HomeMy WebLinkAboutExhibitB HPC Approved Application1
To: Ms. Sarah Yoon & The City of Aspen
Historic Preservation Commission
From: Derek Skalko, Principal Designer & Local
Project Representative
121 West Bleeker Street Residence
E-mail: Sarah.yoon@cityofaspen.com Date: May 5, 2021
Phone: 970.429.2758 Pages: 8
Re: 121 West Bleeker Street – Explanation /
Supplemental Info for Major Conceptual
Approval Continuance / 2735-124-39-003
CC: file
121 West Bleeker Street Residence
HPC Major Development – HPC Conceptual Approval (R2- Continuance)
Dear Sarah & Members of the Aspen Historic Preservation Commission,
We are again approaching the commission on behalf of 121 W Bleeker LLC, care of Mr. Todd
Guenther and Mrs. Kelly Nimmo-Guenther, managers and property owners of 121 West Bleeker to
seek conceptual approval from the Aspen HPC.
W e discussed our intentions for the 121 property via our initial conceptual hearing with the Aspen HPC
in January of 2021. To again refresh your familiarity with 121 West Bleeker, the residence is an
approximate 5,982.3 sq ft property located in Aspen’s historic West End District. The property is legally
defined as the East ½ of Lot C, Lot D, & West ½ of Lot E, Block 58 within the City and Townsite of
Aspen and is, by definition, zoned an R-6 Medium Density Residential lot according to the Aspen land
use code.
Packet Submission:
A - 1 Friday Cover Letter / Project Breakdown and Explanation
B - The 24 x 36” drawing packet included for your review of 121 West Bleeker project includes the
following REVISED sheets:
Sheet HPC: Cover: 121 West Bleeker Cover sheet & Page Index
Sheets HPC: Z-001 through Z-008: 121 Existing & Proposed Project Numeric Breakdowns and Floor
Area Diagrams / Calculations: Note: Existing Conditions remain unchanged, but the FA Calculations
have been completely reworked to reflect the alternate course / massing as proposed.
Sheets HPC: A2.004 through 2.007: Revised Proposed Lower, Main, Upper and Roof Plans for 121
Sheets HPC: A3.004 through 3.006: Revised Proposed Elevations (All Elevations) for 121
PO BOX 7928
Aspen, CO 81612-7928
Phone: 970.309.0695
E-mail / Web: derek@1friday.com / www.1friday.com
2
Proposed Project Overview, Design Intent , Preservation, Variance Requests & Bonuses
sought regarding 121 West Bleeker:
MASSING & SCALE REDUCTIONS PROPOSED FROM R1 HEARING:
Per our initial conceptual hearing, we are graphically indicating the primary massing and project
changes below in graphical format. The top image represents “R2-Proposed”, with the bottom image
showing the previously proposed and discussed design intent.
North Elevation: (Primary Bleeker Street Facade)
• West side yard stair (4’-6”) eliminated, and proposed rear two story master bedroom massing reduced by
5’-6” on western side, essentially further reducing and “hiding” the visible mass as seen from Bleeker
Street.
• Fire feature has been removed from proposed west side courtyard.
• Grill amenity removed – exterior cabinetry remains proposed.
• As 196 SF open light well has been eliminated, need for a visible handrail has been eliminated
additionally.
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West Elevation: (Neighboring Side of Property)
• West side yard stair (4’-6”) eliminated.
• Fire feature has been removed from proposed west side courtyard.
• Grill amenity removed – exterior cabinetry remains proposed.
East Elevation: (Side Alley Façade of Property)
• East side 196 SF light well eliminated. East side yard patio amenity and skylight access for subgrade
area proposed in place of. Removal of the light well eliminates the need for a height variation as initially
requested regarding the side yard condition.
• Master office and closet extending east to allow for the 5’-6” reduction of the proposed gable volume as
seen from Bleeker Street.
4
South Elevation: (Rear Alley Façade of Property)
• West side yard stair (4’-6”) eliminated, and proposed rear two story master bedroom massing reduced by
5’-6” on western side, essentially further reducing and “hiding” the visible mass as seen from Bleeker
Street.
• Walkway / access incorporated into southern façade in replacement of the west side yard stair, which
additionally assists in breaking down the scale of the façade as seen from the alley.
FAR BONUS REQUEST: 250 SQ FT REQUESTED PER CONCEPTUAL PROPOSAL
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.
The 121 West Bleeker proposed plan first intends to restore the Victorian cottage to its near original
1890’s condition from the front (north) and adjoining east / west sides . All ornamental features,
detailing and material, door, and window fenestrations visible from the north (West Bleeker), west
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(neighboring lot), and east (side alley) facades will be restored in full with no proposed alterations or
changes to the historic aspects of the home. It is understood as the non-historic western porch and
massing to the east and west sides, should repair work be necessary due to material removal / damage
from these occurrences, we will work with the HPC to ensure preservation methods are of primary
focus.
Additionally, the 1990’s addition(s) located to the south, east, and west of the property are intended to
be removed in full and the historic south oriented roof conditions of the residence are intended to be
restored according to historical imaging, and the interior partitions and framing information that will be
made available to the design team during the interior demolition phase of the project. A single story
connection element providing 12’ of separation to the south side of the building is intended while re-
establishing the east and west rear corners of the original Victorian structure; the location of this
connection was one of the areas altered in the 1997 remodel of the Victorian residence, and no
changes or alterations to the original and undisturbed areas of the historic home’s exterior window and
door locates / historic materials (N, E, W) are intended.
Saying this, we believe the project is an exemplary example of a conscientious and extensive historic
preservation and restoration project worthy of the 250 sq ft bonus. Please note that above grade
massing for the proposed project essentially uses 3,100 sq ft of FA, and the existing above grade FA is
currently over 3,400 SF. The bonus is specific to allowing us the ability to successfully incorporate a
healthy amount of natural light and daylight into the subgrade level of the home with a subgrade
exposure percentage far higher than a typical Aspen construction.
REQUESTED VARIANCES FOR HPC CONCEPTUAL APPROVAL:
Existing Victorian Requested Variations: (Potential –TBD)
• 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. Please be advised
we are intending to utilize the reconstructed chimney for venting, which may negate the need for
any variation – I am simply brining this up as a “just in case”.
Proposed Site & Addition Requested Variations:
We are requesting the listed variances simply to maintain the historic location of the Victorian cottage
and in order to best integrate and maintain the existing outbuilding as a functioning entity of the new
proposed master planning concept for 201 East Hyman. Further clarification and explanation of why
these variances are important to the reworking of the property have been provided within the drawing
packet information and will be explained in depth per our conceptual hearing.
• West Side Yard Setback Request Variation: - 4’-2” Purpose: While all above and below grade
proposed massing conditions and light wells for the project are now located within the required 5’ side
yard setback (with the proposed elimination of the west side yard stair), electrical and gas meters per
holy cross energy code requirements are still proposed to be located along the west side of the garage,
and due to sizing and code requirements defining height, these elements will require a variation.
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• 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: 5-6” (Purpose: Per the Side Yard setbacks as
described, we are seeking a combined side yard setback variation of 5’-6” 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/ walkway (which replaces the west side yard stair
originally proposed) 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.
MATERIALS PROPOSED FOR VICTORIAN COTTAGE AND NEW CONSTRUCTION OF 121
WEST BLEEKER RESIDENCE:
Once again, we understand that material callouts and fenestration discussion is a topic dealt with at
HPC final approval, but due to the importance of the material selections and intended window and
fenestration details/ locates being incorporated into the project’s design, we are seeking as much input
as possible at the conceptual approval level in order to most productively develop the design intent of
121 West Bleeker. All materials and their proposed orientations and uses intended have been
conceptually indicated on the 24 x 36 plan sets provided to the HPC for more detailed reference.
PROJECT COMPLIANCE TOWARDS HPC DESIGN REVIEW STANDARDS PER CHAPTER 1 -
FENCES:
Per request heard from our initial hearing, we are responding accordingly to the specified topics of the
Aspen Historic Preservation Design Guidelines; Chapters 1 following:
The current 121 West Bleeker property has no existing sidewalk along the Bleeker Street location, and
it is our assumption the ornate cast iron fence currently existing at 121’s front façade likely was a part of
the 1990’s renovation. A solid, non-transparent wooden and masonry columned fence of approximately
5’-6” in height exists along both the West Side yard and rear (south) and side yard (east) alley
locations. It should be noted the west side yard fence is situated/ shared on the neighboring property to
the west, and due to the unique east side yard alley condition, there is no intention to alter the existing
condition at this present time.
We acknowledge the design guidelines for fences (as copied below) and are open to working with the
HPC as a monitoring item as the project develops further. For the Bleeker Street façade, a lower
scaled, traditional, painted wooden picket fence direction as per historical imaging provided is
anticipated at this present time to comply with the visual openness requirements set forth by the Design
Review Guidelines and better tie the property into the surrounding context of the existing neighborhood.
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1.1 Preserve original fences.
Replace only those portions that are deteriorated beyond repair. Replacement elements should match
the existing fence.
1.2 A new replacement fence should use materials that appear similar to that of the original.
Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences
also may be considered.
A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence,
similar to traditional "wrought iron," also may be considered.
Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a “transparent” quality allowing views into the yard
from the street.
A fence that defines a front yard is usually low to the ground and "transparent" in nature.
On residential properties, a fence which is located forward of the front building facade may not be taller
than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design
Standards".)
A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a
building.
Note that using no fencing at all is often the best approach.
Contemporary interpretations of traditional fences should be compatible with the historic context.
1.4 New fence components should be similar in scale with those seen traditionally.
Fence columns or piers should be proportional to the fence segment.
1.5 A side yard fence which extends between two homes should be set back from the street-
facing facade.
This setback should be significant enough to provide a sense of open space between homes.
• At this time, a fence as described via the image above is proposed for 121 West Bleeker, as we
believe this fence, or no fence at all, are the two most historically accurate potential conditions fro
the 121 property.
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Drawing documentation, imaging, and power point & computer rendering explanation will all be
presented to further assist in demonstrating our final proposal during our scheduled hearing of May
26th. We are excited about the possibilities proposed and sincerely believe 121 West Bleeker will
significantly better the property from not only 121’s long term desires, but also the City of Aspen’s and
Aspen HPC’s long term interests concerning historic preservation.
In closing, we would simply like to express our sincere gratitude in considering our request regarding
121 West Bleeker Street. We again look forward to presenting and discussing this concept with you
further.
Respectfully,
Derek Skalko, 1Friday Design
Local Representative, 121 West Bleeker
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 (R2- CONTINUANCE) - MAY 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 CONCEPTUAL (CONT)
REVISED
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REVISED
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REVISED
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REVISED
HPC MAY 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
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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
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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
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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
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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 :: 5 feet 1 inch E
5 feet 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 inches W (stair) :: 5 ft 4 in E (ad)
6 feet 6 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 0.0 322.432,866.10
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)3,480.38 (FA)5,991.27 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)
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) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (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)1,066.34 (Total) / 64.34 (Exempt)
HPC MAY 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
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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
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
ROOF DECK-MASTER
U-214
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
30 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV
-
2
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
-
1
3
PV
-
1
4
PV
-
1
5
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.
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 9'-0" SPA
PV
-
1
9
PV
-
1
8
PV
-
1
7
PV
-
1
6
G E
SLOPE
2 MIN
SLOPE
2 MIN
SL
O
P
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2
M
I
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SL
O
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E
2
M
I
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0 0
0
0
12
12
12
12
SNOW
BARS
SNOW
BARS
SNOW
BARS
SNOW
BARS
23
'
-
7
3 4"
24
'
-
0
5 8"
12
'
-
5
7 8"
27'-115
8"25'
18'-17
8"75'-115
8"
23'
18'10'-83
4"
8 8
27'-115
8"25'18'
12'13'
18'-18"
16'-111
4"1'-23
8"
18'-115
16"
12'13'
49
'
5'
-
9
"
11
'
38
'
14
'
35
'
5'
-
1
7 8"
5'
6'
-
1
1
"
24
'
-
6
"
3'
-
7
"
14
'
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
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F
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B
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5' SIDE YARD SETBACK
5' SIDE YARD SETBACK
5'
R
E
A
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Y
A
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D
S
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B
A
C
K
(G
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10
'
H
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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
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(
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 MAY 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
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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
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)
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)
Main Level Garage (Ground Floor)372.16 61.08
Exterior Storage Area - Mechanical Usage 4.09 0.0
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)
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,102.60 - V (FRT) / 340.96 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 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)
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
322.432,866.10
3,480.38 (FA)5,991.27 Hab / 524.08 Gar
524.08 149.08
N/A N/A
1,600.70 1,600.70
576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)
0 FA Countable / 485.26 Allowable1,066.34 (Total) / 64.34 (Exempt)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
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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 MAY 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
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)
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)
Main Level Garage (Ground Floor)372.16 61.08
Exterior Storage Area - Mechanical Usage 4.09 0.0
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,102.60 - V (FRT) / 340.96 - (ALY)1,066.80 - V (FRT) / 299.49 - (ALY)
0 FA Countable / 485.26 Allowable467.71 (Total) / 130.72 (Exempt)
322.432,866.10
3,480.38 (FA)5,991.27 Hab / 524.08 Gar
524.08 149.08
N/A N/A
1,600.70 1,600.70
576.0 - V (FRT) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (ALY)
0 FA Countable / 485.26 Allowable1,066.34 (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
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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 MAY 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)
PROPOSED BASEMENT FLOOR AREA DIAGRAM : 1/8" = 1'-0"PROPOSED FLOOR AREA CALCULATIONS
FAR (Z-006)
10
'
27'-15
8"
324.11 sq ft / 121.12 sq ft ex
11
'
-
2
"
UNDERSIDE OF STRUCT.
121 WEST BLEEKER
E 1/2 LOT C, LOT D &
W 1
2 LOT E - BLOCK 58
PROPERTY LINE
PROPERTY LINE
PR
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PR
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10
'
F
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A
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D
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B
A
C
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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
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A
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A
R
D
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(G
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10
'
H
A
B
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T
A
B
L
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R
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A
R
S
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T
B
A
C
K
ELEVATOR
SSP
36 x 60
UP
L-001
Egress IRC
Egress IRC
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
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
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T
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M
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D
I
A
&
ST
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A
G
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SH
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L
V
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G
S
Y
S
T
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M
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BUILT-IN CLOSET & STORAGE
SHELVING SYSTEMS
BU
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T
-
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T
&
ST
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A
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BU
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ST
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R
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SH
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L
V
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G
S
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S
T
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M
S
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
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MI
R
R
O
R
MIRROR
24
T
@
1
1
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(
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v
.
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.
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.)
(2
)
F
U
L
L
(2
)
T
W
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A
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A
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Y
(
S
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)
-
P
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EAST SIDE YARD ALLEY - PUBLIC ROW
LINE OF CONNECTOR
MASSING ABOVE
SKYLIGHT ABOVE
NI
C
H
E
THEATER AREA
L-003
27'-15
8"41'-4"
6'
-
5
"
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)
(11)
(12)
LP-A :2,866.10 GROSS SQUARE FEET
TOTAL SUBGRADE
PERIMETER CONSTRUCTION:
11.25% SUBGRADE WALL
EXPOSURE, THEREFORE
322.43 SQ FT FA COUNTABLE
PROPOSED GRADE
13
'
-
6
1 4"
EXPOSED LW
8'-61
2"8'-111
2"9'-75
8"
10
'
11
'
-
2
"
6'-5"
71.65 sq ft
10
'
41'-4"
496.83 sq ft / 52.23 sq ft ex
11
'
-
2
"
UNDERSIDE OF STRUCT.
PROPOSED GRADE
13
'
-
6
1 4"
EXPOSED SKYLIGHT
12'-9"14'-10"13'-9"
56.33 sq ft/
14.61 sq ft ex
125.03 sq ft
10
'
12
'
-
8
"
4'-2"
UNDERSIDE OF STRUCT.
13
'
-
6
1 4"
SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
10
'
11
'
-
2
"
11'-23
8"
UNDERSIDE OF STRUCT.
10
'
11
'
-
2
"
35'-4"
UNDERSIDE OF STRUCT.
407.97 sq ft / 20.06 sq ft ex
13
'
-
6
1 4"
29'-75
8"5'-83
8"
SKYLIGHT WALL EXPOSURE
PROPOSED GRADE
11
'
-
2
"
21'-4"
UNDERSIDE OF STRUCT. (MECH)
238.21 sq ft
11
'
-
2
"
3'-2"
UNDERSIDE OF STRUCT. (MECH)
35.36 sq ft
10
'
11
'
-
2
"
12'-103
4"
UNDERSIDE OF STRUCT.
144.23 sq ft
10
'
24'-2"
314.79 sq ft / 103.21 sq ft ex
11
'
-
2
"
UNDERSIDE OF STRUCT.
PROPOSED GRADE
13
'
-
6
1 4"
EXPOSED LW
10'-01
2"8'-111
2"5'-2"
TOP OF EXT. PATIO
10
'
11
'
-
2
"
27'-15
8"
UNDERSIDE OF STRUCT.
303.00 sq ft
10
'
11
'
-
2
"
22'-45
8"
UNDERSIDE OF STRUCT.
249.96 sq ft
IF 250 SF FA BONUS GRANTED
LP-A
10"10"
8'-61
2"8'-111
2"9'-75
8"12'-9"14'-10"13'-9"
29
'
-
7
5 8"
5'
-
8
3 8"
10'-01
2"8'-111
2"5'-2"
2,866.10 / 322.43 (FA)
1,600.70 / 1,600.70 (FA)
3,157.95 (FA) Above Grade / 322.43 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04 FA) 3,480.38 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
1,524.47 / 1,408.17 (FA)
442.60 total / 0 (FA)
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
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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 MAY 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
1,600.70 (FA)GROUND FLOOR AREA (SQ FT) - FA
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
(422.60 Countable)UPPER PORCH/ DECK AREA (GROSS SQ FT)
527.67 (FA)
48.33 (GROSS)
UPPER FLOOR AREA - BACK (GROSS SQ FT HAB)
880.5 (FA)
48.33 Open Stair Exemption
576.00 (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
67.97 Open Stair Exemption
1,408.17 (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 :
64.34 SQ FT EXT PRIMARY PORCH
HISTORICAL / STREET FACING (N)
(EXEMPT FA)
422.65 SQ FT EXTERIOR PATIO (W)
4" ABOVE GRADE CONDITION
(EXEMPT FA)
37.5 SQ FT EXT REAR PATIO (S) 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
576.0 GROSS SQUARE FEET AREA
527.67 SF FA COUNTABLE
VICTORIAN MASSING
48.33 SQ FT EXEMPT AREA
FOR OPEN STAIR (VICTORIAN)
948.47 GROSS SQUARE FEET AREA
880.5 SF FA COUNTABLE
ALLEY MASSING
67.97 SQ FT EXEMPT AREA
FOR OPEN STAIR (REAR STAIR)
442.60 SQ FT MASTER DECK AREA
(COUNTABLE FA)
UP-A :
UP-B :
UP-C :
UP-D :
UP-E :
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
948.47 (GROSS)
67.97 (GROSS)
485.26 Lot Total Allowable
GROUND PATIO AREAS (GROSS SQ FT- NON FA)579.40 (GROSS)
TOTAL PROPOSED GROUND FLOOR AREA (SQ FT)1,749.78 (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)
2,866.10 / 322.43 (FA)
1,600.70 / 1,600.70 (FA)
3,157.95 (FA) Above Grade / 322.43 (FA) Subgrade
(3,235.04 FA + 250 FA Bonus = 3,485.04 FA) 3,480.38 FA
524.08 / 149.08 (FA)
(3,235.04 x .15%) = 485.26 allowable
1,524.47 / 1,408.17 (FA)
442.60 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 0.0 322.432,866.10
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)3,480.38 (FA)5,991.27 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)
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) / 948.47 - (ALY)527.67 - V (FRT) / 880.5 - (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)1,066.34 (Total) / 64.34 (Exempt)
MP-F :119.25 SQ FT EXT EXTERIOR PATIO
(E) 4" ABOVE GRADE CONDITION
(EXEMPT FA)
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
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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 MAY 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
Egress IRC
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
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
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
64 X 28
TREADMILL
60 X 24
BENCH AREA
GYM/ WORKOUT
AREA
L-002
MI
R
R
O
R
MIRROR
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.)
(2
)
F
U
L
L
(2
)
T
W
I
N
75'-115
8"
27'-115
8"43'5'
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"28'-5"
49
'
4'
13
'
-
8
3 8"
24
'
-
0
5 8"
7'
-
3
"
2'
-
3
"
49
'
37
'
12
'
18'-17
8"
5'
-
9
"
5'
-
2
7 8"
5'
-
1
0
11
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
LINE OF CONNECTOR
MASSING ABOVE
SKYLIGHT ABOVE
NI
C
H
E
THEATER AREA
L-003
14'-7"
14'-10"13'-7"
5'
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 MAY 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
4'-3" 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
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
GRATED
LIGHTWELL
CONDITION
GRATED
LIGHTWELL
CONDITION
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
"
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 8"
5'
-
4
15 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"
28'-5"
5'
-
9
1 8"
1'-23
8"
49
'
5'
-
9
"
5'
-
1
7 8"
23
'
26
'
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
ON GRADE
PATIO AREA
M-104-A
T.O. F.F. Exterior Patio
ELEV - 100'-2 3/4" (V.I.F.)
-2 SLOPE FROM
INTERIOR
OPAQUE
SKYLIGHT
14'-10"13'-7"
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
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"T
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12
1
W
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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 MAY 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 9'-0" SPA
BUILT-IN DESK AND STORAGE
MASTER OFFICE
U-209
M-212
TOILET
M-213
WASH
MST. CLOSET B
U-208
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
"
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'
49
'
5'
-
9
"
11
'
38
'
14
'
35
'
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
G E
5'
-
1
7 8"
5'
6'
-
1
1
"
24
'
-
6
"
3'
-
7
"
14
'
5'
-
7
"
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
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12
1
W
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B
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S
t
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,
A
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n
,
C
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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 MAY 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
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
ROOF DECK-MASTER
U-214
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
30 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV
-
2
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
-
1
3
PV
-
1
4
PV
-
1
5
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
CUSTOM JACUZZI &
RAISED PLATFORM
AREA - 5'-0" x 9'-0" SPA
PV
-
1
9
PV
-
1
8
PV
-
1
7
PV
-
1
6
G E
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
12
12
12
12
SNOW
BARS
SNOW
BARS
SNOW
BARS
SNOW
BARS
23
'
-
7
3 4"
24
'
-
0
5 8"
12
'
-
5
7 8"
27'-115
8"25'
18'-17
8"75'-115
8"
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'
49
'
5'
-
9
"
11
'
38
'
14
'
35
'
5'
-
1
7 8"
5'
6'
-
1
1
"
24
'
-
6
"
3'
-
7
"
14
'
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
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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
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CONCEPTUAL LANDSCAPE PLAN NOTES & DIAGRAM
LEGEND:
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:
TRUE
NORTH
81
0 2'-85'-4
--~
SHRUB SPECIES:
SHRUB SPECIES:
FLAMED SURFACE PENNSYLVANIA BLUE
STONE PROPOSED 2-114" THICK MIN.
COLORADO TRADITIONAL WEST END LAWN TYPICAL WASHED I PEBBLED NO 5 GRAVEL FULL WATERPROOF AND SNOWMELT TYPICAL POURED CONCRETE SLAB PER
SEEDING - SOD MIXTURE PROPOSED. SURFACE MIX DETAILING PROPOSED. FINISH PROPOSED ENGINEERING. 6" MINIMUM THICKNESS.
14.7
01 HPC CONCEPTUAL
SIZE AND LAYOUT TO BE DETERMINED
IRRIGATION AS REQUIRED AS FLAMED PENNSYLVANIA BLUESTONE SMOOTH FINISH.
2-112" THICK MATERIAL FINISH. PATIO TO BE
SCALE: 3/ 6 —�"
DESIGNED FOR RUNOFF WATERSHED
DRAINAGE. ALL SURFACE WATER TO BE
COLLECTED PER DRYWALLS AS SPECIFIED
N
SCALE
PROJECT# 121-BLEEKER
DRAWING TITLE:
PROPOSED
LANDSCAPE PLAN:
DRAWING NO:
HPC-2"008
HPC MAY 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.
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16
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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
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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
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2
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9
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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
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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
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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
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D
PR
O
P
E
R
T
Y
L
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N
E
5'
R
E
A
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Y
A
R
D
SE
T
B
A
C
K
(
G
A
R
A
G
E
)
10
'
R
E
A
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Y
A
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D
S
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T
B
A
C
K
(H
A
B
I
T
A
B
L
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)
25' R-6 Height Limit
10
'
F
R
O
N
T
Y
A
R
D
SE
T
B
A
C
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PR
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P
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L
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B
:
BL
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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
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I
D
A
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N
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2
0
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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
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T
S
I
D
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Y
A
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PR
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R
T
Y
L
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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
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T
Y
L
I
N
E
5'
S
I
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E
Y
A
R
D
S
E
T
B
A
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25' R-6 Height Limit
5'
S
I
D
E
Y
A
R
D
S
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T
B
A
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K
EA
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)
EA
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A
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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
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S
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N
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L
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2
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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
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D
PR
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P
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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
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D
PR
O
P
E
R
T
Y
L
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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
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K
WE
S
T
S
I
D
E
Y
A
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PR
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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
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A
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S
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N
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2
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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 MAY 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
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S
T
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E
T
7894
7895.4 ALLEY
ASPHALT
RE
A
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Y
A
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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
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K
(
G
A
R
A
G
E
)
10
'
R
E
A
R
Y
A
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D
S
E
T
B
A
C
K
(H
A
B
I
T
A
B
L
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)
10
'
F
R
O
N
T
Y
A
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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
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25' R-6 Height Limit
10
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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
OPAQUE
SKYLIGHT
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
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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 MAY 2021
ELEVATIONS
WE
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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
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PR
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5'
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A
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PV-1
28 PANEL PV
ROOF SYSTEM
SITUATED @
45 DEGREES
PV-2 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-13 PV-14
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
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PV-20PV-19PV-18PV-17PV-16
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
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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 MAY 2021
ELEVATIONS