HomeMy WebLinkAboutApplication R1.110 Neale Ave.20200505forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Basalt: 104 Midland Ave, #202 Basalt, CO 81621
Forum Phi Architecture
715 W Main Street,
Aspen CO 81611
May 5, 2020
Dear Members of the Historic Preservation Commission,
Forum Phi humbly submits the attached application for Major Development Review on behalf of our client, 17
Queen LLC. The project site is 110 Neale Avenue, located in Aspen, CO. The site lies at the corner of Queen St.
and Neale Ave. The parcel ID is 273707383002.
This application documents a proposal for the renovation of and addition to the existing residence on the site.
Forum Phi met with the Community Development Director to review the scope of the project and received the Pre-
Application Summary, which documents the requirements of this submittal. This application is full and complete in
accordance with the guidelines set forth in the Pre-Application Summary. As chapters 2-10 relate to proposed
work on historic buildings, Forum Phi has responded to Chapters 1, 11, and 12 of the HPC Design Guidelines.
The existing house was constructed in 2006, and so this project does not seek to deal directly with an historic
resource. The historic designation stems from the site itself, which is a result of an Historic Lot Split that created
the current parcels 110 and 114 Neale Avenue. 114 Neale hosts an historic cabin which was renovated and
added onto several years ago. This proposal documents the relationship of the house at 110 Neale to the historic
resource at 114 Neale and has been developed to minimize any impact on the neighboring historic resource.
While the application proposes massing and footprint changes to the Queen St. side of the house at 110 Neale,
the portion adjacent to the historic resource will remain unchanged in form and scale.
All proposed changes have been considered in accordance with applicable RDS standards. These standards
serve as a guide for design within our context, encouraging design at a human scale, requiring consideration of
appropriate building materials, and promoting a healthy relationship between building and street.
Significant (but not historic) landscape improvements exist on the site. The project attempts to retain all trees on
the site to the greatest extent practicable and does not propose to remove any trees between the house at 110
Neale and the historic resource at 114 Neale.
Thank you for your consideration. We look forward to addressing your comments.
Best regards,
Kurt Peterson,
Project Manager
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
110 Neale Avenue, Aspen, CO 81611
Forum Phi Architecture, LLC C/O Kurt Peterson
715 W MAIN ST, STE 204 ASPEN CO 81611
(303) 884-7756 kpeterson@forumphi.com
x
The client is seeking approval for a renovation to the existing residence.
110 Neale Ave contains two structures: one single family residence and one ADU.
273707383002
110 Neale Ave
17 Queen LLC
110 Neale AvenueAspen, CO 81611
Exhibit A
X
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
X
X
X
X
Exhibit A
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of
these fees is a condition precedent to determining application completeness. I understand that as the property owner that I
am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are
non-refundable.
$___________flat fee for ____________________ $____________ flat fee for ____________________________________
$___________ flat fee for ___________________ $_____________ flat fee for____________________________________
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application.
I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for
City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be
made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the
City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an
invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay
the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not
render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree
to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates
hereinafter stated.
$________________ deposit for_____________ hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen: Property Owner:
________________________________ _______________________________________________
Jessica Garrow, AICP
Community Development Director Name:
_______________________________________________
Title:
____________________________________________________
City Use:
Fees Due: $____Received $_______
Exhibit B
PRE-APPLICATION CONFERENCE SUMMARY
DATE: January 27, 2020
PLANNER: Amy Simon, amy.simon@cityofaspen.com
PROJECT NAME AND ADDRESS: 110 Neale Avenue
REPRESENTATIVE: Forum Phi, kpeterson@forumphi.com
DESCRIPTION: 110 Neale Avenue is a non-historic house on a lot created through a historic landmark lot split.
An exterior remodel involving changes to form and materials is proposed and requires review and approval
by the Historic Preservation Commission as Major Development, which is a two-step process. At Conceptual
Review, HPC will consider the massing and siting of the any proposed new work. Following Conceptual,
staff will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or
to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant
projects.
After Call-Up, the applicant may apply for Final review, which addresses exterior materials and lighting,
fenestration, and landscape.
Staff will review the project and make a recommendation to HPC, based on the Historic Preservation
Design Guidelines. The Residential Design Standards must also be met. HPC will make a decision to
approve, approve with conditions, or deny the proposal.
Below are links to relevant documents and a list of information needed to submit an application.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.410.030 Residential Design Standards – Single Family/Duplex
26.415.070.D Development involving designated historic property or property within a
historic district, Certificate of Appropriateness for major development
26.575.020 Calculations and Measurements
26.710.050 Moderate-Density Residential (R-15)
For your convenience – links to the Land Use Application and Land Use Code are below:
Historic Preservation Design Guidelines
Historic Preservation Land Use Application Packet
Land Use Code
Exhibit C
REVIEW BY:
•Staff for Complete Application and recommendations
•Historic Preservation Commission for determinations
•City Council for notice of the HPC Conceptual decision
PUBLIC HEARING: Yes, at Conceptual and Final
PLANNING FEES: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal.
REFERRAL FEES: No fees, however staff will seek referral comments from the Building Department,
Zoning and Parks regarding any relevant code requirements or considerations.
TOTAL DEPOSIT: $1,950 at Conceptual and at Final
APPLICATION CHECKLIST – Please submit these items to via email to amy.simon@cityofaspen.com, in a
single pdf document.
¨Completed Land Use Application and signed Fee Agreement.
¨Pre-application Conference Summary (this document).
¨Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado,
listing the names of all owners of the property, and all mortgages, judgments, liens, easements,
contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for
the Development Application.
¨Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of
the applicant.
¨HOA Compliance form (Attached to Application)
¨A site plan and survey showing property boundaries, the location and orientation of existing and
proposed improvements, proximity to any preserved view planes, and predominant site
characteristics.
¨A written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development complies with the review standards relevant to the development
application and relevant land use approvals associated with the property.
¨Scaled elevations and/or drawings of the proposed work and its relationship to the designated
building.
Exhibit C
¨Supplemental materials to provide a visual description of the context surrounding the designated historic
property including photographs and other exhibits, as needed, to accurately depict location and extent of
proposed work.
¨Residential Design Standards Application Packet – Single Family
For Conceptual, the following items will need to be submitted in addition to the items listed above:
¨Graphics identifying preliminary selection of primary exterior building materials.
¨A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above:
¨Drawings of the street facing facades must be provided at ¼” scale.
¨Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
¨A lighting plan and landscape plan, including any visible stormwater mitigation features.
Once the application is deemed complete, the following items will be needed:
¨Total deposit for review of the application.
¨A final copy of the full application provided in pdf file format, if additional materials were required during
the completeness review.
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.
Exhibit C
Exhibit D
RECEPTION#: 629520, 05/23/2016 at 10:55:33 AM, 1 OF 3, R $21.00
DF $1214.00 Janice K. Vos Caudill, Pitkin County, CO
After recording return to:
Attorneys Title Insurance Agency of Aspen, LLC
715 West Main Street, Suite 202
Aspen, Colorado 81611
GENERAL WARRANTY DEED
J' THIS DEED is dated J May 2o16, is granted and made by and between ALICE BRIEN (the
"Grantor") and 17 QUEEN LLC, a Colorado limited liability company, whose mailing address is:
c/o Millard J. Zimet, P.C., 1315 Mountain View Drive, Aspen, Colorado 8i6ii (the "Grantee").
WITNESS, that the Grantor, for and in consideration of the sum of Twelve Million, One Hundred Forty
Thousand and oo/loo U.S. Dollars ($12,140,000.00) and other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, hereby grants, bargains, sells, conveys and
confirms unto the Grantee and the Grantee's successors and assigns forever, all the real property,
together with any improvements thereon, located in all the real property, together with any
improvements thereon, located in the City of Aspen, Pitkin County, Colorado, described as:
LOT 2, AS SHOWN ON THE SUBDIVISION EXEMPTION PLAT OF 114 NEALE/17
QUEEN HISTORIC LOT SPLIT, according to the Plat thereof recorded May 29,1998
in Plat Book 45 at Page 17;
Also known as: 17 Queen Street, Aspen, Colorado 81611.
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in
anywise appertaining, the reversions, remainders, rents, issues and profits thereof, and all the estate,
rights, titles, interests, claims and demands whatsoever of the Grantor, either in law or equity, of, in
and to the above bargained premises, with the hereditaments and appurtenances;
TO HAVE AND TO HOLD the said premises above bargained and described, with the
appurtenances, unto the Grantee and the Grantee's successors and assigns forever.
The Grantor, for herself and for her heirs, successors and assigns, covenants, grants, bargains, and
agrees to and with the Grantee, and the Grantee's successors and assigns that at the time of the
ensealing and delivery of these presents, the Grantor is well seized of the premises above conveyed;
Calti has good, sure, perfect, absolute and indefeasible estate of inheritance, in law and in fee simple; and
has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner
and form as aforesaid; and that the same are free and clear from all former and other grants,
bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature
soever, except taxes for 2016, not yet due and payable, and:
1. Right of way for ditches or canals constructed by the authority of the United States, as
6 described in the United States Patent dated dated August 21,1958, and recorded August 29;1958, in
Book 185 at Page 69, as Reception No.1o6874.
2. Any and all notes, easements and recitals as disclosed on the recorded East Aspen
Subdivision Plat recorded August 24,1959, in Ditch Book 2A at Page 252, as Reception No,108453.
3. Any and all notes, easements and recitals as disclosed on the recorded Boundary Agreement
Plat recorded April 29,1982, in Book 13 at Page 35, as Reception No. 240935•
4. Terms, conditions, provisions, agreements and obligations specified under An Ordinance
Designating a Portion of 17 Queen Street as H, Historic Landmark Pursuant to Division 7, Section 7-
701 of the Land Use Code, dated March 12, 19go, and recorded August 21, 19go, in Book 627 at Page
834, as Reception No. 325486• CITY OF ASPEN CITY OF ASPEN
WRETT PAID HRETT PAID
DATE REP NO.,51*31 DATE, 1llREP NO. 5Ma3 /
RECEPTION#: 629520, 05/23/2016 at 10:55:33 AM, 2 OF 3,
Janice K. Vos Caudill, Pitkin County, CO
GENERAL. WARRANTY DEED
Alice Brien
to:
17 Queen LLC
5. Terms, conditions, provisions, agreements and obligations specified under the Covenant
Burdening Real Property dated April 8, i99i, and recorded July 1, i99i, in Book 65o at Page 264, as
Reception No. 334163.
6. Terms, conditions, provisions, agreements and obligations specified under An Ordinance of
the City Council, of the City of Aspen, Colorado, Designating 17 Queen Street, a Metes and Bounds
Parcel of Land being part of Tract 40, East Aspen Addition to the City of Aspen as "H", Historic
Landmark Pursuant to Section 26.76.030 of the Aspen Municipal Code, dated January 13,1997, and
recorded September 3,1997, as Reception No. 407978•
7. Any and all notes, easements and recitals as disclosed on the recorded Subdivision Exemption
Plat for 114 Neale / 17 Queen Street Lot Split Plat recorded May 29,1998, in Plat Book 45 at Page 17,
as Reception No. 417433•
8. Terms, conditions, provisions, agreements and obligations specified under An Ordinance of
the Aspen City Council Granting Approval for a Subdivision Exemption for an Historic Landmark Lot
Split at 114 Neale Avenue / 17 Queen Street (Parcel 1, of the Boundary Agreement Plat thereof
recorded in Plat Book 13 at Page 35, City of Aspen, County of Pitkin, State of Colorado) Aspen,
Colorado, and Declaring an Emergency in Accordance with Section 4.11 of the Aspen City Charter
(Ordinance No.16 - Series of 1998), dated May 26,1998, and recorded February 18, 2000, as
Reception No. 44o652.
9. Terms, conditions, provisions, agreements and obligations specified under the Resolution of
the Aspen Historic Preservation Commission Approving an Application for Major Development
(Final) for the New House Located at 114 Neale Street / 17 Queen Street, Historic Landmark Lot Split,
Lot 2, City and Townsite of Aspen, Colorado (Resolution No.16 - Series of 2003, recorded July 24,
2003, as Reception No. 485909-
10. Terms, conditions, provisions, agreements and obligations specified under the Accessory
Dwelling Unit Deed Restriction Pursuant to Section 26.520 of the City of Aspen Municipal Code,
dated August 26, 2003, and recorded November 7, 2003, as Reception No. 49o883•
11. Terms, conditions, provisions, agreements and obligations specified under the Property Use
License, recorded June 18, 2004, as Reception No. 4988o1.
12. Terms, conditions, provisions, agreements and obligations specified under A Resolution of
the Aspen Historic Presrevation Commission (HPC) Approving an Application for Major
Development (FINAL) and a Residential Design Standards Variance for 114 Neale Avenue, Lot 2 of
the 114 Neale/17 Queen Street Historic Landmark Lot Split, City and Townsite of Aspen, Colorado
(Resolution No. 5, Series of 2005) recorded February 25, 2005, as Reception No. 507358•
13. Fence lines do not correspond to the property boundary, as shown on the Improvement
Survey Plat, provided by Peak Surveying, Inc., dated April 28, 2016, as Project No.16026.
14. Overhead utility lines traverse through the subject property, as shown on the Improvement
Survey Plat, provided by Peak Surveying, Inc., dated April 28, 2os6, as Project No.16026.
Page 2 of 3
RECEPTION#: 629520, 05/23/2016 at 10:55:33 AM, 3 OF 3,
Janice K. Vos Caudill, Pitkin County, CO
GENERAL, WARRANTY DEED
Alice Brien
to:
17 Queen LLC
15. Encroachment of Parcel 2's Concrete Driveway onto the southeast portion of the subject
property, as shown on the Improvement Survey Plat, provided by Peak Surveying, Inc., dated April
28, 2oi6, as Project No. 16026.
And the Grantor shall and will WARRANT AND FOREVER DEFEND the above described premises,
in the quiet and peaceable possession of the Grantee and its succes rs arid,assigns of the Grantee,
against all and every person or persons claiming the whole or atyy"p rt tWeof.
IN WITNESS WHEREOF, the Grantor has executed this4eed,006 date set forth above.
State of Colorado ) '�
) ss
County of Pitkin )
The foregoing Warranty Deed, was executed and acknowledged before me on c 0Q May 2o16,
by Alice Brien.
Witness my hand and offici4l s al.
a My commission expires: (p�apa� A_
Notary Public
NICOLE EB Y
NOTARY PUBLIC
STATE OF COLORADO
NOTARY M 20084004424
My COMMISSION EXPIRES fEB. e, 2020
Page 3 of 3
Leslie Miller Saiontz
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S
S
S
GASLINE
SEWERLINE
T
T
CO
N
C
R
E
T
E
S
I
D
E
W
A
L
K
SIGN
(TYP.)
COMM.
MANHOLES
CONCRETE BOX
INV EL=7896.20'
IRRIGATION
CONTROL
GRAVEL
PARKING
PARCEL 2
PROJECT AREA
12' SEWERLINE EASEMENT
PER BK 250 PG 477 &
PLAT BK 13 PG 35
12'
WATERLINE EASEMENT
PER BK 340 PG 1
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
E
X
-
U
E
E
X
-
U
E
EX
-
U
E
E
X
-
U
E
E
X
-
U
E
E
X
-
U
E
E
X
-
U
E
E
X
-
U
E
E
X
-
U
E
EX
-
U
E
EX
-
U
E
EX-UE
E
X
-
U
E
E
X
-
U
E
T
T
T
CT
V
CT
V
CTV
CT
V
CT
V
CT
V
CT
V
CT
V
CT
V
CT
V
CT
V
C
T
V
C
T
V
C
T
V
W
W
W
W
W
W
W
W
W
W
W
W
W
E
X
-
U
E
EX
-
U
E
EX
-
U
E
EX-
U
E
EX-U
E
EX-UE
EX-U
E
T
T
T
G
G
G
G
WATERLINE
GASLINE
ELECTRIC
CATV
TE
L
E
P
H
O
N
E
OV
E
R
H
E
A
D
E
L
E
C
T
R
I
C
T
I
E
R
E
T
A
I
N
I
N
G
W
A
L
L
UPP
E
R
L
E
V
E
L
W
O
O
D
D
E
C
K
BOULDER
WALL (TYP.)
BOULDER
WALL (TYP.)
IRR.
CONTROL
D
D
D
F.F.
7914.6'
RIDGE
7933.9'
RIDGE
7936.0'
CHIMNEY
7940.0'
F.F.
7903.6'
F.F.
7908.8'
F.F.
7904.1'
RIDGE
7918.4'
W
W
W
W
W
W
W
W
W
W
W
W
STEEL
POST
T1
T2
T3
T4
T5
T6
T7
T8
T9
T10
T11
T12
T13
T14
T15
T16
T17
T18
T19 T20
T21
T22
T23
T24
T25
T26
T27
T28
T29
T30
T31
T32
T33
T34
T35
T36 T37
T38
T39
T40
T41
T42
T43
T44
T45 T46
T47
T48
T49
T50
T51
T52
T53
T54
T55
T56
T57
T58
T59
T60
T61
T62
T63
T64
T65
T66
T67
T68
T69
T70
T71
T72
T73
T74
T75T76
T77T78
STORM DRAIN
RIM 7902.00'
BOTT 7889.12'
AREA
DRAIN
AREA
DRAIN
C.O.A. CONTROL
Q-159 BEARS
N77°07'51"W 1359.26'
C.O.A. CONTROL
#4 BEARS
S32°07'00"W 387.54'
7
9
2
0
79
2
3
79
2
0
7
9
1
5
7
9
0
5
7
9
1
0
790
3
AREA
SLOPE TABLE
NUMBER
1
2
3
MIN. SLOPE
0.001%
20.000%
30.000%
MAX. SLOPE
20.000%
30.000%
+
COLOR
10437.85
1975.24
2746.91
ByNO.Date Project NO.RevisionDrawn By:
Checked By:
Date:
Computer File:
P.O. Box 1746
Rifle, CO 81650
Phone (970) 625-1954
Fax (970) 579-7150
www.peaksurveyinginc.com
S
NW
E
P e a k Su r v ey i ng, Inc.
Sinc e 2 0 0 7
16029B
1 OF 1
17 QUEEN, LLC
CITY OF ASPEN, COLORADO
IMPROVEMENT & TOPO SURVEY
LOT 2, 114 NEALE/17QUEEN HISTORIC
LOT SPLIT- 110 NEALE AVE.
JRN
JRN
SEPT 27, 2018
029-IMPTOPO
1 10/19/18 UPDATE SLOPE TABLE JRN
2 10/22/18 UPDATE SLOPE TABLE JRN
3 05/12/20 UPDATE SURVEY JRN
N
E
S
W
0
30
60
90
120
150
180
210
240
270
300
330
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010 10 20 405
COL O R A D O L I CE
N
S
E
D
P
R
O
F
E
SSIONAL L A N D S U RVEYOR
JAS O N R . N
E
I
L
37935
IMPROVEMENT SURVEY PLAT
& TOPOGRAPHIC SURVEY
LOT 2, 114 NEALE/17QUEEN HISTORIC LOT SPLIT
ACCORDING TO THE PLAT RECORDED MAY 29, 1998 IN PLAT BOOK 45 AT PAGE 17
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
PROPERTY DESCRIPTION
LOT 2, 114 NEALE/17QUEEN HISTORIC LOT SPLIT, ACCORDING TO THE PLAT RECORDED MAY 29,
1998 IN PLAT BOOK 45 AT PAGE 17, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
NOTES:
1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING
SETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN
THE TITLE COMMITMENT PREPARED BY ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
AND FIRST AMERICAN TITLE INSURANCE CO. INC. COMMITMENT NO. 16003515, DATED
EFFECTIVE APRIL 20, 2016.
2) THE DATE OF THIS SURVEY WAS APRIL 27, 2016, SEPTEMBER 18, 2018 AND MAY 05, 2020.
3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S50°20'03"E BETWEEN THE
NORTHWESTERLY CORNER OF LOT 2, A #5 REBAR & CAP L.S. #25947 FOUND IN PLACE AND THE
NORTHEASTERLY CORNER OF LOT 2, A #5 REBAR & CAP L.S. #25947 FOUND IN PLACE.
4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.
5) THIS SURVEY IS BASED ON THE 114 NEALE/17QUEEN HISTORIC LOT SPLIT SUBDIVISION
EXEMPTION PLAT RECORDED MAY 29, 1998 IN PLAT BOOK 45 AT PAGE 17 AND THE BOUNDARY
AGREEMENT PLAT RECORDED APRIL 29, 1982 IN PLAT BOOK 13 AT PAGE 35 IN THE PITKIN
COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.
6) BUILDING SETBACKS ACCORDING TO THE CITY OF ASPEN LAND USE CODE FOR R-15A
26.710.060 ARE AS FOLLOWS:
FRONT YARD SETBACK
RESIDENTIAL DWELLING = 25'
ACCESSORY AND ALL OTHER BUILDINGS = 30'
SIDE YARD SETBACK = 10'
REAR YARD SETBACK
RESIDENTIAL DWELLING = 10'
ACCESSORY AND ALL OTHER BUILDINGS = 5'
BUILDING SETBACKS SHOULD BE VERIFIED WITH THE CITY OF ASPEN PLANNING DEPARTMENT
PRIOR TO ANY PLANNING OR CONSTRUCTION.
7) ELEVATIONS AS SHOWN ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN
COLORADO RTVRN GPS NETWORK (1988 ORTHO DATUM) YIELDING AN ONSITE ELEVATION OF
7903.71' ON THE SOUTHEASTERLY CORNER OF LOT 2. CONTOUR INTERVAL EQUALS 1 FOOT.
8) ACCORDING TO FEMA PANEL NO. 08097C0204C, DATED JUNE 04, 1987 THE SUBJECT PROPERTY
IN NOT WITHIN THE 100 YEAR FLOODPLAIN.
9) AT THE TIME OF THE MAY 05, 2020 FIELD VISIT MISC. EXTERIOR WORK WAS BEING
PERFORMED AND TEMPORARY CONSTRUCTION FENCES EXISTED.
NO
R
T
H
VICINITY MAP
SCALE: 1" = 2000'
SUBJECT
PROPERTY
IMPROVEMENT SURVEY STATEMENT
I, JASON R. NEIL, HEREBY CERTIFY TO 17 QUEEN LLC, A COLORADO LIMITED LIABILITY
COMPANY, THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED UNDER THE LAWS OF THE
STATE OF COLORADO; THAT THIS IMPROVEMENT SURVEY PLAT IS TRUE, CORRECT AND
COMPLETE BASED ON MY KNOWLEDGE, INFORMATION AND BELIEF AS LAID OUT AND SHOWN
HEREON; THAT THIS IMPROVEMENT SURVEY PLAT IS NOT A GUARANTY OR WARRANTY,
EITHER EXPRESSED OR IMPLIED, THAT THIS IMPROVEMENT SURVEY PLAT WAS MADE BY ME
FROM AN ACCURATE SURVEY OF THE REAL PROPERTY PERFORMED BY ME OR UNDER MY
DIRECT SUPERVISION ON APRIL 27, 2016, SEPTEMBER 18, 2018 AND MAY 05, 2020; THAT, IN THE
PREPARATION OF THIS IMPROVEMENT SURVEY PLAT, I RELIED UPON THE TITLE COMMITMENT
PREPARED BY ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC AND FIRST AMERICAN
TITLE INSURANCE CO. INC. COMMITMENT NO. 16003515, DATED EFFECTIVE APRIL 20, 2016; THAT
THE LOCATION AND DIMENSIONS OF ALL BUILDINGS, IMPROVEMENTS, EASEMENTS, RIGHTS OF
WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THE REAL PROPERTY
AND MATTERS REFERENCED IN SAID TITLE COMMITMENT CAPABLE OF BEING SHOWN ARE
ACCURATELY SHOWN, AND THAT THIS PLAT IS IN ACCORDANCE OF AN IMPROVEMENT
SURVEY PLAT AS SET FORTH IN C.R.S. §38-51-102(9).
DATED: MAY 12, 2020
BY:___________________________________
JASON R. NEIL, P.L.S. NO. 37935
FOR AND ON BEHALF OF
PEAK SURVEYING, INC.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 1
FORUM PHI | 110 Neale HPC Application
Application Checklist
A Land Use Application Packet
B Fee Agreement
C Pre-Application Conference Summary
D Ownership and Encumbrance Report
E Consent and Authorization to Represent
F HOA Compliance form
G Survey
H Written Description of Proposal
I HPC Conceptual Drawing Set
J Supplemental materials - description of the context surrounding the designated historic property
K Residential Design Standards Application Packet – Single Family
L Dimensional Requirements Form
M Mailing List
EXHIBIT SUMMARY
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 2
FORUM PHI | 110 Neale HPC Application
110 Neale Avenue is a non-historic house on a lot created through a historic landmark lot
split. An exterior remodel involving changes to form and materials is proposed and
requires review and approval by the Historic Preservation Commission as Major
Development, which is a two-step process. At Conceptual Review, HPC will consider the
massing and siting of the any proposed new work. Following Conceptual, staff will inform
City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision
or to “Call Up” aspects of the approval for further discussion. This is a standard practice
for all significant projects.
After Call-Up, the applicant may apply for Final review, which addresses exterior materials
and lighting, fenestration, and landscape.
Staff will review the project and make a recommendation to HPC, based on the Historic
Preservation Design Guidelines. The Residential Design Standards must also be met.
HPC will make a decision to approve, approve with conditions, or deny the proposal.
1
Completed Land Use Application and signed Fee Agreement.See Attached Exhibit A & B – Land
Use Application & Fee Agreement
2
Pre-application Conference Summary (this document).See Attached Exhibit C – Pre-
Application Conference Summary
APPLICATION CHECKLIST
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 3
3
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.
See Attached Exhibit D – Ownership
and Encumbrance Report
4
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.
See Attached Exhibit E - Consent and
Authorization to Represent
5
HOA Compliance form (Attached to Application)See Attached Exhibit F - Homeowner
Association Compliance Form
6
A site plan and survey showing property boundaries, the location and orientation of
existing and proposed improvements, proximity to any preserved view planes, and
predominant site characteristics.
See Attached Exhibit G - Sheet A-
001 & Survey
7
A written description of the proposal and an explanation in written, graphic, or model form
of how the proposed development complies with the review standards relevant to the
development application and relevant land use approvals associated with the property.
See Attached Exhibit H - Written
Description of Proposal
8
Scaled elevations and/or drawings of the proposed work and its relationship to the
designated building.See Attached Exhibit I
9
Supplemental materials to provide a visual description of the context surrounding the
designated historic property including photographs and other exhibits, as needed, to
accurately depict location and extent of proposed work.
See Attached Exhibit J - photographs
and streetscape elevation
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 4
10
Residential Design Standards Application Packet – Single Family See Attached Exhibit K -Residential
Design Standards Application
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 5
FORUM PHI | 110 Neale HPC Application
Sec. 26.304.010. - General.FP Response
This Chapter sets out the common procedures for review of all development applications,
unless otherwise specifically stated. Generally, all proposed development shall be subject
to the following six (6) step approval process.
(a) A pre-application conference between the applicant and a staff member of the
Community Development Department;
(b) Submission of the development application and fees by the applicant;
(c)Determination of completeness and review of the development application by the
Community Development Director;
(d)Review of the development application by the relevant decision-making body;
(e)Receipt of a development order or certificate of zoning compliance;
(f)Receipt of a building permit.
SECTION 26.304: COMMON DEVELOPMENT REVIEW PROCEDURES
This application is full and complete,
and complies with the submittal and
procedural requirements described in
Code Section 26.304.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 6
FORUM PHI | 110 Neale HPC Application
Sec. 26.410.030. - Single-family & duplex standards.FP Response
(a) Applicability. Unless stated otherwise below, the design standards in this Section
shall apply to all single-family and duplex development.
See RDS Application for Compliance
all relevant sections have been
addressed
SECTION 26.410. RESIDENTIAL DESIGN STANDARDS
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 7
FORUM PHI | 110 Neale HPC Application
Sec. 26.415.070. - Development involving designated historic property or
property within a historic district.FP Response
(a) Exempt development.
(1)Selected activities are exempted from the development review procedures including
paint color selection, exterior repainting or replastering similar to the existing finish or
routine maintenance such as caulking, replacement of fasteners, repair of window glazing
or other such minimally intrusive work.
(2)Interior remodeling is exempt except that demolition which results in the removal of
more than fifty percent (50%) of the floor area within the interior of a historic resource is
prohibited. The intent of this provision is to disincentivize the underutilization of the
historic resource in order to make a larger addition to it.
(b) Certificate of no negative effect.
(1)An application for a certificate of no negative effect may be made to the Community
Development Director for approval of work that has no adverse effect on the physical
appearance or character-defining features of a designated property. An application for a
certificate of no effect may be approved by the Community Development Director with no
further review if it meets the requirements set forth in the following Subsection
26.415.070(b)(2):
(2)The Community Development Director shall issue a development order based upon a
certificate of no negative effect within fourteen (14) days after receipt of a complete
application if:
a.It is determined that the activity is an eligible work item and meets the City
Historic Preservation Design Guidelines; and
b.Any modifications to the proposed work requested by the Community Development
Director are agreed to by the owner/applicant; and
c.The proposed work will not diminish, eliminate or adversely affect the significant
historic and/or architectural character of the subject property or Historic District in which
it is located.
(3)An application for a certificate of no negative effect shall include the following:
a.The general application information required in Section 26.304.030.
b.Elevations or drawings of the proposed work.
c.Photographs, building material samples and other exhibits, as needed, to
accurately depict location, extent and design of proposed work.
SECTION 26.415. - HISTORIC PRESERVATION
NA
NA
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 8
d.Verification that the proposal complies with Chapter 26.410, Residential design
standards.
(4)The following work shall be considered for a Certificate of No Negative Effect:
a.Replacement or repair of architectural features which creates no change to the
exterior physical appearance of the building or structure.
b.Replacement or repair of architectural features that restores the building or
structure to its historic appearance.
c.Installation of awnings or similar attachments provided no significant feature is
damaged, removed or obscured by the installation.
d.Fencing that has no adverse effect on the historic or architectural character of the
property.
e.Mechanical equipment or accessory features that have no impact on the character-
defining features of the building or structure.
f.Signs which have no effect on the character-defining features of the historic
property.
g.Alterations to noncontributing buildings within historic districts that have no adverse
effect on its historic or architectural character.
h.Alterations to no more than two (2) elements of nonprimary façades of a designated
building.
i.Installation of site improvements, such as walkways, patios, pools or hot tubs, or
similar significant features.
(5)The development order and associated certificate of no negative effect shall expire
and become null and void after three (3) years from the date of issuance by the
Community Development Director unless a building permit is issued within that time.
(6)In the event that the Community Development Director determines that the issuance
of a certificate of no negative effect is not appropriate, the owner may apply for a
certificate of appropriateness from the HPC.
(c) Certificate of appropriateness for a minor development.
(1)The review and decision on the issuance of a certificate of appropriateness for minor
development shall begin with a determination by the Community Development Director that
the proposed project constitutes a minor development. Minor development work includes:
a.Expansion or erection of a structure wherein the increase of the floor area of the
structure is two hundred and fifty (250) square feet or less or
b.Alterations to a building façade, windows, doors, roof planes or material, exterior
wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3)
or fewer elements are affected and the work does not qualify for a certificate of no
negative effect or
NA
NA
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 9
c.Erection or installation of a combination or multiples of awning, canopies,
mechanical equipment, fencing, signs, accessory features and other attachments to
designated properties such that the cumulative impact does not allow for the issuance of
a certificate of no negative effect;
d.Alterations that are made to nonhistoric portions of a designated historic property
that do not qualify for a certificate of no negative effect; or
e.The erection of street furniture, signs, public art and other visible improvements
within designated historic districts of a magnitude or in numbers such that the cumulative
impact does not allow for the issuance of a certificate of no negative effect.
The Community Development Director may determine that an application for work on a
designated historic property involving multiple categories of minor development may result
in the cumulative impact such that it is considered a major development. In such cases,
the applicant shall apply for a major development review in accordance with Subsection
26.415.07(d).
(2)An application for minor development shall include the following:
a.The general application information required in Section 26.304.030.
b.Scaled elevations and/or drawings of the proposed work and its relationship to the
designated historic buildings, structures, sites and features within its vicinity.
c.An accurate representation of all building materials and finishes to be used in the
development.
d.Photographs and other exhibits, as needed, to accurately depict location, extent
and design of proposed work.
e.Verification that the proposal complies with Chapter 26.410, Residential design
standards or a written request for a variance from any standard that is not being met.
(3)The procedures for the review of minor development projects are as follows:
a.The Community Development Director will review the application materials and if
they are determined to be complete, schedule a public hearing before the HPC. The
subject property shall be posted pursuant to Paragraph 26.304.060(e)(3)b.
b.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 approve, disapprove or approve with
conditions and the reasons for the recommendation. The HPC will review the application,
the report and the evidence presented at the hearing to determine the project's
conformance with the City Historic Preservation Design Guidelines.
NA
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 10
c.The HPC shall approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a certificate of appropriateness
and the Community Development Director shall issue a development order.
d.The HPC decision shall be final unless appealed by the applicant or a landowner
within three hundred (300) feet of the subject property in accordance with the procedures
set forth in Chapter 26.316.
(d) Certificate of appropriateness for major development.
(1)The review and decision on the issuance of a certificate of appropriateness for
major development shall begin with a determination by the Community Development
Director that the proposed project constitutes a major development. A major development
includes one or more of the following activities:
a.The construction of a new structure within a historic district; and/or
b.Alterations to more than three (3) elements of a building façade including its
windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior
staircase, balcony or ornamental trim; and/or
c.The expansion of a building increasing the floor area by more than two hundred and
fifty (250) square feet; and/or
d.Any new development that has not been determined to be minor development.
(2)The procedures for the review of major development projects include a two-step
process requiring approval by the HPC of a conceptual development plan and then a final
development plan. If a major development project involves additional City Land Use
approvals, the Community Development Director may consolidate or modify the review
process accordingly, pursuant to Subsection 26.304.060(b).
(3) Conceptual development plan review.
a.An application for a conceptual development plan shall include the following:1.The
general application information required in Section 26.304.030.2.A site plan and survey
showing property boundaries, the location and orientation of existing and proposed
improvements and predominant site characteristics.3.Scaled drawings of all proposed
structure(s) or addition(s) depicting their form, including their height, massing, scale,
proportions and roof plan; and the primary features of all elevations.4.Preliminary
selection of primary building materials to be used in construction represented by samples
and/or photographs.5.Supplemental materials to provide a visual description of the
context surrounding the designated historic property or historic district including at least
one (1) of the following: diagrams, maps, photographs, models or streetscape
elevations.6.Verification that the proposal complies with Chapter 26.410, Residential
design standards or a written request for a variance from any standard that is not being
met.
This application for the proposed altering of
an existing structure on a historic lot
complies with the requirements of a
Certificate of Appropriateness for Major
Development by providing all the necessary
required information pre-determined by the
Community Development Director and
summarized in the Pre-Application
Summary.
The proposed remodel is not seeking any
variances contrary to the required
guidelines set forth by the Certificate of
Appropriateness. No altering of any historic
structure is proposed, nor are any historic
structures found on this site. This proposal
has paid particular attention to the
relationship with the historic structure found
on the neighboring lot at 114 Neale. The
northern 1/3 of the existing house on 110
Neale has remained as existing in scale and
mass, along with slight material alterations
to respect the size and scale of the historic
structure on 114 Neale.
Chapter 26.410 RDS has been addressed
by decreasing the overall scale and mass of
the of the existing residence. This is
achieved by pulling the existing garage
back from front facade of the house at
Queen and Neal Avenue and reducing the
current gable roof form found facing Neale
Avenue above the entry feature to a hip
roof with a proportional dormer, matching
the existing façade facing Queen Street.
The existing entry feature facing Neale
Avenue has been increased in size and
scale to enhance the relationship with Neale
Avenue. Simultaneously a new entry feature
has also been created facing Queen street,
although set back further and smaller in
scale and presence it also now engages
Queen street in a better relationship. Door
and window heights have been respected
and proportionally sized to adhere to RDS
standards and decrease the large blank wall
facades found on the existing house.
NA
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 11
b.The procedures for the review of conceptual development plans for major
development projects are as follows:1.The Community Development Director shall review
the application materials submitted for conceptual or final development plan approval. If
they are determined to be complete, the applicant will be notified in writing of this and a
public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided
pursuant to Section 26.304.060(e)(3) Paragraphs a, b and c.2.Staff shall review the
submittal material and prepare a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code sections. This report will be
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the
reasons for the recommendation. The HPC will review the application, the staff analysis
report and the evidence presented at the hearing to determine the project's conformance
with the City Historic Preservation Design Guidelines.3.The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information
necessary to make a decision to approve or deny.4.A resolution of the HPC action shall
be forwarded to the City Council in accordance with Section 26.415.120—Appeals, notice
to City Council, and call-up. No applications for Final Development Plan shall be accepted
by the City and no associated permits shall be issued until the City Council takes action
as described in said section.
This application for the proposed altering of an existing structure on a historic lot complies with the requirements of a Certificate of Appropriateness for Major Development by providing all the necessary required information pre-determined by the Community Development Director and summarized in the Pre-Application Summary. The proposed remodel is not seeking any variances contrary to the required guidelines set forth by the Certificate of Appropriateness. No altering of any historic structure is proposed, nor are any historic structures found on this site. This proposal has paid particular attention to the relationship with the historic structure found on the neighboring lot at 114 Neale. The northern 1/3 of the existing house on 110 Neale has remained as existing in scale and mass, along with slight material alterations to respect the size and scale of the historic structure on 114 Neale.Chapter 26.410 RDS has been addressed by decreasing the overall scale and mass of the of the existing residence. This is achieved by pulling the existing garage
back from front facade of the house at
Queen and Neal Avenue and reducing the
current gable roof form found facing Neale
Avenue above the entry feature to a hip
roof with a proportional dormer, matching
the existing façade facing Queen Street.
The existing entry feature facing Neale
Avenue has been increased in size and
scale to enhance the relationship with Neale
Avenue. Simultaneously a new entry feature
has also been created facing Queen street,
although set back further and smaller in
scale and presence it also now engages
Queen street in a better relationship. Door
and window heights have been respected
and proportionally sized to adhere to RDS
standards and decrease the large blank wall
facades found on the existing house.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 12
c.The effect of approval of a conceptual development plan is as follows:1.Approval of
a conceptual development plan shall not constitute final approval of a major development
project or permission to proceed with the development. Such authorization shall only
constitute authorization to proceed with the preparation of an application for a final
development plan.2.Approval of a conceptual development plan shall be binding upon HPC
in regards to the location and form of the envelope of the structure(s) and/or addition(s)
as depicted in the conceptual plan application including its height, scale, massing and
proportions. No changes will be made to this aspect of the proposed development by the
HPC as part of their review of the final development plan unless agreed to by the
applicant. If the applicant chooses to make substantial amendments to the conceptual
design after it has been approved, a new conceptual development approval hearing shall
be required, pursuant to Section 26.415.070.(d)(3).3.Unless otherwise specified in the
resolution granting conceptual development plan approval, a development application for a
final development plan shall be submitted within one (1) year of the date of approval of a
conceptual development plan. Failure to file such an application within this time period
shall render null and void the approval of the conceptual development plan. The
Community Development Director may grant an extension of this limitation if the delay has
been caused by the application requiring additional reviews or similar delays that could
not have been reasonably predicted by the applicant. 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.
(4)Final development plan review.
a.An application for a final development plan shall include:1.The general application
information required in Section 26.304.030.2.Final drawings of all proposed structures(s)
and/or addition(s) included as part of the development at 1/4" = 1.0' scale.3.An accurate
representation of all major building materials to be used in the development, depicted
through samples or photographs.4.A statement, including narrative text or graphics,
indicating how the final development plan conforms to representations made or
stipulations placed as a condition of the approval of the conceptual development plan.
This application for the proposed altering of an existing structure on a historic lot complies with the requirements of a Certificate of Appropriateness for Major Development by providing all the necessary required information pre-determined by the Community Development Director and summarized in the Pre-Application Summary. The proposed remodel is not seeking any variances contrary to the required guidelines set forth by the Certificate of Appropriateness. No altering of any historic structure is proposed, nor are any historic structures found on this site. This proposal has paid particular attention to the relationship with the historic structure found on the neighboring lot at 114 Neale. The northern 1/3 of the existing house on 110 Neale has remained as existing in scale and mass, along with slight material alterations to respect the size and scale of the historic structure on 114 Neale.Chapter 26.410 RDS has been addressed by decreasing the overall scale and mass of the of the existing residence. This is achieved by pulling the existing garage back from front facade of the house at Queen and Neal Avenue and reducing the current gable roof form found facing Neale Avenue above the entry feature to a hip roof with a proportional dormer, matching the existing façade facing Queen Street. The existing entry feature facing Neale Avenue has been increased in size and scale to enhance the relationship with Neale Avenue. Simultaneously a new entry feature has also been created facing Queen street, although set back further and smaller in scale and presence it also now engages Queen street in a better relationship. Door and window heights have been respected and proportionally sized to adhere to RDS standards and decrease the large blank wall facades found on the existing house.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 13
b.The procedures for the review of final development plans for major development
projects are as follows:1.The Community Development Director shall review the application
materials submitted for final development plan approval. If they are determined to be
complete, the applicant will be notified in writing of this and a public hearing before the
HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs
26.304.060(e)(3)a, b and c.2.Staff shall review the submittal material and prepare a report
that analyzes the project's conformance with the design guidelines and other applicable
Land Use Code sections. This report will be transmitted to the HPC with relevant
information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation. The HPC
will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City Historic Preservation Design
Guidelines.3.The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to approve or
deny. If the application is approved, the HPC shall issue a certificate of appropriateness
and the Community Development Director shall issue a development order.4.Before an
application for a building permit can be submitted, a final set of plans reflecting any or all
required changes by the HPC or City Council must be on file with the City. Any conditions
of approval or outstanding issues which must be addressed in the field or at a later time
(e) Amendments, insubstantial and substantial. There are two (2) processes for
amending plans approved pursuant to a development order and an associated
certificate of appropriateness. All requests for amendments, insubstantial or
substantial, must be in writing and accompanied by drawing(s) and elevations as
specified below.
(1)Insubstantial amendments.
a.Insubstantial amendments are minor modifications to HPC approved plans
that:1.Address circumstances discovered in the course of construction that could not
have been reasonably anticipated during the approval process or2.Are necessary for
conformance with building safety or accessibility codes and do not materially change the
approved plans or3.Approve specific building materials, finishes, design of ornamental
trim and other such detail not provided in the HPC approved plans or4.Change the shape,
location or material of a building element or feature but maintains the same quality and
approximate appearance of that found in the approved plans.
b.The Community Development Director may authorize insubstantial amendments to
approved plans.
c.Monitoring committees established by the HPC, composed of up to two (2)
members of the Commission and the Historic Preservation Officer or assign, may also
authorize insubstantial amendments.
NA
This application for the proposed altering of an existing structure on a historic lot complies with the requirements of a Certificate of Appropriateness for Major Development by providing all the necessary required information pre-determined by the Community Development Director and summarized in the Pre-Application Summary. The proposed remodel is not seeking any variances contrary to the required guidelines set forth by the Certificate of Appropriateness. No altering of any historic structure is proposed, nor are any historic structures found on this site. This proposal has paid particular attention to the relationship with the historic structure found on the neighboring lot at 114 Neale. The northern 1/3 of the existing house on 110 Neale has remained as existing in scale and mass, along with slight material alterations to respect the size and scale of the historic structure on 114 Neale.Chapter 26.410 RDS has been addressed by decreasing the overall scale and mass of the of the existing residence. This is achieved by pulling the existing garage back from front facade of the house at Queen and Neal Avenue and reducing the current gable roof form found facing Neale Avenue above the entry feature to a hip roof with a proportional dormer, matching the existing façade facing Queen Street. The existing entry feature facing Neale Avenue has been increased in size and scale to enhance the relationship with Neale Avenue. Simultaneously a new entry feature has also been created facing Queen street, although set back further and smaller in scale and presence it also now engages Queen street in a better relationship. Door and window heights have been respected and proportionally sized to adhere to RDS standards and decrease the large blank wall facades found on the existing house.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 14
d.Decisions of the Community Development Director or monitoring committee are
binding. The Community Development Director or monitoring committee may determine that
the proposed changes qualify as a substantial amendment and remand the matter to the
HPC.
e.Disapproval of a request for an insubstantial amendment may be appealed to the
HPC to be considered in accordance with the procedures for substantial amendments.
f.Approval of insubstantial amendments of plans will be reported to the HPC at their
regularly scheduled meetings.
(2)Substantial amendments.
a.All changes to approved plans that materially modify the location, size, shape,
materials, design, detailing or appearance of the building elements as originally depicted
must be approved by the HPC as a substantial amendment.
b.An application for a substantial amendment shall include the following materials,
as determined appropriate by the Community Development Director:1.A revised site
plan.2.Revised scaled elevations and drawings.3.Representations of building materials
and finishes.4.Photographs and other exhibits to illustrate the proposed changes.
c.The Community Development Director shall review the application materials
submitted for approval of a substantial amendment and waive any submittals not
considered necessary for consideration. 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.
d.Notice for the review of an application for a substantial amendment will include
publication, posting and mailing pursuant to Section 26.304.060(e)(3) Paragraphs a, b and
c.
e.Staff shall review the submittal material and prepare a report that analyzes the
extent of the changes relative to the approved plans and how the proposed revisions
affect the project's conformance with the design guidelines and other applicable Land Use
Codes. This report will be transmitted to the HPC with relevant information on the
proposed revisions and a recommendation to continue, approve, disapprove or approve
with conditions and the reasons for the recommendation.
f.The HPC will review the application, the staff analysis report and the evidence
presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines. 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.
NA
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 15
FORUM PHI | 110 Neale HPC Application
1.1 All Projects shall respect the historic neighborhood development pattern or
context of the block, neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the
neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback
development is typically uncharacteristic of the historic context. Do not design a project
which leaves no useful open space visible from the street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
• Retain and preserve the variety and character found in historic alleys, including
retaining historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be
encouraged on a case by case basis.
1.3 Remove driveways or parking areas accessed directly from the street if they were
not part of the original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be
relocated to the alley.
1.4 Design a new driveway or improve an existing driveway in a manner that
minimizes visual impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are
appropriate for driveways on Aspen Victorian properties.
CHAPTER 1 SITE PLANNING AND LANDSCAPE DESIGN: HISTORIC PRESERVATION GUIDELINES
COMPLIANCE
The proposal does not seek to
change the orientation of the existing
structure on the site.
Response: NA – no such
street/alley/ditch structure exists at
this site.
Written Description of Proposal
Response: No alley exists at the site.
Driveway material to be light colored
concrete or stone.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 16
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk
to a semipublic walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry
on residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is
typical of the period of significance.
• Use paving materials that are similar to those used historically for the building style and
install them in the manner that they would have been used historically. For example on an
Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey
concrete, brick or red sandstone are appropriate private walkway materials for most
landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an Aspen Modern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces
rather than many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be
better integrated into the proposal. All landscape plans presented for HPC review must
include at least a preliminary representation of the stormwater design. A more detailed
design must be reviewed and approved by Planning and Engineering prior to building permit
submittal.
• Site designs and stormwater management should provide positive drainage away from
the historic landmark, preserve the use of natural drainage and treatment systems of the
site, reduce the generation of additional stormwater runoff, and increase infiltration into
the ground. Stormwater facilities and conveyances located in front of a landmark should
have minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response: See attached site plan.
Proposal does not seek to change
existing entry path which is
perpendicular from Neale Ave..
Response: See attached site plan for
compliance. Proposal does not seek
to change existing entry path which
is perpendicular from Neale Ave.
Response: The unusable space
existing between the current ADU and
existing house has been consolidated
into living space, and the SW existing
open space has been expanded by
removal of the current parking area.
The existing open space between the
historic structure on 114 Neale and
110 Neale is to remain as it exists
today.
Response: A stormwater plan has
been developed with the Landscape
Architect & Civil Engineer. There will
be positive drainage away from all
structures on the site per city
engineering requirements.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 17
1.9 Landscape development on Aspen Modern landmarks shall be addressed on a case
by case basis.
Response: NA
1.10 Built-In furnishings, such as water features, fire pits, grills, and hot tubs that
could interfere with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or
degrade the integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
1.11 Preserve and maintain historically significant landscaping on site, particularly
landmark trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal
of damaged, aged, or diseased trees must be approved by the parks department.
• If a significant tree must be removed, replace it with the same or similar species in
coordination with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original
plant materials.
1.12 Provide an appropriate context for historic structures.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which
is over textured or overly complex in relationship to the historic resource, particularly in
Zone A. In Zone A, new planting shall be species that were used historically or species of
similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in
height, sod, and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a
limited patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the
building must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as
not to over plant either property, or remove all evidence of the landscape characteristics
from before the property was divided.
• Contemporary landscapes that highlight an Aspen Modern architectural style are
encouraged.
Response: No historic landscape
elements exist on site as the
property was fully redeveloped in
2005.
Response: Setbacks between this
development and the historic
structure on the adjacent site are
being respected.
Response: No historic structure
exists on the site. Site amenities are
substantially hidden from the street. .
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 18
1.13 Additions of plant material to the landscape that could interfere with or block
views of historic structures are inappropriate.
• Low plantings and ground covers are preferred. • Do not place trees, shrubs, or
hedgerows in locations that will obscure, damage, or block significant architectural
features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources.
Planting trees too close to a landmark may result in building deteriorate or blocked views
and is inappropriate. • Climbing vines can damage historic structures and are not allowed.
1.14 Minimize the visual impact of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety
considerations.
• Landscape, driveway, and pathway lighting on Aspen Modern properties is addressed on
a case by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with
the building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape up-lighting is not allowed.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be
moved, removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair. •
Replacement elements must match the existing.
Response: the existing fence found
on the site is not historic, but will
also not be replaced, it will be
repaired as needed
Response: No historic structure
exists on the site. No landscaping is
proposed that would impact the
visibility of the historic resource at
114 Neale Ave.
Response: Landscape lighting will be
submitted at the final review, all
lighting will be in compliance with
section 1.14
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 19
1.16 When possible, replicate a missing historic fence based on photographic
evidence.
Response: No historic fences have
been documented - a new fence on
the east side is proposed, but it has
no historic context
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.
1.18 When building an entirely new fence, use materials that are appropriate to the
building type and style.
• The new fence should use materials that were used on similar properties during the
period of significance.
• A wood fence is the appropriate solution in most locations. •
• Ornate fences, including wrought iron, may create a false history are not appropriate for
Aspen Victorian landmarks unless there is evidence that a decorative fence historically
existed on the site.
• A modest wire fence was common locally in the early 1900s and is appropriate for
Aspen Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should
be simply detailed and not oversized.
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.
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.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement
materials should match the original in color, texture, size and finish. •
Response: The proposed fence is to
match the existing fence currently
found on site. It will be set along the
east side of the property out of the
view of the public.
Response: No historic retaining walls
exist on the site.
Response: No fence is proposed for
the front yard.
Response: The proposed fence is to
match the existing fence currently
found onsite and will be made of
wood
Response: No fence is proposed
between the house and a street.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 20
• Painting or covering a historic masonry retaining wall or covering is not allowed. •
Increasing the height of a retaining wall is inappropriate.
1.22 When a new retaining wall is necessary, its height and visibility should be
minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis
and should be compatible with the palette used on the historic structure.
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.
The historic grade has already been
greatly altered in the previous
remodel. Proposed grading will be to
correct and control drainage on the
sloped site
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be
preserved.
Response: No historic retaining walls
exist on the site.
Response: New retaining walls to be
finished with stone used on the
house. Height of all retaining
structures to be reduced to the
Response: No significant historical
landscapes exist
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 21
1.25 New development on these sites should respect the historic design of the
landscape and its built features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement,
height, material, and overall appearance. Place new art away from significant landscape
features.
• Avoid installing utility trenches in cultural landscapes if possible.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
Response: Reconfigured parking area
is located in close proximity to the
previous parking area, the parking
area is to be planted to mitigate
visual impact, and the entrance is
maintained off of Queen St, which
has minimal pedestrian activity
Response: Existing significant
landscape to be maintained to the
greatest extent practicable.
Response: All proposed landscaping
and grading are to be within the
context that the site is currently
found, no art has been proposed.
Utility trenches are to be located in
areas already altered by the previous
remodel to the greatest extent
possible.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 22
FORUM PHI | 110 Neale HPC Application
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.
• Aspen Modern alignments shall be handled case by case.
• Generally, do not set the new structure forward of the historic resource. Alignment of
their front setbacks is preferred. An exception may be made on a corner lot or where a
recessed siting for the new structure is a better preservation outcome.
11.2 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.
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.
Response: The primary façade of the
building faces Neale Avenue,
corresponding to the historic
resource at 114 Neale Avenue. The
application does not propose to
change this orientation.
CHAPTER 11 NEW BUILDING ON HISTORIC LANDMARKED PROPERTIES: HISTORIC
PRESERVATION GUIDELINES COMPLIANCE
Response: The application proposes
the replacement of the existing front
porch.
Response: The existing house at 110
Neale Avenue appears to have been
designed to relate to the scale of the
historic resource at 114 Neale Ave.
The portion of the 110 Neale house
nearest the historic resource is of a
similar scale. The portion of the
house nearer to Queen Street
currently exists at a significantly
larger scale than the historic
resource. This application does not
seek to alter this condition. The
portion of the 110 Neale house
nearest the historic resource will
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 23
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
11.5 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).
• This should be kept in mind when determining how floor area will be allocated between
structures proposed as part of a lot split.
11.6 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A
project must relate strongly to the historic resource in at least two of these elements.
Departing from the historic resource in one of these categories allows for creativity and a
contemporary design response.
• When choosing to relate to building form, use forms that are similar to the historic
resource.
• When choosing to relate to materials, use materials that appear similar in scale and
finish to those used historically on the site and use building materials that contribute to a
traditional sense of human scale.
• When choosing to relate to fenestration, use windows and doors that are similar in size
and shape to those of the historic resource.
11.7 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Overall, details shall be modest in character.
Response: No historic resource
exists at 110 Neale. The proposed
form, material palette, and
fenestration has been developed from
the context of the existing house.
The forms and materials relate to
those elements found in nearby
historic resources and are of a similar
scale.
Response: The proposal addresses
an existing house on the parcel. No
imitation of historic styles is
proposed.
Written Description of Proposal
Response: NA – A historic lot split
has already occurred at this property.
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 24
FORUM PHI | 110 Neale HPC Application
12.1 Address accessibility compliance requirements while preserving character
defining features of historic buildings and districts.
• All new construction must comply completely with the International Building Code (IBC)
for accessibility. Special provisions for historic buildings exist in the law that allow some
flexibility when designing solutions which meet accessibility standards.
12.2 Original light fixtures must be maintained. When there is evidence as to the
appearance of original fixtures that are no longer present, a replication is appropriate.
Response: No original lighting is
present on site
12.3 Exterior light fixtures should be simple in character.
• The design of a new fixture should be appropriate in form, finish, and scale with the
structure.
• New fixtures should not reflect a different period of history than that of the affected
building, or be associated with a different architectural style.
• Lighting should be placed in a manner that is consistent with the period of the building,
and should not provide a level of illumination that is out of character.
• One light adjacent to each entry is appropriate on an Aspen Victorian residential
structure. A recessed fixture, surface mounted light, pendant or sconce will be considered
if suited to the building type or style.
• On commercial structures and Aspen Modern properties, recessed lights and concealed
lights are often most appropriate.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment
and trash storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their
visual impact. Where rooftop units are visible, it may be appropriate to provide screening
with materials that are compatible with those of the building itself. Use the smallest, low
profile units available for the purpose. • Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a
discrete location. Use pedestals when possible, rather than mounting on a historic
building. • Paint mechanical equipment in a neutral color to minimize their appearance by
blending with their backgrounds
Response: All proposed lighting will
be appropriate in form and finish and
scale with the existing house, no
structure exists to compare or relate
to proposed lighting.
Written Description of Proposal
CHAPTER 12 ACCESSIBILITY, ARCHITECTURAL LIGHTING, MECHANICAL EQUIPMENT, SERVICE
AREAS, AND SIGNAGE: HISTORIC PRESERVATION GUIDELINES COMPLIANCE
Response: N/A under IRC
forumphi.com | p. 970.279.4109 | f. 866.770.5585
Aspen: 715 W. Main St, #204 Aspen, CO 81611
Carbondale: 36 N. 4th St, Carbondale, CO 81623 EXHIBIT H 25
• In general, mechanical equipment should be vented through the roof, rather than a wall,
in a manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
12.5 Awnings must be functional.
• An awning must project at least 3 feet, and not more than 5 feet from the building
façade.
• An awning may only be installed at a door or window and must fit within the limits of the
door or window opening.
• Awnings are inappropriate on Aspen Modern properties unless historic evidence shows
otherwise.
12.6 Signs should not obscure or damage historic building fabric.
• Where possible, install a free standing sign that is appropriate in height and width.
Consolidate signage for multiple businesses. •
• Mount signs so that the attachment point can be easily repaired when the sign is
replaced. Do not mount signage directly into historic masonry. •
• Blade signs or hanging signs are generally preferred to wall mounted signs because the
number of attachment points may be less. • Signs should be constructed of wood or
metal. .
• Pictographic signs are encouraged because they add visual interest to the street.
12.7 Sign lighting must be subtle and concealed.
• Pin mounted letters with halo lighting will not be approved on Aspen Victorian buildings. •
The size of a fixture used to light a sign must be minimized. The light must be directed
towards the sign. If possible, integrate the lights into the sign bracket.
12.8 Locate signs to be subordinate to the building design.
• Signs should be located on the first floor of buildings, primarily. • Signs should not
obscure historic building details.
12.9 Preserve historic signs.
Response: N/A
Written Description of Proposal
No awnings are proposed, NA
Response: N/A
Response: N/A
Response: N/A
25'-0"
FRONT YARD SETBACK
10'-0"
SIDE YARD
SETBACK
10'
REAR YARD
SETBACK
1
0
'
-
0
"
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
EXISTING PAVED DRIVEWAY
AND PARKING AREA
TO BE RECONFIGURED
EXISTING PATIO AND RETAINING
WALLS TO BE REMOVED
EXISTING PATIO TO BE
REMOVED AND ENCLOSED
EXISTING FRONT PORCH TO BE
REMOVED AND REPLACED
EXISTING
ROOF DECK
EXISTING
ROOF DECK
EXISTING FLAGSTONE WALK
TO BE REFINISHED
ACCESS EASEMENT TO
ADJACENT PARCEL
TRANSFORMER AND
ELECTRICAL PANEL
TERRACED PLANTING WALLS
TO BE REVISED BY LANDSCAPE
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
EXISTING SIDEWALK ENDS
AT CORNER OF NEALE AVE
AND QUEEN ST
TREES IN ZONE TO BE REMOVED DUE
TO ENGINEERING REQUIREMENTS
SHED ON ADJACENT PROPERTY
ENCROACHES INTO SETBACK
EXISTING FENCE TO REMAIN
EDGE OF PAVED DRIVEWAY
SERVING ADJACENT PARCEL
7901'
7902'
7903'
7 9 0 4 '7 9 0 5 '7 9 0 6 '7 9 0 7 '7 9 0 8'
7 9 0 9 '
7 9 1 0 '
7 9 1 1 '
7 9 1 2 '
7 9 1 3 '7 9 1 4 '7 9 1 5 '
7 9 1 7 '
7 9 1 8 '
7 9 1 9 '
7920'
7 9 2 2 '
7 9 2 3 '
7 9 2 4 '
7 9 1 6 '
7901'
7904'
7904'
7 9 2 1 '
PROPERTY LINE
SIDE YARD SETBACK
NEALE AVENUE
EXISTING SIDEWALK TO REMAIN
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
PROPERTY LINE
P R O P E R T Y L I N E
7903'
7904'
7905'
7906'
7907'
7908'
7909'
7910'
7921'
7911'
7
9
1
2
'
7
9
1
3
'
QUEEN STREET
EXISTING ADU
TO BE REPLACED BY NEW GARAGE
SOME WALLS TO REMAIN
EXISTING CONIFEROUS TREE TO BE
REMOVED
EXISTING DECIDUOUS TREE TO BE
REMOVED
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
N
SCALE: 1:901EXISTING SITE PLAN AT MAIN LEVEL
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
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24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-001X
EXISTING SITE PLAN AT
MAIN LEVEL
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
1
0
'
-
0
"
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
10'-0"
SIDE YARD
SETBACK
10'
REAR YARD
SETBACK
25'-0"
FRONT YARD SETBACK
T.O. RIDGE (VIF)
122'-23/4"
T.O. RIDGE (VIF)
119'-93/4"
T.O. RIDGE (VIF)
118'-51/2"
EXISTING FLAGSTONE WALK
TO BE REFINISHED
ACCESS EASEMENT TO
ADJACENT PARCEL
EXISTING TRANSFORMER AND
ELECTRICAL PANEL TO REMAIN
TERRACED PLANTING WALLS
TO BE REVISED BY LANDSCAPE
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
EXISTING FENCE AT 114 NEALE AVE
EDGE OF PAVED DRIVEWAY
SERVING ADJACENT PARCEL
EXISTING PAVED DRIVEWAY
AND PARKING AREA
TO BE RECONFIGURED
EXISTING PATIO TO BE
REMOVED AND ENCLOSED
EXISTING FRONT PORCH TO BE
REMOVED AND REPLACED
EXISTING
ROOF DECK
EXISTING
ROOF DECK
TREES IN ZONE TO BE REMOVED DUE
TO ENGINEERING REQUIREMENTS
SHED ON ADJACENT PROPERTY
ENCROACHES INTO SETBACK
EXISTING PATIO AND RETAINING
WALLS TO BE REMOVED
PROPERTY LINE
SIDE YARD SETBACK
NEALE AVENUE
EXISTING SIDEWALK TO REMAIN
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
PROPERTY LINE
P R O P E R T Y L I N E
QUEEN STREET
7901'
7902'
7903'
7 9 0 4 '7 9 0 5 '7 9 0 6 '7 9 0 7 '7 9 0 8'
7 9 0 9 '
7 9 1 0 '
7 9 1 1 '
7 9 1 2 '
7 9 1 3 '7 9 1 4 '7 9 1 5 '
7 9 1 7 '
7 9 1 8 '
7 9 1 9 '
7920'
7 9 2 2 '
7 9 2 3 '
7 9 2 4 '
7 9 1 6 '
7901'
7904'
7904'
7 9 2 1 '
7903'
7904'
7905'
7906'
7907'
7908'
7909'
7910'
7921'
7911'
7
9
1
2
'
7
9
1
3
'
7904'
7904'
T.O. RIDGE (VIF)
118'-51/2"
T.O. STONE CAP (VIF)
123'-1"
T.O. STONE CAP (VIF)
125'-5"
T.O. RIDGE (VIF)
119'-93/4"
EXISTING ADU
TO BE REPLACED BY NEW GARAGE
SOME WALLS TO REMAIN
EXISTING CONIFEROUS TREE TO BE
REMOVED
EXISTING DECIDUOUS TREE TO BE
REMOVED
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
PROPOSED STANDING SEAM ROOF
EXISTING STRUCTURE TO BE REFINISHED
WITH SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
EXISTING SHAKE ROOF TO BE REFINISHED
EXISTING STRUCTURE TO BE REFINISHED
WITH STANDING SEAM METAL
ROOF MATERIAL LEGEND
PROPOSED SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
N
SCALE: 1:901EXISTING SITE PLAN AT ROOF
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
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24
25
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27
28
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30
31
32
33
34
35
36
37
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39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-002X
EXISTING SITE PLAN AT
ROOF
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
EXISTING CONIFEROUS TREE TO BE
REMOVED
EXISTING DECIDUOUS TREE TO BE
REMOVED
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
25'-0"
FRONT YARD SETBACK
10'
REAR YARD
SETBACK
1
0
'
-
0
"
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
10'-0"
SIDE YARD
SETBACK
T.O. ENTRY PORCH
94'-33/4"
T.O. DECK
100'-3"
T.O. WALL
102'-3"
T.O. WALL
102'-11"
T.O. WALL
103'-11"
T.O. WALL
103'-11"
T.O. DECK
100'-3"
T.O. PATIO
99'-9"
T.O. PATIO
100'-3"
EXISTING FLAGSTONE WALK
TO BE REFINISHED
ACCESS EASEMENT TO
ADJACENT PARCEL
TRANSFORMER AND
ELECTRICAL PANEL
SHED ON ADJACENT PROPERTY
ENCROACHES INTO SETBACK
TERRACED PLANTING WALLS
TO BE REVISED BY LANDSCAPE
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
PROPOSED EXTENSION OF
SIDEWALK ALONG QUEEN STREET,
TO BE COORDINATED WITH CITY OF
ASPEN ENGINEERING DEPT
STONE PLANTER
WITHIN 30" OF
GRADE IN SETBACK
STONE PLANTER
WITHIN 30" OF
GRADE IN SETBACK
PROPOSED LANDSCAPE TREADS
EXISTING FENCE TO REMAIN
434343
4343
43
43
4343
EDGE OF PAVED DRIVEWAY
SERVING ADJACENT PARCEL
32
32
LINE OF SHADE STRUCTURE ABOVE
7901'
7902'
7903'
7 9 0 4 '7 9 0 5 '7 9 0 6 '7 9 0 7 '7 9 0 8'
7 9 0 9 '
7 9 1 0 '
7 9 1 1 '
7 9 1 2 '
7 9 1 3 '7 9 1 4 '7 9 1 5 '
7 9 1 7 '
7 9 1 8 '
7 9 1 9 '
7920'
7 9 2 2 '
7 9 2 3 '
7 9 2 4 '
7 9 1 6 '
7901'
7904'
7904'
7 9 2 1 '
PROPERTY LINE
SIDE YARD SETBACK
NEALE AVENUE
EXISTING SIDEWALK TO REMAIN
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
PROPERTY LINE
P R O P E R T Y L I N E
7903'
7904'
7905'
7906'
7907'
7908'
7909'
7910'
7921'
7911'
7
9
1
2
'
7
9
1
3
'
110 NEALE AVENUE
ASPEN, CO 81611
PARCEL ID: 273707383002
PROJECT 100' = 7914.35'
PROPOSED
MASTER
BEDROOM PATIO
PROPOSED ROOF
DECK UNDER
TRELLIS
RECONFIGURED
DRIVEWAY AND
PARKING AREA
PROPOSED ROOF
DECK
110 NEALE AVENUE
ASPEN, CO 81611
PARCEL ID: 273707383002
PROJECT 100' = 7914.35'
QUEEN STREET
T.O. AUTO COURT AT GARAGE
89'-1"
PROPOSED PATIO
AND MOVABLE
OUTDOOR KITCHEN
NEW FRONT PORCH
EXISTING CONIFEROUS TREE TO BE
REMOVED
EXISTING DECIDUOUS TREE TO BE
REMOVED
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
N
SCALE: 1:901PROPOSED SITE PLAN AT MAIN LEVEL
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-001
PROPOSED SITE PLAN AT
MAIN LEVEL
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
10'
REAR YARD
SETBACK
1
0
'
-
0
"
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
10'-0"
SIDE YARD
SETBACK
25'-0"
FRONT YARD SETBACK
T.O. RIDGE
122'-23/4"
T.O. RIDGE
119'-93/4"T.O. RIDGE
118'-51/2"
T.O. PORCH ROOF AT EDGE
101'-73/4"
T.O. AUTOCOURT
PORCH ROOF
AT EDGE
98'-11"
EXISTING FLAGSTONE WALK
TO BE REFINISHED
ACCESS EASEMENT TO
ADJACENT PARCEL
EXISTING TRANSFORMER AND
ELECTRICAL PANEL TO REMAIN
SHED ON ADJACENT PROPERTY
ENCROACHES INTO SETBACK
TERRACED PLANTING WALLS
TO BE REVISED BY LANDSCAPE
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
ZONE OF HEAVY PLANTING,
UNDERSTORY TO BE REVISED,
TREES TO REMAIN
PROPOSED EXTENSION OF
SIDEWALK ALONG QUEEN STREET,
TO BE COORDINATED WITH CITY OF
ASPEN ENGINEERING DEPT
STONE PLANTER
WITHIN 30" OF
GRADE IN SETBACK
STONE PLANTER
WITHIN 30" OF
GRADE IN SETBACK
EXISTING FENCE AT 114 NEALE AVE
EDGE OF PAVED DRIVEWAY
SERVING ADJACENT PARCEL
PROPERTY LINE
SIDE YARD SETBACK
NEALE AVENUE
EXISTING SIDEWALK TO REMAIN
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
PROPERTY LINE
P R O P E R T Y L I N E
110 NEALE AVENUE
ASPEN, CO 81611
PARCEL ID: 273707383002
PROJECT 100' = 7914.35'
PROPOSED
MASTER
BEDROOM PATIO
PROPOSED ROOF
DECK UNDER
PERGOLA
RECONFIGURED
DRIVEWAY AND
PARKING AREA
PROPOSED ROOF
DECK
QUEEN STREET
7901'
7902'
7903'
7 9 0 4 '7 9 0 5 '7 9 0 6 '7 9 0 7 '7 9 0 8'
7 9 0 9 '
7 9 1 0 '
7 9 1 1 '
7 9 1 2 '
7 9 1 3 '7 9 1 4 '7 9 1 5 '
7 9 1 7 '
7 9 1 8 '
7 9 1 9 '
7920'
7 9 2 2 '
7 9 2 3 '
7 9 2 4 '
7 9 1 6 '
7901'
7904'
7904'
7 9 2 1 '
7903'
7904'
7905'
7906'
7907'
7908'
7909'
7910'
7921'
7911'
7
9
1
2
'
7
9
1
3
'
7904'
7904'
T.O. RIDGE
119'-93/4"
T.O. RIDGE
119'-93/4"
T.O. RIDGE
118'-51/2"
T.O. STONE CAP
115'-11"
T.O. STONE CAP (VIF)
123'-1"
T.O. STONE CAP (VIF)
125'-5"
LINE OF PERGOLA
PROPOSED PATIO
AND MOVABLE
OUTDOOR KITCHEN
PROPOSED FRONT
PORCH ROOF
110 NEALE AVENUE
ASPEN, CO 81611
PARCEL ID: 273707383002
PROJECT 100' = 7914.35'
EXISTING CONIFEROUS TREE TO BE
REMOVED
EXISTING DECIDUOUS TREE TO BE
REMOVED
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
NEW DECIDUOUS TREE
NEW CONIFEROUS TREE
SITE PLAN LEGEND
EXISTING 1' CONTOUR
PROPOSED 1' CONTOUR
EXISTING 5' CONTOUR
PROPOSED 5' CONTOUR
TOPOGRAPHY LEGEND
PROPOSED STANDING SEAM ROOF
EXISTING STRUCTURE TO BE REFINISHED
WITH SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
EXISTING SHAKE ROOF TO BE REFINISHED
EXISTING STRUCTURE TO BE REFINISHED
WITH STANDING SEAM METAL
ROOF MATERIAL LEGEND
PROPOSED SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
N
SCALE: 1:901PROPOSED SITE PLAN AT ROOF
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-002
PROPOSED SITE PLAN AT
ROOF
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-006
BASEMENT WALL
DEMOLITION
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
192.00 sq ft
66.50 sq ft
126.00 sq ft
123.75 sq ft
21.75 sq ft
154.75 sq ft
189.75 sq ft 38.50 sq ft
164.50 sq ft
15.75 sq ft
118.50 sq ft
209.00 sq ft
205.75 sq ft
211.50 sq ft
219.75 sq ft
77.75 sq ft
52.00 sq ft
16.50 sq ft
51.00 sq ft
25.75 sq ft 25.75 sq ft
6.25 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
62.50 sq ft 19.75 sq ft
7.00 sq ft
7.75 sq ft
8.25 sq ft
8.25 sq ft
8.25 sq ft
8.75 sq ft
25.75 sq ft
16.75 sq ft
13.75 sq ft
13.75 sq ft
33.50 sq ft
28.00 sq ft
29.25 sq ft 35.25 sq ft
22.25 sq ft
22.25 sq ft
22.25 sq ft
7.75 sq ft
72.75 sq ft 72.75 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
15.25 sq ft
15.25 sq ft
28.75 sq ft
14.25 sq ft
29.50 sq ft
13.75 sq ft
7.50 sq ft
9.00 sq ft
23.50 sq ft
20.75 sq ft
26.25 sq ft
16.25 sq ft16.25 sq ft
26.25 sq ft
72.50 sq ft
22.25 sq ft
43.25 sq ft
61.00 sq ft
29.50 sq ft
120.00 sq ft170.00 sq ft
388.50 sq ft
197.75 sq ft
114.25 sq ft
183.00 sq ft
16.25 sq ft
87.25 sq ft 12.25 sq ft
31.25 sq ft 12.00 sq ft
150.75 sq ft
182.00 sq ft
83.50 sq ft
180.00 sq ft
130.50 sq ft
118.75 sq ft
64.25 sq ft
162.75 sq ft 152.50 sq ft
18.25 sq ft
96.75 sq ft
12.75 sq ft
29.75 sq ft
93.75 sq ft
89.00 sq ft
106.75 sq ft
59.75 sq ft
81.25 sq ft
101.00 sq ft
8.00 sq ft
64.00 sq ft
38.25 sq ft
59.75 sq ft
22.75 sq ft
145.25 sq ft
W1 W2 W3
W11 W12 W13 W14 W15 W16 W17 W18 W19
W20 W21 W22 W23 W24 W25 W26 W27 W28 W29 W30 W31
W4 W5 W6 W7 W8 W9
W10
W32
W34 W35 W36 W37 W39W38W33 W40
AW1 AW2 AW3 AW4 AW5 AW6 AW7 AW8
205.75 sq ft
24.00 sq ft
6.50 sq ft
9.00 sq ft
48.75 sq ft
9.00 sq ft
7.75 sq ft
76.75 sq ft
26.25 sq ft
26.25 sq ft
9.25 sq ft
25.50 sq ft
13.50 sq ft
22.25 sq ft
15.50 sq ft15.50 sq ft
10.50 sq ft
9.00 sq ft
207.75 sq ft
EXISTING TO REMAIN
TO BE DEMOLISHED
AREA REDUCED FOR FENSTRATION
DEMO CALC FILL LEGEND
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
9
9
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
0 4'8'16'SCALE: 1/8" = 1'-0"2 WALL DEMO AREA
0 4'8'16'SCALE: 1/8" = 1'-0"1 BASEMENT LEVEL DEMO PLAN
NO COUNTABLE WALL DEMO AREA AT
BASEMENT LEVEL
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-007
GARAGE (MIDDLE) LEVEL
WALL DEMOLITION
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
192.00 sq ft
66.50 sq ft
126.00 sq ft
123.75 sq ft
21.75 sq ft
154.75 sq ft
189.75 sq ft 38.50 sq ft
164.50 sq ft
15.75 sq ft
118.50 sq ft
209.00 sq ft
205.75 sq ft
211.50 sq ft
219.75 sq ft
77.75 sq ft
52.00 sq ft
16.50 sq ft
51.00 sq ft
25.75 sq ft 25.75 sq ft
6.25 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
62.50 sq ft 19.75 sq ft
7.00 sq ft
7.75 sq ft
8.25 sq ft
8.25 sq ft
8.25 sq ft
8.75 sq ft
25.75 sq ft
16.75 sq ft
13.75 sq ft
13.75 sq ft
33.50 sq ft
28.00 sq ft
29.25 sq ft 35.25 sq ft
22.25 sq ft
22.25 sq ft
22.25 sq ft
7.75 sq ft
72.75 sq ft 72.75 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
15.25 sq ft
15.25 sq ft
28.75 sq ft
14.25 sq ft
29.50 sq ft
13.75 sq ft
7.50 sq ft
9.00 sq ft
23.50 sq ft
20.75 sq ft
26.25 sq ft
16.25 sq ft16.25 sq ft
26.25 sq ft
72.50 sq ft
22.25 sq ft
43.25 sq ft
61.00 sq ft
29.50 sq ft
120.00 sq ft170.00 sq ft
388.50 sq ft
197.75 sq ft
114.25 sq ft
183.00 sq ft
16.25 sq ft
87.25 sq ft 12.25 sq ft
31.25 sq ft 12.00 sq ft
150.75 sq ft
182.00 sq ft
83.50 sq ft
180.00 sq ft
130.50 sq ft
118.75 sq ft
64.25 sq ft
162.75 sq ft 152.50 sq ft
18.25 sq ft
96.75 sq ft
12.75 sq ft
29.75 sq ft
93.75 sq ft
89.00 sq ft
106.75 sq ft
59.75 sq ft
81.25 sq ft
101.00 sq ft
8.00 sq ft
64.00 sq ft
38.25 sq ft
59.75 sq ft
22.75 sq ft
145.25 sq ft
W1 W2 W3
W11 W12 W13 W14 W15 W16 W17 W18 W19
W20 W21 W22 W23 W24 W25 W26 W27 W28 W29 W30 W31
W4 W5 W6 W7 W8 W9
W10
W32
W34 W35 W36 W37 W39W38W33 W40
AW1 AW2 AW3 AW4 AW5 AW6 AW7 AW8
205.75 sq ft
24.00 sq ft
6.50 sq ft
9.00 sq ft
48.75 sq ft
9.00 sq ft
7.75 sq ft
76.75 sq ft
26.25 sq ft
26.25 sq ft
9.25 sq ft
25.50 sq ft
13.50 sq ft
22.25 sq ft
15.50 sq ft15.50 sq ft
10.50 sq ft
9.00 sq ft
207.75 sq ft
EXISTING TO REMAIN
TO BE DEMOLISHED
AREA REDUCED FOR FENSTRATION
DEMO CALC FILL LEGEND
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
W1
W2
W3
AW2
W40
W39 W38
W37
W36
W34 AW4
AW3
AW1
AW8
AW5
AW6
AW7
9
9
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
0 4'8'16'SCALE: 1/8" = 1'-0"2 WALL DEMO AREA
0 4'8'16'SCALE: 1/8" = 1'-0"1 GARAGE (MIDDLE) LEVEL DEMO PLAN
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-008
MAIN LEVEL WALL
DEMOLITION
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
192.00 sq ft
66.50 sq ft
126.00 sq ft
123.75 sq ft
21.75 sq ft
154.75 sq ft
189.75 sq ft 38.50 sq ft
164.50 sq ft
15.75 sq ft
118.50 sq ft
209.00 sq ft
205.75 sq ft
211.50 sq ft
219.75 sq ft
77.75 sq ft
52.00 sq ft
16.50 sq ft
51.00 sq ft
25.75 sq ft 25.75 sq ft
6.25 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
15.00 sq ft
62.50 sq ft 19.75 sq ft
7.00 sq ft
7.75 sq ft
8.25 sq ft
8.25 sq ft
8.25 sq ft
8.75 sq ft
25.75 sq ft
16.75 sq ft
13.75 sq ft
13.75 sq ft
33.50 sq ft
28.00 sq ft
29.25 sq ft 35.25 sq ft
22.25 sq ft
22.25 sq ft
22.25 sq ft
7.75 sq ft
72.75 sq ft 72.75 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
22.50 sq ft
15.25 sq ft
15.25 sq ft
28.75 sq ft
14.25 sq ft
29.50 sq ft
13.75 sq ft
7.50 sq ft
9.00 sq ft
23.50 sq ft
20.75 sq ft
26.25 sq ft
16.25 sq ft16.25 sq ft
26.25 sq ft
72.50 sq ft
22.25 sq ft
43.25 sq ft
61.00 sq ft
29.50 sq ft
120.00 sq ft170.00 sq ft
388.50 sq ft
197.75 sq ft
114.25 sq ft
183.00 sq ft
16.25 sq ft
87.25 sq ft 12.25 sq ft
31.25 sq ft 12.00 sq ft
150.75 sq ft
182.00 sq ft
83.50 sq ft
180.00 sq ft
130.50 sq ft
118.75 sq ft
64.25 sq ft
162.75 sq ft 152.50 sq ft
18.25 sq ft
96.75 sq ft
12.75 sq ft
29.75 sq ft
93.75 sq ft
89.00 sq ft
106.75 sq ft
59.75 sq ft
81.25 sq ft
101.00 sq ft
8.00 sq ft
64.00 sq ft
38.25 sq ft
59.75 sq ft
22.75 sq ft
145.25 sq ft
W1 W2 W3
W11 W12 W13 W14 W15 W16 W17 W18 W19
W20 W21 W22 W23 W24 W25 W26 W27 W28 W29 W30 W31
W4 W5 W6 W7 W8 W9
W10
W32
W34 W35 W36 W37 W39W38W33 W40
AW1 AW2 AW3 AW4 AW5 AW6 AW7 AW8
205.75 sq ft
24.00 sq ft
6.50 sq ft
9.00 sq ft
48.75 sq ft
9.00 sq ft
7.75 sq ft
76.75 sq ft
26.25 sq ft
26.25 sq ft
9.25 sq ft
25.50 sq ft
13.50 sq ft
22.25 sq ft
15.50 sq ft15.50 sq ft
10.50 sq ft
9.00 sq ft
207.75 sq ft
EXISTING TO REMAIN
TO BE DEMOLISHED
AREA REDUCED FOR FENSTRATION
DEMO CALC FILL LEGEND
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
W1
W2
W3W4
W5
W6
W7
W8
W9
W10
W11
W12
W13
W14
W15
W16
W17
W18
W19
W20 W21
W22
W23
W24
W25
W26
W27
W28 W29
W30
W31
W32
9
9
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
RXX
RXX
RXX
RXX
RXX
RXX
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
0 4'8'16'SCALE: 1/8" = 1'-0"2 WALL DEMO AREA
0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL DEMO PLAN
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-009
ROOF DEMOLITION
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
68.00 sq ft
18.25 sq ft18.25 sq ft
98.00 sq ft
29.75 sq ft
58.25 sq ft
78.00 sq ft
77.25 sq ft
225.00 sq ft
101.25 sq ft
23.50 sq ft
23.50 sq ft
214.50 sq ft
590.00 sq ft
289.00 sq ft
630.00 sq ft
139.00 sq ft
44.50 sq ft
554.50 sq ft
71.75 sq ft
88.00 sq ft
220.25 sq ft
42.25 sq ft42.25 sq ft
178.00 sq ft
306.00 sq ft
176.25 sq ft
79.50 sq ft
85.75 sq ft
54.50 sq ft
88.50 sq ft
53.00 sq ft
113.00 sq ft
134.50 sq ft
170.25 sq ft
255.00 sq ft
18.50 sq ft
61.00 sq ft
61.75 sq ft
19.50 sq ft
219.50 sq ft39.75 sq ft
4.25 sq ft
105.50 sq ft105.50 sq ft
R1
R2
R3
R4
R5
R6
R7
R8
R9
R10
R11
R12
R13
R15
R14
R16
R17
R18
R20
R21
R19
R22
R23
R25
R24
R26
R27
R28
R29
R30
R32
AR1
AR2
AR3
AR4
AR5
R33
R34
R31
R35
83.00 sq ft
20.75 sq ft
EXISTING TO REMAIN
TO BE DEMOLISHED
AREA REDUCED FOR FENSTRATION
DEMO CALC FILL LEGEND
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
R26
R27
R29
R28 R30
R33
R35
R34
R25R21
R20 R22 R24
R19
R18
R17
R15
R14
R13
R11
R12
R16
R9
R5
R4
9
9
R6
R7
R8 R10
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
R31
R32
AR1 AR2
AR3
AR4
AR5R23
R3
R2
R1
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
Existing Demolition Calculations - Walls Existing Demolition Calculations - Roof
110 Neale Ave 110 Neale Ave
Demolition Demolition
Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)Wall/Roof Label Individual Area (Sq Ft)
Area Reduced for
Fenestration
(Sq Ft)
Area to be Removed
(Sq Ft)
AW1 81.25 25.50 55.75 AR1 255.00 0.00 255.00
AW2 66.50 13.75 52.75 AR2 170.25 0.00 170.25
AW3 154.75 29.50 0.00 AR3 134.50 0.00 134.50
AW4 189.75 6.75 38.50 AR4 113.00 0.00 113.00
AW5 101.00 0.00 0.00 AR5 53.00 0.00 53.00
AW6 8.00 0.00 8.00
AW7 64.00 9.00 55.00 R1 88.50 0.00 0.00
AW8 126.00 9.00 0.00 R2 85.75 0.00 0.00
R3 54.50 0.00 0.00
W1 388.50 91.50 157.50 R4 79.50 0.00 0.00
W2 197.75 0.00 51.50 R5 176.25 0.00 0.00
W3 114.25 19.75 38.25 R6 178.00 0.00 4.25
W4 18.25 0.00 18.25 R7 220.25 0.00 0.00
W5 123.75 45.00 21.75 R8 42.25 0.00 0.00
W6 96.75 45.00 51.75 R9 306.00 0.00 20.75
W7 12.75 0.00 12.75 R10 42.25 0.00 0.00
W8 29.75 0.00 29.75 R11 71.75 0.00 71.75
W9 93.75 62.50 31.25 R12 88.00 0.00 0.00
W10 192.00 6.50 22.25 R13 61.00 0.00 61.00
W11 183.00 19.75 0.00 R14 61.75 0.00 61.75
W12 16.25 0.00 0.00 R15 18.50 0.00 18.50
W13 59.75 7.00 0.00 R16 139.00 0.00 39.75
W14 87.25 7.75 0.00 R17 19.50 0.00 19.50
W15 12.25 0.00 0.00 R18 44.50 0.00 44.50
W16 31.25 0.00 0.00 R19 554.50 0.00 219.50
W17 12.00 0.00 0.00 R20 18.25 0.00 18.25
W18 164.25 24.75 0.00 R21 630.00 0.00 188.50
W19 205.75 66.75 22.25 R22 68.00 0.00 68.00
W20 89.00 0.00 0.00 R23 289.00 0.00 0.00
W21 106.75 34.50 0.00 R24 18.25 0.00 18.25
W22 150.75 16.75 0.00 R25 590.00 0.00 105.50
W23 182.00 27.50 0.00 R26 225.00 0.00 0.00
W24 83.50 33.50 0.00 R27 214.50 0.00 0.00
W25 180.00 170.00 0.00 R28 98.00 0.00 98.00
W26 130.50 120.00 0.00 R29 101.25 0.00 0.00
W27 178.50 0.00 0.00 R30 29.75 0.00 29.75
W28 87.00 0.00 0.00 R31 23.50 0.00 0.00
W29 145.25 66.75 61.00 R32 23.50 0.00 0.00
W30 207.75 107.50 63.25 R33 58.25 0.00 58.25
W31 162.75 90.00 0.00 R34 77.25 0.00 77.25
W32 152.50 14.25 44.25 R35 78.00 0.00 78.00
W33 15.75 0.00 0.00 Wall Surface Area Total (Sq Ft)5,600.00
W34 118.50 0.00 0.00 Area Reduced for Fenestration (Sq Ft)0.00
W35 209.00 92.50 0.00 Wall Surface Area to be Removed (Sq Ft)2,026.75
W36 205.75 15.50 190.25
W37 211.50 145.50 66.00
W38 219.75 59.25 160.50
W39 52.00 29.50 22.50
W40 77.75 9.25 43.25
Wall Surface Area Total (Sq Ft)5,796.75
Area Reduced for Fenestration (Sq Ft)1522.00
Wall Surface Area to be Removed (Sq Ft)1,318.25
Demolition Totals
Roof + Wall Area Used for Demo Calculation (Sq Ft)9,874.75
Surface Area to be Removed (Sq Ft)3,345.00
Total 33.87%
0 4'8'16'SCALE: 1/8" = 1'-0"2 WALL DEMO AREA
0 4'8'16'SCALE: 1/8" = 1'-0"1 ROOF LEVEL DEMO PLAN
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-010X
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
85.25 sq ft 63.00 sq ft 27.75 sq ft
153.75 sq ft 100.50 sq ft 80.00 sq ft
8.25 sq ft
66.00 sq ft 389.25 sq ft
249.50 sq ft 418.00 sq ft
80.00 sq ft
144.50 sq ft
9.50 sq ft
39.50 sq ft
XB1 XB2 XB3 XB4 XB5 XB6
XB9 XB10 XB11
XB7 XB8
XB12
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO
2,064.75 sq ft
XB1
XB2
XB3
XB12
XB11
XB6
XB4
XB5
CRAWL SPACE
9
9
XB10
XB9
XB8
XB7
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
110 Neale Avenue
Existing Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)2,064.75
Existing Lower Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,347.00
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Floor Area without Exemptions (Sq Ft)483.00
Existing Main Level Floor Area
Main Level Floor Area without Exemptions (Sq Ft)2,756.50
Main Level Exempt (T.O. Circ)110.25
Front Portch (Exempt)66.00
Main Level Deck Floor Area without Exemptions (Sq Ft)780.50
Existing "ADU" Floor Area
ADU Gross Floor Area (Sq Ft)405.50
Front Portch (Exempt)30.25
Existing Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XB1 153.75 0.00
XB2 100.50 0.00
XB3 80.00 0.00
XB4 8.25 0.00
XB5 66.00 0.00
XB6 389.25 0.00
XB7 144.50 0.00
XB8 9.50 0.00
XB9 249.50 0.00
XB10 418.00 85.25
XB11 80.00 63.00
XB12 39.50 31.25
Overall Total Wall Areas (Sq Ft)1,738.75
Exposed Wall Area (Sq Ft)179.50
% of Exposed Wall (Exposed / Total)10.32%
Existing Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)2,064.75
Basement Level Countable Floor Area (Sq Ft)213.15
Basement Level Area x
Percent Exposed @
10.32%
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XL1 84.25 0.00
XL2 103.00 57.00
XL3 80.75 54.50
XL4 8.00 5.25
XL5 82.25 18.75
XL6 8.00 1.00
XL7 86.75 6.00
XL8 224.75 0.00
XL9 101.00 0.00
XL10 150.50 0.00
XL11 148.75 0.00
XL12 12.75 0.00
XL13 253.75 89.50
XL14 177.25 177.25
XL15 201.25 201.25
XL16 200.25 200.25
XL17 201.25 201.25
XL18 43.25 43.25
XL19 82.75 82.75
XL20 19.25 19.25
Overall Total Wall Areas (Sq Ft)2,269.75
Exposed Wall Area (Sq Ft)1,157.25
% of Exposed Wall (Exposed / Total)50.99%
Existing Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,347.00
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)483.00
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)116.50 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,463.50
Lower Level Countable Floor Area (Sq Ft)1,256.03
Lower Level Area x
Percent Exposed @
50.99%
Existing Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XM1 368.00 368.00
XM2 124.25 124.25
XM3 73.25 73.25
XM4 8.50 8.50
XM5 73.50 73.50
XM6 73.50 73.50
XM7 8.75 8.75
XM8 36.00 36.00
XM9 98.00 98.00
XM10 181.75 181.75
XM11 167.50 165.75
XM12 14.50 12.50
XM13 66.25 51.75
XM14 118.50 82.00
XM15 14.50 9.75
XM16 51.75 35.50
XM17 14.50 9.75
XM18 211.25 156.75
XM19 243.00 184.50
XM20 40.50 39.00
XM21 100.00 99.00
XM22 151.00 151.00
XM23 151.50 151.50
XM24 76.75 76.75
XM25 175.50 175.50
XM26 125.50 125.50
XM27 29.00 29.00
XM28 14.00 14.00
XM29 140.50 140.50
XM30 194.25 194.25
XM31 175.50 175.50
XM32 171.25 171.25
Overall Total Wall Areas (Sq Ft)3,492.50
Exposed Wall Area (Sq Ft)3,296.50
% of Exposed Wall (Exposed / Total)94.39%
Existing Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,756.50
Main Level Exempt (Open to Below / T.O. Circulation)110.25
Main Level After Exemptions (Sq Ft)2,646.25 2756.50-110.25
Main Level Countable Floor Area (Sq Ft)2,497.74
Main Level Area x Percent
Exposed @ 94.39%
Front Porch Gross Floor Area (Sq Ft)66.00 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)780.50
Existing ADU Wall Calculations
ADU Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XA1 81.25 81.25
XA2 66.50 66.50
XA3 106.50 106.50
XA4 190.00 179.00
XA5 106.50 74.75
XA6 9.75 8.00
XA7 81.25 64.00
XA8 105.50 100.25
Overall Total Wall Areas (Sq Ft)747.25
Exposed Wall Area (Sq Ft)680.25
% of Exposed Wall (Exposed / Total)91.03%
Existing ADU Floor Area Calculations
ADU Gross Floor Area (Sq Ft)405.50
ADU Countable Floor Area (Sq Ft)369.14
ADU Area x Percent
Exposed @ 91.03%
Front Porch Gross Floor Area (Sq Ft)30.25 Exempt Front Porch
Total Exsiting Floor Area Calculations
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)780.50
Total Existing Floor Area 5,116.57
Existing Floor Area Calculations
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
0 4'8'16'SCALE: 1/8" = 1'-0"2 EXISTING BASEMENT LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 EXISTING BASEMENT LEVEL FLOOR AREA
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-011X
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO40.00 sq ft 6.50 sq ft19.00 sq ft
1.25 sq ft
2.50 sq ft
64.25 sq ft
89.50 sq ft
84.25 sq ft
103.00 sq ft 80.75 sq ft
8.00 sq ft
82.25 sq ft
8.00 sq ft
86.75 sq ft 224.75 sq ft 101.00 sq ft
150.50 sq ft 148.75 sq ft
12.75 sq ft
253.75 sq ft 177.25 sq ft 204.25 sq ft
200.25 sq ft 204.25 sq ft 43.25 sq ft 82.75 sq ft 19.25 sq ft
XL1 XL2 XL3 XL4 XL5 XL6 XL7 XL8 XL9
XL10 XL11 XL12 XL13 XL14 XL15
XL16 XL17 XL18 XL19 XL20
190.00 sq ft
106.50 sq ft
9.75 sq ft
81.25 sq ft
109.75 sq ft
81.25 sq ft 62.00 sq ft 106.50 sq ft 179.00 sq ft
74.75 sq ft
8.00 sq ft
64.00 sq ft
104.75 sq ft
XA1 XA2 XA3 XA4 XA5 XA6 XA7 XA8
110 Neale Avenue
Existing Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)2,064.75
Existing Lower Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,347.00
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Floor Area without Exemptions (Sq Ft)483.00
Existing Main Level Floor Area
Main Level Floor Area without Exemptions (Sq Ft)2,756.50
Main Level Exempt (T.O. Circ)110.25
Front Portch (Exempt)66.00
Main Level Deck Floor Area without Exemptions (Sq Ft)780.50
Existing "ADU" Floor Area
ADU Gross Floor Area (Sq Ft)405.50
Front Portch (Exempt)30.25
Existing Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XB1 153.75 0.00
XB2 100.50 0.00
XB3 80.00 0.00
XB4 8.25 0.00
XB5 66.00 0.00
XB6 389.25 0.00
XB7 144.50 0.00
XB8 9.50 0.00
XB9 249.50 0.00
XB10 418.00 85.25
XB11 80.00 63.00
XB12 39.50 31.25
Overall Total Wall Areas (Sq Ft)1,738.75
Exposed Wall Area (Sq Ft)179.50
% of Exposed Wall (Exposed / Total)10.32%
Existing Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)2,064.75
Basement Level Countable Floor Area (Sq Ft)213.15
Basement Level Area x
Percent Exposed @
10.32%
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XL1 84.25 0.00
XL2 103.00 57.00
XL3 80.75 54.50
XL4 8.00 5.25
XL5 82.25 18.75
XL6 8.00 1.00
XL7 86.75 6.00
XL8 224.75 0.00
XL9 101.00 0.00
XL10 150.50 0.00
XL11 148.75 0.00
XL12 12.75 0.00
XL13 253.75 89.50
XL14 177.25 177.25
XL15 201.25 201.25
XL16 200.25 200.25
XL17 201.25 201.25
XL18 43.25 43.25
XL19 82.75 82.75
XL20 19.25 19.25
Overall Total Wall Areas (Sq Ft)2,269.75
Exposed Wall Area (Sq Ft)1,157.25
% of Exposed Wall (Exposed / Total)50.99%
Existing Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,347.00
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)483.00
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)116.50 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,463.50
Lower Level Countable Floor Area (Sq Ft)1,256.03
Lower Level Area x
Percent Exposed @
50.99%
Existing Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XM1 368.00 368.00
XM2 124.25 124.25
XM3 73.25 73.25
XM4 8.50 8.50
XM5 73.50 73.50
XM6 73.50 73.50
XM7 8.75 8.75
XM8 36.00 36.00
XM9 98.00 98.00
XM10 181.75 181.75
XM11 167.50 165.75
XM12 14.50 12.50
XM13 66.25 51.75
XM14 118.50 82.00
XM15 14.50 9.75
XM16 51.75 35.50
XM17 14.50 9.75
XM18 211.25 156.75
XM19 243.00 184.50
XM20 40.50 39.00
XM21 100.00 99.00
XM22 151.00 151.00
XM23 151.50 151.50
XM24 76.75 76.75
XM25 175.50 175.50
XM26 125.50 125.50
XM27 29.00 29.00
XM28 14.00 14.00
XM29 140.50 140.50
XM30 194.25 194.25
XM31 175.50 175.50
XM32 171.25 171.25
Overall Total Wall Areas (Sq Ft)3,492.50
Exposed Wall Area (Sq Ft)3,296.50
% of Exposed Wall (Exposed / Total)94.39%
Existing Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,756.50
Main Level Exempt (Open to Below / T.O. Circulation)110.25
Main Level After Exemptions (Sq Ft)2,646.25 2756.50-110.25
Main Level Countable Floor Area (Sq Ft)2,497.74
Main Level Area x Percent
Exposed @ 94.39%
Front Porch Gross Floor Area (Sq Ft)66.00 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)780.50
Existing ADU Wall Calculations
ADU Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XA1 81.25 81.25
XA2 66.50 66.50
XA3 106.50 106.50
XA4 190.00 179.00
XA5 106.50 74.75
XA6 9.75 8.00
XA7 81.25 64.00
XA8 105.50 100.25
Overall Total Wall Areas (Sq Ft)747.25
Exposed Wall Area (Sq Ft)680.25
% of Exposed Wall (Exposed / Total)91.03%
Existing ADU Floor Area Calculations
ADU Gross Floor Area (Sq Ft)405.50
ADU Countable Floor Area (Sq Ft)369.14
ADU Area x Percent
Exposed @ 91.03%
Front Porch Gross Floor Area (Sq Ft)30.25 Exempt Front Porch
Total Exsiting Floor Area Calculations
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)780.50
Total Existing Floor Area 5,116.57
Existing Floor Area Calculations
483.00 sq ft
405.50 sq ft
XL1
XL2
XL3XL4
XL5
XL6
XL7
XL8
XL9
XL10
XL11
XL12 XL13
XL14
XL15
XL16
XL17
XL18
XL19
XL20
XA1
XA2
XA3
XA4
XA5
XA6 XA7
XA8
CRAWL SPACE
9
9
2,347.75 sq ft
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
0 4'8'16'SCALE: 1/8" = 1'-0"2 EXISTING GARAGE (MIDDLE) LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"3 EXISTING ADU EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 EXISTING GARAGE (MIDDLE) LEVEL FLOOR AREA
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-012X
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO
14.50 sq ft
51.75 sq ft14.50 sq ft
118.50 sq ft66.25 sq ft
14.50 sq ft
164.50 sq ft
238.50 sq ft203.00 sq ft
149.50 sq ft
217.00 sq ft
178.50 sq ft
363.75 sq ft
181.25 sq ft
80.00 sq ft
162.50 sq ft
12.75 sq ft
53.25 sq ft 83.00 sq ft
10.00 sq ft
35.50 sq ft
9.75 sq ft
38.00 sq ft 103.50 sq ft 151.00 sq ft 151.50 sq ft
75.75 sq ft 188.50 sq ft 134.75 sq ft
31.25 sq ft
15.00 sq ft
151.00 sq ft 188.50 sq ft 181.25 sq ft
9.75 sq ft
85.50 sq ft 85.50 sq ft
9.75 sq ft
35.25 sq ft
103.50 sq ft 181.75 sq ft
XM1 XM2
XM3 XM11 XM12
XM13 XM14 XM15 XM16 XM17 XM18 XM19 XM20 XM21 XM22 XM23
XM24 XM25 XM26 XM27 XM28 XM29 XM30 XM31
XM32
XM4 XM5 XM6 XM7 XM8 XM9 XM10
65.00 sq ft
189.00 sq ft
288.25 sq ft
134.25 sq ft
FF
129.25 sq ft
XM1
XM2
XM3XM4
XM5
XM6
XM7
XM8
XM9
XM10
XM11
XM12
XM13
XM14
XM15XM16
XM17
XM18
XM19
XM20
XM21
XM22
XM23
XM24
XM25
XM26
XM27
XM28 XM29
XM30
XM31
XM32
60.50 sq ft
9
9
RG
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
2,756.50 sq ft
42.25 sq ft
110 Neale Avenue
Existing Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)2,064.75
Existing Lower Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,347.00
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Floor Area without Exemptions (Sq Ft)483.00
Existing Main Level Floor Area
Main Level Floor Area without Exemptions (Sq Ft)2,756.50
Main Level Exempt (T.O. Circ)110.25
Front Portch (Exempt)66.00
Main Level Deck Floor Area without Exemptions (Sq Ft)780.50
Existing "ADU" Floor Area
ADU Gross Floor Area (Sq Ft)405.50
Front Portch (Exempt)30.25
Existing Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XB1 153.75 0.00
XB2 100.50 0.00
XB3 80.00 0.00
XB4 8.25 0.00
XB5 66.00 0.00
XB6 389.25 0.00
XB7 144.50 0.00
XB8 9.50 0.00
XB9 249.50 0.00
XB10 418.00 85.25
XB11 80.00 63.00
XB12 39.50 31.25
Overall Total Wall Areas (Sq Ft)1,738.75
Exposed Wall Area (Sq Ft)179.50
% of Exposed Wall (Exposed / Total)10.32%
Existing Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)2,064.75
Basement Level Countable Floor Area (Sq Ft)213.15
Basement Level Area x
Percent Exposed @
10.32%
Existing Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XL1 84.25 0.00
XL2 103.00 57.00
XL3 80.75 54.50
XL4 8.00 5.25
XL5 82.25 18.75
XL6 8.00 1.00
XL7 86.75 6.00
XL8 224.75 0.00
XL9 101.00 0.00
XL10 150.50 0.00
XL11 148.75 0.00
XL12 12.75 0.00
XL13 253.75 89.50
XL14 177.25 177.25
XL15 201.25 201.25
XL16 200.25 200.25
XL17 201.25 201.25
XL18 43.25 43.25
XL19 82.75 82.75
XL20 19.25 19.25
Overall Total Wall Areas (Sq Ft)2,269.75
Exposed Wall Area (Sq Ft)1,157.25
% of Exposed Wall (Exposed / Total)50.99%
Existing Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,347.00
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)483.00
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)116.50 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,463.50
Lower Level Countable Floor Area (Sq Ft)1,256.03
Lower Level Area x
Percent Exposed @
50.99%
Existing Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XM1 368.00 368.00
XM2 124.25 124.25
XM3 73.25 73.25
XM4 8.50 8.50
XM5 73.50 73.50
XM6 73.50 73.50
XM7 8.75 8.75
XM8 36.00 36.00
XM9 98.00 98.00
XM10 181.75 181.75
XM11 167.50 165.75
XM12 14.50 12.50
XM13 66.25 51.75
XM14 118.50 82.00
XM15 14.50 9.75
XM16 51.75 35.50
XM17 14.50 9.75
XM18 211.25 156.75
XM19 243.00 184.50
XM20 40.50 39.00
XM21 100.00 99.00
XM22 151.00 151.00
XM23 151.50 151.50
XM24 76.75 76.75
XM25 175.50 175.50
XM26 125.50 125.50
XM27 29.00 29.00
XM28 14.00 14.00
XM29 140.50 140.50
XM30 194.25 194.25
XM31 175.50 175.50
XM32 171.25 171.25
Overall Total Wall Areas (Sq Ft)3,492.50
Exposed Wall Area (Sq Ft)3,296.50
% of Exposed Wall (Exposed / Total)94.39%
Existing Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,756.50
Main Level Exempt (Open to Below / T.O. Circulation)110.25
Main Level After Exemptions (Sq Ft)2,646.25 2756.50-110.25
Main Level Countable Floor Area (Sq Ft)2,497.74
Main Level Area x Percent
Exposed @ 94.39%
Front Porch Gross Floor Area (Sq Ft)66.00 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)780.50
Existing ADU Wall Calculations
ADU Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
XA1 81.25 81.25
XA2 66.50 66.50
XA3 106.50 106.50
XA4 190.00 179.00
XA5 106.50 74.75
XA6 9.75 8.00
XA7 81.25 64.00
XA8 105.50 100.25
Overall Total Wall Areas (Sq Ft)747.25
Exposed Wall Area (Sq Ft)680.25
% of Exposed Wall (Exposed / Total)91.03%
Existing ADU Floor Area Calculations
ADU Gross Floor Area (Sq Ft)405.50
ADU Countable Floor Area (Sq Ft)369.14
ADU Area x Percent
Exposed @ 91.03%
Front Porch Gross Floor Area (Sq Ft)30.25 Exempt Front Porch
Total Exsiting Floor Area Calculations
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)780.50
Total Existing Floor Area 5,116.57
Existing Floor Area Calculations
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
0 4'8'16'SCALE: 1/8" = 1'-0"2 EXISTING MAIN LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 EXISTING MAIN LEVEL FLOOR AREA
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-010
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO
180.50 sq ft 53.25 sq ft 222.25 sq ft 77.25 sq ft
176.50 sq ft 114.75 sq ft 153.75 sq ft 378.25 sq ft 147.50 sq ft
12.50 sq ft
198.25 sq ft
564.25 sq ft 421.00 sq ft
40.50 sq ft
17.25 sq ft
17.25 sq ft
17.25 sq ft
20.25 sq ft
17.25 sq ft
17.25 sq ft
B1 B2 B3 B4 B5
B6 B7
B11
B12
B13 B14
B8 B9 B10
Proposed Floor Area Calculations
110 Neale
Proposed Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)4,191.75
Prposed Garage Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,801.75
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Level Patio (Exempt)257,25
Garage Floor Area without Exemptions (Sq Ft)493.25
Proposed Main Level Floor Area Calculations
Main Level Floor Area without Exemptions (Sq Ft)2,890.75
Main Level Exempt (T.O. Circ)210.50
Main Level Patio (Exempt)463.25
Front Portch (Exempt)228.75
Main Level Deck Floor Area without Exemptions (Sq Ft)778.50
Proposed "ADU" Floor Area Calculations
ADU Gross Floor Area (Sq Ft)0.00
Front Portch (Exempt)0.00
FAR
Proposed Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PB1 176.50 0.00
PB2 114.75 0.00
PB3 153.75 17.25
PB4 378.25 17.25
PB5 147.50 0.00
PB6 12.50 0.00
PB7 180.50 0.00
PB8 53.25 0.00
PB9 222.25 17.25
PB10 77.25 0.00
PB11 198.25 17.25
PB12 564.25 0.00
PB13 421.00 34.50
PB14 40.50 0.00
Overall Total Wall Areas (Sq Ft)2,740.50
Exposed Wall Area (Sq Ft)103.50
% of Exposed Wall (Exposed / Total)3.78%
Proposed Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)4,191.75
Basement Level Countable Floor Area (Sq Ft)158.31
Basement Level Area x
Percent Exposed @ 3.78%
Proposed Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PL1 85.50 0.00
PL2 54.25 0.00
PL3 262.25 75.25
PL4 221.75 0.00
PL5 103.00 17.00
PL6 148.25 47.25
PL7 146.75 0.00
PL8 12.50 0.00
PL9 391.50 199.50
PL10 136.50 109.00
PL11 190.25 136.25
PL12 188.00 174.75
PL13 190.25 190.25
PL14 17.25 17.25
PL15 44.50 44.50
PL16 367.00 367.00
PL17 108.00 105.00
PL18 43.25 38.75
PL19 60.50 48.25
Overall Total Wall Areas (Sq Ft)2,771.25
Exposed Wall Area (Sq Ft)1,570.00
% of Exposed Wall (Exposed / Total)56.65%
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,801.75
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)493.25
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)121.63 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,923.38
Lower Level Countable Floor Area (Sq Ft)1,656.18
Lower Level Area x
Percent Exposed @
56.65%
Proposed Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PM1 297.75 297.75
PM2 177.25 177.25
PM3 244.25 244.25
PM4 53.50 53.50
PM5 47.75 47.75
PM6 15.50 15.50
PM7 167.50 165.75
PM8 15.50 13.75
PM9 65.00 51.75
PM10 116.00 80.50
PM11 14.25 9.75
PM12 50.25 34.00
PM13 14.25 9.75
PM14 211.25 157.25
PM15 236.25 176.50
PM16 36.50 36.50
PM17 99.00 99.00
PM18 151.00 151.00
PM19 149.00 149.00
PM20 85.00 85.00
PM21 185.25 185.25
PM22 132.50 132.50
PM23 30.50 30.50
PM24 14.75 14.75
PM25 149.00 149.00
PM26 201.50 201.50
PM27 170.00 170.00
PM28 82.50 82.50
Overall Total Wall Areas (Sq Ft)3,212.75
Exposed Wall Area (Sq Ft)3,021.50
% of Exposed Wall (Exposed / Total)94.05%
Proposed Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,890.75
Main Level Exempt (Open to Below / T.O. Circulation)210.50
Main Level After Exemptions (Sq Ft)2,680.25 2720.50-119.25
Main Level Countable Interior Floor Area (Sq Ft)2,520.70
Main Level Area x Percent
Exposed @ 94.05%
Front Porch Gross Floor Area (Sq Ft)228.75 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)778.50
Main Level Patio Floor Area (Sq Ft)461.00
Total Proposed Floor Area Calculations
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50
Exempt Deck Area based on Existing Countable Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
F
B1
B2
B3
B4
B5
B6
B12
B11
B10
B9
B8
B7
B13B14
CRAWL SPACE
9
9
4,191.75 sq ft
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
0 4'8'16'SCALE: 1/8" = 1'-0"2 PROPOSED BASEMENT LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 PROPOSED BASEMENT LEVEL FLOOR AREA
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-011
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO
371.50 sq ft
199.50 sq ft
127.50 sq ft 190.25 sq ft
84.50 sq ft 54.25 sq ft 262.25 sq ft
72.25 sq ft
221.75 sq ft
103.00 sq ft
148.25 sq ft
146.75 sq ft
12.50 sq ft
109.00 sq ft
188.00 sq ft
190.25 sq ft 367.00 sq ft
17.00 sq ft
47.25 sq ft
108.00 sq ft
43.25 sq ft
60.50 sq ft17.25 sq ft
44.50 sq ft
105.00 sq ft
174.75 sq ft136.25 sq ft
38.75 sq ft
48.25 sq ft
L1 L2 L3 L4 L5 L6
L7 L8 L9 L10 L11 L12
L13 L16 L17 L18 L19L14L15
257.25 sq ft
L1
L2
L3
L4
L5
L6
L7
L8 L9
L10
L11
L12
L13
L14
L15
L16
L17L18
L19
CRAWL SPACE
491.75 sq ft
2,801.75 sq ft
9
9
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
Proposed Floor Area Calculations
110 Neale
Proposed Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)4,191.75
Prposed Garage Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,801.75
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Level Patio (Exempt)257,25
Garage Floor Area without Exemptions (Sq Ft)493.25
Proposed Main Level Floor Area Calculations
Main Level Floor Area without Exemptions (Sq Ft)2,890.75
Main Level Exempt (T.O. Circ)210.50
Main Level Patio (Exempt)463.25
Front Portch (Exempt)228.75
Main Level Deck Floor Area without Exemptions (Sq Ft)778.50
Proposed "ADU" Floor Area Calculations
ADU Gross Floor Area (Sq Ft)0.00
Front Portch (Exempt)0.00
FAR
Proposed Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PB1 176.50 0.00
PB2 114.75 0.00
PB3 153.75 17.25
PB4 378.25 17.25
PB5 147.50 0.00
PB6 12.50 0.00
PB7 180.50 0.00
PB8 53.25 0.00
PB9 222.25 17.25
PB10 77.25 0.00
PB11 198.25 17.25
PB12 564.25 0.00
PB13 421.00 34.50
PB14 40.50 0.00
Overall Total Wall Areas (Sq Ft)2,740.50
Exposed Wall Area (Sq Ft)103.50
% of Exposed Wall (Exposed / Total)3.78%
Proposed Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)4,191.75
Basement Level Countable Floor Area (Sq Ft)158.31
Basement Level Area x
Percent Exposed @ 3.78%
Proposed Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PL1 85.50 0.00
PL2 54.25 0.00
PL3 262.25 75.25
PL4 221.75 0.00
PL5 103.00 17.00
PL6 148.25 47.25
PL7 146.75 0.00
PL8 12.50 0.00
PL9 391.50 199.50
PL10 136.50 109.00
PL11 190.25 136.25
PL12 188.00 174.75
PL13 190.25 190.25
PL14 17.25 17.25
PL15 44.50 44.50
PL16 367.00 367.00
PL17 108.00 105.00
PL18 43.25 38.75
PL19 60.50 48.25
Overall Total Wall Areas (Sq Ft)2,771.25
Exposed Wall Area (Sq Ft)1,570.00
% of Exposed Wall (Exposed / Total)56.65%
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,801.75
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)493.25
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)121.63 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,923.38
Lower Level Countable Floor Area (Sq Ft)1,656.18
Lower Level Area x
Percent Exposed @
56.65%
Proposed Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PM1 297.75 297.75
PM2 177.25 177.25
PM3 244.25 244.25
PM4 53.50 53.50
PM5 47.75 47.75
PM6 15.50 15.50
PM7 167.50 165.75
PM8 15.50 13.75
PM9 65.00 51.75
PM10 116.00 80.50
PM11 14.25 9.75
PM12 50.25 34.00
PM13 14.25 9.75
PM14 211.25 157.25
PM15 236.25 176.50
PM16 36.50 36.50
PM17 99.00 99.00
PM18 151.00 151.00
PM19 149.00 149.00
PM20 85.00 85.00
PM21 185.25 185.25
PM22 132.50 132.50
PM23 30.50 30.50
PM24 14.75 14.75
PM25 149.00 149.00
PM26 201.50 201.50
PM27 170.00 170.00
PM28 82.50 82.50
Overall Total Wall Areas (Sq Ft)3,212.75
Exposed Wall Area (Sq Ft)3,021.50
% of Exposed Wall (Exposed / Total)94.05%
Proposed Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,890.75
Main Level Exempt (Open to Below / T.O. Circulation)210.50
Main Level After Exemptions (Sq Ft)2,680.25 2720.50-119.25
Main Level Countable Interior Floor Area (Sq Ft)2,520.70
Main Level Area x Percent
Exposed @ 94.05%
Front Porch Gross Floor Area (Sq Ft)228.75 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)778.50
Main Level Patio Floor Area (Sq Ft)461.00
Total Proposed Floor Area Calculations
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50
Exempt Deck Area based on Existing Countable Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
0 4'8'16'SCALE: 1/8" = 1'-0"2 PROPOSED GARAGE (MIDDLE) LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 PROPOSED GARAGE LEVEL FLOOR AREA
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
Z-012
FLOOR AREA
CALCULATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
COUNTABLE
FAR PLAN LEGEND
DECK
GARAGE
EXEMPT - T.O. CIRCULATION OR OPEN TO
BELOW
EXEMPT - FRONT PORCH
EXEMPT - ON-GRADE PATIO
15.50 sq ft
13.00 sq ft297.75 sq ft
170.00 sq ft
177.25 sq ft
244.25 sq ft 49.50 sq ft 44.25 sq ft
15.50 sq ft
167.50 sq ft
163.00 sq ft
65.00 sq ft 116.00 sq ft
14.25 sq ft
50.25 sq ft
14.00 sq ft
211.25 sq ft 236.25 sq ft
36.50 sq ft 99.00 sq ft 151.00 sq ft 149.00 sq ft
85.00 sq ft 185.25 sq ft 132.50 sq ft
30.50 sq ft
14.75 sq ft
149.00 sq ft 201.50 sq ft
82.50 sq ft
176.50 sq ft
PM1 PM2 PM3 PM4 PM5 PM6 PM7 PM8 PM9 PM10
PM11 PM12 PM13 PM14 PM15 PM16 PM17 PM18 PM19
PM20 PM21 PM22 PM23 PM24 PM25 PM26 PM27 PM28
48.00 sq ft 74.00 sq ft
9.00 sq ft
31.25 sq ft 8.50 sq ft
149.75 sq ft
FF
2,890.75 sq ft
M1
M2
M3
M4
M5M6
M7
M8
M9
M10
M11M12
M13
M14
M15
M16 M17
M18
M19
M20
M21
M22
M23
M24 M25
M26
M27
M28
778.50 sq ft
416.50 sq ft
46.75 sq ft
210.50 sq ft
228.75 sq ft
9
9
RG
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
Proposed Floor Area Calculations
110 Neale
Proposed Basement Level Floor Area
Basement Level Floor Area without Exemptions (Sq Ft)4,191.75
Prposed Garage Level Floor Area
Lower Level Floor Area without Exemptions (Sq Ft)2,801.75
Lower Level Exempt (OTB / T.O. Circ)0.00
Garage Level Patio (Exempt)257,25
Garage Floor Area without Exemptions (Sq Ft)493.25
Proposed Main Level Floor Area Calculations
Main Level Floor Area without Exemptions (Sq Ft)2,890.75
Main Level Exempt (T.O. Circ)210.50
Main Level Patio (Exempt)463.25
Front Portch (Exempt)228.75
Main Level Deck Floor Area without Exemptions (Sq Ft)778.50
Proposed "ADU" Floor Area Calculations
ADU Gross Floor Area (Sq Ft)0.00
Front Portch (Exempt)0.00
FAR
Proposed Basement Level Wall Calculations
Basement Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PB1 176.50 0.00
PB2 114.75 0.00
PB3 153.75 17.25
PB4 378.25 17.25
PB5 147.50 0.00
PB6 12.50 0.00
PB7 180.50 0.00
PB8 53.25 0.00
PB9 222.25 17.25
PB10 77.25 0.00
PB11 198.25 17.25
PB12 564.25 0.00
PB13 421.00 34.50
PB14 40.50 0.00
Overall Total Wall Areas (Sq Ft)2,740.50
Exposed Wall Area (Sq Ft)103.50
% of Exposed Wall (Exposed / Total)3.78%
Proposed Basement Level Floor Area Calculations
Basement Level Gross Floor Area (Sq Ft)4,191.75
Basement Level Countable Floor Area (Sq Ft)158.31
Basement Level Area x
Percent Exposed @ 3.78%
Proposed Lower Level Wall Calculations
Lower Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PL1 85.50 0.00
PL2 54.25 0.00
PL3 262.25 75.25
PL4 221.75 0.00
PL5 103.00 17.00
PL6 148.25 47.25
PL7 146.75 0.00
PL8 12.50 0.00
PL9 391.50 199.50
PL10 136.50 109.00
PL11 190.25 136.25
PL12 188.00 174.75
PL13 190.25 190.25
PL14 17.25 17.25
PL15 44.50 44.50
PL16 367.00 367.00
PL17 108.00 105.00
PL18 43.25 38.75
PL19 60.50 48.25
Overall Total Wall Areas (Sq Ft)2,771.25
Exposed Wall Area (Sq Ft)1,570.00
% of Exposed Wall (Exposed / Total)56.65%
Proposed Lower Level Floor Area Calculations
Lower Level Gross Floor Area (Sq Ft)2,801.75
Lower Level Exempt (Open to Below / T.O. Circulation)0.00
Garage Gross Floor Area (Sq Ft)493.25
Garage after Exemption (0-250 @ 0% 250-500 @ 50%)121.63 (500-250)/2
Lower Level & Garage Floor Area After Exemptions 2,923.38
Lower Level Countable Floor Area (Sq Ft)1,656.18
Lower Level Area x
Percent Exposed @
56.65%
Proposed Main Level Wall Calculations
Main Level Wall Label Total Wall Area (Sq Ft)Exposed Wall Area (Sq Ft)
PM1 297.75 297.75
PM2 177.25 177.25
PM3 244.25 244.25
PM4 53.50 53.50
PM5 47.75 47.75
PM6 15.50 15.50
PM7 167.50 165.75
PM8 15.50 13.75
PM9 65.00 51.75
PM10 116.00 80.50
PM11 14.25 9.75
PM12 50.25 34.00
PM13 14.25 9.75
PM14 211.25 157.25
PM15 236.25 176.50
PM16 36.50 36.50
PM17 99.00 99.00
PM18 151.00 151.00
PM19 149.00 149.00
PM20 85.00 85.00
PM21 185.25 185.25
PM22 132.50 132.50
PM23 30.50 30.50
PM24 14.75 14.75
PM25 149.00 149.00
PM26 201.50 201.50
PM27 170.00 170.00
PM28 82.50 82.50
Overall Total Wall Areas (Sq Ft)3,212.75
Exposed Wall Area (Sq Ft)3,021.50
% of Exposed Wall (Exposed / Total)94.05%
Proposed Main Level Floor Area Calculations
Main Level Gross Floor Area (Sq Ft)2,890.75
Main Level Exempt (Open to Below / T.O. Circulation)210.50
Main Level After Exemptions (Sq Ft)2,680.25 2720.50-119.25
Main Level Countable Interior Floor Area (Sq Ft)2,520.70
Main Level Area x Percent
Exposed @ 94.05%
Front Porch Gross Floor Area (Sq Ft)228.75 Exempt Front Porch
Main Deck Gross Floor Area ( Sq Ft)778.50
Main Level Patio Floor Area (Sq Ft)461.00
Total Proposed Floor Area Calculations
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50
Exempt Deck Area based on Existing Countable Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Basement Level Floor Area (Sq Ft)213.15
Lower Level Floor Area (Sq Ft)1,256.03
Main Level Floor Area (Sq Ft)2,497.74
ADU Floor Area (Sq Ft)369.14
Total Existing Interior Floor Area (Sq Ft)4,336.07
Total Existing Deck Area Calculations
Main Level Deck Area (Sq Ft)780.50
Exempt Deck Area based on 15% of Allowable FAR 0.00 3,965.97 x 0.15
Countable Deck Floor Area (Sq Ft)0.00
Total Existing Countable Floor Area 4,336.07
Basement Level Floor Area (Sq Ft)158.31
Lower Level Floor Area (Sq Ft)1,656.18
Main Level Floor Area (Sq Ft)2,520.70
ADU Floor Area (Sq Ft)0.00
Total Proposed Interior Floor Area (Sq Ft)4,335.19
Total Proposed Deck Area Calculations
Main Level Deck Area (Sq Ft)778.50Exempt Deck Area based on Existing Countable
Deck 780.50
Countable Deck Floor Area (Sq Ft)0.00
Total Proposed Floor Area 4,335.19
Total Proposed Floor Area Calculations
NOTE: The structure exists as a legally permitted nonconformity. Proposed house to retain
current measured floor area per the plans.
Total Existing Floor Area Calculations W/ ADU (TOTAL ALLOWABLE FLOOR AREA)
0 4'8'16'SCALE: 1/8" = 1'-0"2 PROPOSED MAIN LEVEL EXPOSURE
0 4'8'16'SCALE: 1/8" = 1'-0"1 PROPOSED MAIN LEVEL FLOOR AREA
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
2'-0"5'-6"13'-6"28'-0"18'-0"9'-2"8'-10"
2'-0"
6'-6"
3'-6"
16'-0"
5'-6"
8'-0"
5'-6"
2'-0"
4'-0"
T.O. FF
79'-0"
SIDE YARD SETBACK
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
P R O P E R T Y L I N E
MECH HALL
BATH
CLO.
BEDROOM 5
BATH
BEDROOM 6
CRAWL SPACE
1
A-201X
2
A-201X
3
A-202X
4
A-202X
9
9
EXISTING EGRESS WELL TO BE
REMOVED AND RELOCATED
EXISTING EGRESS WELL TO BE
REMOVED AND RELOCATED
BEDROOM 4
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 EXISTING BASEMENT LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-102X
EXISTING BASEMENT
LEVEL PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
2'-0"5'-6"13'-6"28'-0"18'-0"9'-2"8'-10"
4'-0"
2'-0"
5'-6"
8'-0"
5'-6"
16'-0"
3'-6"
6'-6"
2'-0"
T.O. FF
89'-7"
T.O. GARAGE LEVEL PATIO (VIF)
89'-4"
T.O. DRIVEWAY AT GARAGE (VIF)
89'-4"
FRONT PORCH ABOVE
PATIO ABOVE
EGRESS WELL TO BE REMOVED
AND RELOCATED
EGRESS WELL TO BE RECONFIGURED
UP
DN
SIDE YARD SETBACK
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
P R O P E R T Y L I N E
GARAGE
MUD
GALLERY
STUDY / BEDROOM
MEDIA
VESTIBULELAUNDRY
GUEST MASTERBATH
BATH
CRAWL SPACE
1
A-201X
2
A-201X
3
A-202X
4
A-202X
9
9
NOTE: ALL INTERIOR WALLS INDICATED THIS LEVEL TO BE
RECONFIGURED TO NEW LAYOUT THAT MEETS CURRENT
EGRESS REQUIREMENTS
EGRESS WELL TO BE
REMOVED AND RELOCATED
SITE WALL TO BE REMOVED
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 EXISTING GARAGE (MIDDLE) LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-103X
EXISTING GARAGE LEVEL
PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
FF
2'-0"5'-6"13'-6"28'-0"18'-0"9'-2"8'-10"
2'-0"
6'-6"
3'-6"
16'-0"
5'-6"
8'-0"
5'-6"
2'-0"
4'-0"
T.O. FINISH FLOOR
100'-3"
T.O. PLY
100'-0"T.O. DECK (VIF)
100'-2"
T.O. DECK
100'-2"T.O. PATIO (VIF)
100'-2"
T.O. PATIO (VIF)
100'-2"
T.O. FINISH FLOOR
94'-8"
T.O. FRONT PORCH (VIF)
94'-6"
1
A-201X
2
A-201X
3
A-202X
4
A-202X
EXISTING ROOF AND WALLS
SURROUNDING EXISTING
DECK TO BE REMOVED,
EXISTING DECK TO BE
REMOVED AND ENCLOSED
GARAGE ROOF APRON
TO BE REMOVED
EGRESS WELL TO BE REMOVED
AND RELOCATED
EGRESS WELL TO BE RECONFIGURED DN
DN
SIDE YARD SETBACK
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
P R O P E R T Y L I N E
PWDER
MASTER BATH
202
CLOSET
203
CLOSET
204
DINING ROOM
201
FAMILY ROOM
208
GREAT ROOM
209
ENTRY
210
MASTER BEDROOM
205
GREAT ROOM
209
9
9
RG
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
EXISTING PATIO
TO BE REMOVED
EXISTING DECK TO
BE REFINISHED
EXISTING DECK
TO BE REMOVED
FRONT PORCH TO BE
RECONFIGURED
EXISTING ADU
TO BE REPLACED BY NEW GARAGE
SOME WALLS TO REMAIN
EGRESS WELL TO BE
REMOVED AND RELOCATED
KITCHEN
207
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 EXISTING MAIN LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-104X
EXISTING MAIN LEVEL
PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
PROPOSED STANDING SEAM ROOF
EXISTING STRUCTURE TO BE REFINISHED
WITH SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
EXISTING SHAKE ROOF TO BE REFINISHED
EXISTING STRUCTURE TO BE REFINISHED
WITH STANDING SEAM METAL
ROOF MATERIAL LEGEND
PROPOSED SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
T.O. RIDGE (VIF)
122'-23/4"
T.O. RIDGE (VIF)
118'-93/4"
T.O. RIDGE (VIF)
118'-51/2"
EXISTING ROOFS AT THE CURRENT DINING
AND EXTERIOR DECK AREA TO BE REMOVED
EXISTING ROOFS AT THE CURRENT DINING
AND EXTERIOR DECK AREA TO BE REMOVED
EXISTING ROOFS AT THE CURRENT DINING
AND EXTERIOR DECK AREA TO BE REMOVED
13:1213:12
10:12
10:12
13:12
4:12
8:12
13:12
13:12
10:12
SIDE YARD SETBACK
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
P R O P E R T Y L I N E
9
9
T.O. RIDGE (VIF)
118'-51/2"
4
4
6
6
7
7
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
T.O. RIDGE (VIF)
119'-93/4"
T.O. STONE CAP (VIF)
125'-5"
T.O. STONE CAP (VIF)
123'-1"
EXISTING ROOF STRUCTURE TO
REMAIN
10:12
10:12
10:12
10:12
13:12
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 EXISTING ROOF PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-105X
EXISTING ROOF PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
F
2'-0"5'-6"13'-6"4'-111/2"23'-01/2"18'-0"9'-2"8'-10"5'-0"22'-41/2"
4'-0"
2'-0"
5'-6"
8'-0"
5'-6"
16'-0"
3'-6"
6'-6"
2'-0"
3'-101/2"
8'-101/2"
T.O. FF
79'-0"
T.O. SLAB
78'-9"
43
43
4343
43
43
NEW
ELEVATOR
UPUP
PROPOSED ADDITIONPROPOSED RENOVATION
STAIR
001
BEDROOM
002
BATH
003
BEDROOM
004
MECH
005
GAME ROOM
007
BUNK
011
BEDROOM
009
GYM
006
LAUNDRY
014
BATH
015
BEDROOM
016
BEDROOM
018
BATH
019
HALL
020
POWDER
021
BATH
008
VESTIBULE
017
BATH
012
BATH
010
MECH
013
CRAWL SPACE
1
A-201X
2
A-201X
3
A-202X
4
A-202X
9
9
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 PROPOSED BASEMENT LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-102
PROPOSED BASEMENT
LEVEL PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
4'-0"
2'-0"
5'-6"
8'-0"
5'-6"
16'-0"
3'-6"
6'-6"
2'-0"
3'-101/2"
8'-101/2"
2'-0"5'-6"13'-6"4'-111/2"23'-01/2"18'-0"9'-2"8'-10"5'-0"22'-41/2"
T.O. FF
89'-7"
T.O. PLY
89'-4"
T.O. ENTRY PATIO
89'-7"
T.O. GARAGE SLAB
89'-4"
43
43
4343
1643
161643
PROPOSED
ELEVATOR
BUILT-IN STORAGE
UP
PROPOSED ADDITIONPROPOSED RENOVATION
FRONT PORCH ABOVE
PATIO ABOVE
STAIR
101
REC ROOM
102
BEDROOM
103
BATHROOM
104
NANNY ROOM
108
BATHROOM
107
VESTIBULE
109
BEDROOM
110
BEDROOM
119
BEDROOM
113
CLOSET
114
MUDROOM
115
WET ROOM
105
WC
106
BATHROOM
111
ENTRY
118
GARAGE
116
POWDER
117
BATH
121
CLOSET
120
BATHROOM
112
CRAWL SPACE
1
A-201X
2
A-201X
3
A-202X
4
A-202X
9
9
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 PROPOSED GARAGE (MIDDLE) LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-103
PROPOSED GARAGE
LEVEL PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
FF
2'-0"5'-6"13'-6"4'-111/2"23'-01/2"18'-0"9'-2"8'-10"5'-0"22'-41/2"
4'-0"
2'-0"
5'-6"
8'-0"
5'-6"
16'-0"
3'-6"
6'-6"
2'-0"
3'-101/2"
8'-101/2"
T.O. FF
100'-3"
T.O. PLY
100'-0"
T.O. PORCH FINISH
94'-33/4"
T.O. ROOF DECK FINISH
100'-3"
T.O. PROPOSED PATIO
99'-9"
T.O. PATIO
100'-3"
1
A-201X
2
A-201X
3
A-202X
4
A-202X
434343
4343
43
43
4343
32
32
PROPOSED ROOF OVER
AUTO COURT ENTRY
MOVABLE OUTDOOR
KITCHEN EQUIPMENT
PLANTER AT EDGE OF AUTO COURT, BELOW
FRONT PORCH PER RDS
PROPOSED PATIO TO BE WITHIN
30" OF FINISHED GRADE
PROPOSED PATIO
PROPOSED ROOF DECK
DW
AUTOCOURT
BELOW
DN
PROPOSED PATIO
9
9
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
RG
11
11
K K
L L
PLANTER AT ROOF DECK
KITCHEN
212
BREAKFAST
213
LIVING ROOM
214
DINING ROOM
202
MASTER BEDROOM
209
MASTER BATH
205
CLOSET
208
CLOSET
207
WC
206
LAUNDRY
204
STAIR
201
POWDER
203
PANTRY
211
EXISTING TO REMAIN
TO BE DEMOLISHED
NEW WALL
WALL LEGEND
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 PROPOSED MAIN LEVEL PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-104
PROPOSED MAIN LEVEL
PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
T.O. RIDGE
122'-23/4"
T.O. RIDGE
119'-93/4"
T.O. RIDGE
118'-51/2"
T.O. PORCH ROOF AT EDGE
101'-73/4"
T.O. PORCH ROOF AT EDGE
98'-11"
13:1213:12
10:12
10:12
13:128:12
13:12
13:12
10:12
2:12
2:12 2:12
2:12
2:12
SIDE YARD SETBACK
S I D E Y A R D S E T B A C K
REAR YARD SETBACK
FRONT YARD SETBACK
PROPERTY LINE
P R O P E R T Y L I N E
T.O. RIDGE
119'-93/4"
9
9
T.O. RIDGE
118'-51/2"
4
4
6
6
7
7
10
10
5
5
8
8
1
1
C C
B B
A A
D D
E E
F F
G G
H H
J J
2
2
3
3
I I
11
11
K K
L L
T.O. RIDGE
119'-93/4"
T.O. PERGOLA
111'-21/2"
T.O. CHIMNEY CAP
123'-6"
T.O. STONE CAP (VIF)
123'-1"
EXISTING ROOF STRUCTURE TO
REMAIN
10:12
10:12
10:12
10:12
13:12
PROPOSED FRONT
PORCH ROOF
PROPOSED HIP ROOF
PROPOSED ROOF
EXTENSION
PROPOSED STANDING SEAM ROOF
EXISTING STRUCTURE TO BE REFINISHED
WITH SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
EXISTING SHAKE ROOF TO BE REFINISHED
EXISTING STRUCTURE TO BE REFINISHED
WITH STANDING SEAM METAL
ROOF MATERIAL LEGEND
PROPOSED SINGLE PLY SELF ADHERING
WATERPROOF MEMBRANE
N
0 4'8'12'SCALE: 3/16" = 1'-0"1 PROPOSED ROOF PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-105
PROPOSED ROOF PLAN
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
6 7 948123
10'-7"
4'-93/4"
5'-101/4"
10'-9"
9'-03/4"
2'-5"
15'-103/4"
VIF
28'-1"
VIF
EXISTING MASTER BEDROOM WING TO REMAIN,
EXTERIOR FINISHES TO BE REPLACED
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
FRONT SETBACK
MASTER BEDROOM WING TO REMAIN, EXTERIOR
FINISHES TO BE REPLACED
ALL STRUCTURAL CHANGES TO OCCUR
TO THE RIGHT OF THE DASHED LINE
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
12
10
12
13
12
13
12
13
12
13
12
13
J I H G F E D C B A
15'-71/2"
VIF
EXISTING MASTER BEDROOM WING TO REMAIN,
STONE AND ROOF FINISHES TO BE REPLACED
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
118'-5 1/2"
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
12
13
12
13
12
13
12
13
0 4'8'12'SCALE: 3/16" = 1'-0"1 EXISTING NORTHWEST ELEVATION
0 4'8'12'SCALE: 3/16" = 1'-0"2 EXISTING NORTHEAST ELEVATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-201X
EXISTING ELEVATIONS
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
8 69 4 3 2 1
EXISTING MASTER BEDROOM WING TO REMAIN,
STONE AND ROOF FINISHES TO BE REPLACED
ADU TO BE REMOVED, SOME WALLS TO REMAIN
ROOF FINISH TO BE REPLACED WITH STANDING SEAM METAL
NEW EXTERIOR DOORS TO ACCESS
NEW PATIO AT GRADE
21
20
21
18
RIDGE HEIGHT
X
RIDGE HEIGHT
X
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
FRONT SETBACK
12
10
12
13
12
13
12
13
12
13
12
13
A B C D E F G H I J
10'-7"
10'-8"
10'-9"
9'-03/4"
2'-5"
32'-103/4"
VIF
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
12
10
12
10
12
10
0 4'8'12'SCALE: 3/16" = 1'-0"3 EXISTING SOUTHWEST ELEVATION
0 4'8'12'SCALE: 3/16" = 1'-0"4 EXISTING SOUTHEAST ELEVATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-202X
EXISTING ELEVATIONS
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
5 6 7 94 108123 11
10'-7"
4'-93/4"
5'-101/4"
10'-9"
9'-03/4"
2'-5"
7'-0"
ENTRY DOOR HEIGHT
17'91/2"
15'-103/4"
VIF
28'-1"
VIF
17
21
19
20
EXISTING MASTER BEDROOM WING TO REMAIN,
EXTERIOR FINISHES TO BE REPLACED
56
23
15
13
14
56
23
12
10
11
48
35
36
09
08
20
21
18
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
T.O. PLATE
110'-9"
T.O. PLY AT MAIN LEVEL
100'-0"
T.O. PLY AT GARAGE LEVEL
89'-4"
T.O. SLAB AT BASEMENT
78'-9"
FRONT SETBACK
MASTER BEDROOM WING TO REMAIN, EXTERIOR
FINISHES TO BE REPLACED
ALL STRUCTURAL CHANGES TO OCCUR
TO THE RIGHT OF THE DASHED LINE
T.O. SLAB AT FRONT PORCH
94'-13/4"
12
10
12
13
12
10
12
13
12
13
12
13
12
13
12
13
12
13
12
2
12
2
L K J I H G F E D C B A
21
20
17
23
19
21
23
EXISTING MASTER BEDROOM WING TO REMAIN,
STONE AND ROOF FINISHES TO BE REPLACED
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
RIDGE HEIGHT
118'-51/2"
12
13
12
13
12
13
12
13
0 4'8'12'SCALE: 3/16" = 1'-0"1 PROPOSED NORTHWEST ELEVATION
0 4'8'12'SCALE: 3/16" = 1'-0"2 PROPOSED NORTHEAST ELEVATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-201
PROPOSED ELEVATIONS
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
8 611109 5 4 3 2 1
2'-6"
3'-2"
17
21
19
20
EXISTING MASTER BEDROOM WING TO REMAIN,
STONE AND ROOF FINISHES TO BE REPLACED
56
23
53
STEEL SHADE STRUCTURE,
> 50% OPEN TO ABOVE
NEW EXTERIOR DOORS TO ACCESS
NEW PATIO AT GRADE
21
20
21
3131
20
18
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
FRONT SETBACK
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
RIDGE HEIGHT
118'-51/2"12
10
12
13
12
13 12
10 12
13
12
13
12
13
A B C D E F G H I J K L
10'-7"
10'-8"
10'-9"
9'-03/4"
2'-5"
8'-0"
30'-23/4"
2'-5"
13
14
15
17
21
19
20
23
3131
STEEL SHADE STRUCTURE,
> 50% OPEN TO ABOVE
48
23
53
35
49
36
36
08
20
21
36
T.O. PLATE
110'-9"
T.O. MAIN LEVEL FLOOR STRUCTURE
100'-0"
T.O. GARAGE LEVEL FLOOR STRUCTURE
89'-4"
T.O. BASEMENT LEVEL FLOOR STRUCTURE
78'-9"
RIDGE HEIGHT
122'-23/4"
RIDGE HEIGHT
119'-83/4"
12
10
12
10
12
10
12
10
0 4'8'12'SCALE: 3/16" = 1'-0"3 PROPOSED SOUTHEAST ELEVATION
0 4'8'12'SCALE: 3/16" = 1'-0"4 PROPOSED SOUTHWEST ELEVATION
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
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DRIVEWAY PER CITY ORD 66 SECTION 1
NEW CITY DRAINAGE PIPE PER CIVIL ENG
SLOPE TO BE RE-VEGETATED PER RESOLUTION NO 12
SERIES OF 2013
UNCOVERED PATIO / SLABS <30" ABOVE GRADE PER
26.575.020.E.5.k
SITE RETAINING WALL <30" ABOVE GRADE PER
26.575.020.E.5.k
ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.g
PRINCIPAL WINDOW PER RDS 26.410.030.E.1.D.1
WINDOW PLACEMENT PER RDS 26.410.030.E.2.C
R-6 ZONE DISTRICT HEIGHT LIMIT 25'
CHIMNEY PROJECTION <10' FROM HEIGHT OF BUILDING
CONNECTION PER 26.575.020.F.4.a
EXTERIOR LIGHTING TBD
1/3 POINT FROM EAVE TO RIDGE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
NEW STONE COLUMN BASE
INTERPOLATED SLOPE USED FOR HEIGHT CALCULATION
FULL WIDTH STONE VENEER TBD
WOOD RAINSCREEN TBD
WINDOW TRIM TBD
CLASS B MASONRY ROOF SHINGLE PER ARCH
MECHANICAL PROJECTIONS <5' ABOVE HEIGHT OF
ROOF PER 26.575.020.F.4.e
EXISTING GAS FIREPLACE APPLIANCE TO REMAIN
NON-COMBUSTIBLE FRAMING, TYP
LIGHTWELL PER IRC 310.2 SNOWMELT PER IRC 310
LIFE + SAFETY
WOOD HEADER + MASONRY SILL PER ARCH
LINE OF EXTERIOR WALL BELOW
AC UNITS
GAS + ELECTRIC METERS
NEW TIMBER COLUMN
HANDRAIL PER IRC 312.2 MIN HEIGHT 34"
GLASS GUARD SAFETY GLAZED PER 308.4 + SUPPORT
POINT LOAD PER 301.5
EXISTING CHIMNEY TO BE REFINISHED BUT REMAIN
WINDOW WELL PANEL TO BE NON-LOCKING FLIP-UP
GRATE AND REQUIRE NO MORE THAN 15 LBS OF
FORCE TO OPEN; TYP
GARAGE / DWELLING FIRE SEPARATION PER IRC
R302.6; TYP
SLOPE 1/4" PER 1' FOR DRAINAGE
ROOF OVERHANG
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
EGRESS SILL 3'-6" AFF
BUILT-IN MILLWORK
RADON VENT PIPE
SNOW STOPS / SNOW FENCE
DOWNSPOUT
EXHAUST FLUE VENT; TYP
GUTTER
EXISTING GRADE
STONE CHIMNEY CAP
STANDING SEAM METAL ROOF
ROOF DECK MATERIAL TBD
EXTERIOR RAILING MATERIAL TBD
PATIO MATERIAL TBD
DRIVEWAY MATERIAL TBD
DECORATIVE STEEL, PER STRUCT
SIDE-LOADED GARAGE PER RDS 26.410.030.C.2.D.2
GARAGE DOOR PER RDS 26.410.030.C.4.D.2
OPEN FRONT PORCH PER RDS
26.410.030.D.1.D.2
FRONT DOOR PER RDS 26.410.030.D.2.C
ENTRY PORCH HEIGHT PER RDS 26.410.030.D.3.C
NON-ORTHOGONAL WINDOW PER 26.410.030.E.3.C
LIGHT WELL PER RDS 26.410.030.E.4.C
BUILDING MATERIALS PER RDS 26.410.030.E.5.C
LINE OF FOUNDATION WALL BELOW
PROPOSED GRADE
STUCCO TBD
RETAINING WALL
EXTERIOR GUARDRAIL PER R311.7.7
LINE OF EXISTING FOUNDATION
LINE OF ROOF ABOVE
MECH / FIREPLACE CHASE
PATIO SNOWMELT PER IBC 1140.1
INFLECTION CODE RDS.E.2
WILDLIFE-RESISTANT TRASH ENCLOSURE PER
26.575.020.E.5.t
STONE PLANTER
COPYRIGHT
KEYNOTE LEGEND
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DATE OF PUBLICATION
A-202
PROPOSED ELEVATIONS
5/6/20
FOR UMPHI
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
DRAWING ISSUANCE INDEX
ID NAME ISSUED DATE
NOT FOR CONSTRUCTION
PRE-APP SUBMITTAL 01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
A-203
STREETSCAPE
ELEVATIONS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
56'-3"15'-3"6'-9"
15'-103/4"
HISTORIC RESOURCE
114 NEALE AVE
INTERSECTION OF
PROPERTY LINE AT STREET
ALL ABOVE GRADE WORK TO
OCCUR TO THE RIGHT OF THE RED LINE
PROJECT SITE
110 NEALE AVE
25' HEIGHT LIMIT
HISTORIC RESOURCE - 114 NEALE AVE
INTERSECTION OF
PROPERTY LINE AT STREET
HISTORIC RESOURCE
114 NEALE AVE
PROJECT SITE
110 NEALE AVE
0 4'8'16'SCALE: 1/8" = 1'-0"2 PROPOSED NEALE AVE ELEVATION
0 4'8'16'SCALE: 1/8" = 1'-0"1 EXISTING NEALE AVE ELEVATION
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
A-204
PERSPECTIVE EXTERIOR
VIEWS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
1 NEALE STREET ELEVATION
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
A-205
PERSPECTIVE EXTERIOR
VIEWS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
1 NORTH VIEW
2 EAST VIEW
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
A-206
PERSPECTIVE EXTERIOR
VIEWS
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
1 WEST VIEW
2 SOUTH VIEW
COPYRIGHT
PROJECT NO:
DRAWN BY:
FORUM PHI LLC
DATE OF PUBLICATION
A-207
MATERIAL PERSPECTIVE
5/6/20
KP, BF
1911.00
ASPEN, CO 81611
110 NEALE AVE
17 QUEEN LLC
FOR UMPHI
Aspen:
715 West Main Street, #204
Aspen, Colorado 81611
Carbondale:
36 N. 4th St.
Carbondale, CO 81623
forumphi.com
p: 970.279.4157
f: 866.770.5585
DRAWING ISSUANCE INDEX
ID NAME
PRE-APP SUBMITTAL
ISSUED DATE
01/13/20
CONCEPTUAL HPC SUBMITTAL 05/01/20
NOT FOR CONSTRUCTION
1 WEST MATERIAL PERSPECTIVE
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DARK GRAY STANDING SEAM ROOFINGSTAINED EXISTING BOARD AND SIDING DARK GRAY METAL FASCIA TO MATCH ROOFING STAINED HEAVY TIMBER WINDOW TRIM STEEL TRELLIS WITH WOOD INFILL
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Residential Design Standards
Administrative Compliance Review Applicant Checklist - Single Family and Duplex
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
Exhibit K
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist - Single Family and Duplex
Exhibit K
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
17 Queen LLC
110 Neale AvenueAspen, CO 81611
R-15A
15,160
11,425.47
NA NA
2 1
33.87%
4,336.07 Existing Nonconforming 4,335.19
22'-4"25'22'-4"
12'1"25'NA
3 2 4
NA NA NA
25'-9"25'25'-6"
20'-2"10 20'-2"
26.6%26.4%<30%
110 Neale Ave
Exhibit L
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273707383002 on 05/04/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Exhibit M
QUEEN VICTORIA CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
916 E HOPKINS AVE
CUNNINGHAM P
ASPEN, CO 81612
PO BOX 11717
HERMAN SHEILA
SANTA BARBARA, CA 93101
104 W ANAPAMU ST #B
GOLDMAN KAREN TRUST 2016
SANTA MONICA, CA 90403
1803 CALIFORNIA AVE
SMITH CHARLES C III & LYNN
NEW ORLEANS, LA 70118-6039
6030 GARFIELD ST
RAPIDS TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
E HOPKINS AVE
TAAM MAXWELL
ASPEN, CO 81611
962 E HOPKINS AVE
ROTH LEWIS
MIAMI, FL 33155
6230 SW 44TH ST
BLEEKER STREET REV TRUST
ASPEN, CO 81612
PO BOX 22
PRINCE ALBERT ON HOPKINS LLC
SHREVEPORT, LA 71101
330 MARSHALL ST #640
WILSON BRIAN M & CATHY J REVOCABLE TRUST
HEALDSBURG, CA 95448
235 APPALOOSA TR
CUNNINGHAM DAPHNE HOCH
EVANSTON, IL 60201
228 GREENWOOD
BAK HOLDINGS LLC
BASALT, CO 81621
439 JODY LN
GIEFER PATRICK
DENVER, CO 80209
950 S JOSEPHINE ST
HATANAKA HOWARD I
ASPEN, CO 81611
980 KING ST
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
LEILA KING LLC
SAN FRANCISCO, CA 94111
4 EMBARCADERO CTR # 1900
GDL ENDEAVORS LTD
DURHAM , NC 27713
483 ROSEMONT DR
RIVER MANOR #3 LLC
ASPEN, CO 81611
400 E HYMAN AVE # A 101
HERRON HERINK REAL ESTATE LLC
NORTH LIBERTY, IA 52317
3886 LOCUST RIDGE RD
MORGAN RIVER M
ASPEN, CO 81612
PO BOX 1460
MCCAFFERTY PEGGY
ASPEN, CO 81611
900 E HOPKINS #6
NJH CENTENNIAL LLC
ASPEN, CO 816112154
625 E MAIN ST #1028
BLATT ROBERT M REV TRUST
CINCINNATI, OH 45242
10925 REED HARTMAN HWY #200
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
LAWRENCE LARRY S QPR TRUST
LA JOLLA, CA 92037
8560 RUETTE MONTE CARLO
BEIT SIMCHA LLC
DALLAS, TX 75240
13101 PRESTON RD #200
CALLAHAN MARY MAUREEN
ASPEN, CO 81611
830 E HOPKINS AVE #101
RIVER HOUSE LLC
WEST PALM BEACH, FL 33401
915 S DIXIE HWY
975 KING LLC
ASPEN, CO 81611
312 AABC STE D
CARLSON KERRY Y
ASPEN, CO 81611
982 E HOPKINS # 3
DECRAY MARCELLA TRUST
SANTA MONICA, CA 90405
1528 HILL ST
P L & A INC
OMAHA, NE 68124
9727 SPRING ST
GORTAN TIZIANO & ENRICA USSEGLIO
BASALT, CO 81621
260 COLUMBINE CT
MOLITOR PROPERTIES I LLC
MATTAWAN, MI 49071
53196 N MAIN ST
MOUNTAIN RIVER MANOR CONDO ASSOC
ASPEN, CO 81611
900 E HOPKINS AVE
LINHART FAMILY TRUST
PHOENIX, AZ 85018
5110 N 40TH ST #254
CROCKETT RUFUS
ASPEN, CO 81612
PO BOX 3837
GIRVIN LINDA A
ASPEN, CO 81611
414 N MILL ST
981 KING STREET LLC
ASPEN, CO 81612
PO BOX 3123
FREER KATHLEEN WOODS REV TRUST
BLUFFTON, SC 29910
51 CUMBERLAND DR
WOODS NANCY P
SCOTTSDALE, AZ 85262
10602 E PALO BREA DR
MASINI ALDA TRUST
ASPEN, CO 81611
830 E HOPKINS #201
CROCKETT RUFUS
ASPEN, CO 81612
PO BOX 3837
NA DEVELOPMENT LLC
ASPEN, CO 81611
625 E HYMAN #201
FREER KATHLEEN WOODS REV TRUST
BLUFFTON, SC 29910
51 CUMBERLAND DR
BECK JEFFREY L & JANET SUE
DALLAS, TX 75254
6211 RAINTREE CT
898 E HOPKINS LLC
CHICAGO, IL 60642
805 N MILWAUKEE AVE #301
WEISMAN FAMILY LP
MINNEAPOLIS, MN 55416
2701 DEAN PKWY
KARST REBECCA
MIAMI, FL 33155
6230 SW 44TH ST
1000 EAST HOPKINS HOA
ASPEN, CO 81611
972 E HOPKINS AVE
SHORT/ASPEN LLC
DALLAS, TX 75201
1918 OLIVE ST #1901
ROTH JOSEPH R & ELIANNE V
MIAMI, FL 33131
848 BRICKELL KEY DR #4504
SHOAF JEFFREY S
ASPEN, CO 81612
PO BOX 3123
OCONNELL SARA G
MIAMI, FL 33149
PO BOX 491167
HARRIS DAVID E & PATRICIA
ASPEN, CO 81611
117 NEALE AVE
MAPLE CHARLES A & BRYCE M
ASPEN, CO 81611
1250 MOUNTAIN VIEW DR
2013 WOLFOND FAMILY TRUST
TORONTO ONTARIO M2L 1G7 CANADA,
49 HIGHLAND CRESCENT
STEINMAN DAN P TRUST
CHICAGO, IL 60614
2314 N LINCOLN PARK WEST #21
ARGENT JASON M & NANCY H
MANHATTAN BEACH, CA 90266
504 4TH ST
MASINI ALDA
ASPEN, CO 81611
830 E HOPKINS #201
SCHULTZ E
ASPEN, CO 81612
PO BOX 11717
ARNDT BRICE & KRISTINE
WORMLEYSBURG, PA 17043
83 GREENWOOD CIR
BMH INVESTMENTS LTD
HOUSTON, TX 77002
1001 FANNIN ST # 3850
WOODS NANCY P
SCOTTSDALE, AZ 85262
10602 E PALO BREA DR
PATRICIA CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
980 KING ST
ZWART JEFFREY & TERRI
CORONA DEL MAR, CA 92625
220 HELIOTROPE AVE
WILLIAMSON ROBERT E
ASPEN, CO 81611
982 E HOPKINS # 3
DECRAY MARCELLA IRREV PROPERTY TRUST
SANTA MONICA, CA 90405
1528 HILL ST
LAWRENCE MARA B QPR TRUST
LA JOLLA, CA 92037
8560 RUETTE MONTE CARLO
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
CENTENNIAL PARK CONDO
ASPEN, CO 81611
824 E HOPKINS AVE
URBAN BLIGHT CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
925 GIBSON AVE
PAUL REV FAMILY TRUST
RANCHO SANTA FE, CA 92067-1801
PO BOX 1801
MEADOWS JEAN R & STANLEY H
HIGHLAND PARK, IL 60035
538 HILLSIDE DR
EVANS ROY D JR & JENNIFER E
ASPEN, CO 81611
972 E HOPKINS AVE
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
KANG NOBUKO
ASPEN, CO 81611
916 E HOPKINS AVE #101
BLATT ROBERT M REV TRUST
CINCINNATI, OH 45242
10925 REED HARTMAN HWY #200
FUENTE DAVID & SHEILA
BOCA RATON, FL 33431
701 TERN POINT CIR
RAPIDS EAST ASPEN LLC
DALLAS, TX 75225
6247 PRESTONSHIRE LN
YOUNG JESSICA
ASPEN, CO 81611
962 E HOPKINS AVE
BUFORD RC & ELIZABETH B
SAN ANTONIO, TX 78209
12 ELMCOURT ST
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
SNOW ORCHID LLC
MENLO PARK, CA 94025
1125 SAN MATEO DR
GLUCK STACY E
ASPEN, CO 81611-2089
916 E HOPKINS AVE #304
MORGAN RIVER
ASPEN, CO 81611
900 E HOPKINS #16
VARE DARLENE DESEDLE TRUST
SANTA MONICA, CA 90403
1024 19TH ST #7
GIEFER PATRICK C
DENVER, CO 80209
950 S JOSEPHINE ST
ELLIS ROBERT RUSSELL & YVONNE MARIE
NEW CASTLE , CO 81647
912 CLUBHOUSE DR
GUPTA ARJUN
ASPEN, CO 81611
400 E MAIN ST #2
LIPSEY WILLIAM S
ASPEN, CO 81611
955 KING ST
ROCKY MTN PROPERTY II LLC
ASPEN, CO 81611
73 SMUGGLER GROVE RD
GREENWOOD WILLIAM S
ASPEN, CO 81612
PO BOX 4778
Drainage Report
110 NEALE AVENUE
ASPEN, CO 81611
May 27, 2020
Prepared by Richard Goulding, P.E.
Roaring Fork Engineering
592 Highway 133
Carbondale, CO 81623
Drainage Report
110 NEALE AVENUE
ASPEN, CO 81611
I HEREBY AFFIRM THAT THIS REPORT FOR THE IMPROVEMENTS AT 110 NEALE AVENUE WAS
PREPARED BY ME FOR THE OWNERS THEREOF IN ACCORDANCE WITH THE PROVISIONS OF
CITY OF ASPEN AND APPROVED VARIANCES AND EXCEPTIONS LISTED THERETO. I
UNDERSTAND THAT IT IS THE POLICY OF THE CITY OF ASPEN THAT ASPEN DOES NOT AND
WILL NOT ASSUME LIABILITY FOR DRAINAGE FACILITIES DESIGNED BY OTHERS.
RICHARD GOULDING, P.E.
RFE Project # 2020-13
Table of Contents
1.0 General ................................................................................................................................. 4
1.1 Existing Site ..................................................................................................................... 4
1.2 Proposed Site .................................................................................................................... 4
1.3 Previous Drainage Studies ............................................................................................... 5
1.4 Offsite Drainage ............................................................................................................... 5
2.0 Drainage Basins and Sub-basins .......................................................................................... 5
2.1 Drainage Basins................................................................................................................ 5
2.2 Peak Discharge Calculations ............................................................................................ 6
3.0 Low Impact Site Design....................................................................................................... 7
3.1 Principles .......................................................................................................................... 7
4.0 Hydrological Criteria ........................................................................................................... 8
4.1 Storm Recurrence and Rainfall ........................................................................................ 8
4.2 Storage Volumes Methodology ........................................................................................ 8
5.0 Hydraulic Criteria ................................................................................................................ 9
6.0 Proposed Facilities ............................................................................................................... 9
6.1 Drywell ............................................................................................................................. 9
7.0 Operation and Maintenance ................................................................................................. 9
7.1 Inlets and Piping ............................................................................................................... 9
7.2 Drywell ........................................................................................................................... 10
8.0 Appendices ......................................................................................................................... 10
8.1 Drainage Basin Map ....................................................................................................... 10
8.2 Previous Drainage Study by Boundaries Unlimited ...................................................... 10
4
1.0 General
1.1 Existing Site
The following report is an evaluation of the proposed redevelopment of the existing residence at
110 Neale Avenue in Aspen, Colorado, parcel number 273707383002. The property is located at
the Southeast corner of the intersection at Neale Avenue and Queen Street, and is surrounded by
other residential lots and open space to the south. The site contains a single-family residence with
an approximate footprint of 1,220 square feet. The site has extensive flagstone hardscaping, large
existing cottonwoods and maple trees, and an access driveway accessing Queen Street.
There are neighboring properties with single-family residences located to the east and north, with
street right of way to the south and west. The existing topography is sloped with an average 10%
grade from the north to the south, following Neale Avenue. An existing conditions sheet has been
included in the submitted drawings.
Figure 1: Pitkin County GIS vicinity view. Parcel 273707383002 shown in red.
1.2 Proposed Site
This project is classified as a ‘Major Project’ per Table 1.1. of the City of Aspen Urban Runoff
Management Plan (URMP). The proposed development is over 1,000 square feet and disturbs an
area that exceeds 25% of the entire site. The intent of this report is to demonstrate compliance with
the requirements of the URMP. The Low Impact Design (LID) Principles in the introduction of
the manual were used as a guide throughout the design process. Onsite storm infrastructure has
been sized to convey runoff for a 100-year storm event.
5
The proposed project will be a comprehensive remodel of the entire site. The existing residence
foundation will remain in its existing location, but the basement will be expanded below the
structure. A new garage structure, above grade additions to the residence and new roofs will be
constructed. Landscaping, patios, and walkways are proposed around the site, and the driveway
will be removed and replaced with landscaping.
The proposed drainage infrastructure includes downspouts from roof structures, trench drains
within hardscaped areas, and area drains surrounding the site capture on-site flows before they
reach the adjacent properties and Aspen right-of-way. All onsite drainage is captured from
impervious areas and is routed through an onsite pipe system that connects to an existing drywell
system. Per previous drainage studies, the drywell system is sufficient for the proposed design. All
existing drainage structures will be inspected before building permit submittal.
Improvements will be made to the right of way, including new sidewalk and curb and gutter along
Queen Street. All updates are in regards to meeting the City of Aspen Engineering Design
Standards.
1.3 Previous Drainage Studies
The City of Aspen updated their URMP in 2001 and the property is within the boundaries of the
study. The study indicates that the property is not within a Mudflow area.
A previous drainage report prepared by Boundaries Unlimited in 2005 for the existing residence
is included in this report.
1.4 Offsite Drainage
No offsite basins affect the site, so no analysis was required.
2.0 Drainage Basins and Sub-basins
The development on the parcel is proposed as one large onsite basin. This basin will be subdivided
into smaller sub-basins and analyzed to aid with design of the storm water infrastructure for the
permit submittal. Basin delineation is shown on sheet C3 of the HPC submittal. This sheet lists
impervious area, runoff coefficients, peak flows, and the required volume of runoff to be detained.
2.1 Drainage Basins
Basin 1 is a major basin within the parcel and consists of the developed area of the residence,
including the concrete driveway, impervious walkways, pervious walkways, and the roof. The
basin has a total area of 12,990 square feet and is 60% impervious. The remaining pervious areas
of the basin include several landscaped areas surrounding the residence. Runoff from the basin is
collected through trench drains, area drains, and downspouts from the roof. The captured runoff is
then conveyed through the piping system to an existing drywell system to the south of the site that
is sized for full detention. This system will be examined before permit submittal.
6
2.2 Peak Discharge Calculations
The peak flows were calculated for the Major Onsite Basin for the 5-year and 100-year storm event
using the Rational Method. The Rational Method is an acceptable method to calculate runoff for
this basin as the area is under 90 acres. Rainfall intensity was calculated using a Time of
Concentration (Td) of 5 minutes. The actual time of concentration for this site is less than 5
minutes, but according to the City of Aspen URMP, equations used to calculate rainfall intensity
are only valid for a time of concentration of 5 minutes or greater, so the smallest valid time of
concentration value was used. The 1-hour Rainfall depths (P1) used for these calculations were
taken from Table 2.2 of the URMP and are equal to 0.64 inches for the 5-year event and 1.23
inches for the 100-year event.
Equation 2.1 was referenced when solving for the Rainfall Intensity (I). 𝑰𝑰= 𝟖𝟖𝟖𝟖.𝟖𝟖 𝑷𝑷𝟏𝟏(𝟏𝟏𝟏𝟏+𝑻𝑻𝒅𝒅)𝟏𝟏.𝟏𝟏𝟎𝟎𝟎𝟎 (𝐸𝐸𝐸𝐸.2.1)
Runoff Coefficients (C), a function of the Soil Group (in this case B for the basins) and the
percentage of impervious area were developed using Figure 3.3. The Runoff Coefficient (C) was
then multiplied by the Rainfall Intensity (I) and the area of the calculated basin (A, in acres) to
determine the peak discharge. 𝑸𝑸𝒑𝒑=𝑪𝑪𝑰𝑰𝑪𝑪 𝑄𝑄𝑝𝑝=𝑃𝑃𝑃𝑃𝑃𝑃𝑃𝑃 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷ℎ𝑃𝑃𝑎𝑎𝑎𝑎𝑃𝑃 (𝐷𝐷𝑐𝑐𝐷𝐷) 𝐶𝐶=𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑐𝑐𝑐𝑐 𝐶𝐶𝑅𝑅𝑃𝑃𝑐𝑐𝑐𝑐𝐷𝐷𝐷𝐷𝐷𝐷𝑃𝑃𝑅𝑅𝐶𝐶 𝐼𝐼=𝑅𝑅𝑃𝑃𝐷𝐷𝑅𝑅𝑐𝑐𝑃𝑃𝑅𝑅𝑅𝑅 𝐼𝐼𝑅𝑅𝐶𝐶𝑃𝑃𝑅𝑅𝐷𝐷𝐷𝐷𝐶𝐶𝐼𝐼 (𝐷𝐷𝑅𝑅𝐷𝐷ℎ𝑃𝑃𝐷𝐷 𝑝𝑝𝑃𝑃𝑎𝑎 ℎ𝑅𝑅𝑅𝑅𝑎𝑎) 𝐴𝐴=𝐴𝐴𝑎𝑎𝑃𝑃𝑃𝑃 (𝑃𝑃𝐷𝐷𝑎𝑎𝑃𝑃𝐷𝐷)
These peak flow values were used to calculate the size of the proposed detention and conveyance
structures, such as the drywell, inlets and pipes. The tables below contain the peak flows for
developed and undeveloped conditions for 5-year and 100-year storm events for the major basin,
and the 100-year peak flow rate for the sub basins.
5 Year Peak Discharge Developed Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 12990.00 7856.00 60.48%0.410 5 3.29 0.40
5 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 12990.00 0.00 0.00%0.080 5 3.29 0.08
7
3.0 Low Impact Site Design
Low Impact Development (LID) aims to mimic the natural pre-development hydrologic pattern.
The goal is to manage storm water as close to its source as is possible. This entire developed site
is approximately 58% impervious. The treatment train approach is used on all runoff to increase
water quality and infiltration.
3.1 Principles
Principle 1: Consider storm water quality needs early in the design process.
The grading and drainage design was coordinated between the architect and civil engineering
teams throughout the design process and water quality requirements were discussed early on. Site
visits ensured proper understanding of existing conflicts and opportunities to improve existing
drainage patterns.
Principle 2: Use the entire site when planning for storm water quality treatment.
Storm water quality was considered in the design of every part of the site that is being affected by
the proposed construction. Existing infrastructure will be used to the maximum extent possible.
Principle 3: Avoid unnecessary impervious area.
The total impervious area on the site was kept to a minimum while meeting the architectural design
goals.
Principle 4: Reduce runoff rates and volumes to more closely match natural conditions.
All runoff from impervious surfaces on the property is collected and routed to BMP structures.
The infrastructure has been sized to capture the 100-year detention volume water quality capture
volume. The drywell is designed to infiltrate storage capacity into the surrounding earth.
Principle 5: Integrate storm water quality management and flood control.
100 Year Peak Discharge Developed Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P 1/(10+Td)1.052 (ft3/sec)
1 12990.00 7856.00 60.48%0.570 5 6.33 1.08
100 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P 1/(10+Td)1.052 (ft3/sec)
1 12990.00 0.00 0.00%0.350 5 6.33 0.66
8
The proposed drywell will capture and treat runoff for water quality, and the drywell will infiltrate
the runoff into the soils, eliminating runoff from the site.
Principle 6: Develop storm water quality facilities that enhance the site, the community and the
environment.
The design is proposing using existing infrastructure for full detention for all stormwater, meaning
no runoff will be leaving the site, with no additional concrete stormwater structures on sit.
Principle 7: Use treatment train approach.
The design implements sheetflow across landscaping, pervious pavers, and sumps in the pipe
network to ensure treatment throughout the system.
Principle 8: Design sustainable facilities that can be safely maintained.
Inlets and piping will be vacuumed or flushed periodically to maintain adequate flow. Proper
grading reduces dangerous slopes. Cleanouts are located where necessary to ensure the lifetime of
the drainage infrastructure.
Principle 9: Design and maintain facilities with public safety in mind.
The proposed design for driveway and walkways reduces ice buildup and dangerous conditions.
All grading was done with safety in mind, and no steep slopes occur on site.
4.0 Hydrological Criteria
4.1 Storm Recurrence and Rainfall
The property is not in the commercial core and is served by any city curb and gutter so this property
classifies as a “Sub-urban area served by public storm sewer”. However, due to limitations on
the site, the curb and gutter cannot be utilized, so the site cannot disperse into the curb and gutter.
Due to this, the 5-year and 100-year events were analyzed.
The 1-hour Rainfall depth (P1) is given in Table 2.2 as 0.64 inches for the 5-year event and 1.23
inches for the 100-year event. The Intensity in inches per hour for different storm duration (Td)
was calculated using Equation 2.1 from the City of Aspen URMP.
4.2 Storage Volumes Methodology
The storage requirements for this site were calculated using the total impervious area along with
the historic and developed peak runoff rates that were established in section 2.2. The proposed
storm drainage system is designed to discharge into existing drywells for full detention of a 100-
year storm event. The existing drywells were inspected and dipped for storage depths. The
drywells will be inspected further for functionality prior to permit submittal. The full detention
calculations are shown in the following table.
9
5.0 Hydraulic Criteria
This property is not connected to the COA’s storm water infrastructure. All hydraulics are sized
for onsite infrastructure. The storm system was designed to route all impervious surfaces to the
drywell located in the garage. Inlet and pipe sizing have not been performed but will be completed
for the permit submittal.
Pipe sizes will be tested for hydraulic capacity at 80 percent of their full flowrate for the permit
submittal. Design charts giving Qdesign / Q full were downloaded from FHWA and the equations in
Section 4.8.4 will be used as the basis for these calculations. Calculated pipe sizes and depth of
flow for onsite pipes will be shown for permit submittal.
6.0 Proposed Facilities
This property is not connected to the COA’s storm water infrastructure, and the existing drywell
system is sized for full detention, as clarified in section 2.2 of this report. Below are the analyses
for the individual detention structure’s capacity and infiltration. A previous drainage report for the
drywell system is included in this report.
6.1 Drywell
Below is a table that shows the existing drywell system meeting the capacity required for full
detention of Basin 1.
All drywells will be inspected prior to permit submittal. If drywells are no longer functioning, new
drywells shall be installed or alternative infiltration methods will be used onsite. A drawdown test
will be conducted to determine the performance of the existing drywells.
7.0 Operation and Maintenance
7.1 Inlets and Piping
The piping must be maintained periodically to ensure proper operation. Minimum inspection
and maintenance requirements include the following:
Full Detention Storage
Basin Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Required Storage BMP
(ft2)(ft2)(%)(in)F.O.S.(ft3)
1 12990.00 7856.00 60.48%1.23 1 805 EX DRYWELL SYSTEM
Drywell Storage
Drywell Basins Diameter Storage Depth Perforated Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity
(Name)(#)D (ft)H (ft)P (ft)π*H*(D/2)2) (ft3)0.3*π*P*((D/2)+1.5)2 - (D/2)2) (ft3)(ft3)(ft3)
EX 1 1 6 10 4 283 42 325 273
EX 2 1 6 10 4 283 42 325 273
EX 3 1 6 10 4 283 42 325 273
EX 4 1 6 10 4 283 42 325 273
10
• During the first year draw down should be checked for every event exceeding 0.25” of
precipitation to ensure no significant backups are occurring.
• Piping systems and sumps should be checked during and after storms routinely.
• After the first year, the system should be cleaned out at least once a year and more if the
first-year inspection proves more maintenance is required.
• More frequent cleaning reduces the amount of debris entering the system and reduces the
need for more intense maintenance.
• Clean the inside of any perforated pipes with a pipe cleaner accessed through cleanouts.
This should be done yearly, or as necessary if the system is not infiltrating properly or if the
system has become contaminated.
• Ensure heat tape is functioning before colder months to prevent damage to piping.
If the storm system is not maintained properly, replacement of parts or of the entire system may
be necessary.
7.2 Drywell
Drywells must be inspected and maintained quarterly to remove sediment and debris that has
washed into them. A maintenance plan shall be submitted to the City in the Drainage Report
describing the maintenance schedule that will be undertaken by the owners of the new residence
or building. Minimum inspection and maintenance requirements include the following:
• Inspect drywells at least four times a year and after every storm exceeding 0.5 inches.
• Dispose of sediment, debris/trash, and any other waste material removed from a drywell at suitable disposal sites and in compliance with local, State, and Federal waste regulations.
• Routinely evaluate the drain-down time of the drywell to ensure the maximum time of 24
hours is not being exceeded. If drain-down times are exceeding the maximum, drain the
drywell via pumping and clean out the percolation area (the percolation barrel may be jetted
to remove sediment accumulated in perforations. If slow drainage persists, the system may
need to be replaced.
8.0 Appendices
8.1 Drainage Basin Map
8.2 Previous Drainage Study by Boundaries Unlimited
C3
DRAINAGE BASINS
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DRAINAGE STUDY
Brien Property; 114 Neale Street
ASPEN, COLORADO
PROJECT NO. Brien
April 12, 2005
Prepared by:
BOUNDARIES
UNLIMITED INC.
1w
Consulting & Civil Engineer
R
923 COOPER AVENUE, STE. 702 QPOO•
GLENWOOD SPRINGS, CO H
TELE: 970.945.5252 / PAx: 970.3H4.
37110
Q
DericJ. Walter, F.E. NE Engineer
TABLE OF CONTENTS
SECTION
INTRODUCTION
HYDROLOGY
DRAINAGE PLAN
EROSION CONTROL
00752005
00762005
PAGE
FIGURES: 1) SCS Soils Map
2) Grading, Drainage and Erosion Control Site Plans
3) Detail Sheet
4) FEMA Map
APPENDIX: Calculations
1
1
1
1
INTRODUCTION O U� 5 2 O O 5
The proposed residential development of the Brien Property is located at the intersection
of Neale St. and Queen St. in the City of Aspen, Colorado. The lot is comer" 6f2 0 0 -
approximately 15,160 square feet which is currently vacant.
HYDROLOGY
The hydrologic methods for this study are outlined in the City of Aspen Interim Standards
for Drainage Design and Erosion -Sediment Control Practices, the United State
Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS)
publication "Urban Hydrology for Small Watersheds TR-55" and the computer program
AutoCAD Hydrology TR-55 Tabular Method. Site soils consist of Type C soils with a
historic vegetative cover of cottonwoods, brushes and grasses in good condition. See the
enclosed NRCS Soils Map for hydrologic determinations.
According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate
Map #080970204C, the building area appears to be outside the 100-yr floodplain (flood
elevation of approximately 7896'). Assuming the provided topography is on the same
datum as the FEMA map, the proposed building finish floors appear to be above the 100-
yr floodplain. See the enclosed FEMA Map.
DRA/NAGE PLAN
The drainage basin for this study was taken as the property boundary. All stormwater
runoff from the proposed buildings will be captured by roof drains and directed to the
n proposed drywells along Queen Street. The drywell system should be constructed with
1 overflow swqlpc that overflow into the Queen Street drainage and the Roaring Fork River.
Drainage swales should also be constructed along the property boundaries, as
necessary, to keep excessive runoffs from flooding the adjacent property on Queen
Street. Detention volumes were found 4sing an average of the Rational Formula
Hydrograph, Imperical, Federal Aviation -AdrajhLstration and NRCS TR-55 Tabular
methods to mitiaa the a ects of the 100-year, 24-ho��r_ s_ t�_.The detention volume
required is based on the volume needed to lower the peak from the estimated 1 00-Y r
runoff under proposed conditions to match the estimated 1g0-year runoff from the site's
natural conditions. The general flow patterns are shown on the enclosed Grading,
Drainage and Erosion Control Plan, along with general location of the proposed drywells.
Overlot grading must be performed to ensure that drainage is directed away from all
structures in all directions.
EROSION CONTROL
Erosion control measures should be followed during construction to insure that the
property, adjacent sites and roadways are not impacted from sedimentation. These
measures will include erosion control logs, sediment control fencing, swales and best
management practices during construction activities.
Page 1
00752005
Figures
•00752005
! 108
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SOIL TYPE
92: Redrob Loam (deep, poorly drained, moderate permeability Soil Type C)
0
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0
0
Boundaries Unlimited, Inc.
SCALE:1^=2000'
Alice Brien
923 Cooper Avenue, Ste. 102
Glenwood Springs,
DATE: 4/12/05
Aspen, Colorado
114 Neale
Co 81601
FILE: GR-01
St.
tele: 970.945.5252 fax: 970.384.2833
SHEET: 1
NCRS Soils Ma
7
LEGEND
-- —7915
— -- EXISTING V CONTOUR
4"SD
4'0 CPP DRAIN PIPE
(>"STI
6"0 CPP DRAIN PIPE
SCF
SEDIMENT CONTROL FENCE
i
SWAI.E/RONllNE
OF SURFACE FLOW
(FLOWnDN
AT = M
MINIMUM)
GRAPHIC SCALE
f M PPFe 1
INSTALL SWALE ALONG THE
BOUNDARY, DIRECT TO
DRYWELLS
1-77
- \
-lam - _"ws- J r •�_StT�,A,c�C_�, �.. --_III%
( Landscafills"ped
fill=
1 Landscaped
i
MT. 4
I
Y
III
Z
Q
I
II
J
�
wTp I
pq
/ ,.•
4"S
J46ndscaped
DIRECTION OFJ '
FLOW
• r' r
"
NOTE•INSTALL
8;0 YARD
GRADE THE SURF.AT,`Fi
TO DIRECT FLOW WAY,
DRAIN CONNECTED' TO
BMSD bR 870
FROMTHE-BUILDING
AND TO THE DRYWELLS
,bRAINtIPIPE )UNDER,
• WALKWAY {
•
I
a
I
n
n�cf
11 oT'.
t
T'Ertry
')' ao:Walkpervious)
6"SD 6
PROPERT
Neale Street
��yy�� GYI$TNb P�NBWY
Landscrped 71K
BUILDING AN.
FLOW TO THI
Driveway
(Impervious)
' Q.1' Landsrnp0d�rl
I 6••o.r 6••S))]�
INSTALL TWO DRYWELLS �
WITH SEDIMENT CONTROL
LOGS AROUND THE INLETS
UNTIL REVEGETATION HAS
BEEN COMPLETED
MJ752005
00762005
DRYWELLS
T CONTROL
I THE INLETS
TATION HAS
- _
NO.ffS
1. LANDSCAPING BY OTHERS.
- -
- 2. ENGINEER IS NOT RESPONSIBLE FOR DAMAGE OR
FAILURE OF STRUCTURES WHERE SETBACKS ARE
NOT FULLY MAINTAINED. A STRUCTURAL ENGINEER
SHOULD DESIGN RETAINING WALLS AND ALL STRUCTURES
TO MITIGATE THE AFFECTS OF SETTLEMENT AROUND
THE DRYWELLS.
3. INSTALL ROOF GUTTERS AND 4' AND 6' CORRUGATED
POLYETHYLENE STORM DRAIN PIPE TO DRYWELLS
4. STORM DRAIN PIPES TO BE INSTALLED KITH 0.5X MINIMUM
ID
SLOPE TOWARDS THE l HEAT TAPE
d
SHALL IN ALL
INSTALLED IN ALL GUTTERS, DOWNSPOUTS,
GUTTERS, D
- - - -
- - - _ R
ROOF DRAIN PIPES AND STORM DRAIN PIPES.
_
5. FOUNDATION DRAINS ARE NOT TO BE CONNECTED TO THE
o
PROPOSED DRYWELLS
o
y
d
o
P�
m
CD'
INSTALL TEMPORARY
SEDIMENT CONTROL FENCING
ALONG THE EXISTING
SIDEWALK, ASPHALT AND
DOWNHILL PROPERTY LINES
UNTIL REVEGETATION HAS
BEEN COMPLETED
NOTE:
ALL FOUNDATION AND
RETAINING WALLS LOCATED
WITHIN 20' OF THE DRYWELLS
SHALL BE PROPERLY DESIGNED,
BY OTHERS, TO ACCOMMODATE
SETTLEMENT WHICH MAY BE
INDUCED BY THE DRYWELLS.
��--INSTALL SEDIMENT CONTROL
LOGS AROUND THE EXISTING
INLET UNTIL REVEGETATION
HAS BEEN COMPLETED
0
L.
P.iO1B �G1
Z III 111 2
00752005
TIGHTLY ABUTTING
WITH NO GAPS (TYP.)
TYPICAL GRASSED AREA APPROX. 900
12" MIN. TOPSOIL .TO EACH OTHER. -
GRADE OVERFLOW SWALE -
TO DRAIN AWAY FROM ALL
STRUCTURES OR INSTALL
8"0 CPR OVERFLOW PIPE
TO DAYLIGHT
FRAME & GRATE, TRAFFIC
IF WITHIN DRIVING AREAS
I~ 24
[V
�GRADE RINGS OF
24" —� EQUAL HEIGHT
\ CONE SECTION
OR FLAT LID
3"
ROOF OR STORM
DRAIN PIPC
I THE LOCATION OF KNOWN UNDERGROUND UTILITIES HAVE SEEN PLOTTED BASED ON UTILITY MAPS, CONSTRUCTION/DESIGN
PLANS, OTHER INFORMATION PROVIDED BY UTILITY COMPANIES. AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE
UTILITIES, AS SHOWN. MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO
CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATIONS OF UTILITIES PRIOR TO CONSTRUCTION AND TO VERIFY LOCATION AND
DEPTH BEFORE WORK BEGINS. THE CONTRACTOR IS RESPONSIBLE FOR THE PROTECTION OF ALL UTILITIES DURING
CONSTRUCTION.
2. ALL EXCAVATION FOR RETAINING WALLS, UTILITY TRENCHES, ROADWAYS. BUILDING STRUCTURES & DRAINAGE SHALL MEET
OSHA REQUIREMENTS.
3. ALL CONSTRUCTION TO BE IN CONFORMANCE WITH THE LOCAL GOVERNING ENTITY'S RULES AND REGULATIONS
4. 95% STANDARD PROCTOR IS REQUIRED FOR ALL ROADWAY, DRIVEWAY, SLABS ON GRADE SUBGRADE CONSTRUCTION AND
TRENCH BACKFILL UNDER THE SAME, UNLESS NOTED OTHERWISE.
5. ALL UTILITIES. BOTH UNDERGROUND OR OVERHEAD, SHALL BE MAINTAINED IN CONTINUOUS SERVICE THROUGHOUT THE
ENTIRE CONSTRUCTION PERIOD. THE CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR DAMAGES TO, OR INTERRUPTION OF.
SERVICES CAUSED BY THE CONSTRUCTION.
6. THE CONTRACTOR SHALL CONTAIN HIS CONSTRUCTION OPERATIONS TO THE AREA WITHIN THE STREET RIGHT-OF-WAY AND
THE PROPERTY BOUNDARY. THE CONTRACTOR SHALL NOT OPERATE OUTSIDE THIS AREA WITHOUT THE PRIOR CONSENT OF THE
PROPERTY OWNER INVOLVED. ANY DAMAGE TO PRIVATE PROPERTY BY THE CONTRACTOR OUTSIDE THESE LIMITS WITHOUT THE
PERMISSION OF THE PRIVATE PROPERTY OWNER WILL BE THE RESPONSIBILITY OF THE CONTRACTOR.
7. GRADE ALL DRAINAGE AWAY FROM BUILDING STRUCTURES IN ALL DIRECTIONS. DO NOT ALLOW WATER TO POND ON SITE.
FOLLOW THE ADDITIONAL SURFACE AND SUBSURFACE DRAINAGE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER.
8, THE CONTRACTOR SHALL AT ALL TIMES KEEP TWO FULL SETS OF CONTRACT DRAWINGS MARKED UP TO INDICATE ALL
AS -BUILT CONDITIONS. THE DRAWINGS SHALL BE PROVIDED TO THE OWNER UPON COMPLETION OF THE WORK. WHERE
PRACTICAL, THE CONTRACTOR IS TO PROVIDE AT LEAST TWO TIES FROM PHYSICAL MONUMENTS TO SUBSURFACE STRUCTURES.
9. SITE TOPOGRAPHY AND BASE PLAN INFORMATION PROVIDED BY THE ARCHITECT. BUILDING FINISH FLOOR ELEVATIONS,
ACCESS DRIVE GRADES AND LANDSCAPE GRADING TO BE DESIGNED BY OTHERS. SEE ARCHITECTURAL AND STRUCTURAL
ENGINEERING PLANS. FOR ADDITIONAL BUILDING AND LANDSCAPE INFORMATION.
10. ALL PRODUCT INFORMATION SHOWN IS AS PROVIDED BY THE MANUFACTURER. THE CONTRACTOR IS RESPONSIBLE FOR
REVIEWING AND COMPLYING WITH THE MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS FOR THE INSTALLATION OF ALL
MATERIALS WITH SPECIAL ATTENTION TO PROPER SEALING OF MATING SURFACES. THE CONTRACTOR SHALL IMMEDIATELY
CONTACT THE ENGINEER IF ANY DISCREPANCIES ARE FOUND BETWEEN THE DELIVERED PRODUCTS AND THOSE SHOWN ON THIS
PLAN.
11. STORM DRAIN PIPES TO BE INSTALLED WITH 0.5% MINIMUM SLOPE TOWARDS THE DRYWELL SYSTEMS. HEAT TAPE SHALL BE
INSTALLED IN ALL ROOF DRAIN PIPES, DOWNSPOUTS, TRENCH DRAINS, AND STORM DRAIN PIPES.
STANDARD RISER J
!'
SECTION(S) WITH
PLACE FILTER FABRIC
OVER CRUSHED
NATIVE BACKFILL IN
6 -
STONE
UPPER 6'
3
0
IO
PERFORATED RISER
- �_ O LL
m%
I
POST (2" X 2^ NOMINAL)
SECTION(S) WITH UQ"
24^
CRUSHED STONE IN
o
SILT FABRIC
MIN.
LOWER 6' OF DRYWELL
NOTES
STAPLED TO--,,.
POSTS2F
1'
1. PRECAST MANHOLE SECTIONS TO MEET ASTM C-478.
MIN.
2. BACKFILL EXCAVATION AROUND STRUCTURE WITH COMPACTED
MIN.
1yf' CRUSHED STONE IN LOWER 6- (TOP OF PERFORATED
'\
SECTIONS) AND WITH NATIVE MATERIAL TO lE" BELOW
COMPACTED
42"
R
FINISH GRADE. PLACE 12" TOPSOIL AND RENEGE TATE
BACKFILL
MIN.
12
WITH NATIVE GRASSES.
SILT FENCE
—
—�
3. OVERALL DEPTH, MINIMUM OF 10-FEET PER CITY OF ASPEN.
FABRIC
�1I IN.
ANCHORED q
4. PERFORATED SECTION TO BE INSTALLED 4 FT. MINIMUM INTO
IN TRENCH i ;_;.
TYPICAL
DRYWELL SECTION
L ED
E14GINEER TO BE ASTENCOUNTERED
DETAIL
AND ATTACHED
GW
IF GROUNDWATER OR BEDROCKLUVIUM.
IMMEDIATELY ELYRVIOUS
FRMLY TO
SIRENC6H^
ANCHORED IN TRENCH
AND FIRMLY ATTACHED
SILT FENCE FABRIC
TO POST
��6- x 6"
TRENCH
FLOW
(N.T.S.) 5. DRYWELL GRATES SHOULD BE CLEANED AFTER EACH STORM
EVENT AND SEDIMENT AND DEBRIS SHOULD BE REMOVED
FROM DRYWELLS EVERY 12 MONTHS MINIMUM.
SEDIMENT CONTROL FENCE DETAIL
(N.T.S.)
9
ZONE AE
ROs1R1NO F6
a �
MY OF ASPEN"'
Geo�aa
ZONE X
J lI
E
E\
STUDY
ING OR
APPROXIMATE SCALE IN FEET
500 0 501
0
NATIONAL FLOOD INSURANCE PROGRAM
/� z ONE X�\ FIRM
\ \ \ FLOOD INSURANCE RATE MAP
\\ PITKIN COUNTY,
I o �I COLORADO AND
7875 \ C�Ty,F. I INCORPORATED AREAS
'878 c, r Oft, C /
kFdararfeya v 6,�, oe PANEL 204 OF 325
ZO
� ZONE
7898 `F&T 7905 r
13 cU\Feemritl9? j X7917 ✓�
�P.O
LEFFE JUN E4, 1987
Federal Emergency Management Agency
This is an official copy or a no mn of the atm@ r0orenced 11000 mapIt
was extracted using F-MR On -Line. This map does net reflect changes
\g2 or ementlmen a which may dhave been made subsequent to the date on the
A E Htle dock. For the latest product In ormatlon about National Flood Inauranee
E
Program flood maps check the FEMA Flood Map Store at w .msafema. gov
0
r—
L
=>CD
O O
rQ N
C) CD
O O
k7l %il
00752005
00762007
Appendix
• • 00752005
no762005
114 Neale Street, Aspen
DRAINAGE CALCULATIONS
12.2005
Historic Conditions
Area (Total): 15,160 sf = 0.348 ac.
f Concentration. Tc
FEW
Velocity Method L = L L = 1601
Tc = V k*sgrt(S) S = 11.2 %
k = 0.25 *(Forest)
Tc = 191 sec.
= 3.19 min.
use: 9.00 min. (ITF)
C = 0.20 (Forest, cottonwood, brush, ,grasses, Soil Type B, 6%+, Good Condi
5-yr =
100-yr =
IDiseharlZe, q:
q=CIA
3.9 in/hr (ITF)
6.5 in/hr (ITF)
q5 = 0.271 cfs
gloo = 0.452 efs
Hydrologic Analysis and Design, R. McCuen, Prentice Hall, 1959.
00752005
00762005
114 Neale Street, Aspen
DRAINAGE CALCULATIONS
April 12, 2005
BUI Project: Brien
Proposed Conditions
Area (Total): 15,160 sf = 0.348 ac.
Impervious: 7,145 sf = 0.164 ac.
rass/Landscaped: 8,015 sf = 0.184 ac.
Time of Concentration, Tc:
Velocity Method* L, + LZ L, = N/A
L2 = N/A '
Tc = kj*sgrt(Sj) k2*sgrt(S2) S, = N/A
% S2 = N/A %
k, = N/A
k2 = N/A
Tc = N/A
sec.
= Fast
min.
use: 9.00 min. (171717)
Runoff Coefficient, C:
C, = 0.95 rt(Impervious)
C2 = 0.30 *(Grass/Landscaped, 6%+)
Weighed C = 0.61
Rainfall Intensity, I:
5-yr = 3.9 in/hr (ITF)
100-yr = 6.5 in/hr (TTF)
Discharge, q:
q = CIA q$ = 0.823 cfs
gioo= 1.372 efs
Hydrologic Analysis and Design, R. McCien, Prentice Hall, 1989.
00752005
n076200r
114 Neale Street, Aspen
DRAINAGE CALCULATIONS
April 12, 2005 BUI Project: Brien
Input into AutoCAD Hydrology TR-55 Tabular Method
By: DJW
Date: 4/1212005
Area:
Property: 15,160 SF±
Precipitation, 24 hr:
100-yr: 2.8"
Time of Concentration, Tc
Historic: Sheet=160'@11.2°i Shallow,= N/A Tc= 0.642 hr
Proposed: Sheet= Fast Shallow,= Fast Tc= 0.100 hr (min.)
Soil Type:
Type Ci: 92: Redrob Loam (deep, poorly drained, moderate permeability)
Curve Number, CN
Property: Historic=44 Cottonwood, brush, grasses, 80%vegetative Cover
Dev.=92 52% Grass.Landscape (86), 48% Impervisous (98)
Historic Runoff, Q
Property: QE,A too= 0.001 cf
Developed Runoff, QF
Property: QD,A 100= 1.084 cf
Detention Required, VG
Property: VS,A= 1379 cf
00752005
0076200 D
114 Neale Street, Aspen
DRAINAGE CALCULATIONS
April 12, 2005
BUI Project: Brien
Detention Calculations
Rational Formula Hydrograph
Method:
Vs, = 0.08264
* (gP-gH) * tH
qP,S =
0.823 cfs gP,100 = 1.372 cfs
911,5 =
0.271 cfs gH,100 = 0.452 cfs
tH =
0.15 hr q,cfs
5-Year
VST.S =
0.00682 ac-ft qP -----
=
297 cf qH
100-Year:
'
VST,100 =
0.01136 ac-ft
=
495 of
Imperical Method:
tP tH t, hr
Vs kA
k = (1.78i-0.002i2-3.56)/1000 i = 47.1 %
k = 0.0758899
V5=
1,150 c.f.
FAA Method:
Q=CI90A
90= 1.5 in/hr A= 0.348 ac.
QH90,100= 0.104
QP90,100= 0.317
VS=(CP90,100-CH90,100)*90
min*60sec/min.
VS=
1,146 c.f.
SCS-TR55 Method
VS
1,379 c.f. *AutoCad Hydrology SCS-TR55 Tabular
(See Attatched Calculations)
Average:
Vs=
1,042 c.f.
114 Neale Street, Aspen
DRAINAGE CALCULATIONS
April 12, 2005
BUI Project: Brien
6'0 Drywell Calculations
Calculation of Drywell
and Gravel for Each Drvwell (Four-6'0 Drywells
Variables
Volume to
Width of
Depth of gravel Dia of
Percent
Detain (cf)
Gravel (ft)
Below M.H. (ft) M.H. (ft)
Voids (%)
261
1
1 6
40
Area of M.H.(sgft)
28.3
Area of Gravel (sqft)
22.0
Depth
Volume of
Vol of Gravel
Vol of Drywall
Vol of Drywell
Vol of
Total
Volume
Varied
Gravel
Voids
Conic Section
Cyl. Section
Drywall
Volume
Met
(ft)
(cf)
(cf)
(cf)
(c
(cf)
(cf)
1
0.0
0.0
62.8
0.0
62.8
62.8
no
2
0.0
0.0
62.8
0.0
62.8
62.8
no
3
0.0
0.0
62.8
0.0
62.8
62.8
no
4
0.0
0.0
62.8
28.3
91.1
91.1
no
5
0.0
0.0
62.8
56.5
119.4
119.4
no
6
0.0
0.0
62.8
84.8
147.7
147.7
no
7
50.3
20.1
62.8
113.1
175.9
196.0
no
8
72.3
28.9
62.8
141.4
204.2
233.1
no
9
94.2
37.7
62.8
169.6
232.5
270.2
Meets Min.
10
116.2
46.5
62.8 1
197.9
260.8
307.2
1 Meets Min.
Note: Gravel depth begins 6.0' below surface (freeze depth), drywell shall beat least 10' deep per City of Aspen.
herefore Four 4
6' dia, manholes with 1' of
gravel at a minimum depth of 10' will exceed on -site detention re
uirements
u
•
O O
O O
--j -j
011 V7
N N
O O
O O
v-T vt
00752005
Brien Property
114 Neale St.
100-yr Runoff
Existing Conditions
4/12/05
TR-55 Tabular Hydrograph Method
Input Summary
Description .....................
100-yr Historic Conditions
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. on
Total Area ...................... 15160.00 ft2
Peak Time ....................... 12.700 hrs
Peak Flow ....................... 0.001 cfs
Given Input Data:
-------------------------------------------------------------
subarea Area CN Tc Tt Rainfall
Description (ft2) (hrs) (hrs) (in)
-------------------------------------------------------------
Site 15160 44 0.642 0.000 2.80
Support Data:
subarea Name: Site, Row: 1
sheet Flow
---Description .....................
Manning's n ..................... 0.800
Flow Length ..................... 160.00 ft
Two Yr, 24 hr Rainfall .......... 1.60 in
Land slope ...................... 0.11 ft/ft
computed Sheet flow time ................> 0.642 hrs
Total Time of Concentration ................> 0.642 hrs
00762005
u
00752005
Brien Property
114 Neale St.
Proposed Conditions
4/12/05
TR-55 Tabular Hydrograph Method
Input Summary
Description .....................
100-yr Proposed Conditions
Rainfall Distribution ........... Type II
Ia/P Interpolation .............. On
Total Area ...................... 15160.00 ft2
Peak Time ....................... 12.100 hrs
Peak Flow ....................... 1.084 cfs
Given Input Data:
-------------------------------------------------------------
Subarea Area CN Tc Tt Rainfall
Description (ft2) (hrs) (hrs) (in)
-------------------------------------------------------------
site 15160 92 0.100 0.000 2.80
Support Data:
Subarea Name: Site, Row: 1
Sheet Flow
---Description .....................
Manning's n ..................... 0.011
Flow Length ..................... 20.00 ft
Two Yr, 24 hr Rainfall .......... 1.60 in
Land slope 0:45 ft/ft
Computed Sheet flow time ........ > 0.002 hrs
Shallow concentrated Flow
-------------------------
Description .....................
Surface......................... unpaved
Flow Length ..................... 100.00 ft
watercourse slope ............... 0.13 ft/ft
velocity ........................ 5.82 fps
Computed shallow flow time .....................>0.005 hrs
Total Time of Concentration .........................> 0.007 hrs
00762005
Brien Property
114 Neale St.
100-yr Detention
4/12/05
Basin Output
Pond Name .......................
Distribution Type ...............
Frequency Type ..................
Area ..
Peak Inflow .....................
Peak outflow ....................
Runoff..........................
Runoff volume ...................
storage volume ..................
• 00752005
00762005
Type II
100 years
15160.00 ft2
1.084 cfs
0.001 cfs
1.970 in
2488.611 ft3
1378.624 ft3
CTUTHOMPSON, INC.
CONSULTING ENGINEERS
WA L % %
SOILS AND FOUNDATION INVESTIGATION
TRETTIN RESIDENCE
114 NEALE STREET
ASPEN, COLORADO
Prepared For:
MR. HENRY TRETTIN
3350 Ocean Park Blvd.
Santa Monica, CA 90405
Job No. GS-3808-
December 2, 2002
CTL/THOMPSON, INC.
CONSULTING ENGINEERS
234 CENTER DRIVE • GLENWOOD SPRINGS, COLORADO 81601 0 (970) 945-2809
0 0A2005
TABLE OF CONTENTS
SCOPE
SUMMARY OF CONCLUSIONS
SITE CONDITIONS
PROPOSED CONSTRUCTION
SUBSURFACE CONDITIONS
SITE EARTHWORK
FOUNDATION
SLAB -ON -GRADE CONSTRUCTION
BELOW -GRADE CONSTRUCTION
SUBSURFACE DRAINAGE
SURFACE DRAINAGE
LIMITATIONS
FIGURE 1 - APPROXIMATE LOCATIONS OF EXPLORATORY PITS
FIGURE 2 - SUMMARY LOGS OF EXPLORATORY PITS
FIGURES 3 AND 4 - GRADATION TEST RESULTS
FIGURE 5 - EXTERIOR FOUNDATION WALL DRAIN
ml
1
1
2
2
3
3
4
6
6
7
8
8
MR. HENRY TRETTIN
114 NEALE STREET
CTL/T JOB NO. GS-3808
0
6191917g
This report presents the results of our soils and foundation investigation for
the proposed Trettin Residence at 114 Neale Avenue in Aspen, Colorado. We
conducted the investigation to evaluate subsurface conditions at the site and
provide foundation recommendations for the proposed construction. Our report
was prepared from data developed during our field exploration, laboratory testing,
engineering analysis and our experience with similar conditions. This report
includes a description of the subsurface conditions found in our exploratory pits,
and presents our opinions and recommendations for design criteria for
recommended foundations and floor systems, and geotechnical and construction
criteria for details influenced by the subsoils. The recommendations contained in
this report were developed based on the currently planned construction. If plans
will differ significantly from the descriptions contained herein, we should be
informed so that we can check that our recommendations and design criteria are
appropriate. A summary of our conclusions is presented below.
SUMMARY OF CONCLUSIONS
1. Subsoils encountered in our exploratory pits consisted of 2 to 3 feet
of sandy to silty clay "topsoil' underlain by clayey to silty gravel with
cobbles and boulders to the total explored depth of 15 feet. Free
ground water was not found in our exploratory pits at the time of
excavation. Pits were backfilled immediately after excavation
operations were completed.
2. We recommend constructing the residence on footing foundations
supported by the undisturbed, gravel soil. Design and construction
criteria for footings are presented in the report.
3. Wejudge potential differential movementof slabs -on -grade supported
by the native gravel at this site will be low. Performance of slab -on -
grade basement and garage floors will likely be good.
MR. HENRY TRETTIN
114 NEALE STREET 1
CTL/T JOB NO. GS-3808
4. Surface drainage should be designed to provide for rapid removal of
surface water away from the proposed residence.
SITE CONDITIONS
The Trettin Residence is proposed at 114 Neale Street in Aspen, Colorado.
The lot is an approximately 0.35 acre parcel located northeast of the intersection of
Neale Street and Queen Street in Aspen, Colorado as shown on Figure 1. Single-
family residences are located on property to the north and east of the subject lot.
It appears that soils were excavated from the area of the building envelope in the
past. Building envelope ground surface is comparatively flat and lower than
surrounding grades. Ground surface in the northeast part of the lot slopes gently
down to the southwest, to the crest of a steep slope that drops approximately 10 feet
down to the building envelope. Approximately 4 to 5 feet high steps in ground
surface elevation are south and east of the building envelope. Irrigated grass is
present on much of the property with numerous trees and shrubs
PROPOSED CONSTRUCTION
We understand the proposed Trettin Residence will be a three -level, wood -
frame building with the firstfloor level constructed as a walkout basement. A garage
will be incorporated in the first floor level. Basement and garage floors will likely be
slabs -on -grade. We were informed that foundation walls may be constructed with
a precast, concrete panel system, such as "Superior Walls". Foundation loads are
expected to vary between 1,010 and 3,000 pounds per lineal foot of foundation wall
with maximum interior column loads of 30 kips. Maximum foundation excavation
depths on the order of 8 to 10 feet deep are expected. If construction will differ
significantly from the descriptions above, we should be informed so that we can
adjust our recommendations and design criteria, if necessary.
MR. HENRY TRETTIN
114 NEALE STREET Z
CTLT JOB NO. GS-3808
SUBSURFACE CONDITIONS
Subsurface conditions at the site were investigated by excavating three
exploratorypits (TP-1 through TP-3) at the approximate locations shown on Figure
1. Excavation operations were directed by our representative who logged the soils
encountered in the pits and obtained samples. Samples obtained in the field were
returned to our laboratory where field classifications were checked and typical
samples selected for testing. Graphic logs of the soils encountered in our
exploratory pits are shown on Figure 2.
Subsoils encountered in our exploratory pits consisted of about 2 to 3 feet
of sandy to silty clay "topsoil" underlain by clayey to silty gravel with cobbles and
boulders to the total explored depth of 15 feet. Observations during excavation
indicated the gravel was dense to very dense. Free ground water was not found in
our exploratory pits at the time of excavation. Pits were backfilled immediately after
excavation operations were completed. Three samples of the gravel selected for
gradation testing contained 50 to 63 percent gravel, 34 to 38 percent sand, and 3
percent silt and clay size material. Gradation test results are shown on Figures 3
and 4.
SITE EARTHWORK
We expect minimal site grading will be performed. Areas which will receive
fill should be stripped of vegetation, organic soils and debris. The on -site soils free
of organic matter, debris and rocks larger than 6 inches in diameter can be used as
fill. Fill should be placed in thin, loose lifts of 10 inches thick or less, moisture
conditioned to within 2 percent of optimum moisture content and compacted to at
least 95percent ofstandard Proctor (ASTMD698)maxim urn dry density. Placement
and compaction of fill should be observed and tested by a representative of our firm
during construction.
MR. HENRY TRETTIN
114 NEALE STREETS
CTLT JOB NO. GS-3808
0
We anticipate excavations for the foundation and utilities can be
accomplished using conventional, heavy-duty excavation equipment. Excavation
sides will need to be sloped or braced to meet local, state and federal safety
regulations. We believe the native gravel soil will classify as a Type C soil based on
OSHA standards governing excavations. Temporary slopes deeper than 5 feet
should be no steeper than 1.5 to 1 (horizontal to vertical) in Type C soils.
Contractors should identify the soils encountered in the excavations and refer to
OSHA standards to determine appropriate slopes.
Free ground water was not encountered in our exploratory pits during
excavation operations. We do not anticipate excavations forfoundations or utilities
will penetrate ground water, however, excavations should be sloped to a gravity
discharge or to a temporary sump where water can be removed by pumping. The
ground surrounding the excavations should be sloped to direct runoff away from the
excavation.
FOUNDATION
Foundation recommendations are developed based on subsurface conditions
exposed in exploratory borings or pits, laboratory test results, engineering analysis
and experience. We understand a precast, concrete panel foundation wall system,
such as a "Superior Wall" system is being considered for the Trettin Residence.
Some of these precast wall systems are designed as essentially walls -on -grade
placed on a layer of washed rock. We do not have experience regarding long-term
performance of these systems with the subsoil and subsurface water conditions
which are present in the local area. We recommend cast -in -place foundation walls
or precastwall panels be placed on footing foundations which are supported by the
undisturbed, native gravel soil. If a precast panel system is used, care should be
taken to seal joints between panels to prevent infiltration of subsurface water into
below -grade areas of the residence.
MR. HENRY TRETTIN
114 NEALE STREET
CTLIT JOB NO. GS-3808 4
0
The completed foundation excavation should be inspected by a
representative of our firm prior to placing forms to confirm that the gravel is
exposed and suitable for support of the footings as designed. We anticipate
maximum total settlements of less than 1 inch with differential settlement of about
1/2 total settlement. Recommended design and construction criteria for footings are
presented below.
1. The footing foundations should be supported on the undisturbed,
native gravel soil. Soils loosened during the excavation or forming
process for the footings should be removed or the soils can be re -
compacted prior to placing concrete. A leveling course consisting of
a 4-inch thick layer of densely compacted, CDOT Class 6 aggregate
base course can be used, if necessary.
2. Footings should be designed fora maximum soil bearing pressure of
5,000 psf.
3. Continuous wall footings should have a minimum width of at least 16
inches. Foundations for isolated columns should have minimum
dimensions of 24 inches by 24 inches. Larger sizes may be required,
depending upon foundation loads.
4. Grade beams and foundation walls should be well reinforced, top and
bottom, to span undisclosed loose or soft soil pockets. We
recommend reinforcement sufficientto span an unsupported distance
of at least 10 feet. Reinforcement should be designed by a qualified
structural engineer considering the effects of lateral loads on wall
performance.
5. The soils under exterior footings should be protected from freezing.
We recommend the bottom of footings be constructed at a depth of at
least 42 inches below finished grades for frost protection. The City of
Aspen building department should be consulted to verify the required
depth.
MR. HENRY TRETTIN
114 NEALE STREET 5
CTUT JOB NO. GS-8808
•
SLAB -ON -GRADE CONSTRUCTION
Basement and garage floors will likely be slabs -on -grade. Based on our
laboratory test data and our experience, we judge slab -on -grade construction can
be supported by the undisturbed, gravel soil or structural fill built with the native
gravel with low potential risk of differential movement and associated damage. If
required, a leveling course consisting of a 4-inch thick layer of densely compacted,
CDOT Class 6 aggregate base course can be used.
Slabs should be separated from exteriorwalls and interior bearing members
with slip joints which allow free vertical movement of the slabs. Exterior patio and
porch slabs should be isolated from the residence. These slabs should be well -
reinforced to function as independent units. Frequent control joints should be
provided according to American Concrete Institute (ACI) recommendations to
reduce problems associated with shrinkage and curling.
BELOW -GRADE CONSTRUCTION
Foundation walls which extend below -grade should be designed for lateral
earth pressures where backfill is not present to about the same extent on both sides
of the wall. Many factors affect the values of the design lateral earth pressure.
These factors include, but are not limited to, the type, compaction, slope and
drainage of the backfill, and the rigidity of the wall against rotation and deflection.
For a very rigid wall where negligible or very little deflection will occur, an "at -rest'
lateral earth pressure should be used in design. For walls which can deflect or
rotate 0.5 to 1 percent of wall height (depending upon the backfill types), lower
"active" lateral earth pressures are appropriate. Our experience indicates typical
below -grade walls in residences can deflect or rotate slightly under normal design
loads, and that this deflection results in satisfactory wall performance. Thus, the
MR. HENRY TRETTIN
114 NEALE STREET 6
CTLT JOB NO. GS-3808
0
earth pressures on the walls will likely be between the "active" and "at -rest'
conditions.
If the on -site soils are used as backfill, we recommend design of below -grade
walls using an equivalent fluid density of at least 45 pcf for this site. This equivalent
density does not include allowances for sloping backfill, surcharges or hydrostatic
pressures. The recommended equivalent density assumes deflection; some minor
cracking of walls may occur. If very little wall deflection is desired, a higher
equivalent fluid density may be appropriate for design.
The structural engineer should also consider site specific grade restrictions
on the behavior of the walls. Backfill placed adjacent to foundation wall exteriors
should be free of organic matter, debris and rocks larger than 6 inches in diameter.
Backfill should be moisture conditioned to within 2 percent of optimum moisture
content and compacted to at least 95 percent of standard Proctor (ASTM D 698)
maximum dry density.
011 f�13ITIN:461 7e1VrM
Water from rain, snow melt and surface irrigation of lawns and landscaping
frequently flows through relatively permeable backfill placed adjacentto a residence
and collects on the surface of relatively impermeable soils occurring at the bottom
of the excavation. This can cause wet or moist conditions in below grade areas after
construction. To reduce the likelihood water pressure will develop outside
foundation walls and reduce risk of accumulation of water in the firstfloor level, we
recommend provision of a foundation drain. The drain should consist of a 4-inch
diameter, open joint or slotted pipe encased in free draining gravel. The drain
should lead to a positive gravity outfall, or to a sump pit where water can be
removed by pumping. A typical foundation drain detail is presented on Figure 5. In
addition, crawl spaces (if constructed) should be provided with adequate ventilation.
MR. HENRY TRETTIN
114 NEALE STREET 7
CTLIT JOB NO. GS-3808
A recent practice is to circulate conditioned air from living areas through the crawl
space. The mechanical systems contractor could evaluate the appropriateness of
this type of system.
SURFACE DRAINAGE
Surface drainage is critical to the performance of foundations, floor slabs and
concrete flatwork. The ground surface surrounding the exterior of the residence
should be sloped to drain away from the residence in all directions. We recommend
providing a slope of at least 12 inches in the first 10 feet around the residence,
where possible. In no case should the slope be less than 6 inches in the first 5 feet.
Backfill around the exterior of foundation walls should placed be in maximum 10 inch
thick loose lifts, moisture conditioned to within 2 percent of optimum moisture
content and compacted to at least 95 percent of standard Proctor (ASTM D 698)
maximum dry density. The residence should be provided with gutters and down
spouts. Roof downspouts and drains should discharge well beyond the limits of all
backfill. Splash blocks and downspout extensions should be provided at all
discharge points.
LIMITATIONS
Our exploratory pits were located to obtain a reasonably accurate picture of
subsurface conditions. Variations in the subsurface conditions not indicated by our
pits will occur. We should observe the completed foundation excavation to confirm
the native gravel soil is exposed and suitable for support of the footings as
designed.
Our report was based on conditions disclosed by our exploratory pits,
laboratory testing, engineering analysis and our experience. Criteria presented
MR. HENRY TRETTIN
114 NEALE STREET
CTUT JOB NO. GS-3808
reflect our understanding of the proposed construction. If construction will differ
significantly from the descriptions in the report we should be informed so that we
can check that our recommendations and design criteria are appropriate.
This investigation was conducted in a manner consistent with that level of
care and skill ordinarily exercised by geotechnical engineers currently practicing
under similar conditions in the locality of this project. No other warranty, express
or implied, is made. If we can be of further service in discussing the contents of this
report or in the analysis of the influence of the subsoil conditions on the design of
the structure, please call.
CTUTHOMPSON, INC.
4Ja s D. Kell
St Geotec al Engineer
Reviewed
Ai
John John �echlii
Bran Man;
JDK:JM:cd
(5 copies sei
MR. HENRY TRETTIN
144 NEALE STREET
CTLIT JOB NO. GS-3808 9
TRETTIN RESIDENCE
114 NEALE STREET
ASPEN, COLORADO
APPROXIMATE LOCATIONS OF EXPLORATORY PITS
Job No. GS-3808 Fl9' I
TP-1
TP-2
TP-3
0 Fa Fa va 0
5
0
o
5
a�
L_
dLi
m
10
O
0
e�
0
0
0
e�
0
10
S
E
m
e�
0
15
15
20 20
LEGEND:
® Sandy to silty clay "topsoil"
roots and organics, moist, dark
brown.
Gravels, cobbles, boulders,
o��, dense to very dense, slightly
moist to moist, tan, brown.
(GP)
Indicates bulk sample.
NOTES:
1. Exploratory pits
were excavated
with a trackhoe
on November 15,
2002. Pits were backfilied
immediately after excavation
operations were
completed.
2. No free ground water was found
In our exploratory pits at the
time of excavation.
3. Locations of exploratory pits are
approximate.
4. These exploratory pits are subject
to the explanations, limitations
and conclusions as contained in
this report.
SUMMARY LOGS OF EXPLORATORY PITS
Job No. GS-3808
Fig. 2
0
I HYDROMETER ANALYSIS I SIEVE ANALYSIS
25 HR. 7 MR. TIME READINGS U.S. STANDARD SERIES CLEAR SQUARE OPENINGS
45 MIN. 15 MIN. 60 MIN. 19 MIN. 4 MIN. I MIN. '200 '100 '50 '40 '30 '16 *10 'S -4 31W 314' IW 3' 5*6' 8*
100
----------
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30
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.001
0.002 005 .009 .019 M? .074 .149 .297 .690 1.19 2.0 2.38 4.76 9.52 19.1 36.1 76.2 127 200
0.42 152
DIAMETER OF PARTICLE IN MILLIMETERS
I
CLAY (PLASTIC) TO SILT(NON-PLASTIC)
SANDS
GRAVEL
FINE MEDIUM I COARSE
FINE COARSE
I
Sample Of GRAVEL, CLEAN (GP) GRAVEL 63 % SAND 34%
From TP-1 AT 9-10 FEET SILT & CLAY3 % LIQUID LIMIT - %
PLASTICITY INDEX - %
I HYDROMETER ANALYSIS I SIEVE ANALYSIS
25 HR. 7 HR. TIME READINGS U.S. STANDARD SERIES CLEAR SQUARE OPENINGS
45 MIN. IS MIN. 60MIN. 19MN. 4MIN. 1MIN. 200 -100 '40 20 -16 -10 T -4 3/81, 14" IW 3" 5"6 a,
100
4
4 -1
t
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----------------
----
-
--------
----- i-
w
---
----
--------
-------
----- -
-
- ---
-------
11
- -------
-
-----------
----
----------
----------
----
------
--- - -
- w -----
W—W ---
--------
--------
-
:::::!:
-------
-
--- :1:::::::
w ---
w -- --
---
100
.w1
O.M .009 .019 .037 074 .149 297 WO 1.19 2.0 2.38 4.76 9.52 19.1 36.1 76.2 127 200
0.42 152
DIAMETER OF PARTICLE IN MILLIMETERS
SANDS
GRAVEL
I
CLAY (PLASTIC) TO SILT (NON -PLASTIC)
i
FINE I MEDIUM COARSE I
FINE I COARSE
Sample Of GRAVEL, CLEAN (GP) GRAVEL 61 % SAND 36%
From TP-2 AT 13-14 FEET SILT & CLAY 3 % LIQUID LIMIT - %
PLASTICITY INDEX - %
Gradation
JOB No. GS-3808 Test Results FIG. 3
E
0
FM
I HYDROMETER ANALYSIS I SIEVE ANALYSIS
25HR. 7HR. TIME READINGS U.S. STANDARD SERIES CLEAR SQUARE OPENINGS
45 MIN. 15 MIN. 60 MIN, 19 NUN. 4 MIN. I MN. 200 '100 % '40 '30 *16 -10-8 -4 3W 3/4" 1W' 3" 5"6' 8'
100
7 ----- ::,-
:: ----
-------- I
-------
---- --
- ------- I.
-------
-----
---
--- -------------
----- -
-----
0
so
------
---
----------
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I
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----------
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----- I -
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20
70
----
--------
-
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..........
...............
.....
--------------
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30
60
-------
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----------
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--------
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ze
----------
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-------
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--------
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40
50
-------
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--------
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.
-------
---- -----
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-------
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-
-
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- ---------
-----
-------------
----- -
--------
4r-
so
-----
----
-------
-------
-------
-----
--------
- t ----
-----
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--------
-
-------
--------
--------
---
---- -
-------
----- ----
------
----------------
--
------ -
--- -- -
------
-------
-------
-----------
--- ------------
4-
----- —
:
-:': ---
-------
-------
60
30
--- --- --
- --
-------
-------
----------------
----- —
-------------
------------
--
-----
-----
------
-----
------
......—
----
----- -
-----------
-------
----------------
--------
---
-----
---
---.
---:------
--
-----
-------
------
70
20
-
-------
----
--------------------------------
- -----------
-A--
----------
------
--------
-------
-------------------
---
----------------------
I-- --------
-1--
----- 1.-----
-------------
------
-
10
-----
------------------
-----------------------
--I- ---------------- ---
-- ----
-
--
------- ----
-----
--------------------
----------------------------
------
-
-- --
--
I....
... -- -
----
-----:------
-
- ---
----
-------
------:.-----
-
------------------
0
----------------------
-
D01
0.002 .005 .009 .019 .037 .074 .149 .297 690 1.19 2.0 2.38 4.76 9.52 19.1 36.1 76.2 127 TOO
0.4� 152
DIAMETER OF PARTICLE IN MILLIMETERS
I
CLAY (PLASTIC) TO SILT (NON -PLASTIC) I
SANDS
GRAVEL
FINE I I COARSE
I MEDIUM
I FINE COARSE COBBLES
Sample Of
GRAVEL, CLEAN (GP)
GRAVEL 59
% SAND
38 %
From
TP-3 AT 4-5 FEET
SILT & CIDW-3
% LIQUID LIMIT
- %
PLASTICITY INDEX
- %
I HYDROMETER ANALYSIS SIEVE ANALYSIS ---1
25 HR. 7 HR. TIME READINGS U.S. STANDARD SERIES CLEAR SQUARE OPENINGS
45MIN. ISMIN. WMIN. 19MIN. 4MIN. IMN. 2m -100 '50 '40 nO -16 -10-8 -4 w 3/4" 1%* y YT r
100
-------
-------
------
90
-
--------
---------------
-- - -----------
-------------
---- i -
------ ---------
------- I
------
--------
----------
----------
------
------
----- --
-------
-------
---------------
--------
---- ---
----
-------
---
-
-----------
-------
-------
--
--------
--------
-----
10
80
I -------------
----
- 1—
----- I -
--- ----------
--------
--- ---
--- ---
-------
--------
1.
----------
----------
------
------
--------
---
----
------------
------------
-- —=
----- i-
....
--- —
— --------
—
--------
--------------
-------
---
20
70
--------
-----
--
-----
-----
-------
---- ------------
------------
----
-------
----------
-
---------
------
-------
--
----
30
--------
--
--------
--------
----------
w --------
- ------
------ ........
-
-------
-
.4-
-
so-
------
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--------
--------
----- ----
Z
40 rc
------------
--
-------
-
50
------
-
---------------
-
----- W-,.--Ww
--
--------
-----
-------
--------
----------
---------
----------
-
------
---------
------- ---------
-----------
----
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-------
-
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----
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- 11 ----
--- --------
so
40
------
--------
------
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---
----- -
----------------
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------
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--- 4 ----
-----
::::::::
:-_:- -
----------------
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w
----
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----
---
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-- -
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______.
W-W ----
--------
20
--
------
--------
—
..................
-
--- -------------
------ w -----
---
-----
- W-4-
---W--W
---------
----
::::
------
--- — ...
ww ------
-------
- - -
- - - - - - -
----
- -
------
- - - - -
-- 9----
---
::::
— -
- - - - - - - 9
------------------------
----------------
----- ------------------
----- I
--
---- ----------
-W -----
--------
--------
----- i-
—
80
10
---------
----------
------
--
-------
— - :
.......
----------------
--W--W--W
-------
--- ---
-------
W — -1 -------------
-------
- - -
-------------------
----
- - -
--------
9 -----
:::
:::::
::::-::
-: - 4w
--- 9-
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------
--------
-- - - - -
- - w -----
-------
--------
w ------ I
- w -----
---- . .
--- ------------
. . . . . .
. --- I ----------------
-----
ww -
-------
----
-------
---
------ -
-------
-------
-----
---
go
0
- - - - - - - - -
- -------
- - - -
—:-
I I
- — ----------
-------
11 ---
---
-----
-
- W-�
-------
-----
----
-----
IDO
.001
0.002 ODS .019 .037 .074 .149 .297 0W42 590 1.19 20 2.38 4.76 9.52 19.1 361 76.2 127 2162
M
DIAMETER OF PARTICLE IN MILUMETERS
I
CLAY (PLASTIC) TO SILT (NON.PLASTC)
SANDS
i
GRAVEL
FINE I MEDIUM COARSE I
FINE I COARSE COBBLES
Sample of
From
JOB NO. GS-3808
GRAVEL % SAND %
SILT & CLAY % LIWIDLIMIT—%
PLASTICITY INDEX %
Gradation
Test Results F1G.4
�'S'Ri� �D��
SLOPE
PER REPORT
BACKFILL
(COMPOSMON MID
COMPACTION PER REPORT)
BELOW GRADE WALL
SLOPE ENCASE PIPE IN WASHED
PER CONCRETE AGGREGATE (ASTM
OSHA C33, NO. 57 OR NO. 67)
EXTEND GRAVEL TO AT LEAST
1/2 HEIGHT OF FOOTING. 7
COVER GRAVEL
FILTER FABRIC.
8" MINIMUM
OR BEYOND
SLOPE FROM
OF FOOTING.
(WHICHEVER
NOTE:
DRAIN SHOULD BE AT LEAST 2 INCHES
BELOW BOTTOM OF FOOTING AT THE
HIGHEST POINT AND SLOPE DOWNWARD
TO A POSITIVE GRAVITY OUTLET OR TO
A SUMP WHERE WATER CAN BE REMOVED
BY PUMPING.
REINFORCING STEEL
PER STRUCTURAL
DRAWINGS
PROVIDE POSITIVE SLIP JOINT
BETWEEN SLAB AND WALL.
FLOOR SLAB
FOOTING OR PAD
MINIMUM PROVIDE PVC SHEETING
7 GLUED TO FOUNDATION
t WALL TO REDUCE MOISTURE
PENETRATION
1:1
BOTTOM
IS GREATER)
4—INCH DIAMETER PERFORATED DRAIN PIPE.
THE PIPE SHOULD BE LAID IN A TRENCH
WITH A MINIMUM SLOPE OF 0.5 PERCENT.
Exterior
Foundation
Wall Drain
Job No. GS-3808 Fig. 5
CTL/Thompson, Inc.
1971 West 12th Avenue
Denver, Colorado 80204
(303) 825-0777
Commercial Testing Laboratories, Inc.
22 Lipan Street
Denver, Colorado 80223
(303) 825-0777
CTL/Thompson, Inc.
5240 Mark Dabling Blvd.
Colorado Springs, Colorado 80918
(719) 528-8300
CTL/Thompson, Inc.
234 Center Dr.
Glenwood Springs, Colorado 81601
(970) 945-2809
CTL/Thompson, Inc.
375 E. Horsetooth Rd.
The Shores Office Park
Building 3, Suite 100
Ft. Collins, Colorado 80525
(970) 206-9455
CTL/Thompson, Inc.
4718 N. Elizabeth Street, Suite C-2
Pueblo, Colorado 81008
(719) 595-1287
C0
COVER SHEET
110 NEALE AVENUE
ASPEN, CO
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a T22
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T21
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I,,
T51
T49
T52
S
T50 SO2O/
T53
T47
B LDER(�D
YP.)
AREA
DRAIN
d
CON
PA
t
/ T33
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T32
7908.8'
LOT 2
A
6'
15,160 S.F.f
0.348 AC.f
MULTI LEVEL WOOD
tiv
& STONE FRAME HOUSE
WITH BASEMENT
q�
17 QUEEN STREET
110 NEALE AVENUE
fE
° T. T20 WALK 4
��
STORM 7936.0'
DRAIN (TYP.) 1
16 O
T18 GG h CHIMNEY
7940.0'
�G
ti:
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7914.6;
�6•
SONCRETE
PATIO a
4
& TOPOGRAPHIC SURVEY.
LOT 2,114 NEALE/ 17QUEEN HISTORIC LOT SPLIT
ACCORDING TO THE PLAT RECORDED MAY 29, 1998 IN PLAT BOOK 45 AT PAGE 17
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
FENCE
(TYP.)
�. LOT 1
N
r \
T54
N
\ T55
T56
,t #5 REBAR & CAP -
RIDGE L.S. 25 47 r
7933.9' I ,q
I GATI N
C NTROL TYP.)
rn
W LL (I
T57
8 `\
/ T17 �,O T59
d
T 15 ° 4 UPPER LEVEL PARCEL 2
CONCRETE ti� PLAT BK 13 PG 35
F.F. DECK
T 13 d ° 7903.6' T60
t9 BOULDER
\, T12 ° n a ll 8" WALL (TYP.) T61
T14 "I
\ 4 '7903 < �2� �~C T69 BELOW
T9 `•, a 4
-#4 REBAR `� T11 a �. 4 ° GA 171)
G� q
T8 a 4 M ER tiXAft BO R 2 qq�
T7 T1\ T6 ° 3 ° �ti 0.4 ' STONELL (TYP.) �00 Wyk
O
WATERLINE °. FA CIA (TYP.)
T5 d Co a DRIVE TE G vtV
og X T4 WATER 3 4 ° 1,011
fG D 3Qo SERVICE s GASLINE
(TYP.) T3 T70 2� T68 °
BOULDER �J '- ° g. T
WALL (TYP.) % SIGN s%-
(TYP.) s T2 a > T66
G 8 \ °
° 3 Tl 4t SINGLE LEVEL WOOD °
\ of /o9 4 G ° ELECTRIC & STONE FRAME ADU
f STORV�DRAIN
ss \ cT �qlj ��LFA T d RIM 7902S0' FLAGSTONE ; T67 ° 4
O T \ BOTT°7889.124G 6 F F. �^� °
q' 7904.1'
G, 4- NORM �s a
\ ss \ \ a RIM 7901 4' t RIDGE °
�rt 4 a a INV 7898. 4' GAS G' �17918.4'
MAIL ° zn
BOTT 78 aiSMETER a °
0 LG(f�� \ r BOX �� f3 D ELE 4 0' 111 a
MET RS ° FENCE
" °F T71 ) °
C ��A ��� T T78 T77 d �TYP. cc�!
330 30
e y
lY ����T �o E E
v 1 \ s 9l q GRAVEL of T76
,+ h �p�[I�� PARKING T75
AN-
JUL` O � 60 \ \ T �
\ \ \ T74 T / g YG 35
r
cry o� ss \ S. 4LA�B 4C)00
U `\ \ \ TELE. OF�O
��
�% 270 090 E \ \ \ W T PED.. CC 9 LIC��S 4g
c
o S �
\ \ GASLINE \CATV Ex-UE T73 1 Q
\\\ \ °s /
GF
120 `\\ \ WMAIL
\ WATERLINE EASEMENT \ r/ BOX �
�. PER BK 340 PG 1
150 \ #5 REBAR - TBM \
c EL=7903.71'
PROPERTY DESCRIPTION
LOT 2,114 NEALE/17QUEEN HISTORIC LOT SPLIT, ACCORDING TO THE PLAT RECORDED MAY 29,
1998 IN PLAT BOOK 45 AT PAGE 17, CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
NOTES:
1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING
SETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN
THE TITLE COMMITMENT PREPARED BY ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
AND FIRST AMERICAN TITLE INSURANCE CO. INC. COMMITMENT NO. 16003515, DATED
EFFECTIVE APRIL 20, 2016.
2) THE DATE OF THIS SURVEY WAS APRIL 27, 2016 AND SEPTEMBER 18, 2018.
3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S50-20'03"E BETWEEN THE
NORTHWESTERLY CORNER OF LOT 2, A #5 REBAR & CAP L.S. #25947 FOUND IN PLACE AND THE
NORTHEASTERLY CORNER OF LOT 2, A #5 REBAR & CAP L.S. #25947 FOUND IN PLACE.
4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.
5) THIS SURVEY IS BASED ON THE 114 NEALE/17QUEEN HISTORIC LOT SPLIT SUBDIVISION
EXEMPTION PLAT RECORDED MAY 29, 1998 IN PLAT BOOK 45 AT PAGE 17 AND THE BOUNDARY
AGREEMENT PLAT RECORDED APRIL 29, 1982 IN PLAT BOOK 13 AT PAGE 35 IN THE PITKIN
COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.
6) BUILDING SETBACKS ACCORDING TO THE CITY OF ASPEN LAND USE CODE FOR R-15A
26.710.060 ARE AS FOLLOWS:
FRONT YARD SETBACK
RESIDENTIAL DWELLING = 25'
ACCESSORY AND ALL OTHER BUILDINGS = 30'
SIDE YARD SETBACK = 10'
REAR YARD SETBACK
RESIDENTIAL DWELLING = 10'
ACCESSORY AND ALL OTHER BUILDINGS = 5'
BUILDING SETBACKS SHOULD BE VERIFIED WITH THE CITY OF ASPEN PLANNING DEPARTMENT
PRIOR TO ANY PLANNING OR CONSTRUCTION.
7) ELEVATIONS AS SHOWN ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN
COLORADO RTVRN GPS NETWORK (1988 ORTHO DATUM) YIELDING AN ONSITE ELEVATION OF
7903.71' ON THE SOUTHEASTERLY CORNER OF LOT 2. CONTOUR INTERVAL EQUALS 1 FOOT.
8) ACCORDING TO FEMA PANEL NO. 08097CO204C, DATED JUNE 04, 1987 THE SUBJECT PROPERTY
IN NOT WITHIN THE 100 YEAR FLOODPLAIN.
IMPROVEMENT SURVEY STATEMENT
I HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY PEAK SURVEYING, INC.
FOR 17 QUEEN LLC, A COLORADO LIMITED LIABILITY COMPANY.
I FURTHER STATE THAT THE IMPROVEMENTS ON THE ABOVE DESCRIBED PARCEL ON THIS DATE,
APRIL 27, 2016 AND SEPTEMBER 18, 2018, EXCEPT UTILITY CONNECTIONS, ARE ENTIRELY WITHIN
THE BOUNDARIES OF THE PARCEL, EXCEPT AS SHOWN, THAT THERE ARE NO ENCROACHMENTS
UPON THE DESCRIBED PREMISES BY IMPROVEMENTS ON ANY ADJOINING PREMISES, EXCEPT AS
INDICATED, AND THAT THERE IS NO APPARENT EVIDENCE OR SIGN OF ANY EASEMENT
CROSSING OR BURDENING ANY PART OF SAID PARCEL, EXCEPT AS NOTED. I FURTHER STATE
THAT I HAVE EXAMINED THE TITLE COMMITMENT PREPARED BY ATTORNEYS TITLE INSURANCE
AGENCY OF ASPEN, LLC AND FIRST AMERICAN TITLE INSURANCE CO. INC. COMMITMENT NO.
16003515, DATED EFFECTIVE APRIL 20, 2016 AND FIND ALL EXCEPTIONS TO TITLE THAT AFFECT
THE SUBJECT PROPERTY ARE SHOWN HEREON TO THE BEST OF MY KNOWLEDGE AND BELIEF.
ERROR IN CLOSURE FOR THIS SURVEY
IS LESS THAN 1:15,000.
C6
BY:
SON 1� II,, P.L O: 379
b : 3793 : x
10/22/18 J�
s� j0NA L .... �
SLOPE TABLE
NUMBER
MIN. SLOPE
MAX. SLOPE
COLOR
AREA
1
0.001%
20.000%
10437.85
2
20.000%
30.000%
1975.24
3
30.000%
+
2746.91
TREE #
TREE TYPE
TRUNK DIA
DRIP LINE
BASE ELEV
Tl
BLUE SPRUCE
6"
8'
7902.1'
T2
BLUE SPRUCE
8"
8'
7902.2'
T3
BLUE SPRUCE
4"
6'
7903.3'
T4
COTTONWOOD
8"
12'
7901.6'
T5
BLUE SPRUCE
6"
8'
7902.1'
'M
BLUE SPRUCE
6"
8'
7902.6'
TT
COTTONWOOD
12"
12'
7901.5'
TS
COTTONWOOD
6"
10'
1 7901.5'
T9
COTTONWOOD
6"
10,
7901.9'
T10
COTTONWOOD
6"
10,
7901.9'
T11
BLUE SPRUCE
8"
8'
7902.3'
T12
BLUE SPRUCE
8"
8'
7902.5'
T13
COTTONWOOD
16"
20'
7902.1'
T14
PINE
4"
6'
7901.3'
T15
BLUE SPRUCE
8"
8'
7903.1'
T16
BLUE SPRUCE
8"
8'
7904.1'
T17
BLUE SPRUCE
3"
6'
7903.6'
T18
DECIDUOUS
4"
15,
7904.4'
T19
ASPEN
4"
8'
7904.8'
T20
BLUE SPRUCE
6"
10,
7904.6'
T21
ASPEN
3"
6'
7904.3'
T22
PINE
8"
10,
7905.5'
T23
DECIDUOUS
4"
8'
7905.4'
T25
ASPEN
8"
10,
7905.6'
T26
ASPEN
3"
6'
7906.7'
727
ASPEN
4"
6'
7906.6'
T28
BLUE SPRUCE
3"
4'
7906.6'
T29
PINE
8"
10,
7906.7'
T30
PINE
6"
8'
7906.8'
T31
ASPEN
6"
10,
7906.4'
T32
ASPEN
3"
6'
7906.6'
T33
ASPEN
51,
8'
7906.8'
T34
ASPEN
4"
10,
7908.3'
T35
ASPEN
3"
4'
7909.7'
T36
ASPEN
6"
8'
7909.3'
T37
ASPEN
6"
8'
7909.3'
T38
BLUE SPRUCE
10"
10,
7910.7'
T39
ASPEN
6"
8'
7910.3'
T40
ASPEN
4"
6'
7911.9'
T41
COTTONWOOD
8"
15'
7912.7'
T42
ASPEN
3"
6
7913.2'
T43
ASPEN
3"
6'
7913.5'
T44
PINE
6"
8'
7912.7'
T45
ASPEN
4"
6'
7912.0'
T46
BLUE SPRUCE
3"
5'
7913.4'
T47
PINE
12"
10,
7918.7'
T49
4 DECIDUOUS
8"
8'
7915.1'
T49
PINE
6"
8'
7919.3'
T50
PINE
8"
10,
7919.3'
T51
BLUE SPRUCE
101,
10,
7919.5'
T52
BLUE SPRUCE
4"
15,
7919.9'
T53
BLUE SPRUCE
3"
4'
7919.6'
T54
BLUE SPRUCE
12"
15,
7920.4'
T55
BLUE SPRUCE
14"
15,
7920.4'
T56
ASPEN
8"
10,
7920.5'
T57
PINE
14"
15,
7920.7'
T58
ASPEN
6"
8'
7918.3'
T59
PINE
6"
8'
7914.1'
T60
BLUE SPRUCE
6"
8'
7913.8'
T61
BLUE SPRUCE
6"
8'
7913.4'
T62
PINE
6"
8'
7912.4'
T63
PINE
6"
8'
7911.7'
T64
PINE
2"
4'
7911.2'
T65
PINE
2"
4'
7912.1'
T66
PINE
4"
6'
7911.9'
T67
3 ASPEN
2"
6'
7911.5'
T68
ASPEN
3"
6'
7903.3'
T69
BLUE SPRUCE
3"
8'
7903.0'
T70
BLUE SPRUCE
4"
6'
7903.1'
T71
PINE
4"
6'
7906.0'
T72
ASPEN
8"
10,
7907.6'
T73
BLUE SPRUCE
2"
5'
7903.6'
T74
ASPEN
3"
6'
7902.9'
T75
BLUE SPRUCE
2"
4'
7902.7'
T76
BLUE SPRUCE
4"
6'
7902.9'
T77
CEDAR
1 3"
1 2'
7902.8'
T78
BLUE SPRUCE
1 6"
1 8'
7902.3'
180 \
\ \ \ C.O.A. CONTROL w Sury ey i n 4- Drawn By.
4e�. Date Revision
B 17 QUEEN, LLC Project NO.
S \ � s � \ 44 BEARS Inc.jhCJRN 1 10/19/18 UPDATE SLOPE TABLE JRN
GRAPHIC SCALE S32�o'i'Qo"W 387.54' N" Checked By: CITY OF ASPEN, COLORADO 16029B
P.O. Box 1746 2 10/22/18 UPDATE SLOPE TABLE JRN
5 10 10 40 Rifle, CO 81650 JRN IMPROVEMENT & TOPO SURVEY
ss\ \ Phone (970) 625-1954 Date: LOT 2, 114 NEALE/17 UEEN HISTORIC
Computer
Fax (970) 579-7150 SEPT 27, 2018
( IN FEET) \ www.peaksurveyinginc.com P LOT SPLIT- 110 NEALE AVE. I OF 1
_�F,x�Dr r*T�
1 inch = 10 ft. � � l 029eIMPTOPO � Snce 200 7 �
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