HOMEDOWN LIGHT, TYP.PATHWAY STEP LIGHT, TYP.SNOW FENCE @ NON HISTORICSNOW STOPS FOR SHINGLES @ HISTORIC RES.GUTTER & DOWN SPOUT @ HISTORIC RES.GUTTER & DOWN SPOUT @ NON HISTORICSYNTHETIC WOOD LOOK ROOF, CLASS A FIRE RATED119 DRAWING ISSUE325 W. HOPKINSASPEN, COSHEET No.DRAWN BY:PROJECT No: 2101WRCMAILINGPO BOX 7699ASPEN, CO 81612PHYSICAL406 AABCSUITE HASPEN, CO 81611P. 970-920-0236HPC SUBMISSIONHPC UPDATESUPDATESC:\Users\Wheel\OneDrive\Documents\Wax Office Docs\2302 - 325 W. Hopkins\DWG\325 W. Hopkins_HPC Redesign_2024-08-20.pln Wednesday, October 1, 2025 3:58 PMAll ideas, designs, arrangements and plansindicated or represented by this drawing are8.3MATERIAL SPECSowned by and are the property of Richard Wax& Associates, LLC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof Richard Wax & Associates, LLC.3/19/20246/11/202510/1/2025Sheet No.PRODUCT INFORMATIONFINISHES Available in a wide variety of coatings and colors. See the Drexel Metals color charts for standard colors and paint specifications.PANEL RIBFactory made or field rolled to exact lengths options• Flat Panel• Clip Relief•Striations•Bead• Small and Large V• Small and Large PencilINSTALLATIONCan be installed over plywood decking with approved underlayments. Please see Drexel Metals installation details for complete information.SLOPEMinimum slope 3:12TESTING• UL 580 Wind Uplift (Class 90) / UL 1897 • UL 2218 Class 4 Hail Impact • UL 263 Fire Certification • UL 790 Class A Fire Rating • UL Environmental – SRI Third-Party Verified • Florida Building Code Approved Testing in accordance withWARRANTY35 YEAR WARRANTY - GALVALUME AND ALUMINUM SUBSTRATES35 year non pro-rated PVDF Paint Warranty High-performance painted metal roofing product, carefully tensioned leveled for superior flatness.25 YEAR WARRANTY - DREXLUME SUBSTRATEMill finished Galvalume with a two-sided, clear acrylic finish.Flat PanelBeadLarge VSmall PencilSmall VClip ReliefLarge PencilPROFILE OPTIONSPANEL RIB OPTIONSStriationsDMC 450 PROFILEContact your local Drexel Metals representative for specific rib option availability.This specification data sheet supplied by Drexel Metals Inc.as a point of reference for our Pre-Finished Steel and Aluminum Sheet and Coil.DESCRIPTIONDrexel Metals offers two types of pre-painted substrates:• Our steel products are made of Galvalume®, an Aluminum / Zinc coated carbon steel and is extra smooth, minimum spangle, tension leveled.• Our aluminum are made of prime grade aluminum, typically with an ally of 3003 or 3105 and a temper of H14 or H24 depending on the application.• Drexel Metals uses full strength Hylar 5000™/Kynar 500® (contains a minimum of 70% Hylar /Kynar polyvinylidene fluoride (PVDF) resins) manufactured by Valspar Our premium Fluropon fluoropolymer coating system consists of a 1.0 (±0.1) mil total dry film thickness on the topside (0.2 mils to 0.3 mils primer and 0.7 mils to 0.8 mils topcoat) and our 0.5 dry film thickness polyester stenciled backer to complete traceability.Drexel Metals PVDF Coated Galvalume® Steel and Aluminum Architectural Sheet & Coil is for general sheet metal use in building applications and can be utilized for fascia panels, soffits, gravel stops, copings, and roofing such as flat seam, standing seam, batten seam, and mansards.DREXEL METALS COIL PRODUCTDREXEL METALS FLAT SHEETMANUFACTURERDrexel Metals Inc.1234 Gardiner LaneLouisville, KY 40213Toll Free: 888.321.9630Phone: 502-716-7143Fax: 877.321.9638Web: www.drexelmetals.comE-Mail: marketing@drexmet.comPRODUCT DESCRIPTIONSince 1985, Drexel Metals has provided a full range of superiorquality engineered metal roofing systems, equipment and custom fabrication services for commercial, governmental, industrial, historical and architectural customers worldwide. Headquartered in Louisville, KY, the company operates several sales, fabrication and distribution locations, in addition to its extended family of RegionalManufacturers (DM-ARM) network of certified contractors and distributors who further market Drexel Metals proven-brand products, all fully backed and site-certified by Drexel Metals’ industry-leading warranty programs.Manufacturer Memberships and Affiliations:• MCA - Metal Construction Assoc.• CSI - Construction Specifiers Institute• AIA - American Institute of Architects• NRCA - National Roofing Contractors Association• FRSA - Florida Roofing and Sheet Metals Association.• NERCA - New England Roofing Contractors Association• USGBC - United States Green Build Council.• Energy Star Partner• US DOE EEB Hub Platform Member - Energy Efficient Buildings Hub.• CMRC - Cool Metal Roof Council.• UL Environmental• ATI - Architectural Testing QATECHNICAL DATA• ASTM A755M -Standard Specification for Steel Sheet, Metallic Coated by the Hot-Dip Process and Prepainted by the Coil-Coating Process for Exterior Exposed Building Products• ASTM A792-96 - Standard Specification for Steel Sheet, 50% or 55% Aluminum-Zinc Alloy Coated by a hot dipping process.• ASTM B-209 - Standard Specification for Aluminum and Aluminum-Alloy Sheet and Plate• ASTM D 2244 - Standard Practice for Calculation of Color Tolerance and Color Differences.• ASTM D 968 - Abrasion Resistance• AAMA 2605 – High Performance Specification for PVDF Coated AluminumSPECIFICATION DATAStanding Seam Metal Roofing Panels 07 41 13METHODS OF APPLICATIONI. Install in accordance with recognized sheet metal practices and Drexel Metals details.II. Drexel Metals Products can be cut, formed and fastened using conventional hand, sheet metal tools and power tools.III. For best results cutting tools should be kept sharp, clean and in good working condition.IV. If the use of strippable film is used, all film should be removed from areas of concealed or joined pieces.V. Be aware of how tight the radius of your bends are. It is recommended 11⁄64" radius when fabricating hemmed components.SURFACE FINISH• PVDF (Kynar500® or Hylar5000®) manufactured by Valspar.• Drexel Metals Standard and Premium Colors Available.• Polyester, SMP and CustomAPPLICATION CHARACTERISTICS• Film Thickness• Topside finish:• Primer (dry) = 0.20 – 0.30 mils;• Topcoat (dry) = 0.70 – 0.80 mils;• Reverse side finish:• Primer (dry) = 0.15 – 0.25 mils;• Pigmented backer (dry) = 0.30 – 0.40 mils.• Total DFT for system = 0.90 – 1.10 mils. All measurements per ASTM D 5796.• Topside Color: Controlled to the Master Standard by an approved Color Difference Meter or Spectrophotometer, and by visual match under daylight and horizon light of a Macbeth Daylight Booth per ASTM D 1729.PHYSICAL PROPERTIES• Specular Gloss: 10% - 35%. Determined per ASTM D 523 at a glossmeter angle of 60° or 85° (low gloss is 10% @ 85°)• Pencil Hardness: Minimum pencil hardness, per ASTM D 3363, is “HB”.• Solvent Resistance: Passes minimum of 100 double rubs of a MEK soaked cloth, per ASTM D 5402.• Cross-Hatch Adhesion: No paint removal with Scotch #610 cellophane tape after cross-scoring with eleven horizontal and eleven vertical lines 1 mm apart, per ASTM D 3359.• Impact Resistance: No visible paint removal with Scotch #610 cellophane tape after direct and reverse impact of 80-inch pounds, using 5⁄8" steel ball on a Gardner Impact Tester, per ASTM D 2794.• T-Bend Adhesion: Per ASTM D 4145, no loss of adhesion when taped with Scotch #610 cellophane tape when subjected to a 2T-Bend.TESTING DATA• Humidity Resistance: No blistering, cracking, peeling, loss of gloss or softening of the finish after 2000 hours (HDG, Galvalume) or 3000 hours (Aluminum) of exposure to 100% humidity at 100°F ± 5°F, per ASTM D 2247.• Cleveland Condensing: No blistering, rusting or loss of adhesion of the finish after 1500 hours (Galvalume) or 3000 hours (Aluminum) of exposure at 120°F, per ASTM D 4585.• Water Immersion Resistance:Samples immersed in distilled water at 100°F per ASTM D 870 will exhibit no loss of gloss, blistering, cracking or color change after 500 hours.• Salt Spray Resistance: Samples diagonally scored and subjected to 5% neutral salt spray for 1000 hours (HDG, Galvalume) or 3000 hours (Aluminum), per ASTM B 117, then taped 1 hour after removal from the test cabinet with Scotch #610 cellophane tape, exhibit no blistering, no loss of adhesion and scribe creep no greater than 1⁄8".• Chemical Resistance: No significant color change after 24 hours exposure to 10% solutions of hydrochloric and sulfuric acids, per ASTM D 1308, Procedure 7.2 (spot test).• Kesternich Test: No significant color change after 10 cycles in a SO2 chamber, per ASTM G 87.• Accelerated Weathering:5 Hunter ΔE maximum color change, and at least #8 chalk rating after 10,000 hours exposure, per ASTM G 151 and G 154 using UVA-340 bulbs.• Exterior Weathering: Florida exposure (45º South), 5 Hunter ΔE maximum color change, per ASTM D 2244, and at least #8 chalk rating, per ASTM D 4214, Method A, after 20 years real-time exposure.• Abrasion Resistance: Per ASTM D 968, Method A, Fluropon passes 65 +/- 5 liters minimum of falling sand.• Flame Spread Rating: Fluropon displays a flame spread classification of A (Class 1) when tested in accordance with ASTM E 84.SPECIFICATION DATAStanding Seam Metal Roofing Panels 07 41 13MAHANA10’PL42VO PL60VO2’4’6’8’StandardConcealed burner with Quartz firebeadsBuilt in fan systemSafety screenOptionsLED backlightingStainless steel and powdercoated enclosuresEnclosure pedestalEnclosure coverSpeckled stones, driftwood, glass mediaRemote control on/offOUTDOOR SERIESFeaturesVentless design304 Stainless steelFans provide zone heating up to 10’VENTLESSOUTDOORA WARM BREEZEMAHANA CONTEMPORARYCARBONRAL 9005GRAPHITERAL 7015DUNERAL 9002Radiant & Forced Air Heat Distribution287'225ɋ/PROUDLY HANDCRAFTED IN NORTH AMERICAPL42VO PL60VOUNIT FRAM. UNIT FRAM.F.WIDTH435⁄8 42 675⁄8 66B.WIDTH415⁄8 42 655⁄8 66HEIGHT287⁄8 27¼ 287⁄8 27¼DEPTH13 115⁄8 13 115⁄8VIEWING37¼ × 141⁄8 61¼ × 141⁄8QUICK DIMENSIONSPAINTED METAL BASE FLASHINGPAINTED METAL ROOF MATERIALPAINTED METAL EXTERIOR WINDOW & DOOR CLADDINGOUTDOOR FIREPLACE APPLIANCE INSERT (2 PLACES)PROPOSED FRONTDOOR @ RESOURCEPROPOSED FRONTDOOR @ NEW HOMETRADITIONAL BLACK REGAL WHITE120 NEIGHBORHOOD USES 325 West Hopkins 2 2 3 3 4 4 5 5 66 7 7 88 1. 303 West Hopkins 2. 315 West Hopkins 3. 325 West Hopkins 4. 333 West Hopkins 5. 334 West Hopkins 6. 324 West Hopkins 7. 312 & 308 West Hopkins 8. 300 West Hopkins11 223344 55 66 77 88 1 1 2 2 3 3 4 4 5 5 66 7 7 88 121 111111111111111111111111111111111111111111111111111111111111111111111111111 RECEPTION* 706855, R: $23.009 D: $0.00 DOC CODE: RESOLUTION Pg 1 of 3,12/ 20/2024 at 11:04:04 AM Ingrid K. Grueter, Pitkin County, CO RESOLUTION #11 SERIES OF 2024) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, RELOCATION, AND SETBACK VARIATIONS FOR THE PROPERTY LOCATED AT 325 WEST HOPKINS AVENUE, LOTS C AND D, BLOCK 46; CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124- 64-002 WHEREAS, the applicant, 325 W HOPKINS LLC, PO BOX 7699, Aspen, CO 81611, represented by Sara Adams, BendonAdams, LLC, 300 South Spring Street #202, Aspen, CO 81611, has requested HPC approval for Conceptual Major Development, Relocation, and Setback Variations for the property located at 325 West Hopkins Avenue, Lots C and D, Block 46; City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070(d)(3) of the Aspen Municipal Code and other applicable Code Sections; and WHEREAS, per Aspen Municipal Code Section 26.580.050, the Community Development Director may exempt projects, or a portion thereof, from the calculation of Demolition if the Historic Preservation Commission has determined that non -historic elements of a property on Aspen's list of Historic Landmarks shall be removed in returning the historic resource to its original configuration or character; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090, Relocation; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.1 10(c), Setback Variations; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommends approval with conditions; and WHEREAS, HPC reviewed the project on August 7, 2024, September 25, 2024, and November 13, 2024, and considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval with conditions by a vote of 6 to 0. HPC Resolution #I I. Series of 2024 Page 1 of 3 Exhibit M 122 Section 1: Conceptual Major Development, Relocation, and Setback Variations. That the HPC hereby approves the Conceptual Major Development, Relocation, and Setback Variations for 325 West Hopkins Avenue, Lots C and D, Block 46; City and Townsite of Aspen, Colorado with the following conditions: 1. During the demolition of the non -historic addition and relocation of the historic resource, if additional historic material is discovered that is evidence of a different original footprint of the resource, the applicant will revise the proposal for review and approval by the project monitoring committee. 2. A preservation plan must be provided to and approved by the monitoring committee prior to construction, and include the following: a. The proposed details and dimensions of all new windows to, be installed in the historic resource, and historical photographic and/or physical evidence substantiating the same; b. The proposed details and dimensions of all new porch columns to be installed on the historic resource, and historic historical photographic and/or physical evidence substantiating the same; I Pending further land use approvals consistent with Aspen Land Use Code Sec. 26.415.070, no historic material may be removed, or otherwise altered. 4. For consideration and approval by the project monitoring committee prior to building permit application, a relocation -plan must be provided. 5. Financial assurance of $30,000 for the safe relocation of the historic structure onto a new basement foundation must be provided to the City upon applying for a building permit. 6. A final development plan application shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 7. The following variations are approved: a. A 4-feet- 13/4-inch reduction of the required 10-feet front setback for the historic resource above and below grade to a 5 -feet- 10 Y4-inches front setback. HPC Resolution #I I. Series of 2024 Page 2 of 3 123 b. A 3-feet-101/4-inch reduction of the from the required 5-foot side setback for the historic resource above and below grade to a I -foot- 13/4-inches side setback. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existins! Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or -proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 13 th day of November 2024. Approved as to Form: Approved as to Content: Kath rine Johns ssistant City Attorney Deputy City Clerk sonldhair HPC Resolution #I I, Series of 2024 Page 3 of 3 124 Exhibit N Referral Response PO Box 7699 Aspen, CO 81612 970 920 0236 phone 970 925 4347 fax To: City of Aspen Building Department Project: LPA-24-059, 325 W. Hopkins HPC Major Final Review From: Wheeler Clancy Date: September 29, 2025 Please see list of comments & associated responses to various Departments’ comments from the final round review of the HPC application for 325 W Hopkins Ave. below: Engineering – Attn: Kyla Smits 1. The survey incorrectly states in note 10 that the posted address is 325 W Francis. Please correct. Response: Survey has been updated w/ correct information. 2. The drainage report states this is a 3,000 square foot lot when the survey states it is 6,000 square feet. Please amend. Response: Drainage report has been updated. 3. The drywell is not located in the same location as the civil set on sheet A1.02. Please correct. Response: Architectural drawings incorrectly noted the drywell underneath the house - civil drawings show it in front. Correct location is front and updated Architectural drawings have been provided. 4. A variance for placing the drywell below the foundation will be needed. Please confirm that it will be possible to maintain the drywell and the stormwater system. Show the location of the proposed drywell on the site plans. It is very uncommon to place a drywell under a structure, clearly explain in the variance why no other detention options are possible. The variance should be included in the final review. 125 Exhibit N Referral Response Response: Drywell no longer underneath the house, instead will be installed in front where access for cleaning is easy. 5. Please include permeable pavers as a proposed facility in the drainage report. Response: Drainage report has been updated. 6. The proposed water meter must be located as close to the point of entry as possible, preferably in a mechanical room. Currently the proposed service line enters in a bedroom. The service line will not be permitted to run unmetered from the bedroom to the mechanical room. Response: Civil drawings have been updated to show the water line now extended to the mechanical room. An annotation also now calls out to install a water meter and pressure release valve within mech. room. 7. The utility plan should show the routing of all proposed secondary service lines to the guest house. Response: Secondary utility lines have been extended from the main residence to the existing building. Adequate spacing between the lines has been accounted for. 8. The utility plan should show the routing of the proposed sanitary sewer service. Response: A proposed sewer service line has been incorporated into Civil drawings that extend from the existing building to the main residence. The main residence is proposed to tie in and utilize the existing sewer service. Zoning – Attn: Owen Palcsik 1. Please remove condensing units on the east side of the property from the setback. Response: The condensing unit (CU) was removed. All CU’s are inside the building envelope. See updated Architectural sheet A1.02 2. The Floor Area Calculation numbers have changed between conceptual and final review. Please speak to the changes in lower level FAR between applications. Response: FAR changes stem from an error in original basement calculations. I had to shrink the house to correct the issue. Total FAR calcs should be the same. 3. It appears that the stairs are not being counted as floor area in the lower level FAR drawings and associated area calculation – they should be. Please update the FAR calculations to accommodate these changes. Response: Stairs were counted originally, it was a graphical error in the computer program. The stairs were displayed above the SF fill. The error has been corrected, see sheet Z1.01. Total SF calcs did not change. 126 Exhibit N Referral Response 4. The vertical metal colonnade to be added to the east side of the new detached home meets our definition of a fence and should not exceed 6 ft tall, per Sec. 26.575.e.5.q. Please revise elevations to meet this requirement. Response: Metal colonnade has been eliminated. A single column at the corner remains. See updated sheet A2.04 Building – Attn: Denis Murray & Nick Thompson 1. Please provide an address for each unit before permit application. Response: To be addressed at permit submission. 2. The new unit will comply with Ord 1 series 2023. The historic cottage as much as possible. Response: To be addressed at permit submission. 3. The existing historic cottage close to the property line will be required to protect the wall from the inside with two layers of 5/8 x sheet rock and install a fire sprinkler system. A sprinkler head should be located above any openings on the west wall. Response: To be addressed at permit submission. 4. The new building will need to demonstrate 30% maximum fenestration for above grade walls. Response: To be addressed at permit submission. 5. Is mechanical equipment proposed at grade? Response: Yes, several condensing units are proposed at grade, and are within the Building Envelope. Specs to be provided at permit submission. Thank you, Wheeler Clancy Richard Wax & Associates P.O. Box 7699 Aspen, CO 81612 970-920-0236 127 Page 1 of 7 Attachment B Historic Preservation Design Guidelines - Staff Findings 26.415.070 - Development involving designated historic property or property within a historic district. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. (d) Certificate of appropriateness for major development. (3) Conceptual development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1. The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the p roject's conformance with the City Historic Preservation Design Guidelines. 3. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 4. A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call- up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. 128 Page 2 of 7 Relevant Historic Preservation Design Guidelines & Findings The applicant requests a Certificate of Appropriateness for Major Development, Relocation, and Variations at 325 W. Hopkins Ave. for the purposes of restoring the historic resource and constructing a new, detached, two-story, single-family residence to its side and rear. Chapter 1: Site Planning and Landscape Finding 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Not Met 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Met 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Met 129 Page 3 of 7 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Met 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. Met/Not Met 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Met 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case-by-case basis. Met Chapter 2: Building Materials Finding 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. Met 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. Met 130 Page 4 of 7 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material Met Chapter 3: Windows Finding 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. Met 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. Met 3.3 Match a replacement window to the original in its design. • If the original is double -hung, then the replacement window must also be double-hung. If the sashes have divided lights, match that characteristic as well. Met 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. Met Chapter 5: Porches and Balconies Finding 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. TBD Chapter 6: Architectural Details Finding 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. Not Met 131 Page 5 of 7 6.5 Do does not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Not Met Chapter 9: Excavation, Building Relocation, and Foundations Finding 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openin gs. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. TBD Chapter 10: Building Additions Finding 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non -historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Met/Not Met 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Not Met 132 Page 6 of 7 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non -preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Met/Not met 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Not Met 133 Page 7 of 7 Chapter 11: New Buildings on Landmarked Properties Finding 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • AspenModern alignments shall be handled case -by-case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. Met 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. Met 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. Met/Not Met 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. Met 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale. • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. Met/Not Met 134 Page 1 of 2 Attachment C Variations Criteria - Staff Findings 26.415.110 - Benefits: (c) Variations. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. (1) The HPC may grant variations of the Land Use Code for designated properties to allow: a. Development in the side, rear and front setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five percent (5%) additional site coverage; d. Less public amenity than required for the on -site relocation of commercial historic properties. (2) In granting a variation, the HPC must make a finding that such a variation: a. Is similar to the pattern, features and character of the historic property or district; and/or Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic proper ty or historic district. 135 Page 2 of 2 Staff Recommendation: Approval of the request for setback variations. Variation Review Criteria for 325 W. Hopkins Ave. The applicant requests a front setback variation of 4 feet 1.75inches, and a side setback variation of 3 feet 10.25 inches to maintain the historic/current siting of the historic resource. c. Additionally, the applicant requests a 5-foot reduction from the required 10-foot setback for subgrade construction under the new building, the lightwell in the southwest corner of the new structure, mechanical equipment, portion of the lightwell at the rear of the resource, and outdoor fireplace as depicted in the application. In granting a variation, the HPC must make a finding that such a variation either: Finding Is similar to the pattern, features and character of the historic property or district; or Met Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property, or historic district. Met 136 Memorandum TO: Gillian White, gillian.white@aspen.gov Community Development Department FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: August 20, 2025 SUBJECT: Engineering Department Referral Comments PROJECT: LPA-24-059, 325 W. Hopkins HPC Major Final Review COMMENTS: These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of the Historical Preservation Committee meeting. Other requirements may be requested at time of permit. For Land Use: 1. The survey incorrectly states in note 10 that the posted address is 325 W Francis. Please correct. 2. The drainage report states this is a 3,000 square foot lot when the survey states it is 6,000 square feet. Please amend. 3. The drywell is not located in the same location as the civil set on sheet A1.02. Please correct. 4. A variance for placing the drywell below the foundation will be needed. Please confirm that it will be possible to maintain the drywell and the stormwater system. Show the location of the proposed drywell on the site plans. It is very uncommon to place a drywell under a structure, clearly explain in the variance why no other detention options are possible. The variance should be included in the final review. 5. Please include permeable pavers as a proposed facility in the drainage report. 6. The proposed water meter must be located as close to the point of entry as possible, preferably in a mechanical room. Currently the proposed service line enters in a bedroom. The service line will not be permitted to run unmetered from the bedroom to the mechanical room. 7. The utility plan should show the routing of all proposed secondary service lines to the guest house. 8. The utility plan should show the routing of the proposed sanitary sewer service. For Permit: 1. This project will qualify as a major level 2 review for Engineering Development. At permit, a full stamped Civil Plan set, drainage report, and soils report will be required. Other supporting documents may be requested. 2. Any damaged curb, gutter and sidewalk from construction or wear will need to be replaced. 3. Electric transformer easement clearances must meet requirements. The easement language must be agreed to by all parties and recorded before Certificate of Occupancy. 137 4. A permanent revocable encroachment license will be required for the retaining wall in the Right- of-Way at time of Certificate of Occupancy. 138 MEMORANDUM TO: Gillian White, Historic Preservation Officer FROM: Owen Palcsik, Planner Technician DATE: 09.02.2025 RE: Zoning Referral Comments – LPA-25-090 – 325 W Hopkins Please respond to the following before board approval: 1. Please remove condensing units on the east side of the property from the setback. 2. The Floor Area Calculation numbers have changed between conceptual and final review. Please speak to the changes in lower level FAR between applications. 3. It appears that the stairs are not being counted as floor area in the lower level FAR drawings and associated area calculation – they should be. Please update the FAR calculations to accommodate these changes. 4. The vertical metal colonnade to be added to the east side of the new detached home meets our definition of a fence and should not exceed 6 ft tall, per Sec. 26.575.e.5.q. Please revise elevations to meet this requirement. The following details will be needed for permit review: 1. If exterior lighting is included in this permit, please ensure it is compliant with Sec. 26.512, Exterior Lighting. Refer to 26.512.040, Submittal Process, for guidance regarding required submissions. A variety of other requirements may be necessary for building permit submittal and zoning review. 139 Outlook FW: LPA24-059 // 325 W Hopkins From Denis Murray <denis.murray@aspen.gov> Date Wed 9/10/2025 3:21 PM To Gillian White <gillian.white@aspen.gov> Denis Murray (He/Him/His) Plan Examination Manager | Community Development Department OFFICE 970.429-2761 CELL 970-309-6283 FAX 970-920-5440 www.cityofaspen.com Please note that my email address has changed. The City of Aspen is moving to a more secure and identifiable .GOV address for public communications. Please update your email contacts. Our Values: Stewardship | Partnership | Service | Innovation Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Denis Murray Sent: Thursday, June 20, 2024 5:08 PM To: Stuart Hayden <stuart.hayden@aspen.gov> Subject: LPA24-059 // 325 W Hopkins Building comments 140 1. Please provide an address for each unit before permit application. 2. The new unit will comply with Ord 1 series 2023. The historic cottage as much as possible. 3. The existing historic cottage close to the property line will be required to protect the wall from the inside with two layers of 5/8 x sheet rock and install a fire sprinkler system. A sprinkler head should be located above any openings on the west wall. 4. The new building will need to demonstrate 30% maximum fenestration for above grade walls. 5. Is mechanical equipment proposed at grade? Denis Murray (He/Him/His) Plan Examination Manager | Community Development Department OFFICE 970.429-2761 CELL 970-309-6283 FAX 970-920-5440 www.cityofaspen.com Please note that my email address has changed. The City of Aspen is moving to a more secure and identifiable .GOV address for public communications. Please update your email contacts. Our Values: Stewardship | Partnership | Service | Innovation Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. 141 Outlook FW: 325 W. Hopkins Energy Code Requirements From Denis Murray <denis.murray@aspen.gov> Date Wed 9/10/2025 3:22 PM To Gillian White <gillian.white@aspen.gov> 1 attachment (3 MB) IMG_7562.JPG; Denis Murray (He/Him/His) Plan Examination Manager | Community Development Department OFFICE 970.429-2761 CELL 970-309-6283 FAX 970-920-5440 www.cityofaspen.com Please note that my email address has changed. The City of Aspen is moving to a more secure and identifiable .GOV address for public communications. Please update your email contacts. Our Values: Stewardship | Partnership | Service | Innovation Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Denis Murray <denis.murray@aspen.gov> Sent: Tuesday, January 14, 2025 5:14 PM To: Wheeler Clancy <wheeler@rwaspen.com> Subject: RE: 325 W. Hopkins Energy Code Requirements 142 You left your hat in my office. You may pick it up next time you come by! Denis Murray (He/Him/His) Plan Examination Manager | Community Development Department OFFICE 970.429-2761 CELL 970-309-6283 FAX 970-920-5440 www.cityofaspen.com Please note that my email address has changed. The City of Aspen is moving to a more secure and identifiable .GOV address for public communications. Please update your email contacts. Our Values: Stewardship | Partnership | Service | Innovation Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Wheeler Clancy <wheeler@rwaspen.com> Sent: Tuesday, January 14, 2025 2:56 PM To: Nick Thompson <nick.thompson@aspen.gov> Cc: Denis Murray <denis.murray@aspen.gov>; Fritz Diether <fritzd@frostbusters.com>; Coghlanv <coghlanv@gmail.com>; Kaitlin Roos <kaitlin@rwaspen.com> Subject: RE: 325 W. Hopkins Energy Code Requirements Thank you, Nick! As always, I really appreciate your help. Best, Wheeler Clancy | Associate AIA Richard Wax & Associates PO Box 7699 Aspen, CO 81612 970.948.8771 Cell 970.920.0236 Office 143 From: Nick Thompson <nick.thompson@aspen.gov> Sent: Tuesday, January 14, 2025 2:43 PM To: Wheeler Clancy <wheeler@rwaspen.com> Cc: Denis Murray <denis.murray@aspen.gov>; Fritz Diether <fritzd@frostbusters.com>; Coghlanv <coghlanv@gmail.com>; Kaitlin Roos <kaitlin@rwaspen.com> Subject: RE: 325 W. Hopkins Energy Code Requirements Hi Wheeler, Yes, the 2021 IECC Aspen is the code you will be on. Item 3 just means you’ll need to provide the U-factor (max 0.26) and solar heat gain coefficients (SHGC, max 0.35) for all windows and doors. Some of your windows appear to be too large to ship assembled from the factory so you’ll need to work with the supplier on how you will comply with our fenestration policy. Item 4 only applies if you will have some lower performing windows that you need to offset with higher performing windows using an area weighted average. You can take it a step further by trading off insulation amounts, etc. but for that you’ll want to use REScheck. HERS rating/rater not required. Either get the new building to pass using the values from the prescriptive table (R402.1.3) or using a REScheck that passes by 23% or better. Your project has a lot of glazing. To be eligible for the prescriptive/REScheck paths, you must get the glazing under 30% of the exterior above grade wall area. See the 2021 Submittal Guide - Single Family & Duplex PDF for an explanation of that (and an explanation of many other submittal requirements). If glazing will exceed 30%, then you must use the Performance or ERI path, which does require a rater. The historic building may be exempted from certain portions of the energy code but only where it would threaten the historic fabric/significance and you must put together a report detailing what you can and can’t comply with. I strongly suggest requesting a pre-submittal meeting (contact Emily Page) when you get closer to being ready where we meet for an hour to go over questions and provide you with a checklist customized to your project. Nick Thompson (He/Him/His) Plans Examiner/Building Inspector III | Building Department | Community Development 427 Rio Grande Place Aspen, CO 81611 (O): 970.429.2757 | (C): 970.456.5165 aspen.gov My typical in-office days are Mondays, Tuesdays, and Wednesdays. I work remotely Thursdays and Fridays. Our Values: Stewardship | Partnership | Service | Innovation 144 Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Wheeler Clancy <wheeler@rwaspen.com> Sent: Tuesday, January 14, 2025 1:16 PM To: Nick Thompson <nick.thompson@aspen.gov> Cc: Denis Murray <denis.murray@aspen.gov>; Fritz Diether <fritzd@frostbusters.com>; Coghlanv <coghlanv@gmail.com>; Kaitlin Roos <kaitlin@rwaspen.com> Subject: 325 W. Hopkins Energy Code Requirements Hi Nick, I’m hoping you can help guide me to the best approach for the new energy code requirements. I’m not very familiar w/ the new code so bear with me. We have a new project coming up, 325 W Hopkins, that involves a new house, and restoration or a historic cabin. We received initial approval from HPC and are working on the second round, so permit application is still a ways off but I’d like to know what to expect. Do we follow the attached document? If so, I’m most curious what exactly numbers 3 & 4 entail in Part 2 below. Does that means a HERS rating? For the new house, will we be able to follow a prescriptive method for the energy code (e.g. insulation, windows/doors, etc). Or will we be required a more detailed approach, like a full HERS rating? Considering the Historic Resource is 2x4 walls and we may not be allowed to add spray foam insulation, I’m assuming it doesn’t need to follow the current energy code. Is that accurate? Snapshot from 2021 IECC Aspen Changes: 145 Wheeler Clancy | Associate AIA Richard Wax & Associates PO Box 7699 Aspen, CO 81612 970.948.8771 Cell 970.920.0236 Office 146 147