Loading...
HomeMy WebLinkAboutagenda.hpc.20260211AGENDA ASPEN HISTORIC PRESERVATION COMMISSION February 11, 2026 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.SUBSTANTIAL AMENDMENT XII.OLD BUSINESS XIII.NEW BUSINESS XIII.A Election of Chair and Vice-Chair XIII.B HPC Resolution #03, Series of 2026 212 N. Monarch St. – Request for a Certificate of Appropriateness for Major Development Conceptual Review, Relocation, and Benefits. 212 N. Monarch Staff Report.pdf HPC Resolution # 03 , Series of 2026.pdf 1 1 XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Attachment A_Application.pdf Attachment B_Historic Preservation Design Guidelines Analysis.pdf Attachment C_Relocation Criteria Staff Analysis.pdf Attachment D_Benefit Criteria Staff Analysis.pdf Attachment E_Combined Referral Comments.pdf Attachment F_ Supplemental Application with Response to Comments.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 15 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (10 minutes for minor development; 20 minutes for major development) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes for minor development; 10 minutes for major development) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion. Prior to vote the chair will allow for call for clarification for the proposed resolution. Please note that staff and/or the applicant must vacate the dais during the opposite presentation and board question and clarification session. Both staff and applicant team will vacate the dais during HPC deliberation unless invited by the chair to return. Updated: March 7, 2024 2 2 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner THROUGH: Dan Folke, Planning Director MEETING DATE: February 11, 2026 SUBJECT: Resolution #03, Series of 2026 212 N. Monarch St. – Request for a Certificate of Appropriateness for Major Development Conceptual Review, Relocation, and Variations. __________________________________________________________________ INTENDED OUTCOME: The request of the Historic Preservation Commission (HPC) is to consider the following land use code review processes: • Certificate of Appropriateness for Major Development (Section 26.415.070(d)) • Relocation (Section 26.415.090) • Benefits – Variations (Section 26.415.110(c)) • Benefits – Floor Area Bonus (Section 26.415.110(f)) The HPC is the final review authority of these requests. The intended outcome for this request is to maintain the integrity of the historic resource, the historic preservation program, and align with Aspen’s Historic Preservation Design Guidelines and applicable code sections to the extent possible. EXECUTIVE SUMMARY: The purpose of this report is to provide the HPC with details on the request for a Certificate of Appropriateness for Major Development Conceptual Development Plan Review and associated requests so the HPC can make an informed decision. Per Land Use Code (LUC) Section 26.415.070(d) the HPC may approve, disapprove, or approve the application with conditions. The HPC may also continue the application to obtain additional information necessary to make a decision to approve or deny. 3 Overview of Project: The applicant proposes to demolish non-historic additions, construct a new rear addition and garage, temporarily relocate the historic resource to excavate a basement and install a new foundation, and restore the resource to match historic photos. The applicant is also requesting benefits for the preservation work, including variations to setbacks and a 250 square foot floor area bonus. Staff Recommendation: While the proposed conceptual development plan does not strictly meet all of the applicable Historic Preservation Design Guidelines, staff find that a reasonable balance has been struck given the proposed preservation outcome and the constraints of the subject site. Staff have provided conditions of approval within the draft resolution which are noted at the end of this staff report. Fig. 1. Aerial image showing the subject property outlined in yellow. 4 DISCUSSION: Background: 212 N. Monarch St. is an individually designated historic property with a lot size of 6,000 square feet in the Medium Density Residential (R-6) zone district. The 1904 Sanborn Map indicates that 212 N. Monarch originally consisted of a two-story residence with a one- story porch on the south side of the west (front) elevation, a one-story wing on the east (rear) elevation, and an additional small, one-story porch on the north side of the east elevation. Photographs from ca. 1890-1900 indicate that the rear wing had a steeply pitched hip roof. Staff Comments: The conceptual design application includes the proposed removal of non-historic additions, the construction of a new addition with a one car garage, the temporary lifting of the resource to excavate a basement, and details on proposed restoration and requested benefits. Certificate of Appropriateness for Major Development Conceptual Review - Section 26.415.070(d) The proposal is consistent with several applicable Historic Preservation Design Guidelines in that the resource will be maintained in it’s existing location, the improved driveway will remain a gravel material (1.4), any repairs or proposed replacement of materials will be consistent with best practices and matching existing historic materials (2.3), no synthetic materials are proposed (2.4), all windows and doors are proposed to be repaired rather than replaced (3.1), historic materials will not be covered (5.2), and the non-historic rear addition is proposed to be removed (10.2). Figure 2: 1904 Sanborn Map Figure 3: Photo from ca.1890 showing the steeply pitched hip roof. 5 The new addition is proposed to be slightly taller than one story and will extend past the sides of the historic resource, therefore likely to be visible from the street. The applicant has noted that the visibility of the addition will be minimized by utilizing existing mature vegetation. While it would be ideal to have the entire addition completely out of sight, Staff understand the constraints of the site limit the possibilities for an addition. As it is ultimately up to the HPC to determine whether an addition is appropriate, staff ask that the HPC discuss the addition as it relates to applicable Guidelines and whether it detracts from the historic character and significance of the resource. Should the massing of the addition be of concern, a change in height to the addition and/or changing the shed roof to a flat roof could limit the perceived massing. The applicant originally proposed to remove the mature Silver Maple in the front yard in order to make the existing walkway perpendicular to the street (1.6), however, after discussions with the applicant and the Parks Department, it was agreed that a perpendicular walkway is not necessary to implement, as the preservation of the tree adds to the character of the site and positively contributes to environmental and community health with significant public value. Staff found this to be a reasonable balance within the guidelines. The applicant is proposing to replace the existing roof material with a new material to be presented at final review along with other new materials, lighting, and landscaping details. The applicant has agreed to work with staff and monitor should any unforeseen circumstances come up during the course of the project. The applicant has also agreed to work with staff and monitor on a screened in porch design should the HPC be agreeable to the request to have a screened in porch as depicted in historic photographs. This has been added to the resolution as a condition of approval. Staff analysis of the applicable Design Guidelines is included with this staff report as Attachment B. Relocation - Section 26.415.090 The applicant is requesting relocation approval to allow for a basement to be excavated. The extent of the relocation will involve lifting the structure without any lateral movements, so the resource will remain in its original location once placed back on the new foundation. Although this is not the same as underpinning, it does provide an outcome similar to what is noted in Guideline 9.1. The application provided notes that the existing foundation is not able to support the proposed new subgrade space, however, it does not state that the foundation is in poor condition and repairs/replacement is necessary for the preservation of the resource. Given this, the relocation activity appears to only be necessary to accommodate the addition of subgrade living space. Should the relocation be approved, removal of historic material and a new foundation will be required, which the applicant 6 has stated will have a cladding to match the existing foundation material which will be presented at final review. An acceptable relocation plan has not yet been submitted providing for the safe relocation, repair, and preservation of the building, including the provision of the necessary financial security. The applicant has proposed providing full details of the structural design and construction methodology at the time of permit submittal; staff have previously required this prior to permit submittal or at final review. The HPC has previously discussed when this requirement should be submitted; should the relocation be approved, the commission is asked to discuss what they deem appropriate. Staff are recommending a condition to require the information at Final Review by the HPC. Additionally, the HPC should discuss the amount of financial assurance they would like to require for the proposed relocation if approved. Staff analysis of the applicable relocation criteria is included with this staff report as Attachment C. Benefits – Section 26.415.110 The applicant has requested two forms of historic preservation benefits available in the code, variations to dimensional standards and a floor area bonus. The variations requested include a side yard and rear yard setback for the addition that includes both above grade and subgrade space, and setback height variation for the proposed retaining walls necessitated by the addition. Per Section 26.415.110(c) of Aspen’s Land Use Code, 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. Per this code section, the HPC must make a finding that the requested variations are similar to the pattern, features and character of the historic property and/or enhance or mitigate an adverse impact to the historic significance or architectural character of the historic property. Within the proposal, the applicant has responded to these criteria noting that the setbacks are necessary to prevent the relocation of the resource to a different location on the property and to prevent the property owner from damaging the resource with their vehicle. The responses are based on the assumption that the addition is a necessary improvement to the property and do not fully speak to the criteria. Staff finds the criteria for variation are met for the retaining walls and reduced side setback for the garage/basement. The relief allows the home to be placed back in its original location, provides separation along the home for the driveway and access, and accommodates a single car garage. While the reduced side setback for the basement is not necessary for reasonable use, it makes sense to align the foundation with above grade improvements. However, staff find the request for a reduction in the rear setback does not meet the criteria. The reduced rear setback is not similar to the development pattern on the lot, nor is it 7 required to enhance or mitigate an adverse impact to the historic home. It is needed to accommodate the desired basement. The HPC is asked to discuss whether the request meets the required criteria. The applicant has requested a floor area bonus of 250 square feet. Per the benefit code section, the granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. The applicant is proposing to remove non historic additions, restore and repair historic windows, doors, siding, and the front porch. Staff find that the applicant is performing an adequate amount of preservation related improvements to the property and meets the applicable criteria. Staff analysis of the applicable benefit criteria is included with this staff report as Attachment D. Referral Comments: Staff referred out the application to other City departments for comments. The aggregated referral comments are included in Attachment E. Some of the feedback may have already been incorporated into subsequent application revisions. RECOMMENDATIONS: Staff recommend approval of HPC Resolution #03, Series of 2026, with the following conditions and details: 1. Should any concerns come up during the course of construction that result in deviations from the proposed plans and methods of preservation/restoration, Applicant is to work with Staff and HPC monitor to review potential changes. 2. Financial assurance for the relocation of the resource in the amount of $30,000, or an amount deemed appropriate by the HPC, is required at the time of permit submittal. 3. Applicant will provide full details of the relocation including structural design and construction methodology for Final Review by the HPC. 4. The request for a side setback variation to the north side yard setback of 1’2” for the single car garage and basement is approved. 5. The request for a height variation for the retaining walls as shown on the plans is approved. 6. The rear setback variation for the addition is denied. If the applicant agrees to pull the addition out of the rear setback with no additional alterations to massing, they can proceed to Final Review without an additional Conceptual Review hearing. 7. The request for a 250 square foot floor area bonus is approved. 8 ATTACHMENTS: HPC Resolution #03, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Staff Analysis Attachment C – Relocation Criteria Staff Analysis Attachment D – Benefit Criteria Staff Analysis Attachment E – Combined Referral Comments Attachment F – Supplemental Application with Response to Comments 9 HPC Resolution #3, Series of 2026 Page 1 of 3 RESOLUTION #03, (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING A CERTIFICATE OF APPROPRIATENESS FOR MAJOR DEVELOPMENT CONCEPTUAL REVIEW, RELOCATION, AND BENEFITS FOR THE PROPERTY LOCATED AT 212 N. MONARCH ST., LEGALLY DESCRIBED AS THE SOUTHERN 62 FEET OF LOTS A THRU C, OF BLOCK 78, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO PARCEL ID: 2737-073-17-003 WHEREAS, the applicant, Triple Boxcars, LLC, represented by Garrett Larimer, Kraemer Land Planning, has requested HPC approval for Certificate of Appropriateness for Major Development Conceptual Review, Relocation, and Benefits, for the property located at 212 N. Monarch St., the southern 62 feet of Lots A thru C of Block 78, City and Townsite of Aspen, Pitkin County, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for approval of a Certificate of Appropriateness for Major Development, the HPC must review the application, a staff analysis report, and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070(d) of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the HPC must find the application meets the requirements of Aspen Municipal Code Section 26.415.090; and WHEREAS, for approval of requested Benefits, the HPC must find the application meets the requirements of Aspen Municipal Code Section 26.415.110; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended approval with conditions of a Certificate of Appropriateness for Major Development Conceptual Review; and WHEREAS, the HPC reviewed the project on February 11, 2026, and considered the application, the staff report, and public comments, and found the proposal consistent with the review standards and granted approval of HPC Resolution #03, Series of 2026 by a vote of X to X (X-X). NOW, THEREFORE, BE IT RESOLVED: 10 HPC Resolution #3, Series of 2026 Page 2 of 3 Section 1: Certificate of Appropriateness for Major Development Conceptual Review: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants a Certificate of Appropriateness for Major Development Conceptual Review with the following condition: 1. Should any concerns come up during the course of construction that result in deviations from the proposed plans and methods of preservation/restoration, Applicant is to work with Staff and HPC monitor to review potential changes. Section 2: Relocation: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants approval for the relocation request with the following conditions: 1. Financial assurance for the relocation of the resource in the amount of $30,000, or an amount deemed appropriate by the HPC, is required at the time of permit submittal. 2. Applicant will provide full details of the relocation including structural design and construction methodology for Final Review by the HPC. Section 3: Benefits: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grant approval for the requested variations and floor area bonus benefits as follows: 1. The request for a side setback variation to the north side yard setback of 1’2” for the single car garage and basement is approved. 2. The request for a height variation for the retaining walls as shown on the plans is approved. 3. The rear setback variation for the addition is denied. If the applicant agrees to pull the addition out of the rear setback with no additional alterations to massing, they can proceed to Final Review without an additional Conceptual Review hearing. 4. The request for a 250 square foot floor area bonus is approved. Section 4: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 5: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. 11 HPC Resolution #3, Series of 2026 Page 3 of 3 Section 6: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 11h day of February 2026. Approved as to Form: Approved as to Content: __________________________________ ____________________________________ Luisa Berne Kara Thompson Assistant City Attorney HPC Chair ATTEST: _________________________________ Mike Sear Deputy City Clerk 12 Page | 1. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Triple Boxcars LLC: Historic Preservation Major Development and Temporary Relocation 212 N. Monarch St. March 10, 2025 13 Page | 2. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 March 10, 2025 Gillian White Historic Preservation Officer City of Aspen Community Development 427 Rio Grande Place Aspen, CO 81611 Dear Gillian, Triple Boxcars LLC is the owner of property located at 212 N. Monarch St., and is represented by Kraemer Land Planning and bryan may architecture + interiors in this land use matter. Triple Boxcars LLC (hereafter “Applicant”) requests Historic Preservation Major Development and Temporary Relocation to remove non-historic additions at the rear of the historic resource, remodel and rehabilitate the existing residence, construct an addition at the rear of the property and add a basement. In order to construct the basement, the historic resource will be lifted and suspended but will remain on-site and in the same location. The property was historically designated pursuant to Ordinance No. 57-1981. A pre-application conference summary was provided on November 3rd, 2023 indicating the land use review processes for the project. The full scope is depicted in the drawings provided in Exhibit C.1 & C.2. The following land use application details the request and is broken up into Sections: I. Exhibits II. Background and Existing Conditions III. Land Use and Permit History IV. Proposal V. Land Use Compliance and Review Standards VI. Summary 14 Page | 3. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Section I: Exhibits: The following exhibits are provided for a complete application and relate to Section II through Section V. All exhibits are referenced throughout the body of this application: A. Improvement Survey Plat – True North Colorado Surveying – 01.16.24 B. Previous Land Use & Building Permit History 1. City Council Ordinance No. 57, Series of 1981 – Historic Designation 2. HPC Resolution No. 09, Series of 2010 (Rec. #573756) – Minor Development 3. Revocable Encroachment License (Rec. #574649) – Driveway 4. HPC Resolution No. 004, Series of 2021 (Rec. #674384) – Establishment of TDRs 5. CC Ordinance No. 04, Series of 2021 (Rec. #676593) – Establishment of TDRs 6. TDR Deed Restriction (Rec. #676662) 7. TDR Deed Restriction (Rec. #676663) 8. 212 N. Monarch Building Permit Records C. Professional Plans & Reports 1. Conceptual Architectural Plans – bryan may architecture + interiors 2. Preliminary Civil Plan – Yarnell Consulting & Civil Design, LLC 3. Civil Engineering Letter – Yarnell Consulting & Civil Design, LLC 4. Evolve Structural Design – Structural Engineering Letter D. Administrative Documents 1. Land Use Application 2. HOA Compliance Form 3. Letter of Authorization 4. Proof of Ownership - Ownership and Encumbrance Report 5. Pre-application Conference Summary 6. Vicinity Map 7. Public Mailing List and Map – 02.21.25 8. Statement of Authority – Triple Boxcars LLC 9. Letter of Intent – Relocation Bond 15 Page | 4. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Section II Background and Existing Conditions: The subject site is located midblock of N. Monarch Street between the intersections of E. Hallam St. and E. Bleeker St. The property sits on a bench above 225 N. Mill St. and Clarks Market commercial area. The lot is bound on the west by N. Monarch Street, to the north by a single family residential lot, to the south by an unused Block 78 Alley, and to the east by 225 N. Mill, a commercial property. The property is located with the Medium Density Residential (R-6) zone district and according to the survey contains 5,634 sq. ft. of gross lot area. The property is a designated historic landmark that was built sometime between 1895 and 1898. The property was owned by the Kobey Family from 1912 to 1946. The Kobey Family is well known for their local Aspen business at 428 E. Hyman Ave., the Kobey Shoe and Clothing Company. The property was historically designated in 1981 (Ordinance 57-1981). Figure 2 shows the 1904 Sanborn Map of 212 N. Monarch St. outlined in green. Figure 2: 1904 Sanborn Map Subject Site Figure 1: Aerial Map (Subject site in green) Rio Grande Park N. Monarch St. E. Bleeker St. E. Hallam St. 16 Page | 5. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Since its original construction, there have been non-historic additions to the rear of the residence, including a “pantry”, kitchen and second level bedroom. Figures 3 through 5 show the historic vs. non- historic portions of the existing residence. The historic portions of the residence are shown in blue, the non-historic are shown in green. Figure 3: South Elevation. Historic vs. Non-Historic Elements Figure 4: Second Level Floor Plan. Historic vs. Non-Historic Elements Figure 5: Main Level Floor Plan. Historic vs. Non-Historic Elements 17 Page | 6. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Figure 6: Historic Photo. Dated 1890-1900, Source: Denver Public Library Figure 7: Historic Photo of 202 & 212 N. Monarch from behind Hotel Jerome. Dated 1950. Source: Aspen Historical Society 212 N. Monarch St. 212 N. Monarch St. 18 Page | 7. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Property Zoning: Medium Density Residential (R-6) Table 1: Zoning Requirements Minimum Gross Lot Area: 6,000 sq. ft. Gross Lot Size (per survey): 5,634 sq. ft. Net Lot Area 5,257 sq. ft. Maximum Allowable Floor Area: 3,032 sq. ft. - 500 sq. ft. (2-TDRs) * 2,532 sq. ft. Allowable Floor Area + Requested 250 Sq. Ft. HPC Bonus 2,782 sq. ft. Proposed Floor Area: 2,782 sq. ft. Front Yard Setback: 10’ – Primary Residence 15’ – Accessory Structure Minimum Side Yard Setbacks: 5’ – Minimum Each Side Rear Yard Setback: 10’ – Primary Structure 5’ – Garage Combined Side Yard Setback 13’ 9” Maximum Site Coverage N/A – Gross Lot area <5,999 sq. ft. Open Space Requirement N/A Height limit: 25’ * Two TDRs were severed from the property per City Council Ordinance 04, Series of 2021. 19 Page | 8. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Section III Previous Land Use History: Historic Designation – City Council Ordinance No. 57, Series of 1981 In 1980, the City conducted an inventory of sites and structures with historical significance based on their quality and relationship to Aspen. The subject site was categorized in the top two categories with an “Exceptional” or “Excellent” rating based on a third party inventory and assessment. The owner of the property at that time requested designation in writing to the City. The Historic Preservation recommended in favor of, and City Council approved, Ordinance No. 57, Series of 1981 granting a historic designation for a number of properties, including the subject site. HPC Minor Development Approval – Resolution No. 09, Series of 2010 In 2010, a land use application was submitted to construct a driveway along the north side yard to accommodate vehicular access and on-site parking. The request was approved and the driveway was constructed. A Revocable Encroachment License Application was granted by the Engineering Department on September 24, 2010 enabling the curb cut and driveway encroachment within the ROW. The driveway and parking area that exists today is consistent with the driveway approved during this review. Establishment of two Transferable Development Rights (TDRs) – HPC Resolution No. 004, Series of 2021; City Council Ordinance No. 04, Series of 2021 In 2021, approval was granted to establish and sever two TDRs from the property pursuant to City Council Ordinance No. 04, Series of 2021. Based on current R-6 zoning, the maximum allowable floor area of the property was 3,032 sq. ft. Two TDRs, each worth 250 sq. ft., were severed leaving a total of 2,532 sq. ft. of allowable floor area available to the property. Two deed restrictions were recorded memorializing and formally establishing the TDRs at Reception No. 676662 and 676663. 20 Page | 9. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Section IV Proposal: The application proposes a remodel and addition to a historic resource. The historic resource will remain in its original location, rehabilitated, and historical elements that have deteriorated or been altered, will be repaired and restored. Non-historic additions to the rear of the property will be removed. All non-historic additions shown in green Figures 3-5 above will be removed. These areas include a pantry, second level bedroom, and a kitchen. A non-historic exterior storage shed attached to the south of the residence will also be removed. The historic resource will be restored to reflect its historical cross gable roof, historic massing and hip roof at the rear of the structure. Interior renovations include a reconfiguration of the interior layout. The exterior will be repaired and repainted, maintaining the historic facades and windows where possible. The front porch will be returned to the original design and configuration. The porch was historically accessed perpendicular to N. Monarch St. but during a previous renovation the porch was reconfigured to include side access from the north side of the porch. A new pathway will provide direct access from the right-of way (ROW) to the porch and front door. The railing, upper porch spindles, and screened in front porch are proposed to match the design as depicted in the 1920 photo, below. Figure 8: Historic Photo of Kobey Family in front of 212 N. Monarch. Dated 1920. Source: Aspen Historical Society 21 Page | 10. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 The east wing of the historic resource will remove the upper level bedroom and gable roof to return the roof to the original hip roof design. Non-historic windows will be removed and replacement siding will be installed to match the historic siding design. The ornamental rafter tails and roof ridge detailing will be installed to match the original design. All exterior changes intend to return the resource to its original design and configuration. Figures 11 and 12 show the original configuration of the residence with the hip roof. Figure 11 is from the Denver Public Library Records and includes a date of 1890-1900. Figure 12 is from the Aspen Historical Society and is dated 1950. These photos demonstrate the residence was in this configuration through the period of historical significance. Figure 9: Existing East Elevation Highlighting Non-Historic Vs. Historic Elements Figure 10: Proposed East Elevation of Restored Historic Massing. Figure 11: Historical Photo of Subject Site from the northeast. Dated 1890-1950. Source: Denver Public Library. Figure 12: Historical Photo of 202 & 212 N. Monarch St. from the South. Dated 1950. Source: Denver Public Library. 22 Page | 11. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 A new one-story addition is proposed to the rear (east) of the historic resource. The application requests a 250 sq. ft. floor area bonus be considered and awarded by the HPC. The project provides a number of benefits to the historic resource including restoring the historic massing, restoring the front porch and walkway alignment to the front door, rehabilitation of exterior finishes, restoring historic design elements like the decorative ridge cap, restoring fenestration, maintaining the historic location of the structure on site and improving visibility of the resource by removing vegetation in the front yard. Since two TDRs were severed from the property in 2021, if a 250 sq. ft. floor area bonus were awarded, the site would contain 250 sq. ft. less floor area than allowed for this site by underlying zoning. The applicant believes a floor area bonus is appropriate given the proposed restoration work to the historic resource. All of the restoration work will positively impact the historic resource and will improve perception of the resource from the street. The proposed addition has been designed to be hidden from view to the maximum extent possible, is significantly setback from the street at the rear of the property and hidden from view since it’s screened by the historic resource. The new addition is one-story and at the rear of the property with limited visibility from the street. The above grade new addition includes 951 sq. ft. of new floor area, the historic resource contains 1,715 sq. ft. of floor area. A basement is proposed under the new addition and historic resource. The historic structure will be secured and lifted while the basement is excavated and new foundation built. Evolve Structural Design has been engaged as the Structural Engineer for the project and has conducted preliminary site assessment. Their findings are provided in a letter included as Exhibit C.4. The letter outlines that they will continue to be involved throughout the design and construction process to ensure no damage occurs to the historic resource during construction. The structural engineer also determined the existing mortared stone foundation for the subgrade mechanical area is “not adequate” and should be replaced. The Structural Engineer will to coordinate with the architect through design development and contractor during construction to ensure an adequate plan is in place and construction occurs according to the engineered design. A final plan will be included for review at building permit. Figure 13: Existing Basement Foundation Wall 23 Page | 12. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 The proposed addition will include a one car garage. Access to the garage will utilize the existing and previously approved curb cut and gravel drive north of the residence. The existing driveway will be extended to the east to access the garage and the driveway will continue to use a gravel driveway material. Placing the garage at the rear of the property and behind the historic resource helps reduce the visual prominence of the garage when viewed from the street. At least two code compliant parking spaces are accommodated within the garage (1 space) and driveway. An at grade patio is proposed to the south and east of the proposed addition. The remaining site work includes removal of a deciduous tree and shrubs in the front yard to accommodate the re-aligned front walkway and improve views of the historic resource. Three small trees (#12-14 on the survey - one deciduous, two aspen) will be removed in the northeast corner of the lot to accommodate the new addition. A fourth small tree, an aspen (#6) south of the historic resource will be removed to accommodate the basement addition. The remaining trees on site will remain, including the prominent trees along the north and south property lines that help frame the historic resource. Historic Benefits Floor Area Bonus The project proposes to restore the historic resource to more accurately reflect the structure as it existed in the early 1900’s before alterations. The structure will remain in the historic location on site to maintain the same relationship to the street as it did when it was originally built. The front porch will be returned to the historic design and configuration to ensure the relationship to the street is consistent with the historic configuration of the lot. Non-historic Figure 14: Proposed Rendering – Front Façade 212 N. Monarch 24 Page | 13. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 additions are removed, so that the historic resource will resemble the original massing. Restoration of exterior materials will occur to all facades of the resource. The proposed new addition is limited in size, at the very rear of the property, entirely recessed behind the rear façade of the historic structure and has a minimal visual impact on the historic resource. Considering all of the proposed improvements to enhance the historic resource, the application requests a 250 sq. ft. floor area bonus consistent with the Historic Preservation Benefits permitted by the land use code and the four criteria associated with floor area bonuses: 1. The additional floor area will be utilized to accommodate a subgrade addition and modest above grade addition. The above grade addition is one-story, at the rear of the property and heavily screened by the historic resource. This proposal maintains the placement of the historic building on site and ensure the resource remains visually prominent when viewed from the street. 2. The application reconfigures the front porch and returns the porch to its historic configuration and design. Historic windows and doors will be repaired and maintained. Mature trees that frame the resource on the north and south property lines will be maintained. Landscaping that limits visibility of the front façade of the resource will be removed. 3. The historic outbuilding shown on the Sanborn Map in the southwest corner of the lot was previously removed. The non-historic equipment shed that exists to the south of the resource that sits in the setback and across the southern property line will be removed. Removal of this non-historic outbuilding and the non- historic “pantry” addition will expose more of the original historic exterior walls on the north and south façade at the rear of the resource. Removal of the non- historic additions ensures that the footprint of the historic resource from the rear most wall forward will be consistent with the historic site plan and configuration. All new massing will occur entirely behind the historic resource. 4. The above grade addition contains less floor area than the historic resource – the new addition includes 951 sq. ft. of above grade floor area where the historic resource includes 1,712 sq. ft. of above grade floor area. The allocation of floor area between the proposed addition and historic structure, maintaining the historical location of the residence, removal of vegetation that screens the resource and limited visibility of the new addition prioritizes and improve the visual prominence of the historic resource. These design considerations and proposal is consistent with the goals and values of the historic preservation program. The height of the new addition is one-story and significantly less than the two-story height of the resource. Limiting the rear addition to one-story further contributes to the prominence of the historic resource over the new addition. The non-historic additions that are incorporated into the massing of the existing single family residence will be removed. This will result in all massing forward of the proposed addition being in the original historic configuration. 25 Page | 14. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Table 2: HPC Benefits – Floor Area Bonus Maximum Allowable Floor Area Per R-6 Zoning & Lot Size: 3,032 sq. ft. Maximum Allowable Floor Area after Severing two (2) TDRs 2,532 sq. ft. Allowable Floor Area + 250 Sq. Ft. HPC Bonus 2,782 sq. ft. Proposed Floor Area: 2,782 sq. ft. Setback Variances Maintaining the original location of the historic structure and taking into account steep slopes at the rear of the property create significant site constraints. The front façade of the historic resource is 15’ from the front property line where only a 10’ front yard setback is required for primary structures. As a result, the applicant is requesting HPC grant a setback variance for the north side, rear and combined side yard setback. The requested setbacks are outlined in Table 2 and depicted in Figures 14-15. Table 3: HPC Benefits – Setback Variations R-6 Zone District Requirement Proposed Requested Variation Front Yard Setback: (Primary Structure) 10’ 15’3” None – Exceeds setback requirement by 5’3". North Side Yard Setback: 5’ 3’8” 1’2” Rear Yard Setback: 10’ - Primary Structure 5’ – Garage/Accessory Structure 6’3” for basement, mudroom and pantry. Remainder of addition complies. 3’9” Combined Side Yard Setback 13’9” 12’ 1’ 9” Height of Retaining walls in a setback 30” Heights Vary, See Exhibit C.2 for depiction of retaining wall heights. Between 3” and 6’ Rear Yard Setback Variation: The garage complies with the applicable rear yard setback for a garage. The variation is requested for the subgrade living area in the basement and the limited area of the mudroom and pantry above grade. See Figure 16-17 below for areas included in the setback variation request. The combined primary front and rear yard setback requirement in the R-6 zone district is 20’. The proposed site plan includes a 21’6” combined front and rear yard setback inclusive of the requested rear yard setback variance since the historic resource exceeds the minimum front yard setback requirement. 26 Page | 15. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 North Side Yard & Combined Side Yard Setback Variations: The north wall of the garage encroaches into the north side yard setback approximately 1’2”. The placement of the garage represents the minimum encroachment into the setback which enables vehicular access to the garage. Shifting the garage further south would create a conflict with the corner of the historic resource which would jeopardize damage to the historic resource. Vehicular access to the rear of the property is constrained by maintaining the original location of the historic residence. If the residence were shifted forward to the front yard setback, it would create additional space to provide adequate turning area for vehicular access to the garage and may enable the garage encroachment to be removed; however, maintaining the location of the historic resource is a preferred preservation outcome the project seeks to achieve. Similarly, shifting the garage to the rear of the property to create addition separation and space necessary for vehicular access to the garage is constrained by steep slopes in the northeast corner of the lot. The request variation will have a minimal impact on neighbors to the north since significant vegetation will remain between the proposed addition and the adjacent neighbor. Similarly, maintaining the original location of the historic resource constrains the addition to a narrow strip at the rear of the property which results in the combined side yard setback variation. The applicant believes the variations to the north side yard and combined side yard setback are warranted given the preferred preservation outcome of maintaining the original placement of the historic resource. The majority of the site complies with and exceeds the Combined Side yard setback requirement. Approval of the requested setback variations is a reasonable response to accommodate a minimal encroachment necessary to enable maintaining the historic structure site placement. Figure 15: Proposed Site Plan – Historic Resource Driveway Constraint 27 Page | 16. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Retaining Walls in the Setback: A retaining wall height setback variation is also requested due to constraints maintaining the location of the historic structure and steep slopes in the eastern portion of the lot. In order to maintain the historic location of the resource, the proposed addition gets pushed northeast into this area containing steep slopes. The design includes a stepped retaining wall and plantings to help reduce the visual impact of the proposed retaining walls. Other properties in the immediate vicinity utilize a variety of retaining walls, many of which are similarly sized. The proposed retaining walls are consistent with development in the Figure 18: Existing Retaining Walls along East Property Line Viewed from 225. N Mill. Street Figure 16: Proposed Lower Level Floor Plan – Requested Setback Variations. Garage Setback in purple. Primary structure setback in blue. Setback variation request in green. Figure 17: Proposed Lower Level Floor Plan – Requested Setback Variations. Garage Setback in purple. Primary structure setback in blue. Setback variation request in green. 28 Page | 17. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 immediate vicinity, have been designed to minimize visual impact, and enable a modest addition while maintaining the original location of the historic resource. The rear yard setback variations will not result in negative impacts to the property to the east of the subject site. That property is a commercial lot, a parking lot and steep hillside occupy the western half of the lot, and there is a significant grade change (more than 22 ft.) between the finished floor level of the proposed addition and finished grade of the parking lot adjacent to this property. Granting of the rear yard setback variation alleviates the constraints created by maintaining the location of the historic resource and represents a reasonable design solution that minimizes impacts to the greatest extent practicable. Figure 19: Existing Retaining Wall Along East Property Line of 212 N. Monarch Street. Figure 20: Preliminary Civil Plan (North Half) – Height of Retaining wall in a Setback Variation Request. Approximate areas of retaining wall in green. 29 Page | 18. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Figure 21: Preliminary Civil Plan (South Half) – Height of Retaining wall in a Setback Variation Request. Approximate areas of retaining wall in green. 30 Page | 19. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Section V Land Use Code Review Standards: Land Use Code Section 26.304 – Common Development Review Procedures Applicant Response: The applicant understands the requirements of this section. A pre- application summary was provided on November 3, 2023. The deposit outlined in the pre- app will be paid upon notification of completeness. The applicant will provide public notice, as required. As the Major Development and Relocation application qualifies as a Site Specific Development Plan, a three year vested right is requested upon Final Review approval. Land Use Code Section 26.415.070 - Development Involving Designated Historic Property or Property Within a Historic District d) Certificate of appropriateness for major development. 1) The review and decision on the issuance of a certificate of appropriateness for major development shall begin with a determination by the Community Development Director that the proposed project constitutes a major development. A major development includes one or more of the following activities: a) The construction of a new structure within a historic district; and/or b) Alterations to more than three (3) elements of a building façade including its windows, doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase, balcony or ornamental trim; and/or c) The expansion of a building increasing the floor area by more than two hundred and fifty (250) square feet; and/or d) Any new development that has not been determined to be minor development. Applicant Response: The pre-application conference summary indicated the project was subject to Major Development and Temporary Relocation review by the Historic Preservation Commission. The subject property contains an Aspen Victorian Designated Landmark structure. The proposed addition to the basement and rear of the structure exceeds 250 sq. ft. and will alter more than three elements of the building façade, triggering Major Development review. 2) The procedures for the review of major development projects include a two-step process requiring approval by the HPC of a conceptual development plan and then a final development plan. If a major development project involves additional City Land Use approvals, the Community Development Director may consolidate or modify the review process accordingly, pursuant to Subsection 26.304.060(b). 31 Page | 20. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: The Applicant is aware of the review process required by this application. This application is submitted for the Conceptual Design review, the first step in a two-step review process. 3) Conceptual development plan review. a) An application for a conceptual development plan shall include the following: 1. The general application information required in Section 26.304.030. 2. A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements and predominant site characteristics. 3. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. 4. Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs. 5. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. 6. Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met. Applicant Response: This application includes all information outlined in Section 26.304.030 and the pre-application conference summary. Existing and proposed drawings are included. The property is a designated historic landmark, and is exempt from the Residential Design Standards. If additional materials or a site visit will help facilitate staff’s review, the applicant is happy to arrange a site visit or provide additional information. b) The procedures for the review of conceptual development plans for major development projects are as follows: 1. The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060(e)(3) Paragraphs a, b and c. 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with 32 Page | 21. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 4. A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120—Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. Applicant Response: The Applicant understands the review process for this request. The review fees will be promptly paid upon notification of completeness. The Applicant understands the application is subject to call-up with City Council. c) The effect of approval of a conceptual development plan is as follows: 1. Approval of a conceptual development plan shall not constitute final approval of a major development project or permission to proceed with the development. Such authorization shall only constitute authorization to proceed with the preparation of an application for a final development plan. 2. Approval of a conceptual development plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the conceptual plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the final development plan unless agreed to by the applicant. If the applicant chooses to make substantial amendments to the conceptual design after it has been approved, a new conceptual development approval hearing shall be required, pursuant to Section 26.415.070.(d)(3). 3. Unless otherwise specified in the resolution granting conceptual development plan approval, a development application for a final development plan shall be submitted within one (1) year of the date of approval of a conceptual development plan. Failure to file such an application within this time period shall render null and void the approval of the conceptual development plan. The Community Development Director may grant an extension of this limitation if the delay has been caused by the application requiring additional reviews or similar delays that could not have been reasonably predicted by the applicant. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a 33 Page | 22. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 conceptual development plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. Applicant Response: The Applicant understands the effect of Conceptual Approval. After Conceptual Approval is granted by the HPC, a Final Design application will be submitted within one year. 4) Final development plan review. a) An application for a final development plan shall include: 1. The general application information required in Section 26.304.030. 2. Final drawings of all proposed structures(s) and/or addition(s) included as part of the development at 1/4" = 1.0' scale. 3. An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. 4. A statement, including narrative text or graphics, indicating how the final development plan conforms to representations made or stipulations placed as a condition of the approval of the conceptual development plan. Applicant Response: The Final Design review application will contain all necessary materials for a complete review. b) The procedures for the review of final development plans for major development projects are as follows: 1. The Community Development Director shall review the application materials submitted for final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs 26.304.060(e)(3)a, b and c. 2. Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall 34 Page | 23. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 issue a certificate of appropriateness and the Community Development Director shall issue a development order. 4. Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. Applicant Response: The Applicant is aware of and understands the Final Design review process. Land Use Code Section 26.415.090 – Relocation of Designated Historic Properties a) Application. An application for relocation shall include: 1) The general application information required in Section 26.304.030. 2) A written description and/or graphic illustrations of the building, structure or object proposed for relocation. 3) A written explanation of the type of relocation requested (temporary, on-site or off-site) and justification for the need for relocation. 4) A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the physical move and its rehabilitation needs, once relocated. 5) A conceptual plan for the receiving site providing preliminary information on the property boundaries, existing improvements and site characteristics and the associated planned improvements. 6) If the applicant does not own the receiving site, proof from the site's property owner of the willingness to accept the relocated building, structure or object. 7) Evidence that the applicant has or is seeking the necessary approvals to place the building on the identified receiving site. If the site is outside of the city limits, verification that the building will be preserved on its new site through a formal action of the other jurisdiction or a preservation easement. 8) Evidence of the financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. 9) Supplementary materials to provide an understanding of the larger context for the relocated property and its impact on adjacent properties, the neighborhood or streetscape. Applicant Response: The application includes all required materials required by Section 26.304.030 and the pre-application conference summary. The structure will only be temporary relocated, lifted and secured and will remain onsite to accommodate excavation of a new basement and foundation. The resource will be placed back on the new 35 Page | 24. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 foundation and will remain in the same location on site. A licensed Structural Engineer has provided an initial assessment and the findings and recommendation are included in the letter provided in Exhibit C.4. A licensed architect, bryan may architects + interiors, will continue to work in concert with Evolve Structural Engineering throughout the design development and construction process. b) Procedures for the review of relocation request. 1) The Community Development Director shall review the application materials submitted for relocation approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. 2) Notice for the review of the relocation request shall include publication, posting and mailing pursuant to Section 26.304.060(e)(3) Paragraphs a, b and c. 3) If the relocation request is part of a major development project, the Community Development Director may consolidate or modify the review process accordingly pursuant to Section 26.304.060(b). 4) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the standards for relocation approval set forth below, the City Historic Preservation Design Guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine if the standards for relocation have been met. 5) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 6) A resolution of the HPC action will be forwarded to the City Council in accordance with Section 26.415.120 and no relocation will occur until after the thirty (30) day "call up" period of the City Council has expired. Applicant Response: The Applicant understands the review process required for this application. 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 36 Page | 25. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: The historic resource will not be relocated from its current and original location. A new basement and foundation are proposed. The basement will be constructed by securing and temporarily lifting the structure, but the structure will not be moved from its current location. A Evolve Structural Engineer’s have provided an initial assessment of the structural integrity and did not find any preliminary finds of concerns and believes the structure can withstand the proposed construction. The engineer identified that the foundation is not adequate and will need to be replaced. The structural engineer will be involved throughout the process to ensure the final plan and construction maintain the structural integrity of the resource. A full structural plan will be included at building permit submission and a licensed and certified contractor will ensure all recommendations are executed. 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; Applicant Response: Evolve Structural Engineers has evaluated the existing structure and proposed subgrade addition and there will be a plan is in place to ensure the structure withstands the proposed lifting and excavation for the basement. The letter determined that the existing foundation is inadequate and will need to be replaced. All recommendations from Evolve Structural Engineering will be incorporated into the final design and construction process. A letter from the Structural Engineer can be found in Exhibit C.4. 2) An appropriate receiving site has been identified; and Applicant Response: The structure will only be lifted and secured in its current location and will not be relocated off-site. Figure 22: Existing Foundation Wall 37 Page | 26. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 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. Applicant Response: An initial evaluation of the existing structure has been conducted. A fully engineered bracing and lifting plan will be included in the building permit application. The applicant will work with HP Staff and Monitor to approve and implement the final plan. Once demolition begins, the structural plan will be administered. Any adjustments will be coordinated with the Historic Preservation Staff, Building Department and licensed contractor. Financial security will be provided as required. Land Use Code Section 26.415.110 – Benefits c) Variations. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1) The HPC may grant 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. Applicant Response: The application is requesting the HPC approve side and rear yard setback variances to enable an addition while maintaining the original location of the historic resource. The requested variations are included in Tables 2 & 3 of this report. 2) In granting a variation, the HPC must make a finding that such a variation: a. Is similar to the pattern, features and character of the historic property or district; and/or 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. Applicant Response: The side yard setback variation is requested to utilize the existing driveway for a garage at the rear of the property. The R-6 zone district requires a 5’ rear yard setback for garages. The proposed garage is compliant with the 5’ rear yard setback. The rear yard setback variation is to enable the subgrade living area, and the mudroom and pantry adjacent to the garage. The remainder of the proposed addition is ~3’ from the minimum rear yard setback requirement for primary structures (10’). The side yard setback variation is requested to accommodate the northern wall of the garage. The garage is placed in alignment with an existing driveway. The location of the historic resource and mature trees along the property line leave a limited area for a 38 Page | 27. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 driveway, and the garage is designed to align with that existing driveway. Relocating the garage door and north wall further south would create a conflict getting a vehicle in and out of the garage and would subject the historic resource to possible damage. The side and rear yard setback variations are the minimum variation needed to accommodate a reasonable addition while maintaining the location of the historic resource. The historic resource exceeds the minimum front yard setback by 5’. If the resource were relocated, the proposed addition would be setback compliant, however, it is the preferred preservation outcome to maintain the original location of the resource on site. Considering the preservation benefit of maintaining the original location on site, the setback variations are reasonable and the request minimized as much as possible. The applicant also requests a variation to enable retaining walls in the setback that are taller than allowed by code. The maximum retaining wall height in a setback permitted by right is 30”. The application proposes terraced retaining walls with a landscape buffer between the two walls and below the lowest wall. The retaining walls are required to accommodate significant grade changes in the northeast corner of the lot. Maintaining the original location of the historic resource pushes the garage into the area containing steep slopes. A modest and reasonable one car garage is proposed in the only location on site that can accommodate a garage. The applicant believes the proposed location is the least visually impactful, utilizes previously approved driveway, and is recessed well behind the rear wall of the historic resource. The retaining wall height has been minimized to the maximum extent practical, utilizes a stepped design and incorporates landscaping to reduce the visual impact of the retaining walls. Numerous properties in the immediate vicinity utilize retaining walls that are as tall or taller than the proposed retaining walls. The steep slopes between the bench along N. Monarch St. and the adjacent 225 N. Mill property are a constraint shared by many adjacent properties, however, the location of the retaining walls within the setback are the result of exceeding the minimum front yard setback and original historic structure location. Land Use Code Section 26.415.110 – Benefits f) Floor area bonus. 1) In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. The potential bonus is determined by net lot area such that a three thousand (3,000)—five thousand nine hundred ninety-nine (5,999) square foot lot is eligible for a maximum of a two hundred fifty (250) square foot floor area bonus, a six thousand (6,000)—eight thousand nine hundred ninety-nine (8,999) square foot lot is eligible for a maximum of a three hundred seventy five (375) square foot floor area bonus and a nine thousand (9,000) square foot or larger lot is eligible for a maximum of a five hundred (500) square foot floor area bonus. Floor area bonuses are cumulative. More than one 39 Page | 28. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 (1) bonus may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created parcels to the extent permitted. On any lot where a historic property is permitted a duplex density while a non-historic property is not, the increased allowable floor area that results from the density will be deducted from the maximum bonus that the property may receive. To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: Applicant Response: Based on the lot size, the applicant requests a 250 square foot floor area bonus for the proposed development. The project removes non-historic additions, returns the front entry porch to its historic configurations, and improves and repairs the historic materials on the historic resource. The project improves the historic resource and maintains the historic location of the structure on site. Significant mature trees along the north and south property lines are maintained to ensure the framing of the historic resource remains. a) The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and Applicant Response: The historic resource is visually prominent from the N. Monarch and will remain in the original location. The addition is one story and at the very rear of the property. The front porch will be renovated to return to the historic configuration and approach. The rear addition has been designed to complement the historic resource, but is subordinate due to the distance of the new addition from the front property line and front façade of the historic resource and the addition is only one story in height. b) If applicable, historically significant site and landscape features from the period of significance of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows in original openings that have been enclosed, removing paint or other non-original finishes, or removing elements which are covering original materials or features; and Applicant Response: The application proposes to re-open an enclosed porch, return the porch to the original configuration and design, repair historic windows are doors, repair exterior materials and restore the decorative ridge ornamentation. The historic front entry path will be reconfigured to match the historic alignment. No significant landscape features are altered or removed, and key mature trees along the north and south property line have been maintained to ensure the structure remains framed by vegetation. Existing 40 Page | 29. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 vegetation that blocks views of the resource will be removed. The proposed addition connects to the historic resource on a facade that has been significantly altered by recent non-historic additions. The north, south and west facades of the historic resource will be exposed. All siding, trim, roof ornamentation and fenestration will be restored and/or maintained. c) The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and Applicant Response: The 1904 Sanborn maps showed a detached accessory structure, but this structure was previously removed. No historic outbuildings remain on site. A shed attached to the south façade of the historic resource will be removed and the siding repaired. This will expose more of the historic resource than exists today and will improve visibility and the perception of the structure from N. Monarch and property to the south. d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two (2) detached structures on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice the above grade square footage of the historic resource, limiting the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly incompatible non-historic addition to a historic resource with an addition that meets current guidelines. Applicant Response: The majority of the proposed addition is below grade. The rear addition is one story in height and at the rear (east side) of the property. The entire addition is behind the rear wall (east) of the historic resource. The non-historic additions and the attached shed will be removed. The historic structure will remain in the historic location on site, and the removal of non-historic additions will ensure the historic resource improves the historical site context from the rear wall of the resource to the front property line. The above grade new addition is significantly smaller than the existing historic resource. The proposed addition contains approximately 951 square feet of non-historic above grade calculated floor area, where the historic resource contains 1,757 sq. ft. of above grade calculated floor area (2,708 sq. ft. total). Only ~35% of the above grade calculated floor area on site is from the new addition. If the garage exemption is excluded, the new addition results in ~42% of the total above grade square footage. This is significant benefit to the property and ensures the historic resource is prominent on site. 2) Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Applicant Response: The applicant understands this requirement and has ensured that the proposed renovation and addition meets the historic preservation program’s intent and 41 Page | 30. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 best practices. The improvements to the exterior of the historic resource, keeping the historic resource in its historic location, returning the front porch to the original configuration and alignment, removal of non-historic additions and investment in the resource to ensure the resource remains a valuable and contributing historic residence within the City of Aspen all demonstrate the project satisfies preservation best practices. 3) The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070(d). Applicant Response: The Applicant understands the timing of the floor area bonus review process. 4) Floor area bonuses are only available for single-family, duplex or one hundred percent (100%) affordable housing development. A property shall receive no more than five hundred (500) square feet total. The award of a bonus is project specific. At such time that more than forty percent (40%) of an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed redevelopment is found to meet the requirements of this Section. Applicant Response: The structure is currently, and will remain, a single family residence. No previous floor area bonuses have been granted to this property. The application requests a 250 square foot floor area bonus. 5) Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC may exempt wall exposed by a light well that is larger than the minimum required for egress from the calculation of subgrade floor area only if the light well is internalized such that it is entirely recessed behind the vertical plane established by the portion of the building façade(s) closest to any street(s), the light well is screened from view from the street by building walls or fences, and any addition that is made to the affected resource simultaneous or after the construction of the light well is entirely one (1) story. Applicant Response: All of the proposed light wells are the minimum size required by building code and are located behind the vertical plane between the historic structure and proposed addition. The applicant is not requesting a reduction in the subgrade wall exposure for the basement. Figure 23: Proposed Window Wells Highlighted in Green 42 Page | 31. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Land Use Code Section 26.470.090 – Administrative Growth Management a) Single-family and duplex residential development or expansion that does not trigger demolition, pursuant to Chapter 26.580 The following types of free-market residential development do not require a development allotment and may proceed to building permit absent the need of any other land use reviews. These types of development shall require the provision of affordable housing mitigation in one (1) of the methods described in subsection (3) below. 1) This Section applies to the new development of a single-family, two (2) detached residential units, or a duplex dwelling on a lot in one (1) of the following conditions: a. A lot created by a lot split, pursuant to Section 26.480.060(a). b. A lot created by a historic lot split, pursuant to Section 26.480.060(b), when the subject lot does not itself contain a historic resource. c. A lot that was subdivided or was a legally described parcel prior to November 14, 1977, that complies with the provisions of Section 26.480.020, Subdivision: applicability, prohibitions, and lot merger. Applicant Response: The proposed proposal does not trigger demolition. The site has been developed with a single family residence since prior to 1904. No allotments are requested or required. 2) Mitigation shall be based off the net increase of Mitigation Floor Area of an existing single-family, two (2) detached residential units on a single lot, or a duplex dwelling, during remodeling and renovation scenarios when the definition of Demolition is not met. Applicant Response: The applicant understands the affordable housing mitigation calculation methodology and will provide affordable housing mitigation prior to building permit issuance. 3) The applicant shall have four (4) options for providing the required affordable housing mitigation: a. Recording a resident-occupancy (RO), or lower, deed restriction on the single-family dwelling unit or one (1) of the residences if a duplex or two (2) detached residences are developed on the property. An existing deed restricted unit does not need to re-record a deed restriction. 43 Page | 32. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 b. Providing a deed restricted one-bedroom or larger affordable housing unit within the Aspen Infill Area pursuant to the Aspen/Pitkin County Housing Authority Guidelines (which may require certain improvements) in a size equal to or larger than thirty (30) percent of the Allowable Floor Area increase to the Free-Market unit. The mitigation unit must be deed-restricted as a "for sale" Category 2 (or lower) housing unit and transferred to a qualified purchaser according to the provisions of the Aspen/Pitkin County Housing Authority Guidelines. c. Providing a fee-in-lieu payment or extinguishing a Certificate of Affordable Housing Credit in a full-time-equivalent (FTE) amount based on the following schedule: i. Affordable housing mitigation must be provided at a Category 2 (or lower) rate. Certificates must be extinguished pursuant to the procedures of Chapter 26.540, Certificates of Affordable Housing Credit. Fee-in-lieu rates shall be those stated in Section 26.470.100 - Calculations; Employee Generation and Mitigation, in effect on the date of application acceptance. Providing a fee-in-lieu payment in excess of .10 FTE shall require City Council approval, pursuant to Section 26.470.110(c). d. An affordable housing mitigation Deferral Agreement may be accepted by the City of Aspen pursuant to Section 26.470.080(d)(12). Applicant Response: The Applicant understands the acceptable mitigation methodology and will provide adequate mitigation prior to building permit issuance. Land Use Code Section 26.575.020 – Calculations and Measurements Applicant Response: The proposed remodel and addition comply with all dimensional requirements in the land use code with exception of variation requests for the rear and side yard setbacks. The setback variations are discussed in detail in the HPC Benefits section above. Conformance will be confirmed during the Final Design review and building permit submission. Historic Preservation Design Guidelines Chapter 1: Site Planning & Landscape Design 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. 44 Page | 33. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The historic resource will remain in the current and historic location on site. Other historic resources on the block have been relocated, but this site will remain in its original configuration. Non-historic additions on the east and south facades will be removed. The historic structure will maintain the original location, and historic yard configuration will be restored on the north, west and south façades surrounding the resource. A new addition is proposed in the back yard, west of the historic resource, but is mostly shielded from view by the historic resource. The proposed addition is more than 56’ from the front lot line and the front façade of the historic resource is 15’ from the front lot line. Small portions of the proposed addition are visible on the north and south sides of the historic resource, but since they are so far back from the front façade and the historic resource and mature vegetation exists along each property line, visible impacts of the proposed addition will be minimal. The existing driveway is located along the north property line, and a garage is proposed at the end of the driveway. There is ample open space between the structure and the street, which helps maintain the visual presence of the historic resource. Because the proposed addition is at the rear of the property and mostly hidden from view by the historic resource, the proposal provides ample porosity and minimal visual impacts from the addition on the historic resource. 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. Applicant Response: This Historic Preservation Commission approved a driveway to be installed along the north property line via HPC Resolution No. 09, Series of 2010. The driveway exists as previously approved, and no changes to the alignment or size of the driveway are proposed. The driveway will be extended further west to the rear of the property but the existing alignment will remain. There is no alley access to the property. A platted alley exists along the southern property boundary, but previous Historic Preservation and City Council decisions discourage vehicular use of this alley. When the “Blue Vic” property at 202 and 204 N. Monarch Street was reviewed for redevelopment, there was extensive conversation about vehicular access to the site and the platted alley. At that time, the decision was made to approve vehicular access to both Blue Vic properties from E. Bleeker Street. If vehicular access to the subject site were reconfigured through the alley, it would have negative impacts to the historic block pattern, would be inconsistent with previous direction from City Council and the Historic Block pattern, and would require unnecessary and redundant work within the ROW. 45 Page | 34. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 The driveway in its current configuration was determined to be appropriate, to have a minimal impact on the historic resource, and will remain in the same alignment and configuration. The driveway will remain a gravel and the extended driveway will use similar materials and design. 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. Applicant Response: The existing driveway will be extended further east but will utilize the same alignment and materials as currently exist on the western portion of the lot. A gravel driveway with a simple stone boarder will be used to maintain current appearance of the western portion of the lot and the simple materials and design will to not visually detract from the historic resource. 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. Applicant Response: The alterations to the front porch will return the site to the historic configuration and will maintain the historic hierarchy of spaces. The sidewalk will provide access directly to a street facing front porch. The structure will maintain the historic configuration and access alignment. 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. Applicant Response: The proposed side walk runs perpendicular to N. Monarch St. A red brick paver walkway with sandstone accents currently exists from the street, but jogs to the south as it approaches the house to provide side loaded access on the south side of the existing front porch. The proposed walkway will use brick pavers and will be realigned so the 46 Page | 35. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 entire length of the walkway is perpendicular to the street. The existing walkway is approximately 3’ in width. The proposed walkway will maintain the 3’ walkway width. In order to provide a perpendicular pathway, a deciduous tree is proposed to be removed. Removal of this tree will allow for historic access alignment and will improve the visual prominence of the resource. Review of historical photos indicates this tree has been planted within the past 20-30 years. 47 Page | 36. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 1.7 Provide positive open space within a project site. Figure 24: 1997 Photo, Source: Aspen Historical Society Figure 25: 1964 Photo, Source: Aspen Historical Society 48 Page | 37. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The proposed site plan maintains and restores large amounts of open space in the front yard between the structure and the street, and in the southwest corner of the lot. The platted alley to the south of the property line will also remain as open space. The proposed site plan maintains the historic open space on site since the structure will remain in the historic location on site, and no additional above grade development is proposed forward of the rear most façade of the historic structure. The open space along the front and side yards contribute to the historic hierarchy or spaces and maintain the visual and historic character of the property. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Applicant Response: The application includes a preliminary stormwater management plan and conceptual grading plan. The applicant has worked to ensure a compliant stormwater management infrastructure can be accommodated within the proposed site plan. The final plan will be refined in anticipation of the Final Design application and eventual building permit submittal. 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. Applicant Response: There are no site improvements proposed in the front yard that interfere with views of the historic resource. An at grade patio is proposed to the south of the rear portion of the historic resource and proposed addition, and within the back yard 49 Page | 38. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 that may include site furnishings, but these features are recessed behind the historic resource, does not include built-in amenities and will have limited visibility. 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. Applicant Response: The large deciduous tree in the center of the lot will be removed to restore the historic front walkway alignment to the front entry porch. The planting beds and shrubs between the historic resource and the street will all be removed to help improve visibility of the historic resource. The mature trees along the north and southern property lines will be retained, which help frame the historic resource. The intent of the preliminary landscaping plan is to remove vegetation between the structure and the street to improve viability, while maintaining vegetation along the north and south property line to improve the framing of the resource. A final landscaping plan will be provided at Final Review. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • 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. 50 Page | 39. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: In Zone A, removal of the tree at the front property line and shrubs in front of the resource will help improve visibility to the historic resource. The proposed plantings in “Zone A” will be limited revegetation with approved grasses/sod. No new trees are planted in Zone A. There are existing shrubs south of the resource in Area B that will be replaced with similar species. All areas disturbed by construction will be revegetated with approved grasses. New patios are proposed within Area C south and east of the new addition. These patios are proposed at grade and no significant landscaping is proposed in Zone C, only revegetation of disturbed areas with approved grasses. Retaining walls are proposed along the eastern portion of the lot, but are contained within Zone C and are not visible from the street. A final planting and landscape plan will be included in the Final Review application. 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. Applicant Response: Disturbed areas in Zone A will be revegetated with approved grasses. Shrubs and low plantings are proposed along the north and south facades of this historic resource, but these will not block views of the historic structure and will help frame the historic residence. A final landscaping plan with be included in the Final Review application and confirmed during building permit 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. 51 Page | 40. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: No landscape, walkway or driveway lighting is proposed in Zone A. A final lighting plan will be included in the Final Review application, and confirmed prior to building permit issuance. 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. Applicant Response: Historic photos indicate there was not a front yard fence. No fencing in proposed forward of the historic resource. Existing fencing along the side yard and rear yard will be removed and no new fencing is proposed. 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. Applicant Response: No fencing is proposed. All existing wood fencing will be removed. 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. Applicant Response: Regrading of the site after construction will match existing grade. No change to historic grade is proposed. Chapter 2: Building Materials 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. 52 Page | 41. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: The horizontal wood siding on the historic resource will be repaired and repainted but will remain. As explained in the Structural Engineers letter included as Exhibit C.4, the existing foundation is not adequate and will need to be removed and replaced in order to ensure the historic structure is placed on a stable foundation. The proposed addition and historic structure will be placed at the same elevation as existing. Any exposed foundation walls will be clad in exposed stone to match the existing foundation. Replacement of Materials 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. Applicant Response: As the exterior materials are repaired, if any siding needs to be replaced, it will be replaced with a similar material to ensure consistency with the historic siding. At this point there are no areas of concern that are anticipated to be removed or replaced entirely. If during construction it is determined certain siding needs to be replaced, the applicant will work with HPC to ensure an appropriate replacement material is used. 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. Applicant Response: All siding will be wood. If any siding materials need to be replaced during construction, they will be replaced with wood siding to match the historic siding. All window and door trim, if replaced, will be replaced with wood to match existing. If any exterior elements are found to be beyond repair during construction, the applicant will work with the HP Staff and HPC Monitor to ensure an appropriate replacement material is used. 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. Applicant Response: No materials will be applied over existing exterior materials on the historic resource. If any materials need to be replaced, they will be removed and replaced with a similar material in coordination with HP Staff and Monitor. 53 Page | 42. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Applicant Response: Where the non-historic additions are proposed to be removed, the replacement siding will be wood and will match the existing siding of the historic resource. Any repairs and replacement necessary will also use the same material to match the historic siding. A final material palate will be provided as part of the Final Review application. Chapter 3: Windows Treatment of 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. Applicant Response: Existing windows will need to be repaired. Historically appropriate repairs and materials will be used for all window and door maintenance. At this time, it’s anticipated that all windows will be repaired and maintained. If it’s discovered during construction that windows need to be replaced, they will be replaced with in kind windows that utilize the same design and materials. The Applicant will work with HP Staff and Monitor as needed to address any issues that arise with existing windows during construction. 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. Applicant Response: All existing historic windows will remain the same size. There are no historical images of the south façade that show the exact window design prior alterations to this portion of the residence when the non-historic addition constructed. The proposed windows on the south façade are designed to match size, scale and operation of the window on the north façade. The west façade was altered significantly by the non-historic additions and the new addition to the rear will connect to this façade. 54 Page | 43. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Replacement of Windows that are Beyond Repair, or Have Been Removed 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. Applicant Response: Removal of the non-historic addition will eliminate non-historic windows and doors on the north, west and south facades. A replacement window is proposed on the south elevation that matches the size and design of windows on the historic resource. The replacement window is a match with the window on the north elevation between gridlines 3 & 4. 3.4 When replacing an original window, use materials that are the same as the original. Applicant Response: The windows on the main level south façade will be installed to match the design and operation of the remaining windows throughout the historic resource. The remaining windows appear to be original and will be repaired and maintained. If any windows are found to be beyond repair, a similarly sized double hung window would be installed. 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. Applicant Response: The proposed window on the south façade of the historic resource will match the size, portions and operation of the window on the opposite wall (north façade). 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. Applicant Response: The existing historic windows will be repaired to maintain the historic design. The windows on the south façade of the historic resource will match the profile and trim of the historic windows found on the remainder of the resource. Details will be provided at Final Review and confirmed during building permit review. 55 Page | 44. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Adding Windows 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. Applicant Response: The replacement window on the south façade is intended to relate to the design and window configuration of the original structure, prior to the non-historic additions which altered this façade. This wall is not visible from the street. Aside from these replacement windows, no new windows are proposed for the historic resource. Energy Conservation 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. Applicant Response: The applicant intends to maintain all historic windows. Interior storm windows will be utilized when needed. If exterior storm windows are necessary, those will be included in the Final Review application but this is not expected to be necessary at this time. Chapter 4: 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. 56 Page | 45. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • Previously enclosed original doors should be reopened when possible. Applicant Response: The front door will be repaired and repainted but will remain as is. The enclosed porch will be removed to restore visibility to the historic front entry. A transom window exists above the existing front door and will remain. A screen door currently exists and will remain. The screen door will be repaired as needed but at this time is not intended to be replaced. 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. Applicant Response: The front door will remain as is, consistent with the historic front door location, size and operation. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. Applicant Response: The main door and screen door will be repaired and repainted, but will remain as is. It’s unclear if the screen door is original or if it has been altered more recently. Regardless, the design of the screen door matches architectural elements visible in historic photos and will be repaired and maintained. Replacement Doors 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. Applicant Response: The front door and existing screen door will be maintained and repaired, as needed. The door proposed on the south façade is not visible from the street. Since the door on the south façade matches the door on the east façade, it’s assumed that both doors were installed when the non-historic addition was constructed and are not historic or original. This will be confirmed during the Final Review application. Adding Doors 4.5 Adding new doors on a historic building is generally not allowed. 57 Page | 46. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The front door and screen door will be repaired and repainted but will remain as is. The existing doors on the south and east façades and match, and are assumed to have been installed when the non-historic addition was added. The door proposed on the south façade of the historic resource and a similar scale. The replacement doors and windows in this location are not visible from the street as they are recessed from the southernmost façade of the historic resource. Energy Conservation 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 storm or screen doors should be in character with the primary door. Applicant Response: At this time, it is believed that repair and maintenance of the front door will sufficiently improve heat retention of this door. If a storm door is determined to be necessary it will be included in the Final Review application. Door Hardware 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. Applicant Response: The front door and screen door appear to still have the historic hardware and all hardware and the ornamental paneling on the screen door are all intended to be repaired, as needed, but remain after the renovation. A final fenestration plan will be confirmed as part of the Final Review application. Chapter 5: Porches and Balconies 58 Page | 47. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 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. Applicant Response: The application proposed to restore the historic configuration of the front porch. Originally, there was a street facing front entry with a walkway and steps up to the porch that were perpendicular to the street. At some point, the walkway and porch were reconfigured to include a south facing entry. The original front porch included three posts and a railing that wrapped around the southwest corner of the porch. The posts still exist and will be repaired and re-painted. The railing at the south end of the porch was removed when the walkway was reconfigured. That section or railing will be restored to match the historic railing design. A Plexiglas wall/screen with horizontal wood was installed in front of the front door above. The Plexiglas will be removed and stairs installed to restore historic access to the front door. All other detailing from historic photographs are shown in the front porch design. The final design, materials and paint selection will be confirmed during the Final Review application. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. Applicant Response: Historic materials will not be covered during the renovation. The new addition will connect at the rear of the property where historic materials were previously altered when the non-historic addition was constructed. The front porch historic materials will be repaired, and where previously removed, replacement materials will match the historic front porch design included in historic photographs. The final front porch detailing will be confirmed in the Final Review and building permit applications. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. Applicant Response: The front porch will be returned to the original design and configuration. The plexiglass panels that semi-enclosed the porch will be removed and the proposed porch is fully open. A screened in front porch is proposed to match the design of the front porch from the 1920’s historical photo provided in Figure 8. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. 59 Page | 48. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The front porch will be reconfigured to match the original design and configuration. Where materials need to be replaced, the replacement materials will be selected to match historic design as shown in historic photos. Steps, Handrails, and Guardrails 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. Applicant Response: The proposed front steps are consistent with the original front porch and walkway configuration and will use historically appropriate stone steps. The front steps will be as wide as the walkway (~3’). A final material palate will be provided at Final Review. 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. Applicant Response: No handrails are proposed for the steps. The existing porch railing and spindles will be repaired. Where new railing, posts or spindles are needed because they have previously been removed or are beyond repair, the replacement materials will be installed to match the historic design, using spindles/posts above a stone clad base. Chapter 6: Architectural Details Treatment of Architectural Features 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. 60 Page | 49. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The original horizontal siding will be repaired and repainted but will continue to match the historical design. The architectural features of the gable end including rafter tails, scroll truss infill and decorative shingles will be maintained. The round accent windows in the gable ends of the historic resource will remain. The shingles between the first and second story will also be maintained. The decorative ridge caps will be installed to match the historic design. The new foundation will clad with stone to match the historic design of the foundation. All other architectural accents on the exterior of the historic resource will remain. The front porch architectural accents are proposed to match the 1920 photo on file with the Aspen Historical Society. A final exterior material palate and details will be provided at Final Review. 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. Applicant Response: The non-historic elements of the front porch will be removed; the historic posts and spindles will remain. Care will be taken during construction to ensure the historic from porch elements are not damaged. 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. Applicant Response: Any exterior material that needs to be removed and replaced will ensure minimal disruption or removal of historic materials. Replacement materials will be selected to match existing materials. 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. 61 Page | 50. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: The historical photos on file with the Aspen Historical Society will be used to help select materials if replacements are necessary. At this point, minor repairs and repainting are all that is anticipated. A final material palate and details will be provided and Final Review. Chapter 7: Roofs Treatment of Roofs 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. Applicant Response: The original gable roof will be maintained. The non-historic addition at the second level in the rear of the structure will be removed, and the hip roof will be restored. All roof forms for the historic resource match historical images with the Aspen Historical Society. All gable end, ridge and rater tail detailing will match historic photo from 1920. 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. Applicant Response: The eave depth for the majority of the historic resource will be unchanged. Repairs to eaves and soffits may be required, but no changes to the dimensions are contemplated. The eave depth along rear one-story element where the non-historic additions are removed will be constructed to match the eave design of the rest of the first level. 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. Applicant Response: No solar panels are proposed at this time. If solar panels are added later, they will be included in the Final Review application. The new addition includes three skylights on the roof, but the skylights are shielded from view by the historic resource and will have a limited visual impact. 62 Page | 51. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 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. Applicant Response: No vents are proposed on the street facing façade or on the historic resource. There is a direct vent fireplace located in the family room of the new addition that will vent out the south façade of the new addition on the main level. The vent is not visible from the street due to a stem wall between the vent and the street. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. Applicant Response: The fireplace in the historic resource will be removed, but the brick chimney will remain on the exterior of the historic structure. 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 characteristic of these building styles. Applicant Response: No dormers are proposed on the historic resource. Materials 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 63 Page | 52. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Applicant Response: The existing roof will be replaced with a material that matches the existing design but meets current building and fire codes. Where the non-historic second story addition is removed and the hip roof restored, roof materials will be selected to match the roofing material on the remainder of the historic resource. Final material selection will be included in the Final Review application. 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. Applicant Response: The roofing will be replaced with a material the matches the appearance of the historic wood shakes but meets current building and fire code requirements. A final roof material will be included in the Final Review application to be considered by the HPC. 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. Applicant Response: The historic resource will utilize ornamental roof ridge details to restore the original roof design. See proposed architectural drawings in Exhibit C.1. 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. Applicant Response: Gutters are not contemplated at this time. If gutters are found to be needed, they will be included in the Final Review Application. 64 Page | 53. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Chapter 9: Excavation, Building Relocation & Foundations Preserving Building Locations and Foundations 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. Applicant Response: In order to construct the basement addition, the historic resource will be lifted, secured and the basement excavated under the structure. The structure will then be placed back on a new foundation. A structural assessment is provided by a Evolve Structural Engineers and is included as Exhibit C.4. Evolve Structural Engineers have reviewed the conceptual architectural design and will continue to work with the architect as the design progresses. Evolve Structural Engineering and bryan may architecture + interiors will work with a licensed contractor to ensure all recommendations and design requirements are executed during construction. If unforeseen structural issues arise during construction, those issues will be addressed with all licensed professionals working on the project and in concert with the City of Aspen HP Staff and Monitor. Full details of the structural design and construction methodology will be provided at building permit submission. 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. Applicant Response: The historic structure will remain in its historic location on site. Leaving the historic structure in its original location is a key element of the overall restoration and preservation plan to ensure the historic resource and historical character of this property are maintained and improved. Various historic sites in the vicinity of this 65 Page | 54. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 structure have been relocated, impacting the historic block pattern, but it is important for this site to maintain the historic location of the resource. Leaving the structure in the current/historic location leaves significant open space and lawn area between the structure and the street. Conversely, maintaining the location of the historic resource and steep slopes create site constraints for the modest one-story addition at the rear of the property. 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. Applicant Response: The structure will remain in the historic location and orientation. 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. Applicant Response: The base elevation of the existing structure at the front façade is 7,895’ above sea level. The proposed finished floor elevation of the main level at the front façade is the same, 7,895’ above sea level. 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. 66 Page | 55. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. Applicant Response: After the basement is excavated, the new foundation at the base of the historic resource will be clad with a stone to match the historic foundation material. A final material palate will be included in the Final Review Application 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. Applicant Response: All lightwells are proposed at the rear of the new addition. No lightwells will be visible from the street or around the historic resource. 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. • 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. Applicant Response: A contractor that specializes in lifting, securing and excavating under the historic resource will be used. A HPC licensed contractor will be selected. The requirements of this standard are understood. Identification of the contractor will be confirmed prior to building permit submission. 9.8 Proposals to relocate a building to a new site are highly discouraged. 67 Page | 56. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The structure will not be relocated and will only be temporarily lifted and secured during excavation and construction of the basement. After the foundation is completed, the historic resource will be placed back in the same location. Chapter 10: Building Additions Existing Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. Applicant Response: The non-historic additions to be removed are not historically significant and do not contribute to the character of the historic resource. Building permits records were unable to be confirm exact date of construction for all non-historic additions. Based on historic photos it’s clear the second level addition was constructed after 1950 (See Figure 26, below). Building permit records from 1957-1966 indicate an addition was constructed at this time and based on the configuration of the existing structure and plumbing fixtures in the second level addition, it’s possible these permit records correspond with the non-historic addition that exists today. The timing of the permit records and historic photos and aerial images would support this assumption. See Exhibit B.8 for possible permit records for the non-historic addition. The historic outbuilding shown on the 1904 Sanborn Map appears to be shown in an image from 1953, see Figure 27, below. By 1970, the ridge details, front porch configuration and historic outbuilding appear to have been removed or altered. The 1974 aerial image is the first, clear aerial image that shows the gable roof and second level deck above the panty. This timeline supports the addition and alteration/removal of historic elements occurred between 1953 and 1970. Figure 26: 212 N. Monarch Historic Photo, 1950. Source: Aspen Historical Society 68 Page | 57. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Figure 27: 212 N. Monarch Historic Photo, 1953. Source: Aspen Historical Society Figure 28: 212 N. Monarch Historic Photo, 1970. Source: Aspen Historical Society 69 Page | 58. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 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. Applicant Response: The 1904 Sanborn map and historical images from the Aspen Historical Society and Denver History Museum were used to determine historic portions of the residence. The rear addition around the existing kitchen and upper level addition at the rear of the residence did not exist until approximately 68 years after original construction. New Additions 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. Figure 29: 212 N. Monarch Aerial Photo, 1974. Source: MapAspen 70 Page | 59. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • 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. Applicant Response: The proposed addition will have limited visibility from the street. The historic resource and existing mature vegetation screen the majority of the proposed addition. The visible portion of the addition includes the garage and upper level bedroom the north setback. A limited visibility of the addition exists between the historic resource and mature trees on the property line and adjacent lot. The roof line when viewed from the street has a compatible shed roof form that relates to, but does not mimic, the historic gable end roof of the historic resource. The roof of the addition was designed to relate most closely to the historic hip roof which will be restored. The roof of the new addition is subordinate to the historic resource because it is approximately 8’ lower than the ridge of the historic resource, and is setback over 40’ from the front façade of the historic resource. 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: 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. 71 Page | 60. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 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. Applicant Response: The only visible portion of the new addition is more than 40’ behind the front façade of the historic resource. Only a small portion of the addition is visible from the street, and due to the existing mature trees and limited sight window, even the visible portion has a minimal impact on the overall aesthetics of the site. The historic resource remains the prominent structure prominent on site. The addition has been designed to complement, but be distinct from the historic resource in an effort to highlight the architectural character of the Historic Victorian residence. The above grade floor area of the historic resource is approximately 1,757 sq. ft., while the proposed new addition contains approximately 951 sq. ft. of calculated floor area, or 1,288 sq. ft. of gross area (garage exemption). The majority of the addition takes place below grade. 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. Applicant Response: The subject site is not a corner lot; this standard is not applicable. 72 Page | 61. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help 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. Applicant Response: The proposed addition seeks to relate to the form and materials of the historic resource. The proposed addition is compatible with the historic resource but a product of it’s time that intends to utilize modern interpretations of roof form and exterior materials. Vertical wood siding is proposed where horizontal wood siding exists on the historic resource. A similar siding material but change in orientation is intended to relate to the materiality of this historic resource but ensure the proposed addition is distinct and appears as a product of its own time. The roof form is intended to complement and mirror the existing hip roof at the rear of the historic resource. Matching the exact roof pitch was problematic as it increased the perceived mass of the addition. The proposed roof pitch is intended to balance the perceived mass and visual impact of the structure with providing a similar roof form. 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. Applicant Response: The property is not within a historic district and the location, height and design of the front façade will remain and be improved. 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. Applicant Response: The majority of the new addition is hidden from view by the historic resource and setback from the front façade of the historic resource approximately 42’. The proposed addition is one-story and a lower height than the two-story historic resource. The 73 Page | 62. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 proposed roof is intended to relate the pitch of the historic hip roof. The proposed addition contains less above grade square footage than the historic resource, the majority of the proposed addition occurs below grade. The height of the proposed addition, 42’ setback from the front façade of the historic resource, and limited visibility of the addition from the street all contribute to the proposed addition appearing subordinate to the historic resource. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Applicant Response: The proposed one-story addition connects to the historic resource where the historic resource is one-story in height. No useable space is proposed above the one-story addition. The plate height of the proposed addition is ~10’ below the plate height of the second level of the historic resource. The proposed addition is also setback significantly, approximately 42’, from the front façade of the historic resource. 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. Applicant Response: The proposed addition is entirely recessed behind the historic resource. The front façade of the proposed addition is approximately 42’ recessed behind the 74 Page | 63. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 front façade of the historic resource. The proposed addition is only one-story. There is a limited window of visibility of the proposed addition down the driveway and along the south property line. In addition to the proposed addition being setback significantly from the front façade of the resource, additional screening is provided by existing mature trees along both property lines. The majority of the above grade addition is screened by the historic resource. All of these factors contribute to a minimal visual impact of the proposed addition. The majority of the proposed addition occurs below grade and will not impact the historic character of the site. 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. Applicant Response: A shed roof is proposed for the new addition to complement the hip roof of the historic resource. The roof design was selected as a preferred alternative so that the addition complemented but did not try and mimic or compete with the Victorian architectural character. The pitch of the one-story roof was intended to relate to the hip roof, without replicating the pitch of the historic roof. Matching the pitch of the hip roof would have resulted in a taller and more impactful addition. 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. Applicant Response: The historically significant and prominent architectural features of the front façade and front porch will be repaired and restored to promote the historical character of the structure. Chapter 12: Accessibility, Architectural Lighting, Mechanical Equipment, Service Areas, Signage Lighting 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. 75 Page | 64. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Applicant Response: Historic light fixtures were not visible in any of the historic photos. No walkway lights are contemplated at this time. A single wall sconce exists next to the front door and a wall sconce will remain in this location. A final lighting plan will be included in the Final Review application for consideration by the HPC. Mechanical Equipment & Service Areas 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Applicant Response: Trash will be accommodated within the proposed garage. Utility and mechanical equipment will be accommodated on grade along the north or east wall of the garage. Any proposed mechanical equipment will be included in the Final Review application. 76 Page | 65. Kraemer Land Planning 200 Basalt Center Circle Ste 1 PID #: 273707317003 Basalt, Colorado 81621 Summary: Thank you for considering this Major Development Conceptual Review for 212 N. Monarch Street. This request meets all the applicable Land Use Code requirements. The Applicant has provided all the requested information set forth on the pre-application summary from City of Aspen Community Development Staff. If additional information is needed, the Applicant is more than willing to assist in providing all necessary information for a complete review. Thank you, Garrett Larimer Kraemer Land Planning 77 7895 SOSWGEFOUND REBAR & 1-1/4"ORANGE PLASTIC CAP LS28643SITE BENCH MARKFOUND REBAR & 1-1/4"YELLOW PLASTIC CAP LS9018ELEVATION:7899.14SET REBAR & 1-1/4"ORANGE PLASTIC CAPTNC PLS38215(FOUND LARGE SPIKE SE-1'±)FOUND REBAR & 1-1/2"ALUMINUM CAP LS2376FOUND REBAR & 1-1/4"YELLOW PLASTIC CAPHCE LS38215WOOD RET A I N I N G W A L L (TYPICAL)N75°09'11"W 90.66'PLAT=90.47'BASIS OF BEARINGSPLAT=N14°50'49"EN14°24'00"E 62.00'PLAT=S75°09'11"E 90.47'S75°17'52"E 90.79'S14°3 1 ' 2 8 " W 6 2 . 2 2 ' PLAT = S 1 4 ° 5 0 ' 4 9 " W 6 2 . 0 0 'GRAVEL DRIVEWAYW/STONE BORDERPAVER WALKPAVERPATIOPAVERSFLAGS T O N E PATIO WOOD D E C K STEP FFE 7901.3 2 FFE7901.31SHED ENCROACHESINTO ALLEY 2.8'±PAV E R S ROCKS2ND L E V E L D E C K FLAGSTONEPATIOPORCHPORCH OVERHANGSTEPENTRY 15.3'(TIE)14.6'(TIE)(TIE)11.7'26.7'(TIE)8.1'23.6'4.0' 4.5'13.6'29.8'8.3'0.6'16.0'3.3'5.8'15.3'WINDOW WELLDORMER20.3'6.0'4.5'4.5'9.1'TWO - STORYVICTORIAN HOUSE212 N. MONARCH STREETCONCRETE CURB & GUTTEREDGE OF PAVEMENTMAILBOXN. MONARCH STREET ALLEYBLOCK 78(20.69' WIDE)UNDEVELOPEDLOT ALOT BLOT CLOT DLOT ELOT KLOT LLOT MLOT N7898 7898 78997900 7900 79007899 7890 7885 788 3 STONE RETAINI N G 20.5'3.3'14.7' WOO D S H E D PROPERTY AREA5634± SQ.FT.0.129± AC.10' PRINCIPALSETBACK10' ACCESSORY SETBACK 5' SIDE SETBACK5' SIDE SETBACK10' P R I N C I P A L SETB A C K 5' GA R A G E / A C C E S S O R Y SETB A C K 1234517678910111213201415191618S48°32'23"E 822.93'(TIE)N58°36'36"E 1071.14'(TIE)CITY OF ASPEN2009 GPS CONTROLMONUMENT #8CITY OF ASPEN2009 GPS CONTROLMONUMENT #6ELECTRIC PEDESTALCATV PEDESTALOSWPOWER POLE (CUT DOWN)WATER SHUTOFFVICINITY MAPWATER LINESEWER LINETELEPHONE LINEWOOD FENCE CATV LINEUNDERGROUND ELECTRIC LINE SSANITARY MANHOLEGAS METERELECTRICAL METERGLEGENDESURVEY NOTES:5. THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND EASEMENTS OF RECORD OR INPLACE.6. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE, ANY EXCEPTIONS TOTITLE THAT MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN REVIEWED BY TRUE NORTH COLORADO, LLC.7. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S 159 HAVING AN ELEVATION OF 7720.88.8. CONTOUR INTERVAL EQUALS 1 FOOT.THE SOUTH 62 FEET OF LOTS A, B AND C, BLOCK 78CITY AND TOWNSITE OF ASPENSECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PMCOUNTY OF PITKIN, STATE OF COLORADOPARCEL NO. 2737-073-17-003IMPROVEMENT SURVEY PLATW/TOPOGRAPHY TRUE NORTH COLORADO LLC.A LAND SURVEYING AND MAPPING COMPANYP.O. BOX 614 - 386 W. MAIN STREET UNIT 3NEW CASTLE, COLORADO 81647(970) 984-0474www.truenorthcolorado.comPROJECT NO: 2023-371DATE: January 16, 2024DRAWNRPKSURVEYEDMAN-GBL-DJBSHEET1 OF 1TRUENORTHA LAND SURVEYING AND MAPPING COMPANY10'5'20'SCALE: 1" = 10'N0TREE TYPE SIZE DRIPTREE CHART1218" 27'7"12'CONIFEROUS345678910111213141516171819DECIDUOUSNOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANYLEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREEYEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANYACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORETHAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.PROPERTY DESCRIPTION:PROPERTY ZONINGMETAL FENCE SLOPESSURVEYOR'S CERTIFICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE ANDBELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. LINEAR ERROR OFCLOSURE IS LESS THAN 1/15,000.SITE20CONIFEROUSCONIFEROUSCONIFEROUSCONIFEROUSASPENASPENASPENASPENASPENASPENDECIDUOUSDECIDUOUSDECIDUOUSDECIDUOUSDECIDUOUSDECIDUOUSELMASPEN18" 38'5"10'10" 16'10" 16'16" 28'12" 20'9" 16'9" 16'22" 37'10" 16'10" 16'8" 15'10" 16'8" 14'6" 10'20" 42'8" 14'17" 26'Exhibit A78 Recorded at 3:00 P.M., Nov. 12, 1981 Loretta Banner, Recorder ' Reception # FORM ~0 C.F. HOECKEL B. B. & L, CO. RECORD OF PROCEEDINGS 1 O0 Leaves ORDINANCE NO. ,.~/-7 Series of 1981) AN ORDINANCE ACCORDING TO SECTION 24-9.7 OF THE M~ICIPAL CODE OF THE CITY OF ASPEN FOR DESIGNATION OF HISTORIC STRUCTURES WHICH ARE IN THE TOP TWO CATEGORIES OF THE INVENTORY OF HISTORIC'SiTES AND STRUCTURES FOR THE CiTY OF ASPEN, CoLORAD0~WHEREAS, by Resolutions No. 81-2, 81-3, 81- 4, 81-5 and 81-6,the Historic Preservation Conunission has recormmended to the City Council that certain structures be designated historic and a suf-fix of "H" be attached to the zoning of these properties and the real estate records, and WHEREAS, these structures are in the two highest categories of the 1980 inventory, these being "Exceptional" and Excellent",and WHEREAS, the owners of these properties have requested desig-nation through written replies to the Planning Office, and WHEREAS, the Historic Preservation Colm~tittee has reviewed these sites and/or structures based on the guidelinesand stan-dards in Section 24-9.3 of the Aspen Municipal code and found them to be worthy of historic designation.NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO:Section i That the following list of sites and/or structures at these addresses be granted historic designation and the suffix of "H" be attached to their zoning and real estate records:500 W. Main 501 E. Hyman 303-309 S. Galena 312 S. Galena 206 Lake Avenue Gazebo in Paepcke Park 130 S. Galena 590 N. Mill Ute Cemetery 328 E. Hyman Lift #1 Park Exhibit B.1 79 FORM 50 C.F. HOECKEL B. B. & L. co. RECORD OF PROCEEDINGS 100 Leaves 620 W. Bieeker 212 N. Monarch 414 N. First Street 208' S. Mill 300 E. Hyman Owl Cigar Sign at 300 E. Hyman 328 W. Main 200 E. Bieeker 201-207 S. Galena 506 E. Main Section 2 If any sections subsection, sentence, clause, phrase or por-tion of this ordinance is for any reason held invalid or unconsti-tutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining por-tions thereof.Section 3 A public hearing on the ordinance shall be held onthe~>~-/~ day of ~Ct~~?',.j , 1981, at 5:00 P.M. in the City Council Chambers, Aspen City Hall, Aspen, Colorado, 15 days prior to which hearing notice of the same shall be published once in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED published as provided by law by the City Council of the City of Aspen on the .JJ~ day of 80 FORM 5~ C.F. HOECKEI. B. B. & L, CO, RECORD OF PROCEEDINGS 100 Leaves STATE OF COLOP~DO ) ss COUNTY OF PITKIN ) CERTIFICATE I, Kathryn S. Koch, City Clerk of Aspen, Colorado, do hereby certify that the above and foregoing ordinance was iiij- ~', ~uroduc_d read in full, and passed on _ reading at a regular, meeting of t:he ~' :City Council of the City of Aspen on ~~~~_._~__ .~., ]9 ~/, and published in the Aspen Times a weekly newspaper of general circul- ation, P~b.l!shed in the City of Aspen, Colorado, in its issue of _~ / ..... , 19.~/, and was finally adopted and approved at a regular meeting of the City Council on 19 ~/,~__ and ordared o~ ubl'~.she~" -~ as Ordinance No. ~--~_ , Series of 19.~/,__ of said City., as provid, ed by law.IN WITNESS WHEREOF, I have hereunto set my hand and the seal of said City of Aspen, Colorado, this day of ~__~__, 19 Kat~ S~: i$~, City Cler~=~-=-Deputy C. ity Clerk 81 Exhibit B.2 82 83 84 Exhibit B.3 85 86 87 88 89 90 91 92 93 94 Exhibit B.4 95 96 Exhibit B.5 97 98 99 Exhibit B.6 100 101 102 103 Exhibit B.7 104 105 106 107 Exhibit B.8 108 109 110 111 ARCHITECT: SURVEYOR: CIVIL ENGINEER: PROJECT IMAGES NOTE: THESE IMAGES AND IMAGES CONTAINED HEREIN ARE AN ARTIST'S REPRESENTATION INTENDED FOR VISUALIZATION ONLY AND MAY NOT DEPICT ALL CONDITIONS ACCURATELY. REFER TO DRAWINGS FOR DESIGN. PROJECT DIRECTORY OWNER: LANDSCAPE ARCHITECT: TRIPLE BOXCARS LLC 49 SW FLAGLER AVE #201 STUART, FL 34994 BRYAN MAY ARCHITECTURE 706 W MAIN ST ASPEN, CO 81611 PHONE: 970.315.2229 CONTACT: BRYAN MAY BMAY@BRYANMAYARCHITECTURE.COM CELL: 970.315.2229 CONTRACTOR:TO BE DETERMINED ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: MECHANICAL ENGINEER: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: STRUCTURAL ENGINEER: EVOLVE STRUCTURAL DESIGN 1040 MAIN STREET CARBONDALE, CO 81623 PHONE: (970) 510-0773 FAX: CONTACT: cell: email: TRUE NORTH COLORADO, LLC PO BOX 614 386 W. MAIN STREET UNIT 3 NEW CASTLE, COLORADO PHONE: 970.984.0474 CONTACT: RODNEY KISER EMAIL: RODNEY@TRUENORTHCOLORADO.COM YARNELL CONSULTING & CIVIL DESIGN, LLC 229 MIDLAND AVE. BASALT, COLORADO 81621 PHONE: 970.323.7008 CONTACT: JUSTIN YARNELL EMAIL: JUSTIN@THEYARNELLS.COM VICINITY MAP (N.T.S.) 212 N MONARCH ST. ASPEN, CO 81611 PROJECT INFORMATION AND DESIGN CRITERIA PER 2015 IECC TABLE R402.1.2 (AS AMENDED BY CITY OF ASPEN ORDINANCE 40, 2016) CLIMATE ZONE: 7 FENESTRATION U-FACTOR: 0.28 SKYLIGHT U-FACTOR: 0.55 CEILING R-VALUE: 49 WOOD FRAME WALL R-VALUE: 20+5 OR 13+10 (h) MASS WALL R-VALUE: 19/21 (i) FLOOR R-VALUE: 38 (g) BASEMENT WALL R-VALUE: 15/19 (c) SLAB R-VALUE & DEPTH: 10, 4 FT (d) CRAWL SPACE WALL R-VALUE: 15/19 (c) INSULATION REQUIREMENTS: 273707317003 TYPE VB 0 HOUR ZONE ##, OVERLAYS, PUD? NFPA 13R PROJECT: LEGAL DESCRIPTION: PARCEL ID: BUILDING TYPE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): ZONE DISTRICT: FIRE SPRINKLER: 212 MONARCH ASPEN, CO 81611 SUBDIVISION: CITY AND TOWNSITE OF ASPEN BLOCK: 78 LOT: A AND:- LOT: B &C. (S 62' OF LOTS A,B, & C) Table Footnotes: c. "15/19" means R‐15 continuous insulated sheathing on the interior or exterior of the home or R‐19 cavity insulation at the interior of the basement wall. "15/19" shall be permitted to be met with R‐13 cavity insulation on the interior of the basement wall plus R‐5 continuous insulated sheathing on the interior or exterior of the home. "10/13" means R‐10 continuous insulated sheathing on the interior or exterior of the home or R‐13 cavity insulation at the interior of the basement wall. d. R‐5 shall be added to the required slab edge R‐values for heated slabs. Insulation depth shall be the depth of the footing or 2 feet, whichever is less in Zones 1 through 3 for heated slabs. g. Or insulation sufficient to fill the framing cavity, R‐19 minimum. h. The first value is cavity insulation, the second value is continuous insulation, so “13+5” means R‐13 cavity insulation plus R‐5 continuous insulation. i. The second R‐value applies when more than half the insulation is on the interior of the mass wall. SHEET INDEX CONSULTANT: CONSULTANT: CONSULTANT:COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: CONSULTANT:COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: PLANNER:KRAEMER LAND PLANNING P.O. BOX 3275 BASALT, CO 81621 CONTACT: GARRETT LARIMER CELL: 303.641.1885 EMAIL: GARRETT@KRAEMERLANDPLANNING.COM Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:03:59 PM As indicated A0.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH COVER ARCHITECTURAL - GENERAL INFORMATION A0.01COVER A0.02PROJECT INFO AND APPROVALS A0.03CODE ANALYSIS AND EGRESS DIAGRAMS A0.04FLOOR AREA CALCULATIONS A0.05FLOOR AREA CALCULATIONS EXISTING A0.10GENERAL NOTES A0.11GENERAL NOTES ARCHITECTURAL - PROPOSED DRAWINGS A1.01SITE PLAN EXISTING A1.02SITE PLAN PROPOSED A1.03SITE PLAN PROPOSED RETAINING A1.04LANDSCAPE PLAN A1.05PERSPECTIVES A1.07DIAGRAM - SITE PLAN A2.00EXISTING - BASEMENT LEVEL FLOOR PLAN A2.01EXISTING - LEVEL 1 FLOOR PLAN A2.02EXISTING - LEVEL 2 FLOOR PLAN A2.04EXISTING - ROOF LEVEL PLAN A2.05DIAGRAM - EXISTING - BASEMENT LEVEL FLOOR PLAN A2.06DIAGRAM - EXISTING - LEVEL 1 FLOOR PLAN A2.07DIAGRAM - EXISTING - LEVEL 2 FLOOR PLAN A2.20BASEMENT LEVEL FLOOR PLAN A2.21LEVEL 1 FLOOR PLAN A2.22LEVEL 2 FLOOR PLAN A2.23ROOF LEVEL PLAN A2.25DIAGRAM - BASEMENT LEVEL FLOOR PLAN A2.26DIAGRAM - LEVEL 1 FLOOR PLAN A2.27DIAGRAM - LEVEL 2 FLOOR PLAN A4.01EXTERIOR ELEVATIONS EXISTING A4.02EXTERIOR ELEVATIONS EXISTING A4.03EXTERIOR ELEVATIONS EXISTING A4.04EXTERIOR ELEVATIONS EXISTING A4.05EXTERIOR ELEVATIONS PROPOSED A4.06EXTERIOR ELEVATIONS PROPOSED A4.07EXTERIOR ELEVATIONS PROPOSED A4.08EXTERIOR ELEVATIONS PROPOSED A4.09DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.10DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.11DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.12DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.13DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.14DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.15DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.16DIAGRAM EXTERIOR ELEVATIONS PROPOSED SURVEY 1IMPROVMENT AND TOPOGRAPHIC SURVEY 112 MATERIAL INDICATIONS EARTH WORK STONE / GRAVEL / POROUS FILL MASONRY FIREBRICK BRICK STONE CONCRETE MASONRY UNIT CAST IN PLACE & PRECAST CONCRETE GROUT / MORTAR SAND GRASS ALUMINUM STEEL PLYWOOD FINISH CARPENTRY BATT / BLANKET / LOOSE FILL INSULATION RIGID INSULATION FIBER BOARD GYPSUM SYMBOL LEGENDABBREVIATIONS d SYMBOLS USED AS ABBREVIATIONS: C ž L PL 1st 2nd 3rd 4th 5th 6th 7th 8th first second third fourth fifth sixth seventh eighth angle centerline channel penny perpendicular plate diameter angle A/C AD ADDL ADJ AFC AFF AFG AFS AHU ALUM APPROX ARCH ASPH A/V Air Conditioning Area Drain Additional Adjacent, Adjustable Above Finished Counter Above Finished Floor Above Finished Grade Above Finished Slab Air Handling Unit Aluminum Approximate Architect(ural) Asphalt Audio Visual B PL BAT BB BITUM BLDG BLW BM BO BOT BRG BRKT BSMT BTWN Base Plate Batten Baseboard Bituminous Building Below Beam Bottom of Bottom Bearing Bracket Basement Between C CONC CAB CFMF CIP CJ CL CLG CLO CLR CMU CO COL COMM CONC CPT CSMT CTR Cast Concrete Cabinet Cold Formed Metal Framing Cast in Place Control Joint Centerline Ceiling Closet Clear Concrete Masonry Unit Cleanout Column Commercial Concrete Carpet Casement Center D DEMO DET DF DH DIA DIM(S) DMPF DR DS DTL DW Deep Demolition Detail Drinking Fountain Double Hung Diameter Dimension(s) Damproofing Drain Downspout Detail Dishwasher E EA EJ EL ELEC ELEV EMER ENCL EOS EP EQ EQUIP ESMT EXHV EXST EXT East Each Expansion Joint Elevation Electric(al) Elevator Emergency Enclosure Edge of Slab Edge of Pavement Equal Equipment Easement Exhaust Vent Existing Exterior FA FAR FAS FCU FD FE FEC FIN FIN FLR FIN GR FLASH FLR FO FOC FOM FOS FOW FP FRP FRTW FRZ FS FT FTG FURG FURN FW Fire Alarm Floor Area Ratio Fascia Fan Coil Unit Floor Drain Fire Extinguisher Fire Extinguisher Cabinet Finish(ed) Finish Floor Finish Grade Flashing Floor Finished Opening Face of Concrete Face of Masonry Face of Stud Face of Wall Fireplace Fiber Reinforced Plastic Fire Retardant Treated Wood Freezer Floor Sink Foot or Feet Footing Furring Furniture Fire Wall G DISP GALV GC GDR GFCI GLZ GSB GUT GYP BD Garbage Disposal Galvanized General Contractor Guard Rail Ground Fault Circuit Interrupter Glazing Gypsum Sheathing Board Gutter Gypsum Board H PT HB HC HCWD HD HDR HDW HGT HMD HMDF HNDRL HORIZ HSKPG HWT High Point Hose Bib Handicap(ped) Hollow Core Wood Door Hand Dryer Header Hardware Height Hollow Metal Door Hollow Metal Door Frame Handrail Horizontal Housekeeping Hot Water Tank IAQ IBC ID IFS IIC ILLUM IN INCL INFO INSTL INSUL INT INV INV EL Indoor Air Quality International Building Code Inside Diameter Inside Face of Stud Impact Isolation Class Illumination Inch(es) Included(ing) Information Install Insulation Interior Invert Invert Elevation JAN J-BOX JS JST JT Janitor Junction Box Janitor's Sink Joist Joint KD KIT KO KOP Kiln Dried Kitchen Knock Out Knock Out Panel L CLO L PT L&P LAM LAU LAV LC LD LDG LF INS LGTH LH LKR LL LMST LNDSCP LOC LP LT WT LVD LVR LWC LYR Linen Closet Low Point Lath & Plaster Laminate(d) Laundry Lavatory Laundry Chute Linear Diffuser Landing Loose Fill Insulation Length Left Hand Locker Live Load Limestone Landscape Location Light Pole Lightweight Louvered Louver Lightweight Concrete Layer MACH ROM MAINT MAS MATL MAU MAX MC MCB MECH MECH RM MEMB MEZZ MF MFD MFR REC MIN MIRR MISC ML ML&P MLDG MLWK MO MTD MTL MTLB MTLD MTLF MTLR MULL MULT Machine Room Maintenance Masonry Material Make Up Air Maximum Metal Clad Metal Corner Bead Mechanical Mechanical Room Membrane Mezzanine Mill Finish Manufactured Manufacturer Recommendation Minimum Mirror Miscellaneous Metal Lath Metal Lath & Plaster Molding Millwork Masonry Opening Mounted Metal Metal Base Metal Door Metal Flashing Metal Roof(ing) Mullion Multiple N NA NAT NC NCMBL NE NFPA NIC NO NOM NR NRC NTS North Not Applicable Natural Noise Criteria Non-combustible Not Exceeding National Fire Protection Assoc. Not in Contract Nominal Number Noise Reduction Noise Reduction Coefficient Not to Scale OA OC OD OFD OFC OFS OH OPNG OPP OPR OPT OR ORD OUT OVFL Overall, Outside Air On Center Outside Diameter Overflow Drain Office Outside Face of Studs Overhang, Overhead Opening Opposite Operable Optional Outside Radius Overflow Roof Drain Outlet Overflow PART PAT PCC PERF PERIM PERP PK GAR PK LOT PL PLAM PLAS PLB PLBG PLF PSF PSI PLYWD PMTL PNL POS PRCST PREFAB PREFIN PRKG PROP PT PT CONC PVC PWR Partial Pattern Precast Concrete Perforated Perimeter Perpendicular Parking Garage Parking Lot Property Line or Plate Plastic Laminate Plaster Plumb Plumbing Pounds Per Lineal Foot Pounds Per Square Foot Pounds Per Square Inch Plywood Painted Metal Panel Point of Sale Precast Prefabricated Prefinished Parking Property Paint Post Tensioned Concrete Polyvinyl Chloride Power QC QT QTY Quality Control Quarry Tile Quantity R RA RB HK RCP RD RDG INS RE REC RECPT REF REINF REQ'D RES RESIL REST RET REV RF RFG RFI RFL RH RM RO ROW RS RV RVL Riser Return Air Robe Hook Reflected Ceiling Plan Roof Drain Rigid Insulation Reference/Refer To Recessed Receptacle Refrigerator Reinforce Required Residential Resilient Restroom Retain(ing) Revis(e) (ed) (ion) Resilient Flooring Roofing Request for Information Reflect(ed) (ive) Right Hand Room Rough Opening Right of Way Rough Sawn Roof/Radon Vent Reveal S S1S S2S S4S SA SCHED SCHEM SCP SCRN SD SDG SECT SF SGD SHR SHRD SHT SHTH'G SIM SMP SND INS SOG SPEC SPKLR SPKR SQ SS SST STAG STC STD STL STOR STRUCT SUB SUB FL SURV SUSP SVC SYMM South Surfaced One Side Surfaced Two Sides Surfaced Four Sides Supply Air Schedule Schematic Scupper Screen Smoke Detector, Storm Drain Siding Section Square Foot Sliding Glass Door Shower Shower Drain Sheet Sheathing Similar Sump Pump Sound Insulation Slab On Grade Specification(s) Sprinkler Speaker Square Solid Surface Stainless Steel Staggered Sound Transmission Class Standard Steel Storage Structural Substitute Subfloor Survey Suspended Service Symmetrical T T&G TBD TEL TEL JK TFF THK THR THRUOUT TMPD TO TO FIN TO PLY TOB TOC TOF TOJ TOPL TOS TOW TPH TV TYP Tread Tongue and Groove To Be Determined Telephone Telephone Jack Top of Finish Floor Thickness Threshold Throughout Tempered Top Of Top of Finish Top of Plywood (Sheathing) Top of Beam Top of Column Top of Concrete Top of Curb Top of Footing Top of Joist Top of Plate Top of Slab Top of Steel Top of Wall Toiler Paper Holder Television Typical UC UL UNFIN UNO UTIL Undercut Underwriters Laboratory Unfinished Unless Noted Otherwise Utility VAN VAR VCT VERT VG VIF VNR VR Vanity Varies, Variable Vinyl Composition Tile Vertical Vertical Grain Verify In Field Veneer Vapor Retarder W W/D W/ W/O WC WD WDW WP WPM WRB WWF WWM West, Width Washer / Dryer With Without Watercloset Wood Window Waterproofing Waterproof Membrane Weather Resistive Barrier Welded Wire Fabric Welded Wire Mesh XXX 1 X/XXX 1 2 3 4 A9.1 A4.1 1 TRUE NORTH PLAN NORTH DOOR NUMBER NORTH ARROW ELEVATION MARKER CEILING HEIGHT, REF. LEVEL AS INDICATED ASSEMBLY TYPE KEY BUILDING SECTION CUT KEY WALL SECTION CUT KEY EXTERIOR ELEVATION SYMBOL 1 A7.X SIM. 1 A5.1 T.O. XXXX 99'-0' B.O. CLG. X'-X" INTERIOR ELEVATION SYMBOL WINDOW NUMBER ELEVATION VIEW NUMBER A4.1 1 ELEVATION SHEET NUMBER BUILDING GRIDX X ROOM NAME & NUMBER REVISION CLOUD & TAG A7.1 1 SIM DETAIL CALLOUTS GLAZING SYMBOL A1.1.3 VIEW REFERENCE 101 ROOM NAME W-1 A2.0 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:00 PM As indicated A0.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH PROJECT INFO AND APPROVALS 113 BUILDING CODE SUMMARY THIS SUMMARY ADDRESSES OVERALL QUALIFICATIONS FOR THE BUILDING AND THE MOST APPLICABLE REQUIREMENTS. IT DOES NOT REPEAT EVERY SPECIFIC OR TECHNICAL REQUIREMENTS OF THE VARIOUS CODES WHICH APPLY TO THE BUILDING. ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING APPLICABLE CODES: 2009 INTERNATIONAL BUILDING CODE (IBC) WITH LOCAL AMENDMENTS AS ADOPTED TITLE 8, CITY OF ASPEN MUNICIPAL CODE, BUILDINGS AND BUILDING REGULATION 2009 INTERNATIONAL PLUMBING CODE (IPC) 2009 INTERNATIONAL MECHANICAL CODE (IMC) 2009 NATIONAL ELECTRICAL CODE (NEC) 2009 INTERNATIONAL FIRE CODE (IFC) WITH LOCAL AMENDMENTS 2009 INTERNATIONAL ENERGY CONSERVATION CODE 2003 ASPEN PITKIN ENERGY CONSERVATION CODE (APECC) ASPEN C-REMP PROGRAM COLORADO STATE ELEVATOR CODE ACCESSIBILITY REQUIREMENTS IBC CHAPTER 11 YES ICC/ANSI A117.1, 2003 YES COLORADO REVISED STATUTES NO FEDERAL FAIR HOUSING ACT NO ADA APPLICABILITY COMMON AND PUBLIC AREAS IBC TABLE 503 CONSTRUCTION TYPE V-B OCCUPANCY CLASSIFICATIONS OVERALL CLASSIFICATION A-3 OCCUPANCY REQUIREMENTS TBD OCCUPANCY CALCULATIONS TBD FIRE PROTECTION SYSTEMS FIRE SPRINKLERS TBD FIRE PROTECTION REQUIREMENTS TBD EXTERIOR WALL RATINGS TBD MEANS OF EGRESS REQUIREMENTS TBD ELEVATOR (3 STORIES) Elevator, controls, signals, and signage shall comply with 2009 IBC Chapter 30 and ICC/ANSI A117.1/2003 Section 407. ANSI clear approach: 68" x 51" (Offset Door) LIFT (2 STORIES, 6'-0" TRAVEL) Elevator, controls, signals, and signage shall comply with 2009 IBC Chapter 30 and ICC/ANSI A117.1/2003 Section 410. SNOWMELT Existing Snowmelt area may be reused without any additional fees. 3'-0" wide exit pathways may be snowmelted without additional fees. CHAPTER 7 - FIRE AND SMOKE PROTECTION FEATURES 708.2 Shaft enclosure required. Openings through a floor/ceiling assembly shall be protected by a shaft enclosure complying with this section. Exceptions: 2. A shaft enclosure is not required in a building equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 for an escalator opening or stairway that is not a portion of the means of egress protected according to Item 2.1 or 2.2. 2.1. Where the area of the floor opening between stories does not exceed twice the horizontal projected area of the escalator or stairway and the opening is protected by a draft curtain and closely spaced sprinklers in accordance with NFPA 13. In other than Groups Band M, this application is limited to openings that do not connect more than four stories. CHAPTER 10 - MEANS OF EGRESS 1017.4 Seating at tables. Where seating is located at a table or counter and is adjacent to an aisle or aisle accessway, the measurement of required clear width ofthe aisle or aisle accessway shall be made to a line 19 inches (483 mm) away from and parallel to the edge of the table or counter. The 19-inch (483 mm) distance shall be measured perpendicular to the side of the table or counter. In the case of other side boundaries for aisle or aisle accessways, the clear width shall be measured to walls, edges of seating and tread edges, except that handrail projections are permitted. Note: Per City of Aspen, aisles shall be 36" wide. CHAPTER 11 - ACCESSIBILITY 1109.5 Drinking fountains. Where drinking fountains are provided on an exterior site, on a floor or within a secured area, the drinking fountains shall be provided in accordance with Sections 1109.5.1 and 1109.5.2. 1109.5.1 Minimum number. No fewer than two drinking fountains shall be provided. One drinking fountain shall comply with the requirements for people who use a wheelchair and one drinking fountain shall comply with the requirements for standing persons. Exception: A single drinking fountain that complies with the requirements for people who use a wheelchair and standing persons shall be permitted to be substituted for two separate drinking fountains. CHAPTER 30 - ELEVATORS AND CONVEYING SYSTEMS 3002.3 Emergency signs. An approvedpictorial sign of a standardized design shall be posted adjacent to each elevator call station on all floors instructing occupants to use the exit stairways and not to use the elevators in case of fire. The sign shall read: IN FIRE EMERGENCY, DO NOT USE ELEVATOR. USE EXIT STAIRS. Elevator does not need to accomdate an ambulance stretcher per IBC 2009 3002.4 (below). 3002.4 Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four or more stories above, or four or more stories below, grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher 24 inches by 84 inches (610 mm by 2134 mm) with not less than 5-inch (127 mm) radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall not be less than 3 inches (76 mm) high and shall be placed inside on both sides of the hoistway door frame. 3006.4 Machine rooms and machinery spaces. Elevator machine rooms and machinery spaces shall be enclosed with fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 712, or both. The fire-resistance ratingshall not be less than the required rating of the hoistway enclosure served by the machinery. Openings in the fire barriers shall be protected with assemblies having a fire protection rating not less than that required for the hoistway enclosure doors. Exceptions: 1. Where machine rooms and machinery spaces do not abut and have no openings to the hoistway enclosure they serve the fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 712, or both, shall be permitted to be reduced to a 1-hour fire-resistance rating. CHAPTER 34 - EXISTING STRUCTURES 3408.3 Stairways. Existing stairways in an existing structure shall not be required to comply with the requirements of a new stairway as outlined in Section 1009 where the existing space and construction will not allow a reduction in pitch or slope. U P D A T E TYPICAL RADON MITIGATION DETAILS Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:01 PM 12" = 1'-0" A0.03 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH CODE ANALYSIS AND EGRESS DIAGRAMS 114 2 2 3 3 BB DD 1 1 4 4 5 5 CC 73 SF LOWER LEVEL ADDITION 3,063 SF x 2.4% = 73 SF AA 6 6 EE A0.04 4 A0.04 5 A0.04 6 A0.04 7 A0.048 A0.04 9 2 2 3 3 B B D D 1 1 4 4 5 5 C C 1085 SF MAIN LEVEL HISTORIC 864 SF MAIN LEVEL ADDITION GARAGE 250 SF EXEMPT OVER EXEMPTION = 174 SF SECOND 250 @ 50% = 87 SF 87 SF GARAGE A A 6 6 E E EXEMPT FRONT PORCH 2 2 3 3 BB DD 1 1 4 4 5 5 CC 672 SF UPPER LEVEL HISTORIC ROOF AA 6 6 EE BASEMENT LEVEL7889'-9 23/32" T.O. SLAB 23 1456 662 SF BASEMENT LEVEL7889'-9 23/32" T.O. SLAB BDC AE 522 SF EXPOSED 39 SF 3'-6"BASEMENT LEVEL7889'-9 23/32" T.O. SLAB 231 4 5 6 689 SF EXPOSED 19 SF BASEMENT LEVEL7889'-9 23/32" T.O. SLAB B DC E 383 SF BASEMENT LEVEL7889'-9 23/32" T.O. SLAB39 SF BASEMENT LEVEL7889'-9 23/32" T.O. SLAB BA 112 SF Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:15 PM 1/8" = 1'-0" A0.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH FLOOR AREA CALCULATIONS SCALE:A0.04 1/8" = 1'-0" 3basement level proposed far SCALE:A0.04 1/8" = 1'-0" 2level 1 proposed far SCALE:A0.04 1/8" = 1'-0" 1level 2 proposed far Area Schedule (FAR Proposed) Level Name Area BASEMENT LEVEL BASEMENT LEVEL LOWER LEVEL ADDITION 73 SF LEVEL 1 LEVEL 1 MAIN LEVEL HISTORIC 1085 SF LEVEL 1 GARAGE 87 SF LEVEL 1 MAIN LEVEL ADDITION 864 SF LEVEL 2 LEVEL 2 UPPER LEVEL HISTORIC 672 SF 2782 SF 2,532 SF (ALLOWABLE) 2,782 SF (ALLOWABLE W/ 250 SF HPC BONUS) 2,782 (PROPOSED) DECK @ 15% = 380 SF (ALL DECKS AT GRADE) PROPOSED FLOOR AREA CALCULATIONS WALL # TOTAL WALL AREA EXPOSED WALL AREA NORTH 662 SF EAST 522 SF 39 SF SOUTH 689 SF WEST 1 383 SF 19 SF WEST 2 39 SF WEST 3 112 SF TOTALS 2,407 SF 58 SF (2.4%) SCALE:A0.04 1/8" = 1'-0" 4NORTH SCALE:A0.04 1/8" = 1'-0" 5EAST SCALE:A0.04 1/8" = 1'-0" 6SOUTH SCALE:A0.04 1/8" = 1'-0" 7 WEST 1 SCALE:A0.04 1/8" = 1'-0" 8 WEST 2 SCALE:A0.04 1/8" = 1'-0" 9 WEST 3 115 3 3 DD 4 4 CC 194 SF BASEMENT 2 2 3 3 B B D D 1 1 4 4 C C E E 1286 SF MAIN LEVEL 198 SF LOWER DECK 122 SF FRONT PORCH 2 2 3 3 BB DD 1 1 4 4 CC 287 SF UPPER DECK 1036 SF UPPER LEVEL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:15 PM 1/8" = 1'-0" A0.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH FLOOR AREA CALCULATIONS EXISTING SCALE: PLAN NORTH TRUE NORTH A0.05 1/8" = 1'-0" 3basement level existing far SCALE: PLAN NORTH TRUE NORTH A0.05 1/8" = 1'-0" 2level 1 existing far SCALE: PLAN NORTH TRUE NORTH A0.05 1/8" = 1'-0" 1level 2 existing far 116 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. 49. 50. 51. 52. 53. 54. DIVISION 1 - GENERAL REQUIREMENTS THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK AND MATERIALS INCLUDING THOSE FURNISHED BY SUBCONTRACTORS. CITY APPROVED PLANS SHALL BE KEPT IN A SECURE PLACE AND SHALL NOT BE USED BY WORKERS. IT IS THE CONTRACTOR'S RESPONSIBILITY THAT ALL SUBCONTRONTRACTORS' CONSTRUCTION DOCUMENTS REFLECT THE SAME, APPROVED INFORMATION. THE CONTRACTOR SHALL ALSO MAINTAIN, IN GOOD CONDITION, ONE COMPLETE SET OF STAMPED CITY APPROVED PLANS WITH ALL REVISIONS, ADDENDUMS, AND CHANGE ORDERS ON THE PREMISES AT ALL TIMES. THESE ARE TO BE UNDER THE CARE OF THE JOB SUPERINTENDENT AND MUST BE MADE AVAILABLE TO BUILDING AND FIRE INSPECTORS FOR REFERENCE DURING CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COMPLETE SECURITY OF THE SITE WHILE THE JOB IS IN PROGRESS AND UNTIL JOB COMPLETION. ALL CONTRACTORS SHALL GUARANTEE ALL WORK (MATERIAL AND WORKMANSHIP) TO BE FREE FROM DEFECT FOR A PERIOD OF TWELVE MONTHS FROM THE DATE OF OCCUPANCY (UNLESS OTHERWISE PROVIDED FOR IN THE CONTRACT). IF A CLAIM OF DEFECTIVE MATERIAL OR FAULTY WORKMANSHIP IS MADE DURING THE TWELVE MONTH PERIOD, THE RESPONSIBLE CONTRACTOR(S) SHALL REPLACE OR REPAIR THE WORK AT NO COST AND AT SUCH TIME AS DETERMINED BY THE CONVENIENCE OF THE OWNER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SUBCONTRACTOR WORK. THE WORK SHALL CONFORM TO THE APPLICABLE BUILDING CODE, AND ALL OTHER ORDINANCES, CODES AND REGULATIONS LISTED IN THE SPECIFICATIONS OR ON THE DRAWINGS, AND REQUIRED BY THE LOCAL BUILDING AUTHORITIES. THE GOVERNING CODE, RULES AND REGULATIONS ARE COLLECTIVELY REFERRED TO AS "THE CODE". THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS. QUANTITY TAKE-OFFS MUST BE TAKEN AND VERIFIED BY THE CONTRACTOR. REPORT ANY DISCREPANCIES TO THE ARCHITECT AND STRUCTURAL ENGINEER BEFORE PROCEEDING WITH THE WORK. SHOULD ANY CONDITION ARISE WHERE THE INTENT ON THE DRAWINGS IS IN DOUBT, WHERE THERE IS A DISCREPANCY BETWEEN THE DRAWINGS AND FIELD CONDITIONS, WHERE THERE APPEARS TO BE AN ERROR, CONFLICT, OR OMISSION ON THE DRAWINGS, THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY BEFORE THE CONDITION IS ALTERED. THE CONTRACTOR SHALL REPORT SUCH CONDITIONS TO THE ARCHITECT FOR INTERPRETATION PRIOR TO PERFORMING THE WORK. THE CONTRACTOR IS RESPONSIBLE FOR CORRECTING ANY ERROR AFTER THE START OF CONSTRUCITON WHICH HAS NOT BEEN BROUGHT TO THE ATTENTION OF THE ARCHITECT. THE MEANS OF CORRECTING ANY ERROR SHALL FIRST BE APPROVED BY THE ARCHITECT. IN THE EVENT OF CONFLICTING REQUIREMENTS BETWEEN ITEMS ON THE DRAWINGS OR BETWEEN ITEMS IN THE SPECIFICATIONS, OR BETWEEN ITEMS ON THE DRAWINGS AND IN THE SPECIFICATIONS, THE MORE STRINGENT OR COSTLY SHALL GOVERN, UNLESS OTHERWISE DECIDED BY THE ARCHITECT. NOTED DIMENSIONS TAKE PRECEDENCE OVER DRAWING SCALE. ARCHITECT TO BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCY BEFORE PROCEEDING WITH ANY WORK. LARGE SCALE DETAILS GOVERN OVER SMALL SCALE DETAILS. ALL DIMENSIONS ARE TO THE FACE OF FRAMING UNLESS OTHERWISE NOTED. NO DEVIATION FROM THE STRUCTURAL DESIGN WITHOUT WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER TO DEVIATE FROM THE PLANS OR SPECIFICATIONS. ALL WORK (BOTH TEMPORARY AND PERMANENT) SHALL COMPLY WITH ALL APPLICABLE OSHA REQUIREMENTS. NO REQUEST FOR ADDITIONAL COST WILL BE GRANTED DUE TO CONTRACTOR'S FAILURE TO OBTAIN OVERTIME REQUIREMENTS CLARIFICATION PRIOR TO OWNER-GENERAL CONTRACTOR AGREEMENT. THE CONTRACTOR SHALL PROVIDE OPERATION AND MAINTENANCE DATA IN BOOK/BINDER FORM AT END OF JOB TO THE OWNER ON ALL MATERIALS, SYSTEMS, AND EQUIPMENT WHERE SUCH INFORMATION IS AVAILABLE. PROVIDE CONTRACTOR'S COMPLETE WRITTEN WARRANTIES IN DUPLICATE PRIOR TO SUBMITTING APPLICATION FOR FINAL PAYMENT. LIST DATE OF ACCEPTANCE AS START DATE OF WARRANTY PERIOD. THE CONTRACTOR WILL BE HELD TO HAVE EXAMINED THE PREMISES AND TO UNDERSTAND CONDITIONS UNDER WHICH HE WILL BE OBLIGED TO OPERATE IN PERFORMING THE CONTRACT. NO ALLOWANCE WILL BE MADE SUBSEQUENTLY ON BEHALF OF CONTRACTOR FOR ANY ERROR THROUGH NEGLIGENCE ON HIS PART IN EXAMINING PREMISES. THE CONTRACTOR IS RESPONSIBLE FOR CHECKING ALL CONTRACT DOCUMENTS, EXISTING FIELD CONDITIONS AND DIMENSIONS FOR ACCURACY. IF THERE ARE ANY QUESTIONS REGARDING THESE OR OTHER COORDINATION QUESTIONS, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A CLARIFICATION FORM THE ARCHITECT AND/OR ENGINEER BEFORE PROCEEDING WITH ANY WORK IN QUESTION OR ANY RELATED WORK. ANY WORK NOTED "BY OTHERS" OR "NIC" IS TO BE ACCOMPLISHED BY A CONTRACTOR OTHER THAN THE CONTRACTOR AND IS NOT TO BE A PART OF THE CONSTRUCTION AGREEMENT. THE CONTRACTOR IS TO COORDINATE AND COOPERATE WITH "OTHER" CONTRACTORS, ARCHITECT, AND OWNER SELECTED VENDORS WHERE REQUIRED. "TYPICAL" AS USED IN THESE DOCUMENTS SHALL MEAN THAT THE CONDITION IS THE SAME OR REPRESENTATIVE FOR ALL SIMILAR CONDITIONS UNLESS NOTED OTHERWISE. DETAILS MARKED "TYPICAL" SHALL APPLY IN ALL CASES UNLESS SPECIFICALLY NOTED OTHERWISE. WHERE NO SPECIFIC DETAIL IS SHOWN, THE FRAMING OR CONSTRUCTION SHALL BE IDENTICAL OR SIMILAR TO THAT INDICATED FOR LIKE CASES OF CONSTRUCTION. SUBSTITUTIONS MUST BE APPROVED IN WRITING BY THE ARCHITECT BEFORE THEY ARE ORDERED. ARCHITECT SHALL HAVE THE RIGHT TO REJECT ALTERNATE MATERIALS PROPOSED BY THE CONTRACTOR. WHERE AN ITEM IS IDENTIFIED BY TRADE NAME, THE SUFFIX "OR APPROVED EQUAL" SHALL BE IMPLIED. DETAILS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED TO SUIT THE FIELD DIMENSIONS OR CONDITIONS, AND SUCH MODIFICATIONS SHALL BE INCLUDED AS PART OF THE WORK OF THE CONTRACT. NOT WITHSTANDING ANY OMISSIONS, IT SHALL BE THE SOLE DUTY AND RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE ACTUAL CONSTRUCTION DETAILS AND FABRICATE AND INSTALL SAID DESIGN IN ACCORDANCE WITH GOOD PRACTICE AND PROCEDURE AND TO LET THE ARCHITECT KNOW AT THE TIME OF BIDDING IF SAID DRAWINGS AND DETAILS ARE NOT PRACTICAL, OR STRUCTURALLY SOUND IN THEIR INTENT AND PURPOSE, OR SUFFICIENTLY COMPLETE FOR CONSTRUCTION PURPOSES. CONTRACTOR SHALL PROTECT FROM DAMAGE ALL FINISH MATERIALS AND IF APPLICABLE SHALL PROTECT FURNITURE, FIXTURES AND EQUIPMENT FROM CONSTRUCTION DUST AND DAMAGE. CONTRACTOR SHALL TURN THE PROJECT OVER TO THE OWNER (A) FREE FROM ALL CONSTRUCTION DEBRIS, SCRAPS, MATERIAL AND EQUIPMENT; (B) ALL INTERIOR GLASS (INCLUDING PERIMETER) FREE FROM ALL LABELS, ETC., AND CLEANED ON BOTH SIDES; (C) ALL MILLWORK WIPED CLEAN; (D) ALL CARPET VACUUMED. ANY ALLOWABLE PROJECT IDENTIFICATION AND SIGNS MUST BE APPROVED IN ADVANCE BY OWNER. WHERE CUTTING AND/OR PATCHING IS REQUIRED, THE CONTRACTOR SHALL PERFORM THE SAME IN SUCH A MANNER AS TO ACHIEVE A FINISHED CONDITION EQUIVALENT TO THE CONDITION EXISTING PRIOR TO CUTTING. IF THIS IS NOT ACHIEVABLE, THE CONTRACTOR IS TO NOTIFY THE ARCHITECT PRIOR TO CUTTING. THE CONTRACTOR IS NOT TO CUT ANY STRUCTURAL MEMBERS, UNLESS SPECIFICALLY DETAILED WITHIN THE STRUCTURAL ENGINEER'S DOCUMENTS, WITHOUT WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER. AVOID EXCEEDING ALLOWABLE FLOOR LOADING CAPACITY AT ANY LOCATION BY ANY CONSTRUCTION PROCESS AND SPECIFICALLY BY THE MOVING AND STORAGE OF CONSTRUCTION MATERIALS OR OPERATION OF ANY HOIST, VEHICLE OR CRANE DEVICE. OBTAIN FLOOR CAPACITIES FROM OWNER. PROVIDE THE PROPER ENVIRONMENTAL CONDITIONS (PER THE MATERIAL MANUFACTURER'S REQUIREMENTS) FOR ALL MATERIALS TO BE INSTALLED. ALLOW FOR ADEQUATE TIME FOR MATERIALS TO "ACCLIMATIZE" TO THE JOB SITE CONDITIONS PRIOR TO INSTALLING. PROVIDE ADEQUATE PROTECTION AT AREAS WHICH MAY BE EXPOSED TO EXTERIOR ENVIRONMENTAL CONDITIONS TO AVOID TEMPERATURE AND HUMIDITY FLUCTUATIONS IN INTERIOR MATERIALS (NEW AND EXISTING/INSTALLED OR STORED). STORE MATERIALS IN ACCORDANCE WITH MANUFACTURER'S REQUIREMENTS. PROTECT ALL HAZARDOUS CONSTRUCTION AREAS FROM THE PUBLIC AND FROM ALL UNAUTHORIZED PERSONS. PROTECT EXTERIOR DECK AND/OR ROOF SURFACES FROM DAMAGE. WHEN THE TERM "FURNISH", "PROVIDE" OR "INSTALL" IS USED IT SHALL MEAN FURNISH ALL LABOR AND MATERIALS NECESSARY TO ACHIEVE A COMPLETE INSTALLATION UNLESS NOTED OTHERWISE. CONTRACTOR SHALL COORDINATE ALL SLAB AND WALL OPENINGS REQUIRED BY MECHANICAL AND ELECTRICAL DRAWINGS. ALL PIPE AND DUCTS THAT PENETRATE FLOOR SLABS SHALL BE INSTALLED IN A MANNER THAT WILL PRESERVE, WHERE APPLICABLE, FIRE RESISTIVE AND STRUCTURAL INTEGRITY OF THE BUILDING. PROVIDE ACOUSTICAL BATT INSULATION AT ALL DUCTS, SHAFTS, BATHROOM ROOM WALLS AND MECHANICAL ROOM WALLS. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS AND MAINTAIN WORKMAN'S COMPENSATION INSURANCE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONSTRUCTION SITE SAFETY, CONSTRUCTION METHODS AND TECHNIQUES AND SHALL AT ALL TIMES INSURE THE SAFETY OF WORKERS FROM CONSTRUCTION SITE ACCIDENTS. HE SHALL COMPLY WITH THE PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS FOR PROTECTING THE PUBLIC AND CONSTRUCTION WORKER'S HEALTH AND SAFETY DURING THE CONSTRUCTION PERIOD. AN APPROVED SANITARY TOILET IS TO BE INSTALLED BEFORE WORK STARTS AND BE MAINTAINED FOR THE WORKMEN FOR THE DURATION OF THE CONTRACT. ENSURE THAT TEMPORARY TOILET IS ANCHORED PER CITY ENGINEERING DEPARTMENT BEST MANAGEMENT PRACTICES. THE CONTRACTOR SHALL SUPERVISE AND DIRECT WORK AND WILL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUE, SEQUENCES AND PROCEDURES. THE CONTRACTOR SHALL PROVIDE FOR THE ARCHITECT'S ACCESS TO THE SITE AND CONSTRUCTION TRAILER. THE CONTRACTOR SHALL MAINTAIN THE STRUCTURAL INTEGRITY OF ANY CONSTRUCTION UNTIL ALL FINAL LATERAL AND VERTICAL LOAD CARRYING SYSTEMS ARE COMPLETED AND IN PLACE. DEACTIVATE ALL UTILITY LINES IN CONTRACT AREA BEFORE STARTING WORK. SECURE PERMISSION FROM THE OWNER PRIOR TO DEACTIVATION. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY LOCATION OF ALL EXISTING UTILITIES WHETHER SHOWN HEREIN OR NOT AND TO PROTECT THEM FROM DAMAGE. THE CONTRACTOR SHALL BEAR ALL EXPENSES OF REPAIR OR REPLACEMENT OF UTILITIES OR OTHER PROPERTY DAMAGED BY OPERATIONS IN CONJUNCTION WITH THE EXECUTION OF THE WORK. ALL MATERIALS SHALL BE NEW, OR GRADE SPECIFIED AND BE GUARANTEED AGAINST INHERENT AND/OR DEVELOPED DEFECTS. INSTALL FIRE STOPS AS PER SECTION 714, OF THE IBC 2015. INSTALL FLASHING FOR ALL ROOF OPENINGS AS PER SECTION 1507 OF THE IBC 2015. ALL LATH AND PLASTER SHALL COMPLY WITH SECTION 2507 OF THE IBC 2015. ALL FOAM PLASTIC INSULATION SHALL COMPLY WITH SECTION 2603 OF THE IBC 2015. CARBON MONOXIDE / SMOKE DETECTORS SHALL BE LOCATED IN ALL SLEEPING ROOMS, AREAS LEADING TO SLEEPING ROOMS AND ALL AREAS REQUIRED TO HAVE A CARBON MONOXIDE / SMOKE DETECTOR IN ACCORDANCE WITH LOCAL CODES. ALL CARBON MONOXIDE / SMOKE DETECTORS SHALL BE MULTI-STATION, PERMANENTLY WIRED TO THE BUILDING, AND HAVE A BATTERY BACKUP. THE STRUCTURAL PLANS SHALL BE USED IN CONJUNCTION WITH ARCHITECTURAL, MECHANICAL AND ELECTRICAL PLANS AND THE STAMPED APPROVED ARCHITECTURAL / STRUCTURAL SET OF PLANS SHALL BE KEPT ON THE JOB SITE AND BE MADE AVAILABLE TO AUTHORIZED REPRESENTATIVES FROM THE BUILDING DEPARTMENT. HARDWARE CALL OUTS MAY BE SUBSTITUTED BY EQUIVALENT HARDWARE ONLY UPON THE APPROVAL OF THE ENGINEER. ENGINEERING CATALOG OR BROCHURE OF EQUIVALENT HARDWARE MUST BE SUBMITTED TO THE ENGINEER WHEN REQUESTING SUBSTITUTION. GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENACE OF STAGING AREA AND TO ENSURE THAT MATERIALS DELIVERY AND STORAGE DOES NTO INTERFERE WITH DAILY OPERATION OF ADJACENT PROPERTIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL REQUIRED CONSTRUCTION SURVEYING AND STAKING AND SHALL NOTIFY THE CITY OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH ANY WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING ALL SURVEY MARKERS INCLUDING IRON RODS, PROPERTY CORNERS, OR SURVEY MONUMENTS WITHIN THE LIMITS OF CONSTRUCTION AND OUTSIDE ROW DURING CONSTRUCTION. ANY SURVEY MARKERS DISTURBED DURING CONSTRUCTION SHALL BE REPLACED AT NO COST TO THE CITY. SURVEY MARKERS AND/OR MONUMENTS THAT ARE DISTURBED DURING CONSTRUCTION MUST BE REPLACED BY THE LICENSED PROFESSIONAL LAND SURVEYOR OF RECORD PURSUANT TO THE COLORADO PROFESSIONAL LAND SURVEYORS PRACTICE ACT. CONTRACTOR SHALL PROVIDE A CONSTRUCTION SCHEDULE WITH WEEKLY PROGRESS REPORTS AND PHOTOS. CONTRACTOR SHALL SUPPLY ALL SUBCONTRACTORS WITH A FULL AND CURRENT SET OF CONSTRUCTION DOCUMENTS. SPECIFICATIONS SHALL SUPERCEDE GENERAL NOTES IN INSTANCES OF CONFLICTING REQUIREMENTS. NOTIFY ARCHITECT IF CONFLICTS ARE DISCOVERED. CONTRACTOR SHALL REVIEW THE SOILS / GEOTECH REPORT PROVIDED BY THE OWNER AND IS RESPONSIBLE FOR THE COORDINATING ITS REQUIREMENTS WITH CONSTRUCTION REQUIREMENTS. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. SUBMITTALS THE ARCHITECT WILL REVIEW SHOP DRAWINGS AND SAMPLES FOR CONFORMANCE WITH THE DESIGN INTENT OF THE PROJECT. THE ARCHITECT'S REVIEW OF A SEPARATE ITEM SHALL NOT INDICATE APPROVAL OF AN ASSEMBLY IN WHICH THE ITEM FUNCTIONS. THE CONTRACTOR SHALL MAKE DUPLICATE (MINIMUM THREE COPIES FOR ARCHITECTURAL ITEMS, MINIMUM FOUR COPIES FOR THOSE INVOLVING SUB-CONSULTANTS) SUBMITTALS TO THE ARCHITECT FOR REVIEW AS REQUIRED. THE SUBMITTALS SHALL BE MADE IN A TIMELY MANNER SO AS TO ALLOW THE ARCHITECT SUFFICIENT TIME FOR REVIEW AND SO AS TO NOT DELAY THE CONSTRUCTION. TWO WEEKS MINIMUM REVIEW TIME FOR LARGE SUBMITTALS OR SUBMITTALS REQUIRING ADDITIONAL CONSULTANT REVIEW. SHORTER REVIEW PERIODS CAN BE EVALUATED ON A CASE BY CASE BASIS. ELECTRONIC SUBMITTALS SUBMITTED IN LIEU OF HARDCOPY SUBMITTALS SHALL BE REVIEWED AT THE DISCRETION OF THE ARCHITECT. SHOP DRAWINGS WILL BE SUBMITTED ELECTRONICALLY IN PDF FORMAT. REVIEW OF SHOP DRAWINGS BY THE ARCHITECT WILL BE FOR DESIGN INTENT ONLY. ACTUAL CONSTRUCTION DETAILS DEPICTED ON THE SHOP DRAWINGS ARE THE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR WILL NOT SUBMIT ANY SUBMITTAL WITHOUT PRIOR REVIEW FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT WILL NOT REVIEW ANY SUBMITTALS THAT HAVE NOT BEEN REVIEWED FIRST BY THE CONTRACTOR. SUBMITTALS REQUIRING DIMENSIONS TO BE VERIFIED IN FIELD SHALL BE THE CONTRACTOR'S RESPONSIBILITY. IN ADDITION TO THE SUBMITTALS REQUIRED BY THESE CONTRACT DOCUMENTS, PROVIDE ALL THE SUBMITTALS REQUIRED BY GOVERNING AUTHORITIES. IF APPLICABLE, ALL SOLID SURFACE AND STONE SLAB SAMPLES TO BE SUBMITTED SHOWING FULL RANGE OF VARIATION. PHYSICAL SAMPLES TO BE 12" X 12" IN DIMENSION, UNLESS OTHERWISE COMMUNICATED TO ARCHITECT. FULL SCALE MOCK-UP AND APPROVAL OF SIDING, RAINSCREEN, AND METAL ROOF SYSTEMS WILL BE REQUIRED FOR ARCHITECT APPROVAL. MOCK-UP SHALL INCORPORATE ALL ANTICIPATED APPLICABLE FLASHING CONDITIONS AND AT LEAST ONE WINDOW AND DOOR. OTHER MOCK- UPS MAY BE REQUIRED. COORDINATE MOCK-UP LIST, REQUIREMENTS AND TIMING / SCHEDULE WITH ARCHITECT. CONSTRUCTION SCHEDULE IMPACTS SHALL NOT BE REASON FOR OMITTING A REQUIRED MOCK-UP. IF A REQUIRED MOCK-UP IS OMITTED, CONTRACTOR SHALL PROVIDE MOCK-UP AND MAKE-UP ANY SCHEDULE DELAYS AT NO ADDITIONAL COST TO THE OWNER. HISTORIC RESTORATION ITEMS MAY REQUIRE SHOP DRAWINGS AND/OR SUBMITTALS IN ADDITIONAL TO THE BELOW ITEMS. THE CONTRACTOR SHALL SUBMIT EITHER SHOP DRAWINGS OR DATA SHEETS FOR THE FOLLOWING ITEMS WHEN THEY FORM A PART OF THE WORK: -FIRE SPRINKLERS AND PROPOSED LOCATIONS -ARCHITECTURAL AND/OR ORNAMENTAL METAL WORK / SNOW FENCES -WINDOWS -METAL SIDING/ ROOFING -ROOFING AND FLASHING MATERIALS AND PROPOSED LOCATIONS -DOORS AND FRAMES -DOOR HARDWARE AND PROPOSED LOCATIONS -HARDWARE -MASONRY AND GROUT -WOOD SIDING AND TRIM -MILLWORK AND CASEWORK -SPECIAL DOORS, WALLS, SCREENS OR PANELS -LIGHT FIXTURES -AIR DIFFUSERS, AIR BARS OR STRIPS -APPLIANCES -SPECIAL EQUIPMENT -PLUMBING FIXTURES -LANDSCAPE / PLANTING SPECIES AND LOCATIONS -GARDEN IRRIGATION -BACKSPLASHES OTHER THAN TILE -WHISPER SPAN / WHISPER CEILING CEILING ACOUSTIC TREATMENT -FIRESTOPPING PRODUCTS AND LOCATIONS TO BE UTILIZED -FIRE/SMOKE DAMPERS AND SIM. OPENING PROTECTIVES AND LOCATIONS TO BE UTILIZED -SEALANTS AND ADHESIVES -WATERPROOFING PRODUCTS AND LOCATIONS TO BE UTILIZED -INSULATION PRODUCTS AND LOCATIONS TO BE UTILIZED -ARCHITECTURAL AND DECORATIVE CONCRETE -SNOWMELT LAYOUTS AND ZONING -DRYWALL CONTROL JOINT LAYOUT -CONCRETE CONTROL JOINT LAYOUT, BOTH TROWELED AND SAWCUT JOINTS -FIRE EXTINGUISHERS AND RECESSED CABINET LOCATIONS -ELEVATOR AND ASSOCIATED SYSTEMS -THERMOSTAT AND OTHER USER-INTERFACE DEVICE AND LOCATIONS TO BE UTILIZED -A/V DEVICES -RESILIENT CHANNEL AND SIMILAR GYPSUM WALLBOARD ACCESSORIES AND SYSTEMS -ENGINEERED LUMBER 11.IN ADDITION, THE CONTRACTOR SHALL SUBMIT SAMPLES OF THE FOLLOWING ITEMS FOR APPROVAL: -PAINT, STAIN, AND CLEAR FINISHES (DRAW-DOWNS OF ALL COLORS) -WOOD SIDING -BRICK, CMU, AND GROUT -ARCHITECTURAL METALS -FABRICS, WALL COVERINGS AND WINDOW COVERINGS -ORNAMENTAL METAL FINISHES -ALUMINUM FINISHES -TILE, FLOOR, CEILING, CERAMIC OR WALL -GLASS & FRAMES -FINISH WOOD TRIM -HARDWARE FINISH -CARPET AND PAD -STONE AND SLABS -ROOF FINISHES -GLAZING TYPES -STAIR TREADS -GYPSUM WALLBOARD FINISHES AND ACCESSORIES (CORNER TRIM, ETC.) -RECESSED TV BOX -ACCESS PANELS -HVAC GRILLES AND REGISTERS -LOOSE AND INSTALLED SAMPLE OF GWB ACCESSORIES, INCLUDING CORNER BEAD, EXPANSION JOINT, AND TRIM -SHEET METAL FLASHINGS AND CAPS THE ABOVE LISTING DOES NOT LIMIT SUBMITTALS OR SAMPLES THAT MAY BE REQUIRED BY THE ARCHITECT OR OTHER CONSULTANTS RETAINED BY THE OWNER. 1. 2. 3. 4. 5. 6. PROJECT GENERAL NOTES DETAILS ARE USUALLY KEYED ONLY ONCE (ON PLANS OR ELEVATIONS WHEN THEY FIRST OCCUR) AND ARE TYPICAL FOR SIMILAR CONDITIONS THROUGHOUT UNLESS NOTED OTHERWISE. DRYWALL SUBCONTRACTOR IS REQUIRED TO REPAIR AND REFINISH ALL 'TO REMAIN' EXISTING CEILINGS AND WALLS WHICH MAY BE PENETRATED OR CUT AWAY FOR NEW MECHANICAL, ELECTRICAL, PLUMBING, OR FIRE PROTECTION WORK. ALL EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. NO DEADBOLTS, NO SLIDING BOLTS, ETC. PROVIDE EMERGENCY EXIT SIGNAGE AS REQUIRED BY CODE. G.C. TO COORDINATE ELECTRICAL REQUIREMENTS. EXISTING WALL CONSTRUCTION TO BE FIELD VERIFIED IN AFFECTED AREAS. ANY DISCREPANCIES BETWEEN EXISTING CONDITIONS AND THOSE DEFINED IN THESE DOCUMENTS ARE TO BE BROUGHT TO THE ARCHITECTS ATTENTION PRIOR TO COMMENCEMENT OF ASSOCIATED WORK. ALL PENETRATIONS AND JOINTS OF DRYWALL AT ACOUSTIC WALLS ARE TO BE ACOUSTICALLY SEALED. 1. 2. 3. 4. 5. 6. HISTORIC PRESERVATION ALL RESTORATION WORK SHALL CONFORM TO THE SECRETARY OF THE INTERIOR'S STANDARDS FOR REHABILITATION. THE STANDARDS ARE AVAILABLE ON-LINE AT WWW.NPS.GOV/TPS/STANDARDS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARITY WITH AND IMPLEMENTATION OF THE STANDARDS THROUGHOUT THE PROJECT. THE DESIGN INTENT IS TO REHABILITATE THE HISTORIC STRUCTURE TO PRE-1950s (ORIGINAL) FEATURES AND FORMS. COORDINATE WITH ARCHITECT THROUGHOUT PROJECT TO ACHIEVE DESIGN INTENT. COORDINATE ALL DEMOLITION AT HISTORIC STRUCTURE WITH PROPOSED PLANS. DO NOT DEMOLISH MORE THAN THE MINIMUM REQUIRED TO PERFORM THE PROPOSED SCOPE. NOTIFY ARCHITECT AND OWNER IF ANY ITEMS OF HISTORICAL SIGNIFICANCE ARE UNCOVERED DURING THE COURSE OF THE PROJECT. DOCUMENT THROUGH PHOTOGRAPHS, MEASUREMENTS, POINT-CLOUDS, ETC. WHERE APPROPRIATE. PROVIDE APPLICABLE SAFETY PRECAUTIONS AND MEASURES DURING PROJECT TO PROTECT WORKERS AND ADJACENT PROPERTIES FROM ANY POTENTIALLY HAZARDOUS BUILDING MATERIALS OR CONDITIONS DISTURBED DURING THE COURSE OF CONSTRUCTION (I.E. LEAD PAINT, ETC.) SEE DEMOLITION NOTES FOR FURTHER HISTORIC PRESERVATION-RELATED ITEMS. 1. 2. SUSTAINABILITY PRACTICES PROJECT MAY SEEK LEED CERTIFICATION. GENERAL CONTRACTOR SHALL BE FAMILIAR WITH AND CAPABLE OF FULFILLING PRE-, POST-, AND CONSTRUCTION REQUIREMENTS OF LEED CERTIFIED PROJECTS. INDUSTRY-STANDARD SUSTAINABILITY BEST-PRACTICES SHALL BE OBSERVED FOR ALL ASPECTS OF CONSTRUCTION BY CONTRACTOR AND ALL SUB-CONTRACTORS. THIS INCLUDES, BUT IS NOT LIMITED TO: JOB-SITE RECYCLING AND TRACKING, WASTE TRACKING, LOW-VOC MATERIALS AND FINISHES, EFFECTIVE EROSION, WATER RUN-OFF, AND SOUND CONTROL, MINIMIZATION OF FRAMING WASTE, LOCAL SOURCING OF BUILDING MATERIALS WHERE POSSIBLE, SHOP PRE-FABRICATION OF APPROPRIATE ELEMENTS, ETC. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. DEMOLITION THOROUGHLY DOCUMENT (PHOTOGRAPHS, MEASUREMENTS, POINT CLOUDS, ETC.) EXISTING CONDITIONS OF THE HISTORIC STRUCTURE PRIOR TO ANY ASSOCIATED DEMOLITION OR RESTORATION WORK. PROVIDE ARCHITECT AND OWNER A DIGITAL RECORD OF DOCUMENTATION WITHIN TWO WEEKS. CONDUCT DEMOLITION OF APPLICABLE AREAS OF THE HISTORIC STRUCTURE INCREMENTALLY AND IN LAYERS IN ORDER TO AVOID LOSS OF HISTORIC MATERIAL. NOTIFY ARCHITECT AND OWNER IF ANY ITEMS OF HISTORICAL SIGNIFICANCE ARE UNCOVERED DURING DEMOLITION, PRIOR TO FURTHER DEMOLITION IF POSSIBLE. INSPECT EXISTING WINDOWS FROM INTERIOR AND EXTERIOR WITH ARCHITECT PRIOR TO DEMOLITION. ANY WINDOWS DEEMED HISTORIC SHALL BE PROTECTED AND PRESERVED DURING THE COURSE OF THE PROJECT. DEMOLITION SHALL NOT BE LIMITED SOLELY TO ITEMS SPECIFICALLY SHOWN IN THE DEMOLITION DRAWINGS. THE INTENT IS TO SHOW THE GENERAL SCOPE OF DEMOLITION REQUIRED TO PREPARE FOR RENOVATION. SEE ALL FLOOR PLANS, INTERIOR ELEVATIONS, DETAILS, AND SCHEDULES FOR FULL EXTENT OF WORK. WHERE APPLICABLE, ALL STRUCTURES, EXISTING TO REMAIN, SHALL BE PROPERLY SHORED AND OR SUPPORTED IN ACCORDANCE WITH THE CONTRACTED STRUCTURAL ENGINEER'S 'WAYS AND MEANS' AND GUIDELINES. CONTRACTORS TO ASSUME LIABILITY FOR SUCH MOVEMENT, SETTLEMENT, DAMAGE OR INJURY RESULTING FROM DEMOLITION WORK. COMPLY WITH ALL APPLICABLE LOCAL, STATE AND FEDERAL CODES AS WELL AS REGULATIONS PERTAINING TO THE SAFETY OF ALL PERSONS, PROPERTY AND ENVIRONMENTAL PROTECTION. CEASE OPERATIONS IF SAFETY OF STRUCTURE APPEARS TO BE ENDANGERED. DO NOT RESUME OPERATIONS UNTIL SAFE CONDITIONS ARE RESTORED. REMOVE FROM SITE AND LEGALLY DISPOSE OF REFUSE, DEBRIS, RUBBISH AND OTHER MATERIALS, RECYCLING WHERE POSSIBLE AND AS REQUIRED, RESULTING FROM DEMOLITION OPERATIONS DAILY. SITE TO BE LEFT BROOM CLEAN AND READY TO RECEIVE NEW FINISHES. CONTRACTOR TO INSPECT AND DETERMINE THE VIABILITY OF EXISTING ELECTRICAL SYSTEM AND COMPONENTS FOR ITEMS TO REMAIN, REPLACE AS REQUIRED. CONTRACTOR TO INSPECT AND DETERMINE THE VIABILITY OF EXISTING MECHANICAL SYSTEM AND COMPONENTS FOR ITEMS TO REMAIN, REPLACE AS REQUIRED. REMOVE ALL INTERIOR GYPSUM BOARD FROM WALLS AND CEILINGS, U.N.O. RECYCLE REMOVED MATERIAL WHERE POSSIBLE. 1. 2. 3. 4. 5. 6. PROPOSED SITE PLAN ARCHITECTURAL SITE PLAN IS PROVIDED FOR COORDINATION/REFERENCE ONLY. REFER TO SPECIFIC CONSULTANT DOCUMENTATION FOR FURTHER INFORMATION (CIVIL, LIGHTING DESIGNER, ETC.) ALL FLATWORK IDENTIFIED AS "ACCESSIBLE ROUTE" SHALL COMPLY WITH THE APPLICABLE PROVISIONS OF ICC ANSI A117.1-2009. COORDINATE ADDITIONAL REQUIREMENTS WITH CIVIL DRAWINGS AND ARCHITECTURAL PLANS. ALL EXISTING TREES TO REMAIN. PROTECT TREE ROOTS BELOW TREE DRIP LINES DURING CONSTRUCTION. REFER TO CIVIL ENGINEERING DRAWINGS FOR UTILITIES, GRADING, DRAINAGE, EROSION CONTROL, AND OTHER SITE SCOPE AND SPECIFICATIONS, TYP. REFER TO LIGHTING DESIGNER DRAWINGS AND SPECIFICATIONS FOR EXTERIOR LANDSCAPE LIGHTING AND DARK SKY COMPLIANT FIXTURES A MINIMUM OF R-10 INSULATION SHALL BE INSTALLED UNDER ALL AREAS TO BE SNOWMELTED, RE: ASSEMBLIES. 1. 2. 3. 4. 5. 6. PROPOSED FLOOR PLANS DIMENSIONS AT NEW PARTITIONS AND FURRING ARE TO FACE OF STUD UNLESS NOTED OTHERWISE. DIMENSIONS FROM EXISTING CONSTRUCTION WITH FINISH TO REMAIN ARE TO FACE OF FINISH. SEE DIMENSION PLANS FOR FURTHER INFORMATION. REFER TO SCHEDULES FOR ALL WALL, FLOOR, AND CEILING FINISH INFORMATION. FURNITURE SHOWN FOR REFERENCE ONLY. PROVIDE BLOCKING AT ALL WALL-MOUNTED CABINETS, EQUIPMENT, PLUMBING ACCESSORIES, AND AT ALL ART LOCATIONS, TYP. ALL EXISTING CONSTRUCTION THAT IS TO REMAIN SHALL BE PATCHED AND REPAIRED AS NECESSARY TO MAINTAIN A CLEAN, HIGH QUALITY FINISH READY TO ACCEPT PAINT. GENERAL CONTRACTOR TO PROVIDE RECESSED FIRE EXTINGUISHER CABINETS (F.E.C.) AS PER FIRE MARSHAL'S REQUEST. COORDINATE ALL FEC LOCATIONS WITH ARCHITECT. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. REFLECTED CEILING PLANS / POWER PLANS FURNITURE AND MILLWORK SHOWN FOR REFERENCE ONLY REFERENCE ELECTRICAL PLANS FOR SPECIFICATIONS AND SUPPLEMENTAL INFORMATION. REFERENCE LIGHTING DESIGNER PLANS FOR ALL LIGHT LOCATIONS AND SPECIFICATIONS. ALL EXTERIOR LIGHTING TO COMPLY WITH CITY OF ASPEN DARK-SKY REQUIREMENTS. ALL CEILING MATERIAL FINISHES TO BE PAINTED GWB UNLESS OTHERWISE NOTED. EXTERIOR GFCI OUTLETS TO BE LOCATED AT 24" ABOVE FINISHED GRADE. SOME EXTERIOR GFCI PLUGS ARE FOR HOLIDAY LIGHTING. PROVIDE SPLIT / "HALF-HOT" RECEPTACLES ON SWITCHED TIMER IN MECHANICAL ROOM. SEE POWER PLANS FOR LOCATIONS. REF. INTERIOR ELEVATIONS FOR RECEPTACLE AND SWITCH LOCATIONS AND ORIENTATION. RECEPTACLES INDICATED ARE NOT MEANT TO SUPERSEDE CODE REQUIREMENTS. NOTIFY AND COORDINATE WITH ARCHITECT IF CONFLICTS ARISE. COORDINATE LOCATIONS OF SPRINKLERS WITH ARCHITECT DURING SHOP DRAWING PROCESS. ALL HEADS TO BE CONCEALED TYPE TO MATCH CEILING FINISH. ALL OUTLETS AND DEVICES TO BE WHITE, U.N.O. ALL LIGHTING SHALL BE ON DIMMER SWITCHES, U.N.O. ALL PENDANT LIGHTS HEIGHT TO BE LOCATED IN FIELD WITH ARCHITECT. PROVIDE / ORDER ENOUGH SUSPENSION CABLE AND POWER CORD TO ACCOMMODATE FIELD LOCATION AND CUTTING. TYPICAL WORKSTATIONS SHALL RECEIVE 2 DEDICATED ETHERNET PORTS (PHONE AND COMPUTER). Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:16 PM 12" = 1'-0" A0.10 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH GENERAL NOTES 117 1. 2. 3. 4. 5. 6. 7. 8. DIVISION 2 - SITEWORK COORDINATE ALL SITE WORK WITH THE PERMITTED CONSTRUCTION MANAGEMENT PLAN. COORDINATE ALL SITE WORK WITH THE SOILS REPORT. EXCAVATION STABILIZATION (SHORING) DRAWINGS ARE INCLUDED AS PART OF THE CONSTRUCTION DOCUMENTS PER CITY OF ASPEN PERMIT REQUIREMENTS. SEE THE LANDSCAPE AND CIVIL PLANS FOR ADDITIONAL INFORMATION AND SPECIFICATIONS. CONTRACTOR IS RESPONSIBLE FOR ENSURING ALL PEDESTRIAN WORK MEETS OR EXCEEDS THE CURRENT AMERICAN WITH DISABILITIES ACT ACCESSIBILITY GUIDELINES (ADAAG). THE CONTRACTOR SHALL REMOVE AND REPLACE ANY CONSTRUCTED OR INSTALLED ITEMS NOT MEETING THE CURRENT ADAAG REQUIREMENTS AT NO ADDITIONAL COST TO THE CITY. ALL LANDSCAPING CONSTRUCTION, INSTALLATION, TESTING, AND MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY'S CURRENT STANDARDS, DETAILS, AND SPECIFICATIONS UNLESS OTHERWISE NOTED. ALL STORM DRAIN CONSTRUCTION, TESTING, AND MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY'S CURRENT STANDARDS, DETAILS, AND SPECIFICATIONS UNLESS OTHERWISE NOTED. PROVIDE FOUNDATION PERIMETER DRAINAGE AS PER SOILS REPORT AND CIVIL DOCUMENTS. 1. 2. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 1. 2. 3. 4. 5. 6. DIVISION 8 - DOORS AND WINDOWS ALL EXTERIOR WINDOWS AND DOORS TO BE PROVIDED BY MANUFACTURER AS SPECIFIED IN SCHEDULE. IF NO MANUFACTURER IS SPECIFIED, COORDINATE POTENTIAL MANUFACTURERS WITH ARCHITECT PRIOR TO BIDDING. AT OWNERS OPTION, OWNER MAY CONTRACT WITH WINDOW/DOOR MANUFACTURER / VENDOR DIRECTLY. IF APPLICABLE, CONTRACTOR TO COORDINATE SCOPE, SEQUENCING, AND RESPONSIBILITIES WITH OWNER'S SELECTED VENDOR. GENERAL CONTRACTOR TO CARRY SEPARATE LINE ITEMS IN CONSTRUCTION BUDGET FOR EXTERIOR WINDOWS/DOORS MATERIALS AND INSTALLATION AND PROVIDE DEDUCTIONS FOR MATERIALS, INSTALLATION, AND ASSOCIATED ITEMS IF OWNER ELECTS TO CONTRACT DIRECTLY WITH VENDOR / MANUFACTURER. SEE GENERAL CONDITIONS FOR MORE INFORMATION. DOORS AND HARDWARE REFER TO THE DOOR SCHEDULE AND WINDOW SCHEDULE. REFER TO HARDWARE SCHEDULE FOR HARDWARE GROUPS AND ADDITIONAL INFORMATION. HARDWARE TBD. GC TO FIELD VERIFY ALL WINDOW AND DOOR DIMENSIONS FOR PREFABRICATED WINDOWS AND DOORS AS SPECIFIC DIMENSIONS BY MANUFACTURERS MAY VARY FROM THE DRAWINGS. FIELD VERIFY ALL OPENINGS IN THE FIELD PRIOR TO ORDERING AND MANUFACTURING DOORS AND WINDOWS. ALL DIMENSIONS ARE PANEL SIZES. GC TO ACCOMODATE FOR ROUGH OPENING AT ALL OPENINGS PER MANUFACTURER SPECIFICATIONS. GC AND DOOR MANUFACTURER TO PROVIDE TEMPERED GLASS PER CODE. TEMPERED GLASS REQUIRED WITHIN 12" OF DOORS, WITHIN 18" ABOVE FINISHED FLOOR, AND IN OTHER 'HAZARD' LOCATIONS AS INDICATED IN 2015 IBC SECTION 2406.4. EQUIP LOCKS WITH SPECIFIC INTERCHANGEABLE CORE CYLINDERS. INTERGRATE/COORDINATE KEYING INCLUDING MASTER, GRAND MASTER, AND GREAT GRAND MASTER WITH OWNER'S REQUIREMENTS. ALL U-VALUES TO BE AS INDICATED IN 2015 IECC TABLE C402.4 AND CITY OF ASPEN AMENDMENTS. IT IS THE INTENT OF THESE DOCUMENTS AND HARDWARE SCHEDULE TO REFLECT THE GENERAL INTENTION WITH RESPECT TO HARDWARE FUNCTION. THE GENERAL CONTRACTOR SHALL PREPARE, ALONG WITH HIS ARCHITECTURAL HARDWARE CONSULTANT, A COMPLETE HARDWARE SCHEDULE LISTING ALL THE REQUIRED COMPONENTS, PARTS, EQUIPMENT THAT FULFILLS THE INTENTION OF THESE DOCUMENTS. THIS SCHEDULE WILL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE ARCHITECT, COMPLETE WITH PRODUCT CUTS FOR EVERY PART. IN-SO-FAR-AS IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO DELIVER A FULLY FUNCTIONING HARDWARE PACKAGE WHICH IS CONSISTENT WITH THE INTENTION OF THESE DOCUMENTS, NO CLAIMS FOR ADDITIONAL COMPENSATION SHALL BE GRANTED BY THE OWNER OR THE ARCHITECT WHICH ARISE FROM THE GENERAL CONTRACTOR'S FAILURE TO ANTICIPATE AND/OR PROVIDE ALL COMPONENTS, EQUIPMENT, LABOR, MODIFICATION OF DOORS, BUCKS, AND/OR ADJACENT MATERIALS AND SURFACES, ETC, WHICH ARE REQUIRED FOR A FULLY FUNCTIONING CODE COMPLIANT AND TENANT DESIRED GUIDELINES COMPLIANT HARDWARE PACKAGE. IT IS THE INTENT THAT EACH DOOR HAS A COMPLETE HARDWARE SET PACKAGE INCLUDING DOOR HINGES, STRIKE PLATES, ETC. IN ADDITION TO THOSE SPECIAL HARDWARE ITEMS MENTIONED IN THE DOOR SCHEDULE. CONTRACTOR TO COORDINATE ALL KEYING REQUIREMENTS WITH THE OWNER PRIOR TO FINAL BID. GLASS DOORS, ADJACENT PANELS AND OTHER GLAZED PANELS WITHIN 18" OF THE FLOOR SHALL BE TEMPERED GLASS. COMPLY TO CODE. PROVIDE MOIST-STOP FLASHING AROUND ALL NEW WINDOWS, DOORS AND OTHER OPENINGS. COORDINATE IN FIELD WITH ARCHITECT ALL FLASHING CONDITIONS AROUND EXISTING-TO-REMAIN WINDOWS, DOORS, PENETRATIONS, AND OTHER FENESTRATION. WINDOWS AND HARDWARE REFER TO PLANS, EXTERIOR ELEVATIONS, AND WINDOW SCHEDULE FOR WINDOW TYPES. GC TO FIELD VERIFY ALL WINDOW AND DOOR DIMENSIONS FOR PREFABRICATED WINDOWS AND DOORS AS SPECIFIC DIMENSIONS BY MANUFACTURERS MAY VARY FROM THE DRAWINGS. FIELD VERIFY ALL OPENINGS IN THE FIELD PRIOR TO ORDERING AND MANUFACTURING DOORS AND WINDOWS. ALL DIMENSIONS ARE UNIT SIZES. GC TO ACCOMODATE FOR ROUGH OPENING AT ALL OPENINGS PER MANUFACTURER SPECIFICATIONS. GC AND WINDOW MANUFACTURER TO PROVIDE TEMPERED GLASS PER ALL APPLICABLE CODES. ALL U-VALUES TO BE AS INDICATED IN 2015 IECC TABLE C402.4 AND CITY OF ASPEN AMENDMENTS. WINDOWS AT THE ADDITION SHALL BE FURNISHED WITHOUT NAILING FINS. PROVIDE ONE PIECE BRAKE METAL SILL PANS WITH BACK DAM. MATERIAL AND COLOR TO MATCH WINDOW FRAME. PROVIDE ALLOWANCE FOR JAMB AND HEAD CLOSURE TRI, MATERIAL AND FINISH TBD. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. DIVISION 9 - FINISHES DRYWALL NOTES REFER TO PLANS AND ASSEMBLIES. REFERENCE STANDARD: CONFORM TO REQUIREMENTS OF THE FOLLOWING STANDARDS: UNDERWRITERS LABORATORY, INC. (UL), AMERICAN SOCIETY FOR TESTING AND MATERIALS (ASTM), GYPSUM ASSOCIATION FIRE RESISTANCE DESIGN MANUAL (GA) FIRE-RATED ASSEMBLIES: WHERE WORK IS INDICATED FOR FIRE RESISTANCE RATING, PROVIDE ASSEMBLIES WHICH HAVE BEEN TESTED BY UL, ASTM, OR GA. IF REQUIRED AND NOT NOTED, NOTIFY ARCHITECT IMMEDIATELY BEFORE PROCEEDING WITH WORK. GYPSUM BOARD SHALL, IN BOTH FIRE-RATED ASSEMBLIES AND REGULAR APPLICATIONS, CONFORM TO ASTM C35, TYPE III GRADE X. MOISTURE RESISTANT WALLBOARD SHALL CONFORM TO ASTM C630 TYPE IV, GRADE X. UNLESS OTHERWISE NOTED OR REQUIRED BY SPECIFIC APPLICATION, GYPSUM BOARD SHALL BE TYPE 'X', PLAIN FACED, WITH TAPERED EDGES FOR EXPOSED SURFACES. THICKNESS SHALL BE 5/8" UNLESS OTHERWISE REQUIRED FOR FIRE OR SOUND RATINGS. FURNISH SHEETS 4'-0" WIDE X LONGEST PRACTICAL LENGTH. WALLBOARD JOINTS SHALL BE STAGGERED. APPLY STEEL CORNER BEADS AT ALL EXTERIOR CORNERS, AND STEEL EDGE TRIM CONTINUOUSLY ALONG ALL EDGES WHERE GYPSUM BOARD ABUTS OTHER MATERIALS. ACCESSORIES SHALL BE ELECTRO-GALVANIZED STEEL. PROVIDE USG OR EQUAL PAPER-FACED METAL CORNER BEAD AND TRIM. USE SINGLE LENGTH ALONG WALL WHERE POSSIBLE. WHERE SPLICING IS REQUIRED, LOCATED SPLICE AS BEHIND BASE TRIM OR AS CLOSE TO CEILING AS POSSIBLE. JOINT REINFORCING TO BE PAPER TAPE OR GLASS-FIBER FABRIC. JOINT COMPOUNDS TO BE SETTING TYPE. APPLY GYPSUM WALLBOARD ON STUDS USING DRYWALL SCREWS WITH LENGTH AND SPACING AS RECOMMENDED BY MANUFACTURER OR APPLICABLE UL ASSEMBLY, RE: ASSEMBLIES FOR MORE INFORMATION. TAPE AND FLOAT ALL JOINTS USING REINFORCING TAPE AND PREMIXED JOINT COMPOUND AS RECOMMENDED BY WALLBOARD MANUFACTURER DRYWALL FINISH SHALL BE LEVEL 4, UNLESS NOTED OTHERWISE. LOCATE CONTROL JOINTS EVERY 30 LINEAL FEET OF UNINTERRUPTED WALL OR CEILING. COORDINATE WITH ARCHITECT ALL LOCATIONS PRIOR TO INSTALLATION OF GWB. DRYWALL IS TO BE PROPERLY TAPED, SANDED AND PREPARED FOR THE SPECIFIED WALL FINISH. "ROUGH" JOINTS EXCEEDING 1/8" WILL BE CAUSE FOR REJECTION BY ARCHITECT AND OWNER. PROVIDE PRICING TO PROVIDE DROP CEILING AT LEVEL ONE TO PROVIDE PLENUM SPACE FOR WIRING AND SPRINKLER PIPING - DROP SHALL BE A MAX OF 4" CLEAR INTERIOR AND SHALL BE A GWB CEILING. PROVIDE DRYWALL SUSPENSION SYSTEM BY USG OR SIM. FRAMING NOTES 15. WHERE METAL FRAMING IS REQUIRED, STUDS AND RUNNERS SHALL BE METAL CHANNEL TYPE, ELECTRO-GALVANIZED STEEL, 25 GAUGE MINIMUM U.N.O. SUBJECT TO HEIGHT LIMIT RECOMMENDATIONS OF MANUFACTURER. REFER TO STRUCTURAL DRAWINGS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. STRUCTURAL SPECIFICATIONS SHALL SUPERCEDE ARCHITECTURAL SPECIFICATIONS. 16.WHERE METAL FURRING IS REQUIRED, FURRING SHALL BE 25 GAUGE ELECTRO-GALVANIZED STEEL. PROVIDE USG OR EQUAL 7/8" TYPE DWC FURRING CHANNELS, TYPE RC-1 RESILIENT CHANNELS AND CLIPS OR Z-FURRING CHANNELS AS INDICATED OR REQUIRED BY SPECIFIC WALL ASSEMBLY. REFER TO STRUCTURAL DRAWINGS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. STRUCTURAL SPECIFICATIONS SHALL SUPERCEDE ARCHITECTURAL SPECIFICATIONS. 17.RESILIENT CHANNELS, IF USED, SHALL BE CLARK DIETRICH MODEL RC DELUXE AND INSTALLED PER MANUFACTURER RECOMMENDATIONS. 18.FASTENERS FOR METAL OR WOOD FRAMING: PROVIDE FASTENERS OF TYPE, MATERIAL, SIZE, CORROSION RESISTANCE, HOLDING POWER, AND OTHER PROPERTIES REQUIRED TO FASTEN STEEL OR WOOD FRAMING AND FURRING MEMBERS SECURELY TO SUBSTRATES INVOLVED; COMPLYING WITH THE RECOMMENDATIONS OF GYPSUM BOARD MANUFACTURERS FOR APPLICATIONS INDICATED. 19.CONTRACTOR TO NOTIFY ARCHITECT AND OWNER AT TIME OF "WALL LAYOUT" IF ANY CONDITIONS DO NOT ALLOW WALL LOCATIONS AS SHOWN. 20.WHERE METAL FRAMING IS USED, INSTALL TOP AND BOTTOM RUNNERS CONTINUOUS. ATTACH TO SUBSTRATE AT 24" O.C. MAXIMUM, SPACE STUDS AT 24" O.C. MAXIMUM, UNLESS NOTED OTHERWISE. DO NOT INSTALL GYPSUM WALLBOARD ON SUBSTRATE MATERIAL OR STUDS WHICH ARE OUT OF ALIGNMENT OR PLUMB. MAKE FINISH WALLS AND CEILINGS PLUMB AND LEVEL WITHOUT "RIDGES, BOWS, OR WARPS". 21.ARCHITECT IS TO BE NOTIFIED WHEN STUDS AND CHANNELS ARE FULLY INSTALLED, BUT PRIOR TO THE INSTALLATION OF GYPSUM BOARD, TO REVIEW LAYOUT. ALL FLOOR OUTLETS (IF ANY) SHALL BE MARKED FOR APPROVAL AT THIS TIME. MILLWORK NOTES 22.COORDINATE WITH MILLWORK SUBCONTRACTOR FOR BLOCKING REQUIREMENTS FOR SUPPORT OF MILLWORK WHERE MILLWORK IS INDICATED. ALL BLOCKING SHALL BE NON-COMBUSTIBLE WHERE REQUIRED BY MUNICIPAL CODE. 23.MILLWORKER SHALL COORDINATE WITH CONTRACTOR FOR CONSTRUCTION SCHEDULE AND SEQUENCING TO AVOID ANY DELAYS IN THE CONSTRUCTION SCHEDULE. MISC. NOTES 24.INSTALL THERMAL OR SOUND CONTROL INSULATION WHERE INDICATED BY FRICTION FITTING BETWEEN STUDS, FILLING ENTIRE CAVITY AND COMPLETELY SURROUNDING ELECTRICAL OUTLET, DATA, AND SWITCH BOXES, CONDUIT, ETC.. 25.APPLY 4 MIL POLYETHYLENE VAPOR BARRIER WHERE INDICATED ON DRAWINGS. TAPE AND SEAL ALL JOINTS. 26.COMPLETELY SEAL PERIMETER OF SOUND RATED PARTITION INCLUDING ELECTRICAL SWITCHES AND OUTLETS OR OTHER PENETRATIONS THROUGH WALLBOARD. USE CONTINUOUS BEAD OF ACOUSTICAL SEALANT. 27.FINISHED WALLS SHALL BE RIGID AND PLUMB WITHIN 1/8" OF A COMMON REFERENCE PLANE THROUGHOUT THEIR HEIGHT AND LENGTH. 28.PARTITIONS SHOWN IN DRAWINGS ARE PERPENDICULAR OR PARALLEL TO GRID UNLESS OTHERWISE INDICATED. 29.NOTES TO "ALIGN" MEAN TO ALIGN FINISHED FACE OF PARTITION OR ELEMENT TO WORK INDICATED. NOTES TO ALIGN TAKE PRECEDENCE OVER DIMENSIONS. NEW GYPSUM BOARD CONSTRUCTION MEETING EXISTING CONSTRUCTION IN THE SAME PLANE SHALL BE FLUSH WITH NO VISIBLE JOINT SHOWING UNLESS NOTED OTHERWISE. 30.WHEN DESIGNATED "CLEAR" OR "HOLD" DIMENSIONS SHALL NOT VARY MORE THAN 1/16" FROM SIDE TO SIDE, FRONT TO BACK, TOP TO BOTTOM, FINISH SURFACE TO FINISH SURFACE. 31.ALL MATERIAL INSTALLED SHALL CONFORM TO APPLICABLE CODE REQUIREMENTS. 32.TILE MUST BE APPLIED OVER CEMENT PLASTER BACKING AT SURFACES SUBJECT TO WATER SPLASH. (SHOWERS, TUBS AND BATHROOMS, ETC). 33.PROVIDE NON-COMBUSTIBLE BLOCKING AT ALL LOCATIONS WHERE WALL STOPS ARE TO BE INSTALLED. 34.PROVIDE BLOCKING AS REQUIRED FOR CEILING ACOUSTIC FABRIC TREATMENT. COORDINATE REQUIRED BLOCKING AT ELECTRICAL FIXTURES WITH LIGHTING DESIGNER LAYOUT AND AT ELECTRIC BOX-WALK. 1. 2. 3. 4. DIVISION 10 - SPECIALTIES PROVIDE MAGNETIC DRY-ERASE BOARDS AS INDICATED IN CONTRACT DOCUMENTS. PROVIDE SOLID BLOCKING BEHIND ALL DRY-ERASE BOARDS. FULLY ADHERE TO BLOCKING TO MITIGATE BOWING. PROVIDE HOMASOTE PIN-UP BOARDS AS INDICATED IN CONTRACT DOCUMENTS. FOR BOTH MAGNETIC DRY-ERASE AND HOMASOTE PIN-UP BOARDS, RE: DETAILS FOR RECESSED, TRIM-LESS CONDITIONS. FOR LOCATIONS INDICATED AS RECEIVING TRIM, TRIM SHALL MATCH MILLWORK WHERE BOARD IS DIRECTLY ADJACENT TO OR INCORPORATED IN MILLWORK DESIGN. RE: INTERIOR ELEVATIONS. PROVIDE RECESSED FIRE EXTINGUISHER CABINETS. COORDINATE LOCATIONS WITH ARCHITECT. 1. 2. 3. 4. 5. 1. 2. 3. 4. 5. DIVISION 11 - EQUIPMENT ALL MEP SYSTEMS (DUCTING, ELECTRICAL SERVICE, ETC.) TO BE DESIGNED TO ACCOMMODATE PROGRAM AND SCOPE INDICATED IN CONTRACT DOCUMENTS. CONTRACTOR TO COORDINATE ANY CLIENT SUPPLIED EQUIPMENT AND VENDOR EQUIPMENT (INCLUDING BUT NOT LIMITED TO KITCHEN EQUIPMENT, AUDIO/VISUAL, AND FURNITURE) WITH THE EQUIPMENT'S ELECTRICAL, PLUMBING, MECHANICAL, AND OTHER REQUIREMENTS. EQUIPMENT IS BY THE CONTRACTOR UNLESS NOTED OTHERWISE. REFER ALSO TO ENGINEERING DRAWINGS FOR ADDITIONAL EQUIPMENT. GENERAL CONTRACTOR TO COORDINATE WITH OWNER FOR DELIVERY AND INSTALLATION OF APPLIANCES OR EQUIPMENT FURNISHED BY OWNER. PROVIDE APPLIANCES AS INDICATED IN APPLIANCE/EQUIPMENT SCHEDULE. CONTRACTOR SHALL COORDINATE ELECTRICAL REQUIREMENTS. GENERAL CONTRACTOR TO OBTAIN FROM OWNER A LIST OF EXISTING EQUIPMENT TO BE RELOCATED AND USED IN PROJECT. CONTRACTOR TO COORDINATE LIST WITH CONTRACT DOCUMENTS AND NOTIFY OWNER AND ARCHITECT OF CONFLICTS. PROVIDE TIME IN CONSTRUCTION SCHEDULE FOR TRANSFER, DELIVERY, AND INSTALLATION OF APPLICABLE EQUIPMENT. DIVISION 11 - EQUIPMENT ALL MEP SYSTEMS (DUCTING, ELECTRICAL SERVICE, ETC.) TO BE DESIGNED TO ACCOMMODATE PROGRAM AND SCOPE INDICATED IN CONTRACT DOCUMENTS. CONTRACTOR TO COORDINATE ANY CLIENT SUPPLIED EQUIPMENT AND VENDOR EQUIPMENT (INCLUDING BUT NOT LIMITED TO KITCHEN EQUIPMENT, AUDIO/VISUAL, AND FURNITURE) WITH THE EQUIPMENT'S ELECTRICAL, PLUMBING, MECHANICAL, AND OTHER REQUIREMENTS. EQUIPMENT IS BY THE CONTRACTOR UNLESS NOTED OTHERWISE. REFER ALSO TO ENGINEERING DRAWINGS FOR ADDITIONAL EQUIPMENT. GENERAL CONTRACTOR TO COORDINATE WITH OWNER FOR DELIVERY AND INSTALLATION OF APPLIANCES OR EQUIPMENT FURNISHED BY OWNER. PROVIDE APPLIANCES AS INDICATED IN APPLIANCE/EQUIPMENT SCHEDULE. CONTRACTOR SHALL COORDINATE ELECTRICAL REQUIREMENTS. GENERAL CONTRACTOR TO OBTAIN FROM OWNER A LIST OF EXISTING EQUIPMENT TO BE RELOCATED AND USED IN PROJECT. CONTRACTOR TO COORDINATE LIST WITH CONTRACT DOCUMENTS AND NOTIFY OWNER AND ARCHITECT OF CONFLICTS. PROVIDE TIME IN CONSTRUCTION SCHEDULE FOR TRANSFER, DELIVERY, AND INSTALLATION OF APPLICABLE EQUIPMENT. DIVISION 14 - CONVEYING SYSTEMS 1.ELEVATORS SHALL COMPLY WITH ALL APPLICABLE CODES. 2.ELEVATORS SHALL COME WITH MIN. ONE YEAR SERVICE AGREEMENT EFFECTIVE FROM DATE OF FIRST OCCUPANCY BY OWNER. 3.GENERAL CONTRACTOR SHALL COORDINATE SCOPE, SEQUENCING, AND INSTALLATION WITH ELEVATOR MANUFACTURER. 1. 2. 3. 4. DIVISION 3 - CONCRETE IF APPLICABLE, REFER TO STRUCTURAL DRAWINGS FOR ALL CONCRETE SPECIFICATIONS. WHERE CONCRETE SEALER IS SPECIFIED ON EXTERIOR CONCRETE, PROVIDE AND INSTALL 15 MIL. STEGOWRAP VAPOR BARRIER, SOLVENT FREE, PROTECTIVE, DAMPPROOFING, WATERPROOFING, MOISTURE-SENSITIVE EPOXY RESIN COATING, UNLESS INDICATED OTHERWISE ON FINISH SCHEDULE. THE CONTRACTOR SHALL VERIFY INSERTS AND EMBEDDED ITEMS WITH ALL APPLICABLE DRAWINGS BEFORE POURING CONCRETE. CONTRACTOR TO PROVIDE CONCRETE WASHOUT LOCATION PER CITY ENGINEERING DEPARTMENT BEST MANAGEMENT PRACTICES. REFER TO CONSTRUCTION MANAGEMENT PLAN FOR SUPPLEMENTAL INFORMATION. REFER TO ASSEMBLIES FOR SUB-SLAB VAPOR BARRIER AND INSULATION (WHERE INDICATED) SPECIFICATIONS. 1. 2. 3. 4. 5. DIVISION 4 - MASONRY REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR LOCATIONS OF ALL PERMEABLE AND IMPERABLE PAVERS, SPECIFICATIONS, DETAILS, AND ADDITIONAL INFORMATION. ALL PAVING CONSTRUCTION, TESTING, AND MATERIALS, INCLUDING CONCRETE, REINFORCEMENT, JOINTING, AND SUBGRADE PREPARATION AND TREATMENT SHALL BE IN ACCORDANCE WITH THE CITY'S CURRENT STANDARDS, DETAILS, AND SPECIFICATIONS UNLESS NOTED OTHERWISE. ALL MASONRY SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALL APPLICABLE BUILDING CODES AND THE CONSTRUCTION DOCUMENTS. GROUT IN CMU WALL SHALL MATCH COLOR OF CMU. WHERE APPLICABLE, CMU GROUTING SHALL CONFORM TO REFERENCED UL LISTED ASSEMBLIES. 1. 2. 3. DIVISION 5 - METALS REFER TO STRUCTURAL DRAWINGS FOR ALL STRUCTURAL STEEL SPECIFICATIONS. ARCHITECTURAL METALS INFORMATION T.B.D. PROVIDE PRE-FINISHED GALVANIZED SHEET METAL PROTECTION SKIRT AT ALL EXPOSED FOUNDATION INSULATION AND T.O. PARAPET CONDITIONS AT ROOF GARDEN. EXTEND BELOW GRADE/GRAVEL 6" MIN. ARCHITECT TO SELECT COLOR FROM MANUFACTURER'S FULL RANGE, INCLUDING PREMIUM COLORS. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. DIVISION 6 - WOOD, PLASTICS, AND COMPOSITES ALL WOOD AND MILLWORK TO BE FORMALDEHYDE-FREE AND LOW-VOC. WOOD SHALL BE FSC-CERTIFIED WHERE APPLICABLE. WOOD SILLS AND OTHER WOOD MEMBERS IN CONTACT WITH CONCRETE NEXT TO THE EARTH AND EXPOSED TO THE WEATHER SHALL BE PRESSURE TREATED. GENERAL CONTRACTOR TO PROVIDE SOLID BLOCKING AT ALL LOCATIONS WHERE NEW MILLWORK IS TO BE INSTALLED. FIELD VERIFY LOCATIONS WITH ARCHITECT. ALL MILLWORK, WOODWORK, BLOCKING, GROUNDS, PLYWOOD BACKBOARDS AND ROUGH BUCKS TO BE FRTW (FIRE RETARDANT TREATED WOOD) WHERE REQUIRED BY CODE. SUBMIT COMPLETE MILLWORK SHOP DRAWINGS TO ARCHITECT AND OBTAIN APPROVAL PRIOR TO FABRICATION. SHOW ALL SEAMS/JOINTS IN FINISH SURFACES. SEE SUBMITTAL REQUIREMENTS. SUBMIT MATERIAL FINISH SAMPLES TO ARCHITECT AND OBTAIN APPROVAL PRIOR TO FABRICATION. REFER TO FINISH PLANS AND SCHEDULES FOR SPECIES AND FINISHES. INCLUDE SAMPLES OF ALL MATERIALS REQUIRED FOR COMPLETION OF JOB (INCLUDING BUT NOT LIMITED TO LAMINATES, PVC, EDGE TAPE, ETC.) THE QUALITY STANDARDS OF THE ARCHITECTURAL WOODWORK INSTITUTE SHALL APPLY AND BY REFERENCE ARE HEREBY MADE PART OF THE REQUIREMENTS. NOTE THAT PARTICLE BOARD OR MELAMINE SHELVING MAY SPAN UP TO 32". SPANS GREATER THAN 32" UP TO 42" SHALL BE 1" THICK. WOOD MILLWORK IS TO BE AWI PREMIUM GRADE (FOR TRANSPARENT FINISH). PLASTIC LAMINATE MILLWORK IS TO BE AWI CUSTOM GRADE. PLASTIC LAMINATE INTERIORS AT WHITE VANITIES ARE TO BE WHITE MELAMINE. REFER TO FINISH SCHEDULE FOR COLORS AND FINISHES. PROVIDE SAMPLES FOR ARCHITECT'S REVIEW AND SELECTION.' PROVIDE SCRIBES WHERE CABINETRY MEETS ADJACENT PERPENDICULAR WALL SURFACES IN ORDER TO ALLOW DOORS TO CLEAR ALL FINISHES AND TRIM. ALL FIXED WOOD PANELS SHALL BE ATTACHED WITH CONCEALED FASTENERS. ALL SHELVING CONCEALED BEHIND DOORS SHALL BE ADJUSTABLE UNLESS NOTED OTHERWISE. EXPOSED SHELVING SHALL BE FIXED UNLESS NOTED OTHERWISE. ALL OPEN SHELVING AND CUBBIES SHALL BE INSTALLED OVER FIXED WOOD BACK PANELS UNLESS NOTED OTHERWISE. SPECIES AND FINISH TO MATCH ADJACENT CUSTOM CABINETRY. WHERE WOOD SURFACES ARE PAINTED, WOOD IS TO BE PROPERLY SEALED, SANDED AND PRIMED PRIOR TO RECEIVING FINAL COAT. WHERE LAMINATE SHELVING IS INDICATED, THE SHELVING SHALL BE LAMINATED (ALL SIDES). WHERE MILLWORK IS NOT FREESTANDING, ANY DIMENSIONS SHOWN ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ACTUAL DIMENSIONS BASED ON "AS-BUILT" CONDITIONS PRIOR TO FABRICATION. PROVIDE SOLID WOOD OR PLYWOOD BLOCKING AT ALL BATH ACCESSORIES, HOOKS, ART WALLS, MIRRORS ETC. CONFIRM MOUNTING BRACKET LOCATIONS FOR ALL TELEVISION LOCATIONS WITH OWNER/ARCHITECT AND PROVIDE BLOCKING AS REQUIRED. ALL FRAMING LUMBER TO ENGINEERED WHERE INDICATED, RE: STRUCTURAL. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. DIVISION 7 - THERMAL & MOISTURE PROTECTION REFER TO PARTITIONS IDENTIFIED AS SOUND ATTENUATED AND PROVIDE SOUND ATTENUATING BATT INSULATION THROUGHOUT THE ENTIRE FRAMING. DO NOT USE PAPER BACKED PRODUCTS. USE FIRE-RATED PRODUCTS WHERE INSULATION OCCURS IN A FIRE-RATED ASSEMBLY. PROVIDE ACOUSTIC FILLER AT ALL CONDITIONS WHERE WALLS INTERSECT AT COLUMN/CURTAIN WALLS. FILLER SHALL BE CLOSED CELL BLACK NEOPRENE COMPRESSION FILLER COMPLYING WITH ASTM D1056, GRADE CSE41, 25% COMPRESSION WHEN SET, 5% MAXIMUM WATER ABSORPTION. USE SEALANTS WHICH ARE KNOWN BY MANUFACTURER'S PUBLISHED DATA TO BE FULLY COMPATIBLE WITH INSTALLATION CONDITIONS AND ADJACENT MATERIALS. USE MILDEW RESISTANT SILICON RUBBER SEALANT FOR INTERIOR APPLICATIONS SUBJECT TO ATTACK BY MILDEW, INCLUDING BUT NOT LIMITED TO: SINK RIMS AND PLUMBING FIXTURES, AS WELL AS BETWEEN MILLWORK AND ADJOINING PARTITIONS. USE ACRYLIC LATEX CAULK FOR INTERIOR NON-MOVING JOINTS TO BE PAINTED. USE CONTINUOUS BEAD OF ACOUSTICAL SEALANT TO COMPLETELY SEAL PERIMETER OF SOUND RATED PARTITION INCLUDING ELECTRICAL SWITCHES AND OUTLETS OR OTHER PENETRATIONS THROUGH WALLBOARD. REFER TO WALLS AS IDENTIFIED AS SOUND ATTENUATED. PROVIDE ACOUSTICAL SEALANT AT FLOOR AND ALL PARTITION PENETRATIONS AT ALL NEW PARTITION LOCATIONS INDICATED AS "SOUND PARTITION". CAULK/SEALANT IS REQUIRED BETWEEN DISSIMILAR MATERIALS, INCLUDING BUT NOT NECESSARILY LIMITED TO: METAL TO CONCRETE, WOOD TO CONCRETE OR METAL, WOOD TO MASONRY, AND MASONRY TO METAL. THIS SHALL INCLUDE PERIMETER JOINTS, AROUND ALL SIDES OF DOOR FRAME AND SIDELIGHT AND ALL PENETRATIONS IN SOUND ATTENUATION PARTITIONS, INCLUDING BUT NOT LIMITED TO OUTLETS, SWITCHES ETC. WEATHER BARRIER SHALL BE AS SPECIFIED IN ASSEMBLIES OR EQUAL. REFER TO A7 SERIES DRAWINGS. WRAP HEAT TAPE AROUND ROOF DRAINS AND EXTEND DOWN DRAIN UNTIL PIPE REACHES CONDITIONED SPACE (MINIMUM). REFER TO MANUFACTURER'S RECOMMENDED INSTALLATION INSTRUCTIONS FOR FURTHER INFORMATION. PROVIDE SNOWMELT SYSTEM AT ALL ROOF EAVES AND GUTTERS. RE: PLANS. WHERE PRE-FINISHED GALVANIZED SHEET METAL OR ALUMINUM FLASHINGS ARE INDICATED, ARCHITECT SHALL SELECT COLOR FROM MANUFACTURER'S FULL COLOR RANGE, INCLUDING PREMIUM COLORS. PROVIDE RIGID FOAM INSULATION BOARD PER SPECIFICATION IN ASSEMBLIES. WHERE XPS INSULATION IS INDICATED, PROVIDE 25 PSI COMPRESSIBLE STRENGTH MINIMUM. WHERE POLY-ISO INSULATION IS INDICATED, PROVIDE 25 PSI COMPRESSIBLE STRENGTH MINIMUM. PROVIDE NEOPRENE INSULATING PADS BETWEEN DISSIMILAR METALS WHERE SUCH METALS COME INTO CONTACT WITH ONE ANOTHER. SPRAY FOAM INSULATION SHALL COMPLY WITH THE PROVISIONS OF IBC CHAPTER 26, SECTION 2603. FLAME SPREAD INDEX AND SMOKE- DEVELOPED INDEX SHALL BE A MAXIMUM VALUE OF 75 AND 450, RESPECTIVELY. 1. 2. 3. 4. 5. DIVISION 12 - FURNISHINGS OWNER TO RE-USE EXISTING FURNISHINGS AT CURRENT OFFICE/STUDIO. CONTRACTOR TO COORDINATE WITH OWNER FOR SPECIFIC REQUIREMENTS (E.G. ELECTRICAL, MECHANICAL, A/V, ETC.) OF EXISTING FURNISHINGS. CONTRACTOR SHALL PROVIDE TIME IN CONSTRUCTION SCHEDULE FOR THE TRANSFER, DELIVERY, AND INSTALLATION OF APPLICABLE FURNISHINGS. CONTRACTOR TO PROVIDE LINE-ITEMS IN CONSTRUCTION BUDGET FOR MOVING / TRANSFERRING OWNER'S CURRENT FURNISHINGS. ROLLER SHADES TO BE PROVIDED BY J GEIGER, CP SERIES. FABRIC SELECTION (COLOR, OPENNESS) TO BE SELECTED FROM MANUFACTURER'S FULL RANGE, INCLUDING PREMIUM FABRICS. PROVIDE BEAR-RESISTANT TRASH ENCLOSURES AS INDICATED ON SITE PLAN. DESK AND WORKSTATIONS SHALL BE PROVIDED BY SEPARATE CONTRACT BETWEEN OWNER AND MANUFACTURER. GENERAL CONTRACTOR SHALL COORDINATE SCOPE, SEQUENCING, AND INSTALLATION WITH WITH OWNER'S SELECTED VENDOR. GENERAL CONTRACTOR SHALL COORDINATE POWER, DATA, AND OTHER REQUIREMENTS WITH APPLICABLE TRADES. DIVISION 13 - SPECIAL CONSTRUCTION NO REQUIREMENTS 1. 2. DIVISION 21 - FIRE SUPPRESSION GENERAL CONTRACTOR TO PROVIDE FIRE SPRINKLER SYSTEM COMPLIANT WITH NFPA 13. PROVIDE SUBMITTALS AND SHOP DRAWINGS IN ACCORDANCE WITH GENERAL REQUIREMENTS. PROVIDE CONCEALED HEADS TO MATCH CEILING FINISH. 1. 2. 3. 4. DIVISION 22 - PLUMBING REFER TO MECHANICAL ENGINEER / PLUMBING DRAWINGS FOR ADDITIONAL INFORMATION AND SPECIFICATIONS. PROVIDE CAST IRON ROOF DRAIN LINES WHERE SUCH LINES ARE ON THE INTERIOR OF THE BUILDING. PROVIDE ACOUSTIC INSULATION AROUND PIPES. INSULATE ALL WATER LINES FOR SOUND ATTENUATION. PROVIDE WHOLE-BUILDING WATER SOFTENER SYSTEM. 1. 2. 3. DIVISION 23 - HVAC REFER TO MECHANICAL ENGINEER DRAWINGS FOR ADDITIONAL INFORMATION AND SPECIFICATIONS. ALL GRILLES TO BE FLANGE-LESS. COORDINATE MECHANICAL DUCTS, EQUIPMENT, OR GRILLES LOCATED IN MILLWORK WITH MILLWORK SHOP DRAWINGS. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. DIVISION 26 - ELECTRICAL REFER TO ELECTRICAL ENGINEERING DRAWINGS FOR ADDITIONAL INFORMATION AND SPECIFICATIONS. PROJECT SHALL RECEIVE A PHOTOVOLTAIC ARRAY. CONTRACTOR SHALL COORDINATE ELECTRICAL DESIGN WITH PV SYSTEM INSTALLER AND REQUIREMENTS. ALL WIRES TO BE CONCEALED IN WALL OR FLOOR/CEILING CONSTRUCTION. COORDINATE WITH ARCHITECT AND ELECTRICAL ENGINEER IF EXISTING CONDITIONS DICTATE OTHERWISE PRIOR TO COMMENCEMENT OF ASSOCIATED WORK. REVIEW NEW THERMOSTAT, LIFE SAFETY FIRE ALARM, HORN, STROBE, AND OTHER DEVICE LOCATIONS WITH ARCHITECT PRIOR TO ROUGHING IN. LOCATIONS SHOWN ON ENGINEERING DRAWINGS ARE SCHEMATIC AND ARE TO BE COORDINATED TO AVOID CONFLICTS WITH POTENTIAL FURNITURE (BOTH SYSTEMS AND CASE GOODS), WALLS WITH ACCENT PAINT, STONE, TILE, WOOD OR OTHER SPECIALTY FINISHES, AND ACCENT LIGHTING. CONTRACTOR SHALL FIELD REVIEW LIGHTING TO ALLOW FOR ANY ADDITIONAL ELECTRICAL REQUIREMENTS INCLUDING, BUT NOT LIMITED TO, CONDUIT, WHIPS, SWITCHING, ETC. MADE NECESSARY BY THE FINAL LOCATIONS INDICATED ON THE PLAN. NO ADDITIONAL COST WILL BE CONSIDERED FOR CONTRACTOR'S FAILURE TO ALLOW FOR ADDITIONAL REQUIREMENTS MADE NECESSARY BY RELOCATIONS, REMOVALS OR ADDITIONS OF LIGHTING. WHIPS, CONDUITS, WIRING, SWITCH LEGS, ETC. ARE TO BE PROVIDED BY CONTRACTOR. CONTRACTOR SHALL LAYOUT ALL LIGHTING LOCATIONS DURING FRAMING FOR ARCHITECT AND OWNER APPROVAL DURING A SITE "BOX-WALK." CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY LIGHTING CONFLICTS (WITH CEILING & PLENUM ELEMENTS) PRIOR TO THE INSTALLATION AND/OR RELOCATION OF FIXTURES. CONTRACTOR SHALL ROUTE NEW PLENUM ELEMENTS TO AVOID LIGHTING CONFLICTS. VOICE AND DATA CABLING AND TERMINATIONS WILL BE SELECTED BY THE CONTRACTOR AND OWNERSHIP. REFERENCE INTERIOR ELEVATION AND REFLECTED CEILING PLANS AND NOTES FOR RECEPTACLE AND SWITCH HEIGHTS AND FURTHER INFORMATION. ALL DEVICES SHALL BE WHITE. U.N.O. PROVIDE OUTDOOR SPEAKER ALLOWANCE FOR ROOF DECK. OUTLETS, SWITCHES, AND OTHER DEVICES THAT SHARE A STUD BAY SHALL BE WRAPPED WITH AN OUTLET BACKER PAD. PROVIDE RECESSED TV BOX BEHIND ALL MOUNTED TVs. GC TO PROVIDE A SUBMITTAL FOR ARCHITECT REVIEW. PROVIDE BUILDING LIGHTING PROTECTION SYSTEM. TRANSFORMER REQUIREMENTS TBD, RE: ELECTRICAL. DIVISION 27 - COMMUNICATIONS NO REQUIREMENTS 1. 2. DIVISION 28 - ELECTRONIC SAFETY AND SECURITY PROVIDE ALLOWANCE FOR EXTERIOR VIDEO SECURITY SYSTEM. COORDINATE CAMERA LOCATIONS WITH OWNER. PROJECT TO RECEIVE SECURITY SYSTEM WITH KEY-FOB BASED ACCESS CONTROL AND APP-ENABLE INTERFACE. REFER TO LOW-VOLTAGE / ACCESS CONTROL DRAWINGS FOR FURTHER INFORMATION. DIVISION 31 - EARTHWORK 1.REFER TO STRUCTURAL AND CIVIL DRAWINGS FOR MORE INFORMATION AND REQUIREMENTS. 2.PROVIDE RADON MITIGATION SYSTEM AS REQUIRED. DIVISION 32 - EXTERIOR IMPROVEMENTS 1.REFER TO CIVIL DRAWINGS FOR MORE INFORMATION AND REQUIREMENTS. 2.REFER TO ARCHITECTURAL SITE PLAN FOR CONCRETE JOINT LAYOUT. 3.REFER TO ARCHITECTURAL LANDSCAPE DIAGRAM FOR PLANTING LAYOUT. 4.PROVIDE CONCRETE CURB STOPS AT PARKING AND ACCESS AISLE. 5.PROVIDE STRIPING AT TRASH / RECYCLING FACILITY AS REQUIRED BY CITY CODE. 6.PROVIDE POP-UP IRRIGATION SYSTEM AT VEGETATION. PROVIDE CONTROLLER WITH RAIN-SENSOR IN MECHANICAL ROOM. DIVISION 33 -UTILITIES 1.REFER TO CIVIL AND ELECTRICAL DRAWINGS FOR MORE INFORMATION AND REQUIREMENTS. Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:17 PM 12" = 1'-0" A0.11 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH GENERAL NOTES 118 DN GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY STEP PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIO5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACK10' ACCESSORY SETBACKPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTLOWER WOOD DECKWOOD FENCE UPPER WOOD DECK OVERHANGWG CTV EX-UTT SS SS SETPFLAGSTONE PATION. MONARCH STREETMAILBOX WINDOW WELL DORMER LOT ALOT B LOT C LOT D LOT E LOT KLOT L LOT M LOT N ALLEY BLOCK 78 PROPERTY AREA 5634+ SQ.FT. 0.129+ AC. TWO - STORY VICTORIAN HOUSE 212 N. MONARCH STREET 10' PRINCIPAL SETBACK5' GARAGE/ACCESSORYFOUND REBAR & 1 1/2" ALUMINUM CAP LS2376 WOOD RETAINING WALL (TYPICAL)FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP HCE LS38215 (20.69' WIDE) UNDEVELOPED SHED ENCROACHES INTO ALLEY 2.8'+ SITE BENCHMARK FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP LS9018 ELEVATION: 7899.14 FOUND REBAR & 1 1/4" ORANGE PLASTIC CAP LS28643 PAVERSROCKS STONE RETAININGPAVERS 7900 78987899EXISTINGVEGITATION EXISTING VEGITATION EXISTING VEGITATION EXISTINGVEGITATION Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:17 PM 1/8" = 1'-0" A1.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN EXISTING SCALE: PLAN NORTH TRUE NORTH A1.01 1/8" = 1'-0" 1 SITE PLAN 119 PAVER WALK RESTORED TO ORIGINAL PATH STRAIGHT TO ENTRY PATIOWINDOW WELL WINDOW WELL WINDOW WELL GARAGE ENTRANCE N. MONARCH STREETLOT ALOT B LOT C LOT D LOT E LOT KLOT L LOT M LOT N ALLEY BLOCK 78 SITE BENCHMARK GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY PORCH5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACK10' ACCESSORY SETBACKCONCRETE CURB & GUTTEREDGE OF PAVEMENTMAILBOX 10' PRINCIPAL SETBACK5' GARAGE/ACCESSORYFOUND REBAR & 1 1/2" ALUMINUM CAP LS2376 WOOD RETAINING WALL (TYPICAL)FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP HCE LS38215 (20.69' WIDE) UNDEVELOPED FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP LS9018 ELEVATION: 7899.14 FOUND REBAR & 1 1/4" ORANGE PLASTIC CAP LS28643 STONE RETAININGPAVERS W G CTV EX-UTT SS SSPORCH OVERHANGSITE RETAINING WALL (6.4' MAXIMUM HEIGHT) SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) SINGLE - FAMILY RESIDENCE MAIN LEVEL FINISHED FLOOR ELEV.: 7901.31 8' 6" x 18' 0" PARKING SPACE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:18 PM 1/8" = 1'-0" A1.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN PROPOSED SCALE: PLAN NORTH TRUE NORTH A1.02 1/8" = 1'-0" 1 SITE PLAN PROPOSED WALKWAY TO BE RETURNED TO ORIGINAL STRAIGHT CONDITION 120 B B D D 5 5 C C A A 6 6 E E 3 A1.03 3 A1.03 1 A1.03 1 A1.03 2 A1.03 2 A1.03 BEDROOM BEDROOM CONCEALED LOUNGE/SPEAKEASY WINE ROOM CONCEALED DOOR BEDROOM RETAINING, RE: CIVIL BASEMENT LEVEL7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. FOOTING7887'-11 23/32" LEVEL 3 7922'-2 23/32" T.O. PLY 56 LEVEL 2 P7911'-3 23/32" T.O. PLY 87.00 92.80 94.00 98.32 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. FOOTING7887'-11 23/32" LEVEL 37922'-2 23/32" T.O. PLY 56 LEVEL 2 P7911'-3 23/32" T.O. PLY 0.07 1.01 91.52 BASEMENT LEVEL7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. FOOTING 7887'-11 23/32" LEVEL 37922'-2 23/32" T.O. PLY 56 LEVEL 2 P7911'-3 23/32" T.O. PLY WINDOW WELL 97.75 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:20 PM As indicated A1.03 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN PROPOSED RETAINING SCALE: PLAN NORTH TRUE NORTH A1.03 1/4" = 1'-0" A SITE RETAINING PLAN SCALE:A1.03 1/8" = 1'-0" 1Section R1 SCALE:A1.03 1/8" = 1'-0" 2Section R2 SCALE:A1.03 1/8" = 1'-0" 3Section R3 121 PAVER WALK RESTORED TO ORIGINAL PATH STRAIGHT TO ENTRY PATIOWINDOW WELL WINDOW WELL WINDOW WELL GARAGE ENTRANCE N. MONARCH STREETGRAVEL DRIVEWAY W/STONE BORDER ENTRY PORCH5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACK10' ACCESSORY SETBACKCONCRETE CURB & GUTTEREDGE OF PAVEMENTMAILBOX 10' PRINCIPAL SETBACK5' GARAGE/ACCESSORYWOOD RETAINING WALL (TYPICAL)STONE RETAININGPAVERS EXISTINGVEGITATION EXISTING VEGITATION EXISTING VEGITATION EXISTING VEGITATION REMOVED TO HIGHLIGHT VIEWS OF HISTORIC RESOURCE PORCH OVERHANGEXISTING VEGETATION REMOVED VEGETATION ADDED VEGETATION SITE RETAINING WALL (6.4' MAXIMUM HEIGHT) SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:21 PM 1/8" = 1'-0" A1.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LANDSCAPE PLAN SCALE: PLAN NORTH TRUE NORTH A1.04 1/8" = 1'-0" 1 LANDSCAPE PLAN 122 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:04:58 PM A1.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH PERSPECTIVES 123 2 2 3 3 BB DD 1 1 4 4 5 5 CC AA 6 6 EE GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY STEP PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIO5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPALSETBACK10' ACCESSORY SETBACKPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTWOOD DECKWOOD FENCE 2 2 3 3 BB DD 1 1 4 4 5 5 CC AA 6 6 EE PAVER WALK ENTRY PORCHFLAGSTONEPATIOPORCH OVERHANGWOOD DECKWOOD FENCE 2 STORY GABLE ROOF 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIOPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTWOOD DECKWOOD FENCE STONE PATH 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E ENTRY PORCHPORCH OVERHANGWOOD DECKWOOD SHED GARAGE CARRIAGE HOUSE 1 STORY HIP ROOF Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:00 PM 3/32" = 1'-0" A1.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - SITE PLAN EXISTING 2020 EXISTING 1980 EXISTING 2004 EXISTING 1898 124 UP A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E A4.02 2 BASEMENT Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:00 PM 1/4" = 1'-0" A2.00 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.00 1/4" = 1'-0" 1 BASEMENT EXISTING PLAN 125 UP DN A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C FP A A 6 6 E E A4.02 2 A0.01 1 FAMILY ROOM BATH OFFICE DINING KITCHEN PANTRY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:01 PM 1/4" = 1'-0" A2.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01 1/4" = 1'-0" 1 LEVEL 1 EXISTING PLAN 126 A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E A4.02 2 A0.01 1 BEDBED BED BATH BATH BED CLOSETS Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:01 PM 1/4" = 1'-0" A2.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.02 1/4" = 1'-0" 1 LEVEL 2 EXISTING PLAN 127 A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E A4.02 2 A0.01 1 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:02 PM 1/4" = 1'-0" A2.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.04 1/4" = 1'-0" 1 ROOF EXISTING PLAN 128 UP 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:02 PM 1/4" = 1'-0" A2.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.05 1/4" = 1'-0" 1 DIAGRAM BASEMENT EXISTING PLAN 129 UP DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E FP HISTORIC RESOURCE NON-HISTORIC ADDITION Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:02 PM 1/4" = 1'-0" A2.06 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.06 1/4" = 1'-0" 1 DIAGRAM LEVEL 1 EXISTING PLAN 130 DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E NON-HISTORIC SECOND STORY ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:02 PM 1/4" = 1'-0" A2.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.07 1/4" = 1'-0" 1 DIAGRAM LEVEL 2 EXISTING PLAN 131 W/DW/D1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C BEDROOM BEDROOM GYM LOUNGE/MEDIA A A CONCEALED LOUNGE/SPEAKEASY 6 6 - --- - --- E E TV - --- - --- 3 A1.03 3 A1.03 BATH A4.05 1 A4.06 1 A4.07 1 A4.08 1 1 A1.03 1 A1.03 - --- - --- MECH SPACE MECH/CHASE LAUNDRY STEAM OWNER'S CLOSET STEAM UNITS WINE ROOM CONCEALED DOOR BEDROOM ELEC/AV ROOM RETAINING, RE: CIVIL 2 A1.03 2 A1.03 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:03 PM 1/4" = 1'-0" A2.20 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.20 1/4" = 1'-0" 1 BASEMENT FLOOR PLAN 132 UP DN 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C OFFICE/STUDIO FAMILY KITCHEN GARAGE A A 6 6 - --- - --- E E PANTRY REF/FRZ DINING FIREPLACE BEDROOM ENTRY CLOSET ENTRY PATIO AT GRADE - --- - --- 3 A1.03 3 A1.03 A4.05 1 A4.06 1 A4.07 1 A4.08 1 A4.08 2 A4.06 2 1 A1.03 1 A1.03 - --- - --- PANTRY MUDROOM WINDOW WELL GRATE WINDOW WELL GRATE WINDOW WELL GRATE UTILITIES PATIO AT GRADE PATIO AT GRADE FP 2 A1.03 2 A1.03 8' 6" x 18' 0" PARKING SPACE GARAGE ENTRANCE GRAVEL DRIVEWAY W/STONE BOARDER ROOF OVER ROOF OVER RETAINING WALL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:03 PM 1/4" = 1'-0" A2.21 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.21 1/4" = 1'-0" 1 LEVEL 1 FLOOR PLAN 133 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C CLOSET MASTER BATH MASTER BEDROOM A A 6 6 - --- - --- E E - --- - --- 3 A1.03 3 A1.03 A4.05 1 A4.07 1 OPEN TO BELOW A4.08 2 A4.06 2 1 A1.03 1 A1.03 - --- - --- MIRROR 2 A1.03 2 A1.03 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:04 PM 1/4" = 1'-0" A2.22 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.22 1/4" = 1'-0" 1 LEVEL 2 FLOOR PLAN 134 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C A A 6 6 - --- - --- E E - --- - --- 3 A1.03 3 A1.03 A4.05 1 A4.06 1 A4.07 1 A4.08 1 A4.08 2 A4.06 2 1 A1.03 1 A1.03 - --- - --- 2 A1.03 2 A1.03 ASPHALT SHINGLES TO MATCH EXISTING ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO REMAIN METAL METAL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:04 PM 1/4" = 1'-0" A2.23 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.23 1/4" = 1'-0" 1 ROOF LEVEL PLAN 135 W/DW/D2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E EXISTING FOOTPRINT PROPOSED FOOTPRINT BEDROOM BEDROOM GYM LOUNGE/MEDIA CONCEALED LOUNGE/SPEAKEASY TV BATH MECH SPACE MECH/CHASE LAUNDRY STEAM OWNER'S CLOSET STEAM UNITS WINE ROOM CONCEALED DOOR BEDROOM ELEC/AV ROOM RETAINING, RE: CIVIL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:05 PM 1/4" = 1'-0" A2.25 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.25 1/4" = 1'-0" 1 DIAGRAM BASEMENT FLOOR PLAN 136 UP DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E OFFICE/STUDIO FAMILY KITCHEN GARAGE PANTRYDINING FIREPLACE BEDROOM ENTRY CLOSET POWDER BATH ENTRY EXISTING FOOTPRINT PROPOSED FOOTPRINT PANTRY REF/FRZ PATIO AT GRADE MUDROOM WINDOW WELL GRATE WINDOW WELL GRATE WINDOW WELL GRATE PATIO AT GRADE PATIO AT GRADE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:05 PM 1/4" = 1'-0" A2.26 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.26 1/4" = 1'-0" 1 DIAGRAM LEVEL 1 FLOOR PLAN 137 DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E EXISTING FOOTPRINT PROPOSED FOOTPRINT CLOSET MASTER BATH MASTER BEDROOM OPEN TO BELOW MIRROR Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:06 PM 1/4" = 1'-0" A2.27 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.27 1/4" = 1'-0" 1 LEVEL 2 FLOOR PLAN 138 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" 23 1456 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:20 PM 1/4" = 1'-0" A4.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.01 1/4" = 1'-0" 1 NORTH ELEVATION EXISTING 139 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" BDC AE LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. RIDGE7930'-4 7/32" B LEVEL 37922'-2 23/32" T.O. PLY C LEVEL 2 P7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:35 PM 1/4" = 1'-0" A4.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.02 1/4" = 1'-0" 1 EAST ELEVATION EXISTING 140 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" 231 4 5 6 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:05:49 PM 1/4" = 1'-0" A4.03 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.03 1/4" = 1'-0" 1 SOUTH ELEVATION EXISTING 141 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" B DC E Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:06:02 PM 1/4" = 1'-0" A4.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.04 1/4" = 1'-0" 1 WEST ELEVATION EXISTING 142 BASEMENT LEVEL7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" 23 1456 LEVEL 2 P7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO MATCH EXISTING 18'-9"11'-1"DRIVEWAY TO BE REGRADED TO BE LEVEL WITH GARAGE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:06:16 PM 1/4" = 1'-0" A4.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.05 1/4" = 1'-0" 1 NORTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 143 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" BDC AE LEVEL 2 P7911'-3 23/32" T.O. PLY 18'-9"METAL 12'-4"LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" BDC LEVEL 2 P7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:06:31 PM 1/4" = 1'-0" A4.06 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.06 1/4" = 1'-0" 1 EAST ELEVATION PROPOSED SCALE:A4.06 1/4" = 1'-0" 2EAST ELEVATION 2 144 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. RIDGE7930'-4 7/32" 23 LEVEL 37922'-2 23/32" T.O. PLY 1 4 5 6 LEVEL 2 P7911'-3 23/32" T.O. PLY 18'-9 57/128"11'-0 143/256"ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO MATCH EXISTING Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:06:45 PM 1/4" = 1'-0" A4.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.07 1/4" = 1'-0" 1 SOUTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 145 LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" B DCA E LEVEL 2 P7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO REMAIN LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" BDCAE LEVEL 2 P7911'-3 23/32" T.O. PLY 12'-6 9/128"18'-9 57/128"METAL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:06:59 PM 1/4" = 1'-0" A4.08 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.08 1/4" = 1'-0" 1 WEST ELEVATION PROPOSED SCALE:A4.08 1/4" = 1'-0" 2WEST ELEVATION PROPOSED EXTENSION WALKWAY TO BE RETURNED TO ORIGINAL STRAIGHT CONDITION FASCIA DETAILS TO BE REFRESHED ADD DENTAL ROOF RIDGE TREATMENT TO MATCH ORIGINAL HISTORIC DESIGN SCREEN PORCH ADDED AND ENTRY MOVED TO MATCH HISTORIC LAYOUT VEGETATION TO BE PLANTED ALONGSIDE THE HOUSE AND TOWARDS THE REAR TO HIGHLIGHT AND FRAME HISTORIC RESOURCE AND CONCEAL PROPOSED EXTENTION RENDERED PROPOSED ELEVATION 146 LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" 23 145 NON HISTORIC ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:07:12 PM 1/4" = 1'-0" A4.09 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.09 1/4" = 1'-0" 1 DIAGRAM NORTH ELEVATION EXISTING 147 LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" BDCE NON-HISTORIC ADDITION LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" BC HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:07:26 PM 1/4" = 1'-0" A4.10 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.10 1/4" = 1'-0" 1 DIAGRAM EAST ELEVATION EXISTING 148 LEVEL 17901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" 231 4 5 6 NON-HISTORIC ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:07:40 PM 1/4" = 1'-0" A4.11 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.11 1/4" = 1'-0" 1 DIAGRAM SOUTH ELEVATION EXISTING 149 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" T.O. FOOTING7887'-11 23/32" B DCA E HISTORIC RESOURCE LEVEL 2 P7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:07:54 PM 1/4" = 1'-0" A4.12 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.12 1/4" = 1'-0" 1 DIAGRAM WEST ELEVATION EXISTING 150 LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" 23 1456 PROPOSED LEVEL 2 P7911'-3 23/32" T.O. PLY RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:08:08 PM 1/4" = 1'-0" A4.13 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.13 1/4" = 1'-0" 1 DIAGRAM NORTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 151 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" BDC AE PROPOSED LEVEL 2 P7911'-3 23/32" T.O. PLY PROPOSED RESTORED TO HISTORIC CONDITOIN LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 27912'-2 23/32" T.O. PLY ROOF LEVEL7923'-9 23/32" ? T.O. RIDGE7930'-4 7/32" BD LEVEL 37922'-2 23/32" T.O. PLY C LEVEL 2 P7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:08:22 PM 1/4" = 1'-0" A4.14 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.14 1/4" = 1'-0" 1 DIAGRAM EAST ELEVATION PROPOSED SCALE:A4.14 1/4" = 1'-0" 2DIAGRAM EAST ELEVATION PROPOSED 2 152 LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" 231 4 5 6 LEVEL 2 P7911'-3 23/32" T.O. PLY SCREENED IN PORCH AS SEEN IN HISTORICAL IMAGES PROPOSED RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:08:36 PM 1/4" = 1'-0" A4.15 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.15 1/4" = 1'-0" 1 DIAGRAM SOUTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 153 LEVEL 17901'-3 23/32" T.O. PLY T.O. RIDGE7930'-4 7/32" B DCA E LEVEL 2 P7911'-3 23/32" T.O. PLY PROPOSED RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt3/6/2025 4:08:50 PM 1/4" = 1'-0" A4.16 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.16 1/4" = 1'-0" 1 DIAGRAM WEST ELEVATION PROPOSED WALKWAY TO BE RETURNED TO ORIGINAL STRAIGHT CONDITION FASCIA DETAILS TO BE REFRESHED ADD DENTAL ROOF RIDGE TREATMENT TO MATCH ORIGINAL HISTORIC DESIGN SCREEN PORCH ADDED AND ENTRY MOVED TO MATCH HISTORIC LAYOUT VEGETATION TO BE PLANTED ALONGSIDE THE HOUSE AND TOWARDS THE REAR TO HIGHLIGHT AND FRAME HISTORIC RESOURCE AND CONCEAL PROPOSED EXTENTION 154 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 12/23/2024SITE PLANC1811Exhibit C.2155 SOSW GESHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 12/23/2024GRADING PLANC2811156 SOSW GESHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 12/23/2024UTILITY PLANC3811157 P.O. Box 3901 Eagle, Colorado 81631 YARNELL CONSULTING & CIVIL DESIGN, LLC (970) 323-7008 • 10/2/2024 229 Midland Ave. Basalt, Colorado 81621 212 North Monarch Street, Aspen, Colorado Page 1 of 1 Bryan May Bryan May Architecture + Interiors 501 Rio Grande Place, Suite 109 Aspen, Colorado 81611 BMay@BryanMayArchitecture.com Subject: 212 North Monarch Street, Aspen, Colorado Historic Preservation Committee Building Location Review Bryan: Yarnell Consulting and Civil Design LLC (YCCD) is serving as the civil engineer-of-record for the redevelopment of the subject property. The drawings being provided today are schematic-level in nature – demonstrating the direction the project is heading and compliance with all applicable city standards and regulations, including those of the Historic Preservation Committee. From a civil engineering perspective, we will be expanding the building footprint, extending the driveway, adding outdoor living space, upgrading the utility services, managing stormwater runoff, and improving the grading condition. The existing finished floor elevation of the residence will be maintained with the redevelopment. Please let me know if you have any questions or need any further information. Sincerely, Justin J. Yarnell, PE Colorado PE Number 47241 Exhibit C.3 158 February 11, 2025 Bryan May Bryan May Architecture 501 Rio Grande Place , Suite 109 Aspen, CO 81611 970-315-2229 bmay@bryanmayarchitecture.com RE: 212 N Monarch Remodel & Addition Aspen, Colorado 81611 ESD Project #: 25.002C Bryan, As requested, we have reviewed the potential structural impact of the proposed remodel and addition at the location noted above. Our review is based upon the Conceptual Set of architectural drawings provided by Bryan May Architecture, dated December 13, 2024 and our site visit conducted February 6, 2025. The current proposed scope of work includes adding a new full height basement under the house, extensive modification to the existing interior walls, and an addition to the east side of the residence. During our site visit, it was observed that the existing mechanical crawl space walls are constructed of mortared stone as is typical of homes of this era (late 1800s). The crawl space beyond of the mechanical area was not visible at the time of our visit but is expected to be inaccessible shallow crawl space with walls of the same mortared stone construction supporting the house. Based on our observations, the existing foundations are not adequate to support the proposed remodel and should be removed in their entirety. The project will require lifting the existing structure in order to remove the existing foundations and construct the new foundation system. Evolve Structural Design has been engaged to investigate existing conditions and coordinate with the lifting contractor to protect the historic elements as the house is moved. Once demolition can begin, the wall and ceiling finishes shall be removed in order to verify the existing structure. We shall be contacted to visually observe the conditions. This shall be done prior to proceeding with the removal or modification of any framing members. Furthermore, if any drywall or other finishes are showing signs of movement or moisture, such as cracking, bubbling, discoloration or spalling, we should be notified to observe conditions prior to the removal of any finishes. Should you have any further questions regarding this matter, please feel free to contact our office. Sincerely, Evolve Structural Design LLC Dustin Wheatley, P.E Principal 02/11/2025 Exhibit C.4 159 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: APPLICANT: Name: Address: Phone #: Fax#: E-mail: REPRESENTATIVE: Name: Address: Phone #: Fax#: E-mail: TYPE OF APPLICATION: (please check all that apply): EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)  Historic Designation  Certificate of No Negative Effect Certificate of Appropriateness  Minor Historic Development  Major Historic Development Conceptual Historic Development Final Historic Development  Relocation (temporary, on or off-site)  Demolition (total demolition)  Substantial Amendment  Historic Landmark Lot Split Exhibit D.1 212 N. Monarch St. - Triple Boxcars LLC 212 N. Monarch St. City and Townsite of Aspen, The south sixty-two (62) feet of Lots A, B, and C, Block 78 2737-073-17-003 Triple Boxcars, LLC 49 SW Flagler Ave., #201, Stuart, FL 34994 303-641-1885 garrett@kraemerlandplanning.com Garrett Larimer, Kraemer Land Planning P.O. Box 3275, Basalt, CO 81621 303-641-1885 garrett@kraemerlandplanning.com A single family residence with accessory shed. Vehicular access utilizes a curb cut to the north. Remove non-historic additions, renovate historic resource, add basement and one-story addition at the rear of the historic resource. 160 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 City Use: Fees Due: $ Received $ Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. Property Owner: City of Aspen: Ben Anderson, AICP Community Development Director Name: Title: Garrett Larimer, Kraemer Land Planning On behalf of Triple Boxcars, LLC Garrett Larimer, Kraemer Land Planning On behalf of Triple Boxcars, LLC 303-641-1885garrett@kraemerlandplanning.com 212 N. Monarch St. P.O. Box 3275, Basalt, CO 81621 1,950 6 1,300 5,350 Engineering Dept. Parks Dept. 161 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO   Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?   Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?   Do you plan other future changes or improvements that could be reviewed at this time?   In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?   If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)   If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Dimensional Variances  Tax Credits  Increased Density  Conservation Easement Program  Waiver of Park Dedication Fees  Conditional Uses  Historic Landmark Lot Split X X X X X X 162 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: Proposed: _______________________________ Proposed % of demolition: ____________________________________% DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing: Allowable: Proposed: Principal Bldg.: Existing: Allowable: Proposed: Accessory Bldg.: Existing: Allowable: Proposed: On-Site parking: Existing: Required: Proposed: % Site coverage: Existing: Required: Proposed: % Open Space: Existing: Required: Proposed: Front Setback: Existing: Required: Proposed: Rear Setback: Existing: Required: Proposed: Combined Front/Rear: Indicate N, S, E, W Existing: Required: Proposed: ________ Side Setback: Existing: Required: Proposed: Side Setback: Existing: Required: Proposed: Combined Sides: Existing: Required: Proposed: Distance between buildings Existing: Required: Proposed: Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): N/A 1 N/A 2,532 + 250 HPC Bonus = 2,782 2,782 sq. ft. 22'6"25' N/A N/A 2 2 2 N/A N/A - < 5,999 sq. ft. N/A N/A N/A N/A 10' - Principal 15' Accessory 10' - Principal 5' Garage/Acc. See application letter. North South 5' 5'8' at new addition No change to historic resource. N/A N/A N/A Shed to south of historic resource encroaches within setback and beyond property line. Shed to be removed. North & Combined Side yard Setback Variances requested. Rear yard setback for portions of subgrade space, mudroom and pantry. Height of retaining walls within rear and side yard setback.See application letter for exact dimensions. N & S 0 Non-historic additions removed per 26.580.050.F N/A 13' 9" approx. 3' 9" at garage 5' + for remainder of site approx. 12' @ new addition approx. 21'5" at historic resource 15' 3"15' 3" - no change approx. 2,322 Net lot area = 5,257 sq. ft. 1 Addition = approx. 15'No change to resrouce. 20'21'6" - includes rear yard setback variation 5,634 sq. ft. 212 N. Monarch St. Triple Boxcars, LLC 212 N. Monarch St. - Conceptual Review, HP Major Development R-6 163 Exhibit D.2 164 Exhibit D.3 165 Attorneys Title Insurance Agency of Aspen, LLC 715 West Main Street, Suite 202 Aspen, Colorado 81611 OWNERSHIP & ENCUMBRANCE REPORT This report is based on a search made of documents affecting the record title to the property described hereinafter, searched by legal description and by the names of the grantor or grantee. Consequently, the information as to record owner is taken from the most recent recorded Vesting Deed, and the information as to existing encumbrances reflects those documents of record which specifically described the subject property by legal description, or which refer to the owner of the property which are filed by name only and do not include the legal description of the property. No information is furnished relative to easements, covenants, conditions, and restrictions. This report does include the results of a search under the names of the property owner(s) in the general index. Liability of Attorneys Title Insurance Agency of Aspen, LLC under this Ownership and Encumbrance Report is limited to the fee received. Effective Date: February 14, 2025 Property Address: 212 North Monarch Street, Aspen, CO 81611 Schedule No: R005160 Parcel No: 273707317003 Taxes: Taxes for the year 2024 are payable in the amount of $15,801.04. Taxes for 2025 are not yet due or payable. Legal Description: The South Sixty-Two Feet of Lots A, B, and C, Block 78, CITY AND TOWNSITE OF ASPEN, Pitkin County, Colorado. Record Owner: Triple Boxcars, LLC, a Florida limited liability company The following liens were found affecting the subject property: The property is free and clear. By: Jared Walter, Title Examiner Exhibit D.4 166 PRE-APPLICATION CONFERENCE SUMMARY PRE-23-122 DATE: November 3, 2023 PLANNER: Kirsten Armstrong, Kirsten.Armstrong@aspen.gov REPRESENTATIVE: Garrett Larimer, Garrett@kraemerlandplanning.com PROJECT LOCATION: 212 N. Monarch Street PARCEL ID: 2737-073-17-003 REQUEST: Major Development, Relocation DESCRIPTION: 212 N. Monarch Street is an AspenVictorian designated landmark structure on a 5,580 square foot lot, located in the R-6 residential zone district. The 1904 Sanborn Map indicates that 212 N. Monarch originally consisted of a two-story, L-shaped residence with a one-story porch on the south side of the west (front) elevation, a one-story wing on the east (rear) elevation, and an additional small, one-story porch on the north side of the east elevation. Photographs from ca. 1890- 1900, provided to the applicant in an email dated October 25, 2023, indicate that the rear wing had a steeply pitched hip roof. A 1974 aerial indicates alterations to the rear wing as the roof form changed to a gable, and additions can be seen as well. Two Transferrable Development Rights (TDRs) have been severed from the property per Ordinance #4, Series of 2021. The applicant is proposing the following: • Expansion and excavation of a basement; • Construction of a one-story addition at the rear of the house; • Removal of non-historic additions to the rear and second level bedroom; • Restoration of the front porch and removal of non-historic alterations; • Restoration/repair of the exterior of the historic resource; Additionally, the applicant has interest in relocating the residence at 212 N. Monarch Street on-site, approximately 3 feet to the west. 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 will also evaluate Relocation, and any benefits requested by the applicant. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant projects. Following the Notice of Call Up, HPC will conduct Final Design review to consider landscape, lighting and materials. As a historically designated landmark property the applicant may request for historic preservation benefits (Section 26.415.110). 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. This property is exempt from Residential Design Standard Review (RDS). The project is subject to Administrative Growth Management mitigation for affordable housing. Exhibit D.5 167 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. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070 Development involving designated historic properties 26.415.090 Relocation of Designated Historic Properties 26.415.110 Historic Preservation – Benefits 26.470.090 Administrative Growth Management 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) For your convenience – links to the Land Use Application and Land Use Code are below: Application Historic Preservation Design Guidelines Municipal Code Review by: Staff for completeness and recommendations HPC for final decision Major Development and Relocation are subject to Notice of Call Up at City Council Public Hearing: Yes 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 Major Review: $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 Major Review: $1,950 at Conceptual and Final APPLICATION CHECKLIST: Below is a list of submittal requirements for HPC Major review. Please email the entire application as one pdf to Kirsten.Armstrong@aspen.gov. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document). 168 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.  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, no older than 1 year from submittal of application, including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  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.  An existing and 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.  Existing and proposed floor area calculations.  An accurate representation of all building materials and finishes to be used in the development.  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. 169 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.  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. 170 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. 171 Subject Site Exhibit D.6 172 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. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. 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: 273707317003 on 02/21/2025 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit D.7 173 201 N MILL ASSOCIATES LLC ASPEN, CO 81611 730 E DURANT AVE #200 203 E HALLAM 10 YEAR QPRT ASPEN, CO 81611 203 E HALLAM ST 203 E HALLAM 12 YEAR QPRT ASPEN, CO 81611 203 E HALLAM ST 203 E HALLAM 15 YEAR QPRT ASPEN, CO 81611 203 E HALLAM ST 209 EAST BLEEKER LLC PACIFIC PALISADES, CA 90272 1600 SAN REMO DR 223 HALLAM LLC SAN ANTONIO, TX 78209 600 IVY LN 225 NORTH MILL ST LLC NEW YORK, NY 10036 1530 BROADWAY 4TH FL AJAX/COMET LLC NEW YORK, NY 10128 170 E END AVE PH2A ASPEN 201 N MILL LLC TELLURIDE, CO 81435 PO BOX 1742 ASPEN COMM UNITED METHODIST CHURCH ASPEN, CO 81611 200 E BLEEKER ST ASPEN MILL HOLDINGS II LLC ASPEN, CO 81611 400 E MAIN ST ASPEN MILL HOLDINGS LLC ASPEN, CO 81611 400 E MAIN ST #2 ASPEN SCHOOL DISTRICT #1 ASPEN, CO 81611 0235 HIGH SCHOOL RD BANK MIDWEST N A KANSAS CITY, MO 64105 1111 MAIN ST #2800 BERKO NORA ASPEN, CO 81611 211 E HALLAM ST #2 BERKO STUDIO DUPLEX CONDO OWNER ASSOC ASPEN, CO 81611 E HALLAM BLU VIC CONDO ASSOC ASPEN, CO 81611 202 N MONARCH ST CHAFFEY DUAN ASPEN, CO 81611 201 N MILL ST # 1A CITY OF ASPEN ASPEN, CO 81611 427 RIO GRANDE PL CJB REALTY INVESTORS LLC NAPLES, FL 34108 9235 GULF SHORE DR #202 COMMUNITY BANKS OF COLORADO KANSAS CITY, MO 641052154 1111 MAIN ST #2800 CRMX-236 LLC NEW YORK, NY 10017 335 MADISON AVE 22 FLR EAST BLEEKER DUPLEX CONDO ASSOC ASPEN, CO 81611 232 E BLEEKER ST EAST HALLAM LLC HIGHLAND MILLS, NY 10930 615 ROUTE 32 FRENCH ROAD LLC ASPEN, CO 81611 312 AABC #D GANT CONDOMINIUM ASSOCIATION INC ASPEN, CO 81611 610 S WEST END ST HARKEY LAW FIRM PC DALLAS, TX 75234 12200 N STEMMONS FWY #100 HARKEY LAW FIRM PC DALLAS, TX 75234 12200 STEMMONS ICONIC PROPERTIES JEROME LLC HOUSTON, TX 77077 1375 ENCLAVE PKWY JBC PREFERRED PROPERTIES LLC DELRAY BEACH, FL 33483 1005 BROOKS LN 174 JEFFREYS PHILIP ASPEN, CO 81611 215 E HALLAM ST #1 KRIBS KAREN REV LIV TRUST ASPEN, CO 81612 PO BOX 9994 LAYNE MATTHEW & KRISTIN ASPEN, CO 81611 201 NORTH MILL ST #2A LE VOTAUX II CONDO ASSOC ASPEN, CO 81611 COMMON AREA 117 N MONARCH ST MADDEN WALTER ROSS ASPEN, CO 81611 218 N MONARCH ST MALLORY I HOWELL ASPEN, CO 81611 211 E HALLAM ST #2 MALLORY MIRTE ASPEN, CO 81611 215 E HALLAM ST #1 MC2 PARTNERS LLC ASPEN, CO 81611 203 N MONARCH ST MILL BUILDING ASSOCIATION INC ASPEN, CO 81611 730 E DURANT AVE #200 MILL BUILDING CONDO ASSOC ASPEN, CO 81611 201 N MILL ST MILL STREET CONDO ASSOC ASPEN, CO 81611 COMMON AREA RIO GRANDE PL MONARCH HOUSE LLC MIAMI, FL 331385516 6897 NE 4TH AVE MYRIN CUTHBERT L JR ASPEN, CO 81612 PO BOX 12365 NEWLON LLC ASPEN, CO 81612 PO BOX 1863 PITKIN COUNTY ASPEN, CO 81611 530 E MAIN ST #301 PUPPY SMITH LLC ASPEN, CO 81611 602 E COOPER #202 RANDALL MIDDLETON/HALLAM LP AUSTIN, TX 78703 3709 TAYLORS DR REDHAWK 9697 TRUST NEWPORT BEACH, CA 92660 1978 PORT TRINITY CIR RESIDENCES AT THE LITTLE NELL CONDO ASSOC INC ASPEN, CO 81611 501 E DEAN ST RIO GRANDE CONDO ASSOC ASPEN, CO 81611 130 S GALENA ST SHORT DIANA & CAMERON ASPEN, CO 81611 201 N MILL ST #2C SIPSEY CANDACE & LIAM ASPEN, CO 81611 201 N MILL ST #2B SNOW OWL 33 TRUST VAN NUYS, CA 91406 16217 KITTRIDGE ST SOUTHWEST JLK CORP FORT WORTH, TX 761024116 301 COMMERCE ST #1600 US POSTAL SERVICE SAN BRUNO, CA 94099 WESTERN REGION WATERS DANIEL E GREENWICH, CT 068304034 8 COPPER BEECH RD WHITMAN RANDALL A MIAMI BEACH, FL 331404230 2817 LAKE AVE WOLKE LAUREN B TARZANA, CA 91356 4109 GREENBRIAR LN WOLKE LAUREN B TRUST #1 TARZANA, CA 91356 4109 GREENBRIAR LN 175 4,672 778.7 Legend 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet0778.7389.36 Notes Pitkin Maps & More 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 12:07 PM 02/21/25 at http://www.pitkinmapsandmore.com State Highway Road Centerline 4K Primary Road Secondary Road Service Road Town Boundary Federal Land Boundary BLM State of Colorado USFS 176 Exhibit D.8 177 25 Exhibit D.9 178 Attachment B HP Design Guidelines Staff Finding Page 1 of 4 26.415.070(c) Certificate of Appropriateness for Minor Development For approval of a Certificate of Appropriateness for Minor Development, the HPC must determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. **Criteria found as “Not Applicable” has been removed Chapter 1: Site Planning and Landscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. Staff Finding: The proposal includes updates to the driveway that do not create a visual impact on the property. The applicant originally proposed to remove a mature tree to allow for a perpendicular walkway to the porch, however, staff and the Parks Department agreed that the preference is to preserve the tree and in doing so the walkway guideline can have flexibility. The applicant provided a preliminary stormwater plan that was reviewed by applicable departments and found no issue. Mature vegetation is being preserved on site. The new retaining wall proposed is of minimal visibility and does not detract from the resource. Staff find the above review criteria to be met. Chapter 2: Building Materials 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.4 Do not use synthetic materials as replacements for original building materials. 2.5 Covering original building materials with new materials is inappropriate. 2.6 Remove layers that cover the original material. Staff Finding: The proposal speaks to restoring and repairing the existing historic material rather than replacing. No synthetic materials have been proposed, and no historic material is proposed to be covered. The non-historic portions of the front porch are proposed to be removed. Staff find the above review criteria to be met. 179 Attachment B HP Design Guidelines Staff Finding Page 2 of 4 Chapter 3: Windows 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. Staff Finding: The applicant is proposing to restore and repair existing historic windows and associated hardware. Staff find the above review criteria to be met. Chapter 4: Doors 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.7 Preserve historic hardware. Staff Finding: The applicant is proposing to restore and repair existing historic doors and associated hardware. The applicant is proposing to restore the historic screen door on the front porch and associated hardware. Staff find the above review criteria to be met. Chapter 5: Porches and Balconies 5.1 Preserve an original porch or balcony. 5.2 Avoid removing or covering historic materials and details. 5.3 Enclosing a porch or balcony is not appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. Staff Finding: The applicant is proposing to restore the porch to its historic condition as depicted in historic photos. The porch is currently partially enclosed and will be re-opened. Staff find the above review criteria to be met. Chapter 6: Architectural Details 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. 6.5 Do not guess at “historic” designs for replacement parts. Staff Finding: The applicant is not proposing to remove any historic materials or details. They are proposing to restore and place back some historic architectural elements that are visible in historic photographs, such as the roof cresting. Staff find the above review criteria to be met. 180 Attachment B HP Design Guidelines Staff Finding Page 3 of 4 Chapter 7: Roofs 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.5 Preserve original chimneys, even if they are made non-functional. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should maintain or restore the character of the historic roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Staff Finding: The applicant is not proposing to alter the historic roof form, but is proposing to restore the historic hipped roof following the removal of the existing non-historic addition. A new roof material is proposed but has not been provided for conceptual, it will be provided at final review. Staff find the above review criteria to be met. Chapter 9: Excavation, Building Relocation, and Foundations 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. 9.3 Site a relocated structure in a position similar to its historic orientation. 9.4 Position a relocated structure at its historic elevation above grade. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. 9.6 Minimize the visual impact of lightwells. 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. Staff Finding: The proposal includes a relocation request to temporarily lift the resource and excavate a basement, the applicant is not proposing to underpin the resource. If the relocation is approved, the resource will be placed back in its existing location. Additional review of the relocation associated criteria can be found in Attachment C. Chapter 10: Building Additions 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. 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. 10.6 Design a new addition to be recognized as a product of its own time. 10.8 Design an addition to be compatible in size and scale with the main building. 181 Attachment B HP Design Guidelines Staff Finding Page 4 of 4 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. 10.11 Roof forms shall be compatible with the historic building. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. Staff Finding: The applicant proposes to remove an existing non-historic addition and construct a new addition at the rear of the resource. The historic resource remains the entry point of the property. The massing of the addition does extend past the sides of the resource and will be visible from the front of the property, but it is set back more than 40’ from the front façade of the resource. A slightly lower, flat roof may be more compatible with the resource. The above grade addition does not destroy historic material. Staff find the above review criteria to be met. 182 Attachment C Relocation Criteria Staff Findings Sec. 26.415.090(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 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. Staff Finding: The application provided notes that the existing foundation is not able to support the proposed new subgrade space, however, it does not state that the foundation is in poor condition and repairs/replacement is necessary for the preservation of the resource. Given this, the relocation activity appears to only be necessary to accommodate the addition of subgrade living space. Should the relocation be approved, removal of historic material and a new foundation will be required, which the applicant has stated will have a cladding to match the existing foundation material which will be presented at final review. An acceptable relocation plan has not yet been submitted providing for the safe relocation, repair, and preservation of the building, including the provision of the necessary financial security. the applicant has provided a letter from an engineer speaking to the proposed alterations to the foundation. Staff find that the above standards have not been fully met and are proposing a condition of approval to require the relocation plan and associated information be provided at Final Review by the HPC. 183 Attachment D Benefit Review Criteria Staff Findings Sec. 26.415.110. – Benefits. **Criteria found as “Not Applicable” has been removed 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 variation, the HPC must make a finding that such a variation: a. Is similar to the pattern, features and character of the historic property or district; and/or 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. Staff Finding: Staff find the criteria for variation are met for the retaining walls and reduced side setback for the garage/basement. The relief allows the home to be placed back in its original location, provides separation along the home for the driveway and access, and accommodates a single car garage. While the reduced side setback for the basement is not necessary for reasonable use, it makes sense to align the foundation with above grade improvements. However, staff find the request for a reduction in the rear setback does not meet the criteria. The reduced rear setback is not similar to the development pattern on the lot, nor is it required to enhance or mitigate an adverse impact to the historic home. It is needed to accommodate the desired basement. The HPC is asked to discuss whether the request meets the required criteria. F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. The potential bonus is determined by net lot area such that a three thousand (3,000)—five thousand nine hundred ninety-nine (5,999) square foot lot is eligible for a maximum of a two hundred fifty (250) square foot floor area bonus, a six thousand (6,000)—eight thousand nine hundred ninety-nine (8,999) square foot lot is eligible for a ma ximum of a three hundred seventy five (375) square foot floor area bonus and a nine 184 Attachment D Benefit Review Criteria Staff Findings thousand (9,000) square foot or larger lot is eligible for a maximum of a five hundred (500) square foot floor area bonus. Floor area bonuses are cumulative. More than one (1) bonus may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created parcels to the extent permitted. On any lot where a historic property is permitted a duplex density while a non-historic property is not, the increased allowable floor area that results from the density will be deducted from the maximum bonus that the property may receive. To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: a. The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and b. If applicable, historically significant site and landscape features from the period of significance of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows in original openings that have been enclosed, removing paint or other non-original finishes, or removing elements which are covering original materials or features; and c. The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and d. The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two (2) detached structures on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice the above grade square footage of the historic resource, limiting the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly incompatible non - historic addition to a historic resource with an addition that meets current guidelines. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. 3. The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070(d). 4. Floor area bonuses are only available for single -family, duplex or one hundred percent (100%) affordable housing development. A property shall receive no more than five hundred (500) square feet total. The award of a bonus is project specific. At such time that more than forty percent (40%) of 185 Attachment D Benefit Review Criteria Staff Findings an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed redevelopment is found to meet the requirements of this Section. Staff Finding: The applicant has requested a floor area bonus of 250 square feet. Per the benefit code section, the granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. As the applicant is proposing to remove non historic additions, restore and repair historic windows, doors, siding, and the front porch, it can be said that the applicant is agreeing to perform an adequate amount of preservation related improvements to the property. Staff find the applicable review criteria to be met. 186 LPA-25-049_BuildingComment Page Label: 108 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Current building amendments do not allow grates over emergency escape window wells. Window wells set into patio or walking surfaces must be provided with complaint guards. Amended IBC 1031.6 and 1015.2 Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf (4) Page Label: 108 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Building structure less than 5' from the property line requires 1 hour fire rated exterior wall construction per IBC 705.5. Eaves and similar projections must comply with 705.2. Openings in walls shall comply with IBC 705.8. Page Label: 120 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Additions shall fully comply with all relevant sections of the amedned 2021 IECC (or currently adopted energy code based on time of building permit submittal as this may change by next summer). Review section 502 in detail and ensure plans submitted for building permit are fully compliant. Page Label: 123 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Exterior materials on the addition or in areas of alteration, including anywhere that existing historic materials are being removed and replaced for an entire facade, shall comply with amended IBC ch 34 requirements (or the new state wildfire resistance code that will likely be adopted and enforced by next summer depending on time of building permit submittal). Ensure all wall, deck, roof, eave, etc. detailing is compliant.PATIOWINDOW WELL WINDOW WELL WINDOW WELL PAL SETBACKE/ACCESSORYWOOD RETAIN ING WALL (TYPICAL)FOUND REBAR & 1 1/4"YELLOW PLASTIC CAP HCE LS38215 ERS EX-UTT SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) IDENCE ELEV.: 7901.31 Current building amendments do not allow grates over emergency escape window wells. Window wells set into patio or walking surfaces must be provided with complaint guards. Amended IBC 1031.6 and 1015.2 GARAGE ENTRANCE STONE RETAININGSIT (6.4 Building structure less than 5' from the property line requires 1 hour fire rated exterior wall construction per IBC 705.5. Eaves and similar projections must comply with 705.2. Openings in walls shall comply with IBC 705.8.3'-1 1/2"2'-9 3/4"1 A5.02 4 5 - --- Additions shall fully comply with all relevant sections of the amedned 2021 IECC (or currently adopted energy code based on time of building permit submittal as this may change by next summer). Review section 502 in detail and ensure plans submitted for building permit are fully compliant. 2 31 - --- Exterior materials on the addition or in areas of alteration, including anywhere that existing historic materials are being removed and replaced for an entire facade, shall comply with amended IBC ch 34 requirements (or the new state wildfire resistance code that will likely be adopted and enforced by next summer depending on time of building permit submittal). Ensure all wall, deck, roof, eave, etc. detailing is compliant. 187 Memorandum TO: Gillian White, gillian.white@aspen.gov Community Development Department FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: August 20, 2025 SUBJECT: Engineering Department Referral Comments PROJECT: LPA-25-049, 212 N Monarch St. Conceptual Historic Renovation COMMENTS: These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of the Historical Preservation Committee meeting. Other requirements may be requested at time of permit. 1. This project is a major level 2 engineering review. At permit review, the following will be required: a. Full Civil Set b. Excavation and stabilization plan c. Soils Report d. Drainage Report e. Construction Management Plan f. ECU Calculator g. Fire Suppression Memo (if upgrading line size for fire suppression) 2. A 5ft sidewalk will be required. 3. The water meter and backflow must be located as close to the point of entry as possible, ideally in a mechanical room. Currently it appears to be entering the building in the lounge. The water service line will not be permitted to run un-metered from the point of entry to the mechanical room. 4. The utilities shown on sheet A1.02 are the existing utilities, not the proposed utilities. This should be corrected. 188 Memorandum To: Gillian White HPC Community Development Department From: Joseph Pewitt, joseph.pewitt@aspen.gov Permit Coordinator Parks & Open Space Date: July 28, 2025 Subject: Parks Department Referral Comments Project: LPA-25-049, 212 N Monarch St – HP Major Review + Relocation These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of HP Major Review + Relocation of 212 N Monarch St. Additional information may be requested at the time of permit submittal. 1. A significant public landscape feature is proposed for removal. 2. The Parks and Open Space Department denies the approval for the removal of the existing mature 19” DBH Silver Maple situated upon the adjoining City right-of-way. a. The mature Silver Maple is in good condition, suitable for preservation, and contributes significant environmental, aesthetic, and health benefits to both residents and guests of the City. b. The current form of the Silver Maple features a canopy structure typical of the species, characterized by openness and high clearance. The tree’s lowest scaffold branches measure approximately 10 feet above grade. Consequently, the tree does not present any meaningful impairment to visibility. c. Given that the proposed removal is requested solely for the realignment of a pathway to a perpendicular orientation relative to the street , the Parks and Open Space Department requests consideration of an alternative design. 3. The Parks and Open Space Department respectfully requests the project team provide an alternative pathway configuration that may achieve the historic preservation objectives without compromising the health, longevity, and community benefits provided by this valuable public tree. 189 Building Permit Submittal Requirements: 1. Permit documents shall include an accurate tree survey for each site dated within one- year identifying locations of all trees four (4) inches or over identified by trunk diameter and species; three (3) inches or over for native species as defined by Ch.13.20.020(a). 2. Permit documents shall include tree removal plans, site specific tree protection and preservation plans, tree planting plans, and irrigation plans. 3. Existing Critical Root Zones to be protected and preserved shall be accurately illustrated to scale on development plan sheets with 1” of surveyed diameter at breast height (DBH) equaling 1’ radius of required Tree Protection Zone. 4. Tree Protection and preservation plans shall indicate the location of all protective zones and methodologies for approval by the City Forester and shall prohibit excavation, storage of materials, storage of construction backfills, storage of equipment, and access over or through the zone(s) by foot or vehicle. 5. Permit documents shall include, and note, proposed grade changes within Critical Root Zones to be protected and preserved throughout site disruption. 6. Permit documents shall include the location of all site improvements including subsurface improvements such as utilities, irrigation infrastructure, or foundation work. 7. Tree Protection Zones shall be erected and verified at the limits of Critical Root Zones to be protected and preserved throughout site disruption until a Certificate of Occupancy is issued for the development(s) or otherwise approved by the City Forester. 8. A Development-Related Tree Removal / Critical Root Zone Excavation Permit shall be submitted, reviewed, and issued by the City Forester upon completion of the Parks and Open Space building permit application review for the proposed development. a. Development-Related Tree Removal / Critical Root Zone Excavation Permit issuance is required prior to activity occurring on site. Mitigation for removals must be met by the replacement of trees on site, paying a cash-in-lieu fee, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code. 9. The applicant shall explore potential planting sites around the property and in the public right-of-way to allow sustainable planting and full maturation of all trees planted. 190 MEMORANDUM TO: Gillian White, Historic Preservation Officer Community Development Department FROM: Patrick Dressler, Planner Technician Community Development Department DATE: October 6, 2025 SUBJECT: Zoning Department Referral Comments PROJECT: 212 North Monarch // LPA-25-049 COMMENTS: These comments are not intended to be exhaustive. They are an initial response to the Land Use Application submitted for review. Other requirements may be requested at time of permit. The following comments must be addressed prior to conceptual hearing: • Elements in Table 3: HPC Benefits – Setback Variations and the proposed plans do not add up. For the north side yard, 3’8” is shown on plans but the variation is only for 1’2”, resulting in a north side yard setback of 3’10” (Sheet A1.02). The variation request should match the proposed plans. The combined side yard setback does not add up to the varied 12’ combined side yard setback. Please revise either the table or the plans. • Add underlying setbacks and requested variations on site plan and plan sheets (Sheets: A1.02, A2.20, A2.21, A2.22, A2.23, A2.25, A2.26, and A2.27). Additional comments may be issued regarding setbacks once this is provided. Dimension the projection on the north side of the garage for the foundation and the above grade wall into the setback. Either request an additional variation for the wing wall on the North or revise the plans. There is no exception to setbacks for wing walls. • Provide height points for garage showing compliance with 26.575.020.f and the maximum height in the R-6 zone district; 25 feet (26.710.040.d.8). The following comments must be addressed prior to final hearing: • If any exterior lighting is proposed, provide proposed lighting plan, fixture specification, and outdoor lighting calculator. The applicant is encouraged to take this opportunity to come into compliance with Chapter 26.512, Outdoor Lighting. All outdoor lighting within the City of Aspen must be compliant by December 15, 2028. • Where will mechanical equipment be placed on the site? Ensure that site planning includes adequate room for exterior mechanical equipment outside of the setbacks. It appears that open areas are either in front of fenestration or are outdoor living spaces, such as patios. Please note that cooling equipment must be more than 30” above grade to meet adopted building codes and cannot comply with 26.575.020.e.5. 191 Please address the following details prior to building permit submittal: • Add setbacks onto the elevation profiles. • Add a line delineating the footprint of the subgrade space on the site plan. • If the project contains any exterior mechanical units, ensure they are compliant with the language in sections 26.575.020.e.5.n and 26.575.020.f.4.e. 192 212 N. Monarch Street – LPA-25-049: Response to Comments Letter January 26th, 2026 Gillian White Historic Preservation Officer City of Aspen Community Development Dear Gillian, Thank you for your review of the Major Development Application for 212 N. Monarch Street – LPA-25-049. This letter addresses all comments received to date. We look forward to continuing to work with Staff and the Historic Preservation Commission on the review. The following response letter is broken up into the following Sections: I.Supplemental Exhibits II. Building III.Engineering IV.Parks V.Zoning VI.Historic Preservation VII.Summary 193 Page | 2. Kraemer Land Planning 227 Midland Ave. Suite C-1 PID #: 2737-182-20-003 Basalt, Colorado 81621 Section I: Supplemental Exhibits: The following exhibits are provided for a complete response to the review comments received to date and relate to Section II through Section VI. A.Revised Architectural Plans – bryan may architecture + interiors B.Revised Civil Engineering Plans – Yarnell Consulting & Civil Design, LLC C.City Referral Review Combined Comment Letter Section II Building Comment Letter Response: 1.Current building amendments do not allow grates over emergency escape window wells. Window wells set into patio or walking surfaces must be provided with complaint guards. Amended IBC 1031.6 and 1015.2 Applicant Response: Metal railings are included around the window wells, see Exhibit A. 2.Building structure less than 5' from the property line requires 1 hour fire rated exterior wall construction per IBC 705.5. Eaves and similar projections must comply with 705.2. Openings in walls shall comply with IBC 705.8. 3.Additions shall fully comply with all relevant sections of the amended 2021 IECC (or currently adopted energy code based on time of building permit submittal as this may change by next summer). Review section 502 in detail and ensure plans submitted for building permit are fully compliant. 4.Exterior materials on the addition or in areas of alteration, including anywhere that existing historic materials are being removed and replaced for an entire facade, shall comply with amended IBC ch 34 requirements (or the new state wildfire resistance code that will likely be adopted and enforced by next summer depending on time of building permit submittal). Ensure all wall, deck, roof, eave, etc. detailing is compliant. Applicant Response: The applicant is aware of these requirements and will demonstrate compliance during building permit review. 194 Page | 3. Kraemer Land Planning 227 Midland Ave. Suite C-1 PID #: 2737-182-20-003 Basalt, Colorado 81621 Section III Engineer Comment Letter Responses: 1.This project is a major level 2 engineering review. At permit review, the following will be required: a.Full Civil Set b.Excavation and stabilization plan c.Soils Report d.Drainage Report e.Construction Management Plan f.ECU Calculator g.Fire Suppression Memo (if upgrading line size for fire suppression) Applicant Response: The applicant is aware of these requirements and will demonstrate compliance during building permit review. 2.A 5ft sidewalk will be required. Applicant Response: The applicant has updated the drawing to include an attached sidewalk. A floating sidewalk will be installed where required, to comply with engineering requirements, while avoiding disturbance to a maple tree in the ROW and to ensure a cohesive sidewalk configuration is achieved throughout the block. See updated civil drawings and architectural site plan. 3.The water meter and backflow must be located as close to the point of entry as possible, ideally in a mechanical room. Currently it appears to be entering the building in the lounge. The water service line will not be permitted to run un-metered from the point of entry to the mechanical room. Applicant Response: The preliminary utility plan has been updated on the architectural site plan and civil drawings. The utility service will be routed through the driveway and connect to the mechanical room in the basement, near and to the east of Gridline 3. 4.The utilities shown on sheet A1.02 are the existing utilities, not the proposed utilities. This should be corrected. Applicant Response: The architectural site plan has been updated to include a preliminary utility layout, see Exhibit A. 195 Page | 4. Kraemer Land Planning 227 Midland Ave. Suite C-1 PID #: 2737-182-20-003 Basalt, Colorado 81621 Section IV Parks Comment Letter Responses: 1.A significant public landscape feature is proposed for removal. 2.The Parks and Open Space Department denies the approval for the removal of the existing mature 19” DBH Silver Maple situated upon the adjoining City right-of-way. a.The mature Silver Maple is in good condition, suitable for preservation, and contributes significant environmental, aesthetic, and health benefits to both residents and guests of the City. b.The current form of the Silver Maple features a canopy structure typical of the species, characterized by openness and high clearance. The tree’s lowest scaffold branches measure approximately 10 feet above grade. Consequently, the tree does not present any meaningful impairment to visibility. c.Given that the proposed removal is requested solely for the realignment of a pathway to a perpendicular orientation relative to the street, the Parks and Open Space Department requests consideration of an alternative design. 3.The Parks and Open Space Department respectfully requests the project team provide an alternative pathway configuration that may achieve the historic preservation objectives without compromising the health, longevity, and community benefits provided by this valuable public tree. Applicant Response: The application seeks to restore the historic front porch configuration and design. Based on discussions between the Parks Department and Historic Preservation staff, it has been determined that a compromise between maintaining significant trees and historic preservation is the best outcome for the front walkway alignment. The revised design improves the front porches historic compatibility by restoring a perpendicular walkway alignment and street facing entrance to the front porch, while balancing desired outcomes of the Municipal Code by maintaining a significant and valuable maple tree in the ROW. The front walkway configuration has been revised to maintain the mature maple tree. A floating side walk will be provided, where required, to protect the root system. The City Parks Department has indicated they will seasonally prune and maintain the maple tree to ensure the maple canopy does not impactfully obstruct views of the historic resource. 196 Page | 5. Kraemer Land Planning 227 Midland Ave. Suite C-1 PID #: 2737-182-20-003 Basalt, Colorado 81621 Section V Zoning Comment Letter Responses: The following comments must be addressed prior to conceptual hearing: 1.Elements in Table 3: HPC Benefits – Setback Variations and the proposed plans do not add up. For the north side yard, 3’8” is shown on plans but the variation is only for 1’2”, resulting in a north side yard setback of 3’10” (Sheet A1.02). The variation request should match the proposed plans. The combined side yard setback does not add up to the varied 12’ combined side yard setback. Please revise either the table or the plans. Applicant Response: The setback variation table has been updated, see below. Table 1: HPC Benefits – Setback Variations R-6 Zone District Requirement Proposed Requested Variation Front Yard Setback: (Primary Structure) 10’ 15’ 3” None – Exceeds setback requirement by 5’ 3". North Side Yard Setback: 5’ 3’ 8” 1’ 4” South Side Yard Setback 5’ 6’ 3” None Exceeds minimum setback by 1’ 3” Rear Yard Setback: 10’ - Primary Structure 5’ – Garage/Accessory Structure 6’2” for basement, mudroom and pantry. Garage complies with rear yard setback and remainder of addition complies with principal structure setback. 3’ 10” Combined Side Yard Setback 13’ 9” 9’ 11” 3’ 10” Height of Retaining walls in a setback 30” Heights vary, see Exhibit B for depiction of retaining wall heights. Between ~3” and ~6’ 2.Add underlying setbacks and requested variations on site plan and plan sheets (Sheets: A1.02, A2.20, A2.21, A2.22, A2.23, A2.25, A2.26, and A2.27). Additional comments may be issued regarding setbacks once this is provided. Dimension the projection on the north side of the garage for the foundation and the above grade wall into the setback. Either request an additional variation for the wing wall on the North or revise the plans. There is no exception to setbacks for wing walls. 197 Page | 6. Kraemer Land Planning 227 Midland Ave. Suite C-1 PID #: 2737-182-20-003 Basalt, Colorado 81621 Applicant Response: Underlying and requested setbacks have been provided on the proposed site plan. The “wing wall” on the north façade has been eliminated. 3. Provide height points for garage showing compliance with 26.575.020.f and the maximum height in the R-6 zone district; 25 feet (26.710.040.d.8). Applicant Response: Height compliance of the garage is demonstrated on sheet A4.05 and A4.06. Section VII: Summary: Thank you for reviewing and providing feedback on the HPC Conceptual Development application for 212 N. Monarch St. The Applicant believes all referral agency review comments have been addressed and looks forward to presenting the Conceptual Review proposal to the Historic Preservation Commission. If additional clarification or information is helpful, we are happy to assist. Thank you, Garrett Larimer Kraemer Land Planning, LLC 198 ARCHITECT: SURVEYOR: CIVIL ENGINEER: PROJECT IMAGES NOTE: THESE IMAGES AND IMAGES CONTAINED HEREIN ARE AN ARTIST'S REPRESENTATION INTENDED FOR VISUALIZATION ONLY AND MAY NOT DEPICT ALL CONDITIONS ACCURATELY. REFER TO DRAWINGS FOR DESIGN. PROJECT DIRECTORY OWNER: LANDSCAPE ARCHITECT: TRIPLE BOXCARS LLC 49 SW FLAGLER AVE #201 STUART, FL 34994 BRYAN MAY ARCHITECTURE 706 W MAIN ST ASPEN, CO 81611 PHONE: 970.315.2229 CONTACT: BRYAN MAY BMAY@BRYANMAYARCHITECTURE.COM CELL: 970.315.2229 CONTRACTOR:TO BE DETERMINED ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: MECHANICAL ENGINEER: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: STRUCTURAL ENGINEER: EVOLVE STRUCTURAL DESIGN 1040 MAIN STREET CARBONDALE, CO 81623 PHONE: (970) 510-0773 FAX: CONTACT: cell: email: TRUE NORTH COLORADO, LLC PO BOX 614 386 W. MAIN STREET UNIT 3 NEW CASTLE, COLORADO PHONE: 970.984.0474 CONTACT: RODNEY KISER EMAIL: RODNEY@TRUENORTHCOLORADO.COM YARNELL CONSULTING & CIVIL DESIGN, LLC 229 MIDLAND AVE. BASALT, COLORADO 81621 PHONE: 970.323.7008 CONTACT: JUSTIN YARNELL EMAIL: JUSTIN@THEYARNELLS.COM VICINITY MAP (N.T.S.) 212 N MONARCH ST. ASPEN, CO 81611 PROJECT INFORMATION AND DESIGN CRITERIA PER 2015 IECC TABLE R402.1.2 (AS AMENDED BY CITY OF ASPEN ORDINANCE 40, 2016) CLIMATE ZONE: 7 FENESTRATION U-FACTOR: 0.28 SKYLIGHT U-FACTOR: 0.55 CEILING R-VALUE: 49 WOOD FRAME WALL R-VALUE: 20+5 OR 13+10 (h) MASS WALL R-VALUE: 19/21 (i) FLOOR R-VALUE: 38 (g) BASEMENT WALL R-VALUE: 15/19 (c) SLAB R-VALUE & DEPTH: 10, 4 FT (d) CRAWL SPACE WALL R-VALUE: 15/19 (c) INSULATION REQUIREMENTS: 273707317003 TYPE VB 0 HOUR ZONE R-6 NFPA 13R PROJECT: LEGAL DESCRIPTION: PARCEL ID: BUILDING TYPE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): ZONE DISTRICT: FIRE SPRINKLER: 212 MONARCH ASPEN, CO 81611 SUBDIVISION: CITY AND TOWNSITE OF ASPEN BLOCK: 78 LOT: A AND:- LOT: B &C. (S 62' OF LOTS A,B, & C) Table Footnotes: c. "15/19" means R‐15 continuous insulated sheathing on the interior or exterior of the home or R‐19 cavity insulation at the interior of the basement wall. "15/19" shall be permitted to be met with R‐13 cavity insulation on the interior of the basement wall plus R‐5 continuous insulated sheathing on the interior or exterior of the home. "10/13" means R‐10 continuous insulated sheathing on the interior or exterior of the home or R‐13 cavity insulation at the interior of the basement wall. d. R‐5 shall be added to the required slab edge R‐values for heated slabs. Insulation depth shall be the depth of the footing or 2 feet, whichever is less in Zones 1 through 3 for heated slabs. g. Or insulation sufficient to fill the framing cavity, R‐19 minimum. h. The first value is cavity insulation, the second value is continuous insulation, so “13+5” means R‐13 cavity insulation plus R‐5 continuous insulation. i. The second R‐value applies when more than half the insulation is on the interior of the mass wall. SHEET INDEX CONSULTANT: CONSULTANT: CONSULTANT:COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: CONSULTANT:COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: COMPANY ADDRESS 01 ADDRESS 02 PHONE: FAX: CONTACT: cell: email: PLANNER:KRAEMER LAND PLANNING P.O. BOX 3275 BASALT, CO 81621 CONTACT: GARRETT LARIMER CELL: 303.641.1885 EMAIL: GARRETT@KRAEMERLANDPLANNING.COM Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp #DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:09 PM As indicated A0.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH COVER ARCHITECTURAL - GENERAL INFORMATION A0.01 COVER A0.02 PROJECT INFO AND APPROVALS A0.04 FLOOR AREA CALCULATIONS A0.05 FLOOR AREA CALCULATIONS EXISTING ARCHITECTURAL - PROPOSED DRAWINGS A1.01 SITE PLAN EXISTING A1.02 SITE PLAN PROPOSED A1.03 SITE PLAN PROPOSED RETAINING A1.04 LANDSCAPE PLAN A1.05 PERSPECTIVES A1.07 DIAGRAM - SITE PLAN A2.00 EXISTING - BASEMENT LEVEL FLOOR PLAN A2.01 EXISTING - LEVEL 1 FLOOR PLAN A2.02 EXISTING - LEVEL 2 FLOOR PLAN A2.04 EXISTING - ROOF LEVEL PLAN A2.05 DIAGRAM - EXISTING - BASEMENT LEVEL FLOOR PLAN A2.06 DIAGRAM - EXISTING - LEVEL 1 FLOOR PLAN A2.07 DIAGRAM - EXISTING - LEVEL 2 FLOOR PLAN A2.20 BASEMENT LEVEL FLOOR PLAN A2.21 LEVEL 1 FLOOR PLAN A2.22 LEVEL 2 FLOOR PLAN A2.23 ROOF LEVEL PLAN A2.25 DIAGRAM - BASEMENT LEVEL FLOOR PLAN A2.26 DIAGRAM - LEVEL 1 FLOOR PLAN A2.27 DIAGRAM - LEVEL 2 FLOOR PLAN A4.01 EXTERIOR ELEVATIONS EXISTING A4.02 EXTERIOR ELEVATIONS EXISTING A4.03 EXTERIOR ELEVATIONS EXISTING A4.04 EXTERIOR ELEVATIONS EXISTING A4.05 EXTERIOR ELEVATIONS PROPOSED A4.06 EXTERIOR ELEVATIONS PROPOSED A4.07 EXTERIOR ELEVATIONS PROPOSED A4.08 EXTERIOR ELEVATIONS PROPOSED A4.09 DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.10 DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.11 DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.12 DIAGRAM EXTERIOR ELEVATIONS EXISTING A4.13 DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.14 DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.15 DIAGRAM EXTERIOR ELEVATIONS PROPOSED A4.16 DIAGRAM EXTERIOR ELEVATIONS PROPOSED SURVEY 1 IMPROVMENT AND TOPOGRAPHIC SURVEY 2026.01.04 HPC CONCEPTUAL Type text here Exhibit A 199 MATERIAL INDICATIONS EARTH WORK STONE / GRAVEL / POROUS FILL MASONRY FIREBRICK BRICK STONE CONCRETE MASONRY UNIT CAST IN PLACE & PRECAST CONCRETE GROUT / MORTAR SAND GRASS ALUMINUM STEEL PLYWOOD FINISH CARPENTRY BATT / BLANKET / LOOSE FILL INSULATION RIGID INSULATION FIBER BOARD GYPSUM SYMBOL LEGENDABBREVIATIONS d SYMBOLS USED AS ABBREVIATIONS: C ž L PL 1st 2nd 3rd 4th 5th 6th 7th 8th first second third fourth fifth sixth seventh eighth angle centerline channel penny perpendicular plate diameter angle A/C AD ADDL ADJ AFC AFF AFG AFS AHU ALUM APPROX ARCH ASPH A/V Air Conditioning Area Drain Additional Adjacent, Adjustable Above Finished Counter Above Finished Floor Above Finished Grade Above Finished Slab Air Handling Unit Aluminum Approximate Architect(ural) Asphalt Audio Visual B PL BAT BB BITUM BLDG BLW BM BO BOT BRG BRKT BSMT BTWN Base Plate Batten Baseboard Bituminous Building Below Beam Bottom of Bottom Bearing Bracket Basement Between C CONC CAB CFMF CIP CJ CL CLG CLO CLR CMU CO COL COMM CONC CPT CSMT CTR Cast Concrete Cabinet Cold Formed Metal Framing Cast in Place Control Joint Centerline Ceiling Closet Clear Concrete Masonry Unit Cleanout Column Commercial Concrete Carpet Casement Center D DEMO DET DF DH DIA DIM(S) DMPF DR DS DTL DW Deep Demolition Detail Drinking Fountain Double Hung Diameter Dimension(s) Damproofing Drain Downspout Detail Dishwasher E EA EJ EL ELEC ELEV EMER ENCL EOS EP EQ EQUIP ESMT EXHV EXST EXT East Each Expansion Joint Elevation Electric(al) Elevator Emergency Enclosure Edge of Slab Edge of Pavement Equal Equipment Easement Exhaust Vent Existing Exterior FA FAR FAS FCU FD FE FEC FIN FIN FLR FIN GR FLASH FLR FO FOC FOM FOS FOW FP FRP FRTW FRZ FS FT FTG FURG FURN FW Fire Alarm Floor Area Ratio Fascia Fan Coil Unit Floor Drain Fire Extinguisher Fire Extinguisher Cabinet Finish(ed) Finish Floor Finish Grade Flashing Floor Finished Opening Face of Concrete Face of Masonry Face of Stud Face of Wall Fireplace Fiber Reinforced Plastic Fire Retardant Treated Wood Freezer Floor Sink Foot or Feet Footing Furring Furniture Fire Wall G DISP GALV GC GDR GFCI GLZ GSB GUT GYP BD Garbage Disposal Galvanized General Contractor Guard Rail Ground Fault Circuit Interrupter Glazing Gypsum Sheathing Board Gutter Gypsum Board H PT HB HC HCWD HD HDR HDW HGT HMD HMDF HNDRL HORIZ HSKPG HWT High Point Hose Bib Handicap(ped) Hollow Core Wood Door Hand Dryer Header Hardware Height Hollow Metal Door Hollow Metal Door Frame Handrail Horizontal Housekeeping Hot Water Tank IAQ IBC ID IFS IIC ILLUM IN INCL INFO INSTL INSUL INT INV INV EL Indoor Air Quality International Building Code Inside Diameter Inside Face of Stud Impact Isolation Class Illumination Inch(es) Included(ing) Information Install Insulation Interior Invert Invert Elevation JAN J-BOX JS JST JT Janitor Junction Box Janitor's Sink Joist Joint KD KIT KO KOP Kiln Dried Kitchen Knock Out Knock Out Panel L CLO L PT L&P LAM LAU LAV LC LD LDG LF INS LGTH LH LKR LL LMST LNDSCP LOC LP LT WT LVD LVR LWC LYR Linen Closet Low Point Lath & Plaster Laminate(d) Laundry Lavatory Laundry Chute Linear Diffuser Landing Loose Fill Insulation Length Left Hand Locker Live Load Limestone Landscape Location Light Pole Lightweight Louvered Louver Lightweight Concrete Layer MACH ROM MAINT MAS MATL MAU MAX MC MCB MECH MECH RM MEMB MEZZ MF MFD MFR REC MIN MIRR MISC ML ML&P MLDG MLWK MO MTD MTL MTLB MTLD MTLF MTLR MULL MULT Machine Room Maintenance Masonry Material Make Up Air Maximum Metal Clad Metal Corner Bead Mechanical Mechanical Room Membrane Mezzanine Mill Finish Manufactured Manufacturer Recommendation Minimum Mirror Miscellaneous Metal Lath Metal Lath & Plaster Molding Millwork Masonry Opening Mounted Metal Metal Base Metal Door Metal Flashing Metal Roof(ing) Mullion Multiple N NA NAT NC NCMBL NE NFPA NIC NO NOM NR NRC NTS North Not Applicable Natural Noise Criteria Non-combustible Not Exceeding National Fire Protection Assoc. Not in Contract Nominal Number Noise Reduction Noise Reduction Coefficient Not to Scale OA OC OD OFD OFC OFS OH OPNG OPP OPR OPT OR ORD OUT OVFL Overall, Outside Air On Center Outside Diameter Overflow Drain Office Outside Face of Studs Overhang, Overhead Opening Opposite Operable Optional Outside Radius Overflow Roof Drain Outlet Overflow PART PAT PCC PERF PERIM PERP PK GAR PK LOT PL PLAM PLAS PLB PLBG PLF PSF PSI PLYWD PMTL PNL POS PRCST PREFAB PREFIN PRKG PROP PT PT CONC PVC PWR Partial Pattern Precast Concrete Perforated Perimeter Perpendicular Parking Garage Parking Lot Property Line or Plate Plastic Laminate Plaster Plumb Plumbing Pounds Per Lineal Foot Pounds Per Square Foot Pounds Per Square Inch Plywood Painted Metal Panel Point of Sale Precast Prefabricated Prefinished Parking Property Paint Post Tensioned Concrete Polyvinyl Chloride Power QC QT QTY Quality Control Quarry Tile Quantity R RA RB HK RCP RD RDG INS RE REC RECPT REF REINF REQ'D RES RESIL REST RET REV RF RFG RFI RFL RH RM RO ROW RS RV RVL Riser Return Air Robe Hook Reflected Ceiling Plan Roof Drain Rigid Insulation Reference/Refer To Recessed Receptacle Refrigerator Reinforce Required Residential Resilient Restroom Retain(ing) Revis(e) (ed) (ion) Resilient Flooring Roofing Request for Information Reflect(ed) (ive) Right Hand Room Rough Opening Right of Way Rough Sawn Roof/Radon Vent Reveal S S1S S2S S4S SA SCHED SCHEM SCP SCRN SD SDG SECT SF SGD SHR SHRD SHT SHTH'G SIM SMP SND INS SOG SPEC SPKLR SPKR SQ SS SST STAG STC STD STL STOR STRUCT SUB SUB FL SURV SUSP SVC SYMM South Surfaced One Side Surfaced Two Sides Surfaced Four Sides Supply Air Schedule Schematic Scupper Screen Smoke Detector, Storm Drain Siding Section Square Foot Sliding Glass Door Shower Shower Drain Sheet Sheathing Similar Sump Pump Sound Insulation Slab On Grade Specification(s) Sprinkler Speaker Square Solid Surface Stainless Steel Staggered Sound Transmission Class Standard Steel Storage Structural Substitute Subfloor Survey Suspended Service Symmetrical T T&G TBD TEL TEL JK TFF THK THR THRUOUT TMPD TO TO FIN TO PLY TOB TOC TOF TOJ TOPL TOS TOW TPH TV TYP Tread Tongue and Groove To Be Determined Telephone Telephone Jack Top of Finish Floor Thickness Threshold Throughout Tempered Top Of Top of Finish Top of Plywood (Sheathing) Top of Beam Top of Column Top of Concrete Top of Curb Top of Footing Top of Joist Top of Plate Top of Slab Top of Steel Top of Wall Toiler Paper Holder Television Typical UC UL UNFIN UNO UTIL Undercut Underwriters Laboratory Unfinished Unless Noted Otherwise Utility VAN VAR VCT VERT VG VIF VNR VR Vanity Varies, Variable Vinyl Composition Tile Vertical Vertical Grain Verify In Field Veneer Vapor Retarder W W/D W/ W/O WC WD WDW WP WPM WRB WWF WWM West, Width Washer / Dryer With Without Watercloset Wood Window Waterproofing Waterproof Membrane Weather Resistive Barrier Welded Wire Fabric Welded Wire Mesh XXX 1 X/XXX 1 2 3 4 A9.1 A4.1 1 TRUE NORTH PLAN NORTH DOOR NUMBER NORTH ARROW ELEVATION MARKER CEILING HEIGHT, REF. LEVEL AS INDICATED ASSEMBLY TYPE KEY BUILDING SECTION CUT KEY WALL SECTION CUT KEY EXTERIOR ELEVATION SYMBOL 1 A7.X SIM. 1 A5.1 T.O. XXXX 99'-0' B.O. CLG. X'-X" INTERIOR ELEVATION SYMBOL WINDOW NUMBER ELEVATION VIEW NUMBER A4.1 1 ELEVATION SHEET NUMBER BUILDING GRIDX X ROOM NAME & NUMBER REVISION CLOUD & TAG A7.1 1 SIM DETAIL CALLOUTS GLAZING SYMBOL A1.1.3 VIEW REFERENCE 101 ROOM NAME W -1 A2.0 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:12 PM As indicated A0.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH PROJECT INFO AND APPROVALS 2026.01.04 HPC CONCEPTUAL 200 2 2 3 3 B B D D 1 1 4 4 5 5 C C 73 SF LOWER LEVEL ADDITION 3,063 SF x 2.4% = 73 SF A A 6 6 E E A0.04 4 A0.04 5 A0.04 6 A0.04 7 A0.04 8 A0.04 9 2 2 3 3 B B D D 1 1 4 4 5 5 C C 1085 SF MAIN LEVEL HISTORIC 864 SF MAIN LEVEL ADDITION GARAGE 250 SF EXEMPT OVER EXEMPTION = 174 SF SECOND 250 @ 50% = 87 SF 87 SF GARAGE A A 6 6 E E EXEMPT FRONT PORCH 2 2 3 3 B B D D 1 1 4 4 5 5 C C 672 SF UPPER LEVEL HISTORIC ROOF A A 6 6 E E BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB 23 1456 662 SF BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB BDC AE 522 SF EXPOSED 39 SF 3'-6"BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB 2 31 4 5 6 689 SF EXPOSED 19 SF BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB B DC E 383 SF BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB39 SF BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB BA 112 SF Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:18 PM 1/8" = 1'-0" A0.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH FLOOR AREA CALCULATIONS SCALE:A0.04 1/8" = 1'-0" 3 basement level proposed far SCALE:A0.04 1/8" = 1'-0" 2 level 1 proposed far SCALE:A0.04 1/8" = 1'-0" 1 level 2 proposed far Area Schedule (FAR Proposed) Level Name Area BASEMENT LEVEL BASEMENT LEVEL LOWER LEVEL ADDITION 73 SF LEVEL 1 LEVEL 1 MAIN LEVEL HISTORIC 1085 SF LEVEL 1 GARAGE 87 SF LEVEL 1 MAIN LEVEL ADDITION 864 SF LEVEL 2 LEVEL 2 UPPER LEVEL HISTORIC 672 SF 2782 SF 2,532 SF (ALLOWABLE) 2,782 SF (ALLOWABLE W/ 250 SF HPC BONUS) 2,782 (PROPOSED) DECK @ 15% = 380 SF (ALL DECKS AT GRADE) PROPOSED FLOOR AREA CALCULATIONS WALL # TOTAL WALL AREA EXPOSED WALL AREA NORTH 662 SF EAST 522 SF 39 SF SOUTH 689 SF WEST 1 383 SF 19 SF WEST 2 39 SF WEST 3 112 SF TOTALS 2,407 SF 58 SF (2.4%) SCALE:A0.04 1/8" = 1'-0" 4 NORTH SCALE:A0.04 1/8" = 1'-0" 5 EAST SCALE:A0.04 1/8" = 1'-0" 6 SOUTH SCALE:A0.04 1/8" = 1'-0" 7 WEST 1 SCALE:A0.04 1/8" = 1'-0" 8 WEST 2 SCALE:A0.04 1/8" = 1'-0" 9 WEST 3 2026.01.04 HPC CONCEPTUAL 201 DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY STEP PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIO5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACK10' ACCESSORY SETBACKPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTA A 6 6 E ELOWER WOOD DECKWOOD FENCE UPPER WOOD DECK OVERHANGW G CTV EX-UT T SS SS SETPFLAGSTONE PATION. MONARCH STREETMAILBOX WINDOW WELL DORMER LOT A LOT B LOT C LOT D LOT E LOT K LOT L LOT M LOT N ALLEY BLOCK 78 PROPERTY AREA 5634+SQ.FT. 0.129+AC. TWO -STORY VICTORIAN HOUSE 212 N. MONARCH STREET 10' PRINCIPAL SETBACK5' GARAGE/ACCESSORYFOUND REBAR & 1 1/2" ALUMINUM CAP LS2376 WOOD RETAINING WALL (TYPICAL)FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP HCE LS38215 (20.69' WIDE) UNDEVELOPED SHED ENCROACHES INTO ALLEY 2.8'+ SITE BENCHMARK FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP LS9018 ELEVATION: 7899.14 FOUND REBAR & 1 1/4" ORANGE PLASTIC CAP LS28643 PAVERSROCKS STONE RETAININGPAVERS 7 9 0 0 78987899EXISTING VEGITATION EXISTING VEGITATION EXISTING VEGITATION EXISTING VEGITATION Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:18 PM 1/8" = 1'-0" A1.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN EXISTING SCALE: PLAN NORTH TRUE NORTH A1.01 1/8" = 1'-0" 1 SITE PLAN 2026.01.04 HPC CONCEPTUAL 202 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E EPATIOWINDOW WELL WINDOW WELL WINDOW WELL GARAGE ENTRANCE N. MONARCH STREETLOT A LOT B LOT C LOT D LOT E LOT K LOT L LOT M LOT N ALLEY BLOCK 78 SITE BENCHMARK GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ADJUSTED TO AVOID TREE AND RESEMBLE ORIGINAL, HISTORIC APPROACH ENTRY PORCH5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACKACCESSORY SETBACKCONCRETE CURB & GUTTEREDGE OF PAVEMENTMAILBOX 5' GARAGE/ACCESSORYFOUND REBAR & 1 1/2" ALUMINUM CAP LS2376 WOOD RETAINING WALL (TYPICAL)FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP HCE LS38215 (20.69' WIDE) UNDEVELOPED FOUND REBAR & 1 1/4" YELLOW PLASTIC CAP LS9018 ELEVATION: 7899.14 FOUND REBAR & 1 1/4" ORANGE PLASTIC CAP LS28643 STONE RETAININGPAVERS CTV SS SS PORCH OVERHANGSITE RETAINING WALL (6.4' MAXIMUM HEIGHT) SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) SINGLE - FAMILY RESIDENCE MAIN LEVEL FINISHED FLOOR ELEV.: 7901.31 8' 6" x 18' 0" PARKING SPACE CONCRETE SIDEWALK LENGTH OF PROPERTY, ATTACHED TO CURB PER COA ENGINEERING, RE: CIVILW WWWW 10'-0" 15'-0"3'-8"10'-0" 5'-0"5'-0"6'-3"15'-3" 6'-2"6'-3"6'-2" GEX-UT T Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:22:21 PM 1/8" = 1'-0" A1.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN PROPOSED SCALE: PLAN NORTH TRUE NORTH A1.02 1/8" = 1'-0" 1 SITE PLAN PROPOSED 2026.01.04 HPC CONCEPTUAL 203 B B D D 5 5 C C A A 6 6 E E 3 A1.03 3 A1.03 1 A1.03 1 A1.03 2 A1.03 2 A1.03 BEDROOM BEDROOM CONCEALED LOUNGE/SPEAKEASY 12'-3"WINE ROOM CONCEALED DOOR BEDROOM RETAINING, RE: CIVIL BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. FOOTING 7887'-11 23/32" LEVEL 3 7922'-2 23/32" T.O. PLY 5 6 LEVEL 2 P 7911'-3 23/32" T.O. PLY 87.00 92.80 94.00 98.32 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. FOOTING 7887'-11 23/32" LEVEL 3 7922'-2 23/32" T.O. PLY 5 6 LEVEL 2 P 7911'-3 23/32" T.O. PLY 0.07 1.01 91.52 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. FOOTING 7887'-11 23/32" LEVEL 3 7922'-2 23/32" T.O. PLY 5 6 LEVEL 2 P 7911'-3 23/32" T.O. PLY WINDOW WELL 97.75 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:23 PM As indicated A1.03 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH SITE PLAN PROPOSED RETAINING SCALE: PLAN NORTH TRUE NORTH A1.03 1/4" = 1'-0" A SITE RETAINING PLAN SCALE:A1.03 1/8" = 1'-0" 1 Section R1 SCALE:A1.03 1/8" = 1'-0" 2 Section R2 SCALE:A1.03 1/8" = 1'-0" 3 Section R3 204 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E EPATIOWINDOW WELL WINDOW WELL WINDOW WELL GARAGE ENTRANCE N. MONARCH STREETGRAVEL DRIVEWAY W/STONE BORDER ENTRY PORCH5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPAL SETBACK10' ACCESSORY SETBACKCONCRETE CURB & GUTTEREDGE OF PAVEMENT10' PRINCIPAL SETBACK5' GARAGE/ACCESSORYWOOD RETAINING WALL (TYPICAL)STONE RETAININGPAVERS EXISTING VEGITATION EXISTING VEGITATION EXISTING VEGITATION EXISTING VEGITATION REMOVED TO HIGHLIGHT VIEWS OF HISTORIC RESOURCE PORCH OVERHANGEXISTING VEGETATION REMOVED VEGETATION ADDED VEGETATION SITE RETAINING WALL (6.4' MAXIMUM HEIGHT) SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) PAVER WALK ADJUSTED TO AVOID TREE AND RESEMBLE ORIGINAL, HISTORIC APPROACH MAILBOX 3'-8"10'-0" 5'-0"5'-0"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:25 PM 1/8" = 1'-0" A1.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LANDSCAPE PLAN SCALE: PLAN NORTH TRUE NORTH A1.04 1/8" = 1'-0" 1 LANDSCAPE PLAN 2026.01.04 HPC CONCEPTUAL 205 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:37 PM A1.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH PERSPECTIVES 2026.01.04 HPC CONCEPTUAL 206 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY STEP PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIO5' SIDE SETBACK 5' SIDE SETBACK 10' PRINCIPALSETBACK10' ACCESSORY SETBACKPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTWOOD DECKWOOD FENCE 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E PAVER WALK ENTRY PORCHFLAGSTONEPATIOPORCH OVERHANGWOOD DECKWOOD FENCE 2 STORY GABLE ROOF 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E GRAVEL DRIVEWAY W/STONE BOARDER PAVER WALK ENTRY PORCHPAVER PATIO WOOD SHEDFLAGSTONEPATIOPORCH OVERHANGCONCRETE CURB & GUTTEREDGE OF PAVEMENTWOOD DECKWOOD FENCE STONE PATH 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E ENTRY PORCHPORCH OVERHANGWOOD DECKWOOD SHED GARAGE CARRIAGE HOUSE 1 STORY HIP ROOF Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:40 PM 3/32" = 1'-0" A1.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - SITE PLAN EXISTING 2020 EXISTING 1980 EXISTING 2004 EXISTING 1898 2026.01.04 HPC CONCEPTUAL 207 UP A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E 173"157"34" A4.02 2 BASEMENT Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:41 PM 1/4" = 1'-0" A2.00 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.00 1/4" = 1'-0" 1 BASEMENT EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 208 UP DN A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C FP 35"36"32"30"30" 34" 30"30"32"63 1/2"60"118"9 1/2"32"35"8 1/2"3"26" 100"30"17"60"42"16 1/2"41"22 3/4" 31" 24 1/2"10 1/4"44 1/4" 9 1/2" 34 1/4"79 1/2"10 1/4"149"75 3/4"28"34 1/4"30"28 1/2"52 3/4"28 1/2"52 3/4"28 1/2"33 3/4"31 1/4"12 1/2"105 1/4"59 1/4"32 1/2"167 3/4"39 3/4"63"59 1/2" 22 1/4"21 1/4"40"27 1/2"31" A A 6 6 E E103 3/4"46 3/4"274"55 1/2"50 3/4"46"291 1/4" 284 1/2"110"49 1/2"99"164"53"54 3/4"15 3/4"39 3/4"55 1/2"186"242 1/2"71 1/2"20"358"46"53"84" 3 1/4" 61"64" A4.02 2 70" A0.01 1 FAMILY ROOM BATH OFFICE DINING KITCHEN PANTRY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:42 PM 1/4" = 1'-0" A2.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01 1/4" = 1'-0" 1 LEVEL 1 EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 209 A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C27"39"27 1/4"30"32"26"26"32" 30"33 1/4"39"17 1/4"72"17 1/4"32"32"32"78"82"33"80 1/2"28 1/2"54"7"83 1/2"89 1/2"11 1/4" 75 1/2" 23 1/2"26"84 1/2"170"22"9 1/4" 25"48"31 1/2"10 1/2" 66 1/2"65 1/2"21 1/4"21"64 1/4"98"31 1/2"9"64 1/4"106 1/2"35 3/4"48"33"17"15"5"47"6" 105 1/4" 30"48 1/4"58 1/4"92 3/4"4 1/2"30" 48" 211 1/2"4 1/2"A A 6 6 E E7"242 1/2"186"137 3/4"216 3/4"214"74 1/2"27"39 1/4"A4.02 2 A0.01 1 BED BED BED BATH BATH BED CLOSETS Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:43 PM 1/4" = 1'-0" A2.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.02 1/4" = 1'-0" 1 LEVEL 2 EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 210 A4.02 1 A4.03 1 A4.04 1 A4.01 1 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E A4.02 2 A0.01 1 221"346" 222"325 1/4"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:44 PM 1/4" = 1'-0" A2.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXISTING - ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.04 1/4" = 1'-0" 1 ROOF EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 211 UP 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:44 PM 1/4" = 1'-0" A2.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.05 1/4" = 1'-0" 1 DIAGRAM BASEMENT EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 212 UP DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E FP HISTORIC RESOURCE NON-HISTORIC ADDITION Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:45 PM 1/4" = 1'-0" A2.06 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.06 1/4" = 1'-0" 1 DIAGRAM LEVEL 1 EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 213 DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E NON-HISTORIC SECOND STORY ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:46 PM 1/4" = 1'-0" A2.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - EXISTING - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.07 1/4" = 1'-0" 1 DIAGRAM LEVEL 2 EXISTING PLAN 2026.01.04 HPC CONCEPTUAL 214 W/DW/D1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C BEDROOM BEDROOM GYM LOUNGE/MEDIA A A CONCEALED LOUNGE/SPEAKEASY 6 6 E E12'-3"TV 3 A1.03 3 A1.03 BATH A4.05 1 A4.06 1 A4.07 1 A4.08 1 1 A1.03 1 A1.03 MECH SPACE MECH/CHASE LAUNDRY STEAM OWNER'S CLOSET STEAM UNITS WINE ROOM CONCEALED DOOR BEDROOM ELEC/AV ROOM RETAINING, RE: CIVIL 2 A1.03 2 A1.03 3'-8"10'-0" 5'-0"5'-0"3'-8"6'-3"6'-5" 6'-2"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:46 PM 1/4" = 1'-0" A2.20 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.20 1/4" = 1'-0" 1 BASEMENT FLOOR PLAN 2026.01.04 HPC CONCEPTUAL 215 UP DN 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C OFFICE/STUDIO FAMILY KITCHEN GARAGE A A 6 6 E E PANTRY REF/FRZ DINING FIREPLACE BEDROOM ENTRY CLOSET ENTRY PATIO AT GRADE 3 A1.03 A4.05 1 A4.07 1 A4.08 1 A4.08 2 A4.06 2 1 A1.03 PANTRY MUDROOM WINDOW WELL WINDOW WELL UTILITIES PATIO AT GRADE PATIO AT GRADE FP 2 A1.03 8' 6" x 18' 0" PARKING SPACE GARAGE ENTRANCE GRAVEL DRIVEWAY W/STONE BOARDER ROOF ABOVEROOF ABOVE RETAINING WALL 36" GUARDRAIL AT WINDOW WELLS PER IBC 1031.6 AND 1015.2 36" GUARDRAIL AT WINDOW WELLS PER IBC 1031.6 AND 1015.2 36" GUARDRAIL AT WINDOW WELLS PER IBC 1031.6 AND 1015.2 WINDOW WELL3'-8"3'-8"10'-0" 5'-0"5'-0"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:47 PM 1/4" = 1'-0" A2.21 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.21 1/4" = 1'-0" 1 LEVEL 1 FLOOR PLAN 2026.01.04 HPC CONCEPTUAL SCREENED PORCH 216 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C CLOSET MASTER BATH MASTER BEDROOM A A 6 6 E E 3 A1.03 3 A1.03 A4.05 1 A4.07 1 OPEN TO BELOW A4.08 2 A4.06 2 1 A1.03 1 A1.03 MIRROR 2 A1.03 2 A1.03 3'-8"10'-0" 5'-0"5'-0"6'-2"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:48 PM 1/4" = 1'-0" A2.22 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.22 1/4" = 1'-0" 1 LEVEL 2 FLOOR PLAN 2026.01.04 HPC CONCEPTUAL 217 1 A5.02 1 A5.02 2 2 3 3 B B D D 1 A5.04 1 A5.04 1 A5.03 1 A5.03 1 A5.01 1 A5.01 1 1 4 4 5 5 C C A A 6 6 E E 3 A1.03 3 A1.03 A4.05 1 A4.06 1 A4.07 1 A4.08 1 A4.08 2 A4.06 2 1 A1.03 1 A1.03 2 A1.03 2 A1.03 ASPHALT SHINGLES TO MATCH EXISTING ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO REMAIN METAL METAL3'-8"10'-0" 5'-0"5'-0"6'-2"Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:48 PM 1/4" = 1'-0" A2.23 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH ROOF LEVEL PLAN SCALE: PLAN NORTH TRUE NORTH A2.23 1/4" = 1'-0" 1 ROOF LEVEL PLAN 2026.01.04 HPC CONCEPTUAL 218 W/DW/D2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E EXISTING FOOTPRINT PROPOSED FOOTPRINT BEDROOM BEDROOM GYM LOUNGE/MEDIA CONCEALED LOUNGE/SPEAKEASY TV BATH MECH SPACE MECH/CHASE LAUNDRY STEAM OWNER'S CLOSET STEAM UNITS WINE ROOM CONCEALED DOOR BEDROOM ELEC/AV ROOM RETAINING, RE: CIVIL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:49 PM 1/4" = 1'-0" A2.25 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - BASEMENT LEVEL FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.25 1/4" = 1'-0" 1 DIAGRAM BASEMENT FLOOR PLAN 2026.01.04 HPC CONCEPTUAL 219 UP DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E OFFICE/STUDIO FAMILY KITCHEN GARAGE PANTRYDINING FIREPLACE BEDROOM ENTRY CLOSET POWDER BATH ENTRY EXISTING FOOTPRINT PROPOSED FOOTPRINT PANTRY REF/FRZ PATIO AT GRADE MUDROOM PATIO AT GRADE PATIO AT GRADE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:50 PM 1/4" = 1'-0" A2.26 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.26 1/4" = 1'-0" 1 DIAGRAM LEVEL 1 FLOOR PLAN 2026.01.04 HPC CONCEPTUAL 220 DN 2 2 3 3 B B D D 1 1 4 4 5 5 C C A A 6 6 E E EXISTING FOOTPRINT PROPOSED FOOTPRINT CLOSET MASTER BATH MASTER BEDROOM OPEN TO BELOW MIRROR Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:50 PM 1/4" = 1'-0" A2.27 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM - LEVEL 2 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.27 1/4" = 1'-0" 1 LEVEL 2 FLOOR PLAN 2026.01.04 HPC CONCEPTUAL 221 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" 23 1456 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:52 PM 1/4" = 1'-0" A4.01 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.01 1/4" = 1'-0" 1 NORTH ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 222 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" BDC AE LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. RIDGE 7930'-4 7/32" B LEVEL 3 7922'-2 23/32" T.O. PLY C LEVEL 2 P 7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:55 PM 1/4" = 1'-0" A4.02 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.02 1/4" = 1'-0" 1 EAST ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 223 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" 2 31 4 5 6 Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:07:57 PM 1/4" = 1'-0" A4.03 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.03 1/4" = 1'-0" 1 SOUTH ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 224 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" B DC E Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:00 PM 1/4" = 1'-0" A4.04 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS EXISTING SCALE:A4.04 1/4" = 1'-0" 1 WEST ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 225 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" 23 1456 LEVEL 2 P 7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO MATCH EXISTING 18'-9"11'-1"DRIVEWAY TO BE REGRADED TO BE LEVEL WITH GARAGE 3 12 EQEQMIDPOINT OF 3:12 ROOF Aspen LUC Sec. 26.575.020.f.b: Roofs with a pitch from 3:12 to 7:12. The height of a building with a roof pitch from 3:12 to 7:12 shall be measured from the ground to the point of the roof vertically halfway between the eave point and the ridge. There shall be no limit on the height of the ridge.25'-0"25'-0"25' HEIGHT RESTRICTION 2 12 2:12 ROOF COMPLETELY BELOW HEIGHT RESTRICTION Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:02 PM 1/4" = 1'-0" A4.05 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.05 1/4" = 1'-0" 1 NORTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 2026.01.04 HPC CONCEPTUAL 226 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" BDC AE LEVEL 2 P 7911'-3 23/32" T.O. PLY 18'-9"METAL 12'-4"25'-0"MIDPOINT OF 3:12 ROOF Aspen LUC Sec. 26.575.020.f.b: Roofs with a pitch from 3:12 to 7:12. The height of a building with a roof pitch from 3:12 to 7:12 shall be measured from the ground to the point of the roof vertically halfway between the eave point and the ridge. There shall be no limit on the height of the ridge. See north elevation on A4.05 2:12 ROOF COMPLETELY BELOW HEIGHT RESTRICTION LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" BDC LEVEL 2 P 7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:05 PM 1/4" = 1'-0" A4.06 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.06 1/4" = 1'-0" 1 EAST ELEVATION PROPOSED SCALE:A4.06 1/4" = 1'-0" 2 EAST ELEVATION 2 2026.01.04 HPC CONCEPTUAL 227 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. RIDGE 7930'-4 7/32" 2 3 LEVEL 3 7922'-2 23/32" T.O. PLY 1 4 5 6 LEVEL 2 P 7911'-3 23/32" T.O. PLY 18'-9 57/128"11'-0 143/256"ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO MATCH EXISTING Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:07 PM 1/4" = 1'-0" A4.07 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 2026.01.04 HPC CONCEPTUAL 228 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" B DCA E LEVEL 2 P 7911'-3 23/32" T.O. PLY ASPHALT SHINGLES TO REMAIN ASPHALT SHINGLES TO REMAIN LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" B DCA E LEVEL 2 P 7911'-3 23/32" T.O. PLY 12'-6 9/128"18'-9 57/128"METAL Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:11 PM 1/4" = 1'-0" A4.08 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH EXTERIOR ELEVATIONS PROPOSED SCALE:A4.08 1/4" = 1'-0" 1 WEST ELEVATION PROPOSED SCALE:A4.08 1/4" = 1'-0" 2 WEST ELEVATION PROPOSED EXTENSION WALKWAY TO BE RETURNED TO ORIGINAL STRAIGHT CONDITION BUT MOVED TO SOUTH TO AVOID TREE FASCIA DETAILS TO BE REFRESHED ADD DENTAL ROOF RIDGE TREATMENT TO MATCH ORIGINAL HISTORIC DESIGN SCREEN PORCH ADDED AND ENTRY MOVED TO MATCH HISTORIC LAYOUT VEGETATION TO BE PLANTED ALONGSIDE THE HOUSE AND TOWARDS THE REAR TO HIGHLIGHT AND FRAME HISTORIC RESOURCE AND CONCEAL PROPOSED EXTENTION RENDERED PROPOSED ELEVATION 2026.01.04 HPC CONCEPTUAL 229 LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" 23 145 NON HISTORIC ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:13 PM 1/4" = 1'-0" A4.09 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.09 1/4" = 1'-0" 1 DIAGRAM NORTH ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 230 LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" BDCE NON-HISTORIC ADDITION LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" BC HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:17 PM 1/4" = 1'-0" A4.10 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.10 1/4" = 1'-0" 1 DIAGRAM EAST ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 231 LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" 2 31 4 5 6 NON-HISTORIC ADDITION HISTORIC RESOURCE Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:20 PM 1/4" = 1'-0" A4.11 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.11 1/4" = 1'-0" 1 DIAGRAM SOUTH ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 232 BASEMENT LEVEL 7889'-9 23/32" T.O. SLAB LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" T.O. FOOTING 7887'-11 23/32" B DCA E HISTORIC RESOURCE LEVEL 2 P 7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:23 PM 1/4" = 1'-0" A4.12 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS EXISTING SCALE:A4.12 1/4" = 1'-0" 1 DIAGRAM WEST ELEVATION EXISTING 2026.01.04 HPC CONCEPTUAL 233 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" 23 1456 PROPOSED LEVEL 2 P 7911'-3 23/32" T.O. PLY RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:25 PM 1/4" = 1'-0" A4.13 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.13 1/4" = 1'-0" 1 DIAGRAM NORTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 2026.01.04 HPC CONCEPTUAL 234 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" BDC AE PROPOSED LEVEL 2 P 7911'-3 23/32" T.O. PLY PROPOSED RESTORED TO HISTORIC CONDITOIN LEVEL 1 7901'-3 23/32" T.O. PLY LEVEL 2 7912'-2 23/32" T.O. PLY ROOF LEVEL 7923'-9 23/32" ? T.O. RIDGE 7930'-4 7/32" BD LEVEL 3 7922'-2 23/32" T.O. PLY C LEVEL 2 P 7911'-3 23/32" T.O. PLY Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:28 PM 1/4" = 1'-0" A4.14 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.14 1/4" = 1'-0" 1 DIAGRAM EAST ELEVATION PROPOSED SCALE:A4.14 1/4" = 1'-0" 2 DIAGRAM EAST ELEVATION PROPOSED 2 2026.01.04 HPC CONCEPTUAL 235 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" 2 31 4 5 6 LEVEL 2 P 7911'-3 23/32" T.O. PLY SCREENED IN PORCH AS SEEN IN HISTORICAL IMAGES PROPOSED RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:30 PM 1/4" = 1'-0" A4.15 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.15 1/4" = 1'-0" 1 DIAGRAM SOUTH ELEVATION PROPOSED ORIGINAL HISTORIC HIP ROOF TO BE ADDED BACK IN NEW DESIGN 2026.01.04 HPC CONCEPTUAL 236 LEVEL 1 7901'-3 23/32" T.O. PLY T.O. RIDGE 7930'-4 7/32" B DCA E LEVEL 2 P 7911'-3 23/32" T.O. PLY PROPOSED RESTORED TO HISTORIC CONDITOIN Contractor must verify all dimensions on site before commencing work or preparing shop drawings. Do not scale drawings. Date generated Sheet number Sheet title Scale Project number 1" Sheet size 24"X36" Size check Project Address Notes & Legend Recent revision history Stamp # DescriptionDate © Bryan May Architecture LLC bryan may architecture+interiors © Bryan May Architecture LLC (BMA) The information and design intent contained within this document is the property of BMA. No part of this information may be used without the prior written permission of BMA. BMA shall retain all common law statutory and other reserved rights, including copyright thereto. www.bryanmayarchitecture.com 970.300.2086 Autodesk Docs://212 Monarch/2313_212 Monarch.rvt1/23/2026 9:08:32 PM 1/4" = 1'-0" A4.16 2313 212 N MONARCH ST ASPEN, CO 81611 MONARCH DIAGRAM EXTERIOR ELEVATIONS PROPOSED SCALE:A4.16 1/4" = 1'-0" 1 DIAGRAM WEST ELEVATION PROPOSED WALKWAY TO BE RETURNED TO ORIGINAL STRAIGHT CONDITION FASCIA DETAILS TO BE REFRESHED ADD DENTAL ROOF RIDGE TREATMENT TO MATCH ORIGINAL HISTORIC DESIGN SCREEN PORCH ADDED AND ENTRY MOVED TO MATCH HISTORIC LAYOUT VEGETATION TO BE PLANTED ALONGSIDE THE HOUSE AND TOWARDS THE REAR TO HIGHLIGHT AND FRAME HISTORIC RESOURCE AND CONCEAL PROPOSED EXTENTION 2026.01.04 HPC CONCEPTUAL 237 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 1/26/2026SITE PLANC1811Exhibit B238 SSHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 1/26/2026GRADING PLANC2811239 SSHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.O. BOX 3901, EAGLE, COLORADO 81631 (970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 212 NORTH MONARCH STREET SOUTH 62 FEET OF LOTS A, B, C IN BLK 78 ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 24.013 1/26/2026UTILITY PLANC3811240 LPA-25-049_BuildingComment Page Label: 108 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Current building amendments do not allow grates over emergency escape window wells. Window wells set into patio or walking surfaces must be provided with complaint guards. Amended IBC 1031.6 and 1015.2 Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf (4) Page Label: 108 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Building structure less than 5' from the property line requires 1 hour fire rated exterior wall construction per IBC 705.5. Eaves and similar projections must comply with 705.2. Openings in walls shall comply with IBC 705.8. Page Label: 120 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Additions shall fully comply with all relevant sections of the amedned 2021 IECC (or currently adopted energy code based on time of building permit submittal as this may change by next summer). Review section 502 in detail and ensure plans submitted for building permit are fully compliant. Page Label: 123 File Name: Conceptual Land Use Application_212 N. Monarch_04.25.25_Updated (Version 1).pdf Exterior materials on the addition or in areas of alteration, including anywhere that existing historic materials are being removed and replaced for an entire facade, shall comply with amended IBC ch 34 requirements (or the new state wildfire resistance code that will likely be adopted and enforced by next summer depending on time of building permit submittal). Ensure all wall, deck, roof, eave, etc. detailing is compliant.PATIOWINDOW WELL WINDOW WELL WINDOW WELL PAL SETBACKE/ACCESSORYWOOD RETAIN ING WALL (TYPICAL)FOUND REBAR & 1 1/4"YELLOW PLASTIC CAP HCE LS38215 ERS EX-UTT SITE RETAINING WALL (8.6' MAXIMUM HEIGHT) SITE RETAINING WALL (2.5' MAXIMUM HEIGHT) IDENCE ELEV.: 7901.31 Current building amendments do not allow grates over emergency escape window wells. Window wells set into patio or walking surfaces must be provided with complaint guards. Amended IBC 1031.6 and 1015.2 GARAGE ENTRANCE STONE RETAININGSIT(6.4 Building structure less than 5' from the property line requires 1 hour fire rated exterior wall construction per IBC 705.5. Eaves and similar projections must comply with 705.2. Openings in walls shall comply with IBC 705.8.3'-1 1/2"2'-9 3/4"1 A5.02 4 5 - --- Additions shall fully comply with all relevant sections of the amedned 2021 IECC (or currently adopted energy code based on time of building permit submittal as this may change by next summer). Review section 502 in detail and ensure plans submitted for building permit are fully compliant. 2 31 - --- Exterior materials on the addition or in areas of alteration, including anywhere that existing historic materials are being removed and replaced for an entire facade, shall comply with amended IBC ch 34 requirements (or the new state wildfire resistance code that will likely be adopted and enforced by next summer depending on time of building permit submittal). Ensure all wall, deck, roof, eave, etc. detailing is compliant. Exhibit C 241 Memorandum TO: Gillian White, gillian.white@aspen.gov Community Development Department FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: August 20, 2025 SUBJECT: Engineering Department Referral Comments PROJECT: LPA-25-049, 212 N Monarch St. Conceptual Historic Renovation COMMENTS: These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of the Historical Preservation Committee meeting. Other requirements may be requested at time of permit. 1. This project is a major level 2 engineering review. At permit review, the following will be required: a. Full Civil Set b. Excavation and stabilization plan c. Soils Report d. Drainage Report e. Construction Management Plan f. ECU Calculator g. Fire Suppression Memo (if upgrading line size for fire suppression) 2. A 5ft sidewalk will be required. 3. The water meter and backflow must be located as close to the point of entry as possible, ideally in a mechanical room. Currently it appears to be entering the building in the lounge. The water service line will not be permitted to run un-metered from the point of entry to the mechanical room. 4. The utilities shown on sheet A1.02 are the existing utilities, not the proposed utilities. This should be corrected. 242 Memorandum To: Gillian White HPC Community Development Department From: Joseph Pewitt, joseph.pewitt@aspen.gov Permit Coordinator Parks & Open Space Date: July 28, 2025 Subject: Parks Department Referral Comments Project: LPA-25-049, 212 N Monarch St – HP Major Review + Relocation These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of HP Major Review + Relocation of 212 N Monarch St. Additional information may be requested at the time of permit submittal. 1. A significant public landscape feature is proposed for removal. 2. The Parks and Open Space Department denies the approval for the removal of the existing mature 19” DBH Silver Maple situated upon the adjoining City right-of-way. a. The mature Silver Maple is in good condition, suitable for preservation, and contributes significant environmental, aesthetic, and health benefits to both residents and guests of the City. b. The current form of the Silver Maple features a canopy structure typical of the species, characterized by openness and high clearance. The tree’s lowest scaffold branches measure approximately 10 feet above grade. Consequently, the tree does not present any meaningful impairment to visibility. c. Given that the proposed removal is requested solely for the realignment of a pathway to a perpendicular orientation relative to the street , the Parks and Open Space Department requests consideration of an alternative design. 3. The Parks and Open Space Department respectfully requests the project team provide an alternative pathway configuration that may achieve the historic preservation objectives without compromising the health, longevity, and community benefits provided by this valuable public tree. 243 Building Permit Submittal Requirements: 1. Permit documents shall include an accurate tree survey for each site dated within one- year identifying locations of all trees four (4) inches or over identified by trunk diameter and species; three (3) inches or over for native species as defined by Ch.13.20.020(a). 2. Permit documents shall include tree removal plans, site specific tree protection and preservation plans, tree planting plans, and irrigation plans. 3. Existing Critical Root Zones to be protected and preserved shall be accurately illustrated to scale on development plan sheets with 1” of surveyed diameter at breast height (DBH) equaling 1’ radius of required Tree Protection Zone. 4. Tree Protection and preservation plans shall indicate the location of all protective zones and methodologies for approval by the City Forester and shall prohibit excavation, storage of materials, storage of construction backfills, storage of equipment, and access over or through the zone(s) by foot or vehicle. 5. Permit documents shall include, and note, proposed grade changes within Critical Root Zones to be protected and preserved throughout site disruption. 6. Permit documents shall include the location of all site improvements including subsurface improvements such as utilities, irrigation infrastructure, or foundation work. 7. Tree Protection Zones shall be erected and verified at the limits of Critical Root Zones to be protected and preserved throughout site disruption until a Certificate of Occupancy is issued for the development(s) or otherwise approved by the City Forester. 8. A Development-Related Tree Removal / Critical Root Zone Excavation Permit shall be submitted, reviewed, and issued by the City Forester upon completion of the Parks and Open Space building permit application review for the proposed development. a. Development-Related Tree Removal / Critical Root Zone Excavation Permit issuance is required prior to activity occurring on site. Mitigation for removals must be met by the replacement of trees on site, paying a cash-in-lieu fee, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code. 9. The applicant shall explore potential planting sites around the property and in the public right-of-way to allow sustainable planting and full maturation of all trees planted. 244 MEMORANDUM TO: Gillian White, Historic Preservation Officer Community Development Department FROM: Patrick Dressler, Planner Technician Community Development Department DATE: October 6, 2025 SUBJECT: Zoning Department Referral Comments PROJECT: 212 North Monarch // LPA-25-049 COMMENTS: These comments are not intended to be exhaustive. They are an initial response to the Land Use Application submitted for review. Other requirements may be requested at time of permit. The following comments must be addressed prior to conceptual hearing: • Elements in Table 3: HPC Benefits – Setback Variations and the proposed plans do not add up. For the north side yard, 3’8” is shown on plans but the variation is only for 1’2”, resulting in a north side yard setback of 3’10” (Sheet A1.02). The variation request should match the proposed plans. The combined side yard setback does not add up to the varied 12’ combined side yard setback. Please revise either the table or the plans. • Add underlying setbacks and requested variations on site plan and plan sheets (Sheets: A1.02, A2.20, A2.21, A2.22, A2.23, A2.25, A2.26, and A2.27). Additional comments may be issued regarding setbacks once this is provided. Dimension the projection on the north side of the garage for the foundation and the above grade wall into the setback. Either request an additional variation for the wing wall on the North or revise the plans. There is no exception to setbacks for wing walls. • Provide height points for garage showing compliance with 26.575.020.f and the maximum height in the R-6 zone district; 25 feet (26.710.040.d.8). The following comments must be addressed prior to final hearing: • If any exterior lighting is proposed, provide proposed lighting plan, fixture specification, and outdoor lighting calculator. The applicant is encouraged to take this opportunity to come into compliance with Chapter 26.512, Outdoor Lighting. All outdoor lighting within the City of Aspen must be compliant by December 15, 2028. • Where will mechanical equipment be placed on the site? Ensure that site planning includes adequate room for exterior mechanical equipment outside of the setbacks. It appears that open areas are either in front of fenestration or are outdoor living spaces, such as patios. Please note that cooling equipment must be more than 30” above grade to meet adopted building codes and cannot comply with 26.575.020.e.5. 245 Please address the following details prior to building permit submittal: • Add setbacks onto the elevation profiles. • Add a line delineating the footprint of the subgrade space on the site plan. • If the project contains any exterior mechanical units, ensure they are compliant with the language in sections 26.575.020.e.5.n and 26.575.020.f.4.e. 246 Mike Sear From: Sent: To: Subject: Thank you, CITI' OF �►SPE�1 Gillian White Tuesday, February 10, 2026 10:19 AM Mike Sear Fw: 212 N Monarch Gillian White (She/Her/Hers) Historic Preservation Officer, Principal Planner Community Development (C): 970.309.8655 aspen�gov 427 Rio Grande Place I Aspen CO 81611 Questions, Concerns, or Kudos? Connect »Aspen 31 l . Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that mayor may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Howie Mallory <ihmallory@gmail.com> Sent: Tuesday, February 10, 2026 9:44 AM To: Barb Pitchford <barbpitchford@gmail.com>, Dakota Severe <Dakotasevere2024@gma1l.com>; Duncan Clauss <duncanclauss@gmail.com>; Jodi Surfas <jodi@surfasconsulting.com>; Kara Thompson <kara@kptAesign.com>; Kim Raymond <kim@krai.us>; Roger Moyer <roger@aspenpainting.com>; Gillian White <gilllan.white@aspen.gov>; Thanh Vo <thanh.vo@aspen.gov>s Daniel Folke <daniel.folke@aspen.gov>; Luisa Berne <luisa.berne@aspen.gov> Subject: 212 N Monarch Dear HP(' Board Members, On February 24, 2021, HPC voted unanimously to recommend to City Council to create 2 TDRs totalling 500 sq ft on Philip Hodgson's parcel at 212 N Monarch. Hodgson had requested HPC support his TDR request so that he could extinguish as much as possible the remaining unused floor area on his property. Staff member Thibaut calculated that there were 626 sq ft available to be extinguished. Because there are no half TDRs Hodgson took the 2 TDRs and later sold them. The property was now protected. The compelling reason in Hodgson's request was to protect and preserve the historic resource from a 360 degrees perspective. In a stand alone condition, the resource spoke for itself and thus wouldn't be 1 compromised by an incongruous addition. With this history, it would be disingenuous for HPC which unanimously endorsed the removal of 500 buildable sq ft to support today a nearly 1000 sq ft shed roof building into the backyard to be jammed up against the resource under the rationale that the addition is an essential part of "exemplary" historic preservation. It is interesting that the application does not specifically mention the size of the grade level addition footprint. This may be intentional to avoid attention to the structure's mass which by the way extends beyond the width of the resource on both sides. (See roof plan). Just because it maybe screened by vegetation doesn't make it compliant. The 250 sq ft garage foot print is apparently doable by right so the remaining 750 sq ft would be at the discretion of HPC. The Executive Summary paragraph provides that HPC may continue the meeting "to obtain additional information... to approve or deny". I am requesting that HOC defer action to resolve this matter where Hodgson received the 2 TDRs in good faith that the protection against future development (outside the garage) on his property was permanently running with the land. There was no "maybe this agreement can be modified if someone promises to restore historic features of the resource along with adding perhaps a 750 sq ft discretionary development at the rear." Seems like a bait and switch on Hodgson! To grant the applicant's request would be a "double dipping" against the resource. Tony Vagneur wrote so perceptively last Sat Feb 7 in his weekly Commentary section about the origins and evolution of Aspen's HPC. He said that when the HPC was formed its job ostensibly was the protection of the scale, proportion and sight lines. Somewhere along the way that mission has blurred". ask that HOC be clear about its mission and integrity, all of which precedes its operational code and remember that the community expects to be able to trust the HPC to support good faith decisions because they are intended for the long benefit of the community. If HPC fails to do this ,the risk of precedent setting is enormous. As provided for in the Exec Summary please discuss but at a minimum defer taking any action. NB: The granting of the requested 250 sq ft has further reporecussions in that it creates the need for variances which only aggravates the impact on the resource and neighbors. Generally if an application asks for variances the request is simply too large for the resource. a proper application works wii thn the code. In Feb 2021, HOC made a contractual promise with Hodgson to extinguish 500 sq ft. Today HPC must keep that promise or risk unnecessarily jeopardizing its integrity. Thankyou Howie Mallory 211 E Hallam Best Regards, Howie 2 Mike Sear From: Gillian White Sent: Tuesday, February 10, 2026 10:48 AM To: Mike Sear Subject: Fw: HPC agenda 212 North Monarch Realize you weren't on this one either! Thanl<youI Gillian White (She/Her/Hers) ►fir k Historic Preservation Officer, Principal Planner � /ks Community Development CITYOFASPEN (C):970.309.8655 aspen.aov 427 Rio Grande Place Aspen � CO � 81611 Questions, Concerns, or Kudos? Connect »Aspen 31 l . Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Barbara Reid <bapreid@comcast.net> Sent: Sunday, February 8, 2026 11:49 AM To: To: Barb Pitchford <barbpitchford@gmail.com>; Dakota Severe <Dakotasevere2024@gmail.com>; Duncan Clauss <duncanclauss@gmail.com>; Jodi Surfas <jodi@surfasconsulting.com>; Kara Thompson <kara@kptAesign.com>; Kim Raymond <kim@krai.us>; Roger Moyer <roger@aspenpainting.com> Cc: Gillian White <gillian.white@aspen.gov>; Thanh Vo <thanh.vo@aspen.gov>; Daniel Folke <daniel.folke@aspen.gov>; Luisa Berne <luisa.berne@aspen.gov> Subject: HPC agenda 212 North Monarch Dear Members of the HPC, We are writing to request that the HPC not approve the application to change the historic house at 212 North Monarch. When Philip Hodgson sold TDRs and went through the process to preserve the house in its original form and footprint, he intended to preserve this historic house in tact, in its current form. As we read through the application, there are many requests that would change this historic structure, including a dramatic substructure that is not within the parameters of a necessary change, and an addition that would change the outside appearance of the house. We hope that the HPC stays true to its charter to preserve history and does not permit these alterations to this important original house in Aspen's West End. Thank you for your consideration. Sincerely, Barbara Reid and David Hyman F Memo To: Aspen Historic Preservation Commission From:Alan Richman, FAICP C, Date: February 10, 2026 Re: Pending Application for 212 North Monarch Street My name is Alan Richman. I am a land planner who has been working in Aspen since 1980. I was a member of the Community Development Department from 1980 through 1989. I have had a land planning consulting practice in Aspen since 1990. I have been contacted by several neighbors to the property at 212 North Monarch Street with regard to the current application that is pending before HPC for this property. I represented the prior owner of the property, Mr. Phil Hodgson, when he applied to create two (2) TDR's from 212 North Monarch Street in 2021. The neighbors have asked me to provide you some background information on that request for consideration by HPC during your deliberations. I looked back at the application that I prepared and submitted for Mr. Hodgson in 2021. Mr. Hodgson had owned the property since the early 1970's when he purchased it. The application provided the following statement to explain the applicant's intent in applying to create TDR's from this property: "The applicant has lived in this residence since he and his wife purchased this property nearly 50 years ago. The applicant has maintained the historic integrity of the property and voluntarily brought the property forward for historic landmark designation in 1981. The applicant has not sought to utilize the property's unused allowable floor area during this time period and he now wishes to extinguish the property's remaining development rights. " 0 Page 1 The application provided an analysis of the unbuilt development potential of this historic landmark property. The analysis determined that an additional 626 square feet of floor area could be built on the property under its current zoning, taking into account the zone district's allowable floor area ratio and the required lot area reduction for the slopes on the back side of the property. I can recall numerous conversations Mr. Hodgson and I had during the course of the application process. Phil made it clear to me that it was his desire that the structure be preserved essentially in the form in which he had so lovingly preserved it during the approximately 50 years that he owned it. At no time did Phil or I consider the possibility that a future owner might apply for a TDR bonus to reclaim some of the floor area which he was extinguishing. Phil thought that the deed restriction which he imposed on the property in order to issue the TDR's would limit future development on the property to just the remaining 126 square feet of floor area. He felt this remaining floor area was enough to give a future owner some flexibility to be able to modernize the structure and comply with any new building or other codes that might apply to it. I hope this information is helpful to you in your deliberations. I think it would be unfortunate if Phil's intentions in limiting development of this property were overturned. I also wonder if there is any precedent for HPC granting bonus floor area after a property has been deed restricted to reduce its allowable floor area. I was not aware that such a possibility existed when I was advising Mr. Hodgson about how he could preserve the historic resource on this property. Thank you for your consideration of this information. • Page 2 Lisa Markalunas 15 Williams Ranch Court,Aspen,Colorado Mailing:P.O.Box 8253,Aspen,CO 81612 970-925-8623 February 8,2026 City of Aspen Historic Preservation Commission 427 Rio Grande Place Aspen,CO 81611 RE:212 N.Monarch,Aspen,Colorado Public Hearing 2/11/2025 HPC Commissioners: 1 would like to make the following comments regarding your upcoming hearing on the modifications to the historic home at 212 N.Monarch built in 1888.As a structure of significant historic value to Aspen and the West End neighborhood,I feel that this proposal requires and deserves a diligent process,a thorough review and the utmost concern by your Board. I am taken aback by the request by the applicant for a FAR bonus for removing a non-historic addition when they are proposing to replace this addition with a new,larger addition.This addition is incompatible with the existing property.It stretches beyond the rear of the historic house with portions of the addition extending on both the North and South sides of the existing structure.At the very least,any contemplated addition should be fully behind the historic structure and at the very least the south end of the addition should be moved back to match the southern edge of the historic structure or preferably somewhat further to the North to make it less visible from the street and have it read as an addition rather than part of the original building.The proposed contemporary architecture would make any such perceived confusion almost impossible. This home is one of the few residential structures that sits on its historic foundation,one of the few that was loved by a local family for-several generations.This family were significant and meaningful members of the Aspen community.To see their beautiful,historic home will undoubtedly become a real estate speculation opportunity,maximizing the number of bedrooms,replacing a very historic interior with an open-floor plan that has no relationship to the historic structure is devastating.I acknowledge that as HPC you do not review interiors or have no real say in the interior floor plans.What you do control is whether it is acceptable to raise and risk such a significant home to expand the sub-grade space that includes many superfluous rooms including a hidden lounge and speakeasy and three of the five proposed bedrooms.This all seems excessive.Putting a bedroom in the front of the house,where the living room has always been,once lit with life and vitality,is a mistake as it will now be replaced with curtains,blinds or dark space in relationship to the public street. The family who loved this home always kept a beautiful Christmas tree in the front window,lighting the street with warmth and Christmas cheer.Five bedrooms,three in the new basement is an excessive ask for a historic home.Building in the setbacks to access a garage does little to preserve the historic setting and surrounding yard that are important to any historic resource. The current owner has neglected the yard and trees for years,letting the yard go for several summers and falls without any water in drought conditions.They have left garbage spilled by wildlife in the driveway for weeks at a time.They have even put up an artificial pine tree that obstructs the front façade.They have not been good stewards of this historic home over the last few years. City of Aspen Historic Preservation Commission February 8,2026 Page 2 I urge you not to reward this application with any FAR bonus.The very small effort to restore minor porch or roof elements does not warrant such a significant and valuable bonus to the developer that only serves to harm the historic home. Removing an addition and replacing it with another larger,modern,incompatible addition is not a positive benefit to the community or to Aspen's historic fabric. These are major changes to a significant historic site which once was surrounded by a collection of other historic homes and exterior landscapes,many now relocated and where non-historic residential infill has crept in as the City of Aspen's misguided historic lot split policy has further eroded this once historic neighborhood.While it continues to anchor one side of the corner of Hallam and Monarch with the former Glidden House and the "Half House"on this important corner of North Monarch,allowing such significant sub-grade expansion and a large contemporary addition to the rear will only serve to make it another in a long line of the beautiful historic homes of Aspen that have fallen victim to real estate and development pressures so that soon we will no longer have any historic fabric left to protect. I appreciate your consideration of these comments and hope that you will use your important positions as the protector of Aspen's historic fabric to make sure this beautiful residence is renovated with all the due care necessary for its historic importance to Aspen's West End. Sincerely, Lisa Markalunas Former City of Aspen HPC Board Member 4th Generation Aspen Native with family in Aspen dating from 1881 To: Aspen City Council and Historic Preservation Commission From: Drew Hodgson Date: February 11, 2026 Subject: Formal Objection to Proposed Development at 212 N. Monarch St. To the Honorable Mayor, City Council, and Commissioners, I am writing to formally submit a strenuous objection to the proposed major development at 212 N. Monarch St. This project represents a blatant disregard for the City of Aspen's regulatory framework and an irreversible threat to the historic integrity of the resource. I urge you to consider the following issues found in the proposal: 1. Violation of Severed Development Rights (TDRs) • Permanent Development Restrictions: In 2021, two Transferable Development Rights (TDRs) were sold from this property. By selling these rights, the property owners received significant financial compensation in exchange for permanently retiring the development potential of this site. • Density "Double Dipping": The current proposal to add a massive two-story addition and a full basement is an attempt to "re-build" square footage that has already been legally severed and sold. This is an unethical attempt to circumvent recorded restrictive covenants and should be denied as a matter of law. 2. Explicit Zoning and Dimensional Violations This proposal fails to meet fundamental requirements of the following Aspen Land Use Codes (LUC): • Rear Yard Setback (LUC Section 26.415.110.C): The proposal fails to adhere to required setbacks. Staff have recommended denial of the variation request, noting the reduction is merely a byproduct of the desire for a massive basement. • Failure of Subordination (Guideline 10.3): The project creates an "imposing backdrop" that overwhelms the historic landmark, violating the requirement that new work be modest and deferential. • Insufficient Separation (Guideline 10.4): The guidelines require a 10-foot separation to preserve the original structure's form. This proposal provides only 6' 1", effectively "swallowing" the historic home. • Floor Area Bonus (LUC 26.415.110.K): The applicant is requesting a square footage bonus despite failing to meet the basic setback and massing standards required to earn such a benefit. • Relocation Standards (LUC Section 26.415.090): The code only allows relocation for "essential" preservation. This applicant is proposing a high-risk lift of a nearly 140-year-old historic home for the sole purpose of luxury subgrade living space, which is a direct violation of the intent of the preservation code. 3. Neighborhood Blight/Community Impact • Violation of Good Neighbor Guidelines: For four years, the developer has intentionally allowed the lawn to die as a cost-saving measure, creating a persistent eyesore. This violates Aspen’s Good Neighbor Guidelines, which mandate that owners keep properties "presentable,” and demonstrates a lack of respect for the property and neighborhood overall. • Rental Conversion Concerns: Given the developer's other residence at Shadow Mountain as well as their business of luxury rental properties, this project appears to be a speculative high-turnover rental that further hollows out our residential community. Additionally, the property is in the R-6 zone, which has a strict cap of 81 Classic (STR-C) permits. In conclusion, this is a historic house that served as home to two generations of the Kobe y Family (a prominent family in the early days of Aspen) as well as several generations of the Hodgson family (a five-generation family that resided in Aspen). While the history of these families may not be of importance to everyone, the history and structure of the house are paramount to the fabric of our city. It is the fundamental duty of the Historic Preservation Commission to protect what little history remains in Aspen from being eroded by aggressive development. This project is an expansion that prioritizes profit over history, community standards, and legal covenants. I request that the HPC deny the Certificate of Appropriateness and that the City Council uphold the density and setback restrictions that protect Aspen’s character. Sincerely, Drew Hodgson