HomeMy WebLinkAboutApplication Drawings.121 W Bleeker.202103241
January 26, 2021
Attn: Ms. Sarah Yoon, Ms. Amy Simon & City of Aspen Historic Preservation Commission
Historic Preservation Commission c/o
Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 121 West Bleeker Street Conceptual HPC Review / 2735-124-39-003 / EXHIBITS “A” + “B”
121 West Bleeker as seen from Bleeker Street Circa 2020
Dear Sarah and HPC,
Please accept this application for Conceptual Major Development Review and an FAR Bonus
for the property located at 121 West Bleeker Street. The property is located on a west end R-
6 (Medium Density Residential) zoned lot 5,982.3 square feet (sf) in size, and is a designated
historic local landmark (Ordinance 7-1982).
The unique two-story landmark is indicative of Aspen’s Vernacular Gable End architecture which
can be found in and throughout the West End neighborhood. This structure is representative of
Aspen’s mining-era character. 121 West Bleeker has the characteristics of typical mining-era
structures such as: size, roof pitch, and modest decorative elements. One notable feature of 121
West Bleeker structure is its unusual comparative height (a full two story structure) to other Aspen
PO Box 7928
Aspen, CO 81612
970.309.0695
derek@1friday.com
2
Gable End examples (typically 1 to 1-1/2 stories). The home also has an unusual cut out porch and
tall gable-end.
Background
Affectionately coined the “Blueberry House”, the home’s original construction dates to 1887 and
while the primary Victorian residence aspect of the property remains predominantly intact to it
primary street and adjoining elevations, it appears the home has undergone multiple evolutions
throughout its history.
Most recently, a remodel in the late 1980s / early 1990s resulted in major alterations to the
property’s structure and with it, the likely replacement of original materials such as siding,
detailing elements and window trim per imaging we can find. This late 1980s/ early 1990s
remodel has resulted in a substantial obscuring between the original and historic forms
predominantly to the home’s west and south facades. Additionally, while significant areas of the
home’s original materials do still exist along the east and north (Bleeker) facades, it is unclear as
to the extent of existing historical framing remaining within the home’s interior. Additionally, it
should be noted significant material alterations are present along the south and east facades.
121 West Bleeker as seen from Bleeker Street looking south and west Circa 1950s
Proposal
It is our intention to restore the primary features that have been obscured through the home’s
many remodels and iterations over the decades since 121’s original construction with the focus
of retuning the Victorian’s three primary facades - north (Bleeker Street), west (neighboring lot)
and east (side alley), along with the home’s unique cross gable roof structure to its original design
intent.
An addition to the main two story historic home and a full subgrade excavation /basement are
proposed. The property is to be a single family home. All currently existing non-historic additions
3
are proposed to be removed and replaced with a smaller and more historically sensitive above
grade massing strategy for the 121 residence.
Significant cottonwood trees along the street facades are protected and preserved in the
proposal. There are no obstructing trees or driplines that further affect the design as proposed
for 121.
The application proposes to reduce the existing legal non-conformities of the property as currently
exists. The 250 sf FAR bonus (the eligible FA sum for lots ranging in size between 3,000 to 5,999
square feet – 121 is just under the 6,000 sq ft mark with a total of 5,982.5 sq ft) is respectfully
requested as part of this application – as demonstrated in Exhibits A and B, significant restoration,
preservation and removal of non-historic and non-compliant additions are proposed.
Variations
In order to best respond to the Aspen Historic Design Criteria, several variations are to be
requested as follows:
Existing Victorian Requested Variations:
• Both the cross gable roof massing and roof chimney element of the 121 residence exceed
and therefore, are in violation Aspen’s current R-6 25’ height maximum allowable
definition. While the home’s ridge height (31’-5.5” above grade – V.I.F.) is proposed to
remain at its existing current height (note: we are still researching the chimney (estimated
ht. 35’-6” above finished grade – TBD) as to it’s historical configuration, which does appear
thinner and taller in imaging than the current existing constructed condition), variations
to accommodate said elements are requested as deemed necessary by city of Aspen
zoning policy.
Proposed Site & Addition Requested Variations:
West Side Yard Setback Request Variation: - 1’-2” (Purpose: While all above and below grade
proposed massing conditions and light wells for the project are located within the required 5’ side
yard setback, we are proposing an exterior stair along the east side of the property to cantilever
out from the wall accordingly. On the wall below the stair, electrical and gas meters per holy cross
energy code requirements are proposed to be located.
• East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade
proposed massing conditions and light wells for the project are located within the
required 5’ side yard setback. The variation is requested due to the city of aspen zoning
code pertaining to mechanical equipment. As for warranty and installation purposes, all
condensing units (to be situated on a concrete pad ) are anticipated to be no more than
40” in height – this said, in order to place the units as far away from the historical resource
as desired and to address the city’s 30” maximum allowable above grade policy for
mechanical equipment, we are requesting said variation.
• Combined Side Yard Setback Variation: 2-4” (Purpose: Per the Side Yard setbacks as
described, we are seeking a combined side yard setback variation of 2’-4” accordingly).
4
• Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While
all above grade habitable (10’ setback minimum) and garage (5’ setback minimum)
requirements are met, we are seeking the technical ability to maintain a subgrade
foundation that “tracks” with the above grade garage construction for subgrade
mechanical area. As we also are creating a one story massing potential for usable deck
area on top of the garage along the alley situated in this defined “zone” by Aspen code.
The massing above grade is unaffected by this variation request.
• East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to
LW T.O. Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is
situated outside of the required 5’ side yard setback, it is proposed with an out to out
dimension of 196 square feet and a light well floor to top of connector height of 26 feet
6.5 inches. I believe the revised code may already allow this, but in the event of being
cautious, the request is provided accordingly if necessary.)
Thank you for reviewing this application. Additional computer modeling will be presented to the
HPC during the public hearing for this project. Please reach out should you need additional
information to complete your review.
Sincerely,
Derek Skalko, Principal – 1 Friday design
Exhibits
A – HP Conceptual Review and Variation Criteria
B – FAR Bonus request
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L - Drawing set including 1) stamped survey, 2) drainage and grading planning and details, 3) existing and
proposed floor area calculations demonstrating how the bonus is to be applied for predominantly
subgrade consideration, 4) existing plans and elevations and proposed areas of removal, 5) proposed
site plan, architectural planning and elevations with preliminary material and fenestration indication
5
Exhibit A –Conceptual HP Review
26.415.060.A Approvals Required. Any development involving properties designated on the aspen
Inventory of Historic Landmark Sites and Structures, as an individual property or located within the
boundaries of a Historic District, unless determined exempt, requires the approval of a development
order and either a certificate of no negative effect or a certificate of appropriateness before a building
permit or any other work authorization will be issued by the City. HPC shall provide referral comments
for major projects to rights of way located within the boundaries of a Historic District.
Response: Applicable Design Guidelines are addressed below:
Streetscape
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or
district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
Response – The Victorian home is located in its original location. Useful open space is preserved around
the historic landmark. New construction is significantly setback from the Bleeker historic street facing
façade. Per Aspen’s HPC Guidelines, a comparative diagram is being provided in relation to the proposal
for 121 West Bleeker following:
Above : Aspen HPC Diagram , Page 43 Right: 121 Proposed Site Plan Diagram in Relation
6
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining
historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be encouraged on
a case by case basis.
Response – The character defining cottonwoods that front 121 West Bleeker are protected and preserved.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated
to the alley.
Response – n/a.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
Response – The driveway is proposed to be located off the property’s south rear yard alley.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a
semi-public walkway, to a semi private entry feature, to private spaces.
Response – A simple walkway into the main entry is proposed from Bleeker Street to the front entry porch
of the Victorian. The walkway leading to the non-historic west side entrance, and the west side non-historic
entry porch and massing, is to be removed. The Victorian’s north entry front porch enclosure and walkway
to the west side yard addition we believe were added previously when the building was last remodeled
late 1980’s / early 1990’s.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
7
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical
of the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example, on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete,
brick or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
Response – A simple linear walkway is proposed. Paving materials will be presented at Final Design
Review.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather
than many small unusable areas.
• Open space should be designed to support and complement the historic building.
Response – Open space on the site is provided per the proposed planning (Sheets A2.005 / A2.007/ A2.008)
There is only green space proposed around the Victorian landmark to the North (Bleeker), East (Side Alley)
and (West) Neighboring sides .
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 – A conceptual drainage plan (Sheets C2 +C3) is being developed that directs drainage away
from the landmarks. Two drywells are proposed onsite in the conceptual drainage plan. The drywells will
be covered and with a sod lid and completely hidden in the lawn. There will not be any dip in the grade
near the lid – the drywell does not have an open grate which allows surrounding grade to remain
unchanged.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
8
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
Response – A conceptual site plan is proposed for preliminary review. (Sheets A2.005/ A2.007/ A2.008)
Built in furnishings are located behind the landmarks and are proposed to be fully screened from the street.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and
shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
Response – Mature cottonwood trees that border the streets are protected and preserved. We are
proposing to utilize the South Alley versus the east side yard alley due to existing vegetation conditions,
which should not affect the design as proposed at this time.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
over textured or overly complex in relationship to the historic resource, particularly in Zone A.
In Zone A, new planting shall be species that were used historically or species of similar
attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height,
sod, and low shrubs are often appropriate.
• 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.
•
9
In the case of a historic landmark lot split, careful consideration should be given so as not to
over plant either property, or remove all evidence of the landscape characteristics from before
the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – A simple landscape with traditional plantings is to be proposed. A reduced version of Sheet
A2.008 is included below.
Conceptual Landscape as Proposed for 121 Bleeker- Sheet A2.008
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – No new planting material is proposed that will damage or obscure the primary views (from
Bleeker Street) of the historic structure. A detailed landscape plan will be provided at Final Design Review
in addition to the conceptual plan provided as Sheet A2.008.
1.14 Minimize the visual impacts of landscape lighting.
10
• 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.
Response – Landscape lighting is not proposed as this time.
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 fence and historic considerations will be discussed with the Aspen HPC. It is likely the
original construction was a wood painted fence per the images we can find. Currently, an ornate iron
fence is installed, which can be discussed further with the Aspen when meeting as to how to collectively
best proceed forward on this matter.
Above : Images of the various fence conditions for 121 Bleeker – Top right indicates the current / existing condition.
•
11
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – Per the response provided 1.15.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve
the character of a property. Response – Per the response provided 1.15.
1.18 When building an entirely new fence, use materials that are appropriate to the building type and
style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized. Response – Per response provided 1.15.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the
picket.
For Post-WWII properties where a more solid type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment. Response – 1.15.
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
12
the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response – 1.15.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate. Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure. Response – n/a.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be
reviewed on a case by case basis.
Response – The historic building is proposed to maintain grade similar to existing conditions.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
Response – The character defining cottonwoods are preserved and protected. The existing trees
and bushes along the east (alley) lot line are preserved where possible.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
Response – The simple historic design of the landscape is maintained in the proposal. The landscape intent
is to simplify and significant trees are protected.
•
13
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically. Response – All
parking is located off the alley in the prosed two-car garage. Currently, 121 Bleeker only provides
for 1 on-site parking space.
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 – n/a. Per 1.25.
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
14
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant
material.
• Any material that covers historic materials may also trap moisture between the two layers.
This will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
Response – The Victorian is proposed to be fully restored using historic photographs as we have available.
Any replacement materials on the Victorian will match the original conditions as described in Guideline
2.3.
Original material with integrity will be restored or repaired. Original building materials will not be covered.
Windows
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration
glass for the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
•
15
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the
original window to be seen from the public way.
16
• If a storm window is to be installed on the exterior, match the sash design and material of the original window.
It should fit tightly within the window opening without the need for subframes or panning around the perimeter.
A storm window should not include muntins unless necessary for structure. Any muntin should be placed to
match horizontal or vertical divisions of the historic window.
Response – All historic windows will be preserved, and operational components will be repaired as needed.
Window locations are maintained and / or restored in the Victorian as shown in the architectural drawing
set provided (Sheets A2.001 through A3.006).
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door
frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking
sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the
door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the building
and should be a product of its own time.
17
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry
door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new storm
door.
• New screen doors should be in character with the primary door.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of
the building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads.
Response – Original door openings and historic hardware will be preserved. The original front entry to the
Victorian will be restored to an open porch condition as historically indicated and the non-historic west
side yard entry and porch area is proposed to be removed.
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the original,
and design them to be in scale with the porch or balcony
18
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible
from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The historic front entry porch on the main two story historic landmark is proposed to be
restored to its original condition per imaging provided. The non-original side entry porch on the historic
home (west elevation) is to be removed.
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation
methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to preserve
the integrity of the original design intent, such as crisp edges, rather than to retain heavily
deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of replacing
the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence, develop
a compatible new design that is a simplified interpretation of the original, and maintains similar
scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
19
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in character
to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is no
documentation is inappropriate.
Response – Architectural details will be repaired and / or restored as needed. Historic photographs will be
used to accurately restore the detailing and roof massing of the Victorian.
Roof
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen
from the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements may
be appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and
set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they also
complicate the roof and may not be appropriate on very simple structures.
20
• Dormers are not generally not permitted on AspenModern properties since they are not
characteristics of these building styles.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is necessary,
use a material that is similar to the original in both style as well as physical qualities and use a color
that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and have
a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte,
nonreflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false
impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – The rear (south elevation) massing and configuration, as indicated per architectural Sheets
A2.004 through A3.006, is proposed to be restored. A historic chimney is proposed to be reconstructed per
historic photographs and used for venting purposes as necessary. Wood shingles are proposed for the
historic resource. Gutters and downspouts are to be discussed with the HPC collectively to determine most
appropriate steps forward.
Carriage House
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These include
its materials, roof form, windows, doors, and architectural details.
21
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of the primary structure will likely require preservation.
Response – n/a.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure should be maintained except when HPC finds that an
alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
Response – n/a.
8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with
its original character as a utilitarian structure.
• Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation.
Response –n/a.
8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize
removal of historic fabric.
• Additions to a secondary structure must be smaller in footprint than the original building and lower
in height. Maintaining the overall mass and scale is particularly important.
• Do not alter the original roof form.
• An addition must be inset from the corners of the wall to which it attaches.
Response – n/a.
8.5 Preserve the original building materials, or match in kind when necessary.
Response – n/a.
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is preferred.
Response – n/a.
22
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
• The materials and detailing should be simple.
Response – n/a.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
Response – n/a.
Ne w Addition
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response – n/a.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental to
the historic resource in any case when preservation benefits or variations are being approved.
Response – The 1990s rear addition, street facing enclosure of the front entry porch, and non-historic west
side yard porch are proposed to be removed as shown in the roof plan below.
121 Bleeker existing site plan. Gray shading represents area for proposed demolition.
23
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building
is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new
faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – The new rear addition is attempting to push the concentrated mass away from the Victorian in
an opposite manner as currently exists. 121;s intent is to clearly differentiate the historic landmark from
new construction and to highlight the historic resource as experienced from Bleeker Street.
West interior elevation with proposed restoration of Victorian roof massing indicated. The proposed two story module is significantly setback.
24
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure
as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against the
addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade floor
area of the original historic resource. All other above grade development must be completely
detached. HPC may consider exceptions to this policy if two or more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource
o The project involves the demolition and replacement of an older addition that is considered
to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or o The property
is affected by non-preservation related site specific constraints such as trees that must be
preserved, Environmentally Sensitive Areas review, etc.
Response – We believe whole heartedly the demolition and replacement of the existing non historic
addition, in addition to the major corrections proposed for the existing Victorian, more than validate what
we believe is a reasonable and fair request regarding our application
The gross historic square footage of the main Victorian (note: in its historically proposed state – currently,
there is almost 500 sf of non-historic area in the second level) is 1,560.2 sf (~791.6 main + 768.6 upper)
and the proposed new gross square footage for the addition is (~808.7 first floor + 857.4 second floor
bedroom) = 1,666.1 sf. There is a difference of ~105.9 sf between historic square footage and the new
addition habitable areas. Regarding the proposed garage gross sf, the reasoning for our increase in this
area is a direct response to on site parking requirements. Currently, 121 has ability for one on site parking
spot (a single stall garage), and we are proposing a modest two stall garage intended to be accessed off
of the south alley existing condition. Four of the criteria to grant an exception above are met.
25
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource.
The new addition is mostly one story in height and the shape and size of the footprint relate
to the two historic landmarks on the site.
o The project involves the demolition and replacement of an older addition that is considered
to have been particularly detrimental to the historic resource.
Non-historic additions and lightwells are proposed to be removed. The existing additions to both
historic resources blend new and old construction and confuse the historic interpretation of the
site.
o The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically.
The interior of the two-story landmark is fully utilized.
o The project is on a large lot, allowing the addition to have a significant setback from the
street
The property is 9,000 sf in size. The addition is significantly setback from the street and centrally
located on the lot.
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed.
We are requesting variations for the property as listed previously.
o The property is affected by non-preservation related site specific constraints such as trees
that must be preserved, Environmentally Sensitive Areas review, etc.
N/A.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one
story tall, directly behind that resource, unless completely detached above grade by a distance of at
least 10 feet.
HPC may consider exceptions to this policy if two or more of the following are met:
• The connector element that links the new and old construction is a breezeway or transparent
corridor, well recessed from the street facing side(s) of the historic resource and the area of two
story construction that appears directly behind the one story historic resource is minimal
• The footprint of the new addition is closely related to the footprint of the historic resource and the
proposed design is particularly sensitive to the scale and proportions of the historic resource
• The project involves the demolition and replacement of an older addition that is considered to have
been particularly detrimental to the historic resource
• The interior of the resource is fully utilized, containing the same number of usable floors as existed
historically
26
• There are no variance requests in the application other than those related to historic conditions
that aren’t being changed
• The project is proposed as part of a voluntary AspenModern designation, or
• The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
Response – n/a. The landmark is located on an interior / two sided alley lot.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with
historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a
modern interpretation of a historic style are all techniques that may be considered to help define
a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must
relate strongly to the historic resource in at least two of these elements. Departing from the
historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
Response – The new addition is primarily a gable roof form with a flat roof one story connection between
the two story landmark and above the garage. The façade material is 3” wide horizontal cedar boards.
Form and materials relate strongly to the landmark. The new opening on the north elevation facing Bleeker
Street are vertically oriented and proportional to the historic double hung windows in the landmark. The
windows in the addition facing the interior and alley sides have a more modern shape and style to
differentiate new from historic architecture. The new addition is setback more than 53 feet from the front
(north façade) of the two story landmark.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same height.
An addition can not be placed in a location where these relationships would be altered or obscured.
Response – n/a.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
27
Response – The addition’s highest gable point is lower than the height of the primary building. The
proposed location of the second floor is significantly setback and central to the lot in order to minimize the
massing as visually experienced from Bleeker Street.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has limited
visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
Response – n/a. The addition is not taller than the historic building. A single story connecting element is
proposed between the two story landmark and above the garage.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and character
to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter the
exterior mass of a building.
Response – The addition is located to the rear of the primary building and is significantly setback from the
front façade a distance of 53’ behind the Victorian and 96’ to the area where directly visible from Bleeker
Street. The proposed addition highlights the original footprint of the landmark and replaces non-historic
additions. A full basement exists and is proposed to be enlarged within the building envelope.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but
the addition is primarily a pitched roof.
Response – A simple gable roof, common to additions throughout historic Aspen, is the primary form
proposed. A flat roof connecting element is proposed as secondary roof form to link the garage and the
main landmark.
28
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eave lines must be avoided.
Response – n/a. The addition does not obscure historically important features, but rather highlights and
restores character defining features.
10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic
building.
Response – n/a.
10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the
historic resource.
• Set the addition back from street facing façades a distance approximately equal to its height.
Response – n/a.
10.15 The roof form of a rooftop addition must be in character with the historic building. Response –
n/a.
Variations for existing conditions
26.415.110. Benefits.
The City is committed to providing support to property owners to assist their efforts to maintain, preserve
and enhance their historic properties. Recognizing that these properties are valuable community assets
is the basic premise underlying the provision of special procedures and programs for designated historic
properties and districts.
Benefits to encourage good historic preservation practices by the owners of historic properties are an
important aspect of Aspen's historic preservation program. Historic resources are a valuable community
asset and their continued protection is the basic premise supporting the creation of an innovative package
of preservation tools that are unlike any other in the country.
Aspen's preservation benefits are in response to tight historic preservation controls that have been
legislated by the City since 1972. The Community Development Department and Historic Preservation
Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their
property.
29
Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else
in the world. It is this basic character that has helped make the City both economically vital and cherished
by many.
Only designated properties may be eligible for the following benefits.
C. Variations. Dimensional variations are allowed for projects involving designated properties to create
development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district.
Response:
In order to best respond to the Aspen Historic Design Criteria, several variations are to be requested as
follows:
Existing Victorian Requested Variations:
• Both the cross gable roof massing and roof chimney element of the 121 residence exceed and therefore,
are in violation Aspen’s current R-6 25’ height maximum allowable definition. While the home’s ridge height
(31’-5.5” above grade – V.I.F.) is proposed to remain at its existing current height (note: we are still
researching the chimney (estimated ht. 35’-6” above finished grade – TBD) as to it’s historical configuration,
which does appear thinner and taller in imaging than the current existing constructed condition), variations
to accommodate said elements are requested as deemed necessary by city of Aspen zoning policy.
Proposed Site & Addition Requested Variations:
West Side Yard Setback Request Variation: - 1’-2” (Purpose: While all above and below grade proposed
massing conditions and light wells for the project are located within the required 5’ side yard setback, we are
proposing an exterior stair along the east side of the property to cantilever out from the wall accordingly. On
the wall below the stair, electrical and gas meters per holy cross energy code requirements are proposed to
be located.
30
• East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade proposed massing
conditions and light wells for the project are located within the required 5’ side yard setback. The variation
is requested due to the city of aspen zoning code pertaining to mechanical equipment. As for warranty and
installation purposes, all condensing units (to be situated on a concrete pad ) are anticipated to be no more
than 40” in height – this said, in order to place the units as far away from the historical resource as desired
and to address the city’s 30” maximum allowable above grade policy for mechanical equipment, we are
requesting said variation.
• Combined Side Yard Setback Variation: 2-4” (Purpose: Per the Side Yard setbacks as described, we are
seeking a combined side yard setback variation of 2’-4” accordingly).
• Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While all above grade
habitable (10’ setback minimum) and garage (5’ setback minimum) requirements are met, we are seeking
the technical ability to maintain a subgrade foundation that “tracks” with the above grade garage
construction for subgrade mechanical area. As we also are creating a one story massing potential for usable
deck area on top of the garage along the alley situated in this defined “zone” by Aspen code. The massing
above grade is unaffected by this variation request.
• East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to LW T.O. Concrete -
If Necessary) : (Purpose: Although the proposed 196 sq ft light well is situated outside of the required 5’
side yard setback, it is proposed with an out to out dimension of 196 square feet and a light well floor to
top of connector height of 26 feet 6.5 inches. I believe the revised code may already allow this, but in the
event of being cautious, the request is provided accordingly if necessary.)
31
Exhibit B – FAR Bonus
26.415.110 Benefits
F. Floor area bonus.
1. In selected circumstances, the HPC may grant up to five hundred additional square feet of
allowable floor area for projects involving designated historic properties. The potential bonus is
determined by net lot area such that a 3,000 – 5,999 square foot lot is eligible for a maximum of two
hundred fifty square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a
three hundred and seventy five square foot floor area bonus and a 9,000 square foot or larger lot is
eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative.
More than one bonus may be approved up to the maximum amount allowed for the lot. If a property
is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be
allocated amongst the newly created parcels to the extent permitted.
On any lot where a historic property is permitted a duplex density while a non-historic property is not,
the increased allowable floor area that results from the density will be deducted from the maximum
bonus that the property may receive.
To be considered for the bonus, it must be demonstrated that the project meets all of the following
criteria:
a) The historic building is the key element of the property, and the primary entry into the
structure, and the addition is incorporated in a manner that maintains the visual integrity of
the historic building; and
The landmark is the primary entrance into the property. The addition is mostly one story in
height, and highlights the proportions, architectural details and form of the landmark.
b) If applicable, historically significant site and landscape features from the period of
significant of the historic building are preserved; and the applicant is undertaking multiple
significant restoration actions, including but not limited to, re-opening an enclosed porch,
reinstalling doors and windows in original openings that have been enclosed, removing paint
or other non-original finishes, or removing elements which are covering original materials or
features; and
Character defining site features such as the Victorian and mature cottonwood trees are to be
preserved and / or restored to historical conditions as understood. Restoration is proposed
including removing non-historic additions that appear to be historic, restoring the rear roof
configuration and massing/ historical corner returns, removing nonconforming additions and
porches, and a full restoration of the primary Victorian.
c) The project retains a historic outbuilding, if one is present, as a free standing structure
above grade; and
32
Response: n/a.
The applicant is electing a preservation outcome that is a high priority for HPC, including but
not limited to, creating at least two detached structure on the site, limiting the amount of
above grade square footage added directly to a historic resource to no more than twice that
above grade square footage of the historic resource, limited the height of an addition to a
historic resource to the height of the resource or lower, or demolishing and replacing a
significantly incompatible non-historic addition to a historic resource with an addition that
meets current guidelines.
Preservation is the top priority for this project. The height of the addition is predominantly one
story with a modest two story module that is lower than the height of the landmark. The
Victorian is to be fully restored – windows, primary main entrance, and siding will be restored
and repaired. A non-historic west porch addition in addition to all encompassing non historic
massing to the south side of the Victorian is to be removed / restored as well.
A significantly incompatible non-historic addition to the main landmark is removed and replaced
with an addition that more closely responds to the guidelines.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the
sole discretion of the HPC and the Commission’s assessments of the merits of the proposed project
and its ability to demonstrate exemplary historic preservation practices.
3. The decision to grant a floor area bonus for major development projects will occur as part of
the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D.
4. Floor area bonuses are only available for single family, duplex, or 100% affordable housing
development. A property shall receive no more than 500 square feet in total. The award of a bonus is
project specific. At such a time that more than 40% of an addition to a historic resource that was
constructed as part of a project which previously received a floor area bonus is demolished, the bonus
may be retained only if the property redevelopment is found to meet the requirements of this
Section.
A 250 sf FAR bonus is respectfully requested.
5. Separate from the floor area bonus described above, on a lot that contains a historic resource,
HPC may exempt wall exposed by a light well that is larger than the minimum required for egress
from the calculation of subgrade floor area only if the light well is internalized such that it is entirely
recessed behind the vertical plane established by the portion of the building facades closest to any
street, the light well is screened from view from the street by building walls or fences, and any
addition that is made to the affected resource simultaneous or after the construction of the light well
is entirely one story.
Response:
33
East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to LW T.O.
Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is situated outside of the
required 5’ side yard setback, it is proposed with an out to out dimension of 196 square feet and a light
well floor to top of connector height of 26 feet 6.5 inches. I believe the revised code may already allow
this, but in the event of being cautious, the request is provided accordingly if necessary.
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sarah Yoon, 970.920.5144 DATE: March 23, 2018
PROJECT: 121 W. Bleeker
REPRESENTATIVE: Derek Skalko, 1 Friday Design
REQUEST: HPC Major Development, Relocation, Variances, HP Benefits
DESCRIPTION:
121 W. Bleeker is a 6,000 square foot lot located in the R-6 zone district. This lot permits a single-family residence with a
maximum floor area of 3,240 square feet. Two detached dwellings or a duplex of up to 3,600 square feet is another option. If
more than one unit is proposed, ownership may be separated through condominiumization (Section 26.480.050.A).
This Victorian era miner’s cottage demonstrates contributing architectural features such as steep pitched roofs, cross gable
floorplan, fishscale details on the gable ends, wood clapboard siding, and a projecting front bay window. Over the years, various
alterations and additions like the new side porch and the glass enclosure of the original front porch have altered the appearance
of the historic resource.
The applicant proposes to demolish non-historic changes and/or additions and restore elements of the historic resource. The
applicant plans to request for a floor area bonus for their preservation work. Excavation underneath the historic resource may
occur to add a new basement, which will require the resource to be lifted and will be considered relocation. The proposed new
additions may or may not require setback variations or Residential Design Standard (RDS) variances.
The impact of this development is beyond the scope of minor development because it 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.) 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.
(Section 26.415.070.D.1).
REVIEW PROCESS:
Step 1: At Conceptual Design Review HPC will review all submitted documents regarding scale, massing, and site planning
for major development, including the Staff report, then provide recommendations to continue, approve, disapprove
or approve with conditions and the reasons for recommendations based on the Historic Preservation Design
Guidelines. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to
“Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for
all significant projects reviewed by HPC.
Step 2: At Final Design Review HPC will review all submitted materials detailing landscape, lighting and materials, and
then provide final decision to approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny. When approved a development order will
be issued from the Community Development Director.
Below are links to the Land Use Application form and Land Use Code for your convenience:
Land Use Code:
http://cityofaspen.com/276/Title-26-Land-Use-Code
HPC Design Guidelines:
https://www.cityofaspen.com/DocumentCenter/Home/View/310
Land Use Application:
EXHIBIT - C
2
http://cityofaspen.com/DocumentCenter/Home/View/305
Relevant Land Use Code Section(s):
26.304 Common Development Review Procedures
26.410 Residential Design Standards (RDS)
26.415 Historic Preservation
26.415.070.D Certificate of Appropriateness for Major Development
26.415.080 Demolition
26.415.090 Relocation of Designated Historic Properties 26.415.110 Benefits
26.575.020 Calculations and Measurements
26.610 Impact Fees
26.710.040 Medium-Density Residential (R-6)
Review by: Staff for completeness and recommendation
HPC for decisions.
Public Hearing: Yes, at Conceptual and Final review.
Neighborhood Outreach: No.
Planning Fees: $1,950 deposit for 6 billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.)
Total Deposit: $1,950.
Below is a list of submittal requirements for Conceptual and Final. Submit 1 complete copy of the following information
at each review step:
Completed Land Use Application and signed fee agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur, consisting of a
current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report,
or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the
owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address
and telephone number of the representative authorized to act on behalf of the applicant.
HOA Compliance form (Attached).
List of adjacent property owners within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
3
A site improvement survey (no older than a year from submittal) including topography and vegetation showing the
current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado.
A written description of the proposal and an explanation of how the proposed development, and any requested
variations or bonuses, complies with the review standards and design guidelines relevant to the application.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing,
scale, proportions and roof plan; and the primary features of all elevations.
At Conceptual review, graphics identifying preliminary selection of primary exterior building materials.
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.
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.
At Final review, drawings of the street facing facades must be provided at 1/4” scale.
At Final review, provide final selection of all exterior materials, and samples or clearly illustrated photographs.
Samples are preferred for the presentation to HPC.
At Final review, provide a lighting plan and landscape plan.
Once copy is deemed complete by staff, the following items will then need to be submitted at each review step:
1 digital PDF copy of the complete application packet
12 sets of all graphics printed at 11x17
Total deposit for review of the application.
Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City
of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses
these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional
information.
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.
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
Land Use Review Fee Policy
The City of Aspen has established a review fee policy for the processing of land use applications. A flat fee or
deposit is collected for land use applications based on the type of application submitted.
A flat fee is collected by Community Development for applications which normally take a minimal and
predictable amount of staff time to process. Review fees for other City Departments reviewing the application
(referral departments) will also be collected when necessary. Flat fees are cumulative – meaning an application
with multiple flat fees must be pay the sum of those flat fee. Flat fees are not refundable.
A review fee deposit is collected by Community Development when more extensive staff time is required.
Actual staff time spent will be charged against the deposit. Various City staff may also charge their time spent
on the case in addition to the case planner. Deposit amount may be reduces if, in the opinion of the Community
Development Director, the project is expected to take significantly less time to process than the deposit
indicates. A determination on the deposit amount shall be made during the pre-application conference by the
case planner. Hourly billing shall still apply.
All applications must include an Agreement to Pay Application Fees. One payment including the deposit for
Planning and referral agency fees must be submitted with each land use application, made payable to the City
of Aspen. Applications will not be accepted for processing without the required fee.
The Community Development Department shall keep an accurate record of the actual time required for the
processing of a land use application requiring a deposit. The City can provide a summary report of fees due at
the applicant’s request. The applicant will be billed for the additional costs incurred by the City when the
processing of an application by the Community Development Department takes more time or expense than is
covered by the deposit. Any direct costs attributable to a project review shall be billed to the applicant with no
additional administrative charge. In the event the processing of an application takes less time than provided for
by the deposit, the department shall refund the unused portion of the deposited fee to the applicant. Fees shall
be due regardless of whether an applicant receives approval.
Unless otherwise combined by the Director for simplicity of billing, all applications for conceptual, final and
recordation of approval documents shall be handled as individual cases for the purpose of billing. Upon conceptual
approval all billing shall be reconciled and past due invoices shall be paid prior to the Director accepting an
application for final review. Final review shall require a new deposit at the rate in effect at the time of final
submission. Upon final approval all billing shall be again reconciled prior to the Director accepting an application for
review of technical documents for recordation.
The Community Development Director may cease processing of a land use application for which an unpaid invoice is
30 or more days past due. Unpaid invoices of 90 days or more past due may be assessed a late fee of 1.75% per
month. An unpaid invoice of 120 days or more may be subject to additional actions as may be assigned by the
Municipal Court Judge. All payment information is public domain.
All invoices shall be paid prior to issuance of a Development Order or recordation of development agreements and
plats. The City will not accept a building permit for a property until all invoices are paid in full. For permits already
accepted, and unpaid invoice of 90 days or more days may result in cessation of building permit processing or
issuance of a stop work order until full payment is made.
The property owner of record is the party responsible for payment of all costs associated with a land use application
for the property. Any secondary agreement between a property owner and an applicant representing the owner (e.g.
a contract purchaser) regarding payment of fees is solely between those private parties.
EXHIBIT-D
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
City Use:
Fees Due: $ Received $
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Property Phone No.:
Owner (“I”): Email:
Address of Billing
Property: Address:
(Subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications
and payment of these fees is a condition precedent to determining application completeness. I understand that
as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that
these flat fees are non-refundable.
$ flat fee for $ flat fee for
$ flat fee for $ flat fee for
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total costs involved in processing the
application.
I understand that additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to complete processing, review and presentation of sufficient information to
enable legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within
30 days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment.
I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that
payment of a deposit does not render and application complete or compliant with approval criteria. If actual
recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the
City for the processing of my application at the hourly rates hereinafter stated.
$ deposit for hours of Community Development Department staff time.
Additional time above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
City of Aspen:
Phillip Supino, AICP
Community Development Director Name:
Title:
121 W BLEEKER LLC
121 W BLEEKER RESIDENCE
121 West Bleeker Street
Aspen, Colorado 81611
ATTN: Derek Skalko
PO BOX 7928
Aspen, Colorado 81611
646.247.5508-KN-G / 970.309.0695 -DS
c/o" derek@1friday.com
$1950.00 6
Derek Skalko, 1 Friday Design c/o: 121 W BLEEKER LLC
Owners Representative - HPC Process: 121 W Bleeker LLC
2-1-2021
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
APPLICANT:
Name:
Address:
Phone #: Fax#: E-mail:
REPRESENTATIVE:
Name:
Address:
Phone #: Fax#: E-mail:
TYPE OF APPLICATION: (please check all that apply):
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
Minor Historic Development
Major Historic Development
Conceptual Historic Development
Final Historic Development
Relocation (temporary, on or off-site)
Demolition (total demolition)
Substantial Amendment
Historic Landmark Lot Split
2735 - 124 - 39 - 003
121 W BLEEKER RESIDENCE
121 WEST BLEEKER STREET, CITY + TOWNSITE OF ASPEN
BLOCK 58, EAST 1/2 LOT C, LOT D, + WEST 1/2 OF LOT E
121 W BLEEKER LLC
121 WEST BLEEKER STREET , ASPEN , COLORADO 81611
C/O: 970.309.0695 DEREK@1FRIDAY.COM
DEREK SKALKO, 1 FRIDAY DESIGN
PO BOX 7928 . ASPEN .. COLORADO 81612
970.309.0695 DEREK@1FRIDAY.COM
x x
Existing Historically Designated Victorian (1887) with significant non-historic rear/ side yard addition circa 1980s /
1990s
Proposed removal of all non-historical existing construction, full renovation of historical Victorian and proposed new
addition with full subgrade basement as proposed - house to be lifted / new foundation proposed
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
General Information
Please check the appropriate boxes below and submit this page along with your application. This information will
help us review your plans and, if necessary, coordinate with other agencies that may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions, new
construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling, rehabilitation,
or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this
project? (Only income producing properties listed on the National Register are eligible.
Owner-occupied residential properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Dimensional Variances Tax Credits
Increased Density Conservation Easement Program Waiver of Park Dedication Fees
Conditional Uses Historic Landmark Lot Split
X
X
X
X
X
X
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, 2020
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the
high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in
the Municipal Code.)
Commercial net leasable: Existing: Proposed:
Number of residential units: Existing: Proposed: _______________________________
Proposed % of demolition: ____________________________________%
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing: Allowable: Proposed:
Principal Bldg.: Existing: Allowable: Proposed:
Accessory Bldg.: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined Front/Rear:
Indicate N, S, E, W
Existing: Required: Proposed: _______________
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Distance between buildings Existing: Required: Proposed:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variances needed):
121 West Bleeker Residence
121 W BLEEKER LLC
121 West Bleeker Street
Aspen, Colorado, 81611
R-6
5,982.3 SF
5,982.3 SF
TBD (all non-historic area proposed)
n/a n/a
1(SFR)1(SFR)
3,327.92 FA 3,235.04 FA (BASE)3,484.37 FA Proposed (3,235.04 base +
250 FA Bonus Requested) = 3,485.04 FA
n/a
25'
no
limitationno
requisiten/a n/a
25'n/a
16'-9"10'16'-9"
0 (11.5" over)5' gar/ 10' hab
n/a
2 21
37.47%36.70%
Refer to Exhibit A for detailed information (attached)
n/a 5'n/a
10' + 1'per 300
sf up to 15'
5'
5'
(N)
(S)
(E)
(W)
(E-W)
(N-S)16'-9"21'-11" gar/ 26'-11" hab
10'-1" hab / 5'-3" gar
garage / habitable rear massing over lot line approx 11.5", 4-1/4" from west side yard property, 1" from east side yard property,
existing Victorian exceeds 25 ft height limit as defined, habitable exceeds rear yard setback allowance, unknown if any
licenses have been issued
5-1/4"2'-4"
1"1'-2" (mechanical)
1--2" (cantilevered stair)4-1/4" (spa)
35'-5 1/2" (v.i.f.)35'-5 1/2" (v.i.f.)
1
Variations
In order to best respond to the Aspen Historic Design Criteria, several variations are to be
requested as follows:
Existing Victorian Requested Variations:
• Both the cross gable roof massing and roof chimney element of the 121 residence exceed
and therefore, are in violation Aspen’s current R-6 25’ height maximum allowable
definition. While the home’s ridge height (31’-5.5” above grade – V.I.F.) is proposed to
remain at its existing current height (note: we are still researching the chimney (estimated
ht. 35’-6” above finished grade – TBD) as to it’s historical configuration, which does appear
thinner and taller in imaging than the current existing constructed condition), variations
to accommodate said elements are requested as deemed necessary by city of Aspen
zoning policy.
Proposed Site & Addition Requested Variations:
West Side Yard Setback Request Variation: - 1’-2” (Purpose: While all above and below grade
proposed massing conditions and light wells for the project are located within the required 5’ side
yard setback, we are proposing an exterior stair along the east side of the property to cantilever
out from the wall accordingly. On the wall below the stair, electrical and gas meters per holy cross
energy code requirements are proposed to be located.
• East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade
proposed massing conditions and light wells for the project are located within the
required 5’ side yard setback. The variation is requested due to the city of aspen zoning
code pertaining to mechanical equipment. As for warranty and installation purposes, all
condensing units (to be situated on a concrete pad ) are anticipated to be no more than
40” in height – this said, in order to place the units as far away from the historical resource
as desired and to address the city’s 30” maximum allowable above grade policy for
mechanical equipment, we are requesting said variation.
• Combined Side Yard Setback Variation: 2-4” (Purpose: Per the Side Yard setbacks as
described, we are seeking a combined side yard setback variation of 2’-4” accordingly).
• Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While
all above grade habitable (10’ setback minimum) and garage (5’ setback minimum)
requirements are met, we are seeking the technical ability to maintain a subgrade
foundation that “tracks” with the above grade garage construction for subgrade
mechanical area. As we also are creating a one story massing potential for usable deck
area on top of the garage along the alley situated in this defined “zone” by Aspen code.
The massing above grade is unaffected by this variation request.
• East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to
LW T.O. Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is
situated outside of the required 5’ side yard setback, it is proposed with an out to out
dimension of 196 square feet and a light well floor to top of connector height of 26 feet
6.5 inches. I believe the revised code may already allow this, but in the event of being
cautious, the request is provided accordingly if necessary.)
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
Matrix of the City of Aspen’s Historic Preservation Land Use Application Requirements
To review full procedures for all applications, reference 26.415 of the City of Aspen building code, Historic Preservation
Ordinance. When submitting multiple step applications, do not replicate submission materials. Two copies of the application
are required for a Certificate of No Negative Effect, 15 copies are required for each meeting. Also note that an electronic
version of all text documents is required.
Type of Review
Application
Requirements
Fees
Deposit Fee Notice Requirements
Designation 1-9, 11,12 $0 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.) at HPC and Council
Exempt Development
Consult with Historic
Preservation Officer to
confirm exempt status
$0 None
Certificate of No Negative
Effect
1-9, 15, 17 $245 None
Minor Development
1-10, 15, 16, 17, 36 $735
Posting Pursuant to Sections:
26.304.060 (E) (3) (b)
Major
Development/Conceptual
1-10, 14, 17, 18, 19, 20
Development
under 1,000 sf, $1,470
Development
over 1,000 sf, $2,940
Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.)
Major Development/Final 1-10, 16, 21, 22, 36 Paid at time of conceptual Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.)
Substantial Amendment 1-10, 16, 23, 24, 25, 36 $735 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.)
Demolition 1-9, 26 $2,940 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.)
Relocation 1-9, 27-34 $2,940 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.)
Historic Landmark Lot Split 1-10 $1,470 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.) at HPC and Council
Rescinding Designation 1-9, 35 $1,470 Publication, Posting and Mailing
Pursuant to Sections: 26.304.060 (E)
(3) (a) (b) (c.) at HPC and Council
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
KEY
1.Contained within a letter signed by
the applicant, the applicant's name,
address and telephone number, and
the name, address, and telephone
number of any representative
authorized to act on behalf of the
applicant.
2.The street address, legal
description, and parcel
identification number of the
property proposed for
development.
3.A disclosure of ownership of the
parcel proposed for development,
consisting of a current certificate
from a Title insurance company, 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.
4.An 8 1/2" x 11" vicinity map
locating the subject parcel within
the City of Aspen.
5.A site plan depicting the proposed
layout and the project’s physical
relationship to the land and its
surroundings.
6.A site improvement survey
certified by a registered land
surveyor, licensed in the State of
Colorado, showing the current
status of the parcel including the
current topography and vegetation.
(This requirement, or any part
thereof, may be waived by the
Community Development Director
if the project is determined not to
warrant a survey document.)
7.A written description of the
proposal and a written explanation
of how the proposed development
complies with the review criteria
and The City of Aspen Historic
Preservation Design Guidelines
relevant to the development
application.
8.Additional materials,
documentation, or reports as
deemed necessary by the
Community Development Director.
9.Completed Land Use Application
Form, Signed Fee Agreement,
and Fee.
10.Dimensional Requirement Form.
Site or historic district boundary map.
11.Property or district description including
narrative text, photographs and/or other
graphic materials that document its
physical characteristics.
12.Identification of the character-defining
features that distinguish the entity which
should be preserved.
13.Verification that the proposal complies
with Section 26.410, Residential Design
Standards, or a written request for a
variance from any standard that is not
being met.
14.Photographs, building material samples
and other exhibits, as needed, to accurately
depict location, extent and design of the
proposed work.
15.An accurate representation of all major
building materials and finishes to be used
in the development, depicted through
samples or photographs.
16.Scaled elevations and/or drawings of the
proposed work and its relationship to the
designated historic buildings, structures,
sites and features in its context.
17.Scaled drawings of the 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 in the
neighborhood context.
18.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, 3- D
model (digital or physical) or streetscape
elevations.
19.Preliminary selection of primary building
materials to be used in construction
represented by samples and/or
photographs.
20.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.
21.Final drawings of all proposed structures(s)
and/or addition(s) included as part of the
development at ¼” = 1.0’ scale
22.A revised site plan
23.Revised scaled elevations and drawings
24.Photographs and other exhibits to
illustrate the proposed changes.
25.Written documentation that the Chief
Building Official has determined the
building an imminent hazard, or narrative
26.text, graphic illustrations or other exhibits
that provide evidence that the building,
structure or object is of no historic or
architectural value or importance.
27.A written description and/or graphic
illustrations of the building, structure or
object proposed for relocation.
28.A written explanation of the type of
relocation requested (temporary, on-site
or off-site) and justification for the need
for relocation.
29.A written report from a licensed engineer
or architect regarding the soundness of
the building, structure or object, its ability
to withstand the physical move and its
rehabilitation needs, once relocated.
30.A conceptual plan for the receiving site
providing preliminary information on the
property boundaries, existing
improvements and site characteristics and
the associated planned improvements.
31.Evidence of the financial ability to
undertake the safe relocation,
preservation and repair of the building,
structure or object; site preparation and
construction of necessary infrastructure
through the posting of bonds or other
financial measures deemed appropriate.
32.Supplementary materials to provide an
understanding of the larger context for the
relocated property and its impact on
adjacent properties, the neighborhood or
streetscape.
33.If the applicant does not own the receiving
site, proof from the site’s property owner
of the willingness to accept the relocated
building, structure or object.
34.Evidence that the applicant has or is
seeking the necessary approvals to place
the building on the identified receiving site.
If the site is outside of the city limits,
verification that the building will be
preserved on its new site through a formal
action of the other jurisdiction or a
preservation easement.
35.A written description of how the property
does not meet these criteria for
designation.
36.A lighting plan indicating the location of all
exterior light fixtures and site lighting, and
cut sheets for each type of fixture
proposed. Light fixtures must comply with
the "City of Aspen Historic Preservation
Design Guidelines" and meet the City
Lighting Code.
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,
ATTACHMENT 4 - General Summary of Historic Preservation Review Process
(Please see Section 26.415 of the Aspen Municipal Code for more detailed information)
1.An application is first transmitted to the Community Development Director to
determine if it is complete. A complete application for a Certificate of No Negative Effect
may be approved by the Community Development Director with no further review if it
meets the requirements set forth for that type of work in the Aspen Municipal Code.
2.For all other types of reviews, the applicant shall be notified in writing whether the
information is complete or if additional materials are required.
3.A date for a public hearing on a complete application will be scheduled before the
HPC. Notice of the hearing shall be provided as required in the Aspen Municipal Code.
4.City Community Development Staff will 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.
5.The HPC will review the application, the report and the evidence presented at the
hearing to determine the project’s conformance with the City of Aspen Historic
Preservation Design Guidelines. The order of proceedings at the HPC meeting are as
follows:
1.Applicant and public are sworn in
2.Staff presentation
3.Commission member questions
4.Public comment
5.Commission member comments
6.Applicant response/clarification
7.Commission motion and vote
6.The HPC will 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 a one- step review, and it is approved, the HPC will issue a Certificate of
Appropriateness and the Community Development Director will issue a Development
Order. If the application requires submittal for a final review, materials must be prepared
and submitted according to the processes described above. A project that receives final
approval will be issued a Certificate of Appropriateness and the Community Development
Director will issue a Development Order.
7.HPC decisions are final unless appealed by the applicant or a landowner within three
hundred (300) feet of the subject property, as provided in the Aspen Municipal Code.
For Major Development, Demolition, or Relocation, a resolution of the HPC action will be
forwarded to the City Council to allow them an opportunity to “call up” the decision if
they feel there has been an abuse of discretion or denial of due process. No building
permit can be issued for construction of the project until the thirty (30) day “call up” period
has expired.
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,
8.For Historic Designation and Historic Landmark Lot Split, the two types of historic
preservation reviews in which City Council makes the final determination, staff will
prepare a report including the recommendation of the HPC, and a hearing will be
scheduled before Council. Council will evaluate the application to determine if the review
criteria are met. The Council may approve, disapprove or continue the application to
request additional information necessary to make a decision to approve or deny.
9.HPC assigns a member of the Commission to be the “project monitor” for each project
they approve. The monitor (and Staff) may periodically visit the site as work is under
construction. If the applicant requests a change to any aspects of the project change
after the HPC approval, the applicant, Staff, and the project monitor will attempt to
address them without returning to the full HPC.
10.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 shall be noted on the plans.
11.Once a Development Order has been received, a building permit application may
be submitted. At this time the proposal will be reviewed for compliance with the
Uniform Building Code and zoning regulations. Fees for water, sewer, park dedication
fees, and employee housing will be collected if due. Any document, such as a plat, deed
restriction, or other agreement which is required to be filed, must be recorded before
the building permit will be issued.
COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner
Association Compliance Form (this form) certifying the scope of work included in the land use
application complies with all applicable covenants and homeowner association policies. The
certification must be signed by the property owner or Attorney representing the property owner.
Property
Name : 121 W BLEEKER LLC RESIDENCE
Owner ("I"): Ema,·1 ·. c/o: derek@lfriday.com Phone No.: c/o: 970.309 .0695
Address of
Property:
(subject of
application)
121 WEST BLEEKER STREET
ASPEN ,CO 81611
I certify as follows: (pick one) I This property is not subject to a homeowners association or other form of private
covenant.
D This property is subject to a homeowners association or private covenant and the
improvements proposed in this land use application do not require approval by the
homeowners association or covenant beneficiary.
D This property is subject to a homeowners association or private covenant and the
improvements proposed in this land use application have been approved by the
homeowners association or covenant beneficiary . Evidence of approval is attached.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or
manage the applicability, meaning or effect of private covenants or homeowner association rules
or bylaws . I understand that is ~o71ument is a ~blic d~~ument. , /(-t //,u,rvH1t-~ul~ 111/10/Jj
Owner signature: --:--;"-~.c......,-......... ~..1..r.--r--.i,.__ date : 0 I / (-) /10 L \
k-t-rty 1Vi n1r1 1 ,:1 -7 ,N-.,-1H -..v1-
Owner printed name: 7 vf)D c C7vb-/J7ttE!t_
or,
Attorney signature : __________ date: ____ _
Attorney printed name:
EXHIBIT - F
1 FRIDAY DESIGN AUr HENl lC IN APPROACH
DI FFEREN T 0Y DESIGN MEMO
PO Box 7928
Aspen, CO 81612
Phone: 970.309 .0695
E-mail: derek@lfriday.com
ATTN :
City of Aspen HPC
C/O: Ms. Sarah Yoon
Community Development Department
Historic Preservation Planner
130 South Galena Street
Aspen , CO 81611
(o) 970.920.5144 / (m) 970.319.0720
sar ah .yoon@ cityofas pen .co m
CC: Office, Mr. Derek Skalko
RE :
DATE:
10 JANUARY 2021
Letter of Authorization : Derek Skalko , 1 Friday Design
Regarding 121 W BLEEKER LLC-121 West Bleeker, Aspen CO 81611
o 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.
Dear Sarah & the Aspen HPC,
Per requisite, please accept this Letter of Authorization for:
Derek M Skalka, Owner & Principal of 1 Friday Design
PO BOX 7928, Aspen CO 81612
(p) 970.309.0695 / (e) dere k@1friday .com
To serve as our acting representative on behalf of all HPC major Conceptual & Final Development applications,
notification issuances, and any requested clarifications/ RFl's in relation to the 121 W BLEEKER LLC Application, for the
subject property Located at 121 West Bleeker Street, Aspen CO 81611.
Thank you,
Applicant' Name: 121 W BLEEKER LLC, Mr. Todd Guenther & Mrs. Kelly Nimmo-Guenther; Owners/ Managers
Address: 121 West Bleeker Street, Aspen CO 81611
(p) 646.247.5508
Date:_l_/_;tJ_/-_'.L_e.1_~_! __
If Jsl lh t, \
EXHIBIT - G
620 East Hopkins Avenue
Aspen, CO 81611
Phone: 970-925-3577 Fax: 970-300-4423
www.titlecorockies.com
COMMITMENT TRANSMITTAL
Commitment Ordered By:Inquiries should be directed to:
Title Company of the Rockies
620 East Hopkins Avenue
Aspen, CO 81611
Phone: 970-925-3577 Fax: 970-300-4423
email:
Commitment Number:0706947
Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner
identified at item 4 below
Seller's Name(s):121 W Bleeker LLC
Property:121 W Bleeker St., Aspen, CO 81611
City and Townsite of Aspen, Block 58, Lot D & E, Pitkin County, CO
COPIES / MAILING LIST
Purchaser with contractual rights under a purchaser agreement
with the vested owner identified at item 4 below
1 Friday Design
c/o Derek Skalko
PO Box 7928
Aspen, CO 81612
Home: (970) 309-0695
121 W Bleeker LLC
COLORADO NOTARIES MAY REMOTELY NOTARIZE REAL ESTATE DEEDS AND OTHER
DOCUMENTS USING REAL-TIME AUDIO-VIDEO COMMUNICATION TECHNOLOGY. YOU MAY
CHOOSE NOT TO USE REMOTE NOTARIZATION FOR ANY DOCUMENT.
Service Beyond Expectation in Colorado for: Eagle, Garfield, Grand, Pitkin and Summit Counties. (Limited Coverage: Jackson, Lake, Park and Routt Counties)
Locations In: Avon/Beaver Creek, Basalt, Breckenridge, Grand Lake and Winter Park. (Closing Services available in Aspen and Glenwood Springs).
Page 1 of 1 January 4, 2021
11:35 AM
EXHIBIT - H
620 East Hopkins Avenue
Aspen, CO 81611
Phone: 970-925-3577 Fax: 970-300-4423
www.titlecorockies.com
Commitment Ordered By:Inquiries should be directed to:
Title Company of the Rockies
620 East Hopkins Avenue
Aspen, CO 81611
Phone: 970-925-3577 Fax: 970-300-4423
email:
Commitment Number:0706947
Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner identified
at item 4 below
Seller's Name(s):121 W Bleeker LLC
Property:121 W Bleeker St., Aspen, CO 81611
City and Townsite of Aspen, Block 58, Lot D & E, Pitkin County, CO
TITLE CHARGES
These charges are based on issuance of the policy or policies described in the attached Commitment for Title Insurance, and includes premiums
for the proposed coverage amount(s) and endorsement(s) referred to therein, and may also include additional work and/or third party charges
related thereto.
If applicable, the designation of “Buyer” and “Seller” shown below may be based on traditional settlement practices in Pitkin County, Colorado,
and/or certain terms of any contract, or other information provided with the Application for Title Insurance.
Owner’s Policy Premium:
Loan Policy Premium:
Additional Lender Charge(s):
Additional Other Charge(s):
Tax Certificate:
Total Endorsement Charge(s):
TBD Charge(s):
TOTAL CHARGES:
$300.00
$0.00
$300.00
Service Beyond Expectation in Colorado for: Eagle, Garfield, Grand, Pitkin and Summit Counties. (Limited Coverage: Jackson, Lake, Park and Routt Counties)
Locations In: Avon/Beaver Creek, Basalt, Breckenridge, Grand Lake and Winter Park. (Closing Services available in Aspen and Glenwood Springs).
ALTA Commitment (6-17-06)
ALTA Commitment Form
COMMITMENT FOR TITLE INSURANCE
Stewart Title Guaranty Company, a Texas Corporation ("Company"), for a valuable consideration,
commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land
described or referred to in Schedule A, upon payment of the premiums and charges and compliance
with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this
Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of
the policy or policies committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate 6 months after the Effective
Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the
failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
This commitment shall not be valid or binding until countersigned by a validating officer or authorized
signatory.
IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to
be affixed by its duly authorized officers on the date shown in Schedule A.
004-UN ALTA Commitment (6-17-06)
Issued by:
620 East Hopkins Avenue
Aspen, CO 81611
Authorized Agent
CONDITIONS
The term mortgage, when used herein, shall include deed of trust, trust deed, or other security1.
instrument.
If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse2.
claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment
other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the
Company in writing, the Company shall be relieved from liability for any loss or damage resulting
from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such
knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the
Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim
or other matter, the Company at its option may amend Schedule B of this Commitment accordingly,
but such amendment shall not relieve the Company from liability previously incurred pursuant to
paragraph 3 of these Conditions and Stipulations.
Liability of the Company under this Commitment shall be only to the named proposed Insured and3.
such parties included under the definition of Insured in the form of policy or policies committed for
and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with
the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or
create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such
liability exceed the amount stated in Schedule A for the policy or policies committed for and such
liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from
Coverage of the form of policy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly
modified herein.
This Commitment is a contract to issue one or more title insurance policies and is not an abstract of4.
title or a report of the condition of title. Any action or actions or rights of action that the proposed
Insured may have or may bring against the Company arising out of the status of the title to the estate
or interest or the status of the mortgage thereon covered by this Commitment must be based on and
are subject to the provisions of this Commitment.
The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of5.
Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured
as the exclusive remedy of the parties. You may review a copy of the arbitration rules at<
http://www.alta.org/>.
COMMITMENT FOR TITLE INSURANCE
Issued by
as agent for
Stewart Title Guaranty Company
SCHEDULE A
Reference:Commitment Number: 0706947
1.Effective Date: December 31, 2020, 7:00 am Issue Date: January 04, 2021
2.Policy (or Policies) to be issued:
ALTA Owner's Policy (6-17-06)Policy Amount:Amount to be Determined
Premium:Amount to be Determined
Proposed Insured:Purchaser with contractual rights under a purchaser agreement with the vested
owner identified at item 4 below
3.The estate or interest in the land described or referred to in this Commitment is Fee Simple.
4.The Title is, at the Commitment Date, vested in:
121 W Bleeker LLC, a Colorado limited liability company
5.The land referred to in this Commitment is described as follows:
FOR LEGAL DESCRIPTION SEE SCHEDULE A CONTINUED ON NEXT PAGE
For Informational Purposes Only - APN: R001080
Countersigned
The Title Company of the Rockies
By:
Kurt Beereboom
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule A
Page 1
Commitment No: 0706947
SCHEDULE A (continued)
LEGAL DESCRIPTION
The Land referred to herein is located in the County of Pitkin, State of Colorado, and described as follows:
The East 1/2 of Lot C, all of Lot D, and the West 1/2 of Lot E,
Block 58,
CITY AND TOWNSITE OF ASPEN
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule A
Page 2
Commitment No: 0706947
COMMITMENT FOR TITLE INSURANCE
Issued by
Stewart Title Guaranty Company
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
1.The Proposed Insured must notify the Company in writing of the name of any party not referred
to in this Commitment who will obtain an interest in the Land or who will make a loan on the
Land. The Company may then make additional Requirements or Exceptions.
2.Pay the agreed amount for the estate or interest to be insured.
3.Pay the premiums, fees, and charges for the Policy to the Company.
4.Documents satisfactory to the Company that convey the Title or create the Mortgage to be
insured, or both, must be properly authorized, executed, delivered, and recorded in the Public
Records.
NONE
THE COMPANY RESERVES THE RIGHT TO CONDUCT AN ADDITIONAL SEARCH OF
THE RECORDS IN THE OFFICE OF THE CLERK AND RECORDER FOR PITKIN COUNTY,
COLORADO FOR JUDGMENT LIENS, TAX LIENS OR OTHER SIMILAR OR
DISSIMILAR INVOLUNTARY MATTERS AFFECTING THE GRANTEE OR GRANTEES,
AND TO MAKE SUCH ADDITIONAL REQUIREMENTS AS IT DEEMS NECESSARY,
AFTER THE IDENTITY OF THE GRANTEE OR GRANTEES HAS BEEN DISCLOSED TO
THE COMPANY.
NOTE: THIS COMMITMENT IS ISSUED UPON THE EXPRESS AGREEMENT AND
UNDERSTANDING THAT THE APPLICABLE PREMIUMS, CHARGES AND FEES SHALL
BE PAID BY THE APPLICANT IF THE APPLICANT AND/OR ITS DESIGNEE OR
NOMINEE CLOSES THE TRANSACTION CONTEMPLATED BY OR OTHERWISE RELIES
UPON THE COMMITMENT, ALL IN ACCORDANCE WITH THE RULES AND
SCHEDULES OF RATES ON FILE WITH THE COLORADO DEPARTMENT OF
INSURANCE.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part I
Page 3
Commitment No: 0706947
This Title Report is issued for informational purposes only. No title policy or insurance will be
issued based upon this report.
Vesting Deed recorded 6/18/2020 as Reception No. 665278
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part I - continued
Page 4
Commitment No: 0706947
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION,
OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT
TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR
LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION,
SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
Any loss or damage, including attorney fees, by reason of the matters shown below:
Any facts, right, interests, or claims which are not shown by the Public Records but which could1.
be ascertained by an inspection of said Land or by making inquiry of persons in possession
thereof.
Easements or claims of easements, not shown by the Public Records.2.
Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the3.
Title that would be disclosed by an accurate and complete land survey of the Land.
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter furnished,
imposed by law and not shown by the Public Records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in
the Public Records or attaching subsequent to the effective date hereof, but prior to the date of
the proposed insured acquires of record for value the estate or interest or mortgage thereon
covered by this Commitment.
6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the Public Records; (b)
proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records.
The effect of inclusions in any general or specific water conservancy, fire protection, soil7.
conservation or other district or inclusion in any water service or street improvement area.
Exceptions and Reservations set forth in the Act authorizing the issuance of the Patent for the8.
City and Townsite of Aspen recorded March 1, 1987 in Book 139 at Page 216.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part II
Page 5
Commitment No: 0706947
Any mine of gold, silver, cinnabar or copper, or to any valid mining claim or possession9.
as set forth in Deeds recorded in Book 59 at Page 349 and in Book 79 at Page 15.
Encroachment of house 0.4 feet into alley as shown on survey by Aspen Survey10.
Engineers, dated May 7, 1988 as Job No. 18323 and updated August 30, 1990 and
November 22, 2000.
Deed of Trust from 121 W Bleeker LLC for the benefit of Citibank, NA in the amount of11.
$4,160,000.00 recorded 06/18/2020 as Reception No. 665279.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Stewart Title Guaranty Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part II - continued
Page 6
Commitment No: 0706947
DISCLOSURE STATEMENTS
Note 1: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII, requires that
"Every Title entity shall be responsible for all matters which appear of record prior to the time of recording
whenever the Title entity conducts the closing and is responsible for recording or filing of legal documents resulting
from the transaction which was closed.” (Gap Protection)
Note 2: Exception No. 4 of Schedule B, Section 2 of this Commitment may be deleted from the Owner's Policy to be
issued hereunder upon compliance with the following conditions:
The Land described in Schedule A of this commitment must be a single-family residence, which includes a1.
condominium or townhouse unit.
No labor or materials may have been furnished by mechanics or materialmen for purpose of construction on2.
the Land described in Schedule A of this Commitment within the past 13 months.
The Company must receive an appropriate affidavit indemnifying the Company against unfiled mechanic's3.
and materialmen's liens.
Any deviation from conditions A though C above is subject to such additional requirements or Information4.
as the Company may deem necessary, or, at its option, the Company may refuse to delete the exception.
Payment of the premium for said coverage.5.
Note 3: The following disclosures are hereby made pursuant to §10-11-122, C.R.S.:
The subject real property may be located in a special taxing district;(i)
A certificate of taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the(ii)
County Treasurer's authorized agent; and
Information regarding special districts and the boundaries of such districts may be obtained from the(iii)
County Commissioners, the County Clerk and Recorder, or the County Assessor.
Note 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to comply with the
disclosure or withholding provisions of C.R.S. §39-22-604.5 (Non-resident withholding).
Note 5: Pursuant to C.R.S. §10-11-123 Notice is hereby given:
(a)If there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the
surface estate then there is a substantial likelihood that a third party holds some or all interest in oil, gas,
other minerals, or geothermal energy in the property, and
(b)That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
Note 6: Effective September 1, 1997, C.R.S. §30-10-406 requires that all documents received for recording or filing
in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of
at least one-half inch the clerk and recorder may refuse to record or file any document that does not conform.
Note 7: Our Privacy Policy:
We will not reveal nonpublic personal customer information to any external non-affiliated organization unless we
have been authorized by the customer, or are required by law.
Note 8: Records:
Regulation 3-5-1 Section 7 (N) provides that each title entity shall maintain adequate documentation and records
sufficient to show compliance with this regulation and Title 10 of the Colorado Revised Statutes for a period of not
less than seven (7) years, except as otherwise permitted by law.
Note 9: Pursuant Regulation 3-5-1 Section 9 (F) notice is hereby given that “A title entity shall not earn interest on
fiduciary funds unless disclosure is made to all necessary parties to a transaction that interest is or has been earned.
Said disclosure must offer the opportunity to receive payment of any interest earned on such funds beyond any
administrative fees as may be on file with the division. Said disclosure must be clear and conspicuous, and may be
made at any time up to and including closing.”
Be advised that the closing agent will or could charge an Administrative Fee for processing such an additional
services request and any resulting payee will also be subjected to a W-9 or other required tax documentation for such
Page 7
purpose(s).
Be further advised that, for many transactions, the imposed Administrative Fee associated with such an additional
service may exceed any such interest earned.
Therefore, you may have the right to some of the interest earned over and above the Administrative Fee, if applicable
(e.g., any money over any administrative fees involved in figuring the amounts earned).
Note 10: Pursuant to Regulation 3-5-1 Section 9 (G) notice is hereby given that “Until a title entity receives written
instructions pertaining to the holding of fiduciary funds, in a form agreeable to the title entity, it shall comply with
the following:
The title entity shall deposit funds into an escrow, trust, or other fiduciary account and hold them in a1.
fiduciary capacity.
The title entity shall use any funds designated as “earnest money” for the consummation of the transaction2.
as evidenced by the contract to buy and sell real estate applicable to said transaction, except as otherwise
provided in this section. If the transaction does not close, the title entity shall:
Release the earnest money funds as directed by written instructions signed by both the buyer and seller;(a)
or
If acceptable written instructions are not received, uncontested funds shall be held by the title entity for(b)
180 days from the scheduled date of closing, after which the title entity shall return said funds to the
payor.
In the event of any controversy regarding the funds held by the title entity (notwithstanding any termination3.
of the contract), the title entity shall not be required to take any action unless and until such controversy is
resolved. At its option and discretion, the title entity may:
Await any proceeding; or(a)
Interplead all parties and deposit such funds into a court of competent jurisdiction, and recover court(b)
costs and reasonable attorney and legal fees; or
Deliver written notice to the buyer and seller that unless the title entity receives a copy of a summons(c)
and complaint or claim (between buyer and seller), containing the case number of the lawsuit or
lawsuits, within 120 days of the title entity's written notice delivered to the parties, title entity shall
return the funds to the depositing party.”
Note 11: Pursuant to Colorado Division of Insurance Regulation 8-1-3,Section 5, Paragraph C (11)(f), a closing
protection letter is available to the consumer.
Page 8
Commitment No: 0706947
Page 9
EXHIBIT-' 121 West Bleeker Street
Proposed Development I Single Family Residence :: Historic Remodel +New Additieo
THE EAST 112 OF LOT C, ALL OF D AND THE WEST 112 OF E, BLOCK 58, Parcel ID 2735 - 124 - 39 - 003
CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
CONTAINING: 5,982.3 SF ±, 0.137 Ac. ±
Legal llescriptlon of property I 121 West Bleeker Street . City 8 T—site of Aspen. Block 58 . East 112 Lot C, Lot D, and West 112 Lot E
Zone District I Medium Density Residential (R-B)
2,
6
6
9
44
4
.
9
Le
g
e
n
d
1:
WG
S
_
1
9
8
4
_
W
e
b
_
M
e
r
c
a
t
o
r
_
A
u
x
i
l
i
a
r
y
_
S
p
h
e
r
e
Fe
e
t
0
44
4
.
9
22
2
.
4
6
N
o
t
e
s
Pi
t
k
i
n
M
a
p
s
&
M
o
r
e
TH
I
S
M
A
P
I
S
F
O
R
I
N
F
O
R
M
A
T
I
O
N
A
L
P
U
R
P
O
S
E
S
.
Pi
t
k
i
n
C
o
u
n
t
y
G
I
S
m
a
k
e
s
n
o
w
a
r
r
a
n
t
y
o
r
g
u
a
r
a
n
t
e
e
co
n
c
e
r
n
i
n
g
t
h
e
c
o
m
p
l
e
t
e
n
e
s
s
,
a
c
c
u
r
a
c
y
,
o
r
r
e
l
i
a
b
i
l
i
t
y
of
t
h
e
c
o
n
t
e
n
t
r
e
p
r
e
s
e
n
t
e
d
.
Ma
p
C
r
e
a
t
e
d
o
n
3
:
3
0
P
M
0
1
/
2
9
/
2
1
a
t
h
t
t
p
:
/
/
w
w
w
.
p
i
t
k
i
n
m
a
p
s
a
n
d
m
o
r
e
.
c
o
m
St
a
t
e
H
i
g
h
w
a
y
Ro
a
d
C
e
n
t
e
r
l
i
n
e
4
K
Pr
i
m
a
r
y
R
o
a
d
Se
c
o
n
d
a
r
y
R
o
a
d
Se
r
v
i
c
e
R
o
a
d
Ri
v
e
r
s
a
n
d
C
r
e
e
k
s
Co
n
t
i
n
u
o
u
s
In
t
e
r
m
i
t
t
e
n
t
Ri
v
e
r
,
L
a
k
e
o
r
P
o
n
d
To
w
n
B
o
u
n
d
a
r
y
Fe
d
e
r
a
l
L
a
n
d
B
o
u
n
d
a
r
y
BL
M
St
a
t
e
o
f
C
o
l
o
r
a
d
o
US
F
S
EXHIBIT - J
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: 273512439003 on 01/29/2021
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
GLICKMAN ADAM
SAN JUAN PUERTO RICO 00907-3122,
644 FERNANDEZ JUNCOS AVE #301
DISTRICT VIEW PLAZA MIRAMAR
TIRPAK BRADLEY
ASPEN, CO 81611
101 BLEEKER ST #A
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
PESIKOFF DAVID
HOUSTON, TX 77098
1811 NORTH BLVD
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
DIRE WOLF LLC
ASPEN, CO 81611
100 E MAIN ST # 1
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
730 E COOPER AVE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
CHISHOLM HEATHER M
ASPEN, CO 81611
205 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ZATS JULIE
ASPEN, CO 81611
118 N GARMISCH
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
HILL LESLEY
ASPEN, CO 81611
214 W BLEEKER ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
FLEMING KIMBERLY PAIGE
ASPEN, CO 81612
PO BOX 2869
220 WEST MAIN LLC
AUSTIN, TX 78757
8500 SHOAL CREEK BLVD BLDG 4 #150
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MELTON DAVID
ASPEN, CO 81611
135 W MAIN ST #A
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
TYROL APARTMENTS LLC
ASPEN, CO 81611
200 W MAIN ST
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
PARDUBA JIRI
ASPEN, CO 81612
116 N GARMISCH ST
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
730 E COOPER AVE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
FREEDMAN RYAN D
WAYNE, PA 19087
PO BOX 638
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HOTEL ASPEN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
110 W MAIN ST
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
730 E COOPER AVE
KETTELKAMP TRUST
PUEBLO, CO 81008
3408 MORRIS AVE
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
DIMITRIUS RALLI TRUST
PASADENA, CA 91103
535 FREMONT DR
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
ASPEN MAIN OFFICE CONDO ASSOC
ASPEN, CO 81611
220 W MAIN ST
220 WEST MAIN LLC
AUSTIN, TX 78757
8500 SHOAL CREEK BLVD BLDG 4 #150
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
730 E COOPER AVE
KELLY BRIAN
NEW YORK, NY 10013
448 GREENWICH ST #5
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
TIMBERLINE BANK
GRAND JUNCTION, CO 81505
633 24 RD
STEVENSON KAREN H
ASPEN, CO 81611
205 W MAIN ST
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
STEVENS LESLEY
ASPEN, CO 81611
214 W BLEEKER ST
VICTORIANS AT BLEEKER CONDO ASSOC
ASPEN, CO 81611
101 E BLEEKER ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TARVER CHARLES
ASPEN, CO 81611
616 E HYMAN AVE
HANOVER ASPEN LLC
WOODY CREEK, CO 81656
PO BOX 481
ANISSIMOVA-FREEDMAN ANGELINA
WAYNE, PA 19087
PO BOX 638
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
100 EAST MAIN STREET LLC
ASPEN, CO 81611
312 AABC STE D
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARCIA STEVEN J
ASPEN, CO 81611
120 N GARMISCH
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
100 EAST MAIN STREET LLC
ASPEN, CO 81611
312 AABC STE D
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HAYMAX LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
RILEY AMY CLARK
ASPEN, CO 81611
129 W BLEEKER ST
SILVER INN LLC
COMPTON, CA 90220
401 W ARTESIA BLVD
JDH INVESTMENT MGMT LLC
DALLAS, TX 75205
12200 STEMMONS FWY
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
NORTHSTAR OFFICE BUILDING CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
122 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
100 EAST MAIN STREET CONDO ASSOC
ASPEN, CO 81611
100 E MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TIMBERLINE BANK
GRAND JUNCTION, CO 81505
633 24 RD
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
730 E COOPER AVE
220 WEST MAIN LLC
AUSTIN, TX 78757
8500 SHOAL CREEK BLVD BLDG 4 #150
ELLERMAN JEFFREY S & PAMELA C
DALLAS, TX 75225
3600 CARUTH BLVD
AJAX VIEW COMMERCIAL/NORTH STAR OFFICE
ASPEN, CO 81611
132 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
CRAWFORD RANDALL & ABIGAIL
ASPEN, CO 81611
124 N GARMISCH ST
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TYROLEAN LODGE LLC
ASPEN, CO 81611
200 W MAIN ST
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
LORENZ KATHERINE
ASPEN, CO 81611
101 BLEEKER ST #A
HERRON LLC
HOUSTON, TX 77006
1627 S BLVD
BLEEKER LLC
CARBONDALE, CO 81623
111 PINNACLE CT
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
NORTH STAR LODGE LLC
GRAND JUNCTION, CO 81505
633 24 RD
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
EXHIBIT - K
r
0
-
"
� � a �,,� 4 �r'i ' ''�+iA• _�r RA F a e,�' Y �W,4
3
T y j_r F
q�BtL1cg4 �, d�
;off:
121 W est Bleeker Residence - HPC Conceptual Submission
Cover Letter/ Application - 1 Friday Design
Survey, Civil & Architectural Related Drawings / Documents Boundaries Unlimited Inc. + 1 Friday Design
A-COVER / INDEX : HPC Conceptual Submission Sheet Index - 2021 - "121 West Bleeker"
Structural Related Drawings / Documents JJR Structural
TBD
" 1 2 1 W e s t B l e e k e r "
1 2 1 w e s t b l e e k e r s t r e e t l c i t y o f a s p e n | c o l o r a d o
R E S I D E N C E HPC CONCEPTUAL - JANUARY 2021
SURVEY : 121 West Bleeker Site & Topographical Stamped/ Certified Survey - 1' Contour Intervals - Boundaries Unlimited Inc. (1/8" Architectural)
C2.0: 121 West Bleeker Conceptual Grading & Drainage Plan (1/8" Architectural) & Vicinity Map, Detail of Block 58 (1:60 Engineering Scale)
C2.0: 121 West Bleeker Conceptual Detailing - Grading & Drainage Planning
ZN-001 : Preliminary Project Summary & Existing / Proposed Gross Sq Ft & Floor Area Calculation Summaries - 250 SF HPC Bonus Requested
ZN-003 : Existing + Proposed Site Coverage Calculations and Graphic Diagrams (1/8" Architectural)
ZN-004 : Existing Floor Area Calculations & Graphic Breakdowns : Subgrade & Main Levels (1/8" Architectural)
ZN-005 : Existing Floor Area Calculations & Graphic Breakdowns : Upper & Roof Levels (1/8" Architectural)
ZN-006 : Proposed Floor Area Calculations & Graphic Breakdowns : Lower / Subgrade Level (1/8" Architectural) - 250 SF Bonus Requested
ZN-007 : Proposed Floor Area Calculations & Graphic Breakdowns : Main + Upper Levels (1/8" Architectural) - 250 SF Bonus Requested
A2.01 : Existing Main Level Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.02 : Existing Upper Level Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.03 : Existing Roof Plan & Historical / Non-Historical Graphic Indication ( 1/4" Architectural)
A2.04 : Proposed Lower Level / Subgrade Plan ( 1/4" Architectural)
A2.05 : Proposed Main Level / Ground Floor Plan ( 1/4" Architectural)
A2.06 : Proposed Upper Level Floor Plans - Historical (Street Facing) and Proposed New Construction (South Alley) ( 1/4" Architectural)
A2.07 : Proposed Roof Plan ( 1/4" Architectural)
A3.01 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.02 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.03 : Existing Elevations & Non - Historical / Areas Proposed for Removal ( 1/4" Architectural)
A3.04 : Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A3.05 : Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A3.06: Proposed Elevations & Preliminary Materials Development ( 1/4" Architectural)
A2.08 : Proposed Conceptual Landscape Plan ( 3/16" Architectural)
HPC JANUARY 2021
COVER
HPC CONCEPTUAL
COVER SHEET
+ INDEX
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
SURVEY
CITY OF ASPEN
COMPLIANT
SURVEY
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
C-2
HPC CONCEPTUAL
GRADING +
DRAINAGE PLAN
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
C-3
HPC CONCEPTUAL
CIVIL DETAILS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
Zoning Allowance & Project Summary
Proposed Development Single Family Residence :: Historic Remodel + New Addition
Parcel ID #2735 - 124 - 39 - 003
Legal Description of Property 121 West Bleeker Street . City & Townsite of Aspen . Block 58 . East 1/2 Lot C, Lot D, and West 1/2 Lot E
Zone District Medium Density Residential (R-6)
Reference
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
26.710.040
Setbacks Existing Allowed (Principle)Allowed (Accessory)Proposed (Principle)Proposed (Accessory)
Front
Rear
Combined Front / Rear
Side
Combined Side
Distance Between Building
Corner Lot
16 feet 9 inches (Victorian) - North
0 inches South (11-1/2 inches over property)
N/A
4-1/4 inches W :: 1 inch E
5-1/4 inches
N/A
No
N/A
N/A
N/A
N/A
N/A
N/A
N/A
10 feet
10 feet HAB / 5 feet GAR
N/A
5 feet W :: 5 feet E
10 feet + 1 foot per 300 sq ft GLA
5 feet
15 feet
5 feet
N/A
5 feet W :: 5 feet E
30 feet + 1 foot per 200 sq ft GLA
5 feet
10 ft 1 in HAB / 5 ft 3 in GAR
22 feet 0 inches
1 feet 2 ins W (stair) :: 1 ft 2 in E (mech)
2 feet 4 inches
N/A
ReferenceSupplemental Breakdown Information Existing Proposed Required
Net Leasable / Commercial Square Feet
Open Space %
Site Coverage 37.47%
N/A
0 feet N/A
36.70%
Not Required For R-6 Single Family Residence
No Limitation For lots less than 6,000 square feet in R-6
Not Required For R-6 Single Family Residence
26.710.040
26.710.040
26.710.040
N/A
Reference
26.710.040
Site Coverage Exsiting Proposed
Gross Lot Area (Square Feet)
Area of Building Footprint
Site Coverage % (No Limitation on R-6 Lot : 0 - 5,999 Sq Ft)
5,982.3 square feet
2,241.70 square feet
37.47%
5,982.3 square feet
36.70%
26.710.040
26.710.040
ReferenceTransferable Development Right (TDR)
Received TDR Certificate
Sent TDR Certificate
Transferred TDR Certificate
No
No
No
Land Value Summary Actual Value Reference
Land
Improvements
Total 5,371,700
1,971,700
3,400,000 Pitkin County Assessor
Pitkin County Assessor
Pitkin County Assessor
TBD
16 feet 9 inches (Victorian - AG)
2,195.24 square feet
TBD
TBD
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 360.422,617.40
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,484.87 (FA)5,709.07 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed) = 3,485.04 FA
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 914.97 - (ALY)527.67 - V (FRT) / 847.0 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)922.01 (Total) / 64.34 (Exempt)
HPC JANUARY 2021
ZN-001
ZONING ALLOWANCE
+ PROJECT
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
EXPOSED SITE
NON-ENCLOSED AREAS /
CANOPY OVERHEAD
LEGEND
ENCLOSED STRUCTURE
EXISTING SITE COVERAGE CALCULATIONS
TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
2,241.70 (SF)
EXISTING SITE COVERAGE DIAGRAM : 1/8" = 1'-0"EXISTING SITE PLAN : 1/8" = 1'-0"
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
EXISTING SITE COVERAGE (R-6 MAX = 40%)37.47% (ALLOWABLE)
PROPOSED SITE COVERAGE CALCULATIONS
PROPOSED SITE COVERAGE (R-6 MAX = NOLIMITATION)
2,195.24 (SF)PROPOSED 121 W BLEEKER SITE COVERAGE (SQ FT)
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
RIDGE
RIDGE RIDGE
RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
MASONRY
CHIMNEY
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 5'-0" SPA
FLAT ROOF
STANDARD STONE BALLAST
TOPPING PROPOSED
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
NON-PERMEABLE
DECK AREA :
PROPOSED STONE
DECKING
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
ROOF DECK-MASTER
U-214
T.O. F.F. Master Deck
ELEV - 111'-11 1/2" (V.I.F.)
T.O. Plwd. Mst. Deck / Garage
ELEV - 111'-5" (V.I.F.)
T.O. Plwd. Connector
ELEV - 111'-10" (V.I.F.)
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
PV
-
1
34 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV
-
2
PV
-
1
8
PV
-
1
9
PV
-
2
0
PV
-
3
PV
-
4
PV
-
2
1
PV
-
5
PV
-
2
2
PV
-
2
3
PV
-
6
PV
-
7
PV
-
2
4
PV
-
2
5
PV
-
8
PV
-
9
PV
-
2
6
PV
-
1
0
PV
-
2
7
PV
-
2
8
PV
-
1
1
PV
-
1
2
PV
-
2
9
PV
-
3
0
PV
-
3
1
PV
-
1
3
PV
-
1
4
PV
-
1
5
PV
-
3
2
PV
-
1
6
PV
-
3
3
PV
-
3
4
PV
-
1
7
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
1
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
FP CHIMNEY
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
12
12
12
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
PROPOSED SITE COVERAGE DIAGRAM : 1/8" = 1'-0"PROPOSED SITE PLAN : 1/8" = 1'-0"
PROPOSED BUILDING
FOOTPRINT - 2,195.24 sq ft
121 WEST BLEEKER
E 1
2 Lot C, Lot D + W 1
2 Lot E - 5,982.3 sq ft
SITE COVERAGE
2,195.24 sq ft / 6,000 sq ft =
36.70 % Site Coverage Proposed
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
DN
MASTER DECK
211
ROOF DECK
214
12
16
RIDGE
RIDGE RIDGE RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
4
12
16
12
4
12
16
12
16
12
16
MASONRY
CHIMNEY
12
16
12
16
12
16
12
8
12
16
12
16
12
16
12
8
12
8
12
4
12
16
12
16
12
2
12
2
12
2
12
2
RIDGE RIDGE
RI
D
G
E
RIDGE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EXISTING BUILDING
FOOTPRINT - 2,241.70 sq ft
121 WEST BLEEKER
E 1
2 Lot C, Lot D + W 1
2 Lot E - 5,982.3 sq ft
SITE COVERAGE
2,241.70 sq ft / 6,000 sq ft =
37.47 % Site Coverage Exisitng
5,982.3 (SF) / 5,982.3 (SF)
EXISTING 121 W BLEEKER SITE COVERAGE (SQ FT)
2,241.70 (SF)2,195.24 (SF)TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
36.70% (ALLOWABLE)
5,982.3 (SF) / 5,982.3 (SF)
HPC JANUARY 2021
ZN-003
SITE COVERAGE
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
EXISTING BASEMENT/ SUBGRADE FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
FAR (Z-004)
EXISTING MAIN LEVEL FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
215.47 GROSS SQ FT TOTAL SUBGRADE:
0% WALL EXPOSURE MECHANICAL SUBGRADE
EXCAVATION
0 SQ FT FA COUNTABLE
10
'
-
1
1
3 4"
10
'
-
1
1
3 4"
KEY - SUBGRADE LVL. / EXISTING SUBGRADE WALL DIAGRAMS : 1/8" = 1'-0"
5'
-
9
"
16'-2"
92.96 sq ft
UNDERSIDE OF JOIST
5'
-
9
"
10'-113
4"
63.13 sq ft
UNDERSIDE OF JOIST
5'
-
9
"
16'-2"
92.96 sq ft
UNDERSIDE OF JOIST
5'
-
9
"
10'-113
4"
63.13 sq ft
UNDERSIDE OF JOIST
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING MAIN / GROUND FLOOR AREA CALCULATIONS - 121
EXISTING FLOOR AREA CALCULATIONS
EXISTING SUBGRADE / LOWER LVL. WALL AREA CALCULATIONS - 121
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 360.422,617.40
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,484.87 (FA)5,709.07 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed) = 3.485.04 FA
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
372.16 (GROSS)
1900.55 (FA)
4.09 (GROSS)
61.08 (FA)
294.08 (GROSS)
4.09 SF Exterior Storage
(15% of 3235.04) = 485.26 allow
1900.55 (GROSS)
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 914.97 - (ALY)527.67 - V (FRT) / 847.0 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)
1,961.63 (FA)TOTAL EXISTING GROUND FLOOR AREA (SQ FT)
TOTAL EXISTING FLOOR AREA CALCULATIONS - 121
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA TOTAL (SQ FT)
TOTAL EXISTING FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
215.47 / 0.0 (FA)
1,900.55 / 1,900.55 (FA)
598.43 GROSS / 0 (FA)
3,327.92 (FA)(3,327.92 FA > 3,235.04 FA)
372.16 / 61.08 (FA)
(3,235.04 x .15%) = 485.26 all
1,443.56 / 1,366.29 (FA)
922.01 (Total) / 64.34 (Exempt)
372.16 SF GARAGE
1st 250 SF EXEMPT
2nd 250 SF @ 1/2
122.16 / 2 = 61.08 SF FA COUNTABLE
1900.55 GROSS SQUARE FEET AREA
1900.55 SF FA COUNTABLEL-A :M-A :
M-F
M-B :
4.09 SF EXTERIOR STORAGE
UP TO 36 SF EXEMPT
THEREFORE, 0 SF FA COUNTABLE
M-C :
15.97 SF EXT. ENTRY (PRIMARY) STEPS
STREET FACING / HISTORIC
THEREFORE, 0 SF FA COUNTABLE
M-D :
114.75 SF EXT. ENTRY (SECONDARY)
STEPS + PORCH
STREET FACING / (NON-HISTORIC)
THEREFORE, 0 SF FA COUNTABLE
M-E :
163.36 SF RAISED DECK + SPA AREA
(GREATER THAN 30")
163.36 SF FA COUNTABLE
M-F :
KEY - EXISTING MAIN / GROUND LVL.
BASEMENT FLOOR WALL LABEL TOTAL WALL AREA (SQ FT)EXPOSED WALL AREA (SQ FT)
1 92.96 0
2 63.13 0
3 92.96 0
4 63.13 0
OVERALL TOTAL WALL AREA (SQ FT)312.18
EXPOSED WALL AREA (SQ FT)0
% OF EXPOSED WALL (EXPOSED / TOTAL)0.0%
SUBGRADE 121 WALL EXPOSURE CALCULATION 0% (312.18 ACTUAL WALL SF) = 0.0 SF FA COUNTABLE
EXISTING BASEMENT/ SUNGRADE FLOOR AREA CALCULATIONS - 121
MECHANICAL / SUBGRADE FLOOR AREA (SQ FT)215.47
(0.0% X 215.47)0.0121 SUBGRADE COUNTABLE FLOOR AREA (SQ FT)
215.47 FA - (0.0% EXPOSURE) = 0.0 FATOTAL BASEMENT COUNTABLE FLR AREA (SQ FT)
PORCH/ DECK AREA COUNTABLE (SQ FT)
EXTERIOR STORAGE AREA (SQ FT)
GROUND FLOOR AREA (SQ FT) - FA
GROUND PORCH/ DECK AREA (GROSS SQ FT)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.
GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE FLOOR AREA (SQ FT) - FA
GARAGE FLOOR AREA (GROSS SQ FT)
GROUND PORCH/ DECK AREA (COUNTABLE FA)163.36 -M / 304.35 -U (467.71)
LEGEND (WALLS)
EXPOSED WALL
WALL BELOW GRADE
Blkr Entry Porches/ Stairs Exempt
4.09 / 0.0 (FA)
163.36 -M / 304.35 -U = (467.71), therefore 0 FA
ZN-004
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
AREA
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING UPPER LVL. / FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"EXISTING ROOF AREA DIAGRAM : 1/8" = 1'-0"
EXISTING UPPER FLOOR AREA CALCULATIONS - VICTORIAN (FRONT) + ALLEY MASSING
EXISTING FLOOR AREA CALCULATIONS
340.96 (GROSS)
UPPER FLOOR AREA - VICTORIAN (SQ FT) - FA
85.37UPPER PORCH/ DECK AREA VICTORIAN (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
1066.80 (FA)
35.80 (GROSS)
UPPER FLOOR AREA - REAR (GROSS SQ FT HAB)
41.47 (GROSS)
299.49 (FA)
35.80 Open Stair Exemption
1102.60 (GROSS)UPPER FLOOR AREA- VICTORIAN (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
UPPER FLOOR AREA - REAR : (SQ FT) - FA
41.47 Open Stair Exemption
KEY - EXISTING UPPER LEVELS
ALL SF (FA) COUNTABLE ROOF AREAS
REPRESENTED ON UPPER LEVEL
PLANNING DIAGRAM
U-A :NOTE :
KEY - EXISTING ROOF LVL.
1102.60 GROSS SQUARE FEET AREA
1066.80 SF FA COUNTABLE
VICTORIAN
35.80 SQ FT EXEMPT AREA
FOR OPEN STAIR (VICTORIAN)
EXISTING UPPER FLOOR DECK AREA TOTAL (SQ FT)
UPPER PORCH/ DECK AREA GARAGE (GROSS SQ FT)
1,366.29 (FA)TOTAL EXISTING UPPER FLOOR AREA (SQ FT)
85.37 SQ FT
EXT PORCH
(COUNTABLE FA)
218.62 SQ FT
EXT DECK AREA
(COUNTABLE FA)
340.96 GROSS SQUARE FEET AREA
299.49 SF FA COUNTABLE
REAR MASSING
41.47 SQ FT EXEMPT AREA
FOR OPEN STAIR (REAR STAIR)
U-B :
U-C :
U-D :
U-E :
U-F :
U-C
(3,235.04 x .15%) = 485.26 all
(3,235.04 x .15%) = 485.26 all
163.36 -M / 304.35 -U (467.71)
218.62
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 360.422,617.40
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,484.87 (FA)5,709.07 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed) = 3,485.04 FA
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 914.97 - (ALY)527.67 - V (FRT) / 847.0 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)922.01 (Total) / 64.34 (Exempt)ZN-005
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
AREA
EXPOSED WALL
WALL BELOW GRADE
LEGEND
HABITABLE
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
2,617.40 / 360.42 (FA)
1,600.70 / 1,600.70 (FA)
3,124.45 (FA) Above Grade / 360.42 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04FA) 3,484.87 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
PROPOSED BASEMENT FLOOR AREA DIAGRAM : 1/8" = 1'-0"PROPOSED FLOOR AREA CALCULATIONS
FAR (Z-006)
10
'
26'-35
8"
325.62 sq ft / 81.10 sq ft ex
UNDERSIDE OF STRUCT.
1,490.97 / 1,374.67 (FA)
428.98 total / 0 (FA)
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
LIGHT SHADED AREA
REPRESENTS 6000 SF
R-6 SETBACKS PER COA
LAND USE CODE
WASH
DRY
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
ELEVATOR
SSP
36 x 60
UP
L-001
Egress IRC
Eg
r
e
s
s
I
R
C
STAIR TO MAIN
L-002
MEDIA AREA /
RECREATION
ROOM
L-003
BEDROOM
HALLWAY
L-005
LIGHTWELL
L-002
LIGHTWELL
L-002
A/V CLOSET
RE
F
DW
ELEVATOR
MECH /
STORAGE
L-006
LAUNDRY
ROOM
L-007
ELECTRICAL/
DRY MECH
L-008
PRIMARY MECHANICAL
L-009
BUNK ROOM
L-002
BEDROOM
SUITE 1
L-002
BATHROOM
SUITE 1
L-002
BEDROOM /
FLEX ROOM
L-002
BEDROOM
SUITE 2
L-002
BATHROOM
SUITE 1
L-002
BATHROOM/
POWDER
L-010
BATHROOM
BUNK AREA
L-002
WALK OUT JACUZZI/
GROTTO AREA/
LIGHTWELL
L-002
BAR - WINE AREA/
BEVERAGE PENINSULA
L-004-B
BAR - WINE AREA/
BEVERAGE
L-004-A
DROP DOWN
PROJECTOR
INTEGRATED
MEDIA / MILLWORK WALL
(LARGE PROJECTION -
100"+)
BUILT-IN MEDIA & STORAGE
SHELVING SYSTEMS
BU
I
L
T
-
I
N
M
E
D
I
A
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BUILT-IN CLOSET & STORAGE
SHELVING SYSTEMS
BU
I
L
T
-
I
N
C
L
O
S
E
T
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BU
I
L
T
-
I
N
C
L
O
S
E
T
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BUILT-IN JACUZZI &
RAISED PLATFORM
AREA - 6'-0" x 6'-0" SPA
SHELVING/ ART
NICHE
WI
N
E
ST
O
R
A
G
E
8' x 5' AREA FOR
TWO MATS /
WORKOUT
SPACE
OPAQUE
SKYLIGHT
ABOVE
42 X 24
WEIGHT
RACK
48 X 24
BIKE
+9
+18+27+36
-2 FROM
INTERIOR
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MI
R
R
O
R
MIRROR
FLOOR TO CEILING
12' X 10' SLIDING
GLAZED PANEL
24
T
@
1
1
"
(
l
a
n
d
i
n
g
s
v
.
i
.
f
.
)
25
R
@
6
-
1
/
2
"
=
1
3
'
-
6
3
/
4
"
T.O. F.F. Lower Level
ELEV - 86'-8 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.)
T.O. Conc. Lower Level Mech
ELEV - 85'-3 1/4" (V.I.F.)
T.O. Conc. Grotto
ELEV - 86'-3 1/4" (V.I.F.)
(2
)
F
U
L
L
(2
)
T
W
I
N
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
26'-35
8"28'-5"12'-11"
8"
7'
-
1
1
"
11
'
-
2
3 8"
35
'
-
4
"
4'-2"
24'-2"21'-4"
3'
-
2
"
12
'
-
1
0
3 4"
22
'
-
4
5 8"
27'-15
8"
(10)
(12)
(14)
LP-A :2,617.40 GROSS SQUARE FEET
TOTAL SUBGRADE
PERIMETER CONSTRUCTION:
19.51% SUBGRADE WALL
EXPOSURE, THEREFORE
510.65 SQ FT FA COUNTABLE
12
'
EXPOSED LW
8'-61
2"8'-111
2"8'-95
8"
10
'
12
'
8"
8.00 sq ft
10
'
28'-5"
366.96 sq ft / 243.12 sq ft ex
UNDERSIDE OF STRUCT.
12
'
EXPOSED LW
3'-8"21'-1"3'-8"
10
'
12
'
7'-11"
UNDERSIDE OF STRUCT.
95.23 sq ft
10
'
12
'
12'-11"
UNDERSIDE OF STRUCT.
155.01sq ft
10
'
13
'
4'-2"
UNDERSIDE OF STRUCT.
56.34 sq ft / 2.17 sq ft ex
13
'
-
6
1 4"
SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
10
'
12
'
11'-23
8"
UNDERSIDE OF STRUCT.
134.37 sq ft
10
'
13
'
-
0
1 4"
35'-4"
UNDERSIDE OF STRUCT.
452.61 sq ft / 2.83 sq ft ex
13
'
-
6
1 4"
29'-8"5'-8"
SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
12
'
21'-4"
UNDERSIDE OF STRUCT. (MECH)
255.99 sq ft
12
'
3'-2"
UNDERSIDE OF STRUCT. (MECH)
37.99 sq ft
10
'
12
'
12'-103
4"
UNDERSIDE OF STRUCT.
154.74 sq ft
10
'
26'-35
8"
331.78 sq ft / 81.10 sq ft ex
UNDERSIDE OF STRUCT.
12
'
EXPOSED LW
10'-01
2"8'-111
2"7'-35
8"
10
'
12
'
27'-15
8"
UNDERSIDE OF STRUCT.
341.61 sq ft
10
'
12
'
22'-45
8"
UNDERSIDE OF STRUCT.
268.61 sq ft
IF 250 SF FA BONUS GRANTED
LP-A
ZN-006
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
AREA
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
PROPOSED MAIN FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"PROPOSED UPPER FLOOR AREA PLANNING DIAGRAM
PROPOSED UPPER FLOOR AREA CALCULATIONS - VICTORIAN + ALLEY MASTER BEDROOM MASSING
PROPOSED FLOOR AREA CALCULATIONS
PROPOSED MAIN LEVEL / GROUND FLOOR AREA CALCULATIONS
1,608.70 (FA)GROUND FLOOR AREA (SQ FT) - FA
71.25 (Count) /64.34 (Exempt)GROUND PORCH/ DECK AREA (GROSS SQ FT)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.0
1,600.70 (GROSS)GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE FLOOR AREA (SQ FT) - FA
GARAGE FLOOR AREA (GROSS SQ FT)524.08 (GROSS)
149.08 (FA)
Standard R-6 Zoning Allowance
All SF 1:1 Countable
485.26 Lot Total Allowable
1600.70 GROSS SQ FT AREA
1600.70 SF FA COUNTABLE
MAIN LVL. RESIDENCE
UPPER FLOOR AREA - FRONT : VIC (SQ FT) - FA
(293.39 Countable)UPPER PORCH/ DECK AREA (GROSS SQ FT)
527.67 (FA)
48.33 (GROSS)
UPPER FLOOR AREA - BACK (GROSS SQ FT HAB)
847.0 (FA)
48.33 Open Stair Exemption
576.0 (GROSS)UPPER FLOOR AREA- FRONT (GROSS SQ FT HAB)
1st 250 Exempt / 2nd 250 - 50%
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
UPPER FLOOR AREA - BACK : MB (SQ FT) - FA
37.97 Open Stair Exemption
1,374.67 (FA)TOTAL PROPOSED UPPER FLOOR AREA (SQ FT)
KEY - PROPOSED MAIN LEVEL
MP-A :
KEY - PROPOSED UPPER LEVELS
MP-B :
MP-C :
MP-D :
MP-E :
MP-F :64.34 SQ FT EXT PRIMARY PORCH
HISTORICAL / STREET FACING
(EXEMPT FA)
455.53 SQ FT EXTERIOR PATIO
4" ABOVE GRADE CONDITION
(EXEMPT FA)
37.5 SQ FT EXT REAR PATIO 4"
ABOVE GRADE CONDITION
(EXEMPT FA)
524.08 SF GARAGE
1st 250 SF EXEMPT
2nd 250 SF @ 1/2 = 125 SF
149.08 SF FA COUNTABLE
71.25 SQ FT EXTERIOR STAIR
TO MASTER BECK AREA
(COUNTABLE FA)
576.0 GROSS SQUARE FEET AREA
527.67 SF FA COUNTABLE
VICTORIAN MASSING
48.33 SQ FT EXEMPT AREA
FOR OPEN STAIR (VICTORIAN)
914.97 GROSS SQUARE FEET AREA
847.0 SF FA COUNTABLE
ALLEY MASSING
67.97 SQ FT EXEMPT AREA
FOR OPEN STAIR (REAR STAIR)
293.39 SQ FT MASTER DECK AREA
(COUNTABLE FA)
UP-A :
UP-B :
UP-C :
UP-D :
UP-E :
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
914.97 (GROSS)
67.97 (GROSS)
485.26 Lot Total Allowable
GROUND PATIO AREAS (GROSS SQ FT- NON FA)493.03 (GROSS)
TOTAL PROPOSED GROUND FLOOR AREA (SQ FT)1,757.78 (FA)
MP-B
MP-E
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA (SQ FT)
2ND FLOOR AREA (SQ FT)
PORCH/ DECK AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA (SQ FT)
2,617.40 / 360.42 (FA)
1,600.70 / 1,600.70 (FA)
3,124.45 (FA) Above Grade / 360.42 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04FA) 3,484.87 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
1,490.97 / 1,374.67 (FA)
428.98 total / 0 (FA)
IF 250 SF FA BONUS GRANTED
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)215.47 0.0 360.422,617.40
Main Level Habitable (Ground Floor)1,900.55 1,900.55
Upper Level Habitable (Existing)
ZN-004 - ZN-007
Porch/ Stair Access / Patio/ Roof Deck Area
Total 3,563.67 Hab / 372.16 Gar 3,327.92 (FA)3,484.87 (FA)5,709.07 Hab / 524.08 Gar
Floor Area Allowable For 121 West Bleeker 3,235.04 square foot FA For SFR FA per SFR on 5,982.3 square foot lot 3,235.04 Total Allowable FA For SFR FA per SFR on 5,982.3 square foot lot with 250 SF HPC FA Bonus (Proposed) = 3,485.04 FA
524.08Main Level Garage (Ground Floor)372.16 61.08 149.08
Exterior Storage Area - Mechanical Usage 4.09 N/A N/A0.0
1,600.70
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,600.70
1,102.60 - V (FRT) / 340.96 - (ALY)576.0 - V (FRT) / 914.97 - (ALY)527.67 - V (FRT) / 847.0 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)922.01 (Total) / 64.34 (Exempt)ZN-007
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC JANUARY 2021
AREA
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
UP
UP
UP
DN 3.5"
DN 4"DN 5"
UP 8"
ENTRY PORCH
100
ENTRY / STAIR
101
ENTRY CL.
102
LIVING ROOM
103
BEDROOM 1 / STUDY
104
CLOSET
105
BATHROOM
106
PANTRY
107
KITCHEN
108
DINING ROOM
108
COATS / MUDROOM
110
WEST ENTRY PORCH
109
INTERIOR BREEZEWAY
111
MEDIA / RECREATION
112
BATHROOM
113
1-1/2 STALL GARAGE
114
PATIO AREA
115
SPA AREA
116
UP
UP
UP
OUTDOOR HOT TUB
ME
C
H
A
N
I
C
A
L
ACCESS TO
MECHANICAL
SUBGRADE AREA
LOCATION OF
MECHANICAL
CRAWLSPACE BELOW
OUTDOOR
WOOD BURNING
FIRELPACE
FIREPLACE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED
DN 7"
DN 12"
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.001
EXISTING MAIN LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: MAIN LEVEL
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.001
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
DN
STAIRCLOSET
204 200
HALLWAY
201
HALL CL.
203
HALL CL.
202
BEDROOM 2
203 BATHROOM
205
MST. BATHROOM
207
DN
HERS CLOSET A
208
DN
DN
MASTER BEDROOM
206
HIS CLOSET
210
HERS CLOSET B
209
MASTER DECK
211
ROOF DECK
214
LOFT AREA / BEDROOM 3
212
CLOSET
213
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.002
EXISTING UPPER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: UPPER LEVEL
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.002
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
DN
MASTER DECK
211
ROOF DECK
214
12
16
RIDGE
RIDGE RIDGE RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
4
12
16
12
4
12
16
12
16
12
16
MASONRY
CHIMNEY
12
16
12
16
12
16
12
8
12
16
12
16
12
16
12
8
12
8
12
4
12
16
12
16
12
2
12
2
12
2
12
2
RIDGE RIDGE
RI
D
G
E
RIDGE
LIGHT SHADED AREA
REPRESENTS NON HISTORICAL
MASSING & FEATURES OF
RESIDENCE TO BE REMOVED
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
1
HPC-2.003
EXISTING ROOF PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
EXISTING FLOOR
PLAN: ROOF PLAN
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC :: JANUARY 2021
HPC-2.003
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
LIGHT SHADED AREA
REPRESENTS 6000 SF
R-6 SETBACKS PER COA
LAND USE CODE
WASH
DRY
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
ELEVATOR
SSP
36 x 60
UP
L-001
Egress IRC
Eg
r
e
s
s
I
R
C
STAIR TO MAIN
L-002
MEDIA AREA /
RECREATION
ROOM
L-003
BEDROOM
HALLWAY
L-005
LIGHTWELL
L-002
LIGHTWELL
L-002
A/V CLOSET
RE
F
DW
ELEVATOR
MECH /
STORAGE
L-006
LAUNDRY
ROOM
L-007
ELECTRICAL/
DRY MECH
L-008
PRIMARY MECHANICAL
L-009
BUNK ROOM
L-002
BEDROOM
SUITE 1
L-002
BATHROOM
SUITE 1
L-002
BEDROOM /
FLEX ROOM
L-002
BEDROOM
SUITE 2
L-002
BATHROOM
SUITE 1
L-002
BATHROOM/
POWDER
L-010
BATHROOM
BUNK AREA
L-002
WALK OUT JACUZZI/
GROTTO AREA/
LIGHTWELL
L-002
BAR - WINE AREA/
BEVERAGE PENINSULA
L-004-B
BAR - WINE AREA/
BEVERAGE
L-004-A
DROP DOWN
PROJECTOR
INTEGRATED
MEDIA / MILLWORK WALL
(LARGE PROJECTION -
100"+)
BUILT-IN MEDIA & STORAGE
SHELVING SYSTEMS
BU
I
L
T
-
I
N
M
E
D
I
A
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BUILT-IN CLOSET & STORAGE
SHELVING SYSTEMS
BU
I
L
T
-
I
N
C
L
O
S
E
T
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BU
I
L
T
-
I
N
C
L
O
S
E
T
&
ST
O
R
A
G
E
SH
E
L
V
I
N
G
S
Y
S
T
E
M
S
BUILT-IN JACUZZI &
RAISED PLATFORM
AREA - 6'-0" x 6'-0" SPA
SHELVING/ ART
NICHE
WI
N
E
ST
O
R
A
G
E
8' x 5' AREA FOR
TWO MATS /
WORKOUT
SPACE
OPAQUE
SKYLIGHT
ABOVE
42 X 24
WEIGHT
RACK
48 X 24
BIKE
+9
+18+27+36
-2 FROM
INTERIOR
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MI
R
R
O
R
MIRROR
FLOOR TO CEILING
12' X 10' SLIDING
GLAZED PANEL
24
T
@
1
1
"
(
l
a
n
d
i
n
g
s
v
.
i
.
f
.
)
25
R
@
6
-
1
/
2
"
=
1
3
'
-
6
3
/
4
"
T.O. F.F. Lower Level
ELEV - 86'-8 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.)
T.O. Conc. Lower Level Mech
ELEV - 85'-3 1/4" (V.I.F.)
T.O. Conc. Grotto
ELEV - 86'-3 1/4" (V.I.F.)
(2
)
F
U
L
L
(2
)
T
W
I
N
75'-115
8"
27'-115
8"28'-5"14'-7"5'
75'-115
8"5'-83
4"
27'-115
8"25'23'
10'-21
2"10'-31
2"4'-6"
8'-81
2"10'-31
2"8'-115
8"3'22'-5"3'
49
'
-
0
3 8"
4'
13
'
-
8
3 4"
24
'
-
0
5 8"
4'
3'
-
3
"
49
'
-
0
3 8"
37
'
12
'
-
0
3 8"
18'-17
8"
5'
-
9
"
5'
-
2
7 8"
5'
-
1
0
5 16
"
18'-15
8"5'-35
8"
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
1
HPC-2.004
PROPOSED LOWER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.004
PROPOSED
LOWER LEVEL
HPC JANUARY 2021
FLOOR PLAN:
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
UP
ENTRY PORCH
(OPENED)
M-100 ENTRY / STAIR
TO UPPER
GUEST SUITE
M-103
24" MICRO/
COFFEE
DRAWERS
BELOW
DW
PIANO/ DEN
M-104
BUILT IN
CLOSET
KITCHEN
PENINSULA
M-107-B
TWO STALL
GARAGE
M-113
30" REF
24" FRE
KITCHEN
M-107-A
BENCH48" FIREPLACE
(OPEN TWO SIDES)
UTILITIES TO BE
LOCATED ALONG
EAST STAIR WALL -
48" HEIGHT
PROPOSED
LIVING AREA
M-105
121 ENTRY
AREA (MAIN)
M-101
MUDROOM
M-111
UP
DN
6'-9" x 30" TALL
SERVING BUFFET /
STORAGE BELOW
24" DOUBLE
OVENS BELOW
RANGE
STORAGE /
PANTRY
45
"
G
A
S
/
6
BU
R
N
E
R
C
O
O
K
T
O
P
W/
D
O
W
N
D
R
A
F
T
VE
N
T
STORAGE
8' x 4' TABLE
REPRESENTED
121 STAIR / ELEVATOR
HALLWAY / CIRCULATION
M-108
SSP
36 x 60
ELEVATOR
M-109
DINING AREA
M-106
ON GRADE PATIO
AREA
M-104-A
GARAGE
HALL
M-110
UP
30" TALL PLANTING
FOR SCREENING
FROM BLEEKER
24" TALL INTEGRATED
FIRE FEATURE &
LIGHTWELL EGRESS
SHAFT
ST
O
R
A
G
E
B
E
L
O
W
CO
U
N
T
E
R
COUNTER
APPLIANCE
GARAGE w/
SHELVING
STORAGE
OPAQUE
SKYLIGHT
DW
DN
DN
BUILT IN HEARTH
PROPOSED STAIRS
(TUBE STEEL CHANNEL) TO MASTER
DECK/ BEDROOM AREA
ABOVE GARAGE
GRATED
LIGHTWELL
CONDITION
GRATED
LIGHTWELL
CONDITION
FIRE FEATURE
WINDOW
BUMP OUT
WI
N
D
O
W
BU
M
P
O
U
T
13 T @ 11" (landings v.i.f.)
14 R @ 7-3/4" = 9'-1/2"
1 T @ 1-2" (landing 4')
2 R @ 7" = 1'-2"
UP
POWDER
M-102
COATS
20
T
@
1
1
"
(
l
a
n
d
i
n
g
s
v
.
i
.
f
.
)
21
R
@
6
-
3
/
4
"
=
1
1
'
-
9
3
/
4
"
24
T
@
1
1
"
(
l
a
n
d
i
n
g
s
v
.
i
.
f
.
)
25
R
@
6
-
1
/
2
"
=
1
3
'
-
6
3
/
4
"
20
T
@
1
'
-
4
"
2
R
@
7
"
=
1
'
-
2
"
19 T @ 12" (landings v.i.f.)
20 R @ 7 3/8" = 12'-4"
T.O. F.F. Conc. Garage
ELEV - 101'-5" (V.I.F.)
T.O. Plwd. Garage
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Entry
ELEV - 101'-5" (V.I.F.)
T.O. F.F. Entry
ELEV - 101'-5" (V.I.F.)
2 T @ 1'-6" (landings v.i.f.)
3 R @ 6-3/4" = 1'-8 1/4"
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Exterior Patio
ELEV - 100'-2 3/4" (V.I.F.)
T.O. F.F. Exterior Patio
ELEV - 101'-4 3/4" (V.I.F.)
-2 SLOPE FROM
INTERIOR
-2 SLOPE FROM
INTERIOR
-1 SLOPE FROM
INTERIOR
G E
PROPOSED
RESTORATION OF
( PER HISTORICAL
IMAGERY) ORIGINAL
OPEN NORTH ENTRY
PORCH + DETAILING
CU-1 CU-2 CU-3 CU-4 CU-5
BENCH W/
HOOKS
ABOVE
CUBBIES
COATS/
HANGING
POWDER
M-112
12
'
-
5
7 8"
24
'
-
0
5 8"
17
'
-
8
3 4"
4'
1'
-
4
9 16
"
18'-17
8"75'-115
8"5'-83
4"
22'-111
2"25'-01
2"27'-115
8"
16'-113
8"
12
'
-
6
3 4"
11
'
-
5
7 8"
7'
-
3
"
5'
-
2
7 8"
77'-2"5'-35
8"16'-111
4"
10'-35
8"14'-7"28'-5"27'-115
8"1'-23
8"
3'22'-5"3'
5'
-
9
1 8"
1'-23
8"
53
'
-
0
3 8"
1'
-
1
1 2"
5'
-
9
"
4'
23
'
26
'
-
0
3 8"
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
HPC-2.005
1
HPC-2.005
PROPOSED MAIN LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
PROPOSED
MAIN LEVEL
HPC JANUARY 2021
FLOOR PLAN:
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
GUEST MASTER
SUITE
U-201
GUEST MASTER
SUITE STAIR
U-200
GUEST MASTER
SUITE CLOSET
U-202
GUEST MASTER
SUITE CLOSET
U-203
SEASONAL
STORAGE
U-204
BUILT IN
HANGING/
SHELVING
BUILT IN
DESK/ STORAGE
MEDIA
OPEN TO BELOW
DN
121 STAIR / ELEVATOR
MASTER HALLWAY
U-206
SSP
36 x 60
ELEVATOR
U-205
ORTAL (2 SIDED)
BUILT IN FIREPLACE
BUILT-IN CABINETRY W/ DOORS,
SHELVES, & BED RECESSED INTO
AREA. INTEGRATED LIGHTING
CU
S
T
O
M
B
U
I
L
T
I
N
SH
E
L
V
I
N
G
W
/
D
O
O
R
S
CU
S
T
O
M
B
U
I
L
T
I
N
SH
E
L
V
I
N
G
W
/
D
O
O
R
S
ROOF DECK-MASTER
U-214
MASTER CLOSET A
U-207
MASTER BEDROOM
SUITE
U-210
MASTER BATHROOM
U-211
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 5'-0" SPA
BUILT-IN DESK AND STORAGE
MASTER OFFICE
U-209
M-212
TOILET
M-213
WASH
MST. CLOSET B
U-208
DN
4 T @ 11" (landings v.i.f.)
5 R @ 6-11/16" = 2'-9 1/2"UP
13 T @ 11" (landings v.i.f.)
14 R @ 7-3/4" = 9'-1/2"DN
GUEST MASTER
BATHROOM
U-205
20
T
@
1
1
"
(
l
a
n
d
i
n
g
s
v
.
i
.
f
.
)
21
R
@
6
-
3
/
4
"
=
1
1
'
-
9
3
/
4
"
19 T @ 12" (landings v.i.f.)
20 R @ 7 3/8" = 12'-4"
T.O. F.F. Upper Level
ELEV - 112'-1" (V.I.F.)
T.O. Plwd. Upper Level
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Master Deck
ELEV - 111'-11 1/2" (V.I.F.)
T.O. Plwd. Master Deck / Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. F.F. Upper / Mater Suite Level
ELEV - 112'-3/4" (V.I.F.)
T.O. Plwd. Upper Level
ELEV - 111'-9 3/4" (V.I.F.)
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
CU-1 CU-2 CU-3 CU-4 CU-5
STACKED
W/D
23
'
-
7
3 4"
24
'
-
0
5 8"
12
'
-
5
7 8"
27'-115
8"25'
18'-17
8"75'-115
8"5'-83
4"
23'
18'10'-83
4"
70'-115
8"10'-35
8"
27'-115
8"25'18'
12'13'
18'-15
8"
16'-111
4"
1'-23
8"
18'-115
16"
12'13'
1'
-
1
1 2"
53
'
-
0
3 8"
5'
-
9
"
40
'
14
'
-
1
7 8"
4'
9'
-
0
3 8"
13
'
-
1
1
5 8"
26
'
-
0
3 8"
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
EAST SIDE YARD ALLEY - PUBLIC ROW
PLAN NOTES
DIMENSIONS:
DO NOT SCALE DRAWINGS.
SCOPE ENTAILS THE PARTIAL DEMOLITION
AND PRESERVATION OF AN EXISTING
HISTORIC HOUSE, AND CONSTRUCTION OF A
NEW BASEMENT AND ADDITION
LAYOUT OF THE DESIGN RELIES ON
ALIGNMENTS AND HOLD DIMENSIONS AS
WELL AS POSSIBLE ADJUSTMENTS DUE TO
FIELD CONDITIONS AND TRADE
COORDINATION.
ALL WORK MUST BE CHALKED AND
LAID OUT BY THE GC PRIOR TO
CONSTRUCTION. ALL
DISCREPANCIES MUST BE
RECTIFIED BY THE GC AND
ARCHITECT PRIOR TO
CONSTRUCTION.
CONTENT LOCATION:
ELEVATIONS: SHEET A-30.01
BUILDING SECTION: SHEET A-31.01
PARTITIONS: SHEET A-80.01
PARTITIONS: SEE SHEET A-80.01
-ALL NEW PARTITIONS SHALL BE TYPE
A41 UNLESS OTHERWISE NOTED.
-ALL FURRING SHALL BE MIN. 312" +
FINISH UNLESS OTHERWISE
DIMENSIONED.
PARTITION TYPES SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40" A.F.F.
UNLESS OTHERWISE NOTED (SEE
ELEVATION AND SECTION DWGS).
SYMBOLS LEGEND
* SEE G-002.00 FOR ADDITIONAL
SYMBOLS
A
PARTITIONS & WALLS:CEILING OBJECTS:LEGEND:
TRUE
NORTH
14.7 O
1
HPC-2.006
PROPOSED UPPER LEVEL FLOOR PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.006
PROPOSED
UPPER LEVEL
HPC JANUARY 2021
FLOOR PLAN:
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(G
A
R
A
G
E
)
10
'
H
A
B
I
T
A
B
L
E
R
E
A
R
S
E
T
B
A
C
K
RE
A
R
A
L
L
E
Y
(
S
O
U
T
H
)
-
P
U
B
L
I
C
R
O
W
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
RIDGE
RIDGE RIDGE
RIDGE
RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
12
16
12
16
12
16
12
1612
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
12
16
CEDAR SHINGLE
ROOFING PROPOSED
FLASH & WATERPROOF
AS NECESSARY
MASONRY
CHIMNEY
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 5'-0" SPA
FLAT ROOF
STANDARD STONE BALLAST
TOPPING PROPOSED
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
NON-PERMEABLE
DECK AREA :
PROPOSED STONE
DECKING
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
E
2
M
I
N
SL
O
P
E
2
M
I
N
0 0
0
0
ROOF DECK-MASTER
U-214
T.O. F.F. Master Deck
ELEV - 111'-11 1/2" (V.I.F.)
T.O. Plwd. Mst. Deck / Garage
ELEV - 111'-5" (V.I.F.)
T.O. Plwd. Connector
ELEV - 111'-10" (V.I.F.)
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
PV
-
1
34 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV
-
2
PV
-
1
8
PV
-
1
9
PV
-
2
0
PV
-
3
PV
-
4
PV
-
2
1
PV
-
5
PV
-
2
2
PV
-
2
3
PV
-
6
PV
-
7
PV
-
2
4
PV
-
2
5
PV
-
8
PV
-
9
PV
-
2
6
PV
-
1
0
PV
-
2
7
PV
-
2
8
PV
-
1
1
PV
-
1
2
PV
-
2
9
PV
-
3
0
PV
-
3
1
PV
-
1
3
PV
-
1
4
PV
-
1
5
PV
-
3
2
PV
-
1
6
PV
-
3
3
PV
-
3
4
PV
-
1
7
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
1
PROPOSED
RESTORATION OF
(BELIEVED PER
HISTORICAL
IMAGERY &
EXISTING
CONDITIONS) ORIGINAL
SOUTH FACADE
ROOF MASSING
+ FORM
FP CHIMNEY
NON REFLECTIVE
MATTE / PAINT LOCKED
METAL ROOFING
PROPOSED
12
12
12
12
FLAT ROOF WITH
NEW RUBBER DRAINAGE
MATT, STONE BALLAST &
WATERPROOFING AS
NECESSARY. FLASH &
WATERPROOF ROOFING
CONDITIONS AS REQUIRED.
EAST SIDE YARD ALLEY - PUBLIC ROW
ROOF PLAN NOTES LEGEND:
ROOFING SLOPES:
1. FOR ROOFING MATERIALS AND NOTES SEE
'MATERIAL NOTES ON A-30 SERIES ELEVATION
SHEETS.
2. ROOF SLOPES ARE SHOWN DIRECTLY ON ROOF
PLAN.
3. ALL FLAT ROOFS AND BALCONIES SHALL SLOPE A
MINIMUM OF 2% TOWARD DRAINS.
3529,'(´3/<:22'6+($7+,1*29(5[
675,33,1*$´2&723529,'(6/23(72'5$,16
AT FLAT ROOF CONDITIONS.
5. WATER SHALL NOT BE ALLOWED TO PUDDLE OR
POOL ON ANY PART OF THE ROOF. NO OBSTACLE
SHALL IMPEDE THE FLOW OF WATER TO
DESIGNATED DRAIN.
&5,&.(766+$//%(&216758&7(':,7+´&';
PLYWOOD AND SHALL BE PROTECTED AND FLASHED
WITH METAL CRICKET SADDLES WITH LOCKED AND
SOLDERED JOINTS.
GUTTERS, DOWNSPOUTS AND ROOF DRAINS:
7. GUTTERS SHALL BE CONSTRUCTED 24 GA
PAINTED STEEL WIT ´(;3$16,21-2,176
EVERY 30 FT (MAX)
*877(566+$//6/23($0,12)´72:$5'
DOWNSPOUTS.
9. SEE ROOF PLAN AND ELEVATIONS FOR
DOWNSPOUT LOCATIONS.
10. PROVIDE DOME WIRE BASKET AT EACH
DOWNSPOUT/DRAIN LOCATION.
11. CONTRACTOR SHALL TEST ALL CONCEALED
DOWNSPOUTS FOR LEAKAGE PRIOR TO CLOSE IN.
CONTRACTOR SHALL PROVIDE A 10 YEAR
WARRANTY AGAINST LEAKAGE.
12. ROOF DRAINAGE TO BE CONNECTED TO AN
APPROVED CITY DRAINAGE DEVICE. ALL RAINWATER
TO BE DIRECTED TO STREET OR APPROVED OUTLET.
ATTIC VENTILATION AND ROOF VENTS:
13. VENTS AT FLAT ROOFS AND ROOF STACKS SHALL
PROJECT ABOVE THE ROOF THE MINIMUM DISTANCE
REQUIRED BY THE CODE AND SHALL BE LOCATED IN
AREAS NOT VISIBLE FOR THE STREET. EXACT
LOCATIONS TO BE COORDINATED WITH THE
ARCHITECT PRIOR TO INSTALLATION.
14. ALL VENT AND ROOF STACKS TO HAVE RAIN
PROTECTION CAPS.
15. PROVIDE WATERPROOFING, FLASHING AND
COUNTER FLASHING AT ALL ROOF PENETRATIONS.
ALL SEAMS AND JOINTS SHALL BE CAULKED AND
SEALED.
16. COLOR OF EXPOSED ROOF VENTS AND STACKS
SHALL MATCH THE COLOR OF THE ROOF TILES OR
FINISHED ROOF MATERIAL.
17. ATTIC VENTILATION SHALL BE A MI. OF 1 /150 OF THE AREA
TO BE VENTILATED AND SHALL HAVE A VAPOR RETARDER
HAVING A TRANSMISSION RATE NOT EXCEEDING 1 PERM
INSTALLED ON THE WARM SIDE OF THE INSULATION.
18. VENTILATION IS NOT REQUIRED IN AREAS WHERE ROOF
INSULATION IS INSTALLED BETWEEN RAFTERS WITH NO AIR
SPACE BETWEEN INSULATION AND ROOF SHEATHING.
19. VENTS SHALL BE CONSTRUCTED WITH 24 GA PAINTED
METAL. LOUVERS AND 1/4x1/4x WIRE CLOTH SHALL CONFORM
TO SMACNA GUIDE LINES. LOUVERS SHALL BE CONSTRUCTED
TO DEFLECT DRIVEN RAIN.
ROOF DRAINAGE
(FLAT ROOF CONDITIONS (WHERE APPLICABLE):
ALL ROOFS SHALL BE PROVIDED WITH ROOF DRAINS
AND OVERFLOW DRAINS. DRAINS SHALL BE
&211(&7('72´/($'(56 *$/9$1,=('67((/
SECONDARY OVERFLOW PIPING SHALL BE
INDEPENDENT OF PRIMARY PIPING AND SHALL
DISCHARGE IN A VISIBLE, CONSPICUOUS LOCATION,
$%29(*5$'(29(5)/2:'5$,16+$//(;7(1'´
ABOVE THE ROOF.
´6,=,1*2)3,3(6 $7$´)7522)6/23( :,//
PROVIDE DRAINAGE FOR 2,900 SF OF ROOF AREA.
STRAINERS SHALL BE PROVIDED. STRAINERS
6+$//127(;7(1'/(667+$1´$%29(7+(
SURFACE OF THE ROOF IMMEDIATELY
ADJACENT TO THE DRAIN.
TRUE
NORTH
14.7 O
1
HPC-2.007
PROPOSED ROOF PLAN :: 121 WEST BLEEKER
SCALE : 1/4" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-2.007
PROPOSED
HPC JANUARY 2021
ROOF PLAN:
I
1
\\�
WI
I
I
I
\\
^U
I
I
I
1
�I
,\
W z o
ob
\\
W V
_ -- ----
—
�z a
as
I
CY)i
,,,-
I,
-
_
--
\
m w
�.+
`
EAST SIDE-YAR-11AL0 PUBLIC IqW_--- -
�1-Q
��__��_______
Cn ❑ Y
LU W v
, m
-----
a �- 7----------------=
Y i' d d \ y \\ ! '' �' --�-- � �---�-- r! I � --1 / N
@ '\
R 0 \\ !r - -! 1 I N
1 w1
1 �} //Q �11 ` \
11� Q \
A r �1�
I `
r!1 � I \ y
T
!f
f------------
I1
11 I
1 I
\
1
4 JJI I
s l r
�Ole
i9 ,V 1l d +' a N Il p µ a a
l t
IIG 14
a
V j1 G
1\ m 'a !1
a !
.
a r
�I`'
----------
'Co_-
\
80 /
1
� I
,�1--1----- i�-- ��
//
v \ 9
I
1 f
/I d fl
1
51 "50'g9 �Vhl()O,CaO' II yy
t
II
r i , 1 \ J 1 1
PROPERTY LINE 11 - ' _ 1�
1, � yr /\
/�
� -
OWNERSHIP
UTILITII3S TO BE `\
LOdATgDALONG
T S AIR WALL -
ItAI
1y
Owners:
/ y !
\ •�
I \\ \\
\\
/ / \ = C
C _ C
48' HEI HT
PROPO ED `
1
1
y
121 W Bleeker LLC
121 West Bleeker Street
I
�� !! �__ _
5'SIDE YARD SETBACK
Aspen
s , p O 81611
1
1 \
-----
--------------- --
GENERAL CONTRACTOR
Kaegebein Fine Homebuikding
I
GRATED
Z'ELr_ Ii
I
II
\\\\ II
1y
PO Box 1570
Carbondale, Colorado 81623
T970-510-5797
CONB6I®L II
I 1
IIlr
1
i
www_klhamebuildin -corn
T-
DESIGNE,R
----
iPROJECT
CITY REPRESENTATIVE
PO BOX 79281 Friday Design
I------ LI
Aspen, Colorado81612
T:970.309.0695
www_lfiday-com . wo
___------- _
_�
FII l+IIIi1IIliI
!II
II IIOO
-1
1
1III
SURVEY EY ENGINEER
Boundaries Unlimited Inc.00 923 Cooper Avenue, Suite 201
r
Glenwood Springs, CO 81601
lva
J L O O
:A:T:970.945.5252
I
I
www_bu-inc-cam
A��
'
J
IiI
CIVIL ENGINEER
Boundaries Unlimited knc.
_IiIIIIIII
==
923 Cooper Avenue, Suite 241
Glenwood Springs, CO 81601
T:970.945.5252
www-bu-inacom
Lm6j
aL—u
IIIIIIIIIIIIII�II�
a
lIIIIII1IIIIIIIl
-----
/YI
------- -----------
IIkII�IIII
STRUCTURAL ENGINEER
1
0
0
James Jackson Romeo, P.E.
�
Structural Design Consultant, LLC
IiI'I
3901 Mountain Drive#11
Glenwood Springs, CO 81601
!
30"TALPLANTINGI�_________
L
SCREENING
�'
97Q94742��
wom
ww-strucluacFOR
1
121 WEST BLEEKER
FROM BLEEKER
,119
E ll2 LOT CLOT D &
„
7
I ' W
II
JLa\I31\
IW
,
I 11 /
!
WI LOT EBLOCK 582
�--------
O�'
r
/ _
--- --
PROPOSED ITIVE
I
SPECIES DE�IYLJOUS
TREES (2 to 3 A PEN)
CT)
00
FOR SCREENING
FROM BLEEKER\
~
'��'WZFO
��
--_--__--- 5' SIDE YARD SF-TBACK---
7--------__~r _
\ 11
•gQy\-. _
III
IIII
I
IIIIII
II
'PROPERTY
-
- -
LINE
y
j
03
co
ro
Q
1\fjl1y]1
POEDCONCEPTUAL LAND SCAPE PLAN 121 WEST BLEEKER
/00
SEAL
8 SCALE>'114" 1'-0"
ISSUANCE DATE
CONCEPTUAL LANDSCAPE PLAN
NOTES & DIAGRAM
LEGEND:
TRUE
EXISTING COTTONWOOD SPECIES:
EXISTING NATIVE (ASPEN) SPECIES: EXISTING NATIVE (36-42" MAX)
EXISTING NATIVE (36-42" MAX) PROPOSED STONE SANDSET PAVERS:
PROPOSED LAWN AREAS: PROPOSED GRAVEL AREAS: PROPOSED STONE (PATIO) AREAS:
PROPOSED POURED CONCRETE SLAB AREAS:
NORTH
°
0 2'-85'-4 8"
SHRUB SPECIES:
SHRUB SPECIES:
14.7
FLAMED SURFACE PENNSYLVANIA BLUE
COLORADO TRADITIONAL WEST END LAWN TYPICAL WASHED I PEBBLED NO 5 GRAVEL FULL WATERPROOF AND SNOWMELT
TYPICAL POURED CONCRETE SLAB
PER
01 HPC 1 CONCEPTUAL
------
`
STONE PROPOSED
2-114" THICK MIN.
SEEDING - SOD MIXTURE PROPOSED. SURFACE MIX DETAILING PROPOSED. FINISH PROPOSED
ENGINEERING. 6" MINIMUM THICKNESS.
SIZE AND LAYOUT TO BE DETERMINED
IRRIGATION AS REQUIRED AS FLAMED PENNSYLVANIA BLUESTONE
SMOOTH FINISH.
2-1I2" THICK MATERIAL FINISH. PATIO TO BE
DESIGNED FOR RUNOFF WATERSHED
DRAINAGE. ALL SURFACE WATER TO BE
N
SCALE: 3/ 6 —�"
SCALE
COLLECTED PER DRYWALLS AS SPECIFIED
PROJECT# 121- BLEEKER
DRAWING TITLE:
PROPOSED
LANDSCAPE PLAN:
DRAWING NO:FM-
HPC-2"008
HPC JANUARY 2021
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
16
12
16
12
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
7894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
1
4
12
8
12
2
3
3
3
5
5
4
12
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
6
5
3
4
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
7894
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
Historic Victorian +
Associative Massing
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
5
5
5
5
5
2
2
12
9
12
1
HPC-3.001
EXISTING ELEVATION/ SECTIONS - NORTH ELEVATION (121 BLEEKER) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.001
2
HPC-3.001
EXISTING ELEVATION/ SECTIONS - NORTH ELEVATION (INTERIOR : CONNECTOR / ADDITION) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
7894
PR
O
P
E
R
T
Y
L
I
N
E
ED
G
E
O
F
C
U
R
B
:
BL
E
E
K
E
R
S
T
R
E
E
T
7894
7895.4 ALLEY
ASPHALT
RE
A
R
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
R
E
A
R
Y
A
R
D
SE
T
B
A
C
K
(
G
A
R
A
G
E
)
10
'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(H
A
B
I
T
A
B
L
E
)
10
'
F
R
O
N
T
Y
A
R
D
SE
T
B
A
C
K
7895
7896
7894
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
16
12
16
121/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
16
12
5
5 5
5 5
5
1
2
2
2
2
53
3
3
6
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.
RE
A
R
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
R
E
A
R
Y
A
R
D
SE
T
B
A
C
K
(
G
A
R
A
G
E
)
10
'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(H
A
B
I
T
A
B
L
E
)
25' R-6 Height Limit
10
'
F
R
O
N
T
Y
A
R
D
SE
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
ED
G
E
O
F
C
U
R
B
:
BL
E
E
K
E
R
S
T
R
E
E
T
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
7896 7895.4 ALLEY
ASPHALT
7895
7894 78947894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
16
12
16
12
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
16
12
16
12
16
12
6
5
35
5
5
5
3
3
4
4
4
1
1
1
HPC-3.002
EXISTING ELEVATION/ SECTIONS - WEST ELEVATION (NEIGHBORING) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.002
2
HPC-3.002
EXISTING ELEVATION/ SECTIONS - EAST ELEVATION (SIDE ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
7894
25' R-6 Height Limit
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
HISTORIC RESTORATION KEY / DEMOLITION : AREAS SHADED TO BE REMOVED
1.RESTORE FRONT ENTRY (BLEEKER STREET) PORCH TO OPEN CONDITION PER HISTORICAL RECORD. RAILING AND ORNATE DETAILING, POSTS
TO BE RESTORED / SIMPLIFIED TO ORIGINAL DETAILING CONDITIONS PER HISTORICAL IMAGING. REFER TO PROPOSED ELEVATIONS.
2.NON-HISTORIC WEST SIDE YARD PORCH & SECONDARY ENTRY / MUDROOM / TIE IN TO ENCLOSED BREEZEWAY / CONNECTOR TO BE REMOVED. WEST
WALL HISTORIC WINDOW OPENINGS AND DORMER TO REMAIN AND BE RESTORED PER HISTORIC CONDITIONS. ALL NON-HOSTORIC DETAILING TO BE
REMOVED ACCORDINGLY.
3.NON-HISTORIC 4/12 GABLE MASSING DIRECTLY ABUTTED TO THE SOUTH ELEVATION OF THE HISTORIC VICTORIAN TO BE REMOVED IN ITS ENTIRETY.
PER HISTORICAL IMAGERY AND EXISTING IMAGING - DESIGN INTENT TO RE-ESTABLISH THE HISTORICAL 16/ 12 MASS AND FORM CONSISTENT WITH THE
EXISTING HISTORICAL CONDITIONS "MIRRORED" E-W / N-S. DETAILING TO MATCH EXISTING HISTORICAL CONDITIONS. SOUTH WEST REAR CORNER OF
VICTORIAN TO BE RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
4.EAST ELEVATION MASSING DIRECTLY ABUTTED TO EXISTING VICTORIAN TO BE REMOVED. SOUTH EAST REAR ORIGINAL VICTORIAN CORNER TO BE
RE-ESTABLISHED PER PROPOSED ELEVATIONS AND PLANNING.
5.EXISTING GARAGE AND SECONDARY 16/12 GABLE MASSING AREA OF THE EXISTING HOME TO BE REMOVED IN ITS ENTIRETY. PROPOSED NEW
MASSING BRINGS ALL PROPOSED MASSING TO BE LEGALLY DEVELOPED WITHIN THE PROPERTY BOUNDARY.
6.PER HISTORICAL IMAGING, CHIMNEY HEIGHT + PROPORTION WAS LIKELY RECONSTRUCTED PER 1990'S ADDITIONS. PROPOSE TO RESTORE /
RECONSTRUCT HISTORICAL VICTORIAN CHIMNEY TO MORE ACCURATE HISTORICAL DESIGN INTENT.
6
T.O. F.F. Main Lvl. (Victorian)
ELEV - 101'-5" (V.I.F.)
5
3
5
3
5
3 3
5
2
5
2
2
4
4
4
4
4
5
16
12
16
12
4
12
4
12
8
12
Existing Massing Behind
South Alley Elevation
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
25' R-6 Height Limit
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
5
5
5
5
2
12
4
12
16
12
1
HPC-3.003
EXISTING ELEVATION/ SECTIONS - SOUTH ELEVATION (INTERIOR : HISTORIC VICTORIAN) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.003
2
HPC-3.003
EXISTING ELEVATION/ SECTIONS - SOUTH ELEVATION (REAR ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
EXISTING
HPC JANUARY 2021
ELEVATIONS
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
16
12
16
12
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
7894
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
7894
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
Historic Victorian Massing
1
HPC-3.004
PROPOSED ELEVATION/ SECTIONS - NORTH ELEVATION (121 BLEEKER) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.004
2
HPC-3.004
PROPOSED ELEVATION/ SECTIONS - NORTH ELEVATION (INTERIOR : CONNECTOR / ADDITION) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC JANUARY 2021
ELEVATIONS
7894
PR
O
P
E
R
T
Y
L
I
N
E
ED
G
E
O
F
C
U
R
B
:
BL
E
E
K
E
R
S
T
R
E
E
T
7894
7895.4 ALLEY
ASPHALT
RE
A
R
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
R
E
A
R
Y
A
R
D
SE
T
B
A
C
K
(
G
A
R
A
G
E
)
10
'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(H
A
B
I
T
A
B
L
E
)
10
'
F
R
O
N
T
Y
A
R
D
SE
T
B
A
C
K
7895
7896
7894
25' R-6 Height Limit 1/3 Height of 12/12 Gable Roof
ELEV - 123'-9 1/4" (V.I.F.)
G
E
15' Maximum. Subgrade
Line of F.F.
25' R-6 Height Limit
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Garage Level
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Garage Level
ELEV - 101'-5" (V.I.F.)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Plate Main Level/ Garage (Not Lower - TBD)
T.O. Plwd. Main Master Deck Over Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. Plwd. Upper Level/ Master Suite
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper/ Master Suite Level
ELEV - 112'-1" (V.I.F.)
T.O. Wood Master Deck Railing/ Wall
ELEV - 115'-8" (V.I.F.)
T.O. Plate / Spring Point 1/12 Shed Dormer (Low)
ELEV - 120'-1" (V.I.F.)
T.O. Plate Master Bed Alley Bump Up
ELEV - 121'-2" (V.I.F.)
ELEV - 129'-9 3/8" (V.I.F.)
ELEV - 119'-7" (V.I.F.)
T.O. Plate/ Spring Point Master Bed 12/12 Gable
T.O. Ridge Height of 12/12 Gable Roof
16
12
16
12
12
12
12
1
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
HC
E
L
E
C
T
R
I
C
GA
S
RE
A
R
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
R
E
A
R
Y
A
R
D
SE
T
B
A
C
K
(
G
A
R
A
G
E
)
10
'
R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(H
A
B
I
T
A
B
L
E
)
25' R-6 Height Limit
10
'
F
R
O
N
T
Y
A
R
D
SE
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
ED
G
E
O
F
C
U
R
B
:
BL
E
E
K
E
R
S
T
R
E
E
T
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
7896 7895.4 ALLEY
ASPHALT
7895
7894 78947894
15' Maximum. Subgrade
Line of F.F.
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
CURB : BLEEKER
STREET
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
16
12
16
12
12
12
12
1
1/3 Height of 12/12 Gable Roof
ELEV - 123'-9 1/4" (V.I.F.)
T.O. Plwd. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Plwd. Garage Level
ELEV - 101'-0" (V.I.F.)
T.O. F.F. Garage Level
ELEV - 101'-5" (V.I.F.)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Plate Main Level/ Garage (Not Lower - TBD)
T.O. Plwd. Main Master Deck Over Garage
ELEV - 111'-5 1/4" (V.I.F.)
T.O. Plwd. Upper Level/ Master Suite
ELEV - 111'-10" (V.I.F.)
T.O. F.F. Upper/ Master Suite Level
ELEV - 112'-1" (V.I.F.)
T.O. Wood Master Deck Railing/ Wall
ELEV - 115'-8" (V.I.F.)
T.O. Plate / Spring Point 1/12 Shed Dormer (Low)
ELEV - 120'-1" (V.I.F.)
T.O. Plate Master Bed Alley Bump Up
ELEV - 121'-2" (V.I.F.)
ELEV - 129'-9 3/8" (V.I.F.)
ELEV - 119'-7" (V.I.F.)
T.O. Plate/ Spring Point Master Bed 12/12 Gable
T.O. Ridge Height of 12/12 Gable Roof
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
16
12
1
HPC-3.005
PROPOSED ELEVATION/ SECTIONS - WEST ELEVATION (NEIGHBORING) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.005
2
HPC-3.005
PROPOSED ELEVATION/ SECTIONS - EAST ELEVATION (SIDE ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC JANUARY 2021
ELEVATIONS
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)
7894
25' R-6 Height Limit
15' Maximum. Subgrade
Line of F.F.
Proposed Massing Behind
1/3 Height of 16/12 Historic Gable Roof
ELEV - 119'-3 3/4" (V.I.F.)
WE
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
PV-1
34 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV-2
PV-18 PV-19 PV-20
PV-3 PV-4
PV-21
PV-5
PV-22 PV-23
PV-6 PV-7
PV-24 PV-25
PV-8 PV-9
PV-26
PV-10
PV-27 PV-28
PV-11 PV-12
PV-29 PV-30 PV-31
PV-13 PV-14 PV-15
PV-32
PV-16
PV-33 PV-34
PV-17
T.O. Plwd. Upper (Hold Ex. Plwd. Ht.)
ELEV - 111'-10" (V.I.F.)
T.O. Plwd. Main Level (13" lower
than existing floor)
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level Victorian
ELEV - 112'-1" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-3" (V.I.F.)
T.O. Plate Main Level (Not Lower - TBD)
ELEV - 110'-5 1/4" (V.I.F.)
T.O. 16/12 Ridge(Secondary) Cross Gable
ELEV - 122'-11" (V.I.F.)
T.O. F.F. Main Lvl. Entry (Victorian)
ELEV - 101'-5" (V.I.F.)
T.O. Masonry Chimney (TBD)
ELEV - 135'-2 1/8" (V.I.F.)
T.O. Upper Level 16/12 Spring Point
ELEV - 113'-6" (V.I.F.)
T.O. 16/12 N-S Ridge Primary Gable
ELEV - 130'-10 1/8" (V.I.F.)
T.O. 16/12 E-W Dormer Ridges
ELEV - 125'-7 1/4" (V.I.F.)
25' R-6 Height Limit
T.O. Ceiling Lower (Subgrade) Level (Not
Lower - TBD)
ELEV - 96'-9 1/4" (V.I.F.)
T.O. Conc. Lower Level ( TBD)
ELEV - 86'-7 1/4" (V.I.F.) (TBD)
T.O. Conc. Light Well (2'-6" above
Proposed F.F.)
ELEV - 89'-1 1/4" (V.I.F.)
T.O. Conc. Grotto ( TBD)
ELEV - 86'-3 1/4" (V.I.F.) (TBD)
ACH 101'-5" = 7895.5 ELEV (V.I.F.)15' Maximum. Subgrade
Line of F.F.
T.O. 16/12 E-W Dormer Spring Points
ELEV - 121'-5" (V.I.F.)
5'
S
I
D
E
Y
A
R
D
S
E
T
B
A
C
K
EA
S
T
S
I
D
E
Y
A
R
D
PR
O
P
E
R
T
Y
L
I
N
E
(S
I
D
E
A
L
L
E
Y
)
EA
S
T
S
I
D
E
Y
A
R
D
AL
L
E
Y
S
T
A
R
T
1
HPC-3.006
PROPOSED ELEVATION/ SECTIONS - SOUTH ELEVATION (INTERIOR : HISTORIC VICTORIAN) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
121- BLEEKER
01 HPC / CONCEPTUAL
c
1
F
R
I
D
A
Y
D
E
S
I
G
N
,
L
L
C
2
0
2
0
12
1
W
E
S
T
B
L
E
E
K
E
R
RE
S
I
D
E
N
C
E
"T
A
N
G
L
E
D
U
P
I
N
B
L
U
E
"
12
1
W
e
s
t
B
l
e
e
k
e
r
S
t
r
e
e
t
,
A
s
p
e
n
,
C
O
8
1
6
1
1
Owners:
121 W Bleeker LLC
121 West Bleeker Street
Aspen, CO 81611
SURVEY ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
PROJECT DESIGNER /
CITY REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
STRUCTURAL ENGINEER
James Jackson Romeo, P.E.
Structural Design Consultant, LLC
3901 Mountain Drive #11
Glenwood Springs, CO 81601
T: 970.945.4742
www.jjrstructural.com
d e r e k m s k a l k o
GENERAL CONTRACTOR
Kaegebein Fine Homebuilding
PO BOX 1570
Carbondale, Colorado 81623
T: 970.510.5797
www.kfhomebuilding.com
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
OWNERSHIP
HPC-3.006
2
HPC-3.006
PROPOSED ELEVATION/ SECTIONS - SOUTH ELEVATION (REAR ALLEY) :: 121 WEST BLEEKER
SCALE : 3/16" = 1'-0"
PROPOSED
HPC JANUARY 2021
ELEVATIONS