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HomeMy WebLinkAboutExhibit A.Application.20201108 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM November 10, 2020 Historic Preservation Commission and Aspen City Council c/o Aspen City Hall 130 South Galena Street, 3rd Floor Aspen, CO 81611 Re: 211 West Hopkins Avenue – Project Revisions Dear HPC and Staff, Thank you for your thoughtful comments during the public hearing on October 28, 2020. This is a challenging small site, with a small pan abode that cannot be relocated forward to the front setback line due to large trees. The design team has focused on restudying the north elevation to add dimension that breaks up the mass behind the pan abode. While this is typically a Final Design element, at HPC ’s direction we have restudied the fence proposed along the west elevation of the pan abode. The AspenModern request is unchanged with the project revisions (Table 1 is provided for easy reference). We are proud of this project – it fits into the context of the neighborhood, balances historic preservation and new development, and most importantly it preserves and restores an unprotected AspenModern resource. Table 1: AspenModern Request & Fee Summary (estimated based on 2,469sf floor area increase) Fee Request Affordable Housing 0.4 FTEs at Category 2 ~ $137,040 cash in lieu No request. TDM/Air Quality ~$1,506.09 No request. Parks Development ~$13,456.05 No request. Tree Removal Mitigation ~ $20,122.75 Request wavier of tree removal mitigation. Building Permit Review n/a Expedited permit review. Dimensional Variations n/a Rear setback – 2’ for living space (8’ provided) Historic Development Benefits n/a 135 sf FAR bonus; 19sf of deck exemption New Building Multiple roof forms were explored over the past few weeks, but we feel strongly that a gable roof form with a shallow pitch is most appropriate in relationship to the pan abode. When looking at a steeper pitched gable form, it resulted in a taller building and did not relate to the pan abode. Breaking the gable into different roof forms appeared overly complicated and distracted from the simple form of the pan abode. We concluded that a shallow gable roof was most appropriate and have provided a symmetrical and an asymmetrical version for your consideration. A 20” deep eave is proposed to reflect the eave dimensions of the pan abode. The majority of the changes to the north façade are found in the material application and windows. A comparison of the original proposal to the revised two options are below. Option #1 (symmetrical) is preferred by the applicant. Figure 2: Option 1, north elevation November 18, 2020. Figure 1: October 28, 2020 proposed north elevation. Figure 3: Option 2, north elevation November 18, 2020. Figure 4: Option 1 rendering November 18, 2020. Figure 5: Option 2 rendering November 18, 2020. We prefer the symmetrical Option 1 and find that both options meet the Design Guidelines noted below: 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • AspenModern alignments shall be handled case-by-case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. Response - The new building is oriented parallel to the lot lines to maintain the traditional grid and to relate to the pan abode. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. Response – A front porch is proposed to define the entry into the new building. A walkway is proposed from Hopkins that reinforces the entrance. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. Response – The new building is divided into smaller modules through material application and window placement. Vertical and horizontal wood siding divides the north elevation into modules that relate to the asymmetrical vertical joints and façade division of the pan abode, but in a contemporary application. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. Response – The primary plane of the new building is similarly scaled to the historic building in the application of the building materials. The new building is taller than the one story historic structure; however, the front porch is lower in height. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). • This should be kept in mind when determining how floor area will be allocated between structures proposed as part of a lot split. Response – While this is not a lot split project, the majority of the floor area is allocated to the detached new building at the rear of the property. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. Response – The new structure is consistent with form and materials, and diverts from the pan abode in the fenestration category. The primary form reflects the simplicity of the pan abode footprint and shallow roof. The secondary form of the new building is a steeper gable roof that is setback to break up massing. The primary material is wood with a similar scale and finish as the pan abode. The application of wood siding in both vertical and horizontal sections references the horizontal and vertical divisions of the pan abode but with a modern influence. Subtle references to the pan abode are found throughout the new building that create a strong dialogue between the two structures – for example, the rain screen has overlapping ends that reference the pan abode corners. Metal is woven as an accent throughout the façade. The project diverts in fenestration from the pan abode. Windows and doors are contextual to the rest of the property, but the placement, size and style of the doors and windows are contemporary. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. Response -The new building reflects on the pan abode but is a clearly a product of its own time. The details are simple and subordinate to the pan abode. Fence HPC feedback on October 28, 2020 included concerns about the visibility of the west elevation of the pan abode with the addition of a 6 feet tall wood fence. Bluegreen restudied the fence and re- examined existing vegetation to propose a 2.5 feet tall wood fence with 4” vertical boards and 2” spaces between board. The fence is setback 3 feet from the front façade of the pan abode. At HPC’s suggestion Bluegreen looked at pushing the fence back behind the existing chimney, however, closer examination of mature vegetation onsite blocks any view of the proposed fence or west elevation of the pan abode. Applicable fence design guidelines are addressed below: 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. Figure 6: Northwest corner of pan abode as viewed from Hopkins. Figure 7: Looking at west side yard of pan abode from Hopkins. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Response – The proposed fence in the west side yard is 2.5 feet in height and a simple wood picket style. 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 – The new fence in the west yard of the pan abode has 4” wide vertical boards and 2” spaces between. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. Figure 8: Proposed fence in west side yard of pan abode. • 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 – The proposed fence is 2.5 feet tall and is setback 3 feet from the front façade to allow the northwest building corner to be visible from the street. We are excited about the preservation of Aspen’s most exemplary pan abode, the community benefits, and the positive contribution to the neighborhood. Please reach out with any questions. Sincerely, Sara Adams, AICP sara@bendonadams.com Exhibits A – T already provided U – Updated plans dated 11/18/20 Figure 9: Proposed landscape plan showing fence location and height in west side yard. Option 1 - Symmetrical Option 1 - Symmetrical Option 1 - Symmetrical Option 1 - Symmetrical Option 1 - Symmetrical Option 2 - Asymmetrical Option 2 - Asymmetrical Option 2 - Asymmetrical Option 2 - Asymmetrical Option 2 - Asymmetrical BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 14 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " COVERED FRONT ENTRY FENCE AND GATE PR O P E R T Y L I N E PR O P E R T Y L I N E 23 EXISTING CABIN 99' -8 13/32" T.O. FINISH BUILDING HEIGHT 8 3/8 / 12 PITCH 8 12 8 12 25' HEIGHT LIMIT ABOVE EXISTING GRADE 3 12 10' - 4 7/8"31' - 9 1/4"5' - 9 7/8" 48' - 0" CABIN BASEMENT 90' -8 13/32" T.O. FINISH 3 12 BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH PR O P E R T Y L I N E PR O P E R T Y L I N E EAST NEIGHBOR SHOWN FOR REFERENCE ONLY WEST NEIGHBOR SHOWN FOR REFERENCE ONLY rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 1 : 5 9 : 2 8 A M As indicated A4.1 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.1 1/4" = 1'-0" 1 PROPOSED - NORTH ELEVATION SCALE:A4.1 1/8" = 1'-0" 2 NORTH ELEVATION - STREET 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 OPTION 1 -SYMMETRICAL GABLE OPTION 1 -SYMMETRICAL GABLE - OPT 1 BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A ALLEY B PR O P E R T Y L I N E C D EXISTING CABIN 99' -8 13/32" T.O. FINISH BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10 ' - 0 " 10 ' - 6 " 20 ' - 6 " 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" 3 12 3 12 EXISTING PAN ABODE SIDEWALK HOPKINS AVENUE BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 1 : 5 8 : 0 5 A M As indicated A4.2 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.2 1/4" = 1'-0" 1 PROPOSED EAST ELEVATION 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 - OPT 1 OPTION 1 -SYMMETRICAL GABLE BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1 4 ALLEY 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " PR O P E R T Y L I N E PR O P E R T Y L I N E BASEMENT FENCE AND GATE FENCE AND GATE GARAGE DOOR 25' HEIGHT LIMIT ABOVE EXISTING GRADE 18' - 0" 3 12 BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " 48' - 0" TRANSFOMER WILDLIFE TRASH ENCLOSURE CABIN BASEMENT 90' -8 13/32" T.O. FINISH 2 3 EXISTING CABIN 99' -8 13/32" T.O. FINISH NEW WINDOW TO MATCH EXISTING BASEMENT 31' - 9 1/4" ± 1 1 ' - 7 7 / 8 " CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 2 : 2 4 : 0 1 P M As indicated A4.3 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.3 1/4" = 1'-0" 1 PROPOSED SOUTH ELEVATION SCALE:A4.3 1/4" = 1'-0" 2 SOUTH ELEVATION - EXISTING CABIN 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 - OPT 1 OPTION 1 -SYMMETRICAL GABLE OPTION 1 -SYMMETRICAL GABLE BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A ALLEY B 10 ' - 6 " 10 ' - 6 " 10 ' - 0 " 20 ' - 6 " PR O P E R T Y L I N E CD EXISTING CABIN 99' -8 13/32" T.O. FINISH BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" SIDEWALK HOPKINS AVENUE 3 12 CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 : 0 7 : 3 9 P M As indicated A4.4 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.4 1/4" = 1'-0" 1 PROPOSED WEST ELEVATION 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 - OPT 1 OPTION 1 -SYMMETRICAL GABLE rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 : 1 7 : 0 3 P M A4.5 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR VIEWS VIEW FROM WEST HOPKINS ENTRY VIEW VIEW FROM ALLEY LOOKING AT OFFICE TERRACE VIEW FROM ALLEY LOOKING AT MAIN BEDROOM TERRACE VIEW FROM WEST HOPKINS 09/21/2020 HPC CONCEPTUAL 11/18/2020 HPC CONCEPTUAL, V3 - OPT 1 BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " COVERED FRONT ENTRY FENCE AND GATE PR O P E R T Y L I N E PR O P E R T Y L I N E BUILDING HEIGHT 8 3/8 / 12 PITCH 8 12 8 12 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10' - 4 7/8"31' - 9 1/4"5' - 9 7/8" 48' - 0" 4 12 2 12 LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH PR O P E R T Y L I N E PR O P E R T Y L I N E EAST NEIGHBOR SHOWN FOR REFERENCE ONLY WEST NEIGHBOR SHOWN FOR REFERENCE ONLY rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 3 : 2 3 : 3 8 P M As indicated A4.6 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.6 1/4" = 1'-0" 1 PROPOSED - NORTH ELEVATION - OPT 2 OPTION 2 -ASYMMETRICAL ROOF SCALE:A4.6 1/8" = 1'-0" 2 NORTH ELEVATION - STREET VIEW OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A B C D EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY PR O P E R T Y L I N E BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10 ' - 0 " 10 ' - 6 " 20 ' - 6 " 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" 3 12 3 12 EXISTING PAN ABODE SIDEWALK HOPKINS AVENUE BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 3 : 0 1 : 0 6 P M 1/4" = 1'-0" A4.7 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.7 1/4" = 1'-0" 1 PROPOSED EAST ELEVATION - OPT 2- OPT 2 OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1 4 CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " PR O P E R T Y L I N E PR O P E R T Y L I N E BASEMENT FENCE AND GATE FENCE AND GATE GARAGE DOOR 25' HEIGHT LIMIT ABOVE EXISTING GRADE 18' - 0" BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " 48' - 0" TRANSFOMER WILDLIFE TRASH ENCLOSURE rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 3 : 0 3 : 0 1 P M 1/4" = 1'-0" A4.8 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.8 1/4" = 1'-0" 1 PROPOSED SOUTH ELEVATION - OPT 2 OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH ABCD EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY 10 ' - 6 " 10 ' - 6 " 10 ' - 0 " 20 ' - 6 " PR O P E R T Y L I N E BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" SIDEWALK HOPKINS AVENUE 3 12 rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 3 : 1 6 : 3 4 P M 1/4" = 1'-0" A4.9 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.9 1/4" = 1'-0" 1 PROPOSED WEST ELEVATION OPTION 2 -ASYMMETRICAL ROOF - OPT 2 DN UP DN DN UP UP UP DN PROPOSED BASEMENT LEVEL EXPOSED WALL CALCULATIONS WALL LABEL EXPOSED WALL AREA (SF)TOTAL WALL AREA (SF) PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS MAIN LEVEL GROSS FLOOR AREA (SF) GARAGE GROSS FLOOR AREA (SF) GARAGE FLOOR AREA EXEMPTION (SF) MAIN LEVEL COUNTABLE FLOOR AREA (SF) 1,251 500 250 1,376 500 - 250 - 125 = 125 TOTAL PROPOSED FLOOR AREA CALCULATIONS BASEMENT FLOOR AREA (SF) UPPER LEVEL FLOOR AREA (SF) EXISTING CABIN AREA (SF) 49 37 832 TOTAL PROPOSED FLOOR AREA (SF) DECK/PORCH AREA CALCULATIONS TOTAL DECK/PORCH AREA (SF) MAIN LEVEL ENTRY PATIO (SF) 559 258 < 540 SF ALLOWABLE > 3,615 SF ALLOWABLE PROPOSED AREA CONSTRAINTS LOT AREA (SF) MAX ALLOWABLE FLOOR AREA (SF) MAX ALLOWABLE DECK AREA (SF) 6,000 3,615 540 15% * 3,600 ROOF DECK AREA (SF)N/A FLOOR AREA CALCULATIONS LEVEL 2 DECK - COVERED TERRACE (SF) 301 1 2 4 3 348 0 443 0 443 0 348 44 OVERALL TOTAL WALL AREA (SF) 1,582 EXPOSED WALL AREA (SF)44 % OF EXPOSED WALL (EXPOSED/TOTAL) 2.78% NEW HOUSE BASEMENT TOTALS (WALLS 1 - 4) PROPOSED NEW HOUSE BASEMENT LEVEL FLOOR AREA CALCULATIONS BASEMENT GROSS FLOOR AREA (SF) BASEMENT COUNTABLE FLOOR AREA (SF) 1,767 49 1,767 * 2.78% PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS UPPER LEVEL GROSS FLOOR AREA (SF) UPPER LEVEL COUNTABLE FLOOR AREA (SF) 1,403 1,403 125GARAGE COUNTABLE FLOOR AREA (SF) ROOF DECK (SF) - 3,600 + 15 HPC BONUS MAIN LEVEL FLOOR AREA (SF)1,376 PER ASPEN MUNICIPAL CODE 26.575.020.d.7, 26.575.020-2 1,403 ROOF FLOOR AREA (SF) UPPER LEVEL DECK AREA (SF)N/A ALLOWANCE REQUESTED REQUEST: EXCESS OF 19 SF DECK ALLOWABLE AND 120 SF FAR 3,754 5 212 20 6 0 7 20 8 0 OVERALL TOTAL WALL AREA (SF) 862 EXPOSED WALL AREA (SF)40 % OF EXPOSED WALL (EXPOSED/TOTAL) 4.40% CABIN BASEMENT TOTALS (WALLS 5 - 8) PROPOSED CABIN BASEMENT LEVEL FLOOR AREA CALCULATIONS BASEMENT GROSS FLOOR AREA (SF) BASEMENT COUNTABLE FLOOR AREA (SF) 862 38 862 * 4.40% 245 212 245 BASEMENT CABIN AREA (SF)38 3,735 1251 SF MAIN LEVEL AREA GARAGE AREA 500 GSF 125 CSF 832 SF CABIN OPEN TO ABOVE AND BELOW EXTERIOR AREA FENCE EXTERIOR AREA FENCE FRONT PORCH WITHIN 30" OF FINISHED GRADE IS EXEMPT FROM FAR CALCULATIONS -IT IS ALSO OPEN ON TWO SIDES T W I L D L I F E TR A S H EN C L O S U R E 6' - 4 1/2" FIREPLACE OPEN TO ABOVE 258 SF COVERED TERRACE 1403 SF UPPER LEVEL AREA FLAT ENTRY ROOF BELOW OPEN TO BEYOND OPEN TO BEYOND LOWER LEVEL AREA 1767 GSF 49 CSF EGRESS LIGHTWELL LOWER LEVEL AREA 862 GSF 38 CSF 2 1 4 3 EGRESS LIGHTWELL EGRESS LIGHTWELL 6 8 7 5 301 SF ROOF DECK ROOF LEVEL INT. AREA 37 SF OPEN TO BELOW OPEN TO BELOW NON-USABLE ATTIC SPACE 1146 SF EXISTING CABIN NON-HISTORICAL ADDITION rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 3 : 3 4 : 4 2 P M As indicated A0.6 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 FLOOR AREA CALCULATIONS SCALE: PLAN NORTH TRUE NORTH A0.6 1/8" = 1'-0" 2 PROPOSED LEVEL 1 FAR SCALE: PLAN NORTH TRUE NORTH A0.6 1/8" = 1'-0" 3 PROPOSED LEVEL 2 FAR SCALE: PLAN NORTH TRUE NORTH A0.6 1/8" = 1'-0" 1 PROPOSED BASEMENT FAR SCALE: PLAN NORTH TRUE NORTH A0.6 1/8" = 1'-0" 4 PROPOSED ROOF FAR SCALE: PLAN NORTH TRUE NORTH A0.6 1/8" = 1'-0" 5 EXISTING LEVEL 1 FAR 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 UPWD UP A4.1 2 A4.3 1 A A 1 1 4 4 A4.2 1 A4.1 1 A4.4 1 MEDIA LAUNDRY GUEST SUITE #3 BATH MECHANICAL MULTI WE T B A R BE L O W S T A I R BUNKS ABOVE BATH TV 3' X 3' EGRESS LIGHTWELL B B W D C C D D 2 3 38' - 0"14' - 1 3/8"28' - 0" 48 ' - 0 " GUEST SUITE #4 Q T T PROPERTY LINE AL L E Y SETBACK OPEN TO ABOVE CHIMNEY FOUNDATION HO P K I N S A V E N U E SE T B A C K PR O P E R T Y L I N E A4.3 2 80' - 1 3/8" 3' X 3' EGRESS LIGHTWELL PROPERTY LINE SETBACK HI D D E N DO O R MECHANICAL / LAUNDRY BEDROOM BEDROOM BATHROOM BATHROOM FLEX ROOM 3' X 3' EGRESS LIGHTWELL 3' X 3' EGRESS LIGHTWELL K Q rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 9 : 4 3 : 0 3 A M 1/4" = 1'-0" A2.0 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED BASEMENT FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.0 1/4" = 1'-0" 1 PROPOSED BASEMENT FLOOR PLAN 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 DN UP DN A4.1 2 A4.3 1 A A 1 1 4 4 48 ' - 0 " A4.2 1 A4.1 1 A4.4 1 MUD POWDER COVERED STONE ENTRYOPEN TO ABOVE AND BELOW WALK FE N C E AN D G A T E GARAGE EXISTING CABIN WITH ADDITION REMOVED GR A V E L A L L E Y SE T B A C K PR O P E R T Y L I N E EGRESS LIGHTWELL BELOW FIREPLACE STONE WALK HO P K I N S A V E N U E EGRESS LIGHTWELL BELOW GUEST SUITE #2 (GEMMA) GUEST BATH B B GUEST BATH GUEST SUITE #1 (LOLA) Q COAT CLOSET BOOK SHELVES 11 ' - 0 " CL E R E S T O R Y W I N D O W OFFICE KITCHEN BATHROOM BEDROOM STAIR LIVING ROOM CABIN GARDEN TERRACE C C D D 2 3 DR E S S E R DR E S S E R 10' - 6 3/4" A4.3 2 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" FE N C E AN D G A T E FE N C E AN D G A T E FENCE AND GATE T REF CL O S E T PROPERTY LINE SETBACK PROPERTY LINE SETBACK COVERED ENTRY CO N C R E T E A P R O N 10 3/8" 5' - 0" 5' - 0" 10' - 0" OPEN TO BELOW EGRESS LIGHTWELL BELOW EGRESS LIGHTWELL BELOW 27' - 7"5' - 0 1/8" TR R WI L D L I F E T R A S H EN C L O S U R E FE N C E AN D G A T E 3' - 0 " VAULT 5' - 0" 3' - 0"VAULT 5' - 0" 1' - 0" 3' - 0" 1' - 0" MIN. 4" 4 1/2" 4' - 0"3' - 0" CONCRETE PAD 3' - 0" BOLLARDS rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 9 : 5 8 : 5 0 A M 1/4" = 1'-0" A2.1 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.1 1/4" = 1'-0" 1 PROPOSED LEVEL 1 FLOOR PLAN 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 DN UP A4.1 2 A4.3 1 A A 1 1 4 4 A4.2 1 A4.1 1 A4.4 1 COVERED TERRACE MAIN BED BALLAST FLAT ROOF ABOVE ENTRY EXISTING CABIN ROOF, ADDITION REMOVED CHIMNEY PR O P E R T Y L I N E PR O P E R T Y L I N E K TV / FP B B LIVING ROOM KITCHEN OPEN TO BEYOND OPEN TO BEYOND TV / FP AL L E Y C C D D 2 3 48 ' - 0 " REFBAR BB Q COVERED ENTRY A4.3 2 MAIN WIC MAIN BATH BENCH 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" PR O P E R T Y L I N E PR O P E R T Y L I N E HO P K I N S A V E N U E PANTRY WOOD PAN ABODE LOG SCREEN, ALTERNATING CORNER NEW WOOD SHAKE SHINGLES rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 9 : 5 9 : 3 5 A M 1/4" = 1'-0" A2.2 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.2 1/4" = 1'-0" 1 PROPOSED LEVEL 2 FLOOR PLAN 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 DN A4.1 2 A4.3 1 A A 1 1 4 4 A4.2 1 A4.1 1 A4.4 1 CHIMNEY BAR TOWELS OPEN TO BELOW OPEN TO BELOW B B EXISTING CABIN ROOF ADDITION REMOVED LIVING ROOM CHIMNEY MAIN BEDROOM CHIMNEY ROOF DECK SPA C C D D 2 3 48 ' - 0 " FP BALLAST ROOF OVER ENTRY A4.3 2 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" PR O P E R T Y L I N E PR O P E R T Y L I N E AL L E Y HO P K I N S A V E N U E 3" / 1'-0"3" / 1'-0" NEW WOOD SHAKE SHINGLES 3" / 1 ' - 0 " 3" / 1 ' - 0 " 8 3 / 8 " / 1 ' - 0 " 8 3 / 8 " / 1 ' - 0 " STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF BALLAST ROOF rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j r i c e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j o n a t h a n. r i c e L V A M F . r v t 11 / 1 0 / 2 0 2 0 1 0 : 2 9 : 2 8 A M 1/4" = 1'-0" A2.3 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED ROOF PLAN SCALE: PLAN NORTH TRUE NORTH A2.3 1/4" = 1'-0" 1 PROPOSED ROOF PLAN 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 PR O P E R T Y B O U N D A R Y EX I S T I N G 5 ' S E T B A C K SIDE W A L K WEST H O P K I N S A V E N U E EXIS T I N G 1 0 ' S E T B A C K EX I S T I N G 5 ' S E T B A C K EXIS T I N G 1 0 ' S E T B A C K ALLE Y B L O C K 5 3 PROP O S E D 8 ' S E T B A C K PROP O S E D 1 0 ' S E T B A C K 1 2 3 4 6 7 8 9 5 10 11 12 13 TREE REMOVAL SUMMARY EX. CONIFER TO BE REMOVED SYMBOL TYPE SIZE QTY. EX. DECIDUOUS TREE TO BE REMOVED 4"-18" CAL. 6"-12" CAL. TOTAL MITIGATION VALUE FOR REMOVED TREES: NOTES: 1.TREES REMOVED TO ACCOMMODATE FOR CONSTRUCTION OF NEW RESIDENCE AND/OR IN RESPONSE TO POOR HEALTH. 2.FOR PRESERVATION OF EXISTING TREES TO REMAIN, REFER TO PLANTING PLAN (LA 200). 3.REFER TO PLANTING PLAN (LA200) FOR MITIGATION. 4.EXISTING TREE(S) TYPE, LOCATION, SIZE AND CALIPER BY OTHERS; REFER TO SURVEY. 5.ALL EXISTING TREES TO BE REMOVED ARE REPRESENTED HERE, INCLUDING THOSE NOT MEETING THE 4"/6" CALIPER STANDARD (I.E. NOT REQUIRING MITIGATION). TREE MITIGATION SUMMARY TOTAL MITIGATION VALUE OF PROPOSED NATIVE TREES (REFER TO PLANTING PLAN): TOTAL MITIGATION VALUE FOR REMOVED TREES: 4 8 LEGEND TOTAL REMAINING: EX. DECIDUOUS TO REMAIN EX. CONIFER TO REMAIN VARIOUS VARIOUS 5 7 $20,122.75 NA $20,122.75 $20,122.75 LEGEND TREE PROTECTION FENCE EXISTING SETBACK LINE PROPERTY BOUNDARY TREE PROTECTION ZONE PROPOSED SETBACK LINE L100 tree mitigation 10/16/2020 hpc submittal 10/28/2020 hpc revision 1 11/05/2020 hpc revision 2 0 4 8 scale north bl u e g r e e n 30 0 s o u t h s p r i n g s t r e e t l s u i t e 2 0 2 l a s p e n , c o l o r a d o 8 1 6 1 1 l t 9 7 0 4 2 9 7 4 9 9 l f 9 7 0 4 2 9 9 4 9 9 ww w . b l u e g r e e n a s p e n . c o m 21 1 W H o p k i n s l a s p e n , c o l o r a d o pa n a b o d e date l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen TREE #SPECIES DIAMETER (IN.) 1 2 CONIFER 14 TREE TABLE MITIGATION VALUE ADJUSTED BY CONDITION 25% 3 4 CONIFER DECIDUOUS 8 12 25% 25% 5 6 CONIFER DECIDUOUS 12 12 50% 50% CONIFER 14 50% 7 CONIFER 9 25% 8 CONIFER 12 25% 1 L100 TREE PROTECTION FENCE SCALE: 1/4" = 1'-0" NOTE: 1.ADDITIONAL PROTECTION OUTSIDE AT TREE DRIP LINE MAY BE REQUIRED (EX. 12 IN. OF MULCH). 2.FENCE MAY BE CONTINUOUS TO PROTECT MULTIPLE TREES 3.MAINTAIN FENCE THROUGHOUT CONSTRUCTION. 4.REFER TO LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES FOR ADDITIONAL REQUIREMENTS. EXISTING TREE(S) TO REMAIN CHAINLINK FENCING TO BE PROVIDED AND MAINTAINED AT TREE DRIP LINE EXISTING GRADE TO REMAIN NO DISTURBANCE WITHIN TREE DRIPLINE TR E E D R I P L I N E TR E E D R I P L I N E 9 10 12 75% 11 12 11 9 25% 75% 13 0% CONIFER CONIFER DECIDUOUS DECIDUOUS PROPOSED RESIDENCE FOOTPRINT PROPOSED HISTORIC RESIDENCE FOOTPRINT - REMOVAL OF NON-HISTORIC ADDITION EXISTING RESIDENCE FOOTPRINT MAXIMUM MITIGATION VALUE $6462 $2110 $5087 $4748 $5087 $6462 $2671 $4748 $4748 $3989 $2861 $0 $1617 $528 $1272 $2374 $2544 $3231 $668 $1187 $3561 $998 $2146 $0 ACTUAL MITIGATION VALUE 13*10 0%CONIFER $0 $0 *pending neighbor approval Q Q PROP O S E D F F E +94.0 0 DECK 94.00 FFE + 9 4 . 5 0 FFE + 9 4 . 5 0 FFE + 9 4 . 0 0 WW 94 . 0 0 WW BS 94 . 0 0 TS 94 . 4 0 93.00 WW 93.00 WW 94.00 WW 94.00 EXIST I N G F F E +93.7 0 93.5 0 93.5 0 93.50 93.35 93.30 93.40 93.30 93.70 LP 93.50 93.70 93.50 94.45 94.45 94.45 94.45 94.30 94.30 94.10 93.50 93.60 93.70 93.15 93.70 93.70 93.40 93.30 LP 93.15 93.20 93.50 93.50 94.50 94.50 94.50 94.50 94.40 94.40 94.00 WW 94.45 WW 94.00 93.75 94.20 DECK 94.00 94.45 LP 93.90 94.35 LP 94.15 94.00 94.00 93.25 93.25 LP 93.10 LP 93.40 TS 94 . 0 0 BS 9 3 . 5 0 WW 93.50 LEGEND GAS LINE PROPERTY BOUNDARY SPOT GRADE PROPOSED SETBACK LINE SANITARY SEWER LINE 85.36 FLOW ARROW WATER LINE L200 grading/drainage 10/16/2020 hpc submittal 10/28/2020 hpc revision 1 11/05/2020 hpc revision 2 0 4 8 scale north bl u e g r e e n 30 0 s o u t h s p r i n g s t r e e t l s u i t e 2 0 2 l a s p e n , c o l o r a d o 8 1 6 1 1 l t 9 7 0 4 2 9 7 4 9 9 l f 9 7 0 4 2 9 9 4 9 9 ww w . b l u e g r e e n a s p e n . c o m 21 1 W H o p k i n s l a s p e n , c o l o r a d o pa n a b o d e date l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen Q Q PR O P E R T Y B O U N D A R Y SIDE W A L K WEST H O P K I N S A V E N U E ALLE Y B L O C K 5 3 PROP O S E D 8 ' S E T B A C K SETBACK LINE LEGEND PROPERTY BOUNDARY PROPOSED 6' FENCE L300 site plan 10/16/2020 hpc submittal 10/28/2020 hpc revision 1 11/05/2020 hpc revision 2 0 4 8 scale north bl u e g r e e n 30 0 s o u t h s p r i n g s t r e e t l s u i t e 2 0 2 l a s p e n , c o l o r a d o 8 1 6 1 1 l t 9 7 0 4 2 9 7 4 9 9 l f 9 7 0 4 2 9 9 4 9 9 ww w . b l u e g r e e n a s p e n . c o m 21 1 W H o p k i n s l a s p e n , c o l o r a d o pa n a b o d e date l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen HARDSCAPE HARDSCAPE WALKWAY MAINTENANCE BAND WALKWAY MAINTENANCE BAND PROPOSED 6' FENCE HARDSCAPE BEAR PROOF TRASH ENCLOSURE PROPOSED GATE PROPOSED 6' FENCE DECK EXISTING TREES UTILITY LOCATIONS STORMWATER DRYWELL EXISTING HISTORIC ARCHITECTURE FOUNDATION DRY WELL SLOT DRAIN HARDSCAPE DRAIN PLANTING RE L400 GATE PROPOSED 6' FENCE PROPOSED 6' FENCE PROPOSED 2.5' FENCE HARDSCAPE STEP TRANSFORMER 3' - 0 " L800 details 10/16/2020 hpc submittal 10/28/2020 hpc revision 1 11/05/2020 hpc revision 2 0 4 8 scale north bl u e g r e e n 30 0 s o u t h s p r i n g s t r e e t l s u i t e 2 0 2 l a s p e n , c o l o r a d o 8 1 6 1 1 l t 9 7 0 4 2 9 7 4 9 9 l f 9 7 0 4 2 9 9 4 9 9 ww w . b l u e g r e e n a s p e n . c o m 21 1 W H o p k i n s l a s p e n , c o l o r a d o pa n a b o d e date l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen SCALE: 3/4" = 1'-0" FENCE TYPE 1 - TYP. L801 1 2X2 METAL POST IMBEDDED IN CONCRETE BASE AND PAINTED TO ARCH ENTRYHIDDEN FASTERNERS TYP.2X2 BOARDS, INTERIOR SIDE AND PAINTED TO MATCH ARCH ENTRY, TYP. 5'-0" ELEVATIONSECTION 2X2 BOARDS, ON INTERIOR SIDE AND PAINTED TO MATCH ADDITION, TYP. 2X2 METAL POST IMBEDDED IN CONCRETE BASE AND PAINTED TO MATCH ARCH ENTRY 6' - 0 " INTERIOR OF PROPERTY EXTERIOR OF PROPERTY 2" T Y P 1" TY P 4X2 BOARDS, ON INTERIOR SIDE AND PAINTED TO MATCH ADDITION, TYP. 4" TY P SCALE: 3/4" = 1'-0" FENCE TYPE 2 - TYP. L801 2 4X4 NOMINAL POST IMBEDDED IN CONCRETE BASE AND PAINTED TO ARCH ENTRY 1X4 BOARDS, ON EXTERIOR SIDE AND PAINTED TO MATCH ARCH ENTRY, TYP. 5'-0" ELEVATIONSECTION 1X4 BOARDS, OFFSET ON EXTERIOR SIDE AND PAINTED TO MATCH ADDITION, TYP. 4X4 NOMINAL POST IMBEDDED IN CONCRETE BASE AND PAINTED TO MATCH ARCH ENTRY 2' - 6 " 1X2 NOMINAL POST ATTACHED HORIZONTALLY TO POST 2" 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM November 17, 2020 Historic Preservation Commission and Aspen City Council c/o Aspen City Hall 130 South Galena Street, 3rd Floor Aspen, CO 81611 Re: 211 West Hopkins Avenue – Project Revisions Dear HPC and Staff, We have continued to study various roof forms for the north elevation to ensure that we propose the best option for this project. Below please find four proposed roof options to discuss tomorrow night. We prefer Option #1, the symmetrical gable end facing the street, and find that it is successful and supportive of the pan abode. Figure 1: Option 1, symmetrical gable end, preferred option. Figure 2: Option 2, north elevation symmetric gable end. Figure 3: Option 3, north elevation with dormer. Figure 5: Option 1 (symmetric) rendering November 18, 2020. Figure 4: Option 4, north elevation. Figure 1: Option 2 (asymmetric) rendering November 18, 2020. We prefer the symmetrical Option 1 and find that both options meet the Design Guidelines noted below: 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • AspenModern alignments shall be handled case-by-case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. Response - The new building is oriented parallel to the lot lines to maintain the traditional grid and to relate to the pan abode. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. Response – A front porch is proposed to define the entry into the new building. A walkway is proposed from Hopkins that reinforces the entrance. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. Response – The new building is divided into smaller modules through material application and window placement. Vertical and horizontal wood siding divides the north elevation into modules that relate to the asymmetrical vertical joints and façade division of the pan abode, but in a contemporary application. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. Response – The primary plane of the new building is similarly scaled to the historic building in the application of the building materials. The new building is taller than the one story historic structure; however, the front porch is lower in height. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). • This should be kept in mind when determining how floor area will be allocated between structures proposed as part of a lot split. Response – While this is not a lot split project, the majority of the floor area is allocated to the detached new building at the rear of the property. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. Response – The new structure is consistent with form and materials, and diverts from the pan abode in the fenestration category. The primary form reflects the simplicity of the pan abode footprint and shallow roof. The secondary form of the new building is a steeper gable roof that is setback to break up massing. The primary material is wood with a similar scale and finish as the pan abode. The application of wood siding in both vertical and horizontal sections references the horizontal and vertical divisions of the pan abode but with a modern influence. Subtle references to the pan abode are found throughout the new building that create a strong dialogue between the two structures – for example, the rain screen has overlapping ends that reference the pan abode corners. Metal is woven as an accent throughout the façade. The project diverts in fenestration from the pan abode. Windows and doors are contextual to the rest of the property, but the placement, size and style of the doors and windows are contemporary. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. Response -The new building reflects on the pan abode but is a clearly a product of its own time. The details are simple and subordinate to the pan abode. We are excited about the preservation of Aspen’s most exemplary pan abode, the community benefits, and the positive contribution to the neighborhood. Please reach out with any questions. Sincerely, Sara Adams, AICP sara@bendonadams.com Exhibits A – T already provided U – Updated plans dated 11/18/20 BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 14 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " COVERED FRONT ENTRY FENCE AND GATE PR O P E R T Y L I N E PR O P E R T Y L I N E 23 EXISTING CABIN 99' -8 13/32" T.O. FINISH BUILDING HEIGHT 8 3/8 / 12 PITCH 8 12 8 12 25' HEIGHT LIMIT ABOVE EXISTING GRADE 3 12 10' - 4 7/8"31' - 9 1/4"5' - 9 7/8" 48' - 0" CABIN BASEMENT 90' -8 13/32" T.O. FINISH 3 12 BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH PR O P E R T Y L I N E PR O P E R T Y L I N E EAST NEIGHBOR SHOWN FOR REFERENCE ONLY WEST NEIGHBOR SHOWN FOR REFERENCE ONLY rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 3 0 P M As indicated A4.1 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.1 1/4" = 1'-0" 1 PROPOSED - NORTH ELEVATION SCALE:A4.1 1/8" = 1'-0" 2 NORTH ELEVATION - STREET 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 OPTION 1 -SYMMETRICAL GABLE OPTION 1 -SYMMETRICAL GABLE - OPT 1 BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A ALLEY B PR O P E R T Y L I N E C D EXISTING CABIN 99' -8 13/32" T.O. FINISH BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10 ' - 0 " 10 ' - 6 " 20 ' - 6 " 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" 3 12 3 12 EXISTING PAN ABODE SIDEWALK HOPKINS AVENUE BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 3 2 P M As indicated A4.2 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.2 1/4" = 1'-0" 1 PROPOSED EAST ELEVATION 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 - OPT 1 OPTION 1 -SYMMETRICAL GABLE BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1 4 ALLEY 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " PR O P E R T Y L I N E PR O P E R T Y L I N E BASEMENT FENCE AND GATE FENCE AND GATE GARAGE DOOR 25' HEIGHT LIMIT ABOVE EXISTING GRADE 18' - 0" 3 12 BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " 48' - 0" TRANSFOMER WILDLIFE TRASH ENCLOSURE CABIN BASEMENT 90' -8 13/32" T.O. FINISH 2 3 EXISTING CABIN 99' -8 13/32" T.O. FINISH NEW WINDOW TO MATCH EXISTING BASEMENT 31' - 9 1/4" ± 1 1 ' - 7 7 / 8 " CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 3 4 P M As indicated A4.3 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.3 1/4" = 1'-0" 1 PROPOSED SOUTH ELEVATION SCALE:A4.3 1/4" = 1'-0" 2 SOUTH ELEVATION - EXISTING CABIN 10/28/2020 HPC CONCEPTUAL, V2 11/18/2020 HPC CONCEPTUAL, V3 - OPT 1 OPTION 1 -SYMMETRICAL GABLE OPTION 1 -SYMMETRICAL GABLE BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A ALLEY B 10 ' - 6 " 10 ' - 6 " 10 ' - 0 " 20 ' - 6 " PR O P E R T Y L I N E CD EXISTING CABIN 99' -8 13/32" T.O. FINISH BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" SIDEWALK HOPKINS AVENUE 3 12 CABIN BASEMENT 90' -8 13/32" T.O. FINISH BOARD FORM CONCRETE WOOD SIDING EXTERIOR MATERIAL LEGEND: LOG SCREEN WOOD SHAKE SHINGLES STANDING SEAM ROOF LAPPED WOOD SIDING rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 3 6 P M As indicated A4.4 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS SCALE:A4.4 1/4" = 1'-0" 1 PROPOSED WEST ELEVATION 09/21/2020 HPC CONCEPTUAL 10/28/2020 HPC CONCEPTUAL, V2 - OPT 1 OPTION 1 -SYMMETRICAL GABLE rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 4 4 P M A4.5 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR VIEWS VIEW FROM WEST HOPKINS -OPTION 1 ENTRY VIEW -OPTION 1 VIEW FROM WEST HOPKINS -OPTION 1 09/21/2020 HPC CONCEPTUAL 11/18/2020 HPC CONCEPTUAL, V3 VIEW FROM WEST HOPKINS -OPTION 2 ENTRY VIEW -OPTION 2 VIEW FROM WEST HOPKINS -OPTION 2 - OPT 1/2 BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " COVERED FRONT ENTRY FENCE AND GATE PR O P E R T Y L I N E PR O P E R T Y L I N E BUILDING HEIGHT 8 3/8 / 12 PITCH 8 12 8 12 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10' - 4 7/8"31' - 9 1/4"5' - 9 7/8" 48' - 0" 4 12 2 12 LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1423 EXISTING CABIN 99' -8 13/32" T.O. FINISH PR O P E R T Y L I N E PR O P E R T Y L I N E EAST NEIGHBOR SHOWN FOR REFERENCE ONLY WEST NEIGHBOR SHOWN FOR REFERENCE ONLY rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 4 6 P M As indicated A4.6 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.6 1/4" = 1'-0" 1 PROPOSED - NORTH ELEVATION - OPT 2 OPTION 2 -ASYMMETRICAL ROOF SCALE:A4.6 1/8" = 1'-0" 2 NORTH ELEVATION - STREET VIEW OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH A B C D EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY PR O P E R T Y L I N E BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 10 ' - 0 " 10 ' - 6 " 20 ' - 6 " 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" 3 12 3 12 EXISTING PAN ABODE SIDEWALK HOPKINS AVENUE BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 4 7 P M 1/4" = 1'-0" A4.7 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.7 1/4" = 1'-0" 1 PROPOSED EAST ELEVATION - OPT 2- OPT 2 OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH 1 4 CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY 10 ' - 0 " 10 ' - 6 " 10 ' - 6 " 20 ' - 6 " PR O P E R T Y L I N E PR O P E R T Y L I N E BASEMENT FENCE AND GATE FENCE AND GATE GARAGE DOOR 25' HEIGHT LIMIT ABOVE EXISTING GRADE 18' - 0" 3 12 BUILDING HEIGHT 8 3/8 / 12 PITCH 24 ' - 6 5 / 8 " 48' - 0" TRANSFOMER WILDLIFE TRASH ENCLOSURE rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 4 9 P M 1/4" = 1'-0" A4.8 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.8 1/4" = 1'-0" 1 PROPOSED SOUTH ELEVATION - OPT 2 OPTION 2 -ASYMMETRICAL ROOF BASEMENT LEVEL 89' -6" T.O. SLAB LEVEL 1 100' -0" T.O. PLY LEVEL 2 110' -6" T.O. PLY ROOF LEVEL 120' -6" T.O. FINISH ABCD EXISTING CABIN 99' -8 13/32" T.O. FINISH CABIN BASEMENT 90' -8 13/32" T.O. FINISH ALLEY 10 ' - 6 " 10 ' - 6 " 10 ' - 0 " 20 ' - 6 " PR O P E R T Y L I N E BASEMENT BASEMENT ± 1 2 ' - 2 1 / 2 " PR O P E R T Y L I N E 25' HEIGHT LIMIT ABOVE EXISTING GRADE 38' - 0"14' - 1 3/8"28' - 0" 80' - 1 3/8" SIDEWALK HOPKINS AVENUE 3 12 rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P A N A B O D E _ j g e o r ge Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 4 0 : 5 0 P M 1/4" = 1'-0" A4.9 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR ELEVATIONS 11/18/2020 HPC CONCEPTUAL, V3 SCALE:A4.9 1/4" = 1'-0" 1 PROPOSED WEST ELEVATION OPTION 2 -ASYMMETRICAL ROOF - OPT 2 rowland+broughton architecture / urban design / interior design 500 w. main st. aspen, co 81611 970.544.9006 1830 blake st. denver, co 80202 303.308.1373 Consultants: Issuances and Revisions: COPYRIGHT 2020 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. SCALE: SHEET TITLE: PROJECT NO: Fi l e P a t h : Pl o t D a t e :NOT FOR CONSTRUCTIONC: \ U s e r s \ j g e o r g e \ D o c u m e n t s \ 2 2 0 3 7 . 0 0 _ P a n A b o d e - 2 0 2 0- 1 1 - 1 6 V 4 _ d e t a c h e d _ j g e o r g e Z G M C R . r v t 11 / 1 7 / 2 0 2 0 1 2 : 3 8 : 2 9 P M A4.5 22037.00 PAN ABODE 211 W. HOPKINS AVENUE ASPEN, CO 81611 PROPOSED EXTERIOR VIEWS VIEW FROM WEST HOPKINS -OPTION 3 ENTRY VIEW -OPTION 3 VIEW FROM WEST HOPKINS -OPTION 3 09/21/2020 HPC CONCEPTUAL 11/18/2020 HPC CONCEPTUAL, V3 - OPT 3/4 VIEW FROM WEST HOPKINS -OPTION 4 ENTRY VIEW -OPTION 4 VIEW FROM WEST HOPKINS -OPTION 4