HomeMy WebLinkAboutExhibit D Application.134 E Bleeker St300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
January 17, 2020
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 134 East Bleeker Street Conceptual HPC Review, Temporary Relocation, Variations
for Existing Historic Buildings, and Parking
Dear HP Staff and HPC,
Please accept this application for Conceptual Major Development Review, including a request to
excavate the crawl space underneath the landmark, reduce parking dimensions for an onsite
parking space and a reduction of one onsite parking space. 134 East Bleeker Street is a 4,500sf lot
located on the northwest corner of Bleeker and Aspen Streets. The small property contains two
historic resources that were relocated from East Main Street in the 1960s. In 1992 a major
remodel was undertaken by the owners and Poss Architecture and Planning. The proposal is to
remove the non-historic 1990s addition, expand the basement, and rebuild a compliant addition
between the two resources. An existing voluntary ADU, that is not required to be occupied, is
proposed to be removed – the property is proposed to be a single family home.
Figure 1: Current photographs of 134 East Bleeker Street.
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Background
The buildings were constructed between 1886 and 1890 based on Sanborn Maps. According to
Building Department records, the two historic resources at 134 East Bleeker Street were moved in
1962 from 418 East Main Street. Sanborn Maps below confirm this information and show that
the relationship between the primary and secondary resources is maintained at 134 East Bleeker
Street – the primary resource faces the street with a front yard setback and the barn is located on
the alley/rear property line. A comparison of the footprints from the 1898 map to the 1904 map
show that the gable end on the east elevation and the front porch were extended during this time.
The shed roof addition to east elevation of the barn (aka carriage house) was added between 1898
and 1904 as well.
Figure 2: 1898 Sanborn Map
Figure 3: 1904 Sanborn Map, note the footprint changes
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Historic photographs in the Aspen Historical Society archives show the barn building with shed
roof addition shown on the 1904 map. We have been unable to find a clear view of the primary
resource from Main Street. The photographs seem to imply that both buildings may have been
historically unpainted.
Figure 4: Photograph courtesy Aspen Historical Society.
Figure 5: Photograph courtesy Aspen Historical Society
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A permit was filed in 1970 to add new cedar siding, but it is unclear which structure received new
siding.
In 1992 approval was granted to remodel and convert that barn/carriage house into an accessory
dwelling unit. The voluntary ADU received a 134sf floor area bonus and a parking waiver. In 1992,
HPC approved the new addition and exterior changes to the barn including variations for the barn
and the 1990s addition. A resolution was never recorded to memorialize the variations granted to
the barn and the 1990s addition.
Proposal
Figure 6: Photograph courtesy Denver Public Library, 1888-1890.
Figure 7: Proposed east elevation.
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The project proposes to remove the
1990s addition and replace it with a
compatible addition that meets the
current design guidelines and
complies with R-6 zone district
requirements. A one story
connecting element is proposed to
restore the form of the north facing
gable end. The new two story
addition, with second floor setback
facing Aspen Street, is a simple gable
roof form that relates strongly to
both landmarks on the property. An
existing basement is proposed to be
expanded as recommended by the
design guidelines. The existing
location of both historic resources is
not proposed to change. There are
no FAR Bonus or new setback
variations requested.
The barn will continue to function as a garage with living space on the ground level and living
space on the second level. The voluntary ADU is proposed to be removed and the barn is proposed
to be connected to the new addition. The existing curb cut on Aspen Street is required to be
removed – the garage will be accessed from the alley. The one story shed roof addition to the
barn was rebuilt in the 1990s and is the location of the garage door to access the single stall
parking space. A reduction of the parking space dimensions for the garage space, and a reduction
of onsite parking from two spaces to one space is requested. The barn is currently located within
the 5’ setback for garage and 10’ setback for living space. The proposal does not move the barn
or excavate beneath the barn. Because there was no HPC resolution recorded in 1992, we
recommend clarifying the setback variations for the barn as part of this application.
New street trees are proposed along Aspen Street where the curb cut is currently located (and will
be vacated). Existing trees are protected as required by the Parks Department. A preliminary
drainage plan, conceptual landscape plan and preliminary material palette are provided in the
application.
Thank you for reviewing this application. A physical model will be presented to the HPC during
the public hearing for this project. Please reach out if you need additional information to complete
your review.
Sincerely,
Sara Adams, AICP
Figure 8: Proposed corner view.
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Exhibits
A – HP Conceptual, Relocation, and Existing Conditions Variations Review Criteria
B – Parking Reduction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L – Drainage report
M - Drawing set including stamped survey, renderings
*a physical model will be presented to HPC
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Exhibit A –Conceptual HP Review
26.415.060.A Approvals Required. Any development involving properties designated on the aspen
Inventory of Historic Landmark Sites and Structures, as an individual property or located within the
boundaries of a Historic District, unless determined exempt, requires the approval of a development
order and either a certificate of no negative effect or a certificate of appropriateness before a building
permit or any other work authorization will be issued by the City. HPC shall provide referral comments
for major projects to rights of way located within the boundaries of a Historic District.
Response: Applicable Design Guidelines are addressed below:
Streetscape
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood
or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
Response – The victorian and barn are not proposed to be moved. The existing footprint reinforces the
development patterns in the West End. The proposed addition is significantly setback from the street and
the historic facades to allow porosity and open space on the site facing Aspen Street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining
historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be encouraged
on a case by case basis.
Response – The character defining cottonwood street trees are protected, and additional street trees
are proposed as directed by the Parks Department. The new street trees will be located in the right of
way along Aspen Street and will fill in the gap created by the curb cut and driveway (that will be removed
as part of this application).
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated
to the alley.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Response – The non-historic driveway from Aspen street is proposed to be removed. Access is proposed
off the alley.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
Response – The driveway is proposed to be located off the alley.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a
semi-public walkway, to a semi private entry feature, to private spaces.
Response – A simple walkway into the main entry is proposed from the sidewalk to the front porch. A
secondary walkway is proposed from Aspen Street to the proposed addition.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical
of the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example, on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete,
brick or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
Response – A simple walkway is proposed. Paving materials will be presented at Final Design Review.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather
than many small unusable areas.
• Open space should be designed to support and complement the historic building.
Response – Open space is proposed in front of the addition facing Aspen Street. A generous front yard,
greater than the required 10 ft. front setback, is maintained in the proposal.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at
least a preliminary representation of the stormwater design. A more detailed design must be
reviewed and approved by Planning and Engineering prior to building permit submittal.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site,
reduce the generation of additional stormwater runoff, and increase infiltration into the
ground. Stormwater facilities and conveyances located in front of a landmark should have
minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response – A conceptual drainage plan is included for Engineering review in the application.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
Response – A conceptual landscape plan is proposed for preliminary review. Built in furnishing are not
proposed at this time – the only yard faces Aspen Street and the City has strict zoning rules that prohibit
built in furnishing in a street facing yard.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
Response – Mature cottonwood trees that border the streets are protected and preserved. The large
silver maple tree in the front yard is to be protected as per Parks’ comments. Tree removals have been
discussed and preliminarily approved by the Parks Department during a site visit in early January.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
over textured or overly complex in relationship to the historic resource, particularly in Zone A.
In Zone A, new planting shall be species that were used historically or species of similar
attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height,
sod, and low shrubs are often appropriate.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited
patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building
must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to
over plant either property, or remove all evidence of the landscape characteristics from before
the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – A simple landscape with traditional plantings is proposed.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – No new planting material is proposed that will damage the historic structures. A detailed
landscape plan will be provided at Final Design Review.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a
case-by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the
building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
Response – Landscape lighting is not proposed as this time.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
Response – The existing fence is not original and is proposed to be removed and replaced with a wood
fence. The design of the fence will be provided at Final HP review.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – n/a.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve
the character of a property.
Response – n/a.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized.
Response – A simple wood fence is proposed. The design will be provided at Final HP review.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the
picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
Response – The fence will be 42” in height.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important
features of a designated building.
• A privacy fence should incorporate transparent elements to minimize the possible visual
impacts. Consider staggering the fence boards on either side of the fence rail. This will give
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
Response – n/a.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure.
Response – n/a.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be
reviewed on a case by case basis.
Response – The historic buildings are proposed to maintain grade similar to existing conditions.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
Response – The character defining cottonwood street trees are preserved and protected.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Response – The simple historic design of the landscape is maintained in the proposal. Setbacks are
unchanged and significant trees are protected.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
Response – Parking is located off the alley in the garage.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
Response – Important trees are to be preserved and protected as per Parks’ comments during the
January 7, 2020 site visit.
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding
and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new
materials is inappropriate.
• Regardless of their character, new materials
obscure the original, historically significant
material.
• Any material that covers historic materials may
also trap moisture between the two layers. This
will cause accelerated deterioration to the
historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair
the original, underlying material.
Response – The barn siding was removed and replaced
during the 1990s remodel based on photographs found in
a closet in the house (see photo at right). The existing
siding is not proposed to be replaced; however, a new
opening for a single stall garage is proposed facing the
alley.
Windows
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration
glass for the repair.
Figure 1: 1990s remodel photograph of barn.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the original
window to be seen from the public way.
• If a storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around the perimeter. A storm window should not include muntins unless
necessary for structure. Any muntin should be placed to match horizontal or vertical divisions
of the historic window.
Page 15 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Response – All existing windows in the historic house are proposed to remain at this point. A new opening
is proposed in the barn to provide access to the parking space. The current condition includes a curb cut
on Aspen Street that is required to be removed. The proposed connection between the new addition and
the barn is located on a non-street facing secondary façade (west elevation).
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door,
door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and
flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
Figure 2: Historic side door.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic
entry door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new
storm door.
• New screen doors should be in character with the primary door.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style
of the building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads.
Response – Original door openings are preserved on both historic landmarks.
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
Page 17 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The historic front porch on the main two story historic landmark is not proposed to change.
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to
preserve the integrity of the original design intent, such as crisp edges, rather than to retain
heavily deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of
replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
Page 18 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Response – Architectural details will be repaired as needed.
Roof
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen
from the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements
may be appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline
and set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic
building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they
also complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally not permitted on AspenModern properties since they are not
characteristics of these building styles.
7.7 Preserve original roof materials.
Page 19 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical qualities
and use a color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for
a secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original
seaming.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a
false impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – The primary historic resource gable end facing north is restored with the proposed one story
connecting element.
Historic Barn
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These
include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of the primary structure will likely require preservation.
Response – The barn is preserved.
8.2 Preserve a historic secondary building as a detached structure.
Page 20 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure should be maintained except when HPC finds that
an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
Response – The barn is proposed to have a very minimal hallway attachment on the west elevation.
Currently, the barn functions as parking on the ground level and an affordable housing unit of the upper
level. The housing unit is to be removed. Connecting the structure to the addition is minimally intrusive,
does not block any character defining features, and creates a better and more function living situation
for the entire project.
8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping
with its original character as a utilitarian structure.
• Most secondary structures are basic rectangular solids, with simple finishes and no
ornamentation.
Response – n/a.
8.4 When adding on to a secondary structure, distinguish the addition as new construction and
minimize removal of historic fabric.
• Additions to a secondary structure must be smaller in footprint than the original building and
lower in height. Maintaining the overall mass and scale is particularly important.
• Do not alter the original roof form.
• An addition must be inset from the corners of the wall to which it attaches.
Response – A small hallway connection is setback from the street to visually create the effect that the
barn is detached from the main historic home.
8.5 Preserve the original building materials, or match in kind when necessary.
Response – It appears from photographs that there is limited to no original building materials let.
Existing materials are proposed to remain unless otherwise determined in the field during construction
with staff and monitor review.
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is
preferred.
Response – Original door and window openings are restored.
Page 21 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Building additions
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
• The materials and detailing should be simple.
Response – A new simple garage door is added facing the alley in the non-historic lean-to shed roof
addition to the barn.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
Response – The barn is incorporated into the overall use of the property as a single family home.
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response – n/a.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental
to the historic resource in any case when preservation benefits or variations are being
approved.
Response – The 1990s addition does not meet the design guidelines and is proposed to be removed and
replaced. n
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a
new faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – The new addition is a two story gable roof form located between the two historic landmarks.
The addition is connected with a one story flat roof element, and the second story is further setback xx
sf from the main level façade facing Aspen Street. Form and materials relate strongly to the landmarks
Page 22 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
while fenestration is more contemporary in nature. The proposed addition restores the north gable end
of the primary landmark by proposing a one story flat roof connection below the eave.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against
the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade
floor area of the original historic resource. All other above grade development must be
completely detached. HPC may consider exceptions to this policy if two or more of the following
are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Response – Both historic resources are visually dominant on the 4,500sf property as viewed from both
Bleeker and Aspen Streets. Above grade the two historic resources are a total of 1,887 sf (1,062sf
primary landmark and 825sf barn). The proposed above grade square footage including the connecting
elements is 1,400sf. The historic landmark square footage for both resources is added together because
the entire property is proposed to be connected. Should HPC consider this project to not meet the 1:1
rule in Guideline 10.4, the following exceptions are met:
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource.
The new addition is rectangular and closely related to traditional simple forms from the 19th
century. The design is sensitive to the scale and proportions of the historic resource.
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource.
Page 23 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
The existing addition proposed for removal is not sensitive to the landmark, does not meet the
design guidelines, and obscures the north facing historic gable end.
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically.
The interior of the 1 ½ story landmark is utilized.
o The project is on a large lot, allowing the addition to have a significant setback from the
street
The property is 4,500 sf in size and contains two landmarks; however the addition is setback from
the street more than the required setbacks for the zone district.
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed.
The FAR Bonus is not requested. The only variance request is related to the size of a parking
space, and a request for reduced onsite parking from two spaces to one.
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Significant trees and associated driplines prohibit shifting the building toward Bleeker Street.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one
story tall, directly behind that resource, unless completely detached above grade by a distance of at
least 10 feet.
HPC may consider exceptions to this policy if two or more of the following are met:
• The connector element that links the new and old construction is a breezeway or transparent
corridor, well recessed from the street facing side(s) of the historic resource and the area of
two story construction that appears directly behind the one story historic resource is minimal
• The footprint of the new addition is closely related to the footprint of the historic resource and
the proposed design is particularly sensitive to the scale and proportions of the historic
resource
• The project involves the demolition and replacement of an older addition that is considered to
have been particularly detrimental to the historic resource
• The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
• There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
• The project is proposed as part of a voluntary AspenModern designation, or
• The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
Response – n/a. Both landmarks are 1 ½ stories.
10.6 Design a new addition to be recognized as a product of its own time.
Page 24 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• An addition shall be distinguishable from the historic building and still be visually compatible
with historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or
a modern interpretation of a historic style are all techniques that may be considered to help
define a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition
must relate strongly to the historic resource in at least two of these elements. Departing from
the historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
Response – The new addition is primarily a sloped roof with flat roof one story connections to the new
addition between both the primary landmark and the barn. The addition is setback from the barn and
the primary historic resource on the main level, with a greater setback on the second level. The form and
materials of the addition are strongly related to the landmarks. Fenestration is proposed to reflect the
addition as a product of its own time, while still relating to the historic resources.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on
the street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same
height. An addition can not be placed in a location where these relationships would be altered
or obscured.
Response – n/a.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
Response – The addition is similar in height to the two historic resources. The design team explored a
lower flat roof, but the design guidelines push corner lots to have a gable roof (which increases the
height of the addition to accommodate the second floor). Both historic resources have cross gable roof
forms which are highlighted by the simple singular gable form proposed.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
Page 25 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary
building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
Response – The addition is setback from significant facades and a one story connector is proposed. The
connecting element is 10’ in length to maintain separation from the barn at the rear of the property. The
historic resource cannot be shifted to the south toward Bleeker Street due to significant tree roots in the
front yard.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are
approved based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
Response – The addition is located to the rear of the primary building. The existing basement is proposed
to be enlarged to push floor area under the resource as much as possible.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited,
but the addition is primarily a pitched roof.
Response – A simple traditional gable roof is proposed. A flat roof connecting element is proposed as
secondary roof form to link the addition to the resources.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Response – n/a. The addition does not obscure historically important features, but rather
highlights and restores character defining features.
Page 26 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Relocation
10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the
historic building.
Response – n/a.
10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of
the historic resource.
• Set the addition back from street facing façades a distance approximately equal to its height.
Response – n/a.
10.15 The roof form of a rooftop addition must be in character with the historic building.
Response – n/a.
26.415.090. Relocation of designated historic properties.
The intent of this Chapter is to preserve designated historic properties in their original locations as much
of their significance is embodied in their setting and physical relationship to their surroundings as well as
their association with events and people with ties to particular site. However, it is recognized that
occasionally the relocation of a property may be appropriate as it provides an alternative to demolition
or because it only has a limited impact on the attributes that make it significant.
C. Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property;
or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
Page 27 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
Response - The resources are proposed to remain in their current locations, but the basement is proposed
to be enlarged to accommodate more floor area below grade.
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
Response – At this time, the building is proposed to be underpinned and excavated in situ.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation alternative
in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
Response – n/a.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes
obscured by trees.
Response – n/a.
Page 28 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if needed
to address drainage issues. A substantial change in position relative to grade is inappropriate.
• Avoid making design decisions that require code related alterations which could have been avoided.
In particular, consider how the relationship to grade could result in non-historic guardrails, etc.
Response – n/a.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and
is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut
of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
Response – The foundation will be similar to the existing condition. A detail will be provided at Final HP
Review.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in
the landscape except where they are screened, or on an AspenModern site.
Response – Egress is consolidated into one lightwell located interior to the lot. The lightwell does not
face the street. Either terracing or a glass railing are proposed around the lightwell. Details will be
provided at Final HP Review.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the
HPC.
Page 29 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Existing variations for historic barn
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
Response – The building is not proposed to be relocated. The existing basement is proposed to expand
into an existing crawl space under the landmark.
9.8 Proposals to relocate a building to a new site are highly discouraged.
• Permanently relocating a structure from where it was built to a new site is only allowed for
special circumstances, where it is demonstrated to be the only preservation alternative.
Response – n/a.
26.415.110.C. Variations. Dimensional variations are allowed for projects involving designated
properties to create development that is more consistent with the character of the historic property or
district than what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variations of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Response – The request for variations is limited to the existing location of the historic barn. The 1990s HPC
approval never concluded with a resolution memorializing the setback variations. We request the ability
to recognize the setback variations for the existing location of the historic barn. As shown on the Sanborn
Maps in the cover letter to this application, the building was originally located on the rear property line on
Page 30 of 75
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Main Street. The relationship between the primary house and the barn was maintained when it was
relocated to Bleeker Street in the 1960s. The existing rear setback is 1’ 8” where 5’ is required for garage
and 10’ is required for living space; and the existing east side setback is 1’9” where 5’ is required.
Page 31 of 75
970 923 3088
BRIKOR ASSOCIATES
20 Sunset Drive, Unit 1
Basalt, Colorado 81621
WWW.BRIKOR.COM
134 Bleeker Construction Sequence
• Hold site meeting with HPC monitor and review proposed scope & sequence of
construction
• Identify all historic elements on existing structure as directed by HPC monitor
• Protect existing elements that remain on existing structure as approved by HPC monitor
• Remove and package historic elements that require removal as approved by HPC monitor
• Fence site
• Protect all trees and utilities and adjacent properties
• Demo and remove all non-historic elements
• Shore the interior of the structure
• Shore the perimeter of the foundation excavation area
• Raise the existing structure above the existing foundation and support outside or on top of
the new shoring system
• Excavate under the existing structure
• Build new foundation (footings and walls) for existing structure
• Waterproof new foundation
• Build new floor assembly for existing structure
• Lower the existing structure on the new foundation assembly
• Backfill the excavation
Page 32 of 75
Exhibit B
Parking
134 East Bleeker St.
Exhibit B – Parking Review
26.515.050 Meeting Parking Requirements
Parking Requirements are subject to the following standards:
4. For properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, a waiver
of the Parking Requirement may be approved, pursuant to Chapter 26.430, Special Review, and
according to the review criteria set forth below.
26.515.060.C. Review Criteria. All development and redevelopment projects are required to submit a
Mobility Plan, which shall include and describe a project’s mitigations for TIA and Parking
Requirements. The Engineering, Transportation, and Community Development Department staff shall
determine whether the project conforms to this Chapter requirements using the following standards:
1. Project TIA and the resulting mitigation program meets requirements for exempt, minor or
major project categories as outlined in the TIA Guidelines.
Response – Single family residential is exempt from TIA requirements.
2. Project provides full mitigation for the Parking Requirements pursuant to Section 26.515.050.
Response – 2 onsite parking spaces are required, and only 1 parking space fits on the site.
There is a historic barn located on the alley that takes up the entire length of the lot
frontage, as the lot is only 45 feet wide. A reduction of 1 parking space is requested.
3. If existing development is expanded, additional Parking Requirements shall be provided for
that increment of the expansion.
Response – n/a.
4. If existing development is redeveloped, on-site parking deficits may not be maintained unless
all parking, or at least 20 spaces are provided as Public Parking.
Response – n/a.
26.430.040.D Special Review/ Off street parking requirements. Whenever a special review is
conducted to determine a change in the off-street parking requirements, it shall be considered in
accordance with the standards set forth at Chapter 26.515.
26.515.080 Special Review Standards. Whenever the transportation, mobility, and parking impacts of a
proposed development are subject to special review, an application shall be processed as a special review
in accordance with the common development review procedures set forth in Chapter 26.304 and be
evaluated according to the following standards. Review is by the Planning and Zoning Commission.
Page 33 of 75
Exhibit B
Parking
134 East Bleeker St.
If the project requires review by the Historic Preservation Commission and the Community Development
Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic Preservation
Commission shall approve, approve with conditions or disapprove the special review application.
A special review for establishing, varying or waiving transportation, mobility, or off-street parking
requirements may be approved, approved with conditions or denied based on its conformance with all
of the following criteria:
1. The transportation, mobility, and off-street parking needs of the residents, customers,
guests and employees of the project have been met, taking into account potential uses of
the parcel, the projected traffic generation of the project, any shared parking opportunities,
expected schedule of parking demands, the projected impacts on the on-street parking of
the neighborhood, the proximity to mass transit routes and the downtown area and any
special services, such as vans, provided for residents, guests and employees.
Response: 134 East Bleeker Street is located one block off Main Street and two blocks west of the
downtown Commercial Core. The property is proposed to be a single family residence. The proximity
of the property to downtown and the limited area for onsite parking due to the historic barn, factor
into this request.
2. An on-site mitigation solution meeting the requirements and guidelines is practically
difficult or results in an undesirable development scenario.
Response: An onsite mitigation solution is impossible considering the requirement to remove the
existing curb cut from Aspen Street. Removing the curb cut limits the ability to park cars within the
barn and maintain the barn as living space on the upper level. A surface parking space does not fit
due to utility requirements and the proposed addition.
3. Existing or planned on-site or off-site facilities adequately serve the needs of the
development, including the availability of street parking.
Response: The proposed onsite parking space serves the needs of the single family home and
encourage the residents to consider other forms of transportation such as biking, walking, Wecycle
located a block away at the Red Brick or at Paepcke Park, or using the Downtowner.
26.415.110.D. Parking. Onsite parking reductions are permitted for designated historic properties
unable to contain the number of parking spaces required by the underlying zoning due to the existence
of a historic resource. In these circumstances, alternative mitigation in the form of cash-in-lieu,
pursuant to Chapter 26.515, maybe accepted by HPC for commercial development. HPC may waive
cash-in-lieu for residential development. In addition to the review criteria listed in Chapter 26.515, the
parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that
it will enhance or mitigate an adverse impact on the historic significance or architectural character of a
designated historic property, an adjoining designated property or a historic district.
Page 34 of 75
Exhibit B
Parking
134 East Bleeker St.
Response: A historic barn is located along the alley and restricts the ability to meet onsite parking
requirements. The requirement to remove the curb cut on Aspen Street further restricts the
ability to park onsite. We respectfully request the reduction of one parking space and a waiver of
the parking cash in lieu fee. Reducing the parking requirement avoids additional massing on the
barn which enhances the form of this historic barn building. There is no FAR bonus requested and
the only variations are related to the existing location of the historic barn and the size of a parking
space within the Barn. Considering the compliance with the underlying zone district, removal of
a non-historic addition, and adherence to the design guidelines, a waiver of the parking space
cash in lieu of $38,000 is requested.
Variance to parking dimensions:
26.314.040 Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision - making body shall make a finding that the following three circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use
of the parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone district
and would cause the applicant unnecessary hardship, as distinguished form mere
Figure 1: Existing condition showing barn on alley with access from Aspen Street.
Page 35 of 75
Exhibit B
Parking
134 East Bleeker St.
inconvenience. In determining whether an applicant’s rights would be deprived, the Board
shall consider whether either of the following conditions apply:
a. There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or
buildings in the same zone district and which do not result from the actions of the
applicant; or
b. Granting the variance will not confer upon the applicant any special privilege denied
by the terms of this Title and the Municipal Code to other parcels, buildings or
structures, in the same zone district.
Each off-street parking space shall consist of an open area measuring eight and one half (8½) feet
wide by eighteen (18) feet long and seven (7) feet high with a maximum longitudinal slope of twelve
percent (12%) and a maximum cross slope of five percent (5%).
Response: The proposed parking space is 15’ 1” deep and 8’ side in order to fit into the existing
shed roof addition. The grant of variance is consistent with the goals of the Municipal Code which
recognize that historic properties pose special conditions that require flexibility in meeting strict
requirements. The intent of the Code to require onsite parking is clearly met with one onsite
parking space, but the depth of the space is short of the required 18 feet, and the width is inches
less than the requirement. A car will still fit within the historic barn, just a smaller car.
The proposal utilizes an existing historic barn and removes a non-compliant curb cut on Aspen
Street. The only way to access the barn for parking is via the alley, as required by Code, however
the depth of the barn is less than 18 feet. The applicant team explored a diagonal parking space
to meet depth requirements; however this resulted in a much wider door in the historic building
which conflicts with the Historic Preservation Design Guidelines. This is a true hardship that is
unique to 134 East Bleeker and does not result from the actions of the application.
The grant of a variance for the parking space dimensions is the minimum needed to successfully
park a car within the historic barn.
Page 36 of 75
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com
DATE: January 02, 2020
PROJECT LOCATION: 134 E. Bleeker Street
REQUEST: Major Development and Relocation
DESCRIPTION: 134 E. Bleeker Street is a 4,500 square foot corner lot located in the R-6 zone district. The
property is a designated landmark and contains two Victorian era buildings that have been relocated to this
site from another location. Currently, the historic house facing East Bleeker Street is connected to a non-
historic addition built in the 1990s. The second historic resource sits behind the non-historic addition
towards the alley and received conditional use approval as an Accessory Dwelling Unit (ADU) in 1992. The
applicant plans to remove the ADU deed restriction on the secondary historic resource which will be a
separate administrative land use process (Section 26.520.090.C).
The applicant proposes to demolish the existing non-historic addition, underpin the historic home for
additional basement space, and construct a new above grade addition. There are plans to include
restoration and repair work with this scope of work. HPC review for Major Development and Relocation
are anticipated. Major Development is a two-step process, requiring the approval of Conceptual Design
and a Final Design.
Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC may also consider
any dimensional variations requested by the applicant. Two on-site parking spaces are required for a single-
family home unless a parking reduction is requested as part of this application. Following Conceptual, staff
will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or
to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant
projects. Following Call Up, HPC will conduct Final Design review to consider landscape, lighting and
materials.
HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are
applicable to this project to assist with their determinations.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation of Designated Historic Properties
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential (R-6)
Page 37 of 75
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
Review by: Staff for completeness and recommendations
HPC for decisions
City Council for notice of the HPC Conceptual decision
Public Hearing: Yes, at Conceptual and Final
Neighborhood Outreach: No
Referrals: Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee
meeting or referral fees.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be
billed/ refunded at a rate of $325 per hour.) This fee will be due at
Conceptual and Final submittal.
Referral Agencies Fee: $0.
Total Deposit: $1,950.
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Conceptual and Final reviews.
At each review step, please submit one paper copy of the application to the City of Aspen Community
Development Department for an initial determination of completeness.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur, consisting
of a current (no older than 6 months) certificate from a title insurance company, an ownership and
encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all
owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states the
name, address and telephone number of the representative authorized to act on behalf of the applicant.
HOA Compliance form (Attached).
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status, certified by a
registered land surveyor, licensed in the state of Colorado.
Page 38 of 75
A written description of the proposal (scope of work) and written explanation of how the proposed
development and any requests for variations or benefits complies with the review standards and design
guidelines relevant to the application.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height,
massing, scale, proportions and roof plan; and the primary features of all elevations.
Supplemental materials to provide a visual description of the context surrounding the designated
historic property including photographs and other exhibits, as needed, to accurately depict location and
extent of proposed work.
For Conceptual, the following items will need to be submitted in addition to the items listed above:
Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Once the application for each review step is deemed complete by staff, the following items will
then need to be submitted:
1 digital PDF copy of the complete application packet.
1 set of all graphics printed at 11x17.
Total deposit for review of the application.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current
zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate.
The summary does not create a legal or vested right.
Page 39 of 75
Page 40 of 75
exhibit D
Page 41 of 75
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
134 E Bleeker, Aspen CO 81612
2737-073-15-002
Good Property Company, P.O. Box 7668, Aspen CO 81612
970.710.7520 917.591.9645 josh@goodpropertycompany.com
Sara Adams, BendonAdams; Cristof Eigelberger, EAD; Mike Albert, DesignWorkshop
300 South Spring Street, Suite 202, Aspen CO 81611
970.925.2855 sara@bendonadams.com
Lot S and the East 1/2 of Lot R, Block 65, City and Townsite of Aspen, CO
Josh Gurwitz
Page 42 of 75
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
Page 43 of 75
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
134 East Bleeker Street
Josh Gurwitz represented by BendonAdams, Eigelberger Architecture and Design and Design Workshop
134 East Bleeker Street, NW corner of Bleeker and Aspen Streets
R-6
4,500 sf4,500 sf
n/a
2 1
2,820
25'
25'
2
n/a
no limit
n/a n/a
10'
5' garage
/10' principal living
n/a n/a n/a
5'
5'
10'
5'
Page 44 of 75
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies with
all applicable covenants and homeowner association policies. The certification must be signed by the
properly owner or Attorney representing the properly owner.
Property
Owner ("I"):
Address of
Property:
(subject of
application)
Name: Otis Real Estate Holdings LLC c/o Good Property Company
Email: josh@goodpropertycompany.com Phone No. 970.710.7520
134 E Bleeker, Aspen CO, 81611
I certify as follows: (pick one)
@ fhis property is not subject to a homeowners association or other form of private covenant.
D This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
D This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners association or
covenant beneficiary.
understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand.
that this document is a public document.
Owner signature:
(~ . ~ ( kf 9,1rvL /J. ,vj
69
date: !"""'"~---+, !+-~-_ .. !._,_ ___ _
Owner printed name: Otis Real Estate Holdings LLC c/o Joshua Gurwitz, Good Property Company
or,
Attorney signature: ____________ date: ____ _
Attorney printed name: ___________ _
exhibit F
Page 45 of 75
exhibit G
Page 46 of 75
ALTA Commitment For Title Insurance
AUTHORIZED AGENT:
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE. 3
RD
FLOOR
ASPEN, COLORADO 81611
970-925-1766-PHONE
970-925-6527-FAX
877-217-3158-TOLL FREE
E-MAIL ADDRESS:
TITLE MATTERS: CLOSING MATTERS:
Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net)
Joy Higens - (joy@sopris.net)
Issued By
Home Office:
875 Concourse Parkway South, Suite 200
Maitland, FL 32751
Telephone (407) 629-5842
Page 47 of 75
ALTA Commitment Form (6-17-06)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration,
hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the
land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with
the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy
or policies committed for have been inserted in Schedule A hereof by the Company.
All liability and obligations under this Commitment shall cease and terminate within six (6) months after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws
on the date shown in Schedule A.
Issued By: WESTCOR LAND TITLE INSURANCE COMPANY
Countersigned:
Authorized Signature
CO 1045 * *
Pitkin County Title, Inc.
601 E. Hopkins #3
Aspen, CO 81611
Page 48 of 75
CONDITIONS AND STIPULATIONS
1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument.
2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or
other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than
those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to
the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall
disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any
such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend
Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from
liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such
parties included under the definition of Insured in the form of policy or policies committed for and only for
actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements
hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest
or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated
in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions
and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a
part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a
report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have
or may bring against the Company arising out of the status of the title to the estate or interest or the status of
the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of
this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
Page 49 of 75
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: September 30, 2019 at 8:00 AM Case No. PCT25399W3
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$ 6,650,000.00
Premium$ 10,986.00
Proposed Insured: Rate: Standard
OTIS REAL ESTATE HOLDINGS LLC
(b) ALTA Loan Policy-(8/1/2016) Amount$ 4,000,000.00
Premium$ 150.00
Proposed Insured: Rate: Companion
BANK OF AMERICA, N.A., IT'S SUCCESSORS AND/OR ASSIGNS, AS THEIR INTERESTS MAY
APPEAR
(c) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
PAUL E. PENN and SUSAN W. PENN
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT S AND THE EAST 1/2 OF LOT R, BLOCK 65, CITY AND TOWNSITE OF ASPEN
PITKIN COUNTY TITLE, INC. Schedule A-PG.1
601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid
970-925-1766 Phone/970-925-6527 Fax unless the Insuring
877-217-3158 Toll Free Provisions and Schedules
A and B are attached.
AUTHORIZED AGENT
Countersigned:
Page 50 of 75
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record to-wit:
1. A current survey, certified to Pitkin County Title, Inc. and Westcor Land Title Insurance Company by a
Registered Colorado Land Surveyor must be delivered to, approved and retained by the Company
2. Duly executed and acknowledged Deed,
From : PAUL E. PENN and SUSAN W. PENN
To : OTIS REAL ESTATE HOLDINGS LLC
3. Evidence satisfactory to the Company that the Real Estate Transfer Tax as established by Ordinance No.
20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted.
4. Copy of the Registration duly stamped by the Secretary of State of the State of ___________ evidencing
registration of OTIS REAL ESTATE HOLDINGS LLC and Statement of Authority and a copy of the
Operating Agreement of OTIS REAL ESTATE HOLDINGS LLC evidencing the names and addresses of
the Members and/or Managers authorized to act on behalf of said Limited Liability Company.
5. Deed of Trust from : OTIS REAL ESTATE HOLDINGS LLC
to the Public Trustee of the County of PITKIN
for the use of : THE LENDER TO BE INSURED HEREUNDER
to secure : $4,000,000.00
6. Certificate of nonforeign status executed by the transferor(s). (This instrument is not required to be
recorded)
7. Completion of Form DR 1083 regarding the withholding of Colorado Tax on the sale by certain persons,
corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to
be recorded)
8. Evidence satisfactory to the Company that the Declaration of Sale, Notice to County Assessor as required
by H.B. 1288 has been complied with. (This instrument is not required to be recorded, but must be
delivered to and retained by the Assessors Office in the County in which the property is situated)
Page 51 of 75
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and
Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216.
8. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded January 11, 1888 in
Book 59 at Page 277 providing as follows: "That no title shall be hereby acquired to any mine of gold,
silver, cinnabar or copper or to any valid mining claim or possession held under existing laws".
9. Terms, conditions, provisions and obligations as set forth in Accessory Dwelling Unit Deed Restriction
recorded July 15, 1992 as Reception No. 346778 in Book 683 at Page 592.
10. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 25, Series of 1992
by the City Council of the City of Aspen recorded December 17, 1992 as Reception No. 351956 in Book
697 at Page 979.
11. INTENTIONALLY DELETED.
Page 52 of 75
ENDORSEMENT SCHEDULE FOR LENDERS POLICY
FILE NO: PCT25399W3
BORROWER: OTIS REAL ESTATE HOLDINGS LLC
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced
above:
Form: $
Form: $
Form: $
Form: $
Form: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
Page 53 of 75
ENDORSEMENT SCHEDULE FOR OWNERS POLICY
ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25399W3
SELLER:
PAUL E. PENN and SUSAN W. PENN
BUYER:
OTIS REAL ESTATE HOLDINGS LLC
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above:
ENDORSEMENTS: Patent For a fee of: $50.00
110.1 For a fee of: $65.00
For a fee of: $
For a fee of: $
For a fee of: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
Page 54 of 75
PITKIN COUNTY TITLE, INC.
Disclosures
Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND
MORTGAGE POLICY TO BE ISSUED HEREUNDER)
All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a
left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that
does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a
Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or
until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such
services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S.
38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate,
or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a
third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate
may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the
disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each
taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding
special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and
Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents
resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or
recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be
issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or
repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium
and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or
repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial
information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision
and approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction
as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless
the above conditions are fully satisfied
NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either
the Insured or the Company. Upon request, the Company will provide a copy of this clause and the
accompanying arbitration rules prior to the closing of the transaction.
NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be
insured hereunder is in fact a construction loan, any coverage given under the final policy regarding
mechanic or materialmen's liens shall be deemed void and of no effect.
Page 55 of 75
Pitkin County Title, Inc.
Privacy Policy
We collect nonpublic information about you from the following sources:
• Information we receive from you, such as your name, address, telephone
number, or social security number;
• Information about your transactions with us, our affiliates, or others. We
receive this information from your lender, attorney, real estate broker, etc.; and
Information from public records
We do not disclose any nonpublic personal information about our customers or former
customers to anyone, except as permitted by law.
We restrict access to nonpublic personal information about you to those employees
who need to know that information to provide the products or services requested by
you or your lender.
We maintain physical, electronic, and procedural safeguards that company with
appropriate federal and state regulations.
Page 56 of 75
Notice of Privacy Policy
of
Westcor Land Title Insurance Company
Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of
personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will
ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes
to safeguard that information.
Who is Covered
We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this
means that the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic
personal information directly from the customer, from customer-related transactions, or from third parties such as our title
insurance agents, lenders, appraisers, surveyors or other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform
their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims
administration and accounting.
Information Sharing
Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing
agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the
consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a
joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as
WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share
information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud.
Information Security
WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and
has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural
safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com.
Page 57 of 75
Page 58 of 75
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 8910 354 425
REFERENCE:PCT25399W3/OTIS REAL ESTATE HOLDINGS LLC
Page 59 of 75
1,128
188.1
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0188.194.04
Notes
134 East Bleeker Street Vicinity Map
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 1:48 PM 01/10/20 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Address Number
Parcel Boundary
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
Page 60 of 75
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273707315002 on 01/10/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Page 61 of 75
WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
DIRE WOLF LLC
ASPEN, CO 81611
100 E MAIN ST # 1
MC2 PARTNERS LLC
CHICAGO, IL 60654
225 W HUBBARD ST #501
JOHNSON MONTAE IMBT
DALLAS, TX 75230
6820 BRADBURY
CRMX-236 LLC
DILLON, MT 59725
PO BOX 1031
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
ZATS JULIE
ASPEN, CO 81611
118 N GARMISCH
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
KRIBS KAREN REV LIV TRUST
ASPEN, CO 81612
PO BOX 9994
EAST BLEEKER DUPLEX CONDO ASSOC
ASPEN, CO 81611
232 E BLEEKER ST
FLEMING KIMBERLY PAIGE
ASPEN, CO 81612
PO BOX 2869
ROCKING LAZY J PROPS LLC
ASPEN, CO 81611
202 E MAIN ST
223 HALLAM LLC
ASPEN, CO 81611
1315 MOUNTAIN VIEW DR
203 E HALLAM LLC
ASPEN, CO 81611
101 S MILL ST # 200
232 E BLEEKER LLC
AUSTIN, TX 78701
210 LAVACA ST #2405
208 MAIN LLC
ASPEN, CO 81611
623 E HOPKINS AVE
BERKO STUDIO DUPLEX CONDO OWNER ASSOC
ASPEN, CO 81611
E HALLAM
GSW FAMILY INV LP
LANCASTER, PA 17601
1320 HUNSICKER RD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
PARDUBA JIRI
ASPEN, CO 81612
116 N GARMISCH ST
LE VOTAUX II CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
117 N MONARCH ST
MALLORY MIRTE
ASPEN, CO 81611
215 E HALLAM ST #1
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
PEARCE BERNARD D
ASPEN, CO 81611
216 E MAIN ST
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
WEST END HOUSE LLC
ASPEN, CO 81611
623 E HOPKINS AVE
HALLAM LLC
ASPEN, CO 81612
PO BOX 2408
HOGUET CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
118 E BLEEKER ST
EAST HALLAM LLC
HIGHLAND MILLS, NY 10930
615 ROUTE 32
ASPEN COMM UNITED METHODIST CHURCH
ASPEN, CO 81611
200 E BLEEKER ST
Page 62 of 75
BTRSARDY LLC
PALO ALTO , CA 94303
PO BOX 10195 DEPT 1173
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
GETTMAN ROSA H TRUST
SEASIDE, OR 971384811
88824 BLUE HERON RD
HODES ALAN & DEBORAH
AVENTURA , FLA 33180
19951 NE 39TH PLACE
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
BERKO NORA
ASPEN, CO 81611
211 E HALLAM ST #2
VICTORIANS AT BLEEKER CONDO ASSOC
ASPEN, CO 81611
101 E BLEEKER ST
MALLORY I HOWELL
ASPEN, CO 81611
211 E HALLAM ST #2
COLLINS CINDA REV TRUST
MINNEAPOLIS, MN 554031162
301 KENWOOD PKWY #301
TARVER CHARLES
ASPEN, CO 81611
616 E HYMAN AVE
HANOVER ASPEN LLC
WOODY CREEK, CO 81656
PO BOX 481
GARCIA STEVEN J
ASPEN, CO 81611
120 N GARMISCH
WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
PEARCE RICHARD B
ASPEN, CO 81611
216 E MAIN ST
105 EAST HALLAM LLC
ASPEN, CO 81611
623 E HOPKINS AVE
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
RODNEY JOHN W
BASALT , CO 81621
20 RIVER OAKS LANE
DOMINGUE FAMILY TRUST
WINTER PARK, FL 32790
PO BOX 2293
PEGOLOTTI DELLA
ASPEN, CO 81611
202 E MAIN ST
JEFFREYS PHILIP
ASPEN, CO 81611
215 E HALLAM ST #1
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
100 EAST MAIN STREET CONDO ASSOC
ASPEN, CO 81611
100 E MAIN ST
ELLERMAN JEFFREY S & PAMELA C
DALLAS, TX 75225
3600 CARUTH BLVD
ROSE BRANDON
WHARTON, NJ 07885
PO BOX 544
ASPEN CORNER OFFICE LLC
ASPEN, CO 81611
200 E MAIN ST
CRAWFORD RANDALL & ABIGAIL
ASPEN, CO 81611
124 N GARMISCH ST
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
HERRON LLC
HOUSTON, TX 77006
1627 S BLVD
Page 63 of 75
WATERS DANIEL E
GREENWICH, CT 068304034
8 COPPER BEECH RD
114 EAST BLEEKER STREET ASSOC
ASPEN, CO 81611
COMMON AREA
114 E BLEEKER ST
Page 64 of 75
aa
aa
bb
bb
cc
cc cc
aa
dd
dd
ee
ee
Context Study:
a. 110 E. Bleeker St. - AspenVictorian
b. 114 and 118 E. Bleeker St. - AspenModern
c. 126 E. Bleeker St. - AspenVictorian
d. 131 E. Hallam St. - AspenVictorian
e. Aspen Community Church - AspenVictorian
134134
Exhibit K
Page 65 of 75
Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
January 17, 2020
Prepared by Richard Goulding, P.E.
Roaring Fork Engineering
592 Highway 133
Carbondale, CO 81623
Page 66 of 75
Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
I HEREBY AFFIRM THAT THIS REPORT FOR THE IMPROVEMENTS AT 134 EAST BLEEKER
STREET WAS PREPARED BY ME FOR THE OWNERS THEREOF IN ACCORDANCE WITH THE
PROVISIONS OF CITY OF ASPEN AND APPROVED VARIANCES AND EXCEPTIONS LISTED
THERETO. I UNDERSTAND THAT IT IS THE POLICY OF THE CITY OF ASPEN THAT ASPEN DOES
NOT AND WILL NOT ASSUME LIABILITY FOR DRAINAGE FACILITIES DESIGNED BY OTHERS.
RICHARD GOULDING, P.E.
RFE Project # 2020-05
Page 67 of 75
Table of Contents
1.0 General ................................................................................................................................. 4
1.1 Existing Site ..................................................................................................................... 4
1.2 Proposed Site .................................................................................................................... 4
1.3 Previous Drainage Studies ............................................................................................... 5
1.4 Offsite Drainage ............................................................................................................... 5
2.0 Drainage Basins and Sub-basins .......................................................................................... 5
2.1 Drainage Basins................................................................................................................ 5
2.2 Peak Discharge Calculations ............................................................................................ 6
3.0 Low Impact Site Design....................................................................................................... 7
3.1 Principles .......................................................................................................................... 7
4.0 Hydrological Criteria ........................................................................................................... 8
4.1 Storm Recurrence and Rainfall ........................................................................................ 8
4.2 Storage Volumes Methodology ........................................................................................ 8
5.0 Hydraulic Criteria ................................................................................................................ 9
6.0 Proposed Facilities ............................................................................................................... 9
6.1 Drywell ............................................................................................................................. 9
7.0 Operation and Maintenance ................................................................................................. 9
7.1 Inlets and Piping ............................................................................................................... 9
7.2 Drywell ........................................................................................................................... 10
Page 68 of 75
4
1.0 General
1.1 Existing Site
The following report is an evaluation of the proposed redevelopment of the existing residence at
134 East Bleeker Street in Aspen, Colorado, parcel number 273707315002. The property is located
at the Northwest corner of the intersection at North Aspen Street and East Bleeker Street, and is
surrounded by other residential lots. The site contains a historic single-family residence with a
non-historic addition consisting of an approximate footprint of 1,220 square feet, along with
another historical structure to the north with an approximate footprint of 510 square feet. The site
has extensive flagstone hardscaping, large existing cottonwoods and maple trees, and an access
driveway located parallel to the alley.
There are neighboring properties with single-family residences located to the west, with street right
of way to the south and east and alley right of way to the north. The existing topography is
generally flat, with a slight grade that flows from the south to the north, following North Aspen
Street. An existing conditions sheet has been included in the submitted building permit drawings.
Figure 1: Pitkin County GIS vicinity view. Parcel 273707315002 shown in red.
1.2 Proposed Site
This project is classified as a ‘Major Project’ per Table 1.1. of the City of Aspen Urban Runoff
Management Plan (URMP). The proposed development is over 1,000 square feet and disturbs an
area that exceeds 25% of the entire site. The intent of this report is to demonstrate compliance with
the requirements of the URMP. The Low Impact Design (LID) Principles in the introduction of
the manual were used as a guide throughout the design process. Onsite storm infrastructure has
been sized to convey runoff for a 100-year storm event.
Page 69 of 75
5
The proposed project will be a comprehensive remodel of the entire site. The historic residence
will remain in its existing location, but the basement will be constructed below the structure. An
addition will be made to the residence, including basement space below. The existing historic
garage will remain with minor alterations, and the garage door will be relocated so that it is
accessed via the alley. Landscaping, patios, and walkways are proposed around the site, and the
driveway will be removed and replaced with landscaping.
The proposed drainage infrastructure includes downspouts from roof structures, trench drains
within hardscaped areas, and area drains surrounding the site capture on-site flows before they
reach the adjacent properties and Aspen right-of-way. All onsite drainage is captured from
impervious areas and is routed through an onsite pipe system that connects to a drywell located in
the garage.
Improvements will be made to the right of way, including new curb and gutter along North Aspen
Street, crosswalk ramps for both directions at the intersection, and sidewalk following East Bleeker
Street. All updates are in regards to meeting the City of Aspen Engineering Design Standards. No
improvements to the alley are proposed.
1.3 Previous Drainage Studies
The City of Aspen updated their URMP in 2001 and the property is within the boundaries of the
study. The study indicates that the property is not within a Mudflow area.
1.4 Offsite Drainage
No offsite basins affect the site, so no analysis was required.
2.0 Drainage Basins and Sub-basins
The development on the parcel is proposed as one large onsite basin. This basin will be subdivided
into smaller sub-basins and analyzed to aid with design of the storm water infrastructure for the
permit submittal. Basin delineation is shown on sheet C3 of the HPC submittal. This sheet lists
impervious area, runoff coefficients, peak flows, and the required volume of runoff to be detained.
2.1 Drainage Basins
Basin 1 is a major basin within the parcel and consists of the developed area of the residence,
including the concrete driveway, impervious walkways, pervious walkways, and the roof. The
basin has a total area of 2,996 square feet and is 93% impervious. The remaining pervious areas
of the basin include several landscaped areas surrounding the residence. Runoff from the basin is
collected through trench drains, area drains, and downspouts from the roof. The captured runoff is
then conveyed through the piping system to a drywell in the garage that is sized for full detention.
Page 70 of 75
6
2.2 Peak Discharge Calculations
The peak flows were calculated for the Major Onsite Basin for the 5-year and 100-year storm event
using the Rational Method. The Rational Method is an acceptable method to calculate runoff for
this basin as the area is under 90 acres. Rainfall intensity was calculated using a Time of
Concentration (Td) of 5 minutes. The actual time of concentration for this site is less than 5
minutes, but according to the City of Aspen URMP, equations used to calculate rainfall intensity
are only valid for a time of concentration of 5 minutes or greater, so the smallest valid time of
concentration value was used. The 1-hour Rainfall depths (P1) used for these calculations were
taken from Table 2.2 of the URMP and are equal to 0.64 inches for the 5-year event and 1.23
inches for the 100-year event.
Equation 2.1 was referenced when solving for the Rainfall Intensity (I). 𝑰𝑰= 𝟖𝟖𝟖𝟖.𝟖𝟖 𝑷𝑷𝟏𝟏(𝟏𝟏𝟏𝟏+𝑻𝑻𝒅𝒅)𝟏𝟏.𝟏𝟏𝟎𝟎𝟎𝟎 (𝐸𝐸𝐸𝐸.2.1)
Runoff Coefficients (C), a function of the Soil Group (in this case B for the basins) and the
percentage of impervious area were developed using Figure 3.3. The Runoff Coefficient (C) was
then multiplied by the Rainfall Intensity (I) and the area of the calculated basin (A, in acres) to
determine the peak discharge. 𝑸𝑸𝒑𝒑=𝑪𝑪𝑰𝑰𝑪𝑪 𝑄𝑄𝑝𝑝=𝑃𝑃𝑃𝑃𝑃𝑃𝑃𝑃 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷ℎ𝑃𝑃𝑎𝑎𝑎𝑎𝑃𝑃 (𝐷𝐷𝑐𝑐𝐷𝐷) 𝐶𝐶=𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑐𝑐𝑐𝑐 𝐶𝐶𝑅𝑅𝑃𝑃𝑐𝑐𝑐𝑐𝐷𝐷𝐷𝐷𝐷𝐷𝑃𝑃𝑅𝑅𝐶𝐶 𝐼𝐼=𝑅𝑅𝑃𝑃𝐷𝐷𝑅𝑅𝑐𝑐𝑃𝑃𝑅𝑅𝑅𝑅 𝐼𝐼𝑅𝑅𝐶𝐶𝑃𝑃𝑅𝑅𝐷𝐷𝐷𝐷𝐶𝐶𝐼𝐼 (𝐷𝐷𝑅𝑅𝐷𝐷ℎ𝑃𝑃𝐷𝐷 𝑝𝑝𝑃𝑃𝑎𝑎 ℎ𝑅𝑅𝑅𝑅𝑎𝑎) 𝐴𝐴=𝐴𝐴𝑎𝑎𝑃𝑃𝑃𝑃 (𝑃𝑃𝐷𝐷𝑎𝑎𝑃𝑃𝐷𝐷)
These peak flow values were used to calculate the size of the proposed detention and conveyance
structures, such as the drywell, inlets and pipes. The tables below contain the peak flows for
developed and undeveloped conditions for 5-year and 100-year storm events for the major basin,
and the 100-year peak flow rate for the sub basins.
5 Year Peak Discharge Developed Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 2790.00 93.12% 0.720 5 3.29 0.16
5 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 0.00 0.00% 0.080 5 3.29 0.02
Page 71 of 75
7
3.0 Low Impact Site Design
Low Impact Development (LID) aims to mimic the natural pre-development hydrologic pattern.
The goal is to manage storm water as close to its source as is possible. This entire developed site
is approximately 93% impervious. The treatment train approach is used on all runoff to increase
water quality and infiltration.
3.1 Principles
Principle 1: Consider storm water quality needs early in the design process.
The grading and drainage design was coordinated between the architect, landscape architect, and
civil engineering teams throughout the design process and water quality requirements were
discussed early on. Site visits ensured proper understanding of existing conflicts and opportunities
to improve existing drainage patterns.
Principle 2: Use the entire site when planning for storm water quality treatment.
Storm water quality was considered in the design of every part of the site that is being affected by
the proposed construction.
Principle 3: Avoid unnecessary impervious area.
The total impervious area on the site was kept to a minimum while meeting the architectural design
goals by incorporating pervious landscaped areas throughout the site. Several walkways were
designed with pervious pavers in mind to reduce impervious area.
Principle 4: Reduce runoff rates and volumes to more closely match natural conditions.
All runoff from impervious surfaces on the property is collected and routed to BMP structures.
The infrastructure has been sized to capture the 100-year detention volume water quality capture
volume. The drywell is designed to infiltrate storage capacity into the surrounding earth.
100 Year Peak Discharge Developed Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 2790.00 93.12% 0.820 5 6.33 0.36
100 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 0.00 0.00% 0.350 5 6.33 0.15
Page 72 of 75
8
Principle 5: Integrate storm water quality management and flood control.
The proposed drywell will capture and treat runoff for water quality, and the drywell will infiltrate
the runoff into the soils, eliminating runoff from the site.
Principle 6: Develop storm water quality facilities that enhance the site, the community and the
environment.
The design is proposing full detention for all stormwater, meaning no runoff will be leaving the
site. The drywell is proposed to be buried under the addition to the home so as to not be visible by
the public.
Principle 7: Use treatment train approach.
The design implements sheetflow across landscaping, pervious pavers, and sumps in the pipe
network to ensure treatment throughout the system.
Principle 8: Design sustainable facilities that can be safely maintained.
Inlets and piping will be vacuumed or flushed periodically to maintain adequate flow. Proper
grading reduces dangerous slopes. Cleanouts are located where necessary to ensure the lifetime of
the drainage infrastructure.
Principle 9: Design and maintain facilities with public safety in mind.
The proposed design for driveway and walkways reduces ice buildup and dangerous conditions.
All grading was done with safety in mind, and no steep slopes occur on site.
4.0 Hydrological Criteria
4.1 Storm Recurrence and Rainfall
The property is not in the commercial core and is served by any city curb and gutter so this property
classifies as a “Sub-urban area served by public storm sewer”. However, due to limitations on
the site, the curb and gutter cannot be utilized, so the site cannot disperse into the curb and gutter.
Due to this, the 5-year and 100-year events were analyzed.
The 1-hour Rainfall depth (P1) is given in Table 2.2 as 0.64 inches for the 5-year event and 1.23
inches for the 100-year event. The Intensity in inches per hour for different storm duration (Td)
was calculated using Equation 2.1 from the City of Aspen URMP.
4.2 Storage Volumes Methodology
The storage requirements for this site were calculated using the total impervious area along with
the historic and developed peak runoff rates that were established in section 2.2. The proposed
storm drainage system is designed for full detention of a 100-year storm event. No detention is
required for pervious areas. Below is a summary of the required storage.
Page 73 of 75
9
5.0 Hydraulic Criteria
This property is not connected to the COA’s storm water infrastructure. All hydraulics are sized
for onsite infrastructure. The storm system was designed to route all impervious surfaces to the
drywell located in the garage. Inlet and pipe sizing have not been performed but will be completed
for the permit submittal.
Pipe sizes will be tested for hydraulic capacity at 80 percent of their full flowrate for the permit
submittal. Design charts giving Qdesign / Q full were downloaded from FHWA and the equations in
Section 4.8.4 will be used as the basis for these calculations. Calculated pipe sizes and depth of
flow for onsite pipes will be shown for permit submittal.
6.0 Proposed Facilities
This property is not connected to the COA’s storm water infrastructure, and the onsite drywell is
sized for full detention, as clarified in section 2.2 of this report. Below are the analyses for the
individual detention structure’s capacity and infiltration.
6.1 Drywell
Below is a table that shows the proposed drywell meeting the capacity required for full detention
of Basin 1.
7.0 Operation and Maintenance
7.1 Inlets and Piping
The piping must be maintained periodically to ensure proper operation. Minimum inspection
and maintenance requirements include the following:
• During the first year draw down should be checked for every event exceeding 0.25” of
precipitation to ensure no significant backups are occurring.
• Piping systems and sumps should be checked during and after storms routinely.
• After the first year, the system should be cleaned out at least once a year and more if the
first-year inspection proves more maintenance is required.
Full Detention Storage
Basin Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Required Storage BMP
(ft2)(ft2)(%)(in)F.O.S.(ft3)
1 2996.00 2790.00 93.12%1.23 1 286 Drywell
Drywell Storage
Drywell Basins Diameter Storage Depth Perforated Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity
(Name)(#)D (ft)H (ft)P (ft)π*H*(D/2)2) (ft3)0.3*π*P*((D/2)+1.5)2 - (D/2)2) (ft3)(ft3)(ft3)
Drywell 1 6 9 4 254 42 297 286
Page 74 of 75
10
• More frequent cleaning reduces the amount of debris entering the system and reduces the
need for more intense maintenance.
• Clean the inside of any perforated pipes with a pipe cleaner accessed through cleanouts.
This should be done yearly, or as necessary if the system is not infiltrating properly or if the
system has become contaminated.
• Ensure heat tape is functioning before colder months to prevent damage to piping.
If the storm system is not maintained properly, replacement of parts or of the entire system may
be necessary.
7.2 Drywell
Drywells must be inspected and maintained quarterly to remove sediment and debris that has
washed into them. A maintenance plan shall be submitted to the City in the Drainage Report
describing the maintenance schedule that will be undertaken by the owners of the new residence
or building. Minimum inspection and maintenance requirements include the following:
• Inspect drywells at least four times a year and after every storm exceeding 0.5 inches.
• Dispose of sediment, debris/trash, and any other waste material removed from a drywell at suitable disposal sites and in compliance with local, State, and Federal waste regulations.
• Routinely evaluate the drain-down time of the drywell to ensure the maximum time of 24
hours is not being exceeded. If drain-down times are exceeding the maximum, drain the
drywell via pumping and clean out the percolation area (the percolation barrel may be jetted
to remove sediment accumulated in perforations. If slow drainage persists, the system may
need to be replaced.
Page 75 of 75
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Co
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
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Author
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7894.80'
R-6 BUI
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LOT S AND EAST HALF
OF LOT R, BLOCK 65
4,500 S.F.±
TWO STORY WOOD
FRAME HOUSE
WITH BASEMENT
134 EAST BLEEKER STREET
TWO STORY WOOD FRAME
HOUSE WITH GARAGE
STREET
SIGN
P
F.F.
7895.66'
RIDGE
7918.8'
RIDGE
7919.9'
RIDGE
7916.3'
RIDGE
7916.2'
RIDGE
7920.1'
RIDGE
7918.78'
RIDGE
7918.9'RIDGE
7918.83'
31.40'
31.40'
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#5 REBAR & CAP FOUND
L.S. #ILLEGIBLE
#5 REBAR FOUND
BEARS S66°16'31"W 1.92'
GAS
METER
#5 REBAR FOUND
BELOW GROUND
#5 REBAR &
CAP FOUND
L.S. #ILLEGIBLE
TBM EL=7894.95'
STONE PATIO
C.O.A. GPS
MONUMENT #3
C.O.A. GPS
MONUMENT #7
F.F.
7895.66'
RIDGE
7916.2'
ALLEY
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7894.6'
7894.9'
7895.0'
7895.3'
7894.9'
7894.7'
7894.6'
7894.9'
7895.4'
7895.0'
7895.2'
7894.1'
NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION
BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST
DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN
THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE
CERTIFICATION SHOWN HEREON.
ByNO.Date Project NO.RevisionDrawn By:
Checked By:
Date:
Computer File:
P.O. Box 1746
Rifle, CO 81650
Phone (970) 625-1954
Fax (970) 579-7150
www.peaksurveyinginc.com
S
NW
E
P e a k S u r v ey ing, Inc.
Since 2 0 0 7
19088
1 OF 1
OTIS REAL ESTATE HOLDINGS, LLC.
CITY OF ASPEN, COLORADO
IMPROVEMENT & TOPO SURVEY
LOT S & THE E1/2 LOT R, BLOCK 65
134 EAST BLEEKER STREET
JG
JRN
JANUARY 02, 2020
088.DWG
IMPROVEMENT SURVEY PLAT & TOPOGRAPHIC SURVEY
LOT S AND THE EAST 1/2 OF LOT R, BLOCK 65
ORIGINAL CITY AND TOWNSITE OF ASPEN
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
PROPERTY DESCRIPTION
LOT S AND THE EAST 1/2 OF LOT R, BLOCK 65, ORIGINAL CITY AND TOWNSITE OF ASPEN
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
NOTES:
1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING
SETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN
THE TITLE COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., CASE NO. PCT25399W3,
DATED EFFECTIVE SEPTEMBER 30, 2019.
2) THE DATE OF THIS SURVEY WAS DECEMBER 06, 23 AND 27, 2019.
3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S39°04'29"W BETWEEN THE
NORTHEASTERLY CORNER OF LOT S, A #5 REBAR & CAP L.S. #ILLEGIBLE FOUND IN PLACE AND
THE SOUTHWESTERLY CORNER OF THE EAST 1/2 OF LOT R, A #5 REBAR FOUND IN PLACE.
4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.
5) THIS SURVEY IS BASED ON THE CITY AND ORIGINAL TOWNSITE MAP OF ASPEN IN THE PITKIN
COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.
6) ELEVATIONS ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN COLORADO
RTVRN GPS NETWORK (1988 ORTHO DATUM) YIELDING AN ON-SITE ELEVATION OF 7894.95' ON
THE SOUTHEASTERLY CORNER OF LOT S AS SHOWN. CONTOUR INTERVAL EQUALS 1 FOOT.
7) THERE WAS APPROXIMATELY 12" OF SNOW AND ICE ON THE GROUND AT THE TIME OF
SURVEY.
8) THE ERROR IN CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.
9) ACCORDING TO THE CITY OF ASPEN COMMUNITY DEVELOPMENT WEBSITE THE SUBJECT
PROPERTY IS ZONED R-6. SETBACKS ARE AS FOLLOWS: FRONT YARD, 10' PRINCIPAL BUILDINGS,
15' ACCESSORY BUILDINGS, REAR YARD, 10' PRINCIPAL BUILDINGS, 5' FOR PORTION OF
PRINCIPAL BUILDING USED SOLELY AS A GARAGE, 5' FOR ACCESSORY BUILDINGS, SIDE YARD
5'.
10) ACCORDING TO RECEPTION NO. 351956 THE SUBJECT PROPERTY CARRIES A HISTORIC
LANDMARK DESIGNATION.
11) ACCORDING TO BOOK 683 PAGE 592 DEED RESTRICTION MATTERS EXIST ON THE
ACCESSORY DWELLING UNIT .
N
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W
0
30
60
90
120
150
180
210
240
270
300
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P
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ak S u r v e y i ng,
I
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.
010 10 20 405
SUBJECT
PROPERTY
VICINITY MAP
SCALE: 1" = 2000'
IMPROVEMENT SURVEY STATEMENT
I, JASON R. NEIL, HEREBY CERTIFY TO OTIS REAL ESTATE HOLDINGS, LLC., PAUL E. PENN,
SUSAN W. PENN AND PITKIN COUNTY TITLE, INC., THAT I AM A PROFESSIONAL LAND
SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO; THAT THIS
IMPROVEMENT SURVEY PLAT IS TRUE, CORRECT AND COMPLETE BASED ON MY KNOWLEDGE,
INFORMATION AND BELIEF AS LAID OUT AND SHOWN HEREON; THAT THIS IMPROVEMENT
SURVEY PLAT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED, THAT
THIS IMPROVEMENT SURVEY PLAT WAS MADE BY ME FROM AN ACCURATE SURVEY OF THE
REAL PROPERTY PERFORMED BY ME OR UNDER MY DIRECT SUPERVISION ON DECEMBER 06, 23
AND 27, 2019; THAT, IN THE PREPARATION OF THIS IMPROVEMENT SURVEY PLAT, I RELIED
UPON THE TITLE COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., CASE NO.
PCT25399W3, DATED EFFECTIVE SEPTEMBER 30, 2019; THAT THE LOCATION AND DIMENSIONS OF
ALL BUILDINGS, IMPROVEMENTS, EASEMENTS, RIGHTS OF WAY IN EVIDENCE OR KNOWN TO
ME AND ENCROACHMENTS BY OR ON THE REAL PROPERTY AND MATTERS REFERENCED IN
SAID TITLE COMMITMENT CAPABLE OF BEING SHOWN ARE ACCURATELY SHOWN, AND THAT
THIS PLAT IS IN ACCORDANCE OF AN IMPROVEMENT SURVEY PLAT AS SET FORTH IN C.R.S.
§38-51-102(9).
DATED: JANUARY 02, 2020
BY:___________________________________
JASON R. NEIL, P.L.S. NO. 37935
FOR AND ON BEHALF OF
PEAK SURVEYING, INC.
TREE REPORT
TREE #TREE TYPE TRUNK DIA.DRIP LINE BASE ELEVATION
T1 BLUE SPRUCE 4"7'7895.12'
T2 BLUE SPRUCE 1"3'7895.06'
T3 BLUE SPRUCE 3"5'7895.02'
T4 COTTONWOOD 24"20'7895.54'
T5 COTTONWOOD 10"18'7895.04'
T6 COTTONWOOD 10"18'7894.92'
COLO R A D O L ICENS
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ESSIONAL L A N D SURVEYOR
JASO N R . NEI
L
37935
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10' - 0"
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N. ASPEN ST.
E. BLEEKER ST.
7895.0'
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EXISTING SETBACK
14' - 11"
1' - 8" EXISTING SETBACK
1'
-
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"
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DISTANCE BETWEEN BUILDINGS
5' - 0 1/2"
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81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
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Date Issue
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A.1.01
(E) SITE PLAN
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1/4" = 1'-0"1 (E) SITE
1/17/2020 HPC SUBMITTAL
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13 1/2" : 12"
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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A.1.02
(P) SITE PLAN
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1/4" = 1'-0"1 (P) SITE
1/17/2020 HPC SUBMITTAL
UP
UP
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UP DN
DNUP
UPDN
DN
DN
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DN
DN
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"
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A.1.03
AREA CALCULATION -
HISTORIC/PROPOSED
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1/8" = 1'-0"1 (E) MAIN LEVEL - FAR Copy 1
1/8" = 1'-0"2 (P) MAIN LEVEL - Area Calculations
1/8" = 1'-0"3 (E) UPPER LEVEL - FAR Copy 1
1/8" = 1'-0"4 (P) UPPER LEVEL - Area Calulations
AREA TOTAL = 1704 SF
DEMO TOTAL = 604 SF
AREA TOTAL = 1409 SF
DEMO TOTAL = 743.5 SF
AREA TOTAL = 1962 SF
ADDITION TOTAL = 862 SF
AREA TOTAL = 1019.5 SF
ADDITION TOTAL = 444.5 SF
EXISTING DEMO PROPOSED
1/17/2020 HPC SUBMITTAL
AREA = 623 SF
AREA = 331 SF
AREA = 122 SF
AREA = 333 SF
AREA = 263 SF
AREA = 444.5 SF
AREA = 322 SF
AREA = 597 SF
AREA = 862 SF
AREA = 503 SF
AREA = 503 SF
AREA = 604 SF
AREA = 597 SF
UP
UP
UP
LIGHT WELL
A-2
B-2
C-2
D-2
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G-2
H-2
I-2
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LIGHT WELL
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WILL PROCEED WITH DETAILS AND
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Date Issue
As indicated
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1/17/2020 11:56:16 AM
A.1.04
FLOOR AREA
CALCULATION -
SUBGRADE
13
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TM
Checker
1/4" = 1'-0"J (P) Subgrade Wall Elevation - J-2
1/4" = 1'-0"A (P) Subgrade Wall Elevation - A-2
1/4" = 1'-0"D (P) Subgrade Wall Elevation - D-2
1/4" = 1'-0"E (P) Subgrade Wall Elevation - E-2
1/4" = 1'-0"F (P) Subgrade Wall Elevation - F-2
1/4" = 1'-0"G (P) Subgrade Wall Elevation - G-2
1/4" = 1'-0"H (P) Subgrade Wall Elevation - H-2
1/4" = 1'-0"I (P) Subgrade Wall Elevation - I-2
1/4" = 1'-0"B (P) Subgrade Wall Elevation - B-2
1/4" = 1'-0"C (P) Subgrade Wall Elevation - C-2
WALL AREA = 110 SF
WALL AREA = 435 SF
WALL AREA = 260 SF WALL AREA = 191 SF WALL AREA = 60.5 SF
WALL AREA = 83.5 SF WALL AREA = 60.5 SF WALL AREA = 239.5 SF WALL AREA = 177.5 SF WALL AREA = 112.5 SF
1/8" = 1'-0"2
(P) BASEMENT - SUBGRADE WALL
COVERAGE
1/8" = 1'-0"1
(E) BASEMENT - FAR - SUBGRADE WALL
COVERAGE
1/8" = 1'-0"A1 (E) Subgrade Wall Elevation - A-1
1/8" = 1'-0"B-1 (E) Subgrade Wall Elevation - B-1
1/8" = 1'-0"C-1 (E) Subgrade Wall Elevation - C-1
1/8" = 1'-0"D-1 (E) Subgrade Wall Elevation - D-1
WALL AREA = 319 SF WALL AREA = 221.5 SF
WALL AREA = 274 SF WALL AREA = 149 SFEXPOSED = 33.5 SF EXPOSED = 62.5 SF
FLOOR AREA = 692 SF
FLOOR AREA = 1,718.5 SF
1/17/2020 HPC SUBMITTAL
UP
UP
UP
UP DN
DNUP
UPDN
10.31.2019
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81621
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CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
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WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"
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1/17/2020 11:56:17 AM
A.1.05
FLOOR AREA
CALCULATION - MAIN
LEVEL
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Author
Checker
1/8" = 1'-0"2 (E) MAIN LEVEL - FAR
1/8" = 1'-0"5 (P) MAIN LEVEL - FAR
AREA = 597 SF
AREA = 604 SF
AREA = 503 SF
AREA TOTAL = 2047 SFAREA TOTAL = 1789 SF
AREA = 85 SF
AREA = 597 SF
AREA = 85 SF
AREA = 1000 SF
AREA = 365 SF
1/17/2020 HPC SUBMITTAL
DN
DN
UP
DN
DN
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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U
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&
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SCALE:
Plot Date
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CLIENT REVIEW: REVIEWED AND
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CLIENT UNDERSTANDS THE DESIGN
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WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"
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1/17/2020 11:56:18 AM
A.1.06
FLOOR AREA
CALCULATION -
UPPER LEVEL
13
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1/8" = 1'-0"1 (E) UPPER LEVEL - FAR
AREA = 452 SF
AREA = 623 SF
AREA = 334 SF
AREA TOTAL = 1409 SF
1/8" = 1'-0"2 (P) UPPER LEVEL - FAR
AREA = 263 SF
AREA = 444.5 SF
AREA = 322 SF
AREA TOTAL = 1200.5 SF
AREA = 67 SF
AREA = 48 SF AREA = 48 SF
AREA = 133 SF
1/17/2020 HPC SUBMITTAL
SETBACK
SETBACK
SE
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10.31.2019
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Plot Date
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CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
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WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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1/17/2020 11:56:18 AM
A.2.00
(E) BASEMENT FLOOR
PLAN
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1/4" = 1'-0"1 (E) BASEMENT
1/17/2020 HPC SUBMITTAL
SETBACK
SETBACK
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5' - 7 5/8"
100' - 0"
10' - 0"
45
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10.31.2019
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
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WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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A.2.01
(E) MAIN FLOOR PLAN
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Author
Checker
1/4" = 1'-0"1 (E) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
SETBACK
SETBACK
SE
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B
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PROPERTY LINE
PROPERTY LINE
PR
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10.31.2019
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SCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
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WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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A.2.02
(E) UPPER LEVEL
FLOOR PLAN
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Author
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1/4" = 1'-0"2 (E) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
SETBACK
SETBACK
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13 1/2" : 12"
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10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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SCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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A.2.03
(E) ROOF PLAN
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Author
Checker
1/4" = 1'-0"1 (E) Roof
1/17/2020 HPC SUBMITTAL
A
B
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D
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F G
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K
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10.31.2019
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81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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D
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"
BI
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3
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:
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A.2.04
WALL DEMOLITION
PLAN
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TM
Checker
1/8" = 1'-0"1 DEMO PLAN - MAIN LEVEL
1/8" = 1'-0"2 DEMO PLAN - UPPER LEVEL
1/8" = 1'-0"3 Elevation 1 - A
1/8" = 1'-0"4 Elevation 2 - B
1/8" = 1'-0"5 Elevation 3 - C
1/8" = 1'-0"6 Elevation 4 - D
1/8" = 1'-0"7 Elevation 5 - E
1/8" = 1'-0"8 Elevation 6 - F
1/8" = 1'-0"9 Elevation 7 - G
1/8" = 1'-0"10 Elevation 8 - H
1/8" = 1'-0"11 Elevation 9 - I
1/8" = 1'-0"12 Elevation 10 - J
1/8" = 1'-0"13 Elevation 11 - K
1/8" = 1'-0"14 Elevation 12 - L
1/8" = 1'-0"15 Elevation 13 - M
1/8" = 1'-0"16 Elevation 14 - N
1/8" = 1'-0"17 Elevation 15 - O
1/8" = 1'-0"18 Elevation 16 - P
1/8" = 1'-0"19 Elevation 18 - R
1/8" = 1'-0"20 Elevation 19 - S
1/8" = 1'-0"21 Elevation 20 - T
1/8" = 1'-0"22 Elevation 21 - U
1/8" = 1'-0"23 Elevation 22 - AA
1/8" = 1'-0"24 Elevation 23 - BB
1/8" = 1'-0"25 Elevation 24 - CC
WALL AREA = 198.5sf
FENESTRATION = 45sf
WALL AREA = 106sf WALL AREA = 51.5sf
FENESTRATION = 42.5sf
WALL AREA = 232.5sf
FENESTRATION = 51.5sf
WALL AREA = 135sf
FENESTRATION = 26sf
WALL AREA = 75.5sf
FENESTRATION = 35.5sf
WALL AREA = 27sf WALL AREA = 142.5sf
FENESTRATION = 152sf
WALL AREA = 12sf WALL AREA = 12sf WALL AREA = 54sf
FENESTRATION = 24sf
WALL AREA = 46sf
WALL AREA = 282.5sf
FENESTRATION = 57.5sf
WALL AREA = 406sf
FENESTRATION = 109.5sf
WALL AREA = 36.5sf
FENESTRATION = 25.5sf
1/8" = 1'-0"26 Elevation 17 - Q
WALL AREA = 96.5sf
FENESTRATION = 17sf
WALL AREA = 378sf
FENESTRATION = 65sf
WALL AREA = 407.5sf
FENESTRATION = 80.5sf
WALL AREA = 74sf
FENESTRATION = 70.5sf
WALL AREA = 383sf
FENESTRATION = 105.5sf
WALL AREA = 283sf
FENESTRATION = 27sf
WALL AREA = 48.5sf WALL AREA = 99sf
FENESTRATION = 12.5sf
WALL AREA = 121sf
FENESTRATION = 41sf
1/17/2020 HPC SUBMITTAL
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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A.2.05
ROOF DEMOLITION
PLAN
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1/4" = 1'-0"1 (E) Roof - FAR
A
B
C
D
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F
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H
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N O P
Q R
S T
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AA
BB
1/17/2020 HPC SUBMITTAL
UP
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
9'
-
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"
3' - 0"
12
'
-
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"
4' - 0"
9'
-
1
"
15' - 11"
26' - 7 1/2"
31
'
-
1
"
28' - 10"10' - 0 1/2"22' - 8 1/2"
61' - 7"
12' - 3"
61' - 7"
8'
-
3
"
22' - 8 1/2"
11
'
-
1
1
"
20
'
-
1
"
PROPERTY LINE
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PROPERTY LINE
AA
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'
-
0
"
11' - 4 1/2"
E-1
19
'
-
9
"
4' - 5 1/2"
DROP
CEILING
OPEN
ABOVE
2'
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"
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"
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"
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"
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"
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4'
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2'
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"
5'
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6
"
5'
-
6
"
8' - 3"
SE
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A
C
K
LAUNDRY
MECH.
REC. ROOM
BEDROOM 1
BEDROOM 2
BATH 1
BATH 2
F F
3' - 8"
12' - 3"
32
'
-
0
"
W3
W1 W2
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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A.2.06
(P) BASEMENT FLOOR
PLAN
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1/4" = 1'-0"1 (P) BASEMENT
1/17/2020 HPC SUBMITTAL
UP
DN
UP
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
14
'
-
4
"
11
'
-
1
1
"
12' - 3"16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"16' - 2"
83' - 4"
83' - 4"
E-1
24
'
-
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1
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2
"
4' - 0"
7'
-
9
"
22
'
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"
25
'
-
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1
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2
"
20' - 11 1/2"
7' - 3"6' - 8"
13
'
-
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1
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2
"
12
'
-
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1
/
2
"
5'
-
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"
2'
-
6
"
5' - 10"3' - 6 1/8"
3'
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9
"
5'
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6
"
5' - 8"
3' - 8"
1'
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1
"
4'
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/
2
"
4'
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"
8'
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2
7
/
2
5
6
"
3'
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7
"
2' - 4"
12' - 3"16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"7' - 9"8' - 5"
6' - 0"1' - 2"
PROPERTY LINE
PR
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SETBACK
SETBACK
PROPERTY LINE
OPEN
BELOW
SE
T
B
A
C
K
10' - 0 1/2"
W1
7
BEDROOM 3 BATH 3
BEDROOM 4
BATH 4
VESTIBULE LIVING/KITCHEN
ENTRY WC 1
GARAGE
5'
-
9
"
8' - 5"
4' - 0"
4'
-
0
"
10' - 0"
1' - 8"
7' - 9"5' - 7"
7'
-
9
"
F F
7'
-
2
"
6'
-
1
1
1
/
2
"
11' - 7 1/2"
6' - 6"
4' - 7"
32
'
-
0
"
T.O.F.F. @GARAGE
EL. = 100' -0"
F.P.
T.O.F.F. @ MAIN LEVEL
EL. = 100' -0"
T.O.F.F. @ VICTORIAN
EL. = 101' -0"
100
102
101
1' - 4"
W1
1
W12
W19 W20
W10
W13
W14
W1
5
W1
8
9 1/2"W16
103
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Co
p
y
r
i
g
h
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2
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b
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A
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C
H
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T
E
C
T
U
R
E
&
D
E
S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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3
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:
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A.2.07
(P) MAIN FLOOR PLAN
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19017
Author
Checker
1/4" = 1'-0"1 (P) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
DN
DN
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
OPEN TO
BELOW
4' - 9 1/4"
4"
3'
-
0
"
6' - 0"
10' - 0"
11
'
-
4
1
/
2
"
3'
-
1
0
"
OPEN TO
BELOW
3' - 8"
15
'
-
3
"
16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"16' - 2"
6'
-
1
1
1
/
2
"
24
'
-
1
1
/
2
"
83' - 4"
11
'
-
1
1
"
14
'
-
4
"
5'
-
9
"
32
'
-
0
"
3'
-
0
"
4'
-
1
1
1
/
2
"
5'
-
1
0
"
11' - 8 1/2"
EQ EQ EQ EQ
W38
W3
7
W36W35W34W33W32
W3
1
LOFT
MASTER BEDROOM
GUEST
MASTER BATH
5' - 7"16' - 2"22' - 8 1/2"
6'
-
0
"
F F
10
'
-
4
1
/
4
"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -10 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -8 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 109' -6 3/4"
200
W3
0
STAIRWELL
OPEN TO
BELOW
LADDER ACCESS TO LOFT W/
GUARD RAIL PER CODE
10.31.2019
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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1/17/2020 11:56:24 AM
A.2.08
(P) UPPER LEVEL
FLOOR PLAN
13
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Author
Checker
1/4" = 1'-0"1 (P) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
8
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7
7
6
6
5
5
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4
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3
2
2
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D
B
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AA
E-1
SETBACK
SETBACK
PR
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PROPERTY LINE
PROPERTY LINE
PR
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SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"
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13 1/2" : 12"
SLOPE
10 1/2" : 12"
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13 1/2" : 12"
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SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"
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SLOPE
13 1/2" : 12"
10.31.2019
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81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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U
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D
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S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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3
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:
/
/
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1/17/2020 11:56:25 AM
A.2.09
(P) ROOF PLAN
13
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19017
TM
Checker
1/4" = 1'-0"1 (P) Roof
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2 D BC AE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
F
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2 D BC AE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
F
21
'
-
1
1
"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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3
6
0
:
/
/
1
9
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1
7
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1/17/2020 11:56:29 AM
A.3.00
NORTH ELEVATION
13
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19017
TM
Checker
1/4" = 1'-0"1 (E) NORTH ELEVATION
1/4" = 1'-0"2 (P) NORTH ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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1/17/2020 11:56:34 AM
A.3.01
WEST ELEVATION
13
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B
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E
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K
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AS
P
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N
,
C
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19017
TM
Checker
1/4" = 1'-0"1 (E) WEST ELEVATION
1/4" = 1'-0"2 (P) WEST ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2DBCAE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
20
'
-
1
"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2DBCAE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
15
'
-
8
3
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8
"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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C
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U
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&
D
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G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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1/17/2020 11:56:38 AM
A.3.02
SOUTH ELEVATION
13
4
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P
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C
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19017
TM
Checker
1/4" = 1'-0"1 (E) SOUTH ELEVATION
1/4" = 1'-0"2 (P) SOUTH ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Co
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C
T
U
R
E
&
D
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S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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1/17/2020 11:56:41 AM
A.3.03
EAST ELEVATION
13
4
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C
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19017
TM
Checker
1/4" = 1'-0"1 (E) EAST ELEVATION
1/4" = 1'-0"2 (P) EAST ELEVATION
1/17/2020 HPC SUBMITTAL
F.F.
+0'-0"
F.F.
+0'-0"
F.F.
+0'-0"
TYPE A TYPE B TYPE C
TYPE D TYPE E
TYPE F
PE
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C
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PE
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PER SCHED.
PE
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PE
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D
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PER SCHED.
3' - 0"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Co
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E
C
T
U
R
E
&
D
E
S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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3
6
0
:
/
/
1
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1
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A.4.00
WINDOW SCHEDULE
13
4
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19017
Author
Checker
1/4" = 1'-0"
Window Legend
Window Schedule
Window ID Room Name
Room
Number Type Mark Description Width Height Sill Height
Window
Frame
Material
Window
Exterior
Finish
Window
Interior
Finish
Black Out
Shade 5% Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
BASEMENT
W1 BEDROOM 2 A 6' - 11" 5' - 8 3/4" 3' - 0"
W2 BEDROOM 1 A 10' - 0
5/32"
5' - 8 3/4" 3' - 0"
W3 STAIRWELL B 6' - 11" 5' - 8 3/4" 3' - 0"
MAIN LEVEL
W10 VESTIBULE C 9' - 11" 9' - 10 1/2" 0' - 0"
W11 STAIRWELL B 3' - 11 1/2" 7' - 10 1/2" 2' - 0"
W12 STAIRWELL B 3' - 11 1/2" 7' - 10 1/2" 2' - 0"
W13 LIVING/KITCHEN D 9' - 0" 8' - 10 1/2" 0' - 0"
W14 LIVING/KITCHEN C 6' - 1 1/2" 9' - 10 1/2" -1' - 0"
W15 LIVING/KITCHEN C 6' - 1 1/2" 9' - 10 1/2" -1' - 0"
W16 LIVING/KITCHEN E 2' - 6" 1' - 10 1/2" 8' - 0"
W17 LIVING/KITCHEN B 2' - 10" 1' - 10 1/2" 8' - 0"
W18 LIVING/KITCHEN B 4' - 0" 9' - 10 1/2" 0' - 0"
W19 GARAGE F 2' - 5" 2' - 7 1/2" 4' - 6"(E) TO BE
RELOCATED PER
PLAN
W20 GARAGE F 2' - 5" 2' - 7 1/2" 4' - 6"(E) TO BE
RELOCATED PER
PLAN
CEILING HEIGHT - MAIN LEVEL
W30 MASTER
BEDROOM
D 7' - 6" 5' - 6" 3' - 0"
W31 STAIRWELL B 3' - 11 3/4" 7' - 6" 1' - 0"
W32 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W33 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W34 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W35 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W36 STAIRWELL B 3' - 11 1/2" 7' - 6" 1' - 0"
W37 MASTER
BEDROOM
B 3' - 0" 7' - 0" 1' - 0"
W38 MASTER BATH B 3' - 11
11/16"
7' - 6" 1' - 0"
DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
1/17/2020 HPC SUBMITTAL
TYPE A
F.F.
+0'-0"TYPE B
TYPE C
F.F.
+0'-0"
SINGLE SWING PIVOT
W/ SIDELIGHT
FM - LnS POCKET - X
FM - LnS POCKET - XX
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10.31.2019
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
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A.4.01
DOOR SCHEDULE -
EXTERIOR
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Door Schedule - Exterior
Window ID Location Type Mark Width Height Thickness Door Finish
Frame
Material
Frame
Exterior
Finish
Frame
Interior
Finish
Black Out
Shade 5% Shade
Roman
Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
MAIN LEVEL
100 VESTIBULE A 9' - 10 3/8" 9' - 10 1/2"
101 LIVING/KITC
HEN
B 2' - 10" 7' - 6" 0' - 1 3/4"
102 LIVING/KITC
HEN
C 10' - 0" 7' - 6" 0' - 1 3/4"
103 GARAGE D 8' - 0" 8' - 0"
201 GARAGE D 8' - 0" 8' - 0"
T.O.F.F. @ UPPER LEVEL ADDITION
200 MASTER
BEDROOM
E 10' - 0" 7' - 6" 0' - 1 3/4"
GENERAL DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
DOOR TYPE SCHEDULE
KEY DOOR/WINDOW NOTES
1 MANUFACTURER LEVEL 1 : "FRONT OF HOUSE" TO INCLUDE ALBERTINI (STEEL OR ALUMINUM), DYNAMIC ALUMINUM, MHB, OPTIMUM OR SIM. STEEL MANUFACTURER
2 MANUFACTURER LEVEL 2 : "BACK OF HOUSE" TO INCLUDE SIERRA PACIFIC, MARVIN, EUROLINE, AND PELLA
1/4" = 1'-0"
Door Legend
1/17/2020 HPC SUBMITTAL
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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U
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&
D
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S
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
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PERSPECTIVES
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1/17/2020 HPC SUBMITTAL
CTV
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CTV
CTV
CTV
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CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
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7895
7895
7895
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DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
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DRAWN:
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8 9
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W W W . D E S I G N W O R K S H O P . C O M
DESIGN WORKSHOP
Landscape Architecture · Land Planning
Urban Design · Tourism Planning
Asheville · Aspen · Austin · Chicago · Denver · Dubai
Houston · Lake Tahoe · Los Angeles
120 East Main Street
(970) 925-8354
(970) 920-1387
Aspen, Colorado 81611
HL/JS MA
January 10, 2020
LX-01
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NORTH 0
ORIGINAL SCALE:
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SHRUB NO GREATER THAN 18"
GROUNDCOVER
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PERENNIAL BED 2
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7895
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DATE#DESCRIPTION
ISSUE DATE:
SHEET NUMBER
REVIEWED:
PROJECT NUMBER:
DRAWN:
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W W W . D E S I G N W O R K S H O P . C O M
DESIGN WORKSHOP
Landscape Architecture · Land Planning
Urban Design · Tourism Planning
Asheville · Aspen · Austin · Chicago · Denver · Dubai
Houston · Lake Tahoe · Los Angeles
120 East Main Street
(970) 925-8354
(970) 920-1387
Aspen, Colorado 81611
HL/JS MA
January 10, 2020
LX-02
HPC
SUBMISSION
NORTH 0
ORIGINAL SCALE:
5 10 20
1"=10'-00"
N.
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134 EAST BLEEKER STREETASPEN, CO 81301
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F.F.7895.78'
F.F.7894.69'
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WITH BASEMENT
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TWO STORY WOOD FRAME
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P
F.F.7895.66'
RIDGE7918.8'
RIDGE7919.9'
RIDGE7916.3'
RIDGE7916.2'
RIDGE7920.1'
RIDGE7918.78'
RIDGE
7918.9'RIDGE
7918.83'
10
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R-
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STONE PATIO
C.O.A. GPSMONUMENT #3
C.O.A. GPSMONUMENT #7
F.F.7895.66'
RIDGE7916.2'
ALLEY
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6
5
20.69' R-
O
-
W
GRAVEL
W1/2 LOT R
CANTIL
E
V
E
R
TELE.PED. (TYP.)
SEWER
CLEANOUT
CO
N
C
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R
CONCRE
T
E
C
U
R
B
&
G
U
T
T
E
R
S89°26'01"W
2452.65'
S1
7
°
1
3
'
5
1
"
W
22
2
6
.
6
5
'
CHIMNEY7921.6'
CHIMNEY7921.6'
CHIMNEY7919.2'
AD
J
O
I
N
E
R
H
O
U
S
E
CATVPED. (TYP.)
TELEPH
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N
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(
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CABLE T
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(
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(
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ELECTRIC(TYP.)
WA
T
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R
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GR
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W
A
Y
WINDO
W
WELL
CONCR
E
T
E
S
I
D
E
W
A
L
K
7894.6'
7894.9'
7895.0'
7895.3'
7894.9'
7894.7'
7894.6'
7894.9'
7895.4'
7895.0'
7895.2'
7894.1'
7895
7895
7
8
9
5
7895
7895
7895
C2
EXISTING CONDITIONS
RO
A
R
I
N
G
F
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6
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3
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7
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3
4
0
-
4
1
3
0
F
:
(
8
6
6
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8
7
6
-
5
8
7
3
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#
DE
S
C
R
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P
T
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O
N
DA
T
E
D
R
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W
N
B
Y
CONSTRUCTION
DRAWN BY:
JOB #:
OF 4 TOTAL PAGES
13
4
E
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B
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E
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2
0
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7895
7895
7
8
9
5
7895
7895
7895
C3
BASINS AND DRAINAGE
RO
A
R
I
N
G
F
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K
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59
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3
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F
:
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6
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3
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DE
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CONSTRUCTION
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JOB #:
OF 4 TOTAL PAGES
13
4
E
A
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B
L
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K
E
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2020-05
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2
0
2
0
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7895
7895
7
8
9
5
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7895
7895
7895
7895
7
8
9
5
7895
7895
7895
C4
GRADING AND UTILITIES
RO
A
R
I
N
G
F
O
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K
E
N
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59
2
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3
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E
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8
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6
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3
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:
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9
7
0
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4
0
-
4
1
3
0
F
:
(
8
6
6
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8
7
6
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5
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3
CHECKED BY:
#
DE
S
C
R
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P
T
I
O
N
DA
T
E
D
R
A
W
N
B
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CONSTRUCTION
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JOB #:
OF 4 TOTAL PAGES
13
4
E
A
S
T
B
L
E
E
K
E
R
S
T
R
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E
T
AS
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2020-05
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2
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