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HomeMy WebLinkAboutagenda.hpc.20260325AGENDA ASPEN HISTORIC PRESERVATION COMMISSION March 25, 2026 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES II.A Draft Minutes - 2/25/26 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 XII.A Resolution #04, Series of 2026 504 W. Hallam St. – Request for a Certificate of Appropriateness for Major Development Final Review, Request for Benefits minutes.hpc.20260225_DRAFT.docx 504WHallam.Final.StaffReport.pdf HPC Resolution #04, Series of 2026.pdf 1 1 XIII.NEW BUSINESS XIII.A Resolution #05, Series of 2026 409 South Hunter Street - Request for a Certificate of Appropriateness for Minor Development and Commercial Design Review XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Attachment A_Application.pdf Attachment B_Historic Preservation Design Guideline Staff Analysis.pdf Attachment C_Benefit Criteria Staff Analysis.pdf 409 S Hunter.StaffReport.HPCMinor.pdf HPC Resolution #05 Series of 2026.pdf Attachment A_Application.pdf Attachment B_Historic Preservation Design Guidelines Analysis.pdf Attachment C_Commercial Design Review Criteria.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 2 2 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 3 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 25TH, 2026 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Jodi Surfas, Duncan Clauss, Kim Raymond and Kara Thompson. Staff present: Gillian White – Historic Preservation Officer Ben Anderson – Community Development Director Luisa Berne - Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the minutes of 1/14/26 and 1/28/26. Ms. Thompson seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 5-0 vote, motion passes. PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: None. DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Raymond noted that she was conflicted on the agenda item and would leave for that portion of the meeting. PROJECT MONITORING: None STAFF COMMENTS: None CERTIFICATE OF NO NEGATIVE EFFECT: None CALL UP REPORTS: None SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Berne confirmed that public notice was completed in compliance with the Code as needed for the agenda item. Ms. Raymond left the meeting. OLD BUSINESS: 406 W Smuggler St. - Request for a Certificate of Appropriateness for Major Development Final Review and Recommendation for the Establishment of one (1) Transferrable Development Right Certificate Applicant Presentation: Milo Stark – Kim Raymond Architects Mr. Stark began his presentation by briefly reviewing the project from the conceptual review and went over some of the details and context of the property. This included their proposal to remove non- historic additions as well as relocating the historic resource to the southeast corner of the lot to dig a subgrade basement addition. Once complete the resource will be placed back in its historic location. Mr. Stark then reviewed the proposed rear addition and noted that at their continued hearing in October they had come back with a reduction in the mass of the addition and restudied fenestration. He 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 25TH, 2026 continued by going over a few other approvals from the conceptual hearings. He noted that the lightwell floor area bonus that was approved allowed the unused area to be served by a TDR. He mentioned that the calculation materials for this request were included in the packet. Mr. Stark moved on to their landscape plan and highlighted many of its features, including new trees, shrubs and perennials as well as a 12-inch gravel border around the historic resource to protect it. He noted that many of the plantings were proposed to screen mechanical equipment, storm water drains another site features. Next Mr. Stark went over the hardscape plan, including details of the walkways to the historic resource and new addition. He also went over the lighting plan for both the historic resource and the new addition. He reiterated that they are still proposing a composite shingle as the roofing material for the historic resource that will replicate a historic wood shingle. He went over some of the product’s specifics. Mr. Stark then described the material pallet for the new addition that would provide a clear visual distinction from the historic resource. He concluded his presentation by noting that through careful demolition, thoughtful relocation, reduced massing and a restrained material pallet, they believe this proposal fully complies with the Historic Preservation Guidelines, protecting the integrity of the historic resource while ensuring the overall development is compatible with the neighborhood context. Mr. Stark passed around the various materials samples and described each of their proposed locations on the historic resource and new addition. Ms. Thompson brought up the gravel border surrounding the historic resource and asked if there was one step up onto the right-hand porch. Mr. Stark said yes. Ms. Thompson also asked about the proposed new deck on the north side of the historic resource and wondered if the gravel border did not go along that edge because there was no historic material there. Mr. Stark said that was correct, but noted that while the border did not go around the new deck, it did go under it and along the historic resource to protect it. Staff Presentation: Ms. White began her presentation by reviewing the context of the site location and noted that there was a slight update to the relocation of the historic resource in order to keep it out of the dripline of a few trees. She also said that the Parks department was onboard with the relocation plan. She then reviewed the various materials proposed for the historic resource and new addition, noting that the applicant is proposing to restore most of the historic materials to the extent possible. She said that the majority of the proposed materials meet the guidelines and she went over the various materials and their proposed locations. Referring to the proposed composite roofing materials, Ms. White said that while the guidelines state that historic materials should not be replaced by synthetic materials, staff understands the difficulties in roofing materials options as they relate to insurance issues and fire safety. Ms. White then reviewed the proposed lighting for the walkways and other various locations on the historic resource and new addition. Ms. White brought up the applicant’s request that the HPC provide a recommendation to City Council for the creation of one TDR and went over the available square footage calculations that resulted in the request for the TDR recommendation. She noted that, if HPC would like the severing of this floor area to 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 25TH, 2026 be permanent and not allow future floor area bonus benefits to be requested on this property, it should be included in their recommendation to Council. Ms. White concluded her presentation, noting that staff is recommending approval with the condition included in the draft resolution. This condition related to the approval of replacement materials for historic materials that were found not to be salvageable and was in addition to the approved conditions included in HPC Resolution #11 of 2025. Ms. Thompson asked about the proposed rear deck on the historic resource. Ms. White noted that typically staff would just require wood material and not synthetic, as it is on the historic resource. Public Comment: None. Board Discussion: Ms. Thompson opened the board discussion noting that she appreciated the extra details regarding the relocation and shoring plans and well as the comments for the Parks Dept. She was in general support of the project but wanted to discuss the rear deck, roofing materials and the TDR recommendation request. Starting with the rear deck, she said she was struggling with the proposal as it was to be painted wood, similar to the front porches and would be uncovered. She said that HPC had approved these when they are at-grade patios with a step down from the resource. It would be a different material that is not trying to replicate something on the rest of the resource and be consistent with the landscaping. Mr. Moyer felt it was a good idea since it is not part of the original resource, and he would suggest it be made from cement or stone. Ms. Thompson felt the approval of materials for the deck could be a staff and monitor review. Ms. Thompson moved on to the proposed synthetic roofing materials and Mr. Moyer noted that there are two homes that he walks by on occasion that both have synthetic roofs. He said that at street level, you could not really notice they weren’t actual wood. There was some discussion about the irregularity of the installation pattern of traditional wood shingles and that the synthetic options did not fully capture that look. Ms. Thompson felt that they could assign two monitors to this project and ask for a mockup of the roofing materials to be installed and reviewed by staff and the monitors. Regarding the TDR recommendation, Ms. Thompson felt that since the project was already granted the unique lightwell floor area bonus, that any future floor area bonus eligibility should be severed along with the TDR. The rest of the members agreed. Ms. Berne reminded the members that it would just be a part of their recommendation and that even if Council supported the recommendation, a future bonus may still be eligible as it was part of the Code. MOTION: Ms. Thompson motioned to approve the next resolution in the series with the following adjustments. First, the addition of language to Section 2 stating that their recommendation to City Council regarding the establishment of one TDR includes that Council add a condition within the deed restriction to prohibit the potential of a future floor area bonus for the property. Next, the addition of a condition that the rear deck to be restudied in materiality and elevation for review and approval with staff and monitor. A final condition is that a mockup of the proposed synthetic roof materials to be installed on the south facing roof to be reviewed and approved by staff and monitor. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Clauss, yes; Ms. Thompson, yes. 4-0 vote, motion passes. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 25TH, 2026 Mr. Moyer and Ms. Thompson were assigned as monitors. Ms. Raymond reentered the meeting. Discussion on 2026 HPC Goals: Ms. Thompson opened the discussion by noting that they would go over the list of goals to make sure everyone was on the same page and to prioritize items for further development with staff. Ms. White displayed the proposed list that was included in the agenda packet. The commissioners discussed each goal and topic with staff and gave some of their thoughts, comments and direction on each. When it came to the topic of policy and details for building enclosures on historic resources, a subcommittee of Ms. Thompson and Ms. Raymond would continue working with staff. On the topic of creating a maintenance manual for owners of historic resources, there was an agreement that help on this could be outsourced to a consultant. Mr. Anderson noted that there was an opportunity for the HPC to be included in a joint work session with City Council. He said that staff had already scheduled the Planning & Zoning Commission to meet with City Council and that the Mayor had suggested that HPC be involved as well. All the members agreed it would be a good idea. ADJOURN: Ms. Raymond moved to adjourn the regular meeting. Ms. Thompson seconded. All in favor, motion passes. ____________________ Mike Sear, Deputy City Clerk 7 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner THROUGH: Dan Folke, Planning Director MEETING DATE: March 25, 2026 SUBJECT: Resolution #04, Series of 2026 504 W. Hallam St. – Request for a Certificate of Appropriateness for Major Development Final Review, Request for Benefits __________________________________________________________________ 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)) • Benefits – Floor Area Bonus (Section 26.415.110) 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 Final Review 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. Overview of Project: The proposal includes demolishing non-historic additions and the detached garage to construct a new, single-story rear addition, restore the historic footprint of the structure and the front façade, and relocate the historic resource to make it parallel with the west property line. The conceptual hearing approved the relocation request, a rear yard setback variance, and a recommendation to Council regarding the creation of two 8 Transferable Development Right Certificates. During the conceptual hearing, the HPC asked the applicant why they were not requesting a floor area bonus, so the applicant requested a 375 square foot bonus during the hearing. As this request was not included in the conceptual hearing application, the applicant was directed to include this request in their final application. In addition to a formal floor area bonus request, the final application includes a minor update to the roof form of the connecting element to better break up the massing, a small pergola on the addition, details on proposed materials, site details, and fence details. Staff Recommendation: Staff find that the proposed final development plan meets applicable Historic Preservation Design Guidelines and is supportive of the project. Staff are also supportive of the request for a floor area bonus. Therefore, staff recommend approval of HPC Resolution #04, Series of 2026. Fig. 1. Aerial image showing the subject property outlined in yellow. 9 DISCUSSION: Background: 504 W. Hallam St. is an individually designated historic property of 6,000 square feet in the Medium-Density Residential Zone District (R-6). Constructed pre-1890, the subject resource is a single-story, wood-frame Miner’s Cottage with a street-facing gable roof, and L-shaped front porch, located in the southwest quadrant of the property. In the 1980s, the front porch was rebuilt and partially enclosed. Staff Comments: Over the course of the project, the applicant met with staff several times to ensure they were working towards a design that better aligned with applicable Historic Preservation Design Guidelines and resulted in a good preservation outcome. Staff would like to note that throughout these meetings, the applicant was very open to feedback and made thoughtful changes to their original proposal, ultimately resulting in a design that is appropriate and that staff is supportive of. Certificate of Appropriateness for Major Development Final Review - Section 26.415.070(d) The final application items subject to review are consistent with several applicable Historic Preservation Design Guidelines as noted in the attached analysis. Connecting Element: The applicant has altered the roof form of the connecting element following discussion with the HPC at conceptual. The original design had extended the roof of the resource over the connector. The new design has the roof of the connector below the gable of the resource. This helps to break up the massing and delineate where the historic resource ends. Staff find that this design better meets guidelines and are in support of it. Fig. 2: Updated Connector Roof Design 10 Pergola Element: The applicant has added a small pergola extension element projecting over the patio between the resource and the addition. The element projects approximately 4’ over the patio space and was added to provide a little shade to the south facing space. Given its limited aesthetic impact to the project, staff have no issue with the addition of this element. Site and Materials: The applicant has provided details on the proposed fencing, lighting, windows, doors, and materials. There are two fences proposed, one at the rear of the property that is less transparent, and one at the front of the property that is appropriate for the historic resource. The rear fence is made of wood and will replace an existing plastic fence, while the fence at the front of the property is made of steel. The lighting fixtures proposed are consistent with previous project approvals and include a jelly jar design for the entry to the resource and a more contemporary sconce is proposed for the garage doors and side entry of the addition. The proposed materials for the addition and the resource have not changed from conceptual and staff continue to support the proposed materials. The applicant has also proposed a stone material for the parking pad at the rear of the property. The proposed front door of the resource matches historic photos and is similar to the existing rear door of the resource. The proposed new windows for the resource are similar to what is seen in historic photographs and are made of wood. Staff are supportive of the materials, fencing, lighting, door, and windows. Fig. 3: Location of Pergola Element Fig. 4: Proposed Pergola Element 11 Staff analysis of the applicable Design Guidelines is included with this staff report as Attachment B. Benefits – Floor Area Bonus - Section 26.415.110 The applicant has requested a 375 square foot floor area bonus. Per the floor area bonus portion of 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. Additionally, to be considered for a floor area bonus, it must be demonstrated that the project meets the criteria noted in Section 26.415.110(f)(1)a-d of the land use code, included in the attached staff analysis of the benefit criteria. Staff find that the request for a floor area bonus meets all of the required criteria. Allowable Floor Area 3,240 sf Existing Floor Area 1,978.5 sf Proposed Floor Area 2,458 sf Unbuilt Floor Area (minus approved TDRs) 282 sf Unbuilt Floor Area w/ Bonus 657 sf Unbuilt Floor Area if TDRs are not Severed 1,157 sf Following the conceptual hearing, Council has approved two Transferable Development Rights (TDRs) for a total of 500 square feet for the property. However, the applicant has not yet come in to sever the TDRs, so the 500 square feet continue to be counted as allowable floor area on the property. Should the HPC approve the floor area bonus and the applicant moves forward with severing the TDRs, the applicant will have 657 square feet of allowable floor area. If the applicant decides not to sever the approved TDRs and the floor area bonus is awarded, the allowable floor area would be 1,157 square feet. Staff analysis of the applicable benefit criteria is included with this staff report as Attachment C. Referral Comments: Given the scope of the final application, staff did not refer out the application to other City departments for comments. 12 RECOMMENDATIONS: Staff recommend approval of HPC Resolution #04, 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. The Floor Area Bonus of 375 square feet is approved. ATTACHMENTS: HPC Resolution #04, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Staff Analysis Attachment C – Benefit Criteria Staff Analysis 13 HPC Resolution #04, Series of 2026 Page 1 of 3 RESOLUTION #04 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING WITH CONDITIONS A CERTIFICATE OF APPROPRIATENESS FOR MAJOR DEVELOPMENT FINAL DEVELOPMENT PLAN REVIEW AND A FLOOR AREA BONUS BENEFIT FOR THE PROPERTY LOCATED AT 504 WEST HALLAM STREET, LEGALLY DESCRIBED AS LOTS R AND S, BLOCK 28, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO PARCEL ID: 2735-124-25-006 WHEREAS, the applicant, Scott Hoffman, represented by Sara Adams of BendonAdams, has requested HPC approval for a Certificate of Appropriateness for Major Development Final Development Plan Review and a Floor Area Bonus for the property located at 504 West Hallam Street, City and Townsite of Aspen, Colorado; 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 a Certificate of Appropriateness for Major Development Final Development Plan Review, 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 a Floor Area Bonus Benefit, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110(f), Floor Area Bonus; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable code sections, standards, and guidelines, and, finding it in general conformance therewith, recommended approval of the application with conditions; and, WHEREAS, at a duly noticed public meeting on March 25, 2026, the HPC reviewed the project, including the application, staff memo, and public comments, and voted x to x (x – x) in support of a motion to approve the request with conditions. 14 HPC Resolution #04, Series of 2026 Page 1 of 3 NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC PRESERVATION COMMISSION THAT: Section 1: Certificate of Appropriateness for Major Development Final Development Plan Review Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby approves the request for a Certificate of Appropriateness for Major Development Final Development Plan Review with the following conditions: 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: Floor Area Bonus Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby approves the request for a 375 square foot floor area bonus. Allowable Floor Area 3,240 sf Existing Floor Area 1,978.5 sf Approved Floor Area 2,458 sf Unbuilt Floor Area (minus approved TDRs) 282 sf Unbuilt Floor Area w/ Bonus 657 sf Unbuilt Floor Area w/ Bonus (if TDRs are not Severed) 1,157 sf Section 3: 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 4: 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. Section 5: 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. 15 HPC Resolution #04, Series of 2026 Page 1 of 3 Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 504 West Hallam Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 25th day of March 2026. Approved as to Form: Approved as to Content: Luisa Berne, Assistant City Attorney Kara Thompson, HPC Chair ATTEST: Mike Sear, Deputy City Clerk 16 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Community Development Department Aspen Historic Preservation Commission December 19, 2025 Re: 504 West Hallam Street – Final Design Reviews Dear Gillian and HPC, Please accept this application for Major Development Final Review and clarification of the FAR Bonus granted at Conceptual Review for the property located at 504 West Hallam Street (parcel ID 2735-124-25-006). The 6,000 sf property is within the R-6 zone district and is located on the corner of North Fourth and Hallam Streets in Aspen’s West End neighborhood. The property was designated historic in 1995 and is owned by Scott Hoffman. HPC granted Conceptual approval, Relocation, Demolition of Non-historic Additions, and a Setback Variance for a lightwell on September 10, 2025, via Resolution 10-2025. The project was first considered on July 9, 2025, with direction to restudy the addition to reduce mass and scale. Scott considered HPC’s feedback and decided to forgo much of his development right by reducing the addition from two stories to one story, and the garage from a two-car garage to a one-car garage with access from Fourth Street instead of the alley. The conceptual project was 783 sf under the maximum floor area – HPC recommended approval to establish two transferable development rights (TDRs) equal to 500 sf of floor area to City Council. The project was not called up by City Council and the TDR hearings have not been scheduled yet. Proposal As a corner lot there are two primary street facing facades that are equally important. Reduction of the mass to one story complies with HPDG 10.5 which recommends a one story addition for corner lots, and HPDG 10.8 which recommends new construction be compatible in size and scale with the landmark. In compliance with HPDG 10.6 and HPDG 10.11 the gable form and 11:12 pitch of the historic landmark is replicated in the proposed primary form of the addition, and traditional shed roofs extend off the primary gable to maintain a strong relationship to the landmark. Fenestration is vertically oriented to relate to the traditional double hung windows in the landmark. Brick siding and a standing seam metal roof are proposed for the new addition to differentiate between historic and new construction. Approved front elevation. 17 Page 2 of 3 The existing non-historic additions at the rear landmark are proposed to be removed and replaced with minor changes after the landmark is relocated. Painted wood siding is proposed for the elevations within the historic footprint, and a sliding glass door with transom is proposed between the landmark and the new addition to create transparency and “separation” between historic and new. Further study of the “connecting element” and comments from HPC during Conceptual Review result in a slight adjustment to the form of this element - from a continuous gable (at right) to a slightly lower gable that tucks below the historic eave to further distinguish between new and historic character as shown below. Conceptual Approval – Fourth Street elevation. Proposal to lower the gable roof to differentiate between historic and new construction. 18 Page 3 of 4 There is a small change to the interior floor plan that results in the addition of a small storage area within the approved gable – creating a second floor. This area is intended to be used for future mechanical needs, but it counts as about 203 sf of floor area. There is no change to the approved massing or height. FAR Bonus: During Conceptual review HPC voted to grant the full 375 sf FAR Bonus to the property for future use as the proposed project did not require the Bonus.1 A condition of approval was added to Section 4 of Resolution 10-2025: Subject to verification by staff that this benefit can be requested during the meeting even though it was not included in the application, the HPC would like to approve a benefit for a floor area bonus of 375 square feet. Staff will evaluate the request and determine if it is valid or if it needs to be included in the final application for review and recommendation. At the direction of the City Attorney’s Office and Community Development the FAR Bonus is included in this Final application as Exhibit A.2. Restoration: Restoration of the front porch, opening the enclosed section of the porch, restoring the roof form and architectural details of the porch, removal of non-historic additions and restoration of openings based on historic framing discovered during deconstruction are proposed. The house was built pre-1890 when the property was owned by Daniel McLeod. The street facing gable end was added between 1890 and 1893 according to the Sanborn Fire Insurance maps. The McLeod family owned the house until 1917 when it was sold to Herbert Parsons, a miner who worked in the Smuggler Mine. The Parson family allegedly died in the flu epidemic. 1 The original application, considered by HPC on July 9, 2025, requested a portion of the FAR Bonus. The FAR Bonus was included in the public notice and addressed in the original application. 1890 Sanborn Map showing original footprint. 1893 Sanborn Map showing gable end and open front porch (dotted line). Storage above garage. 19 Page 4 of 5 The landmark is in its original location and the street facing gable end and L-shaped front porch were added during the period of significance and are therefore considered historic additions important to the history of the property. Site inspections of very thick interior walls lead to a hypothesis that the original home was a simple log cabin that was expanded pre-1890 per the Sanborn Maps (see photo on following page). The front porch was rebuilt and partially enclosed between 1980 and 1986, likely during the 1984 interior remodel which also replaced the front window in the gable end. The screened side porch shown in the 1964 photograph, but not on the Sanborn Maps, was possibly rebuilt or incorporated into interior space during the 1980s interior remodel. 1893 Bird’s Eye View of Aspen. 1964 Photograph from Aspen Historical Society showing original front porch (note porch roof, street facing gable end window). 20 Page 5 of 6 A lot of historic research, physical inspection and consideration of historic preservation guidelines and values went into this proposal. The historic building has been altered over time and interior walls suggest the original building (pre-Sanborn mapping) may have been a simple log cabin. This project proposes to restore the 1893 footprint using the Sanborn Maps and the existing sandstone foundation. A full restoration of the front porch is also proposed. The roof form, siding, and windows at the rear of the landmark were heavily altered; however, the original building corner, as evidenced by the sandstone foundation, is apparent. Historic photographs of the rear of the building were unfortunately not discovered – the only evidence of the west elevation is a 1970 photograph from the Aspen Historical Society which does not accurately show the 19th century appearance. An accurate restoration of the rear of the property 1970s photograph courtesy Aspen Historical Society, Chamberlain Collection. 2017.064.0267. Note – the west elevation addition has a non- historic window and asphalt roof. 21 Page 6 of 6 would be guesswork which does not align with the design guidelines or the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The best approach to this project is to restore the landmark footprint using physical evidence, historic photographs and maps, and clearly distinguishing historic from new construction. Parks The trees along Fourth Street in the right of way have been removed with direction from Parks to plant ornamental replacement trees (permit #0155-2024 TREE) as shown in the application. The large spruce tree located in front of the landmark facing Hallam Street is proposed to be removed to mitigate adverse impacts to the landmark as it is located close to the historic gable and it blocks views of the landmark from Hallam Street. Engineering A storm water management plan and landscape plan are included in the design set. As recommended in the Engineering Design Standards, rain gardens in the northwest and northeast corners of the property and along the east side yard are proposed. Dry wells are not proposed at this time. Exhibit O includes civil drawings and details. We look forward to discussing this project with you. Please reach out with any questions or additional information helpful for your review. Kind Regards, Sara Adams, AICP BendonAdams, LLC Exhibits A Review Criteria- 1. Historic Preservation Design Guidelines 2. FAR Bonus B. Land Use Application C. Pre-application summary D. Authorization to represent E. Proof of ownership 1. Statement of Authority F. Agreement to Pay G. HOA form H. Vicinity Map I. Mailing list J. Survey K. House Moving Letters – KL&A and Bailey House Movers L. HPC Resolution 10-2025 M. HPC meeting minutes 9/10/2025 N. Lighting O. Landscape and Civil sets P. Architectural set Q. Info on Zola Windows 22 Exhibit A HP Review Sec. 26.415.060.A Approvals Required Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. Response – The building location reinforces the patterns of the neighborhood by preserving the large ~12’ 11” front yard facing Hallam Street. The large east side yard facing Fourth Street is preserved around the landmark with new construction consolidated toward the alley. A non-historic garage that sits within the rear and east setbacks is proposed to be removed. 1.2 Preserve the system and character of historic streets, alleys, and ditches. Response – The existing curb cut off Fourth Street is proposed to remain. A surface parking space with stone pavers is proposed adjacent to the new garage for guest parking which alleviates street parking issues in the neighborhood. A car lift is proposed within the garage to meet the two required onsite parking spaces. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. Response –504 West Hallam is a complicated corner lot with a very skinny alleyway and a one story landmark in its original location. A garage with alley access requires a large rear yard setback to accommodate any reasonable turn radius from the skinny alley with unmovable impediments. This pushes mass toward the landmark and is contrary to the HPDGs. The revised project maintains the Fourth Street access per an Engineering variance that recognizes these site constraints. Allowing access from Fourth Street pushes new construction away from the landmark and a one car garage reduces mass. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. Response – The driveway is proposed to match the existing gravel drive with a concrete paving areas closer to the garage door. 23 Exhibit A Review Criteria- Final Design 1.5 Maintain the historic hierarchy of spaces. Response – A simple concrete walkway to the restored historic porch is the primary entry into the property. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. Response – A simple light concrete walkway with 3’ width is proposed similar to the existing condition. 1.7 Provide positive open space within a project site. Response – The existing front yard and east side yards around the historic home are large and open. Existing site coverage is 32% and proposed site coverage is 46% - a slight increase to the current condition. The landscape plan is provided as Exhibit O. 1.8 Consider stormwater quality needs early in the design process. Response – Rain gardens and green roofs are proposed to meet URMP requirements as shown in the attached civil plans and in the diagram below. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. Diagram of rainwater detention areas. 24 Exhibit A Review Criteria- Final Design Response – Built in outdoor elements are not proposed at this time. Any future permanent site furnishings like a grill will be located behind the historic landmark in the west side yard. A small pergola – 4 x 8 metal frame with 2 x 4 wood slats – is proposed over the south facing windows and small stone patio. The pergola is 4’ deep and 7’ 10” wide and is about 9’ tall measured from the patio to the bottom of the pergola. This built in feature will provide some shade to the patio and the small south facing office which aligns with City of Aspen energy efficiency goals. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. Response – The applicant worked closely with the Forester regarding removal of some trees along Fourth Street. The cottonwood trees in the Fourth Street right of way have been removed with direction from Parks to plant ornamental replacement trees (permit #0155-2024 TREE). Three trees in the alley right of way are proposed to be removed and have preliminary approval from the City Forester. The large spruce tree located in front of the landmark facing Hallam Street is proposed to be removed to mitigate adverse impacts to the landmark as it is located close to the gable end and blocks views of the landmark from Hallam Street. Rendering showing the small pergola proposed above the office windows. Detail of proposed pergola. 25 Exhibit A Review Criteria- Final Design 1.12 Provide an appropriate context for historic structures. See diagram. Response – A simple landscape is proposed around the historic resource as illustrated below and in Exhibit O. The landmark is not blocked by the proposed plantings. Sod and perennial beds are proposed around the landmark, and a gravel maintenance edge is proposed. Landscape plan overview. 26 Exhibit A Review Criteria- Final Design 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. Response – Exhibit O includes conceptual plant species for the planting beds and landscape to demonstrate the mature heights of all plants will not block the landmark. 1.14 Minimize the visual impacts of landscape lighting. Response – A few simple step lights are proposed along the east pathway and sliding glass doors for safety. 1.15 Preserve original fences. Response – n/a. The existing fence is not original as evidenced in historic photographs that do not contain a fence. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – n/a. 1.17 No fence in the front yard is often the most appropriate solution. Response – Proposed fencing is found on Sheet L801 of the landscape set. A simple 3’6” transparent metal fence is proposed along the south of the property with a simple entry gate, and by the east side walkway from the garage. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. Response – A traditional treated wood privacy fence (Sheet L801) is proposed along the northwest section of the shared property line to match the existing fence. The existing privacy fence along the southwest section of the shared property line is on the adjacent property and is not owned by Scott – it is to remain as-is. Step light locations. Proposed fence along Hallam Street with design inspiration at left. 27 Exhibit A Review Criteria- Final Design 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. Response – The new fence is transparent. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. Response – The new fence is 42” tall. 1.21 Preserve original retaining walls Response – n/a. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. Response – A short brick retaining wall (24” max) is proposed by the driveway with steps to accommodate the restoration of historic grade. The brick will match the material of the new addition. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – Based on historic photographs, grade around the landmark appears to have been altered. Slight grade changes are proposed to create positive drainage and to restore the front porch elevation which originally had a single step and now has two steps. 1.24 Preserve historically significant landscapes with few or no alterations. Response – n/a. 1.25 New development on these sites should respect the historic design of the landscape and its built features. Response – A simple landscape with traditional plant species is proposed. Photograph of original front porch step and proposed elevation to restore grade and step. 28 Exhibit A Review Criteria- Final Design 1.26 Preserve the historic circulation system. Response – Parking is located in the garage. 1.27 Preserve and maintain significant landscaping on site. Response – All new plantings are simple, and reference historically used native species. Restoration 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. Response –All exterior historic material will be repaired or if necessary replaced in-kind. Inspection of the siding indicates mostly non-historic siding. Any historic material discovered during construction will be reviewed with staff and monitor. 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. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.7 Adding new openings on a historic structure is generally not allowed. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. Response – There no historic windows on the landmark. All windows will be replaced with wood windows to match historic photographs or based on historic framing (if possible – to be revealed during demolition). No new openings are proposed in the landmark. The new windows are double hung Zola tilt and turn windows with a fixed upper that reads as a double hung but meet energy efficient and passive house requirements. An article evaluating the installation of Zola windows in historic homes is included as Exhibit Q. Please refer to Sheet A-14 of the drawing set. 29 Exhibit A Review Criteria- Final Design 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. 4.4 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. 4.5 Adding new doors on a historic building is generally not allowed. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. 4.7 Preserve historic hardware. Response – Doors and transoms on the front porch are proposed to be replaced with historically accurate doors and transoms based on historic photographs from AHS. The door dimensions are based on the rear door at 504 West Hallam. The rear door is located in a non- historic portion of the house but is clearly historic. Details are provided on Sheet A-15 of the drawing set. Existing doors on front porch.. Proposed door (left) and existing rear door (right). 30 Exhibit A Review Criteria- Final Design 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. Response – Architectural details on the front bay window, window trim and the front porch are proposed to be restored. All restoration is based on historic photographs purchased from the Aspen Historical Society. Roof 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.3 Minimize the visual impacts of skylights and other rooftop devices. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.9 Avoid using conjectural features on a roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Response – The roof form and eave depth are not proposed to change. A dark architectural grade asphalt shingle is proposed for the landmark, and a standing seam metal roof is proposed for the new addition. The restored porch roof is proposed to be metal. A 5” round gutter and downspouts are noted on the roof plan. Venting is proposed through the brick chimney located in the new addition rather than a bunch of different vents. A few wall vents are shown on the north (alley) elevation. The simple brick chimney is proposed to consolidate and shield roof penetrations. The size of the chimney is the minimum size needed for the required venting – about 3’7” x 4’ 3” to outside brick. Example of missing architectural details – top photos is 1970s detail of brackets under bay window, and bottom photo of existing bay window shows missing and altered brackets. 31 Exhibit A Review Criteria- Final Design Relocation 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. Response – Underpinning is not proposed – a description of the approach to relocate the house is included in Exhibit A.3 of this application. The location of the historic home to the west property line does not allow underpinning to occur as more space is required for this technique as discussed at the HPC meeting on July 9, 2025. According to Dan Doherty, PE at KL&A Engineers & Builders, any potential underpinning (if equipment can even fit within the less than 2’ wide setback which is unlikely) would have to occur in 4’ segments which results in a substandard final product that would not perform or be long lasting. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. Response – The house is proposed to be lifted and shifted slightly on the property to be parallel to property lines and to align with the 5’ side setback. This is consistent with the surrounding neighborhood. Shifting the historic home to the 5’ west setback and maintaining the large front setback is an appropriate preservation solution as it allows a perpendicular connection for new construction behind the landmark and it meets Fire Codes for property line separation. The rubble foundation is failing and shifting and requires replacement at this time. A figure ground study of the surrounding parcels demonstrates the minimal impact of increasing the west side yard setback on the context of the neighborhood. Roof material comparison of historic photograph from Aspen Historic Society, 2020.034.0028 circa 1964 (left) compared to existing condition (right). Figure ground study of neighborhood. 32 Exhibit A Review Criteria- Final Design 9.3 Site a relocated structure in a position similar to its historic orientation. Response – The building is proposed to maintain the front yard setback of ~12’11” and to increase the west side setback from ~1’ 7” to 5’. 9.4 Position a relocated structure at its historic elevation above grade. Response – The building will be relocated at historic grade based on historic photographs. Positive drainage away from the landmark is proposed. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. Response - The existing red sandstone foundation is historic and will be reused after the house is placed back on its new foundation as described in the attached letters in Exhibit K. The new home is proposed to have a red sandstone foundation to match the historic home. 9.6 Minimize the visual impact of lightwells. Response – Two lightwells are proposed: one for a subgrade bedroom along the alley and the second along the west elevation for a subgrade living space. A metal railing is proposed for the west elevation and no railing is required for the alley lightwell. Both lightwells are behind the structure and are not visible from the street. 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. Response – The project will comply with this requirement. A letter from KL&A is included as Exhibit K. 9.8 Proposals to relocate a building to a new site are highly discouraged. Response – n/a. New Addition 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – There are two historic “additions” to the original log cabin structure we assumed to be within the walls of the existing home. Based on wall thicknesses and the simple rectangular plan on the southeast corner of the building, we expect to find remnants of a log cabin that was added onto pre-1890 to create the footprint shown on the Sanborn Map. Comparison of the 1890 and 1893 Sanborne Maps 1890 Sanborn Map (right) and 1893 Sanborn Map (left) showing gable end and open front porch 33 Exhibit A Review Criteria- Final Design illustrate the addition of the Hallam Street facing gable end in the southwest corner of the building, and the addition of the L-shaped front porch. The additions within the period of significance are preserved and the footprint is restored. 10.2 A more recent addition that is not historically significant may be removed. Response – HPC approved removal of the non-historic additions during conceptual review. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – The new addition is a product of its own time while remaining subordinate to the landmark. The historic character of the landmark is clearly expressed through materials, restored historic detailing, and the cross gable form while the one story addition references the landmark but is clearly a product of its own time. The primary entrance is through the restored front porch. Further study of the “connecting element” and comments from HPC during conceptual review resulted in a slight adjustment to the form from a continuous gable to a stepped down gable to further distinguish between new and historic character. Hallam Street view: July proposal (left) and revised one story September proposal (right). The one story height of the addition is not visible behind the landmark from this view. Final rendering (right). 34 Exhibit A Review Criteria- Final Design Fourth Street view: July proposal (left) and revised one story September proposal (right). Note the painted yellow siding delineates the historic footprint. Large windows between historic and new addition add transparency and feeling of separation between forms. Revised “connector” with lower gable roof. 35 Exhibit A Review Criteria- Final Design 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically Response – The landmark is visually dominant on the property as it is the main entrance and is more intricately detailed than the proposed addition. The above grade historic floor area is 1,180 sf compared to the new addition which is 1,447 sf which is a 1.23:1 ratio of new to historic. Typically, a garage is exempt from this calculation, however, the garage at 504 counts fully toward the calculation because it is access from the street and not the alley. There is a small change to the interior floor plan that results in the addition of a small area within the approved gable – creating a second floor. This area is intended to be used for future mechanical needs, but it counts as about 203 sf of floor area. There is no change to the approved massing or height. Under guideline 10.4, HPC can consider an exception to the 1:1 recommendation of historic to new floor area when at least two elements of the design meet specific requirements. The addition is basically one story in height, the footprint is related to the landmark footprint, non-historic additions are removed, and the interior of the resource is fully utilized. Storage above garage. 36 Exhibit A Review Criteria- Final Design 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. Response – The proposed addition has been revised to be one story tall to meet this requirement. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition: form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response – Inspiration for the proposed addition came from the form, scale and materials of the landmark at 504 , and from the brick addition to 202 North Monarch (behind the Hotel Jerome) which supports but does not distract from the landmark. Form: The primary form of the addition is an 11:12 gable to match the historic roof pitch. The shed roofs are 3:12 to match the existing non-historic roof on the northwest side of the landmark, and the rectangular footprint of the landmark is similar to the rectangular footprint of the addition. The form of the addition strongly relates to the landmark. 202 North Monarch - brick addition to AspenVictorian property (aka Blu Vic). Historic footprint in green, addition footprint in 37 Exhibit A Review Criteria- Final Design Fenestration: Proposed windows in the new addition are vertically oriented double hung style windows to relate to the landmark. Sliding glass doors are proposed in the new addition facing Hallam Street to express the addition as new construction and to balance the large bay window in the historic gable end. Transom windows are added above the sliding doors to add transparency as recommended by HPC during conceptual review. Fenestration strongly relates to the landmark. Materials: Brick is the primary material for the addition. Brick was used in the historic chimney at 504 Hallam and is a traditional material appropriate for a new addition as evidenced by the 202 N. Monarch project. Using brick is a creative way to introduce a traditional material to the property that is harmonious with an AspenVictorian. Painted wood siding is proposed for the areas within the historic footprint to match the historic landmark. Materials appropriately divert from the landmark. Material samples will be provided at the HPC hearing and are identified on the elevations. South elevation (top) and West elevation (bottom) 38 Exhibit A Review Criteria- Final Design 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. Response – n/a. 10.8 Design an addition to be compatible in size and scale with the main building. Response – In elevation, the proposed addition is 3’6” taller than the historic landmark as approved at conceptual design review. When viewed from Hallam Street in actual real life perspective, the one story addition is not visible directly behind the landmark. Matching the historic 11:12 pitch in the proposed addition to be compatible with the scale of the historic building pushed the height of the addition slightly taller than the landmark. The importance of replicating the scale of the historic roof pitch outweighed matching the overall height of the landmark. In addition, a slight difference of height between the landmark and the new addition separates the massing as viewed from Fourth Street. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. Response – Some flexibility with Guidelines 10.9 is requested considering the proposed one story addition. The addition is slightly taller than the landmark and a connecting element is not proposed; however, the intent of the connector is met through the proposed glass doors within the restored historic footprint which adds transparency between historic and new construction. The team explored a traditional one story flat roof connector link and it overcomplicated the massing, resulted in above grade setback variations and an unfunctional garage, and appeared forced. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response – The addition is proposed at the rear of the building to minimize visual impact on the historic structure. The project is well under the allowable floor area and is a modest 2 bedroom, 2 bathroom home. The one story addition is about 10’2” to the east of the landmark - this portion of the addition is about 50’ back from the front façade of the historic home. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. Response – Gable roof and shed roof forms are proposed to relate to the landmark. The proposed 11:12 pitch of landmark and the 3:12 pitch of existing non-historic additions are proposed in the new addition. 39 Exhibit A Review Criteria- Final Design 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eave lines must be avoided. Response –The addition does not obscure historically important features. The original rear of the historic landmark is unknown – the only evidence is the footprint shown on the historic Sanborn maps and the historic sandstone foundation. Rather than guess at the appearance, the project proposes to preserve the footprint and only slightly alter the existing roof forms. 12.3 Exterior light fixtures should be simple in character. Response – Exterior lighting is included as Exhibit N. A jelly jar is proposed adjacent to the historic front door facing Hallam Street on the porch. A more contemporary wall sconce is proposed by the garage doors and the side door on the west elevation. Lighting and Mechanical 40 Exhibit A Review Criteria- Final Design 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. Response – The mechanical equipment will be located in the subgrade mechanical room. All venting is routed through the proposed chimney in the new addition. Any mechanical equipment that requires open air venting will be located along the west elevation, outside the required 5 feet setback, and hidden from street view. 41 Exhibit A.2 FAR Bonus Exhibit A.2 FAR Bonus 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 (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. Response – During the conceptual hearing, HPC granted the full 375 sf FAR Bonus to the property. A condition of approval was included in the resolution allowing time for staff and the attorney’s office to discuss whether they were comfortable with the Bonus approval or wanted the criteria to be addressed during Final Review. Note: the FAR bonus was requested, noticed, and criteria addressed for the June 2025 HPC hearing. The City determined that the FAR Bonus needs to be addressed in the Final Review application. As granted in September, the full 375 sf Bonus is requested for 504 West Hallam. The property is allowed 3,240 sf of floor per the R-6 zone district. 2,739.6 sf is proposed leaving 500.4 sf of floor area remaining. HPC recommended approval of 2 TDRs equal to 500 sf of floor area to be severed from the property. The award of 375 sf of Bonus floor area leaves a some unused floor area on the property to account for any calculation errors during building permit review or any future small projects (that would be reviewed by HPC for compliance with the HPDGs). 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 Response - The historic building is the primary focal point of the property and the main entrance into the building. The addition is similar in height to the one story landmark with traditional roof forms and detailing to highlight the landmark. 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 42 Exhibit A.2 FAR Bonus Response - The front and side yards are preserved and a non-historic garage is removed from the site. A significantly altered front porch is completely restored using historic photographs, and non- historic additions are removed to reveal the historic building footprint. Openings are restored as evidenced by historic framing and historic photographs. There is no historically significant landscaping. c. The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and Response - No outbuildings are present on the property. 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. Response – The amount of above grade floor area is 1.23:1 new to historic including the garage floor area. The height of the addition is very close to the height of the landmark and massing is positioned to be mostly hidden behind the landmark when viewed from Hallam Street. Non-historic additions are removed and the front porch is restored using historic photographs. 43 LAND USE APPLICATION PACKET Name: __________________________________________________________________________________ Location: ________________________________________________________________________________ _______________________________________________________________________________________ (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID #: ______________________________________________________________________________ PROJECT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ APPLICANT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ REPRESENTATIVE: EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 LAND USE APPLICATION FORM Exhibit B 44 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Project: __________________________________________________________________________________________ Applicant: ________________________________________________________________________________________ Project Location: ___________________________________________________________________________________ Zone District: _____________________________________________________________________________________ Lot Size: _________________________________________________________________________________________ Gross Lot Area:________________________________ Net 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. Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variations being requested): 45 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Commercial net leaseable: Existing: _____________ Proposed: _____________ Number of Lodge Pillows: Existing: _____________ Proposed: _____________ Number of Lodge Units: Existing: _____________ Proposed: _____________ Number of residential units: Existing: _____________ Proposed: _____________ Number of Free-Market residential units: Existing: _____________ Proposed: _____________ Number of Affordable residential units: Existing: _____________ Proposed: _____________ Proposed % of demolition: ________________ % DIMENSIONS: Write N/A where no requirements exists in the zone district. Floor Area: Existing: _____________ Allowable: _____________ Proposed: _____________ Height Principal Building: Existing: _____________ Allowable: _____________ Proposed: _____________ Accessory Building: Existing:_____________ Allowable: _____________ Proposed: _____________ On-Site Parking: Existing: _____________ Allowable: _____________ Proposed: _____________ % Site Coverage: Existing: _____________ Allowable: _____________ Proposed: _____________ % Open Space: Existing: _____________ Allowable: _____________ Proposed: _____________ Front Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Rear Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Indicate N, S, E, W Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Distance between Buildings: Existing: _____________ Allowable: _____________ Proposed: _____________ 46 LAND USE APPLICATION PACKET TYPE OF APPLICATION ESA Review (Stream Margin, 8040 Greenline, View Plane, or Hallam Lake Bluff) Non Conformities Pre-Development Topography Temporary Use Accessory Dwelling Unit/Carriage House Dimensional Variance Growth Management Review Outdoor Vending Planned Development Review Certificates of Affordable Housing Credit Establishment of Zoning or Rezoning Subdivision Review Condominiumization Approval Documents Special Review Wireless Facilities Residential Design Standard Review Conditional Use Review Historic Designation Certificate of Appropriateness Minor Historic Development Major Historic Development (select one below) Conceptual Development Final Development Relocation (temporary, on or off-site) Demolition (total demolition) Substantial Historic Preservation Amendment Historic Landmark Lot Split Establishment of Transferable Development Rights (TDRs) Other City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 HISTORIC PRESERVATION REVIEWS 47 PRE-APPLICATION CONFERENCE SUMMARY PRE-24-052 DATE: April 23, 2025 PLANNER: Stuart Hayden, stuart.hayden@aspen.gov REPRESENTATIVE: Sara Adams, Sara@BendonAdams.com PROJECT LOCATION: 504 W Hallam Street PARCEL ID: 2735-124-25-006 REQUEST: HP Major Development, HP Relocation, HP Benefits DESCRIPTION: 504 W. Hallam Street is a circa 1885 AspenVictorian structure set on a 6,000 square foot corner lot, located in the R-6 residential zone district. The property was designated per Ordinance #4, Series of 1995. The applicant is proposing the following work items: • Removing existing non-historic additions on the historic resource. • Restoring the front porch. • Lifting and slightly rotating the historic building to be parallel to the property line. • Demolishing a ca. 1950s detached garage. • Constructing a 750- to 1,000-square-foot addition with attached garage and basement. • Maintaining curb cut on N. 4th Street. The applicant is also asking for the following Historic Preservation benefits: • Establishment of two Transferable Development Rights (TDRs). • Floor area bonus of ~163 square feet. Given these requests, HP Major Development, HP Relocation, and HP Benefits reviews are anticipated. Major Development is a two-step process requiring the approval of a conceptual development plan and a final development plan. During its review of the conceptual development plan the HPC will consider mass, scale and site plan and evaluate the relocation and floor area bonus requested by the applicant, making a determination to approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Following the conceptual development plan review, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold or to “Call Up” aspects of the major development and relocation approval for further discussion. This is a standard practice for all significant projects. Following the Notice of Call Up, and submittal of a final design application, the HPC will conduct final design review to consider landscape, lighting and materials. The Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project will be used to evaluate the proposal. This property is exempt from Residential Design Standard Review (RDS). The project is subject to Administrative Growth Management mitigation for affordable housing. Exhibit C 48 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. Establishing TDRs requires the review and determination of the City Council. With a recommendation from the Community Development Department and public testimony provided during a duly noticed public hearing, the City Council shall approve or disapprove the establishment of a historic TDR certificate by adoption of an ordinance according to the review standards identified in Section 26.535.070 of the Aspen Land Use Code. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070(d) Historic Preservation – Major Development 26.415.090 Historic Preservation – Relocation 26.415.110 Historic Preservation – Benefits 26.470.090 Administrative Growth Management 26.535 Transferable Development Rights 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) HELPFUL LINKS: • Land Use Application (PDF) • Land Use Code (PDF) • Historic Preservation Design Guidelines (PDF) REVIEW BY: • Staff for completeness and recommendations; • HPC for final decision of Major Development, Relocation and Floor Area Bonus; • City Council for final decision of TDRs and Notice of Call Up for Major Development and Relocation REQUIRED LAND USE REVIEW(S): • HP – Major Development • HP – Relocation • HP – Benefits • Establishing a Transferable Development Right Certificate PUBLIC HEARING: Yes, at HPC and Council PLANNING FEES: $1,950 for 6 billable hours of staff time. Additional/fewer hours will be billed/refunded at a rate of $325 per hour. REFERRAL FEES: Engineering Review: $1,605.00 (Flat Fee) Parks Review: $975.00 (Flat Fee) TOTAL DEPOSIT: $4,530 49 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. APPLICATION CHECKLIST: Below is a list of submittal requirements for this review. Please email the entire application as one pdf to cdehadmins@aspen.gov. Include “PRE-24-052” in the subject line. If more than 18 months has lapsed since this letter was issued, please reach out to hp@aspen.gov.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  List of adjacent property owners for both properties within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey depicting existing natural and man-made site features, including topography and vegetation, and all legal easements and restrictions, certified by a registered land surveyor, licensed in the state of Colorado. Must be no older than a year from date of submittal.  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 relevant review standards and design guidelines to the application.  An existing and proposed site plan showing property boundaries, setbacks and parking.  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.  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. 50 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 written explanation of the type of relocation requested (temporary, on-site or off-site).  A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the basement excavation, and any rehabilitation needs related to the work.  Evidence of the financial ability to undertake the excavation safely, 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. For Conceptual, the following will need to be submitted in addition to the items listed above:  A preliminary stormwater design.  Preliminary selection of primary building materials to be used in construction represented by samples and/or photographs.  A notarized affidavit from the property owner signifying understanding of the following concepts: o For each historic TDR certificate issued by the City for a particular site, that property shall be allowed two hundred and fifty (250) square feet less of floor area than permitted according to the property's zoning, as amended; o A deed restriction will permanently encumber the site and restrict that property's development rights to below that allowed by right by zoning according to the number of historic TDR certificates established from that site; o The property owner shall have no authority over the manner in which the historic TDR certificate is used by subsequent owners of the certificate.  A proposed deed restriction for the sending site. 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. 51 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. 52 Exhibit D53 Customer Distribution Prevent fraud - Please call a member of our closing team for wire transfer instructions or to initiate a wire transfer. Note that our wiring instructions will never change. Order Number: Q62018842 Date: 11/18/2025 Property Address: 504 W HALLAM ST, ASPEN, CO 81611 For Closing Assistance For Title Assistance Land Title Roaring Fork Valley Title Team 533 EAST HOPKINS AVENUE, SUITE 102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Company License: CO44565 Seller/Owner 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY Attention: SCOTT HOFFMAN Delivered via: Electronic Mail None HOFFMAN NIES DAVE & MEYER LLP Attention: TERESA STAPLES 5350 S ROSLYN ST #100 GREENWOOD VILLAGE, CO 80111 (303) 860-7140 (Work) (303) 860-7344 (Work Fax) tstaples@hn-colaw.com Delivered via: Electronic Mail None HOFFMAN NIES DAVE & MEYER LLP Attention: MARK A MEYER 5350 S ROSLYN ST #100 GREENWOOD VILLAGE, CO 80111 (720) 390-3458 (Work) (303) 860-7344 (Work Fax) mmeyer@hn-colaw.com Delivered via: Electronic Mail Exhibit E 54 Estimate of Title Fees Order Number: Q62018842 Date: 11/18/2025 Property Address: 504 W HALLAM ST, ASPEN, CO 81611 Seller(s): 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY Buyer(s): Thank you for putting your trust in Land Title. Below is the estimate of title fees for the transaction. The final fees will be collected at closing. Visit ltgc.com to learn more about Land Title. Estimate of Title Insurance Fees "TBD" Commitment $279.00 TOTAL $279.00 Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the documents on your property. Chain of Title Documents: Pitkin county recorded 10/02/2025 under reception no. 712312 55 Copyright 2006-2025 American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Property Address: 504 W HALLAM ST, ASPEN, CO 81611 1.Effective Date: 10/31/2025 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4.Title to the estate or interest covered herein is at the effective date hereof vested in: 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: LOTS R AND S, BLOCK 28, CITY AND TOWNSITE OF ASPEN. COUNTY OF PITKIN, STATE OF COLORADO. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62018842 56 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62018842 All of the following Requirements must be met: This proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. The following will be required should the Company be requested to issue a future commitment to insure: 1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED. 2.CERTIFICATE OF GOOD STANDING OF 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY, ISSUED BY THE SECRETARY OF STATE OF COLORADO. NOTE: SAID 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY IS CURRENTLY LISTED AS DELINQUENT IN SAID SECRETARY OF STATE RECORDS. 3.WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN STATEMENT OF AUTHORITY FOR 504 WEST HALLAM, LLC, A COLORADO LIMITED LIABILITY COMPANY RECORDED OCTOBER 07, 2025 UNDER RECEPTION NO. 712405 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES SCOTT HOFFMAN AS THE MANAGER AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORMATION IS NOT ACCURATE, A CURRENT STATEMENT OF AUTHORITY MUST BE RECORDED. NOTE: ADDITIONAL REQUIREMENTS OR EXCEPTIONS MAY BE NECESSARY WHEN THE BUYERS NAMES ARE ADDED TO THIS COMMITMENT. COVERAGES AND/OR CHARGES REFLECTED HEREIN, IF ANY, ARE SUBJECT TO CHANGE UPON RECEIPT OF THE CONTRACT TO BUY AND SELL REAL ESTATE AND ANY AMENDMENTS THERETO. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 57 This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8.RESERVATIONS AND EXCEPTIONS AS CONTAINED IN DEED FROM THE CITY AND TOWNSITE OF ASPEN RECORDED JANUARY 31, 1888 IN BOOK 59 AT PAGE 328 AS FOLLOWS: PROVIDED THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR, OR COPPER OR TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS. 9.TERMS, CONDITIONS, OBLIGATIONS AND PROVISIONS OF STATEMENT OF EXEMPTION FROM THE DEFINITION OF SUBDIVISION AS SET FORTH IN INSTRUMENT RECORDED JUNE 6, 1977 IN BOOK 329 AT PAGE 925. 10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN ORDINANCE NO. 47, SERIES OF 1977 OF THE ASPEN HISTORICAL PRESERVATION COMMITTEE RECORDED OCTOBER 27, 1977 IN BOOK 337 AT PAGE 352. 11.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN NOTICE OF APPROVAL RECORDED DECEMBER 31, 2024 AS RECEPTION NO. 707016. 12.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN RESOLUTION NO. 10, SERIES OF 2025 OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED OCTOBER 17, 2025 AS RECEPTION NO. 712683. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62018842 58 Land Title Guarantee Company Disclosure Statements Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. (C) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. (A) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. (B) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. (C) The Company must receive payment of the appropriate premium.(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. (E) 59 This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents using real-time audio-video communication technology. You may choose not to use remote notarization for any document. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such mineral estate may include the right to enter and use the property without the surface owner's permission. (B) 60 Joint Notice of Privacy Policy of Land Title Guarantee Company Land Title Insurance Corporation and Old Republic National Title Insurancy Company This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to your non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receive from you, including communications sent through TMX, our web-based transaction management system; your transactions with, or from the services being performed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records maintained by governmental entities that we obtain either directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We may share your Personal Information with affiliated contractors or service providers who provide services in the course of our business, but only to the extent necessary for these providers to perform their services and to provide these services to you as may be required by your transaction. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT STATED ABOVE OR PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration 61 Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 62 Commitment For Title Insurance Issued by Old Republic National Title Insurance Company NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. . COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (f) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (a) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (c) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (c) 63 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Craig B. Rants, Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II —Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) 64 Exhibit E.1 65 Exhibit F66 67 68 430 411 404 318 309 432 425 500 434 401 407 426 420 204 504 501 540 511 615 601 609 602 520 526 529 319 533 504 323 506 523 530 533 317 525 403 421 417 431 407Si Johnson-5th StSiJohnson - 5th StN 5thStW Francis St Si Johnson - 5th StN 4th StN5thStN 5th St W Francis St W Hallam St W Hallam S t SiJohnson- 4thStN4thStHillyard Park Si Johnson -4thStSiJohnson- 3rdStN 3rd StN 4th St W F r a n c i s S t W F r a n c i s S t SiJohnson-3rdStW H a l lam S t N 3rdSt0 0.01 0.030.01 mi FMaxar, Microsoft, Esri Community Maps Contributors, City of Aspen GIS, Pitkin County, © OpenStreetMap, Microsoft, Esri, TomTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau, USDA, USFWS Legend Aspen Address Urban Growth Boundary (UGB) Emissions Inventory Boundary (EIB) City of Aspen Parcels Source: City of Aspen GIS 504 West Hallam Vicinity Map Exhibit H 69 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: 273512425006 on 12/19/2025 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit I 70 318 FOURTH STREET LTD HOUSTON, TX 77027 3433 WESTHEIMER RD #906 323 NORTH 5TH ST LLC HOUSTON, TX 77019 2219 BRENTWOOD DR 430 WEST HALLAM LLC BAL HARBOUR, FL 33154 256 BAL BAY DR 529 W FRANCIS LLC WILMINGTON, DE 19809 200 BELLEVUE PKWY #525 533 W FRANCIS LLC ASPEN, CO 81611 533 W FRANCIS ST AGGER DAVID ALDEN REV TRUST SAN FRANCISCO, CA 94126 PO BOX 2129 ALPENGLUHEN LLC CHICAGO, IL 60613 4113 N HERMITAGE ASPEN RETINA SURGEONS LLC MINNETONKA, MN 55345 5014 WOODHURST LN BLAICH JANET S TRUST ASPEN, CO 81611 319 N FOURTH ST #A BLAICH ROBERT I FAM TRUST ASPEN, CO 81611 319 N FOURTH ST #A BLUE MAGPIE LLC ASPEN, CO 81612 PO BOX 1268 CITY OF ASPEN ASPEN, CO 81611 427 RIO GRANDE PL CLARKS ADDITION CONDO ASSOC ASPEN, CO 81611 COMMON AREA 317 N FOURTH ST COHEN FAMILY REV TRUST SCOTTSDALE, AZ 85251 6002 E EXETER BLVD COLLETT JOHN & VIRGINIA C CHARLOTTE, NC 28204 1111 METROPOLITAN AVE #700 CONNERY FAMILY TRUST LARKSPUR, CA 949391345 135 WARD ST DEXTER WEST LLC WASHINGTON, DC 20007 4725 DEXTER ST NW DUNCAN SKIHAUS LLC HOUSTON, TX 77002 600 TRAVIS # 3550 EGGLESTON ROBERT H JR & TRACY H ASPEN, CO 81611 434 W HALLAM FRANCIS ASPEN INVESTMENTS LLC DALLAS, TX 75219 4020 MAPLE AVE #525 FUNMOM LLC BIRMINGHAM, AL 35213 24 RIDGE DR HALLAM WEST END LLC ASPEN, CO 81611 625 E MAIN ST # 102B-141 HENRY KRISTEN ASPEN, CO 816111246 525 W HALLAM ST HILLMAN ROBERTA WESLEY REV TRUST ASPEN, CO 81611 504 W BLEEKER ST HILLMAN TATNALL L REV TRUST CHILMARK, MA 02535 PO BOX 332 KEEFE FAMILY TRUST DENVER, CO 80209 3435 BELCARO DR LARNER GLEN & TRACY L HOUSTON, TX 77027 3737 ELLA LEE LN LAST RUN HOLDINGS LLC NEW YORK, NY 10023 115 CENTRAL PARK WEST # 12G MAGGOS LAURA P ASPEN, CO 81611 317 N 4TH ST MD ASPEN HOLDINGS LLC BETHESDA, MD 20814 4960 FAIRMONT AVE PH3 71 NAB W HALLAM STREET LLC AUSTIN, TX 78735 2316 PORTOFINO RIDGE DR NATIONWIDE THEATRES CORP LOS ANGELES , CA 90048 120 N ROBERTSON BLVD 3RD FL NEISSER KATHERINE M DISCRETIONARY TRUST CHICAGO, IL 60614 359 W BELDEN AVE OXLEY DEBBY M TULSA, OK 74119 1437 S BOULDER AVE #1475 OXLEY JOHN C LIVING TRUST TULSA, OK 74119 1437 S BOULDER AVE #770 QUARK CONDO ASSOC ASPEN, CO 81611 COMMON AREA REYNOLDS LORA AUSTIN, TX 78746 913 CALITHEA RD SACK KEN & SHERI ASPEN, CO 81611 407 N 3RD ST SHC-ASPEN LLC TULSA, OK 74119 1437 S BOULDER AVE #1100 SHELBY LLC DENVER, CO 80202 1615 CALIFORNIA ST #707 SHIELDS JOHN H II & PATRICIA P PONTE VEDRA BEACH, FL 32082 1077 PONTE VEDRA BLVD SIRKIN ALICIA CORAL GABLES , FL 331336985 60 EDGEWATER DR APT 505 SUGAR MOUNTAIN TRUST NEW YORK, NY 10165 60 E 42ND ST TISCHLER SALLY L HEALDSBRUG, CA 95448 PO BOX 1804 TISCHLER SALLY MGMT TRUST HEALDSBURG, CA 95448 PO BOX 1804 WEST END MANOR SUBDIVISON HOA ASPEN, CO 81611 520 W FRANCIS ST WEST END RESIDENCE LLC ASPEN, CO 81611 312 AABC #312D 72 Exhibit J73 Page 1 of 1 KL&A, Inc. 215 N. 12th Street, Unit E Carbondale, Colorado 81623 Telephone: (970) 927-5174 July 11, 2024 Scott Hoffman Crestone Building Company 504 W Hallam Aspen, CO 81611 Re: 504 W Hallam Residence Dear Scott, The purpose of this letter is to formally document that KL&A’s services have been retained for a remodel and addition to a home at the above referenced address. The existing house is on the City of Aspen historic registry. The historic portion of the house will be moved and stored temporarily on the lot while a new foundation is constructed, and then moved back onto the new foundation. Once it is put back in place, it will undergo significant structural retrofit to meet all current structural codes, while retaining the required exterior historic features. KL&A has observed the existing residence and has met with the contractor and the subcontractor that will perform the house moving. KL&A has concluded that the house can be moved safely and will coordinate the required stabilization measures necessary to maintain the structural integrity during the moving process. Please feel free to contact me if there are any questions. Sincerely, Dan Doherty, P.E. Principal 07/11/2024 Exhibit K 74 75 76 77 RECEPTION#: 712683, R: $43.007 D: $0.00 DOCCODE: RESOLUTION Pg 1of9, 10/17/2025 at 02:08:07 PM IngridK. G rueter, Pitki n County, CO RESOLUTION #10 SERIES OF 2025) I r I ' r r. 0ILRi 0A19ova8"k 1 r 1 , r r 1 , r r rusei 1 , r r r r r, r r 1•04 WEST HALLAM STREET, LEGALLY DESCRIBED AS LOTS RANDS, BLOCK 28, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO 1 III WHEREAS, the Community Development Department received an applicationonMay9, 2025, from Scott Hoffman (applicant/owner), represented by Sara Adams of BendonAdams, for demolition of non -historic additions, relocation of the resource, construction of anewsingle -story addition with subgrade space, a rear yard setback variation, and the creation oftwoTransferableDevelopmentRights, which requires the following land use review approvals: Certificate of Appropriateness for Major Development — Conceptual Development PlanReview, pursuant to City of Aspen Land Use Code Section 26.415.070(d)(3); Relocation, pursuant to City of Aspen Land Use Code Section 26.415.0900 Benefits — Variations, pursuant to City of Aspen Land Use Code Section 26.415.110; Benefits — Transferable Development Right (TDR), pursuant to City ofAspenLandUseCodeSection26. 415.110 WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improvedinvolvingadesignated historic property or district until plans or sufficient information have beensubmittedtothe Community Development established for their review, and Director and approved in accordance with theproceduresWHEREAS, for a Certificate of Appropriateness for Major Development —ConceptualDevelopmentPlan Review, the HPC must review the application, a staff analysisreport, and the evidence presented at a hearing to determine the project's conformance with theCityofAspenHistoricPreservation Design Guidelines per Section 26.415.070(d)(3)b. of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve withconditionsorcontinue the application to obtain additional information necessary to makeadecisiontoapproveor deny; and WHEREAS, for approval of Relocation, the application shall meet therequirementsofAspenMunicipal Code Section 26.415.090(c), Relocation of a Designated Property; andWHEREAS, for approval of Setback Variations, the application shallmeettherequirementsof Aspen Municipal Code Section 26.415.110(c), Setback Variations; andHPCResolution # 10, Seriesof2025Page1 of 3 Exhibit L 78 WHEAIFLEAS, to recommend approval ind the application meets the requirements Transferable Development Rights; and of Transferrable DevelopmentRights, HPC must of Aspen MunicipalCodeSection26.535.070, WHEREAS, Community Development Department staffreviewedtheapplicationfor compliance with the applicable code sections, standards, and guidelines, and, finding it in general conformance therewith, recommended approval of the application withconditions; and, WHEFCEAS, at a duly noticed public meeting on July 9th2025, the HPC reviewed the project, including the application, staff memo, and public comments, and voted four to zero (4-0) in support of a motion to continue the application to a date certain ofSeptember10, 2025; and, WHEREAS, at a duly noticed public meeting on September10, 2025, the HPC reviewed the project, including the application, staff memo, and public comments, and voted four to zero 4 — 0) in support of a motion to approve the request with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPENHISTORIC PRESERVATION COMMISSION THAT: Section I: Certificate of Appropriateness for Major DevelopmentConceptualReviewand Relocation Pursuant to the procedures and standards set forth in Title 26 of theAspenMunicipalCode, the Historic Preservation Commission hereby approves the request for a CertificateofAppropriateness for Major Development Conceptual Review, Relocation, based onrepresentationsdescribedin Exhibit A with conditions as described in Section 5 of this Resolution. Section 2: Variations Pursuant to the procedures and standards set forth in Title 26 of theAspenMunicipalCode, the Historic Preservation Commission hereby approves the request foravariationtotherearyard setback requirements. The approval allows for a 3' -10" x 8' -9 1/ 4" lightwelltobebuilt3' -10" into the rear yard setback at the northwest portion of the property, as representedinExhibitA. Section 3: Transferable Development Rights The HPC recommends that Aspen City Council approve the requestforthecreationoftwo Transferable Development Rights Certificates that upon issuance, wouldsever500squarefeetof development right from the property. A separate Ordinance with CityCouncilisnecessaryto approve the issuance of TDR(s). Final floor area calculations may beadjustedpriortofinalreview and at permit but shall not exceed the maximum allowed square footageminustheapprovedTDRs. Allowable Floor Area 3,240 sf Existing Floor Area 1,978.5 sf Proposed Floor Area 2,458 sf Unbuilt Floor Area following approval of proposal) 782 sf Unbuilt Floor Area After Removal of Two TDRs 282 sf HPC Resolution # 10, Series of 2025 Page 1 of 3 79 Section 4: Floor Area Bonus Subject to verification by staff that this benefit can be requested duringthemeetingeventhoughit was not included in the application, the HPC would like to approveabenefitforafloorareabonus of 375 square feet. Staff will evaluate the request and determineifitisvalidorifitneedstobe included in the final application for review and recommendation. Section 5: Conditions of A royal l . Mechanical equipment location to be specified on provided plansatFinalReview. 2. Following Final Review and approval, applicant shall proceedwithselectivedemolitionof the additions to allow Historic Preservation staff and HistoricPreservationCommission monitor to evaluate the resource and confirm that the additionsslatedforremovaldonot retain historic material. Section 6: Material Representations All material representations and commitments made by the Applicantpursuanttothedevelopment proposal approvals as herein awarded, whether in public hearingordocumentationpresented before the Community Development Department, the Historic PreservationCommission, or the Aspen City Council are hereby incorporated in such plan developmentapprovalsandthesame shall be complied with as if fully set forth herein, unless amended byotherspecificconditionsor an authorized authority. Section 7: Existing Litigation This Resolution shall not affect any existing litigation and shall not operateasanabatementofany action or proceeding now pending under or by virtue of the ordinancesrepealedoramendedas herein provided, and the same shall be conducted and concluded undersuchpriorordinances. Section 8: Severabili If any section, subsection, sentence, clause, phrase, or portion of thisResolutionisforanyreason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affectthevalidityoftheremaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting onthelothdayofSeptember 2025. Lui ved as to Form: i stant C i ttorney Appro as toContent: 1 - - HPC Resolution #10, Series of 2025 Page 1 of 3 80 ATTEST: ear, Deputy City Clerk Attached as Exhibit A: floor plans, site plan, elevations HPC Resolution # 10, Series of 2025 Page 1 of 3 81 Plotlea: B/17/2025 9:09 MI BY Rck Donn 0 0 O / 0 a o / C o Ta / Cn O o /v N V / O a o. / N IN N / C / Z / Oi n/ SM N a / o J m pp N D 1 m 1 A N o mp m w _ _ ` s, r. W ti o / na I ` 0 o to / / e , \ n / p CNII \ Q o a ` F O N / n / m / I OVOSO r ... O N O / z n / w— i m 1 D m1 O m Z O X / / / 0 3 G .. v .../ // N / ZD D O O Or i Nmm DOf*1 NA ( jam / / GtGm ... O .i1 H 1n - 7 N / m m / mp0nm ?mnm v,m / / pm .. O Dm N I °;ro .,. pA CnpmZm;D n`c°` / 12p c0 0 yZpmD.-. ! tt' 0 h. Z D O I r i v o / '(- m G r r 2.go' m Q f+'i VI ". Lr O .. i ,' Vv, 4 / \ r/ N" _ ,, _ ` 1 y D „ m f .. N \``\ ` p ` 4. O cam. rx D OZ\ C n m o y to m m z m D 7 r m mD h`. ,d/ 1 v`, w 1 f I O ,/ W' 7 lo _v` w W. x ` _ Z p M c7 i D4THSTREET (PAVED) vo1.. _, / 1s`' / i s to mxC (ny OZ r O D ti W mZ] D _ _ z -= w I X m m X D mz-`ni cZi O p Z p C P O O mAmm p pm mA N A m m77 -+ A V (7m m O fCC ESr m o Pore/ Nao RqB R>• H JR \ o m 2 3512424pC5 \ z l n l + m O rSo o P c a Revision Date 2 Project Milestone: PRELIMINARY NOT FOR CONSTRUCTION 504 West Hallam Street f"7 O mD mD pm pm; umirr*t D r 2OZm w; µ J_. 'Dm r _m x wiz--i pp— mp67l Ir p m cn ter p m r D mi,v vim i zA px p p VI r jp0 m D 77OAD cmx m O mp 1 00 t' o fD— o nx o c.+ O 7C NfN'1 A N m o o p N y t p U O zm a U a SG M 118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com r R o o 82 l c- N w .p, rn cif mDti z smR zi Z N m PqR N p U 3 tJ 0 0 504 WEST HALLAM a 3 s o aN_ S'' 3 N A architects, inc 83 C) f - 1 n= o R N" = 3 504 WEST HALLAM No o s 1 mho= e N IJ • Z w 3 N o architects, irtc 84 a W W N N J iii AL.111 ... 0 r. W m y h e m _ N n = 3 504 WEST HALLAMD< l 0 0 lT @o s gym" mR architects,inc 85 4 r, G a O0 c o x t 1 ktit C1 = - 1 N n 3 504 WEST HALLAM oa s o Z O O ON a y N 3 architects, inc Na 86 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 10TH, 2025 Chair Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:35pm. Commissioners in attendance: Roger Moyer, Duncan Clauss, Kim Raymond and Kara Thompson. Absent were Jodi Surfas, Dakota Severe and Barb Pitchford. Staff present: Gillian White – Principal Preservation Planner Luisa Berne - Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the draft minutes from 7/9/25. Ms. Raymond seconded. Roll call vote: Mr. Moyer, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 4-0, motion passes. PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: Ms. Thompson had noticed the upcoming board and commission interviews scheduled with City Council for the end of September and that there were two alternate positions advertised for. She asked about the process to participate in those interviews. Mr. Sear noted that the typical process was that the Clerk staff member handling the application and interview process would notify the staff liaison for a given board that there were applicants for open positions. In HPC’s case, Ms. White would be made aware in the event that City Council would be interviewing for HPC. DISCLOSURE OF CONFLICTS OF INTEREST: None PROJECT MONITORING: None STAFF COMMENTS: Ms. Berne said that she would be emailing HPC members regarding the attendance rules for the Commission. She remined the members present that per the Code, members are allowed four absences per year. Ms. White noted that she had sent members the dates of the upcoming NAPC trainings. Ms. Raymond asked if there would be a virtual participation option for the trainings. Ms. White said that they would be held on Zoom as the trainer would be presenting virtually. Ms. Raymond asked if virtual participation was an option for HPC members to attend a regular meeting if they could not attend in person. Ms. White said that after conversations with the Attorney’s office, it was mostly a staffing issue to be able to offer a virtual option similar to City Council. Ms. Berne noted that an IT staff member would have to stay late to manage the virtual meeting and make sure it was operating properly and that currently that staff capacity was not available. CERTIFICATE OF NO NEGATIVE EFFECT: None CALL UP REPORTS: Ms. White noted that the Wild Fig item was presented to the City Council for Call Up, and they decided not to call HPC’s decision up for further discussion. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Berne confirmed that public notice was completed in compliance with the Code as needed for the agenda item. Exhibit M 87 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 10TH, 2025 Ms. Thompson noted that she had listened to the recording of the previous meeting for this item. OLD BUSINESS: 504 West Hallam St. – Request for a Certificate of Appropriateness for Minor Development and Relocation - PUBLIC HEARING Applicant Presentation: Sara Adams – Bendon Adams Ms. Adams began her presentation by introducing Mr. Scott Hoffman, the owner of the property. She noted that they have re-noticed as there is an additional request they are presenting. She mentioned that they had made some major changes since the previous meeting and that Ms. White had been very helpful, and they feel they now have staff support for the project. She then went over the requests made at the first meeting and noted that they are no longer requesting the Floor Area Bonus but are still requesting the recommendation of the creation of two Transferable Development Rights (TDR). She also said that because of the changes made to the project, they are also requesting a rear yard setback variation for a lightwell. Ms. Adams continued by reviewing the details of the lot and noted the feedback received at the previous meeting to reduce the mass and scale of the addition. To achieve this, they are now proposing a one-story addition and reducing the garage from a two car to one car, utilizing the existing access from 4th St. She reiterated their plan to restore the front porch, remove the non-historic additions, and repair the foundation when they relocate the structure to the setback. She then went over the existing conditions and their preservation plan, including the areas to be removed. Next, she detailed the proposed changes to the plans and layout of the new addition, including the requested variation for the proposed lightwell. She noted that the current proposal was about 780 square feet below the maximum allowed floor area for this size lot and was well under the height limit. Ms. Adams then presented several renderings comparing the proposal that was presented in July and the current proposal. She went over the form relationship of the new addition to the historic resource. She then went over the relevant historic design guidelines and explained the reasoning behind why they felt they were met. She went into more detail about guideline 10.9, related to the connecting element and why they felt some compromise was warranted. She noted again that they were not requesting a Floor Area Bonus but were requesting that a condition be included in the resolution that would allow them to apply this project and the restoration efforts to a potential future Floor Area Bonus request. She then explained the reasoning. Then she reviewed the request for a recommendation of two TDRs. Ms. Raymond asked how wide the proposed connecting element was. Ms. Adams noted that it was the width of the historic footprint and almost as wide as the historic resource. There was a discussion about the roof form for the connecting element. Ms. Thompson asked about the existing curb cut on 4th Street and there was some discussion about its relationship with the new one car garage and that the width of the cut would most likely be reduced. Staff Presentation: Gillian White - Principal Preservation Planner Ms. White began her presentation by reviewing the requested Land Use Approvals. She presented renderings of the previous and current designs and noted that after the first meeting the applicant and staff had met several times to ensure they were working towards a design that better aligned with applicable guidelines. She mentioned that the applicant was very open to the feedback received and 88 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 10TH, 2025 made significant changes to their proposal which resulted in a design that staff is now supportive of. She reviewed the changes made to the design. Next, Ms. White went over the relevant design guidelines for the Major Development review as outlined in the staff comments section of the staff memo. She then addressed the requested relocation and noted that given the site conditions on the property, staff find that the relocation is an acceptable preservation method in this instance. Moving on to the requested variation for the proposed lightwell in the rear yard setback, Ms. White noted that staff find that the placement of the proposed lightwell prevents an adverse impact on the historic resource, as not allowing it would likely impact the overall design and may result in a less desirable addition. Because of this, she said that staff is supportive of the requested variation. She then reviewed the floor area calculations and noted that there was still enough undeveloped floor area to create two TDRs. Ms. White concluded by stating that staff is recommending approval of the conceptual review with conditions. These included that the placement of mechanical equipment be specified on plans at Final Review and that after Final Review and approval, selective demolition would occur on the addition to be reviewed by staff and monitor to ensure no historic materials were present. Ms. White then addressed the applicant’s requested condition regarding the application of the restoration efforts towards a potential future floor area bonus request. She also noted that staff supportive of the recommendation to City Council for the creation of the requested two TDRs. Ms. Thompson asked about the condition regarding the placement of the mechanical equipment and wondered why they couldn’t grant a setback variation for it at this meeting. Ms. White explained that while HPC could grant a variation for mechanical equipment to be located in the setback, a few comments for referring departments noted that recent applicants were not able to make certain modern equipment fit within the height limits. Public Comment: Laura Magis noted that she was Mr. Hoffman’s neighbor on the other side of the alley. She said that she was in full support of the new design and the driveway access from 4th Street as opposed to the alley. Board Discussion: Ms. Thompson started the board discussion with the relocation request and said that she was in support of the relocation to rotate it and place it five feet from the neighboring property. She thanked the applicant for the revised design and agreed with staff almost across the board. She noted her only concern was the roof form of the existing historic footprint section between the historic resource and new addition. Ms. Adams responded that while they are fairly certain the existing structure on top of the historic footprint is newer material, it currently has a flat roof and they figured that instead of guessing at the historic roof form, they would keep it the same. Ms. Thompson said that she also supported the lightwell variation and the creation of the TDRs. She noted that she would be open to granting a floor area bonus, even though the applicant was not requesting one. Ms. Raymond agreed with Ms. Thompson and also appreciated the significant changes made to the design. She also supported the lightwell variation, relocation and TDRs. She felt that HPC should make sure it was supporting restoration efforts on this and other projects by offering incentives and that she would also be ok with discussing grating a floor area bonus. 89 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 10TH, 2025 Mr. Moyer commented on the fact that this project did not have a traditional connecting link and felt that they should be very careful with what kind of precedent it may set. He also felt that granting the floor area bonus now may make things less complicated in the future. He was in support of all the other requests. Mr. Clauss agreed with the other commissioners’ comments and felt that the intention of the connecting element was there. He was supportive of the project as redesigned. Mr. Moyer wondered how the first design of the project was so large and overwhelming and then the redesign ended up being much more in line with the guidelines. He also wondered about how to avoid a situation like this where a project that has had a lot of time spent on it, comes to HPC and gets continued for being out of line with the guidelines and not approvable by the board. Ms. Thompson said that you could have the most experienced architect, but the client just says they want to come in and ask for what they want. She noted that an applicant has the right to do that, and staff cannot just automatically deny something. Ms. White described the process an applicant and staff go through before a project comes before HPC. She noted a number of meetings happen between the applicant and staff before an application is even submitted. She noted that staff will then provide comments after an application is submitted and it is then up to the applicant to come in and discuss those comments or not. She said that occasionally an applicant, knowing that staff is not recommending approval, will stick with their design. Ms. Berne reminded the commissioners that whatever staff’s recommendation may be on a project, HPC is still the ultimate deciding body. There was some discussion on the process of approving a potential floor area bonus and Ms. White noted that she would feel more comfortable if that approval was revisited at the Final Review. She said that way she could take the time to double check the numbers and calculations. There was then some discussion about the roof form of the connecting element and potential ways to alter it so that it reads more as the connector. Mr. Moyer again raised the question of how allowing this project not to have a true connecting element could be precedent setting. Ms. Berne reminded the members that since every project that comes before HPC is unique, their decisions do not set precedent. She also reminded them that the guidelines only require a connecting element when there was a two-story addition and this project’s addition was only one story. MOTION: Ms. Thompson moved to approve the next resolution in the series with the addition of a new section stating that HPC approves a floor area bonus of 375 square feet, subject to verification by staff. Ms. Raymond seconded. Roll call vote: Mr. Moyer, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 4-0, motion passes. ADJOURN: Ms. Thompson moved to adjourn the regular meeting. Mr. Moyer seconded. All in favor, motion passes. Mike Sear, Deputy City Clerk 90 504 W Hallam 10/29/2025 HPC Submittal TYPE MANUFACTURER & CATALOG #LAMP TRANSFORMER FINISH**NOTES BKH WAC Lighting WL-LED100 3.9W Integral LED Integral Black EC to install centerline of fixture 12”AFF - UNLESS OTHERWISE NOTED EXT1 Hubbardton Forge Small Revere 302038-SKT-80-78 Dark Sky 11W Soraa Par20 LED N/A Black/Steel EC to install per DCLD elevations at BBQ West Door EXT2 Hubbardton Forge Medium Revere 302039-SKT-80-78 Dark Sky 11W Soraa Par20 LED N/A Black/Steel EC to install per DCLD elevations at 4th Street Garage Doors EXT4 Design House Jelly Jar 587246 6W Tala Globe LED N/A Black EC to mount per DCLD elevations at Front Door on Hallam EXT4 Option Modern Forms Suspense WS-W1915-BK 14W 3000K LED Integral Black HPC to consider alternate in lieu of Design House EXT4 Jelly Jar **OWNER AND INTERIOR DESIGNER TO VERIFY AND APPROVE TRIM FINISH COLOR. DISCREPANCIES NEED TO BE ADDRESSED WITH AN RFI TO DCLD SUBSTITUTIONS SHALL BE APPROVED BY DCLD PRIOR TO INSTALLATION. 1 91 Fixture Type: Catalog Number: Project: Location: WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2016 waclighting.com Phone (800) 526.2588 Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive Port Washington, NY 11050 Central Distribution Center 1600 Distribution Ct Lithia Springs, GA 30122 Western Distribution Center 1750 Archibald Avenue Ontario, CA 91760 Model: WL-LED100 LEDme® Step Light FEATURES • Solid diecast brass, corrosion resistant aluminum alloy, or cast stainless steel construction • Direct wiring, no driver needed • Low profi le, fl ush to wall aesthetics with no visible hardware • 40,000 hour rated life • Balanced lighting, free of shadows with minimum glare • IP66 rated, Protected against high-pressure water jets • Up to 200 fi xtures can be connected in parallel • Replaceable LED module • 5 year WAC Lighting product warranty ORDER NUMBER Model #Light Color Finish WL-LED100 WL-LED100F 120V 277V C AM RD BL White Amber Red Blue 3000K 610nm 640nm 450nm SS BK WT BN* BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum WL-LED100 120V C AM White Amber 3000K 610nm BBR Bronze on brass *Brushed Nickel Finish is for interior use only –– Example: WL-LED100F-BL-SS PRODUCT DESCRIPTION Horizontal rectangle LEDme® Step Light. Designed for safety and style on stairways, patios, decks, balcony areas, walkways and building perimeters. Features an architectural design. Energy effi cient for long-lasting indoor and outdoor lighting solutions. Creates an attractive, romantic impression at night. 5" 3" 2a" 18" front 12" 18" x" 2" side 1d" 22" back SPECIFICATIONS Construction: Die-cast aluminum or 316 marine grade cast stainless steel Power: Direct wiring, no remote driver needed. Input voltage: 120V or 277VAC 50/60Hz Light Source: 3000K CCT Samsung HV-AC High Power LED, CRI: 85 Optional color lenses. Total power consumption of 3.9W Mounting: Fits into 2” × 4” J-Box with minimum inside dimensions of 3"L × 2"W × 2"H Includes bracket for J-Box mount. Dimming: Dim to 10% with electronic low voltage (ELV) dimmer Approved dimmers: Lutron Nova-T NTELV-300 & NTELV-600, Lutron Vietri VTELV-600, Lutron Diva DVELV-300P, Lutron Skylark SELV-300P, Lutron Maestro MAELV-600 Standards: IP66, UL & cUL Listed for wet locations 2"NPT threaded hole 92 WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2016 waclighting.com Phone (800) 526.2588 Fax (800) 526.2585 Headquarters/Eastern Distribution Center 44 Harbor Park Drive Port Washington, NY 11050 Central Distribution Center 1600 Distribution Ct Lithia Springs, GA 30122 Western Distribution Center 1750 Archibald Avenue Ontario, CA 91760 Model: WL-LED100 LEDme® Step Light SPACING RECOMMENDATIONS FOR OPTIMAL LIGHT DISTRIBUTION Stairs - Step Mount Mount in center of stair as close to the upper tread as possible. For best results use one light per step for steps narrower than 5'. Stairs - Wall Mount 8" 11" 12" 22" 8" Corridors / Hallways 12" - 18" 36"36" FIXTURE PERFORMANCE Input Voltage Light Color Finish Lumens WL-LED100 120V C White BBR SS BK WT *BN BZ Bronze on Brass Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 32 45 31 68 31 32 AM Amber BBR SS BK WT *BN BZ Bronze on Brass Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 21 28 19 38 19 21 RD Red SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 3 2 4 2 2 BL Blue SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 5 3 8 3 4 Input Voltage Light Color Finish Lumens WL-LED100F 277V C White SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 37 25 58 25 27 AM Amber SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 20 14 29 14 15 RD Red SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 2 1.5 3 1.5 2 BL Blue SS BK WT *BN BZ Stainless Steel Black on Aluminum White on Aluminum Brushed Nickel on Aluminum Bronze on Aluminum 4 3 6 3 3 *Brushed Nickel Finish is for interior use only 93 Revere Small Outdoor Sconce Base Item #:302038 Selected Options Lamping Incandescent (SKT) Finish Coastal Oil Rubbed Bronze (14) Accent Coastal Oil Rubbed Bronze (14) Configured item #:302038-1008 Smart String:302038-SKT-14-14 Image shown may not correspond to selected options Specifications Dimensions Height 19.1" Width 9.4" Depth 4" Product Weight 7 lbs Mounting Height - Vertical 13.4 Lamping Information Socket Type medium Bulb Par20, 75 watt Max Number of Bulbs 1 (not included) Location Rating UL Outdoor Wet Safety Rating UL|CUL listed Options Lamping Incandescent (SKT) Finish Coastal White (02) Coastal Oil Rubbed Bronze (14) Coastal Natural Iron (20) Coastal Bronze (75) Coastal Dark Smoke (77) Coastal Burnished Steel (78) Coastal Black (80) Accent Coastal Burnished Steel (78) Coastal White (02) Coastal Natural Iron (20) Coastal Bronze (75) Coastal Oil Rubbed Bronze (14) Coastal Dark Smoke (77) Coastal Black (80) Hubbardtonforge.com customerservice@vtforge.com 888-826-4766 Copyright © 2024 Hubbardton Forge. All Rights Reserved. EXT1 94 1/28/25, 9:28 PM Page 1 of 2about:srcdoc Revere Medium Outdoor Sconce Base Item #:302039 Selected Options Lamping Incandescent (SKT) Finish Coastal Black (80) Accent Coastal Burnished Steel (78) Configured item #:302039-1047 Smart String:302039-SKT-80-78 Image shown may not correspond to selected options Specifications Dimensions Width 10.2" Height 25.1" Depth 4" Product Weight 8 lbs Mounting Height - Vertical 19.4 Mounting Direction Vertical Lamping Information Lamping Spec Socket Type Medium Bulb Par20, 75 Watt Max Number of Bulbs 1 (not included) Location Rating UL Outdoor Wet Safety Rating UL|CUL listed Recommended Bulb 1 Base E26 Medium Type Or Shape PAR20 Wattage 6.5 Color Temp 3000 Manufacturer Bulbrite Item Number LED6PAR20/NFL25/930/WD/2 Qty Per Product 1 Included No Options Lamping Incandescent (SKT) Finish White (02) Oil Rubbed Bronze (14) Natural Iron (20) Coastal Bronze (75) Accent White (02) Natural Iron (20) Coastal Dark Smoke (77) Coastal Black (80) 95 1/28/25, 9:28 PM Page 2 of 2about:srcdoc Coastal Bronze (75) Coastal Dark Smoke (77) Coastal Burnished Steel (78) Coastal Black (80) Coastal Black (80) Coastal Burnished Steel (78) Coastal Bronze (75) Oil Rubbed Bronze (14) Hubbardtonforge.com customerservice@vtforge.com 888-826-4766 Copyright © 2025 Hubbardton Forge. All Rights Reserved. 96 EXT4 504 HALLAM 97 504 HALLAM _ HOFFMAN David Craige | CLC | IALD 209 Hillside Lane Telluride, CO 81435 970.729.1403 A D D R E S SP R O J E C TSUBMITTALDWG TITLESHEET INDEX------- L1 - LOWER LEVEL INTERIOR LIGHTING PLAN L2 - MAIN LEVEL INTERIOR LIGHTING PLAN DWG NO.2025.10.29 HPC SUBMITTAL LX1 - LOWER LEVEL EXTERIOR LIGHTING PLAN LX2 - MAIN LEVEL EXTERIOR LIGHTING PLAN EXTERIOR LIGHTING FIXTURE SCHEDULE LX0 Exhibit N 98 504 HALLAM _ HOFFMAN David Craige | CLC | IALD 209 Hillside Lane Telluride, CO 81435 970.729.1403 A D D R E S SP R O J E C TSUBMITTALDWG TITLESHEET INDEX------- L1 - LOWER LEVEL INTERIOR LIGHTING PLAN L2 - MAIN LEVEL INTERIOR LIGHTING PLAN DWG NO.2025.10.29 HPC SUBMITTAL LX1 - LOWER LEVEL EXTERIOR LIGHTING PLAN LX2 - MAIN LEVEL EXTERIOR LIGHTING PLAN Mechanical and Utility Man Cave Guest Bath Workout Slab on Grade above window well Slab on Grade Above window well Auto Storage UP red lines indicate setbacks typ BKV BKV LC LC TL MO2 X A BL Z TW MM ID# MS RECESSED CAN, VERIFY TRIM COLOR B C RECESSED CAN DOUBLE RECESSED PUCK LIGHT BKV/BKH EXTERIOR STEP LIGHT U IN GROUND UPLIGHT CLD1 AND CLD2 CLOSET STORAGE FS FESTOON SUSPENDED BY CABLE SURFACE MOUNTED CEILING W/ LENS MONORAIL SYSTEMS TWW UPLIGHT SCONCE VA WALL SCONCE W/ INTEGRAL SWITCH GAS EXTERIOR GAS SCONCE SEMI FLUSH DECORATIVE FIXTURE IDP IDS WALL MOUNTED DECORATIVE FIXTURE HANGING FIXTURE FAN CEILING FAN PROJ T $m $3d $ $3 $f LIGHTING / SHADING KEYPAD RECESSED CAN WALL GRAZE RECESSED CAN 6" OFF STONE BG SHOWER BENCH, WET RATED CAS ART LIGHTING POWERED BY CLOCK OUTLET MOTORIZED SHADE #LOAD NUMBER CLOCK RECEPTACLEC D RECESSED NON IC CAN MOTION SENSOR INTEGRATED WALL BOX SMART DIMMER THREE WAY WALL BOX DIMMER SINGLE POLE SWITCH THREE WAY SWITCH EXHAUST FAN SWITCH WITH TIME OUT EXHAUST FANFN M SINGLE HEAD MONOPOINT VP VAPOR PROOF FIXTURE P PNL LIGHTING MODULE ENCLOSURE EXT4 HISTORIC EXTERIOR SCONCE S EXT3 EXTERIOR PENDANT MAKEUP MIRROR DOUBLE HEADED MONOPOINT PENDANT PD, LED STRIP W/ STRAIGHT CHANNEL TRANSFORMER/DRIVER, WATTAGE TBD VANITY SCONCE TABLE LAMP PROJECTOR (BY OTHERS) RECESSED CAN RECESSED CAN, VERIFY TRIM COLOR H $d SINGLE POLE WALL BOX DIMMER CSL, SURFACE MOUNTED UNDER CABINET F1-4' F1-2'2' CLOSET FIXTURE 4' CLOSET FIXTURE FLOOR RECEPTACLE F LED / FLUORESCENT SURFACE MOUNT SWITCHED OUTLET S STEP LIGHT Fp FIREPLACE CONTROL Tc TIME CLOCK EX#LANDSCAPE LOAD NUMBER VERTICAL LED STRIPPD BW BOOT WARMERS EWC ARCHITECTURAL LED EC AG RECESSED CAN, SQUARE TRIMLESSE CE RECESSED CAN WITH ELECTRONIC TRANSFORMER RU OUTLET / USB COLUMN UPLIGHTDX MOTORIZED BLACK OUT SHADESB MOTORIZED DRAPERYDP KA CABLE LIGHTING VERGE CORNER RECESSED CAN, DUAL LAMP TRIMLESSE2 WALL MOUNTED MONORAIL EXT2 EXTERIOR SCONCE DARK SKY RATED PD FLOATING MIRROR MTV TELEVISION SA READING LIGHT MINI RECESSED FL RECESSED CAN W/ LOW PROFILE HOUSINGAA GROUND FAULT OUTLETGFI LX LANDSCAPE PATH PD1 WET RATED LED STRIP ML MIRROR W/ INTEGRATED LIGHTING POOL LIGHT VP1 VAPOR PROOF WALL MOUNT HX UNDER WATER $j JAMB SWITCH LED PANELEW1 IDPT RECESS TROUGH D2 RECESSED CAN TRIPLED3 AC AIR CONDITIONING H1 ADJUSTABLE PUCK LIGHT WW RECESS WALL WASHER PD45 LED IN 45 DEGREE CHANNEL PX PDR WET RATED LED STRIP KA DRIVEWAY CAIRN HM MX J IN GROUND JUNCTION BOX A2 FUTURE KEYPAD PLUG STRIP DP DRAPERY DIRECTION INDICATOR LIGHTING FIXTURE LEGEND O2 OXYGEN PORT GW GLOVE WARMER LOWER LEVEL EXTERIOR LIGHTING PLAN LX11 LX1 LOWER LEVEL EXTERIOR LIGHTING PLAN SCALE: 1/4" = 1'-0" 99 504 HALLAM _ HOFFMAN David Craige | CLC | IALD 209 Hillside Lane Telluride, CO 81435 970.729.1403 A D D R E S SP R O J E C TSUBMITTALDWG TITLESHEET INDEX------- L1 - LOWER LEVEL INTERIOR LIGHTING PLAN L2 - MAIN LEVEL INTERIOR LIGHTING PLAN DWG NO.2025.10.29 HPC SUBMITTAL LX1 - LOWER LEVEL EXTERIOR LIGHTING PLAN LX2 - MAIN LEVEL EXTERIOR LIGHTING PLAN 6' - 6"04 04 05 05 7906 Kitchen library Dine Living entry Patio brk 6' - 9 19/32" 6' - 9 19/32" prep 7909.8 landscape grass pavers Window well Down glass rail magic pt fin/fin 5 5 4 4 4 bicycles motorcycles skis etc PL to Grid A PL to Fin PL to Grid A PL to Fin PL to Fin 4 4 6 GARAGE STAIR DOOR m bed office m bath 11x11 Drive- Match Existing Setback Setback 10'- 0"setback to front PLBKV LC BKV LC BKV LC BKV LC BKV EXT1 LC EXT2 LC EXT2 LC EQ EQ BKV LC EXT4 LC GFI TL MO2 X A BL Z TW MM ID# MS RECESSED CAN, VERIFY TRIM COLOR B C RECESSED CAN DOUBLE RECESSED PUCK LIGHT BKV/BKH EXTERIOR STEP LIGHT U IN GROUND UPLIGHT CLD1 AND CLD2 CLOSET STORAGE FS FESTOON SUSPENDED BY CABLE SURFACE MOUNTED CEILING W/ LENS MONORAIL SYSTEMS TWW UPLIGHT SCONCE VA WALL SCONCE W/ INTEGRAL SWITCH GAS EXTERIOR GAS SCONCE SEMI FLUSH DECORATIVE FIXTURE IDP IDS WALL MOUNTED DECORATIVE FIXTURE HANGING FIXTURE FAN CEILING FAN PROJ T $m $3d $ $3 $f LIGHTING / SHADING KEYPAD RECESSED CAN WALL GRAZE RECESSED CAN 6" OFF STONE BG SHOWER BENCH, WET RATED CAS ART LIGHTING POWERED BY CLOCK OUTLET MOTORIZED SHADE #LOAD NUMBER CLOCK RECEPTACLEC D RECESSED NON IC CAN MOTION SENSOR INTEGRATED WALL BOX SMART DIMMER THREE WAY WALL BOX DIMMER SINGLE POLE SWITCH THREE WAY SWITCH EXHAUST FAN SWITCH WITH TIME OUT EXHAUST FANFN M SINGLE HEAD MONOPOINT VP VAPOR PROOF FIXTURE P PNL LIGHTING MODULE ENCLOSURE EXT4 HISTORIC EXTERIOR SCONCE S EXT3 EXTERIOR PENDANT MAKEUP MIRROR DOUBLE HEADED MONOPOINT PENDANT PD, LED STRIP W/ STRAIGHT CHANNEL TRANSFORMER/DRIVER, WATTAGE TBD VANITY SCONCE TABLE LAMP PROJECTOR (BY OTHERS) RECESSED CAN RECESSED CAN, VERIFY TRIM COLOR H $d SINGLE POLE WALL BOX DIMMER CSL, SURFACE MOUNTED UNDER CABINET F1-4' F1-2'2' CLOSET FIXTURE 4' CLOSET FIXTURE FLOOR RECEPTACLE F LED / FLUORESCENT SURFACE MOUNT SWITCHED OUTLET S STEP LIGHT Fp FIREPLACE CONTROL Tc TIME CLOCK EX#LANDSCAPE LOAD NUMBER VERTICAL LED STRIPPD BW BOOT WARMERS EWC ARCHITECTURAL LED EC AG RECESSED CAN, SQUARE TRIMLESSE CE RECESSED CAN WITH ELECTRONIC TRANSFORMER RU OUTLET / USB COLUMN UPLIGHTDX MOTORIZED BLACK OUT SHADESB MOTORIZED DRAPERYDP KA CABLE LIGHTING VERGE CORNER RECESSED CAN, DUAL LAMP TRIMLESSE2 WALL MOUNTED MONORAIL EXT2 EXTERIOR SCONCE DARK SKY RATED PD FLOATING MIRROR MTV TELEVISION SA READING LIGHT MINI RECESSED FL RECESSED CAN W/ LOW PROFILE HOUSINGAA GROUND FAULT OUTLETGFI LX LANDSCAPE PATH PD1 WET RATED LED STRIP ML MIRROR W/ INTEGRATED LIGHTING POOL LIGHT VP1 VAPOR PROOF WALL MOUNT HX UNDER WATER $j JAMB SWITCH LED PANELEW1 IDPT RECESS TROUGH D2 RECESSED CAN TRIPLED3 AC AIR CONDITIONING H1 ADJUSTABLE PUCK LIGHT WW RECESS WALL WASHER PD45 LED IN 45 DEGREE CHANNEL PX PDR WET RATED LED STRIP KA DRIVEWAY CAIRN HM MX J IN GROUND JUNCTION BOX A2 FUTURE KEYPAD PLUG STRIP DP DRAPERY DIRECTION INDICATOR LIGHTING FIXTURE LEGEND O2 OXYGEN PORT GW GLOVE WARMER MAIN LEVEL EXTERIOR LIGHTING PLAN LX2 1 LX2 MAIN LEVEL EXTERIOR LIGHTING PLAN SCALE: 1/4" = 1'-0" 100 101 102 103 landscape architectarchitect scott hoffman crestone building company 504 w hallam st aspen, colorado 81611 client bluegreen matt bombard 300 south spring st. suite 202 aspen, colorado 81611 t 970 429 7499 civil engineer/surveyor sheet index landscape drawings context map hpc submittal 504 w hallam st Aspenhpc submittal 12/01/2025greenline architects 65 north 4th street suite 5 carbondale, colorado 81623 t 970 309 2023 sgm 118 west sixth street suite 200 glenwood springs, colorado 81601 t 970 945 1004 client name/title date north owner reviewed and approved L000 L100 L402 L800 L001 cover planting plan details notes tree mitigation plan L002 notes L300 materials plan L000 cover bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal L801 details planting paletteL401 planting paletteL400 104 SCOPE OF WORK CONTROL OF WORK LEGAL RELATIONS AND RESPONSIBILITY TO THE PUBLIC EARTHWORK EROSION AND DUST CONTROL LAYOUT AND CONTROL OF MATERIALS 1.THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL WORK BY THE SUBCONTRACTORS. 2.WATERPROOFING OF SUBGRADE AND OTHER ARCHITECTURAL SPACES BELOW AND/OR ADJACENT TO IMPROVEMENTS DESIGNED BY THE LANDSCAPE ARCHITECT IS TO BE ADEQUATELY DESIGNED AND DETAILED BY OTHERS TO PERMANENTLY REPEL ALL WATER SOURCES INCLUDING, BUT NOT LIMITED TO: PRECIPITATION, SNOW MELT, SURFACE RUNOFF, SUBSURFACE DRAINAGE, GROUND WATER, IRRIGATION, ROOF RUNOFF, GROUND WATER AND PLUMBING LEAKS. 3.STRUCTURAL DESIGN TO SUPPORT IMPROVEMENTS DESIGNED BY THE LANDSCAPE ARCHITECT AND LOCATED ABOVE, BELOW AND/OR ADJACENT TO SUBGRADE AND OTHER ARCHITECTURAL SPACES IS THE RESPONSIBILITY OF THE STRUCTURAL ENGINEER. THE STRUCTURAL DESIGN SHOULD BE ADEQUATELY DESIGNED TO SUPPORT ALL POSSIBLE LOADS INCLUDING, BUT NOT LIMITED TO: BACKFILL, COMPACTION, PLANTINGS, HARDSCAPE, RETAINING AND FREESTANDING SITE WALLS AND CONSTRUCTION MATERIALS/EQUIPMENT/ACTIVITY. 4.THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR DOCUMENTED WORK FOR WHICH CONSTRUCTION SERVICES WERE NOT PERFORMED BY THE LANDSCAPE ARCHITECT. 1.THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AT JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT AND GENERAL CONTRACTOR OF DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING ANY WORK. 2.ALL WORK SHALL CONFORM TO THE APPROPRIATE AGENCIES. THE CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES, LINES AND STRUCTURES PRIOR TO EXCAVATION OR TRENCHING. DAMAGE SHALL BE REPAIRED BY THE CONTRACTOR AT NO COST TO THE OWNER. THE LANDSCAPE ARCHITECT ASSUMES NO RESPONSIBILITY FOR UTILITIES OR STRUCTURES NOT SHOWN ON THE LANDSCAPE DRAWING SET. THE CONTRACTOR MUST VERIFY THE EXACT LOCATION OF UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. THE CONTRACTOR SHALL USE EXTREME CAUTION WHEN WORKING OVER OR NEAR EXISTING GAS AND ELECTRICAL LINES. 3.'CONTRACT DOCUMENTS' INCLUDE THE LANDSCAPE DRAWING SET, LANDSCAPE TECHNICAL SPECIFICATIONS MANUAL AND LANDSCAPE LASIS. 4.THE LANDSCAPE ARCHITECT HAS PROVIDED DESIGN INTENT BUT DOES NOT DEFINE THE APPROPRIATE CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES UTILIZED OR SAFETY PRECAUTIONS. THE LANDSCAPE ARCHITECT WILL NOT BE RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 5.THE CONTRACTOR IS TO VERIFY ALL QUANTITIES. IN CASE OF ANY DISCREPANCIES, GRAPHICALLY SHOWN MATERIAL QUANTITIES SHALL TAKE PRECEDENCE. 6.A SYSTEM OF DIAGRAMMATIC SYMBOLS, HATCHES AND NOTATIONS IS USED IN THESE DRAWINGS. REVIEW NOTATIONS CAREFULLY AND REQUEST CLARIFICATION FROM THE LANDSCAPE ARCHITECT REGARDING ANY UNCLEAR NOTATION OR DISCREPANCY PRIOR TO COMMENCING WORK. 7.PROVIDE SLEEVES AS REQUIRED FOR DRAINAGE, IRRIGATION AND ELECTRICAL LINES. IRRIGATION AND ELECTRICAL SLEEVES AND SUBSURFACE DRAINAGE SYSTEMS SHALL BE CONSTRUCTED PRIOR TO PAVING AND LANDSCAPE WORK. UTILITY SLEEVES ARE REQUIRED IN ALL PLANT BEDS ISOLATED BY PAVEMENT OR ANY OTHER STRUCTURES. 8.SPECIAL CONSIDERATION IS GIVEN TO THE DESIGN AND INTENDED RELATIONSHIP BETWEEN ARCHITECTURE, PLANTING AREAS AND PAVING SYSTEMS. PAVEMENT JOINTING, PAVERS, STONE, FINISHES AND GRADES HAVE BEEN STRICTLY COORDINATED DURING THE DESIGN PROCESS. CONSTRUCTION OF THESE SYSTEMS MUST BE STRICTLY COORDINATED. NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO INSTALLATION. 9.CONTACT THE LANDSCAPE ARCHITECT IN THE EVENT OF ANY CONFLICTS IN GEOTECHNICAL REPORT RECOMMENDATIONS AND LANDSCAPE DRAWINGS OR OTHER CONSULTANT DRAWINGS. 10.THE CONTRACTOR SHALL VERIFY THE PLACEMENT OF FLATWORK PENETRATIONS TO ENSURE COORDINATION OF SURFACE FIXTURES, SUCH AS DRAINS AND LIGHTS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION OF FLATWORK. 11.THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL DRAWINGS TO VERIFY FINISHED FLOOR ELEVATIONS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 12.THE CONTRACTOR SHALL REFER TO THE MECHANICAL DRAWINGS TO VERIFY DRAIN LOCATIONS OVER STRUCTURE. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 13.THE CONTRACTOR SHALL REFER TO THE CIVIL ENGINEERING DRAWINGS TO VERIFY UTILITY AND OTHER DRAIN LOCATIONS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 14.THE GENERAL CONTRACTOR IS TO KEEP ALL ITEMS DESIGNED BY THE LANDSCAPE ARCHITECT FOR IMPLEMENTATION IN PROPER WORKING ORDER THROUGHOUT THE DURATION OF THE PROJECT. 1.THE CONTRACTOR IS TO OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. ALL CONTRACTORS MUST COMPLY WITH PERMIT REQUIREMENTS, LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES RULES AND REGULATIONS AND LAND USE APPROVAL CONDITIONS AT ALL TIMES. 2.WORK PERFORMED WITHOUT APPROVAL OF LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES AND/OR NOT IN COMPLIANCE WITH THE CONTRACT DOCUMENTS IS SUBJECT TO REMOVAL AT THE CONTRACTOR'S EXPENSE. 3.ALL CONSTRUCTION AND MATERIALS NOT SPECIFICALLY ADDRESSED IN THE CONTRACT DOCUMENTS SHALL BE IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES STANDARDS. 4.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONARY MEASURES NECESSARY TO PROTECT EXISTING IMPROVEMENTS FROM DAMAGE AND ANY SUCH IMPROVEMENTS AND STRUCTURES DAMAGED BY THE CONTRACTOR'S OPERATIONS SHALL BE REPAIRED OR RECONSTRUCTED SATISFACTORY TO THE LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE. 5.ALL BARRICADING AND TEMPORARY TRAFFIC CONTROL DEVICES OR METHODS USED DURING CONSTRUCTION SHALL BE IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES STANDARDS. PROVIDE ADEQUATE TIME FOR REVIEW AND APPROVAL BY THE ABOVE JURISDICTIONS PRIOR TO COMMENCEMENT OF WORK. 1.THESE NOTES SUPPLEMENT THE CIVIL ENGINEERING DOCUMENT SET. NOTIFY THE LANDSCAPE ARCHITECT AND CIVIL ENGINEER OF ANY DISCREPANCIES. 2.LIMITS OF DISTURBANCE SHOWN ON PLANS AND CROSS-SECTIONS SHALL BE CLEARLY MARKED AND DESIGNATED ON-SITE PRIOR TO ANY EARTHWORK. 3.THE PROJECT LIMIT OF CONSTRUCTION AND ALL EXISTING VEGETATION TO REMAIN IS TO BE CLEARLY DEFINED BY STURDY, WEATHERPROOF FENCING AT A MINIMUM OF FOUR (4) FOOT HEIGHT. 4.EXISTING TREES TO BE PRESERVED SHALL BEAR SAME RELATIONSHIP TO FINISHED GRADE AS THEY BEAR TO PRE-CONSTRUCTION GRADE. 5.EXISTING TREES & VEGETATION TO BE PRESERVED SHALL BE PROTECTED WITH STURDY, WEATHERPROOF FENCING AT A MINIMUM FOUR (4) FOOT HEIGHT INSTALLED NO CLOSER TO THE TREE TRUNK THAN ITS DRIPLINE. THIS FENCE SHALL BE MAINTAINED IN WORKING ORDER DURING ALL PHASES OF CONSTRUCTION. MAINTAIN TREE PROTECTION ZONES FREE OF WEEDS AND TRASH. 6.NO WORK SHALL BE CONDUCTED WITHIN THE DRIPLINE, UNLESS REVIEWED AND APPROVED BY THE LANDSCAPE ARCHITECT. ALL WORK APPROVED WITHIN THE DRIPLINE SHALL BE COMPLETED BY HAND. PROTECT ROOT SYSTEMS FROM PONDING, EROSION OR EXCESSIVE WETTING. 7.SOIL ANALYSIS MUST BE PERFORMED BY A QUALIFIED SOIL-TESTING LABORATORY ON IMPORTED OR MANUFACTURED TOPSOIL. A WRITTEN ANALYSIS MUST BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW PRIOR TO INSTALLATION. THIS REPORT MUST STATE PERCENTAGES OF ORGANIC MATTER; GRADATION OF SAND, SILT, AND CLAY CONTENT; CATION EXCHANGE CAPACITY; NATURE OF DELETERIOUS MATERIAL; PH; AND MINERAL AND PLANT NUTRIENT CONTENT OF THE SOIL. 8.IMPORTED TOPSOIL IS TO BE OBTAINED FROM NATURALLY WELL-DRAINED CONSTRUCTION OR MINING SITES WHERE TOPSOIL OCCURS AT LEAST 4 INCHES DEEP. DO NOT OBTAIN FROM AGRICULTURAL LAND, BOGS OR MARSHES. 9.PROPOSED ELEVATIONS INDICATED ON DRAWINGS ARE FINISHED GRADE ELEVATIONS. THE CONTRACTOR SHALL DIRECT ROUGH GRADE WORK TO ALLOW FOR SUFFICIENT TOPSOIL AND OTHER FINISHED CONDITIONS AS DESCRIBED IN THE CONTRACT DOCUMENTS. 10.ALL FINISHED GRADES SHALL MEET AND BLEND SMOOTHLY WITH EXISTING GRADES AT THE PROJECT LIMIT. 11.ALL FINISHED GRADES SHALL BE WITHOUT LOW SPOTS OR POCKETS. THE CONTRACTOR SHALL SET FLOW LINES ACCURATELY AND PROVIDE A MINIMUM OF TWO (2) PERCENT OR MAXIMUM OF FIFTY (50) PERCENT, UNLESS OTHERWISE NOTED. 12.ALL FINISHED GRADES SHALL PRESENT SMOOTH TRANSITIONS BETWEEN TOES AND TOPS OF SLOPES. 13.THE MAXIMUM SLOPE OF SOD TO BE 33% IN AREAS DESIGNATED AS " LAWN," UNLESS OTHERWISE NOTED. 14.ALL MANHOLES, VALVE BOXES, UTILITY BOXES AND PEDESTALS, AND OTHER APPURTENANCES SHALL BE ADJUSTED TO FINISH GRADE IN ACCORDANCE WITH THE LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES OR UTILITY RULES AND REGULATIONS, UNLESS OTHERWISE NOTED. 15.DEFINITION OF COMPACTION: PROCTOR DRY DENSITY. 16.SOIL COMPACTION BENEATH PAVEMENTS, STEPS, WALLS AND LIGHT FOUNDATIONS SHALL BE 95% PROCTOR DENSITY MINIMUM, UNLESS OTHERWISE SPECIFIED. 17.GRADING AND EXCAVATION WORK SHALL BE COMPLETED DURING DRY AND NON-FREEZING WEATHER CONDITIONS. 18.THE CONTRACTOR SHALL REMOVE AND STOCKPILE TOPSOIL FOR REUSE ON-SITE. SOIL SHALL BE SCREENED TO REMOVE ROCKS AND BOULDERS. 19.THE CONTRACTOR SHALL REUSE ANY STRUCTURAL SOIL FOUND ON SITE. 20.THE CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM ALL STRUCTURES. 21.THE GENERAL CONTRACTOR SHALL INSTALL AND MAINTAIN TEMPORARY DRAINAGE DEVICES DURING CONSTRUCTION. 22.THE CONTRACTOR SHALL VERIFY ALL CONTROL POINTS, FINISH FLOOR ELEVATIONS AND PROPOSED SPOT ELEVATIONS WITH THE LANDSCAPE ARCHITECT PRIOR TO FORMWORK INSTALLATION. STORAGE AND DISPOSAL 1.VEHICLES, EQUIPMENT, AND/OR MATERIALS SHALL NOT BE PARKED OR STORED IN AREAS OF EXISTING VEGETATION, INCLUDING WITHIN THE DRIPLINE OF EXISTING TREES TO REMAIN. 2.LANDSCAPE MATERIALS TO BE STORED UNDER SECURED TARPS OR SHEETING TO PROTECT AGAINST WIND, RAIN AND SNOW DAMAGE. 3.CONSTRUCTION WASTE, INCLUDING BUT NOT LIMITED TO PLANT MATERIAL, BUILDING MATERIALS, DEMOLISHED MATERIALS, PACKAGING, LEFTOVER PAINT AND CONCRETE SLURRY, SHOULD BE PROPERLY REUSED, RECYCLED, DISPOSED OF LEGALLY OFF-SITE OR IN DESIGNATED WASH-OUT AREAS DETERMINED BY THE GENERAL CONTRACTOR. 4.RECYCLING AND TRASH BINS TO BE PROVIDED ON SITE. SEPARATE BINS FOR CARDBOARD, CO-MINGLED, AND OTHER RECYCLABLE/REUSABLE MATERIALS IDENTIFIED BY THE LOCAL JURISDICTION SHALL BE MAINTAINED. ALL BINS TO BE WILDLIFE-PROOF. 5.ON-SITE FUEL STORAGE FOR CONSTRUCTION EQUIPMENT IS DISCOURAGED. CONSTRUCTION EQUIPMENT USED ON SITE TO BE CHECKED REGULARLY TO ASSURE CONTAMINATION CONCERNS FROM OILS AND GREASES ARE ELIMINATED. NO TOXIC MATERIALS SHALL BE STORED ON-SITE. 1.LAY OUT AND VERIFY DIMENSIONS PRIOR TO CONSTRUCTION. NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. THE LANDSCAPE ARCHITECT IS TO REVIEW AND APPROVE ALL LAYOUTS CONTAINED IN THE CONTRACT DOCUMENTS PRIOR TO CONSTRUCTION. 2.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. DO NOT SCALE DIMENSIONS FROM REDUCED DRAWINGS. 3.DIMENSIONS REFERRED TO AS "EQUAL" INDICATE SPACING WHICH IS EQUIDISTANT MEASURED TO THE CENTERLINES. 4.MEASUREMENTS ARE TO THE FINISHED FACE OF BUILDINGS, WALLS OR OTHER FIXED SITE IMPROVEMENTS. DIMENSIONS TO CENTERLINES ARE IDENTIFIED AS SUCH. 5.INSTALL INTERSECTING ELEMENTS AT 90-DEGREE ANGLES, UNLESS OTHERWISE INDICATED. MAINTAIN HORIZONTAL ALIGNMENT OF ADJACENT ELEMENTS AS INDICATED IN THE CONTRACT DOCUMENTS. 6.THE CONTRACTOR SHALL PROVIDE A FULL-SCALE MOCKUP OF ALL PAVING SYSTEMS AND RECEIVE APPROVAL FROM THE LANDSCAPE ARCHITECT BEFORE BEGINNING CONSTRUCTION. 7.EXPANSION JOINTS SHALL BE PROVIDED WHERE FLATWORK MEETS VERTICAL STRUCTURES, SUCH AS WALLS, CURBS, STEPS, AND OTHER HARDSCAPE ELEMENTS. EXPANSION JOINTS SHALL ALSO BE PROVIDED AT MATERIAL CHANGES. EXPANSION JOINT MATERIALS/METHODS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 8.CONTROL JOINTS SHOULD BE SPACED NO GREATER THAN TEN (10) LINEAR FEET MAXIMUM, UNLESS OTHERWISE SPECIFIED. EXPANSION JOINTS SHOULD BE SPACED NO GREATER THAN FORTY (40) LINEAR FEET MAXIMUM, UNLESS OTHERWISE SPECIFIED. THE CONTRACTOR SHALL ADVISE ON OTHER JOINTS AS NEEDED TO MINIMIZE CRACKING. THIS INFORMATION SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 9.ALL STEPS SHALL HAVE FOURTEEN (14) INCH TREADS AND SIX (6) INCH RISERS, UNLESS OTHERWISE SPECIFIED. 10.HOLD TOP OF WALLS & FENCES AND ALL SITE FURNISHINGS LEVEL UNLESS OTHERWISE SPECIFIED. 11.THE CONTRACTOR SHALL NOT INSTALL WORK LOCATED ON TOP OF ARCHITECTURAL STRUCTURES WITHOUT FIRST REVIEWING ARCHITECTURAL DRAWINGS. 12.SAMPLES OF SPECIFIED MATERIALS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO PROCUREMENT. 1.THESE NOTES SUPPLEMENT THE CIVIL ENGINEERING DOCUMENT SET. NOTIFY THE LANDSCAPE ARCHITECT AND CIVIL ENGINEER OF ANY DISCREPANCIES. 2.PRIOR TO BEGINNING ANY DISTURBANCE, THE CONTRACTOR SHALL INSTALL AND MAINTAIN ALL SESC MEASURES AS SHOWN ON THE CONTRACT DOCUMENTS AND AS REQUIRED BY ANY GOVERNING AGENCIES. 3.ALL SESC MEASURES TO BE MAINTAINED DAILY. 4.THE CONTRACTOR SHALL PREVENT SOIL LOSS TO WIND AND WATER EROSION. 5.THE CONTRACTOR IS TO CONDUCT ALL EXCAVATION, FILLING, GRADING, AND CLEANUP OPERATIONS IN A MANNER SUCH THAT SEDIMENT GENERATED BY WIND OR WATER IS NOT DISCHARGED INTO ANY STORM SEWER, DRAINAGE DITCH, RIVER, LAKE, AIR OR UNDERGROUND UTILITY SYSTEM. 6.WATER FROM TRENCHES AND OTHER EXCAVATION TO BE PUMPED INTO A FILTRATION BAG TO REMOVE SEDIMENTS FROM THE WATER. 7.NORTH AMERICAN GREEN SC-150 OR EQUIVALENT EROSION CONTROL FABRIC IS REQUIRED ON ALL DISTURBED SLOPES GREATER THAN 33% UNTIL PROJECT AREA IS REVEGETATED PER THE PLANTING PLAN. 8.CONTRACTOR TO PROVIDE ONSITE WATERING TO REDUCE FUGITIVE DUST LEAVING THE SITE DURING CONSTRUCTION. 9.SOIL EROSION CONTROL MEASURES TO BE PROVIDED FOR ALL EXISTING AND PROPOSED DRAINAGE STRUCTURES WITHIN THE PROJECT LIMITS. 10.CONSTRUCTION STAGING AND PHASING SHALL OCCUR, WHERE APPLICABLE, TO MINIMIZE SOIL DISTURBANCE TIME, THEREBY REDUCING THE OPPORTUNITY FOR SOIL EROSION. 11.BEST MANAGEMENT PRACTICES (BMPs) SHALL BE ADJUSTED AS NEEDED TO MEET ANY OTHER UNFORESEEN CONDITIONS. 12.THE GENERAL CONTRACTOR MUST INSTALL A MUD TRACKING PAD/WASHING PAD AT THE CONSTRUCTION ENTRANCES TO MINIMIZE MUD DETACHMENT FROM TRUCK TIRES. 1-1/2 INCH SCREENED ROCK TO BE PLACED ON MIRAFI 140-N FILTER FABRIC. ADDITIONAL CLEAN GRAVEL TO BE ADDED THROUGHOUT THE DURATION OF CONSTRUCTION AS NEEDED. 13.THE CONTRACTOR SHALL ABIDE BY CONSTRUCTION MANAGEMENT PLAN REQUIREMENTS SET FORTH BY LOCAL, STATE AND FEDERAL JURISDICTIONS AND OTHER GOVERNING BODIES/AGENCIES. 14.IF SITE WORK IS DELAYED DUE TO ANY CIRCUMSTANCE; THE CONTRACTOR SHALL PROTECT PREPARED PLANT BEDS FROM EROSION. L001 notes bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal 105 SEEDING/ FERTILIZER/ SOIL CONDITIONER/ SODDING PLANTING AND TRANSPLANTING 1.PLANT MATERIAL IS TO BE HEALTHY SPECIMENS FREE FROM DISEASE OR DAMAGE, AND IS TO BE MAINTAINED IN EXCELLENT CONDITION WHILE ON THE JOBSITE. THE LANDSCAPE ARCHITECT SHALL INSPECT PLANT MATERIAL UPON ARRIVAL TO JOBSITE AND WILL REJECT PLANT MATERIAL THAT DOES NOT MEET THE STANDARDS DESCRIBED WITHIN THE CONTRACT DOCUMENTS. 2.LANDSCAPE MATERIALS TO BE STORED UNDER SECURED TARPS OR SHEETING TO PROTECT AGAINST WIND, RAIN AND SNOW DAMAGE. 3.STOCKPILED PLANT MATERIAL TO BE PLACED IN THE SHADE AND PROPERLY HAND-WATERED UNTIL PLANTED. 4.THE LANDSCAPE ARCHITECT WILL PERIODICALLY INSPECT PLANT MATERIAL STOCKPILED AND/OR PLANTED ON SITE DURING THE COURSE OF CONSTRUCTION. PLANT MATERIAL NOT MEETING THE STANDARDS CONTAINED WITHIN THE CONTRACT DOCUMENTS SHALL BE REPLACED AT NO COST TO THE OWNER. 5.PROVIDE MATCHING SIZES AND FORMS FOR EACH PLANT OF THE SAME SPECIES UNLESS OTHERWISE INDICATED. 6.THE CONTRACTOR IS TO VERIFY ALL QUANTITIES. IN CASE OF DISCREPANCIES, GRAPHICALLY SHOWN QUANTITIES SHALL TAKE PRECEDENCE. 7.ALL MATERIALS USED SHALL CONFORM TO THE GUIDELINES ESTABLISHED BY THE CURRENT AMERICAN STANDARDS FOR NURSERY STOCK, PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. 8.ALL TREES MUST BE SOURCED FROM A REGION COMPARABLE IN CLIMATE TO THE HIGH ROCKIES (I.E. WY,ID, CO, UT, MT) 9.TREES TO BE HEALTHY, FREE OF DISEASE AND PESTS, AND SINGLE-STEMMED UNLESS OTHERWISE NOTED. 10.ALL PLANT MATERIAL SHALL BE INSTALLED PLUMB AND PER THE SPECIFICATIONS CONTAINED WITHIN THE CONTRACT DOCUMENTS. ANY NECESSARY STAKING AND/OR OTHER SUPPORTS MATERIALS/METHODS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 11.THE CONTRACTOR SHALL PRUNE EXISTING AND/OR NEW TREES ONLY PER LANDSCAPE ARCHITECT DIRECTION. 12.THE CONTRACTOR SHALL STAKE THE LOCATIONS OF ALL TREES AND B&B SHRUBS FOR LANDSCAPE ARCHITECT REVIEW AND APPROVAL PRIOR TO INSTALLATION. 13.ALL ROOT-WRAPPING MATERIALS THAT ARE NOT BIO-DEGRADABLE SHALL BE REMOVED FROM THE ROOT BALL. ROOT BALLS SHALL BE FREE OF WEEDS. 14.SPECIFIED PLANT MATERIAL SIZES SHALL BE CONSIDERED MINIMUM SIZES. 15.FINISH GRADE OF PLANTING BEDS SHALL BE ONE (1) INCH BELOW ADJACENT FLATWORK UNLESS SPECIFIED OTHERWISE. 16.ALL VEGETATION PROPOSED FOR INSTALLATION OUTSIDE THE BUILDING ENVELOPE TO BE NATIVE UNLESS OTHERWISE NOTED. PLANTING PROPOSED TO OCCUR OUTSIDE THE BUILDING ENVELOPE IS FOR RESTORATION PURPOSES ONLY OR IS SPECIFIC TO UTILITIES RESTORATION. 17.SIX (6) INCH TOPSOIL SHALL BE PROVIDED FOR ALL LAWN, TURF, AND NATIVE PLANTING ZONES. EIGHTEEN (18) INCH PLANT MIX SHALL BE PROVIDED FOR ALL PERENNIAL PLANTING BEDS UNLESS OTHERWISE NOTED. 1.ALL NEWLY REGRADED OR OTHERWISE DISTURBED SLOPES ARE TO BE REVEGETATED. 2.MINIMUM SIX (6) INCHES OF TOPSOIL TO BE PLACED IN AREAS TO RECEIVE SEED, TURF AND NATIVE PLANTING. TOPSOIL TO BE GOOD CLEAN ORGANIC SOIL (FREE OF WEEDS AND ROCKS). 3.SEED MIXTURES AND FERTILIZER SHALL BE APPLIED PER THE REQUIREMENTS OF THE GOVERNING JURISDICTIONS, UNLESS OTHERWISE NOTED. 4.ALL SEED MUST BE CERTIFIED WEED FREE. NO SEED CAN CONTAIN ANY SPECIES ON THE CITY, COUNTY OR STATE NOXIOUS WEED LISTS. SEED MIX SUPPLY SHALL HAVE THE CERTIFIED SEED (BLUE TAG) OR SOURCE IDENTIFIED SEED (YELLOW TAG) ATTACHED. ONLY SEED WITH A COMPLETE ANALYSIS LABEL ON THE BAG AND A CURRENT GERMINATION TEST CONDUCTED BY AN ACCREDITED LABORATORY WILL BE ACCEPTED. 5.SEEDING SHALL OCCUR IN THE EARLY SPRING AND LATE FALL. SEEDING SHALL NOT BE PERFORMED WHEN THE GROUND IS FROZEN. FOR WARM SEASON SPECIES, SEEDING IN LATE SPRING OR EARLY SUMMER IS MORE LIKELY TO ACCOMPANY TEMPERATURES WARM ENOUGH TO SUPPORT GERMINATION. SEED THE SITE AS SOON AS FINAL GRADING AND TOPSOIL PLACEMENT HAVE OCCURRED TO MINIMIZE EROSION AND WEED ESTABLISHMENT ON THE PROJECT. DURING PERIODS OF TIME WHEN SEEDING CANNOT BE ACCOMPLISHED, SOILS SHALL NOT REMAIN UNPROTECTED. 6.UNLESS OTHERWISE NOTED, HAND BROADCAST OF SEED SHALL BE USED ON ALL SLOPES, INCLUDING THOSE THAT ARE STEEP (GREATER THAN 33%), EXTREMELY ROCKY, REMOTE OR INACCESSIBLE. SEED RATE WILL VARY PER SEED MIXTURE SPECIFIED. BROADCAST SEEDING REQUIRES DOUBLE OR TRIPLE THE SEEDING RATE OF DRILL SEEDING, AND CALIBRATION OF SEEDING RATES IS LESS PRECISE THAN WITH DRILL SEEDING. SOILS TO BE RAKED OR HARROWED TO ELIMINATE CRUSTING BEFORE ACCEPTING BROADCAST SEED. CARE SHALL BE TAKEN TO ENSURE UNIFORM COVERAGE (EVEN SEED APPLICATION RATES) OVER THE AREA. SEEDING SHALL NOT OCCUR DURING WINDY WEATHER. 7.HAND RAKE SEED INTO TOPSOIL NO MORE THAN 3/4 INCH DEEP TO COVER. SOIL / SEED CONTACT IS CRITICAL FOR GROWTH. 8.DRILL SEEDING, WHEN INDICATED IN THE CONTRACT DOCUMENTS, MAY OCCUR ON SLOPES OF 33% OR FLATTER BUT NOT IN AREAS OF EXTREMELY ROCKY SOILS. SEED TO A DEPTH OF 1/4 TO 1/2 INCH. DRILL TUBE SPACING SHOULD BE SIX (6) TO SEVEN (7) INCHES. SEEDING SHOULD BE CONDUCTED ALONG THE CONTOUR OF THE SLOPE TO AVOID EROSION FROM WATER FLOWING DOWN DRILL FURROWS. SEEDING RATE INDICATED IN THE DRAWINGS IS CONSIDERED A MINIMUM RATE. 9.HYDROSEEDING, WHEN INDICATED IN THE CONTRACT DOCUMENTS, SHALL BE SPRAYED ON A ROUGHENED SLOPE USING A HYDROSEEDING MACHINE AND SHALL BE USED TO REACH AREAS THAT ARE INACCESSIBLE BY BROADCAST METHODS. USE SHALL BE LIMITED TO STEEP (GREATER THAN 33%), INACCESSIBLE SLOPES IN AREAS WITH ADEQUATE AND DEPENDABLE MOISTURE DURING THE GROWING SEASON. HYDROMULCHING MUST OCCUR AS A SEPARATE PROCESS AFTER HYDROSEEDING. DO NOT MIX SEED AND MULCH TOGETHER IN ONE WATER APPLICATION PROCESS AS THIS WILL PREVENT SEEDS FROM COMING INTO CONTACT WITH THE SOIL. 10.SEEDED AREAS SHALL BE MAINTAINED FREE OF WEEDS TO ALLOW THE DESIRED VEGETATION TO THRIVE WITHOUT THE CROWDING TENDENCIES OF AGGRESSIVE WEEDS. 11.ALL PLANT MATERIAL SHOULD RECEIVE AN ORGANIC FERTILIZER IN LIMITED APPLICATION FOLLOWING INSTALLATION. TYPE AND APPLICATION RATE AND METHOD OF APPLICATION TO BE SPECIFIED BY THE CONTRACTOR AND APPROVED BY THE LANDSCAPE ARCHITECT. 12.EXCESS FERTILIZER SHALL BE DISPOSED OF PROPERLY OFF-SITE. IT SHALL NOT BE DISPOSED OF IN STORM DRAINS AND/OR DRYWELLS. SOIL AMENDMENT CRITERIA AND PREPARATION IRRIGATION 1.TOPSOIL OF GRASSES (INCLUDING TURF), SHRUBS, PERENNIALS, AND ANNUALS SHALL BE A SANDY LOAM TO A DEPTH OF AT LEAST 6 INCHES (6") CONTAINING AT LEAST 5 PERCENT (5%) ORGANIC MATTER BY VOLUME. TOPSOIL TO BE GOOD CLEAN ORGANIC SOIL (FREE OF WEEDS AND ROCKS). 2.TREE SOIL SHOULD HAVE A MINIMUM DEPTH OF 3 FEET (3'). BOTH TOPSOIL AND SUBSOIL LAYERS SHALL BE SANDY LOAM. THE TOP SOIL SHALL BE AT LEAST 6 INCHES (6") AND HAVE 5 PERCENT (5%) ORGANIC MATTER BY WEIGHT AND SUBSOIL SHALL HAVE AT LEAST ONE TO THREE PERCENT (1 - 3%) ORGANIC MATTER BY WEIGHT. 3.A MINIMUM OF FOUR (4) CUBIC YARDS OF ORGANIC MATTER SOIL AMENDMENT PER ONE‐THOUSAND SQUARE FEET OF LANDSCAPED AREA SHALL BE REQUIRED AS NECESSARY TO MEET THE 5 PERCENT (5%) ORGANIC MATTER SPECIFICATION. 4.SOIL AMENDMENT ORGANIC MATTER SHALL CONSIST OF EITHER CLASS I AND CLASS II COMPOST. 5.AMENDMENT SHALL BE TILLED TO A MINIMUM DEPTH OF SIX INCHES (6"). 6.SITE SHALL BE GRADED TO WITHIN TWO‐TENTHS OF A FOOT (2/10TH') OF THE GRADING PLAN. 7.SITE SHALL BE FREE OF ROCKS AND DEBRIS OVER ONE INCH (1") DIAMETER IN SIZE. ROCKS AND DEBRIS 0.5 INCH (0.5") TO ONE INCH (1") SHALL NOT EXCEED 5 PERCENT (5%) BY VOLUME AND GRAVEL 0.6 INCH (0.6") TO 1.25 INCHES (1.25") SHALL NOT EXCEED 5 PERCENT (5%) BY VOLUME. PARTICLES SUCH AS CONCRETE, BRICK, GLASS, METAL, WOOD OR PLASTIC GREATER THAN ONE INCH (1") SHALL NOT BE ALLOWED. THE TOTAL VOLUME OF THESE MATERIALS SMALLER THAN ONE INCH (1") SHALL NOT EXCEED 5 PERCENT (5%). 8.SITE SHALL BE FREE OF DIRT CLODS OVER THREE‐QUARTER INCH (3/4") DIAMETER IN SIZE. DRYLAND SEED AREAS MAY CONTAIN DIRT CLODS UP TO TWO INCH (2") DIAMETER IN SIZE. 9.STOCKPILING - STRIPPING AND STOCKPILING OF INDIGENOUS SOIL (TOPSOIL) SHALL BE REQUIRED DURING CONSTRUCTION (EXCEPT AS WAIVED BY THE CITY OF ASPEN). THE REPLACEMENT OF THIS SOIL, PLUS ADDITIONAL SOIL AMENDMENTS, ARE CRITICAL TO SUCCESSFUL PLANT MATERIAL ESTABLISHMENT, ONGOING HEALTH, AND EFFICIENT USE OF WATER THROUGH THE LIFE OF THE PROJECT. 10.THE SOIL SHALL HAVE NO HERBICIDES, HEAVY METALS, BIOLOGICAL TOXINS OR HYDROCARBONS THAT IMPACT PLANT GROWTH OR EXCEED THE EPA'S STANDARDS FOR SOIL CONTAMINANT. 1.REFERENCE IRRIGATION SHEETS IR100 - IR103 FOR IRRIGATION PLAN AND DETAILS. SUPPLEMENTAL INFORMATION IS INCLUDED IN NOTES BELOW. 2.ALL NEW TREES AND SHRUBS TO RECEIVE DRIP-TYPE IRRIGATION. 3.ALL REVEGETATED AREAS TO RECEIVE SPRAY-TYPE IRRIGATION FOR FIRST TWO GROWING SEASONS MINIMUM. 4.ALL PERENNIAL BEDS TO RECEIVE SPRAY-TYPE IRRIGATION. 5.ALL SPRAY-TYPE IRRIGATION TO BE DIRECTED AWAY FROM STRUCTURES. 6.INSTALL SPRAY HEADS ALONG SIDEWALKS ON POP-UP RISERS. 7.LOCATE HEADS SO THEY ARE PROTECTED FROM TRAVEL AND DO NOT CAUSE WATER TO FALL ON PAVERS, MASONRY OR OTHER ARCHITECTURAL SURFACES. 8.ADJUST HEAD LOCATION IF SPRAY IS DETRIMENTAL TO OR BLOCKED BY TREE, SHRUB OR STRUCTURE, MAINTAINING EVEN COVERAGE OF PLANTING AREAS. 9.THE GENERAL CONTRACTOR IS TO COORDINATE SIZE AND LOCATION OF SLAB PENETRATIONS FOR IRRIGATION EQUIPMENT WITH THE MECHANICAL CONTRACTORS. 10.INSTALL MAIN LINES TO SLOPE AT 1% MINIMUM TO MANUAL DRAIN VALVES LOCATED AT LOW POINTS OF THE MAIN SYSTEM. 11.INSTALL 3/4 INCH POLYETHYLENE LATERAL LINES TO SLOPE AT 1% MINIMUM TO AUTOMATIC DRAIN VALVES LOCATED AT LOW POINTS OF LATERAL SYSTEMS. 12.TRENCHES TO BE OF SUFFICIENT DEPTH TO PROVIDE 18 INCHES OF COVER OVER LATERAL LINES. SLEEVED LINES SHALL HAVE A MINIMUM COVER OF 24 INCHES. TRENCHES ARE TO BE BACKFILLED WITH MATERIAL FREE OF ROCKS GREATER THAN 3/4 INCH IN DIAMETER. 13.INSTALL BACKFLOW PREVENTER(S) IN COORDINATION WITH THE GENERAL CONTRACTOR. BACKFLOW PREVENTERS SHALL BE INSTALLED PLUMB AND SQUARE WITH ADJACENT PAVEMENT EDGES OR STRUCTURES. COLOR, BLACK. 14.CONTROL VALVE BOX AND HEAD BOX LOCATIONS TO BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. COLOR, BLACK. 15.THE FINAL LOCATION AND EXACT POSITIONING OF THE CONTROL STATION SHALL BE APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE OR GENERAL CONTRACTOR PRIOR TO INSTALLATION. 16.VALVE BOXES SHALL BE INSTALLED FLUSH WITH FINISH GRADE. ALIGN VALVE BOXES WITH ADJACENT PAVEMENT EDGES OR STRUCTURES. VALVE BOXES TO BE PLACED A MINIMUM OF 12 INCHES FROM AND PARALLEL TO CURBS AND WALKS. GROUPED VALVES TO BE EQUALLY SPACED AND PARALLEL. CONCEAL ALL BOXES IN PLANTING BEDS WHERE POSSIBLE AND COVER WITH MULCH. VALVE BOXES SHALL BE INTEGRAL PLASTIC WITH BOLT DOWN LID; COLOR, BLACK. 17.CONTRACTOR TO MAINTAIN A SET OF "AS-BUILT" DRAWINGS THROUGHOUT THE COURSE OF CONSTRUCTION AND DELIVER THESE DRAWINGS TO THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT UPON COMPLETION OF WORK. 18.EXCAVATIONS TO BE BACKFILLED TO PROCTOR DRY DENSITY, MINIMUM. THE CONTRACTOR SHALL REPAIR SETTLED TRENCHES FOR ONE YEAR AFTER COMPLETION OF WORK. THE CONTRACTOR SHALL WARRANT THAT THE SYSTEM WILL REMAIN FREE FROM DEFECTS IN MATERIAL AND WORKMANSHIP FOR A PERIOD OF ONE YEAR AFTER COMPLETION OF WORK. 19.EXERCISE EXTREME CARE IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES AND IN EXISTING TREE ROOT ZONES. THE CONTRACTOR MUST VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE TO UTILITIES. DAMAGE CAUSED BY OR DURING THE PERFORMANCE OF WORK IS TO BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. FIELD ADJUST SPRINKLER LOCATIONS SO AS TO AVOID CONFLICTS WITH UTILITIES (FIRE HYDRANTS, TRANSFORMERS, ETC). 20.FLUSH AND ADJUST SPRINKLER HEADS FOR OPTIMUM PERFORMANCE. THIS SHALL INCLUDE THROTTLING THE FLOW CONTROL AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. 21.IRRIGATION SYSTEM ARE TO BE COMPLETELY DRAINED ANNUALLY TO PROTECT PIPES FROM BURSTING PRIOR TO FREEZING TEMPERATURES. 22.PROVIDE CONDUIT/SLEEVES AS REQUIRED FOR IRRIGATION LINES THROUGH PAVEMENT AND OTHER HARDSCAPE ELEMENTS. COORDINATE INSTALLATION OF WORK TO ENSURE ALL ISOLATED PLANTING AREAS RECEIVE ACCESS TO THE IRRIGATION SYSTEM. MULCHING 1.ORGANIC MULCH SHALL BE APPLIED AT ONE (1) CUBIC YARD PER EIGHTY (80) SQUARE FEET AT A DEPTH OF FOUR (4) INCHES, AND AS APPROPRIATE TO EACH SPECIES. IT SHALL BE APPLIED TO THE SOIL SURFACE, NOT AGAINST THE PLANT STEM OR HIGH AGAINST THE BASE OF TRUNKS TO MINIMIZE DISEASE. ORGANIC MULCH MATERIAL INCLUDES BARK AND WOOD CHIPS. AVOID MULCH CONSISTING OF CONSTRUCTION DEBRIS SUCH AS PALLETS. MULCHING SHOULD BE REPEATED ANNUALLY DURING THE AUTUMN TO A FOUR (4) INCH DEPTH. 2.INORGANIC MULCH INCLUDES ROCK, GRAVEL, OR PEBBLES. ROCK MULCH SHALL HAEV A MINIMUM DEPTH OF TWO (2) INCHES. 3.MULCH OR PLANTING BED DRESSING SHALL BE PLACED IN ALL PLANTING AREAS AS SPECIFIED. 4.THE SITE MUST BE MULCHED WITH WEED-FREE MULCH (HAY OR HYDROMULCH) AFTER SEEDING. 5.HYDROMULCH MUST BE APPLIED SEPARATELY FOLLOWING SEED APPLICATION. DO NOT OVERSPRAY AS THIS MAY RESULT IN EROSION. AN ORGANIC TACKIFIER SHALL BE ADDED TO THE SLURRY TO ENHANCE THE DURABILITY OF THE APPLIED MULCH COVER. APPLY AT A RATE OF 3,000 LBS PER ACRE (3360 KG/HA). ADD AN ORGANIC-BASED TACKIFIER AT THE RATE OF 150 LBS PER ACRE TO PREVENT EROSION. 6.HAY MULCH MUST BE WEED-FREE. HAY TO BE “CRIMPED” INTO THE SOIL SURFACE BY HAND ON STEEP SLOPES. ON FLAT SURFACES A MODIFIED DISC PLOW MAY BE UTILIZED TO DRIVE THE HAY STEMS INTO THE SOIL TO REDUCE SURFACE WIND SPEEDS AND SOIL DESICCATION. APPLY AT THE RATE OF 3,000 TO 4,000 LBS PER ACRE (3360-4480 KG/HA). ADD AN ORGANIC-BASED TACKIFIER AT THE RATE OF 150 LBS PER ACRE TO PREVENT EROSION. 7.FINE GRADE MULCH WITH INTEGRATED SOIL CONDITIONER SHALL BE USED IN AREAS PROXIMATE TO ARCHITECTURAL STRUCTURES TO RETURN NUTRIENTS TO THE SOIL, REDUCE MAINTENANCE AND MINIMIZE EVAPORATION. MINI-NUGGET TYPE DECORATIVE BARK MULCH MAY BE USED IN CONJUNCTION WITH SOIL CONDITIONER WHEN SPECIFIED IN THE CONTRACT DOCUMENTS. MAXIMUM MINIMUM MISCELLANEOUS NOT IN CONTRACT NOMINAL NOT TO SCALE ON CENTER OPPOSITE POINT OF BEGINNING POINT OF CURVATURE PEDESTRIAN PERFORATED PROPERTY LINE POLYVINYL CHLORIDE PAVEMENT QUANTITY RADIUS REFERENCE REVISION, REVISED RIGHT OF WAY SQUARE FOOT (FEET) SIMILAR SPECIFICATIONS SQUARE STATION STANDARD TO BE DECIDED TOP OF CURB THICK TOPOGRAPHY TOP OF PAVEMENT/PAVER TOP OF RAMP TOP OF STEP TOP OF WALL TYPICAL VARIES VEHICULAR VERIFY IN FIELD WIDTH WITH WITHOUT WEIGHT YARD (YARDS) MAX MIN MISC NIC NOM NTS OC OPP POB POC PED PERF PL PVC PVMT QTY R RE REV ROW SF SIM SPECS SQ STA STD TBD TC THK TOPO TP TR TS TW TYP VAR VEH VIF W W/ W/O WT YD ARCHITECTURE AVERAGE BALLED AND BURLAPPED BOTTOM OF CURB BOTTOM OF WALL CALIPER CUBIC FOOT (FEET) CAST IN PLACE CONTROL JOINT CENTERLINE CONCRETE CONTINUOUS CUBIC DEGREE DEMOLISH, DEMOLITION DIAMETER DETAIL DRAWING EACH EXPANSION JOINT ELEVATION ENGINEER EQUAL EQUIPMENT EXISTING EXPOSED FINISH FLOOR ELEVATION FINISHED GRADE FINISH FLOW LINE FOOT (FEET) GAUGE GENERAL CONTRACTOR HIGH DENSITY POLYETHYLENE HORIZONTAL HIGH POINT HEIGHT INCH (INCHES) IRRIGATION JOINT LENGTH LOW POINT LIGHT ARCH AVG B&B BC BW CAL CF CIP CJ CL CONC CONT CU DEG DEMO DIA DTL DWG EA EJ EL ENG EQ EQUIP EXIST EXP FFE FG FIN FL FT GA GC HDPE HORIZ HP HT (H) IN IRR JT L LP LT SITEWORK ABBREVIATIONS L002 notes bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal 106 OSWCOICVICVICVICVICVICVICVICVCTGMEMproperty line 5' side setback property line 10' side setback property line10' front setbackproperty line10' rear setbackwest hallam streetnorth 4th street LEGEND TREE PROTECTION FENCE SETBACK PROPERTY BOUNDARY TREE PROTECTION ZONE EX. CONIFER TO BE REMOVED SYMBOL TYPE SIZE QTY. EX. DECIDUOUS TREE TO BE REMOVED 4"-13" CAL. 6"-46" CAL. TOTAL MITIGATION VALUE FOR REMOVED TREES: NOTES: 1.TREES REMOVED RESPONDING TO HPC PRESERVATION DESIGN GUIDELINES AND/OR TO ACCOMMODATE FOR CONSTRUCTION OF NEW RESIDENCE AND/OR IN RESPONSE TO POOR HEALTH. 2.FOR PRESERVATION OF EXISTING TREES TO REMAIN, REFER TO PLANTING PLAN (L400). 3.REFER TO PLANTING PLAN (L400) FOR MITIGATION. 4.EXISTING TREE(S) TYPE, LOCATION, SIZE AND CALIPER BY OTHERS; REFER TO SURVEY. 5.ALL EXISTING TREES TO BE REMOVED ARE REPRESENTED HERE, INCLUDING THOSE NOT MEETING THE 4"/6" CALIPER STANDARD (I.E. NOT REQUIRING MITIGATION). TREE MITIGATION SUMMARY TOTAL MITIGATION VALUE OF PROPOSED NATIVE TREES (REFER TO PLANTING PLAN): TOTAL MITIGATION VALUE FOR REMOVED TREES: 0 0 LEGEND TOTAL REMAINING: EX. DECIDUOUS TO REMAIN EX. CONIFER TO REMAIN VARIOUS VARIOUS NA NA EX. CONIFER TREE TO BE REMOVED 0< 4" CAL. EX. DECIDUOUS TREE TO BE REMOVED 0< 6" CAL. $0 0 $0 0 2.5 5 scale north L100 tree mitigation planbluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal TO BE REMOVED 107 OSWCOCTGMEMproperty line 5' side setback property line 10' side setback property line10' front setbackproperty line10' rear setbackwest hallam streetnorth 4th street 79087907790679067907790879097909790979087908LEGEND PROPERTY EASEMENTS PROPERTY BOUNDARY NOTES 1.USE AIR SPADING AND HAND DIGGING FOR ALL EXCAVATION WITHIN EXISTING TREE DRIPLINES. DO NOT PRUNE ANY ROOTS LARGER THAN 1.5". STONE PAVING GRAVEL STONE PAVERS CONCRETE WALKWAY FENCE/GATE TYPE 1 FENCE TYPE 2 EXISTING FENCE TO REMAIN VEHICULAR CONCRETE PAVING MAINTENANCE EDGE GENERAL PLANTING RE L402 STEEL EDGER STONE STAIR STONE WALL 0 2.5 5 scale north L300 material plan bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal EXISTING FENCE TO REMAIN CONCRETE WALKWAY STONE PAVING STEPS STONE PAVERS MAINTENANCE EDGE GRAVEL WALKWAY FENCE/GATE TYPE 1, RE 1/L801 PLANTING, RE L402 MAINTENANCE EDGE PROPOSED FENCE TYPE 2, RE 3/L801 RAISED PLANTER - RAIN DETENTION, RE CIVIL DWGS PLANTING, RE L400 GRAVEL RAIN DETENTION, RE CIVIL DWGS GRAVEL VEHICULAR CONCRETE GATE, RE 2/L801 STONE PAVERS MAINTENANCE EDGE VEHICULAR CONCRETE PAVING STONE PAVING SANDSTONE STEP CONCRETE WALKWAY STONE PAVERS ROOF LINE SANDSTONE STEP RE DETAIL 4/L801 ENTRY DECK, RE ARCH MATERIAL SAMPLES TO BE PROVIDED AT HPC MEETING FENCE/GATE TYPE 1, RE 2/L801 ROOFLINE WALL, STONE/BRICK TO MATCH HOUSE 3'-0"RAIN DETENTION, RE CIVIL DWGS MAINTENANCE EDGE GRAVEL PERGOLA - RE ARCH 108 L400 planting palettebluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal 109 L401 planting palettebluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal 110 OSWCOICVICVICVICVICVICVICVICVCTGMEMproperty line 5' side setback property line 10' side setback property line10' front setbackproperty line10' rear setbacknorth 4th street 79087907790679067907790879097909790979087908LEGEND TREES EXISTING TREES TREE TYPESYMBOL SPRING SNOW CRAB APPLE NOTES 1. LANDSCAPE NOTES SOD GROUND COVER / PERENNIAL MIX MASS PLANTING AREAS VINE PLANTING SHRUBS SMOOTH SUMAC WOODS ROSE ARTIC FIRE DOGWOOD COMMON JUNIPER GRO-LOW FRAGRANT SUMAC CREEPING COLORADO HOLLY QUANTITYSIZE 425' 5,000 SF 1,270 SF 70 SF UNDER 30" HEIGHT 212' 53' 33' 21' 13' 42' 0 2.5 5 scale north L402 planting plan bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal SPRING SNOW CRAB APPLE (4) SOD GROUND COVER / PERENNIAL MIX GROUND COVER / PERENNIAL MIX GROUND COVER / PERENNIAL MIX VINE PLANTING GROUND COVER / PERENNIAL MIX GROUND COVER / PERENNIAL MIX VINE PLANTING GROUND COVER / PERENNIAL MIX GROUND COVER / PERENNIAL MIX PERGOLA, RE ARCH 111 L800 detail bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal 3 L800 PERENNIAL PLANTING SCALE: 1" = 1'-0" EDGE OF PLANTING BED LOOSEN SOIL AROUND PLANT ROOTS PRIOR TO PLANTING PERENNIAL; REFER TO PLANT LIST FOR SPACING PERENNIAL PLANTING PLAN - TRIANGULAR SPACING UNLESS OTHERWISE SHOWN SOIL PEP (1" TOP DRESS) ANNUALLY; SOIL PEP TO BE HELD AWAY FROM PLANT STEM/BASE PREPARED PLANT MIX. DEPTH MINIMUM 18 IN. UNLESS OTHERWISE NOTED COMPACTED FILL OR UNDISTURBED SUB GRADE EQ.EQ.eq.PLANT MIX MULCH UNDISTURBED SOIL - DIG PIT TO PROPER DEPTH. IF OVEREXCAVATION OCCURS RE-ESTABLISH DESIRED ELEVATION WITH 95% COMPACTED FILL. SCARIFY SIDES OF HOLE PRIOR TO PLANTING FOR B&B: ROPES @ THE TOP OF THE BALL SHALL BE CUT. REMOVE TOP 1/3 OF BURLAP. REMOVE ENTIRE BASKET & ALL TWINE. FOR CONTAINER: REMOVE CONTAINER AND LOOSEN ROOTS SLIGHTLY BY SCRATCHING SIDES OF ROOTBALL BEFORE PLANTING. 2X BALL DIA. MIN. 3 IN. SAUCER (MAX.) FIRMLY FORMED SAUCER (USE TOPSOIL) EXCEPT IN DRIP IRRIGATED AREAS 2 L800 SOD PLANTING SCALE: 1-1/2" = 1'-0" 2% SLOPE MIN. NOTE: SLOPE MAY VARY, SEE GRADING PLAN SOD PER SPECIFICATIONS RE NOTES L002 PLANT MIX RE NOTES L001 SCARIFIED SUBGRADE4"UNDISTURBED SOIL - DIG PIT TO PROPER DEPTH. IF OVEREXCAVATION OCCURS RE-ESTABLISH DESIRED ELEVATION WITH 95% COMPACTED FILL REMOVE TOP 12 INCHES OR 2/3 OF BURLAP, WHICHEVER IS GREATER. REMOVE ALL OF BASKET & ALL TWINE. 3 IN. SAUCER (MAX.) FIRMLY FORMED SAUCER (USE TOPSOIL). ANGLE OF REPOSE VARIES WITH STEEPNESS OF SLOPE AND SOIL TYPE (WHERE DIRECTED ONLY) 2X BALL DIA. (MIN.) MULCH ROUGHEN SIDES OF PIT NOTE: EXISTING SPRAY PAINT MARKING ON TRUNK SHOULD BE ORIENTED TO THE NORTH WHEN TREE IS PLANTED ROOT CROWN SHALL BE SET 1-2 INCHES ABOVE FINISH GRADE, NOTE THAT ROOT CROWN MAY BE BURIED IN ROOT BALL AND SHOULD BE EXPOSED TO APPROPRIATE DEPTH AT STRUCTURAL ROOT TO DETERMINE PLANTING DEPTH. GENTLY REMOVE SOIL AS NEEDED TO LOCATE THE ROOT CROWN FLAIR AT BASE OF TRUNK STEM. PLACE ON SUB-GRADE PEDESTAL. KEEP MULCH 1-2 INCHES CLEAR FROM THE TRUNK. REMOVE ENTIRE WIRE BASKET AND BURLAP. 4 L800 DECIDUOUS TREE PLANTING (SINGLE STEM) SCALE: 1/4" = 1'-0" 5 L800 SHRUB PLANTING SCALE: 1/2" = 1'-0" 1 L800 STEEL EDGER SCALE: 1-1/2" = 1'-0" GALVANIZED STEEL EDGING WITH ROLLED TOP, 14 GAUGE. TOP OF EDGING TO BE 1/2" ABOVE FINISH GRADE STAKE PREPARED PLANTING MIX. DEPTH MINIMUM 18" UNLESS OTHERWISE NOTED LAWN PLANTING; 6" TOPSOIL UNLESS OTHERWISE NOTED NOTES: 1.ALL EDGER JOINTS SHALL BE HAND TIGHT BUTT JOINTS UNLESS OTHERWISE SPECIFIED. 2.STEEL EDGING SHALL BE SAW CUT AND BUTT JOINTED FOR ALL ANGLES GREATER THAN 45 DEGREES. 3.ALL CUTS SHALL BE SANDED SMOOTH AND DEVOID OF SHARP EDGES.6"112 L801 detail bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499www.bluegreenaspen.com504 west hallam l aspen, colorado504 west hallamdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 12/08/2025 hpc submittal SCALE: 3/4" = 1'-0" FENCE TYPE 1 DESIGN INTENT L802 1 1'-0"6"8'-0"1"6"1'-9"3'-0"3'-6"1/4" X 2" STEEL POST 1/4" X 2" STEEL CROSS POST C.I.P. CONCRETE FOOTING UNDISTURBED SUBGRADE COMPACTED AGGREGATE BASE 1/4" X 2" STEEL POST 1/4" X 2" STEEL CROSS POST 1/4" X 2" STEEL CROSS POST C.I.P. CONCRETE FOOTING SECTION PLAN 3 L801 FENCE TYPE 2 DESIGN INTENT SCALE: 1/2" = 1'-0" MATCH EXISTING MATCH EXISTINGFIRE TREATED CEDAR WOOD POST CAP TO MATCH EXISTING FIRE TREATED CEDAR WOOD TOP RAIL TO MATCH EXISTING FIRE TREATED CEDAR WOOD POST TO MATCH EXISTING FIRE TREATED CEDAR WOOD SHIPLAP TO MATCH EXISTING FIRE TREATED CEDAR WOOD BOTTOM RAIL TO MATCH EXISTING C.I.P CONCRETE FOOTING COMPACTED AGGREGATE BASE UNDISTURBED SUBGRADE ELEVATION SECTION NOTES: PROPOSED FENCE TO MATCH DESIGN OF EXISTING WHITE FENCE ON PROPERTY, USING WOOD MATERIAL AS OPPOSED TO EXISTING PLASTIC 1/4" X 2" STEEL POST 1/4" X 2" STEEL CROSS POST 1/4" X 2" STEEL CROSS POST 2" X 2" STEEL GATE POST GATE LATCH CONCRETE WALKWAY, RE TO L300 ADJACENT PLANTING, RE TO L400 SCALE: 3/4" = 1'-0" FENCE TYPE 1 - GATE L801 2 3'-6" 1" 3'-13 4" 13 4" 1'-6"6"1'-0" UNDISTURBED SUBGRADE METAL GATE HINGE GATE LEAF C.I.P. CONCRETE FOOTING 12" 1" SAND SETTING BED SUB-GRADE WOODEN DECK, RE ARCH SCALE: 3/4" = 1'-0" SANDSTONE STEP L801 4 CONCRETE WALKWAY SANDSTONE STEP 2% SLOPE 6"6"2"4" COMPACTED AGGREGATE BASE 113 504 w hallam aspen | colorado bluegreen02.5 5 10 scale www.bluegreenaspen.com 300 south spring street l suite 202 | aspen, colorado 81611 | t 970 429 7499 l f 970 429 9499 © copyright bluegreen 2015site plan proposed lilacsstone pavers proposed ornamental trees raised planter vine planting planting proposed fence` stone pavers planting gravel vehicular concrete paving stone paving planting lawn front fence mailbox maintenance edge concrete walkway N 4TH ST W HALLAM STALLEY114 504 w hallam aspen | colorado bluegreen www.bluegreenaspen.com 300 south spring street l suite 202 | aspen, colorado 81611 | t 970 429 7499 l f 970 429 9499 © copyright bluegreen 2015october 2025 site drainage diagram raised planter rain water detention perennial bed rain water detention perennial bed rain water detention W HALLAM STALLEYN 4TH ST FFE 7909.8 115 WEST HALLAM STWEST FRANCIS STWEST SMUGGLER STWEST MAIN STWEST BLEEKER STNORTH 7TH ST NORTH 6TH STNORTH 5TH STNORTH 4TH STNORTH 3RD STNORTH 2ND STi:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Admin.dwg Plotted: 12/15/2025 9:37 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-AdminCLDate By:C-1Of :Project Milestone: 1 2 3 Scope of Work Project is to pick up and relocate historic structure and add on additional squarefootage and construct a new garage with a elevator style garage for car underneath.Project SiteProject ContactsVicinity MapProject EngineerChris Lehrman, P.E. 42729 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, CO504 West Hallam StreetAspen, COCover Sheet504 West Hallam StreetTitle:504 West Hallam Street118 West Sixth Street, Suite 200Glenwood Springs, CO 81601970.945.1004 www.sgm-inc.com 504 West Hallam StreetAspen, CO, 81611Parcel # 273512425007Lots: R and SSubdivision: City and Townsite of AspenBlock: 28UNCC 1-800-922-1987Preliminary SetDecember 2025118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com C-1 Cover SheetC-2 Legend, Abbreviations, and NotesC-3 Existing ConditionsC-4 Demolition PlanC-5 Site PlanC-6 Utility PlanC-7 Grading and DrainagePlanC-8 Erosion Control PlanC-9 Erosion Control Details and SWMP NotesC-10 DetailsSheet IndexProject Engineer: Chris Lehrman, 970-384-9043City of Aspen Engineering: 970-920-5080City of Aspen Electric: 970-920-5148Gas: Black Hills Energy 970-927-0482City of Aspen Water Department: 970-920-5110Aspen Consolidated Sanitation District: 970-429-5415Exhibit O116 i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Admin.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-AdminCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-2Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COLegend, Abbreviations,and Notes504 West Hallam StreetTitle:SHDTE42.77FLGVSBOSWSCETFOABCAGGREGATE BASE COURSEASPHASPHALTBMPBEST MANAGEMENT PRACTICESBOSBOTTOM OF STEPBOWBACK OF SIDEWALKBPBEGIN PROJECTCCURBCDOTCOLORADO DEPARTMENT OFTRANSPORTATIONCDPHECOLORADO DEPARTMENT OFPUBLIC HEALTH ANDENVIRONMENTC&GCURB AND GUTTERCLCENTERLINECUCUBICDWDRIVEWAYEEASTINGEGEXISTING GRADEELEVELEVATIONEPEND PROJECTESMTEASEMENTEXEXISTINGFFFINISH FLOORFHWAFEDERAL HIGHWAYADMINISTRATIONGRAVGRAVELHPGHIGH PRESSURE GASHWYHIGHWAYHYDHYDRANTMINMINIMUMNNORTHINGN/ANOT APPLICABLENENORTH EASTNHSNATIONAL HIGHWAY SYSTEMNONUMBERN.T.S.NOT TO SCALENWNORTH WEST0/SOFFSETPERMPERMANENTPGPAGEPGLPROFILE GRADE LINEPLPROPERTY LINEPROPPROPOSEDPVCPOLYVINYL CHLORIDEPVMTPAVEMENTRADRADIUSRCPREINFORCED CONCRETE PIPEREF.REFERENCEREQ.REQUIREDRPRADIUS POINTSFSQUARE FEETSTASTATIONSESOUTH EASTTELETELEPHONETOSTOP OF STEPVCVERTICAL CURVEVP VALLEY PANW/WITHWWMWELDED WIRE MESHX-SCROSS SLOPEGENERAL NOTES1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH CDOT AND THE CITY OF ASPENMUNICIPAL CODE, ENGINEERING DIVISION, GENERAL PROVISIONS, SPECIAL PROVISIONS,ENGINEERING SPECIFICATIONS, REVISIONS TO STANDARD SPECIFICATIONS ANDSUPPLEMENTAL SPECIFICATIONS, CDOT STANDARD SPECIFICATIONS, LATEST REVISION.2.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT ALL WORK ISPERFORMED IN ACCORDANCE WITH APPLICABLE STANDARDS AND REGULATIONS ASSET FORTH BY THE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (O.S.H.A.).3.NO FIELD CHANGES SHALL BE MADE WITHOUT PRIOR WRITTEN APPROVAL OF THEENGINEER.4.SUBMITTALS SHALL BE MADE FOR ALL MATERIALS TO BE INCORPORATED INTO THEPROJECT.5.THE PHYSICAL FEATURES WITHIN THE LIMITS OF THE PROJECT HAVE BEEN SHOWNBASED ON THE BEST AVAILABLE INFORMATION AT THE TIME OF DESIGN. THE ENGINEERASSUMES NO RESPONSIBILITY FOR THE ACCURACY OF THE FEATURES SHOWN. THECONTRACTOR SHALL REVIEW AND VERIFY EXISTING PHYSICAL FEATURES AND ELEVATIONSOF THE CONDITIONS TO BE ENCOUNTERED DURING CONSTRUCTION.6.THE CONTRACTOR SHALL LIMIT ALL WORK AND STORAGE AREAS TO THE PROJECT SITE.ANY WORK INSIDE PUBLIC RIGHT-OF-WAYS WILL REQUIRE APPROVAL FROM THE CITYPRIOR TO CONSTRUCTION. USE OF ANY PRIVATE AREAS FOR THIS PROJECT BY THECONTRACTOR MUST BE APPROVED IN WRITING BY THE PROPERTY OWNER WITH A COPYOF THIS APPROVAL PROVIDED TO THE ENGINEER PRIOR TO USAGE.7.ALL WORK SHALL BE DONE TO THE LINES, GRADES, SECTIONS, AND ELEVATIONS SHOWNON THE PLANS UNLESS OTHERWISE NOTED OR APPROVED BY THE ENGINEER.8.ALL MATERIALS AND WORKMANSHIP SHALL BE SUBJECT TO INSPECTION AND APPROVALBY THE CITY OF ASPEN AND THE ENGINEER.9.THE ENGINEER SHALL BE NOTIFIED WITHIN 48 HOUR PRIOR TO THE COMMENCEMENT OFANY CONSTRUCTION.10.THE CONTRACTOR SHALL LIMIT CONSTRUCTION ACTIVITIES TO THOSE AREAS WITHIN THELIMITS OF DISTURBANCE AND/OR TOES OF SLOPE AS SHOWN ON THE PLANS. ANYDISTURBANCE BEYOND THESE LIMITS SHALL BE RESTORED TO ORIGINAL CONDITIONS BYTHE CONTRACTOR AT THEIR OWN EXPENSE.11.THE CONTRACTOR SHALL NOT REMOVE AND SHALL PROTECT FROM DAMAGE ALL TREES,BUSHES, AND EXISTING IMPROVEMENTS INSIDE AND OUTSIDE THE LIMITS OF WORK.SPECIFIC PROVISIONS ARE SHOWN ON THE PLANS.12.NO TREES SHALL BE REMOVED OR TRIMMED WITHOUT PRIOR ACKNOWLEDGEMENT OFTHE PROPERTY OWNER AND/OR PROJECT ENGINEER.13.THE CONTRACTOR SHALL PROTECT THE EXISTING DRAINAGE STRUCTURES AND REROUTEANY RUNOFF AS NECESSARY DURING CONSTRUCTION ACTIVITIES TO PREVENT EROSIONAND DAMAGE.14.THE CONTRACTOR SHALL PROVIDE SAFE PEDESTRIAN ACCESS AT ALL TIMES DURING THEPROJECT.15.THE CONTRACTOR SHALL CLOSELY MONITOR ACCESS FOR HEAVY CONSTRUCTIONEQUIPMENT THROUGH THE PROJECT AND USE TRAFFIC CONTROL AS NEEDED TOACCOMMODATE CONSTRUCTION ACTIVITY ENTERING AND LEAVING THE PROJECT SITE.16.WHERE PAVEMENT IS TO ABUT EXISTING PAVEMENT, THE EXISTING PAVEMENT SHALL BEREMOVED TO A NEAT VERTICAL LINE BY(SLOW SETTING) PRIOR TO PAVING OPERATIONS.VERTICAL EDGES SHALL NOT REMAIN OVERNIGHT. DILUTED EMULSIFIED ASPHALT FORTACK COAT SHALL CONSIST OF ONE PART EMULSIFIED ASPHALT AND ONE PART WATER.19.WATER SHALL BE USED AS A DUST PALLIATIVE WHERE REQUIRED. LOCATIONS SHALL BEAS ORDERED. THE COST OF WATER SHALL BE INCIDENTAL TO OTHER BID ITEMS.SWEEPING AND CLEANING ADJACENT STREETS AND SIDEWALKS DURING CONSTRUCTIONWILL BE PERFORMED AS NECESSARY AND AS DIRECTED BY THE ENGINEER. SWEEPINGAND DUST MITIGATION IS CONSIDERED TO BE INCIDENTAL TO THE WORK.20.THE PHYSICAL FEATURES REQUIRING REMOVAL OR OBLITERATION WITHIN THE PROJECTSHALL BECOME THE PROPERTY OF THE CONTRACTOR AND BE DISPOSED OF OFF-SITE.21.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PRESERVING ANY MONUMENTS, RANGEPOINTS, TIES, BENCHMARKS AND/OR SURVEY CONTROL POINTS WHICH MAY BEDISTRIBUTED OR DESTROYED BY CONSTRUCTION. SUCH POINTS SHALL BE REFERENCEDAND REPLACED WITH APPROPRIATE MONUMENT BY A REGISTERED PROFESSIONAL LANDSURVEYOR AUTHORIZED TO PRACTICE LAND SURVEYING IN THE STATE OF COLORADO.22.THE CONTRACTOR SHALL HAVE A COPY OF ALL APPLICABLE STANDARDS AND APPROVEDCONSTRUCTION PLANS AND SPECIFICATIONS ON SITE FOR THE DURATION OF THEPROJECT.23.BEFORE PLACEMENT OF THE TACK COAT, THE CONTRACTOR SHALL CLEAN THE PRESENTROADWAY AS DIRECTED.24.A TACK COAT OF EMULSIFIED ASPHALT (SLOW SETTING) IS TO BE APPLIED BETWEENPAVEMENT COURSES TO IMPROVE BOND. DILUTED EMULSIFIED ASPHALT FOR TACK COATSHALL CONSIST OF 1 PART EMULSIFIED ASPHALT AND 1 PART WATER.25.THE CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN TEMPORARY TRAFFICCONTROL DEVICES NECESSARY THROUGHOUT THE DURATION OF CONSTRUCTION.26.ANY DISCREPANCY WITHIN THESE PLANS SHOULD BE BROUGHT TO THE IMMEDIATEATTENTION OF THE ENGINEER AND WORK SHALL STOP UNTIL THE DISCREPANCY ISDISCUSSED AND DECISIONS/AGREEMENTS HAVE BEEN MADE.EARTHWORK1.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE LEGAL DISPOSAL OF ANY EXCESSSOIL, DEBRIS AND WASTE MATERIAL OFF OF THE PROJECT SITE.2.ANY MATERIAL NOT SUITABLE FOR BACKFILL SHALL BE REMOVED FROM THE SITE ANDDISPOSED OF, BY AND AT THE EXPENSE OF THE CONTRACTOR.3.ALL EMBANKMENT MATERIAL REQUIRING COMPACTION WILL CONFORM TO CDOT/ASTMSTANDARDS.BENCHMARK AND SURVEY CONTROL1.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CONSTRUCTION STAKING OF BOTHHORIZONTAL AND VERTICAL LAYOUT ON THIS PROJECT. COORDINATES ARE REFERENCEDIN THE COORDINATE LIST SHOWN ON THESE PLANS. THE CONTRACTOR SHALLCOORDINATE WITH THE PROJECT ENGINEER FOR INTERPRETATION AND INFORMATION INSTAKING OF THE PROJECT FOR CONSTRUCTION.2.PRIOR TO PROJECT COMPLETION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THEREPLACEMENT OF ANY PROPERTY MONUMENTATION DISTURBED OR REMOVED BYCONSTRUCTION OPERATIONS. THIS WORK SHALL BE PERFORMED BY A LAND SURVEYORLICENSED IN THE STATE OF COLORADO. PROPERTY CORNERS WHICH FALL WITHIN NEWCONCRETE FLATWORK SHALL BE DURABLE AND SET FLUSH. THIS SHALL BE CONSIDEREDINCIDENTAL TO THE PROJECT.UTILITY GENERAL NOTES1.ANY CONTRACTOR-CAUSED DAMAGE TO UTILITY AND/OR SERVICE LINES SHOWN OR NOTSHOWN ON THE PLANS, SHALL BE REPAIRED OR REPLACED AT NO COST TO THE CITYOF ASPEN AND SHALL BE ACCOMPLISHED BY THE CONTRACTOR, SUBCONTRACTOR ORAS APPROVED BY THE CITY ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FORNOTIFYING ALL UTILITY COMPANIES PRIOR TO COMMENCING WORK IN THE PROJECTAREA. LIKEWISE, THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING HIS WORK ANDTHAT OF THE INVOLVED UTILITIES IN THE PROJECT AREA.2.UTILITY LINES SHOWN ON THE PLAN SHEETS ARE LOCATED FROM THE BEST AVAILABLEINFORMATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE VERIFICATION ANDPROTECTION OF ALL UTILITIES IN PLACE.3.THE CONTRACTOR SHALL CONTACT THE UTILITY NOTIFICATION CENTER OF COLORADO AT811 TWO BUSINESS DAYS IN ADVANCE OF ANY EXCAVATION OR GRADING.4.THE CONTRACTOR SHALL PROTECT AND MAINTAIN ALL UTILITY AND STRUCTURESAFFECTED BY THE WORK AND ANY DAMAGE SHALL BE REPAIRED AND RESTORED TO THESATISFACTION OF THE CITY OF ASPEN. THE CONTRACTOR IS RESPONSIBLE FOR THELOCATION AND PROTECTION OF ALL UTILITIES DURING CONSTRUCTION. THE CONTRACTORSHALL COORDINATE ALL UTILITY RELOCATIONS AS NECESSARY.5.EXCAVATION AT GAS LINES: TEMPORARY COVER DURING CONSTRUCTION SHALL BE ATLEAST 18 INCHES OVER THE GAS CONDUIT. FINISH GRADE MUST BE AT LEAST 2 FEETAND NO MORE THAN 6 FEET OVER THE GAS CONDUIT.6.EXISTING UNDERGROUND TELEPHONE, FIBER AND CABLE TELEVISION FACILITIES MAY BELOCATED IN CLOSE PROXIMITY TO THE WORK. THE CONTRACTOR MAY, IF NECESSARYTEMPORARILY DISPLACE THE CABLES DURING CONSTRUCTION AND REINSTALL THEM INACCORDANCE WITH THE APPROPRIATE TELEPHONE, FIBER OR CABLE VISION COMPANY'SGUIDELINES. COORDINATION WITH BOTH THE TELEPHONE AND CABLE TELEVISIONCOMPANY IS REQUIRED TO BE DONE BY THE CONTRACTOR.7.ALL WORK DONE ON OR AROUND WATER OR SEWER FACILITIES MUST BE INSPECTED BYA CITY OF ASPEN INSPECTOR. THE CONTRACTOR IS REQUIRED TO NOTIFY THE CITY OFASPEN TWO WORKING DAYS PRIOR TO BEGINNING CONSTRUCTION.8.THE CONTRACTOR SHALL AT THEIR EXPENSE, SUPPORT AND PROTECT ALL WATER MAINSSO THAT THEY WILL FUNCTION CONTINUOUSLY DURING CONSTRUCTION EXCEPT THOSEDESIGNATED TO BE TEMPORARILY SHUT DOWN. TEMPORARY WATER SERVICE DISRUPTIONSHALL BE DONE TO MINIMIZE THE EFFECTS ON CITY OF ASPEN UTILITY CUSTOMERS.SHOULD A WATER MAIN FAIL AS A RESULT OF THE CONTRACTOR'S OPERATIONS, IT WILLBE REPAIRED IMMEDIATELY BY EITHER THE CONTRACTOR OR THE WATER RESOURCESDEPARTMENT AT THE FULL COST OF LABOR AND MATERIALS TO THE CONTRACTOR.9.ALLVALVE BOXES, CLEANOUTS, MANHOLES, GUY WIRES, SHALL BE ADJUSTED TO FINALGRADE.DRAINAGE WATER QUALITY NOTES1.THE CONTRACTOR AND/OR THEIR AUTHORIZED AGENTS SHALL REMOVE ALLSEDIMENTS, MUD, AND CONSTRUCTION DEBRIS THAT MAY ACCUMULATE IN THEFLOW LINES AND PUBLIC RIGHTS-OF-WAY AS A RESULT OF THISCONSTRUCTION PROJECT. SAID REMOVAL SHALL BE CONDUCTED IN A TIMELYMANNER.2.THE DISCHARGE OF WATER CONTAINING WASTE CONCRETE TO THE STORMSEWER IS PROHIBITED.3.THE CONTRACTOR SHALL PROTECT ALL STORM SEWER FACILITIES ADJACENT TOANY LOCATION WHERE PAVEMENT CUTTING OPERATION, INVOLVING WHEELCUTTING, SAW CUTTING OR ABRASIVE WATER JUST CUTTING ARE TO TAKEPLACE. THE CONTRACTOR SHALL REMOVE AND PROPERLY DISPOSE OF ALLWASTE PRODUCTS GENERATED BY SAID CUTTING OPERATIONS ON A DAILYBASIS. THE DISCHARGE OF ANY WATER CONTAMINATED BY WASTE PRODUCTSFROM CUTTING OPERATIONS TO THE STORM SEWER IS PROHIBITED.4.THE CONTRACTOR MUST KEEP ALL POLLUTANTS, INCLUDING TRENCH BACKFILLMATERIAL, FROM WASHING INTO THE STORM SEWER SYSTEM.GENERAL SNOW MELT NOTES1.SNOWMELT TEMPERATURE AND MOISTURE WILL BE CONTROLLED WITH TEKMAR IN SLABSNOW/ICE SENSOR 090.2.SNOW MELT IN PUBLIC ROW TO BE PIPED AND VALVED SEPARATELY SO COA CAN SHUTOFF WHEN NEEDED WITHOUT EFFECTING PRIVATE SNOWMELT SYSTEM.ADDITIONAL ABBREVIATIONSSWALE FLOWLINEROCK WALLEX EDGE OF PAVEMENTNEW EDGE OF PAVEMENTPROPERTY LINECONSTRUCTION FENCEPROPOSED POTABLE WATER LINEPROPOSED RECLAIMED WATER LINEMONUMENT MARKERCABLE RISERELECTRIC TRANSFORMEREX ELECTRIC MANHOLE/METEREX TELEPHONE MANHOLEEX STORM DRAIN MANHOLEEX STORM DRAIN INLETEX SEWER MANHOLENEW WATER SHUT-OFF VALVESPRINKLER IRRIGATION HEADSOIL BORING LOCATIONGAS VALVENEW SEWER/STORM DRAIN MANHOLEW/ RIM LOCATIONNEW CURB INLET FINISHED SPOTELEV. W/ DESCRIPTIONNEW FLARED END SECTION (ADS)NEW FLARED END SECTION (CMP)FIBER OPTIC LINE MARKERADDITIONAL LINE TYPES AND SYMBOLSPWRCW117 OSWETCOICVICVICVICVICVICVICVICVCTGMEMMBMB18"26"- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING SignBrush AlongFencelineFound 5/8" Rebar andUnreadable 1.25" YellowPlastic CapFound Mag Nail inConcrete with a1.5" Washer stampedPLS 25947Site BenchmarkFound 5/8" Rebar and1.25" Yellow Plastic CapWitness Corner PLS 25947EL:7908.5'(Bears N13°25'02"E 1.22')Found 5/8" Rebar and 1.25"Orange Plastic Cap stamped PLS 379723' TallMetal FenceFixed Trash BinDownspoutDownspoutBrick Fence3' TallMetal Fence6" Drier VentSingle StoryWood FramedStructureSingle StoryGarageS75°09'11"E 60.00'S14° 5 0 ' 4 9 " W 1 0 0 . 0 0 'N75°09'11"W 60.00'Lot SLot RLot QLot PLot OLot GLot HLot ILot HLot GHallam Street74.38' Public Right-Of-WayBlock 2821.07' Alley24.0'24.0'23.4' 23.4'504 West Hallam0.138 Acres ±Cut Utility PostRoof Line23.3'24.2'3.7'28.5'12.4'1.7'5.3'11.3'14.9'23.1'3.8'11.1'5.6'1.0'3.1'4.5'Exposed ConcreteExposed Concrete0.4'1.6'12.9'22.6'Conc r e t e D r i v e w a yConcrete Curb and GutterJOHNSON, BRYCEParcel No. 273512425007CLARKS ADDITIONBook 391, Page 944Parcel No. 273512425800EGG L E S T O N R O B E R T H J R & TR A C Y H Parc e l N o . 2 7 3 5 1 2 4 2 4 0 0 5FUNMOM LLCParcel No. 273512432004Lot KLot LLot MWater service cutoff in basementActive Water ServiceWood DeckCoveredWood DeckN39°18'42"W0.74'S14°19'47"W77.08'(Tie)S26°05'40"W13.16'(Tie)S09°17'35"E55.18'(Tie)0.7'(Tie)4th StreetPublic Right-Of-Way(Width Varies)N75°10'30"W 60.00'N14°50'49"E 100.00'(Basis of Bearings)10.0' FrontSetbackN14°50'49"E 100 . 0 0 '5.0' SideSetback10.0' RearSetback5.0' SideSetback(Tie)18"18"8"8"14"10"7"7"15"19"14"11"SRim 7909.06'Inv 8" SLEEVED VCP (E)=-8.1'Inv 8" SLEEVED VCP (W)=-8.0'79087909790 6 79 0 7 79077908 7909MBMB Graphic ScaleIn Feet: 1" = 10'051020i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Existing Conditions.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-Existing ConditionsCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-3Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COExisting Conditions504 West Hallam StreetTitle:118 OSWCOICVICVICVICVICVICVICVICVCTGMEMMBMB18"26"- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING Sign18"18"7"7908 790979067907790779087909MBMBCABLE TV PEDESTAL(TO REMAIN)CABLE PHONEPEDESTAL (TO REMAIN)EXISTINGMAILBOXES(TO REMAIN)EXISTING GASMETER TO BEREMOVEDSEWER CLEANOUTTO BE ABANDONEDABANDONED WATER SERVICEAND SHUT OFF VALVESEWER SERVICE TOBE ABANDONEDEXISTING SEWERTAP TO REMAINREMOVE LANDSCAPEAREAS (TYP)4TH STREET (PAVED)HALLAM STREET (PAVED)REMOVE 12.7 SYCONCRETE WALKWAYAND STEPSREMOVE EXISTINGIRRIGATION VALVESREMOVELANDSCAPE AREAREMOVEVEGETATIONIN R.O.W.REMOVE CABLE LINE(BY SPECTRUM)EXISTINGTRASH BIN(TO REMAIN)REMOVE 74.3 LF FENCEAND GATECAP EXISTINGWATER SERVICEREMOVE 63.6 LFFENCE AND GATEREMOVEWOODDECKREMOVEWOODDECKREMOVE16.8 LFFENCE,GATE, ANDGATEPOSTS (2)REMOVE2.6 SYCONCRETEREMOVE NON-HISTORICPORTION OF HOUSE PERARCHITECTURAL PLANSREMOVE GARAGEREMOVE1.3 SYCONCRETEREMOVEELECTRIC LINE(BY BLACKHILLS ENERGY)REMOVETELEPHONE LINE(BY CENTURYLINK)REMOVELANDSCAPEAREAREMOVELANDSCAPE AREAREMOVELANDSCAPE AREAREMOVELANDSCAPE AREAREMOVELANDSCAPEAREAREMOVE 20.9 SYCONCRETE DRIVEWAYREMOVELANDSCAPEAREALIMITS OFGRAVELREMOVALEXISTING SPRUCETREE TO BE REMOVEDEXISTING GAS LINE TO BEABANDONED/REMOVEDGraphic ScaleIn Feet: 1" = 5'02510i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Demolition Plan.dwg Plotted: 12/15/2025 10:00 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002GJF12.15.25CLWH-Demolition PlanCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-4Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, CODemolition Plan504 West Hallam StreetTitle:119 CTGM- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING SignMBMBEXISTING MAILBOX12.30'22.46'5.25'10.00'10.00'5.00'4TH STREET (ASPHALT)WEST HALLAM STREET (ASPHALT)10' FRONT SETBACK 10' REAR SETBACK5' SIDE SETBACKFIXED TRASH BIN14.14'11.18 '13.92'30.81' ALLEY (GRAVEL)PROPOSED RESIDENCE2776.7 S.F.3' WIDE CONCRETE SWCONCRETELANDSCAPEFENCE AND GATE,SEE LANDSCAPEPLANFENCE, SEELANDSCAPEPLANLANDSCAPELANDSCAPELANDSCAPELANDSCAPEFENCE ANDGATE, SEELANDSCAPEPLANSLANDSCAPE LANDSCAPE STONEGRAVELGRAVEL5' SIDE SETBACKRAIN GARDENSTONESTONE WALKWAY/STEPSPAVERS (SEELANDSCAPEPLAN)GRAVEL RAISED PLANTER/RAIN GARDENGRAVELEXISTINGPRIVACY FENCE18.86'2.83'2.98'RAIN GARDENGRAVEL8.08'EX EDGEOF GRAVELGraphic ScaleIn Feet: 1" = 5'03510i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Site Plan.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-Site PlanCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-5Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COSite Plan504 West Hallam StreetTitle:120 OSWCOCTGM- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING SignMBMBOSWCABLE TVPEDESTALCABLE PHONEPEDESTALEXISTING MAILBOXESABANDONEDWATER SERVICEAND SHUT OFFVALVECONNECT PROPOSEDSEWER SERVICE TO EXSEWER TAP. ALLEY TOBE RESTOREDNEW ELECTRICALSERVICE (BY CITYOF ASPEN)PROPOSED WATERTAP, STREET TOBE RESTOREDPROPOSED 78.7 LF 1" TYPE K COPPER WATER SERVICE4TH STREET (ASPHALT)WEST HALLAM STREET (ASPHALT) ALLEY (GRAVEL)PROPOSED RESIDENCELANDSCAPE EXISTING WATER SERVICETO BE ABANDONEDEXISTING WATER SERVICESERVES TWO HOMESEXISTINGCLEANOUT TOBE ABANDONEDPROPOSED CABLESERVICE (BYSPECTRUM)EXISTING SEWERSERVICE TO BEABANDONEDCOCOCLEANOUT 1PROPOSED TWO-WAYSEWER CLEANOUTN 1499071.19E 2625061.791.4 LF 4" SDR-35 SEWER SERVICE@ 2.0% MIN (CONTRACTOR TO VERIFY)39.5 LF 4" SDR-35 SEWER SERVICE@ 2.0% MIN (CONTRACTOR TO VERIFY)CLEANOUT 2PROPOSED TWO-WAYSEWER CLEANOUTN 1499096.75E 2625092.518.1 LF 4" SDR-35 SEWER SERVICE@ 2.0% MIN (CONTRACTOR TO VERIFY)PROPOSEDWATER SHUTOFF VALVENEW GAS SERVICE (BYBLACK HILLS ENERGY)NEW TELEPHONE SERVICE(BY CENTURYLINK)REPLACEASPHALT PATCHEX EDGE OFGRAVELPROPOSED 30.5 LF1" TYPE K COPPERWATER SERVICEGraphic ScaleIn Feet: 1" = 5'02510i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-UtilityPlan.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-UtilityPlanCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-6Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COUtility Plan504 West Hallam StreetTitle:121 CTGM- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING Sign7908 790979067907790779087909MBMBEXISTING MAILBOX4TH STREET (ASPHALT)WEST HALLAM STREET (ASPHALT)10' FRONT SETBACK 10' REAR SETBACK5' SIDE SETBACKFIXED TRASH BINALLEY (GRAVEL)PROPOSED RESIDENCE2776.7 S.F.FF 7909.8CONCRETECONCRETELANDSCAPEFENCE AND GATE,SEE ARCHITECTURALPLANSFENCE, SEELANDSCAPEPLANSLANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPE LANDSCAPE STONEGRAVELGRAVEL5' SIDE SETBACKRAIN GARDENSTONESTONE WALKWAY/STEPSPAVERS (SEELANDSCAPEPLAN)GRAVEL RAISED PLANTER/RAIN GARDENGRAVELGRAVELEXISTINGPRIVACY FENCE7905.58EX7905.53EX7.4%7908.00FG7908.00FG4. 7%5.0%7906.91GRVL7906.97GRVL7908.00FG7908.30FG7908.30FG7909.30FG7911.30TOP7908.19GRVLPROPOSED GARAGE SLABFF 7908.07909.30FG7908.30FG7908.27GRVL4.7% 4.7%7909.30FG7909.30FG7909.05FG7909.01FG7908.16FG7909.22FG7909.22FG7909.22FG7 9 0 8 7908 7908.00GB/SWALE2.5%5.6%5.3%6.8%3.6%4.0%7.0%1.8%1.8% 2.0%2.0%2.0% 2.0%7909.05FG0.6%0.3%1 STEP(2) 6" RISERS7908.30BOTTOMOF STEP7909.30FG0.0%4:1 7908.01BOTTOM OF STEP7909.00TOP OFSTEP7907.90GB/WALKWAY7907.98WALKWAY1 STEP(2) 6" RISERS7907.69LP/SW7907.64LP/SW7908.94EX7908.92EX7905.75GB2.0% 2.0%7909.30FG7909.30FG7911.30TOP7911.30TOP7910.97BTM7908.46GRVL7908.31GRVL7908.41EX7908.43FG7908.27SWALE6.9%4.9%1.5%7909.05FG7907790679067907 7908791179097907790779067907 AABBGUTTER ANDDOWNSPOUTGUTTER ANDDOWNSPOUTGUTTER ANDDOWNSPOUTGUTTER ANDDOWNSPOUTGUTTER ANDDOWNSPOUT7905.81GB7907.90GB7.6%RAIN GARDENEX EDGEOF GRAVEL79097908790879107909791179112.1% 1.1%7906.54BTM7909.00TOP7907.00GB/SWALE790979087908790879087908 790779077908 Graphic ScaleIn Feet: 1" = 5'03510i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-GradingDrainage.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002GJF12.15.25CLWH-GradingDrainageCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-7Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COGrading andDrainagePlan504 West Hallam StreetTitle:122 CTGM- 2 Hour Parking Sign- STOP Sign- NO PARKING Sign- NO PARKING SignMBMBSTORMWATER (WQ)4TH STREET (ASPHALT)HALLAM STREET (ASPHALT) WEST HALLAM STREET PROPERTY LINEPROPERTY LINEEXISTING DRIVEWAYTO BE USED FORCONSTRUCTIONEQUIPMENT/STAGING/ENTRANCEPROPOSED RESIDENCE2776.7 S.F.CONCRETECONCRETELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPE STONEGRAVELGRAVELRAIN GARDENSTONESTONE WALKWAY/STEPSPAVERS (SEELANDSCAPEPLAN)GRAVEL RAISED PLANTER/RAIN GARDENGRAVELROOF LINE(TYP)CONSTRUCTIONFENCE, 5'INSIDE STREETON PROPERTYSIDE OF STREETEX EDGEOF GRAVELGraphic ScaleIn Feet: 1" = 5'03510i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-ErosionControl.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002GJF12.15.25CLWH-ErosionControlCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-8Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COErosion Control Plan504 West Hallam StreetTitle:NOTES:1.ALL EROSION CONTROL MEASURES ARE PER CDOTM-208-1 UNLESS NOTED OTHERWISE.2.CONCRETE WASHOUT BINS TO BE LOCATED ASNECESSARY.3.STORING, STOCKPILING AND STAGING AREAS WILLBE IDENTIFIED BY THE CONTRACTOR. THECONTRACTOR SHALL UPDATE THE EROSION CONTROLPLAN AND THE SWMP TO REFLECT THESE AREAS.APPROPRIATE BMPs WILL BE INSTALLED PER THESWMP.4.EXISTING PAVED DRIVEWAYS TO BE USED ASCONSTRUCTION ENTRANCES.LEGENDEROSION LOGCONSTRUCTION FENCE123 i:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-ErosionControl.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002GJF12.15.25CLWH-ErosionControlCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-9Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, COErosion Control Detailsand SWMP Notes504 West Hallam StreetTitle:1.SITE DESCRIPTIONTHIS PROJECT DISTURBS LESS THAN 1 ACRE AND THEREFORE IT DOES NOT REQUIREA CDPS-SCP (COLORADO DISCHARGE PERMIT SYSTEM - STORMWATER CONSTRUCTIONPERMIT).PROJECT SITE DESCRIPTION: PROJECT IS TO PICK UP AND RELOCATE HISTORIC STRUCTUREAND ADD ON ADDITIONAL SQUARE FOOTAGE AND CONSTRUCT A NEW GARAGE WITH AELEVATOR STYLE GARAGE FOR CAR UNDERNEATH..A.ACRES OF DISTURBANCE:1. TOTAL AREA OF CONSTRUCTION SITE: 0.14 ACRES2. TOTAL AREA OF DISTURBANCE: 0.14 ACRESB.EXISTING SOIL DATA: N/A.C.EXISTING VEGETATION, INCLUDING PERCENT COVER: THE VEGETATION IN THE AREACONSISTS OF PERMANENT LANDSCAPING INCLUDING GRASS, AND TREES, ARE TO BERESTORED TO ITS EXISTING CONDITION AFTER CONSTRUCTION.D.RECEIVING WATER:1. OUTFALL LOCATIONS: ROARING FORK RIVER2. DISTANCE ULTIMATE RECEIVING WATER IS FROM PROJECT: APPROXIMATELY1/2 MILE2.ENVIRONMENTAL IMPACTS:1. WETLAND IMPACTS: NO2. STREAM IMPACTS: NO3. THREATENED AND ENDANGERED SPECIES: NONE3.SITE MAP COMPONENTS:PRE-CONSTRUCTIONA.PROJECT CONSTRUCTION POTENTIAL SITE BOUNDARIES CONSTRUCTION BOUNDARIES AREDEPICTED ON THE DEMOLITION PLAN. SEE THE EROSION CONTROL AND SITE PLANS FORADDITIONAL INFORMATION.B.ALL AREAS OF GROUND SURFACE DISTURBANCE SEE THE EROSION CONTROL ANDDEMOLITION PLANS FOR LIMITS OF DISTURBANCE.C.LOCATION OF ALL BMPS IDENTIFIED IN THE SWMP ARE LOCATED ON THE EROSIONCONTROL PLAN.D.LOCATION OF NON-STRUCTURAL BMPS AS APPLICABLE IN THE SWMP STRUCTURAL BMP'SARE LOCATED ON THE EROSION CONTROL PLAN.E.PROTECTION OF TREES, SHRUBS, CULTURAL RESOURCES AND MATURE VEGETATION TREESAND VEGETATION TO BE PROTECTED WILL BE AS DIRECTED BY THE OWNER AND WILL BEIDENTIFIED AT THE PRECONSTRUCTION CONFERENCE OR INITIAL CONSTRUCTION MEETING.F.AREAS USED FOR STORING AND STOCKPILING OF MATERIALS, STAGING AREAS (FIELDTRAILER,FUELING,ETC) AND BATCH PLANTSTHESE AREAS WILL BE IDENTIFIED BY THE OWNER AND ARE SHOWN ON THE DEMOLITONPLAN. ALL AREAS ARE SUBJECT TO THE APPROVAL OF THE CITY OF ASPEN.4.STORMWATER MANAGEMENT CONTROLS FIRST CONSTRUCTION ACTIVITIESTHE CONTRACTOR SHALL PERFORM THE FOLLOWING:A.DESIGNATE A SWMP ADMINISTRATOR/EROSION CONTROL SUPERVISOR (TO BE FILLED OUTAT TIME OF CONSTRUCTION; DESIGNATE THE INDIVIDUAL(S) RESPONSIBLE FORIMPLEMENTING, MAINTAINING AND REVISING THE SWMP, INCLUDING THE TITLE ANDCONTACT INFORMATION. THE ACTIVITIES AND RESPONSIBILITIES OF THE ADMINISTRATORSHALL ADDRESS ALL ASPECTS OF THE PROJECTS SWMP.)NAME/TITLE:CONTACT INFORMATION:B.POTENTIAL POLLUTANT SOURCESEVALUATE, IDENTIFY AND DESCRIBE ALL POTENTIAL SOURCES OF POLLUTANTS AT THESITE IN ACCORDANCE WITH SUBSECTION 107.25 AND PLACE IN THE SWMP NOTEBOOK.ALL BMPS RELATED TO POTENTIAL POLLUTANTS SHALL BE SHOWN ON THE SWMP SITEMAP AND UPDATED BY THE CONTRACTOR'S EROSION CONTROL SUPERVISOR (ECS) ASNEEDED.C. BEST MANAGEMENT PRACTICES (BMPS) FOR STORMWATER POLLUTION PREVENTIONPHASED BMP IMPLEMENTATION, APPLICATION AND NARRATIVE:DURING DESIGN: "BMP AS DESIGNED" BOXES ARE MARKED ON THE FOLLOWING TABLEWHEN USED IN THE SWMP. DURING CONSTRUCTION: THE ECS SHALL UPDATE THENARRATIVES, INCLUDE NEW NARRATIVES AND UPDATE THE "IN USE ON SITE" BOXES TOMATCH WHICH BMPS ARE CURRENTLY IN USE ON SITE. CLEARLY DESCRIBE THERELATIONSHIP BETWEEN THE PHASES OF CONSTRUCTION AND THE IMPLEMENTATION OFBMP CONTROLS. THE NARRATIVE SHOULD EXPLAIN WHAT, WHEN, WHERE, HOW AND WHYTHE BMP IS BEING USED.STRUCTURAL AND NONSTRUCTURAL BMPS THAT MAY BE POTENTIALLY USED ON THEPROJECT FOR EROSION AND SEDIMENT CONTROL PRACTICES MAY INCLUDE, BUT ARENOT LIMITED TO THE FOLLOWING ITEMS:STORM DRAININLET PROTECTION/SEDIMENT CONTROLPLACED TO PROTECTSTORM DRAIN INLETS TOFILTER OR PREVENTSEDIMENT FROM ENTERINGDRAINAGE SYSTEM.TEMPORARYSEDIMENTTRAP/BASINCONTAIN AND FILTER SEDIMENTLADEN WATER FROM <5 ACRESUB BASINS WITHINCONSTRUCTION DISTURBANCECONCRETEWASHOUTS/CONSTRUCTIONCONTROLCONSTRUCTIONWASTE MANAGEMENTOF CONCRETEWASHOUT MATERIALVEHICLE TRACKINGPAD/CONSTRUCTIONCONTROLPLACED TO PREVENTTRACKING OF SEDIMENTFROM DISTURBANCE TOOFFSITE SURFACESTRUCTURAL BMPSAND APPLICATIONNARRATIVEBMP ASDESIGNEDIN USEON SITEFIRSTCONSTRUCTIONACTIVITIESDURINGCONSTRUCTIONINTERIM/FINALSTABILIZATIONREDUCE RUNOFF ANDCONTROL EROSION ONDISTURBED AREASSEEDINGPERMANENT/FINALSTABILIZATIONPLACED AS A SURFACECOVER FOR EROSIONCONTROL AND ORSEEDING ESTABLISHMENTMULCH/MULCHTACKIFIER/TEMP OR FINALSTABILIZATIONSOIL BINDER/TEMP STABILIZATIONPLACED AS SURFACETREATMENT TO PROVIDETEMP EROSION CONTROLPLACED PRIOR TOCONSTRUCTION TOPROTECT EXISTINGVEGETATION TO REMAINPROTECTION OFTREES/PROTECTEDRESOURCES -FENCED PLASTIC*CHECK DAMS MAY BE ROCK, EROSION LOGS, SILT DIKE, SILT BERM, ETC. AS INDICATED IN THE NARRATIVES AND SWMP SITE MAP.EROSION CONTROL DEVICES ARE USED TO LIMIT THE AMOUNT OF SOIL LOSS ON SITE.SEDIMENT CONTROL DEVICES ARE DESIGNED TO CAPTURE SEDIMENT ON THE PROJECT SITE.CONSTRUCTION CONTROLS ARE BMPS RELATED TO CONSTRUCTION ACCESS AND STAGING.BMP LOCATIONS ARE INDICATED ON THE EROSION CONTROL PLAN AND DEMOLITION PLAN. BMP DETAILS AND NARRATIVES NOT COVERED BY THE SWMP, CONSTRUCTION MITIGATIONPLAN OR STANDARD PLAN M-208-1 SHALL BE ADDED TO THE SWMP NOTEBOOK BY THEECS.D.OFFSITE DRAINAGE (RUN ON WATER)1.DESCRIBE AND RECORD BMPS ON THE SWMP SITE MAP THAT HAS BEENIMPLEMENTED TO ADDRESS OFF SITE RUN-ON WATER IN ACCORDANCE WITHSUBSECTION 208.03.E.VEHICLE TRACKING PAD1.BMPS SHALL BE IMPLEMENTED IN ACCORDANCE WITH SUBSECTION 208.04.F.PERIMETER CONTROL1.PERIMETER CONTROL SHALL BE ESTABLISHED AS THE FIRST ITEM ON THE SWMPTO PREVENT THE POTENTIAL FOR POLLUTANTS LEAVING THE CONSTRUCTION SITEBOUNDARIES, ENTERING THE STORMWATER DRAINAGE SYSTEM, OR DISCHARGINGTO STATE WATERS.2.PERIMETER CONTROL MAY CONSIST OF VEGETATION BUFFERS, BERMS, SILTFENCE, EROSION LOGS, EXISTING LANDFORMS, OR OTHER BMPS AS APPROVED.3.PERIMETER CONTROL SHALL BE IN ACCORDANCE WITH SUBSECTION 208.04.5.DURING CONSTRUCTIONRESPONSIBILITIES OF THE SWMP ADMINISTRATOR/EROSION CONTROL SUPERVISOR DURINGCONSTRUCTIONTHE SWMP SHOULD BE CONSIDERED A "LIVING DOCUMENT" THAT IS CONTINUOUSLYREVIEWED AND MODIFIED. DURING CONSTRUCTION, THE FOLLOWING ITEMS SHALL BEADDED, UPDATED, OR AMENDED AS NEEDED BY THE SWMP ADMINISTRATOR/EROSIONCONTROL SUPERVISOR (ECS) IN ACCORDANCE WITH SECTION 208.DURING CONSTRUCTION, INDICATE HOW ITEMS THAT HAVE NOT BEEN ADDRESSED DURINGDESIGN ARE BEING HANDLED IN CONSTRUCTION. IF ITEMS ARE COVERED IN THE TEMPLATEOR OTHER SECTIONS OF THE SWMP NOTEBOOK INDICATE BELOW WHAT SECTION THEDISCUSSION TAKES PLACE.A.STOCKPILE MANAGEMENT - SHALL BE DONE IN ACCORDANCE WITH SUBSECTION 101.95AND 208.07.B.CONCRETE WASHOUT - CONCRETE WASH OUT WATER OR WASTE FROM FIELDLABORATORIES AND PAVING EQUIPMENT SHALL BE CONTAINED IN ACCORDANCE WITHSUBSECTION 208.05.C.SAW CUTTING - SHALL BE DONE IN ACCORDANCE WITH SUBSECTION 101.95, 208.04,208.05.D.STREET CLEANING - SHALL BE DONE IN ACCORDANCE WITH SUBSECTION 208.04.6. INSPECTIONSA.INSPECTIONS SHALL BE IN ACCORDANCE WITH SUBSECTION 208.03 (C).7. BMP MAINTENANCEA.MAINTENANCE SHALL BE IN ACCORDANCE WITH SUBSECTION 208.04 (F).8. RECORD KEEPINGA.RECORDS SHALL BE KEPT IN ACCORDANCE WITH SUBSECTION 208.03 (C).9. PRIOR TO FINAL ACCEPTANCEA.FINAL ACCEPTANCE SHALL BE IN ACCORDANCE WITH SUBSECTION 208.10.10.ADDITIONAL STORMWATER CONSIDERATIONS*IT IS ANTICIPATED THAT ADDITIONAL BMPS AND ASSOCIATED QUANTITIES NOT SHOWN ON THEEROSION CONTROL PLAN SHALL BE REQUIRED ON THE PROJECT FOR UNFORESEEN CONDITIONSAND REPLACEMENT OF ITEMS THAT ARE BEYOND THEIR USEFUL SERVICE LIFE, SEE SUBSECTION208.03 AND 208.04 (E). QUANTITIES FOR ALL BMPS SHOWN ABOVE ARE ESTIMATED, AND HAVEBEEN INCREASED FOR UNFORESEEN PROJECT CONDITIONS.XXXNON-STRUCTURALBMPS ANDAPPLICATIONNARRATIVEBMP ASDESIGNEDIN USEON SITEFIRSTCONSTRUCTIONACTIVITIESDURINGCONSTRUCTIONINTERIM/FINALSTABILIZATIONXXXXXXUSE TWO WOOD STAKESAT ALL EROSION LOGENDS OR JOINTS12 IN. MIN.OVERLAPTIGHTLY ABUT END TOFORM CONTINUOUS SECTIONEROSION LOGUSE A WOODENSTAKE EVERY24 IN.FLOWOVERLAP JOINING DETAILTIGHTLY ABUT ENDTO FORMCONTINUOUSSECTIONEROSION LOGUSE A WOODENSTAKE EVERY24 IN.FLOWOVERLAP JOINING DETAIL12 IN. MIN USE TWO WOOD STAKESAT ALL EROSION LOGENDS OR JOINTSJOINING EROSION LOG APPLICATIONS124 TYPICAL PAVER SECTIONN.T.S.6"2"BEDDING COURSE(TYP. ASTM NO. 8 OR NO. 9AGGREGATE)PAVERS*ASTM NO. 57 STONEOPEN - GRADED BASECONCRETEEDGE1/4"MIN. 8%VOIDS*FOUNDATION WALL, (SEESTRUCTURAL PLANS)MEMBRANE LINERSEE DETAIL70% SAND30% COMBINATION OF TOPSOIL& LARGE ORGANIC MATTER BYVOLUMECDOT 703 #3 OR #4FINISHED GRADE (FG)(1" STORAGE)RAIN GARDEN SECTION B-BN.T.S.RESIDENCE7908.30 FG2.0%1'-6" GRAVEL6'-0" RAIN GARDEN2.0%METAL EDGER,1" FREEBOARD1'-6"8"PAVEMENT JOINT DETAILSAWCUTPARTIALDEPTHASPHALT REMOVALLIMIT - SAW CUTFULL DEPTHNEW ASPHALTPATCH SECTIONEXISTINGSUBGRADEEXISTINGHMAN.T.S.2.0' MILL TOP2" EX PVMTASPHALT PATCH SECTION DETAILN.T.S.3.0" CDOT S MIX8.0"NON-EXPANSIVEBASE MATERIAL2.0" CDOT S MIXRAIN GARDEN SECTION A-AN.T.S.6" THICK CONCRETEWALL4"18"8"MEMBRANE LINERSEE DETAIL70% SAND30% COMBINATIONOF TOPSOIL& LARGE ORGANICMATTER BYVOLUMECDOT 703 #3 OR #4RESIDENCE2"2"10"#4'S VERT.@16"O.C.#4'S HORIZ.@16"O.C.(2)-#4'SEQ.EQ.7908.557907.057906.388"FOUNDATION WALL,(SEE STRUCTURALPLANS)7909.3FG7911.34.7%MATCH EXTEMPORARILY ATTACH FABRICTO WALL DURING BACKFILLPROCESS (DO NOT WRAPAROUND BATTEN BAR)38"X3" STAINLESS STEELANCHOR BOLT, NUT &WASHER @ 12" O.C.(SEE NOTE 2 THIS DETAIL)BUYTL TAC TAPE30 ML (MIN.) PVC LINERCONCRETE PERIMETERBARRIERNOTE:1. PROVIDE SLACK IN LINER PLACEMENT TOENSURE PROPER INSTALLATION AND BACKFILLWITHOUT DAMAGE.2. NITRILE POLYMER BASED VINYL MEMBRANESEAMING ADHESIVE MAY BE USED AS ANALTERNATIVE TO THE BOLTED BATTEN BAR INAREAS WHERE THE NEED FOR AN IMPERMEABLELINER IS LESS CRITICAL.3. BACKFILL NOT SHOWN.14" X 2" ALUMINUM, STAINLESSSTEEL OR GALVANIZED STEELBATTEN BAR (SEE NOTE 2 THISDETAIL)GEOTEXTILESEPARATOR FABRICPREPARED SUBGRADEGEOTEXTILE SEPARATOR FABRIC(IF SUBGRADE CONTAINSANGULARROCKS OR OTHER MATERIALTHATCOULD PUNCTURE THE LINER.)MEMBRANE LINER/CONCRETE CONNECTION DETAIL2" MIN.NTSi:\2023\2023-428-504westhallam\002-civileng\H-Dwgs\Civil\ps-sheetset\WH-Details.dwg Plotted: 12/15/2025 9:38 AM By: Frances Blackwelder Revision#Dwg No.Job No.Drawn by:Print Date:File:PE:QC:2023-428.002FJB12.15.25CLWH-DetailsCL118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com Date By:C-10Of :Project Milestone: 1 2 3 10PRELIMINARY NOT FOR CONSTRUCTION Aspen, CODetails504 West Hallam StreetTitle:8" OR LARGER DUCTILEIRON PIPE WATER MAINFOR ALL SERVICE LINES LARGER THAN 1", AND FOR WATERMAIN MATERIALS OTHER THAN DUCTILE IRON, PROVIDE DOUBLESTRAP STAINLESS STEEL SERVICE SADDLE (NOT SHOWN)LAY COPPER AT UNIFORMSLOPE PAST GOOSENECKw/ COMPRESSION OUTLETAT GOOSENECKMUELLER OR CITY APPROVED EQUAL1 1/2" OR 2" CORPORATION STOP6'-9" MIN. COVER 7'-0" MIN. COVER CURB BOX TOPTHAW WIRE TOFINISH GRADEELEVATION2'±PROPERTY LINENOTE: CITY WATER DEPT. PERSONNEL SHALLMAKE ALL TAPS UNLESS A PRE-TAPPINGAGREEMENT IS EXECUTED.CITY OF ASPENTYPICAL WATER SERVICE DETAILNTSEXTENSION TYPE CURBBOX w/ARCH PATTERNBASE 1" UPPERSECTION, PENTAGONHEAD PLUG.PLACE 1/2 CU. FT. OFGRAVEL AROUND BOXTIE SERVICETO BUILDINGOR CAP1" OR 3/4" CURBSTOP MUELLER VALVEOR CITY APPROVEDEQUALCONCRETEBRICKINSTALL & FASTEN#4 COPPER THAWWIRE BRAZE ORCLAMP TO CORP.STOP-RUN TO CURBBOX TOP125 DESCRIPTIONDATEMARK A-0.0 COVER SHEET Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised REVISION CLOUD AND TAG GRID LINES DOOR TAG WINDOW TAG ELEVATION REFERENCE SECTION REFERENCE DETAIL REFERENCE HEIGHT REFERENCE INTERIOR ELEVATION REFERENCE ROOM TAG WALL TYPE KEYNOTE PROPERTY LINE DIMENSION NEW OR FINISHED CONTOURS EXISTING CONTOURS 1 6' - 0" NEW WALLS EXISTING WALLS DEMOLISH WALLS 101 1t 0 Room name 101 A101 1 Ref 1 Ref1 Ref 1 Ref1 A101 SIM 1i ? A101 1 SIM A101 1 Ref 1 Ref1 Ref 1 RefName Elevation &AND @ AT ABV ABOVE AFF ABOVE FINISHED FLOOR AP ACCESS PANEL ADD ADDENDUM ADJ ADJUSTABLE ALT ALTERNATE ALUM ALUMINUM APPROX APPROXIMATE ARCH ARCHITECT (URAL) BASMT BASEMENT BRG BEARING BOT BOTTOM BLDG BUILDING BLKG BLOCKING BM BEAM CAB CABINET CPT CARPET (ED) CSMT CASEMENT C CAULK (ING) CLG CEILING CT CERAMIC TILE CLG CLEAR CLO CLOSET COL COLUMN CW COLD WATER CT COLLAR TIE CONC CONCRETE CMU CONCRETE MASONRY UNIT CONST CONSTRUCTION CONT CONTINUOUS CJT CONTROL JOINT CPR COPPER CUST CUSTOM DBL DOUBLE DEPT DEPARTMENT DT DRAPERY TROUGH DTL DETAIL DIA DIAMETER DIM DIMENSION DR DOOR DWG DRAWING DF DOUGLAS FIR or DRINKING FOUNTAIN DS DOWNSPOUT EA EACH ELEC ELECTRIC (AL) EL ELEVATION (S) ELEV ELEVATOR EQUIP EQUIPMENT EQ EQUAL EXH EXHAUST EXG or (E)EXISTING EJ EXPANSION JOINT EXT EXTERIOR FOC FACE OF CONCRETE FOF FACE OF FINISH FF FINISHED FLOOR ELEVATION FE FIRE EXTINGUISHER FDC FIRE DEPT CONNECTION FHC FIRE HOSE CONNECTION FEC FIRE EXTINGUISHER CABINET FPL FIREPLACE FP FIREPROOFING SPRAYED FLG FLASHING FLR FLOOR (ING) FD FLOOR DRAIN FND FOUNDATION FBO FURNISHED BY OTHERS FUR FURRED (ING) GA GAUGE GV GALVANIZED ABBREVIATIONS & SYMBOLS GC GENERAL CONTRACTOR GL GLASS, GLAZING GYP GYPSUM GYP BD GYPSUM BOARD HB HOSE BIB HDW HARDWARE HDWD HARDWOOD HDR HEADER HTG HEATER (ING) HVAC HEATING VENTILATION AC HT HEIGHT HC HOLLOW CORE HM HOLLOW METAL HOR HORIZONTAL HW HOT WATER HWH HOT WATER HEATER IN or (")INCH (ES) INCL INCLUDE (D), (ING) ID INSIDE DIAMETER / DIMENSION IBC INSTALLED BY CONTRACTOR IBO INSTALLED BY OWNER INS INSULATE (D), (ION) INT INTERIOR JC JANITOR'S CLOSET KIT KITCHEN LAM LAMINATE (D) LAV LAVATORY LH LEFT HAND L LENGTH LDT LIGHT & DRAPERY TROUGH LT LIGHT TROUGH LTL LINTEL LVR LOUVER MH MANHOLE MFR MANUFACTURE (ER) MO MASONRY OPENING MTL MATERIAL MAX MAXIMUM MECH MECHANIC (AL) MC MEDICINE CABINET MMB MEMBRANE MTL or MET METAL M METER (S) MEZZ MEZZANINE MM MILLIMETER (S) MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MULL MULLION NAT NATURAL (N)NEW NR NOISE REDUCTION NOM NOMINAL N NORTH NIC NOT IN CONTRACT NTS NOT TO SCALE NO. or #NUMBER OC ON CENTER OPG OPENING OPP OPPOSITE OPH OPPOSITE HAND OD OUTSIDE DIAMETER OH OVERHEAD PR PAIR PK PARKING PVMT PAVEMENT PERF PERFORATED PL PLASTIC LAMINATE PLYWD PLYWOOD PEN PLYWOOD EDGE NAILING PT POINT PSI POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCH PREFAB PREFABRICATED PT PRESSURE TREATED PL PROPERTY LINE QT QUARRY TILE RAD RADIUS REF REFERENCE REFR REFRIGERATOR REINF REINFORCE (D), (ING) REQD REQUIRED RES RESILIENT REV REVISION (D), (ING) REVS REVERSE RH RIGHT HAND R RISER R&S ROD AND SHELF RD ROOF DRAIN RDT RECESSED DRAPERY TRACK RFG ROOFING RM ROOM RO ROUGH OPENING R/S ROUGH SAWN S SEALANT SEL SELECT SHTG SHEATHING SHT SHEET SM SHEET METAL SIM SIMILAR SD SMOKE DETECTOR SC SOLID CORE SPEC SPECIFICATION (S) SQ SQUARE STD STANDARD ST STAIN STL STEEL STOR STORAGE SD STORM DRAIN STRUCT STRUCTURAL S4S SURFACED FOUR SIDES SUSP SUSPEND SYM SYMBOL or SYMMETRICAL TEL TELEPHONE TV TELEVISION THR THRESHOLD THRU THROUGH T&G TONGUE AND GROOVE T&B TOP AND BOTTOM TOC TOP OF CURB TS TOP OF SLAB TSL TOP OF STEEL TW TOP OF WALL TOP TOP OF PAVEMENT TB TOWEL BAR TR TRANSOM T TREAD TYP TYPICAL UNO UNLESS NOTED OTHERWISE VB VAPOR BARRIER VIF VERIFY IN FIELD VERT VERTICAL VG VERTICAL GRAIN VCT VINYL COMPOSITION TILE WC WATER CLOSET WP WATERPROOFING WWF WELDED WIRE FABRIC W WIDTH, WIDE WUI WILDLAND URBAN INTERFACE WDW WINDOW WO WITHOUT WD WOOD 137 main street, suite G004 box 5055 edwards, colorado 81632 970.926.2622 rkd@rkdarch.com job number issue date sheet title sheet number504 WEST HALLAM8/28/2025 23080 COVER A0 HPC Conceptual rev 2.1 RevisionsCONTENTS Sheet Name A0 COVER A1 DIAGRAM A2 DEMOLITION A3 FLOOR AREA A4 SITE ROOF A5 BASEMENT PLAN A6 MAIN FLOOR PLAN A7 ELEVATIONS A8 ELEVATIONS A9 HIDDEN ELEVATIONS A10 IMAGES A11 NEIGHBORHOOD PHOTOS L1 LANDSCAPE PLAN OWNER SCOTT HOFFMAN 504 WEST HALLAM RD ASPEN, C0 SCOTT@CRESTONEBUILDING.COM ARCHITECT RKD Architects Contact: Jack Snow snow@RKDArch.com 970.390.3231 HISTORIC PRESERVATION BENDONADAMS Contact: SARA ADAMS SARA@BENDONADAMS.COM HISTORIC DOCUMENTATION RED Contact: XXXX 1001 GRAND AVE #103 GLENWOOD SPRINGS, CO 81601 XXXXX 504 WEST HALLAM 5 4TH & HALLAM PERSPECTIVE VIEW 126 DESCRIPTIONDATEMARK C-01 SURVEY Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revisedOSW ET 46" 12" 12" 30" 14" 10" 15" 16" 14" 24" 4" 10' CO ICV ICV ICV ICV ICV ICVICVICV 15' 13"11" 9"CT GM EM 15' 18" 26" 504 West Hallam 0.138 Acres ± 18"18" 8" 8" 10" 7" 7" 15" 19" 14" 11" - VICINITY MAP - SCALE: 1 Inch = 2000 Feet Site - LEGEND - 10" 8" ET EM T GM OSW CO 10 C ICV Approved: Title: City Of Aspen Compliant SurveyRevision#Sheet No.504 West Hallam StreetCity of Aspen, ColoradoJob No. Drawn by: Date: File: 2023-428.001 MH 04/12/2025 SAH 504WestHallamCOA.dwg118 West Sixth Street, Suite 200Glenwood Springs, CO 81601970.945.1004www.sgm-inc.com DateBy:1 1Of : ..PLS: Graphic Scale In U.S. Feet : 1" = 10' 0 5 10 20 City of Aspen Compliant Existing Conditions Map Lot R and Lot S, Block 28, City and Townsite of Aspen Situated within Section 12, Township 10 South, Range 85 West of the 6th Principal Meridian Pitkin County, Colorado Scott A. Hemmen Colorado PLS # 38182 For, and on behalf of SGM Scott Hemmen Digitally signed by Scott Hemmen DN: C=US, E=scotth@sgm-inc.com, O=SGM, OU=SGM-Survey, CN=Scott Hemmen Date: 2025.04.22 08:55:45-06'00' April 22, 2025 1 SURVEY 127 DESCRIPTIONDATEMARK A-1 HOUSE RE- LOCATION DIAGRAM Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised existing structure existing garage 2' - 11 3/4" 2.74° 1' - 7 1/4" 1' - 7 1/4" Demo and remove non-historic structures legacy structure 100' - 0"60' - 0" new porch roof to match historic comply with setback and parallel temporaily relocate legacy structure footprint of proposed final home Construction fencing approx location Additional Fence around relocated Landmark 137 main street, suite G004 box 5055 edwards, colorado 81632 970.926.2622 rkd@rkdarch.com job number issue date sheet title sheet number504 WEST HALLAM8/28/2025 23080 DIAGRAM A1 HPC Conceptual rev 2.1 Revisions 1/16" = 1'-0"1 Project Diagram EXISTING 1/16" = 1'-0"2 Project Diagram DEMO 1/16" = 1'-0"3 Project Diagram FINAL 1/16" = 1'-0"4 Project Diagram RELOCATE 128 DESCRIPTIONDATEMARK A-2 DEMOLITION Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 1:12 6 :1 2 5 :1 2 6 :1 2 1 1 :12 11:1211:121 1 :12 1 1 :12 4 :1 2 4:121 1 :12 5 :1 2 A B C E F G H I J K L M N OPQ10:12D 4.2 112.3 285.3 10.8 9.5 31.0 134.8 52.6 k l m n added to h 28.324.2 68.0 275.8 90.9 6.6 8.3 35.0 8.0 3.9 3.9 50.5 Note Deck removed this areaop q r 21.4 170.1 23.6 3.4 246.4 19.3 24.1 11.7 39.7 6.5 h i j 379.421.8 11.5 4.2 200.3 6.2 11.0 53.6 e f g added to h 71.4 63.5 63.5191.4 c 160.8 9.8 21.0163.69.8 a 137 main street, suite G004 box 5055 edwards, colorado 81632 970.926.2622 rkd@rkdarch.com job number issue date sheet title sheet number504 WEST HALLAM8/28/2025 23080 DEMOLITION A2 HPC Conceptual rev 2.1 Revisions 1/8" = 1'-0"1 Roof Demo 1/8" = 1'-0"2 Ex East 1/8" = 1'-0"3 Ex North 1/8" = 1'-0"4 Ex South 1/8" = 1'-0"5 Ex West 1/8" = 1'-0"6 Garage East 1/8" = 1'-0"7 Garage North 1/8" = 1'-0"8 Garage South 1/8" = 1'-0"9 Garage West b d 129 DESCRIPTIONDATEMARK A-3 FLOOR AREA Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised Workout Slab On Grade BASEMENT 1612.70 FACTOR .O7 FLOOR AREA 112.89 579.24 EXEMPT West b South a West a North East C South d East b South b South c East a Slab on Grade 61.09 Exempt 2345.10 existing structure 1358.7 existing garage 560 EXISTING 560+1358.7=1917.8 1917.8/6000=.32% 2553.51 PROPOSED 2553.51/6000=.46 1180.01 1165.09 East a East b 127.77 East c 159.7211' - 4"235.66 20' - 9 1/2"11' - 3 1/4"16' - 8"1' - 9"48' - 8 3/4" North 381.24 68.97 6' - 9 3/4"7' - 9 3/4"29' - 8 1/2"9' - 7"44' - 4"8' - 10"11' - 4"window well South a 46.59 South b 304.64 South C 137.12 South d 26.72 4' - 1"26' - 7 1/4"11' - 11 3/4"2' - 4" 45' - 0" West a 292.97 West b 197.51 Slab beyond Exclude 8' - 11"65.32 8' - 10 3/4"7' - 4"6' - 9 1/2"25' - 8 1/2" 23' - 0 1/4" 48' - 8 3/4"11' - 4"Window Well 137 main street, suite G004 box 5055 edwards, colorado 81632 970.926.2622 rkd@rkdarch.com job number issue date sheet title sheet number504 WEST HALLAM8/28/2025 23080 FLOOR AREA A3 HPC Conceptual rev 2.1 Revisions 1/8" = 1'-0"1 Floor Area Basement 1/8" = 1'-0"2 Floor Area Main FLOOR AREA BASEMENT 112.89 MAIN 2345.10 TOTAL 2457.99 1/16" = 1'-0"8 Site Coverage EXISTING 1/16" = 1'-0"9 site coverage PROPOSED 1/8" = 1'-0"10 Floor Area Main HISTORIC V NEW HISTORIC v NEW FLOOR AREA HISTORIC 1180.01 NEW 1165.09 1/8" = 1'-0"3 Foundation East 1/8" = 1'-0"4 Foundation North 1/8" = 1'-0"5 Foundation South 1/8" = 1'-0"6 Foundation West DN 12345678 9 10 11121314151617 #DrgID #LayID #DrgID #LayID 109'-11" T.O.F.F. 111'-0" T.O.F.F. 17 risers @ 7" 30" head height upper storage upper storage (above master clos.) open to below open to below flat garage ceiling below ATTIC flat primary bedroom ceiling below ATTIC ATTIC flat ceiling below E.8 E.8 A.2 203 sq ft 51/2"12'-7"51/2"51/2"1'-7"51/2"8'-115/8"51/2"12'-10"51/2"51/2"5'-0"51/2"12'-7"51/2" 51/2"18'-01/2"51/2" pull-down stair access from below 89101112 13 14 151617181920123456195'-6" 2'-4"205'-6" 2'-4" 01 5'-6"2'-4"D-25 EXT 7'-11"2'-8"055'-6" 2'-4"D-26 EXT7'-11" 2'-8" 06 6'-6"4'5'-6" 2'-4" 5'-6" 2'-4" 02 5'-6"2'-4"D-34 7'-6"2'-6"D-27 EXT7'-11" 2'-8" 17 5'-6"2'-10"16 5'-6"2'-10"15 5'-6"2'-10"18 5'-6"2'-4"215'-6" 2'-4"225'-6" 2'-4" D-23 EXT8'6'-7 1/2"-7'-6"2'-10"D-29 7'-6"2'-6"D-307'-6" 2'-6"D-307'-6" 2'-6"D-327'-6" 2'-10"D-33 7'-6"2'-10"D-357'-6" 2'-6" D-36 7'-6"2'-6"D-102 EXT9'-6" 11'D-24 EXT9'-10" 11'-1" D-377'-6"2'-8"2 A-10 1 A-11 1 A-10 5 A-15 #DrgID #LayID #DrgID #LayID 3 A-13 #DrgID #LayID 100'-0"T.O.F.F. 100'-0" T.O.F.F. 100'-0" T.O.F.F. 100'-0" T.O.F.F. 98'-3" T.O.F.F. 90'-1" BELOW 81/8"41/2"51/2" 60'-0" 5'-0"45'-0"10'-0" 4"41/2" 1"1"1"1"41/2"1"1"1"7'-10"4'-0'elec. panel pull-down stair access for upper level storage pergola above, dashed123DN W/D 5'-6" 2'-4" 5'-6" 2'-4" 5'-6" 4'-8" 2'-10" 2'-4" D-317'-6"2'-10"B B E E F F C 3 D D E.8 E.8 A A A.2 A.2 C.2 C.2 3 A-12 3 A-12 1 A-12 A-13 2 A-13 51/2"4'-61/4"31/2"2'-71/4"51/2"3'-53/8"51/2" 11'-37/8"51/2"51/2" 30'-115/8" 51/2"6'-31/8"51/2"3'-53/4"51/2"13'-115/8"51/2"1'-63/8"61/8"1'-63/8"5'-6"51/2"5/8"2'-0"4'-0"2'-0" 5/8" 2'-0"3'-4"4'-63/4"6'-11/2"51/2"51/2"5/8"51/2" 17'-97/8"51/2"3'-105/8"31/2"6'-1"51/2"3'-53/4"51/2"7'-81/8"1'-2"2'-01/4"5/8"51/2"3'-61/8"7'-87/8"51/2"12'-61/8"51/2"81/2"5'-0"51/2"22'-61/8"51/2"14'-23/8"51/2" 101/4"51/2" 5/8"55/8"2'-10"7'-17/8"2'-10"51/2"14'-101/4"51/2"16'-0"31/2"9'-81/8"51/2" 8'-47/8"31/2"5'-6"51/2" 14'-105/8"15'-43/4"24'-43/4"10'-0"2,424 sq ft 17'-111/4"4'-57/8"51/2"3'-101/4"4'-15/8"51/2"2'-0"31/2"51/2"8'-0"117/8"51/2"3'-5 3/4"1'-0"1'-0"51/2"3'-53/4"51/2"1'-71/2"9'-3"1'-73/4"51/2"51/2"51/2"3'-61/8"2'-03/8"1'-91/4"51/2"51/2"1'-91/4"51/2"1'-87/8"1'-87/8"51/2" 1'-0"5/8"5'-71/2"3'-01/2" 21/2"19'-61/2"51/2" 15'-91/4"53/4"51/2"51/2"51/2"31/2"5'-6"51/2" 9'-0"4'-0"51/2" 1'-77/8"2'-33/8" 51/2"2'-41/8"18'-0" 9'-85/8" 1'-15/8"1'-15/8"7'-0"41/2"11'-1"43/8"31/2"1'-21/2"51/2"51/2"2'-6"51/2"51/2"1'-111/2"12'-07/8"19'-9"12'-55/8"101/8"12'-27/8"51/2"8'-0"51/2"51/2"1"41/2"41/2"51/2"41/2"1"41/2"41/2" 41/2"1" 4"2'-6"51/2"51/2"8'-21/4"51/2"2'-31/4"2'-9"1'-41/8"51/2"14'-101/4"51/2"2'-0"2'-01/8"2'-0"1/8"51/2"11'-101/2"1/2"4'-0"2'-01/8"51/2"11'-101/2"2'-0"2'-0"3'-71/2"2'-81/4"1'-03/4"51/2"2'-0"4'-03/8"4'-65/8"4'-0"2'-01/8"9'-3"5/8"51/2"8'-111/2"51/2"14'-101/4"51/2"81/2"3'-97/8"51/2"81/2"51/2"37'-63/4"51/2"5/8"2'-0"51/2"9'-97/8"6'-83/8"8'-77/8"6'-111/2"7'-61/2"7'-61/2"1"41/2"32 sq ft 17 risers @ 7" BREAKFAST ROOM kitchen PRIMARY BATH PRIMARY BEDROOM GARAGE OFFICE LIVING LIBRARY PORCH UPDNDN REF.freezerwinefull-heightcabsfull-height cabs wall ovens cook topsinkBUILT-IN CLOS.LOW CAB W/TH LIFTDINING BUILT-IN BUFFETBENCHBUILT-IN CLOS. PV BATTERIES CABS & CTRTOPhanging,singleCHASE entry walkway setback line covered porch stone patio stone Pavers permeable pavers gravelgravel gravel stone patio gravel raised planterwindow well window well NOTE: 100'-0" bldg. t.o.f.f. = 7909'-9 5/8" site elevation garage primary closet BATH TOILET built-in tub 30" x 54" butler's pantry C.L. dr. align a/V cab. align align c.l. c.l. align align12345671 2 3 D-457'-6" 2'-10"D-427'-6" 2'-6"D-467'-6" 2'-10" D-38 7'-6"2'-10"D-437'-6"2'-6"D-40 7'-6"4'D-41 7'-6"2'-6"B15'-6" 7' W D 90'-1" T.O.SLAB 88'-4" T.O.F.F. 88'-4" T.O.F.F. 90'-1" T.O.F.F. 88'-1" T.O.SLAB 88'-4" T.O.F.F. 90'-1" T.O.SLAB 90.00° 4"5'-0" 90.00° 90.00° 90.00° 5'-0"4"55/8"5'-0"5'-07/8"1'-10" 20 risers @ 7" RECESS AT AUTO LIFT radon pit chase, dashed abv. AUTO STORAGE GUEST BEDROOM SITTING ROOM STAIR UTILITY WORKOUT room MECHANICAL BATH 2 A-10 2 A-11 1 A-11 1 A-10 5 A-15 #DrgID #LayID #DrgID #LayID 3 A-13 #DrgID #LayID SLAB ON GRADE ABOVE SLAB ON GRADE ABOVE INTERNET / TELEPHONESEWER SERVICE WATER SERVICE B B E E F F C 3 D D E.8 E.8 A A A.2 A.2 C.2 C.2D-397'-6" 2'-10" D-44 7'-6"2'-10"D-40 7'-6"2'-10"B2 5'-6"7'19'-9"V.I.F.12'-55/8"12'-07/8"V.I.F.28'-27/8"V.I.F.7'-101/8"3'-01/4"7'-47/8"8"8"3'-65/8"8'-0"51/2"13'-53/8"51/2" 1,519 sq ft 51/2"2'-41/8"2'-2"10"18'-0"51/2"9'-1" 51/2"14'-47/8"51/2"8'-115/8"51/2"51/2"3'-9"9'-2"5'-4" 5'-0" 1'-2"31/2"101/2"4'-13/4"1'-33/4"5'-0"4" 4'-13/4"V.I.F. 4'-0"1'-07/8"V.I.F.1'-63/8"16'-81/8"11'-35/8"5'-63/8"1'-2"10'-71/2"51/2"6'-61/4"51/2"1'-2"13'-111/2"10"1'-25/8"13'-93/4"51/2"4'-7"51/2"6'-11/2"10"1'-2"18'-71/4"51/2"5'-41/4"51/2" 23'-111/2"10'-6"51/2"4'-113/8"51/2"6'-11/2"1'-4"10'-61/8"51/2"51/2"13'-115/8"51/2"12'-61/8"9'-2"1'-111/8"10"3 R. @ 7" 1 T. @ 1'-0" UPUP3 A-12 3 A-12 1 A-12 2 A-13 2 A-13 195'-6" 2'-4"205'-6" 2'-4" 01 5'-6"2'-4"D-25 6'-7"2'-8"055'-6" 2'-4"D-266'-7" 2'-8" 06 6'-6"4'07 1'-7"2'-8"085'-6" 2'-4"095'-6" 2'-4" 02 5'-6"2'-4"D-34 7'-6"2'-6"D-277'-6" 2'-10" D-236'-7 1/2"221'-10" 11'-1"D-248' 11'-1"D-357'-6" 2'-6" D-377'-6"2'-8"D-36 7'-6"2'-6"085'-6" 2'-4"095'-6" 2'-4" 2 A-11 1 A-11 5 A-1517'-61/2"2'-21/4"2'-8"3'-41/8"1'-3"1'-3"51/2"3'-103/8"3'-103/8"31/2"51/2"7'-83/4"31/2"4'-0"100'-0" T.O.F.F. 100'-0" T.O.F.F. 100'-0" T.O.F.F. 15/8"15'-67/8"51/2"3'-11" 7'-41/2"7'-87/8" setback line covered porch stone patio stone patio window well B 3 A-12 51/2"5/8"4'-4"5/8"31/2" 5/8"2'-6" 5/8" 31/2"3'-71/2"12'-0"6'-33/4"17'-75/8"51/2"11'-31/2"51/2" 11'-23/8"19'-73/8"22'-93/8"13'-115/8"81/2"5'-03/4"4'-65/8"51/2"8'-23/4"51/2"6'-8"51/2" 5'-0"8'-63/8"4'-0"1,180 sq ft BREAKFAST ROOM kitchen LIVING LIBRARY PORCHfreezerwinefull-heightcabscook topsinkLOW CAB W/TH LIFTDINING BUILT-IN BUFFETexisting historic house gravelgravelgravelgravelgravel 7909'-9 5/8" site elevation = 100'-0" bldg. t.o.f.f. SCALE: 1/8" = 1'-0"2 UPPER LEVEL - FLOOR AREA FAR SCALE: 1/8" = 1'-0"1 MAIN LEVEL - FLOOR AREA FAR SCALE: 1/8" = 1'-0"B LOWER LEVEL - FLOOR AREA FAR. SCALE: 1/8" = 1'-0"7 historic area vs. new FLOOR AREA BASEMENT - 112.6 MAIN - 2424.0 UPPER - 203.0 TOTAL - 2739.6 HISTORIC VS. NEW FLOOR AREA HISTORIC - 1180.0 NEW - 1447.0 TOTAL AREA: MAIN 2424.0 +UPPER 203.0 = 2627.0 TOTAL AREA OF 2627.0 MINUS HISTORIC AREA OF 1180.0 = 1447.0 PROPOSED 2526/6000 = 42.1%2526.0 DECK AREA 32.0 @ PERGOLA (486.0 EXEMPT) 130 DESCRIPTIONDATEMARK A-4 ARCHITECTURAL SITE PLAN Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised89101112 13 14 1516171819201234565'-0"garagesetback10'-0"rearsetback10'-0"front setback10'-0" side setback 12'-111/8"5'-4" 60'-0"100'-0"90.00° 90.00° proposed future heat pump 34" x 34" pull-down stair access for upper level storage PERGOLA123DN A A 1 1 5'-0"SIDE SETBACK 2,554 sq ft 7907 7906 7907 7908 7906 7908 7909 7908 4TH STREETHALLAM STREET existing historic house new addition property line property line property linesetback line garage setback line setback line setback line7909 7907 7906 7908 7909 7908 7908property lineN SCALE: 1" = 10' 1 ARCHITECTURAL SITE PLAN 0 5'10'20' 14.85° note: 7909'-9 5/8' site elevation = 100-'0" building elevation 131 DESCRIPTIONDATEMARK A-5 HEIGHT OVER TOPOGRAPHY Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 12 51/2" 1'-23/8" 51/2"51/2"2'-6"51/2"9'-31/4"9'-27/8" B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 C.2 C.2 1 1 2 4 5 6 7 8 9 14 16 10 13 11 15 3 790 779077908 7909 790979087908 12 51/2" 1'-23/8" 51/2"51/2"2'-6"51/2"9'-31/4"9'-27/8" 7909 7909 7909 7908 7908 7908 B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 C.2 C.2 1 1 2 4 5 6 7 8 9 14 16 10 13 11 15 3 SCALE: 1/8" = 1'-0" 1 HEIGHT OVER EXISTING TOPOGRAPHY 0 4'8'16'SCALE: 1/8" = 1'-0" 2 HEIGHT OVER PROPOSED TOPOGRAPHY 0 4'8'16' 132 DESCRIPTIONDATEMARK A-6 LOWER LEVEL FLOOR PLAN Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised12345671 2 3 D-457'-6" 2'-10"D-427'-6" 2'-6"D-467'-6" 2'-10" D-38 7'-6"2'-10"D-437'-6"2'-6"D-40 7'-6"4'D-41 7'-6"2'-6"B15'-6" 7' W D 90'-1" T.O.SLAB 88'-4" T.O.F.F. 88'-4" T.O.F.F. 90'-1" T.O.F.F. 88'-1" T.O.SLAB 88'-4" T.O.F.F. 90'-1" T.O.SLAB 90.00° 4"5'-0" 90.00° 90.00° 90.00° 5'-0"4"59/16"5'-0"4'-107/8"2'-01/16" 20 risers @ 7" RECESS AT AUTO LIFT radon pit chase, dashed abv. AUTO STORAGE GUEST BEDROOM SITTING ROOM STAIR UTILITY WORKOUT room MECHANICAL BATH 2 A-12 2 A-12 2 A-10 2 A-11 1 A-11 1 A-10 5 A-15 #DrgID #LayID 1 A-14.1 2 A-14.1 #DrgID #LayID 3 A-13 3 A-13 #DrgID #LayID SLAB ON GRADE ABOVE SLAB ON GRADE ABOVE INTERNET / TELEPHONESEWER SERVICE WATER SERVICE B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 2.1 2.1 C.2 C.2D-397'-6" 2'-10" D-44 7'-6"2'-10"D-40 7'-6"2'-10"B2 5'-6"7'19'-9"V.I.F.12'-55/8"12'-013/16"V.I.F.1'-07/8"13'-01/4"V.I.F.21'-1115/16"V.I.F.12'-55/16"28'-27/8"V.I.F.7'-103/16"4'-1115/16"5'-59/16"27'-117/8"3'-01/4"7'-413/16"8"8"3'-611/16"8'-01/16"51/2"13'-53/8"51/2" 51/2"2'-41/16"2'-21/16"10"18'-0"51/2"8"8'-5" 51/2"14'-413/16"51/2"8'-115/8"51/2"51/2"3'-9"9'-2"5'-4" 5'-0" 1'-2"31/2"101/2"4'-113/16"1'-311/16"5'-0"4" 4'-13/4"V.I.F. 3'-1115/16"1'-07/8"V.I.F.1'-67/16"16'-63/16"11'-511/16"5'-63/8"1'-2"10'-79/16"51/2"6'-65/16"51/2"1'-2"13'-111/2"10"1'-25/8"13'-93/4"51/2"4'-71/16"51/2"6'-11/2"10"1'-2"18'-75/16"51/2"5'-41/4"51/2" 23'-117/16"10'-61/16"51/2"4'-117/16"51/2"6'-11/2"1'-4"10'-63/16"51/2"51/2"13'-115/8"51/2"12'-61/8"9'-2"1'-113/16"10"3 R. @ 7" 1 T. @ 1'-0" UPUP3 A-12 3 A-12 1 A-13 1 A-13 4 A-13 4 A-13 2 A-13 2 A-13 SCALE: 1/4" = 1'-0" 1 LOWER LEVEL FLOOR PLAN 0 2'4'8' 133 DESCRIPTIONDATEMARK A-7 MAIN LEVEL FLOOR PLAN Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised89101112 13 14 151617181920123456195'-6" 2'-4"205'-6" 2'-4" 01 5'-6"2'-4"D-25 EXT 7'-11"2'-8"055'-6" 2'-4"D-26 EXT7'-11" 2'-8" 06 6'-6"4'085'-6" 2'-4"095'-6" 2'-4" 02 5'-6"2'-4"D-34 7'-6"2'-6"D-27 EXT7'-11" 2'-8" 17 5'-6"2'-10"16 5'-6"2'-10"15 5'-6"2'-10"18 5'-6"2'-4"215'-6" 2'-4"225'-6" 2'-4" D-23 EXT8'6'-7 1/2"-7'-6"2'-10"D-29 7'-6"2'-6"D-307'-6" 2'-6"D-307'-6" 2'-6"D-327'-6" 2'-10"D-33 7'-6"2'-10"D-357'-6" 2'-6" D-36 7'-6"2'-6"D-102 EXT9'-6" 11'D-24 EXT9'-10" 11'-1" D-377'-6"2'-8"2 A-12 2 A-12 2 A-10 2 A-11 1 A-11 1 A-10 5 A-15 #DrgID #LayID 1 A-14.1 2 A-14.1 #DrgID #LayID 3 A-13 3 A-13 #DrgID #LayID 100'-0" T.O.F.F. 100'-0" T.O.F.F. 100'-0" T.O.F.F. 100'-0" T.O.F.F. 98'-3" T.O.F.F. 90'-1" BELOW 5'-4" 81/8"41/2"51/2"100'-0"80'-0"5'-0"5'-0"4"5'-0"41/2" 1"1"1"1"41/2"1"1"1"7'-10"4'-0'elec. panel pull-down stair access for upper level storage pergola above, dashed123DN W/D145'-6" 2'-4"135'-6" 2'-4"115'-6" 4'-8"102'-10" 2'-4" D-317'-6"2'-10"B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 2.1 2.1 C.2 C.2 3 A-12 3 A-12 1 A-13 1 A-13 4 A-13 4 A-13 2 A-13 2 A-13 51/2"4'-63/16"31/2"2'-71/4"51/2"3'-53/8"51/2" 11'-313/16"51/2"51/2" 30'-119/16" 51/2"6'-33/16"51/2"3'-53/4"51/2"13'-115/8"51/2"1'-67/16"61/8"1'-67/16"5'-6"51/2"5/8"2'-0"4'-0"2'-0" 5/8" 2'-0"3'-4"4'-63/4"6'-17/16"51/2"51/2"5/8" 51/2" 17'-97/8"51/2"3'-105/8"31/2"6'-1"51/2"3'-53/4"51/2"7'-83/16"1'-2"2'-05/16"5/8"51/2"3'-61/16"7'-87/8"51/2"12'-61/8"51/2"81/2"5'-0"51/2"22'-61/8"51/2"14'-23/8"51/2" 105/16"51/2" 5/8"55/8"2'-10"7'-17/8"2'-10"51/2"14'-103/16"51/2"15'-1115/16"31/2"9'-81/8"51/2" 8'-47/8"31/2"5'-6"51/2"1'-07/8"11'-511/16"16'-63/16"4'-1115/16"5'-55/8"13'-01/4"21'-1115/16"12'-55/16"14'-105/8"15'-413/16"24'-43/4" 5'-0"10'-0"17'-111/4"4'-57/8"51/2"3'-105/16"4'-15/8"51/2"2'-0"31/2"51/2"7'-1115/16"1115/16"51/2"3'-5 3/4"1'-0"1'-0"51/2"3'-513/16"51/2"1'-71/2"9'-215/16"1'-711/16"51/2"51/2"51/2"3'-61/16"2'-03/8"1'-95/16"51/2"51/2"1'-95/16"51/2"1'-87/8"1'-87/8"51/2" 1'-0"5/8"5'-71/2"3'-01/2" 21/2"19'-61/2"51/2" 15'-91/4"511/16"51/2"51/2"51/2"31/2"5'-6"51/2" 9'-0"4'-0"51/2" 1'-77/8"2'-33/8" 51/2"2'-41/16"18'-0" 9'-811/16" 1'-19/16"1'-19/16"7'-0"41/2"11'-1"45/16"31/2"1'-21/2"51/2"51/2"2'-61/16"51/2"51/2"1'-117/16"12'-013/16"19'-9"12'-55/8"101/16"12'-213/16"28'-27/8"31/2"51/2"7'-1115/16"51/2"51/2"1"41/2"41/2"51/2"41/2"1"41/2"41/2" 41/2"1" 4"2'-6"51/2"51/2"8'-25/16"51/2"2'-33/16"2'-9"1'-41/16"51/2"14'-101/4"51/2"2'-0"2'-01/8"2'-0"3/16"51/2"11'-109/16"1/2"3'-1115/16"2'-01/8"51/2"11'-109/16"2'-0"2'-0"3'-77/16"2'-81/4"1'-013/16"51/2"2'-0"4'-07/16"4'-65/8"3'-1115/16"2'-01/8"9'-3"5/8"51/2"8'-111/2"51/2"14'-103/16"51/2"81/2"3'-915/16"51/2"81/2"51/2"37'-613/16"51/2"5/8"2'-0"51/2"9'-915/16"6'-83/8"8'-77/8"6'-119/16"7'-61/2"7'-61/2"1"41/2"17 risers @ 7" BREAKFAST ROOM kitchen PRIMARY BATH PRIMARY BEDROOM GARAGE OFFICE LIVING LIBRARY PORCH UPDNDN REF.freezerwinefull-heightcabsfull-height cabs wall ovens cook topsinkBUILT-IN CLOS.LOW CAB W/TH LIFTDINING BUILT-IN BUFFETBENCHBUILT-IN CLOS. PV BATTERIES CABS & CTRTOPhanging,singleCHASE property linesetback line covered porch stone patio stone Pavers gravel driveway concrete driveway permeable pavers gravelgravelgravelgravelgravel stone patio gravel raised planterwindow well window well NOTE: 100'-0" bldg. t.o.f.f. = 7909'-9 5/8" site elevation garage primary closet BATH TOILET built-in tub 30" x 54" butler's pantry C.L. dr. align a/V cab. align align c.l. c.l. align align SCALE: 1/4" = 1'-0" 1 MAIN LEVEL FLOOR PLAN 0 2'4'8' 134 DESCRIPTIONDATEMARK A-8.1 UPPER LEVEL FLOOR PLAN Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised DN 12345678 9 10 11121314151617 2 A-12 2 A-12 2 A-10 2 A-11 1 A-11 1 A-10 5 A-15 #DrgID #LayID 1 A-14.1 2 A-14.1 #DrgID #LayID 3 A-13 3 A-13 #DrgID #LayID 109'-11" T.O.F.F. 111'-0" T.O.F.F. 17 risers @ 7" 30" head height upper storage upper storage (above master clos.) open to below open to below flat garage ceiling below ATTIC flat primary bedroom ceiling below ATTIC ATTIC flat ceiling below B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 2.1 2.1 C.2 C.2 3 A-12 3 A-12 1 A-13 1 A-13 4 A-13 4 A-13 2 A-13 2 A-13 51/2"12'-7"51/2"51/2"1'-71/16"51/2"8'-115/8"51/2"12'-10"51/2"51/2"5'-0"51/2"12'-7"51/2" 51/2"18'-01/2"51/2" pull-down stair access from below SCALE: 1/4" = 1'-0" 1 UPPER LEVEL FLOOR PLAN 0 2'4'8' 135 DESCRIPTIONDATEMARK A-8.2 LOWER LEVEL RCP Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised W D LIFT OPENING WINDOW WELL WINDOW WELL AUTO STORAGE 7'-10" GUEST BEDROOM 10'-8" WORKOUT room flat 10'-8" BATH 10'-8" stair MECHANICAL flat 8'-11" UTILITY flat 8'-11"" sitting room flat 10'-8" B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 C.2 C.2 SCALE: 1/4" = 1'-0" 1 LOWER LEVEL RCP 0 2'4'8' 136 DESCRIPTIONDATEMARK A-8.3 MAIN LEVEL RCP Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised pull-down stair access for upper level storage porch BATH flat 10'-0" dining flat 10'-0" living flat 10'-0" breakfast room flat 10'-0" kitchen flat 10'-0" primary bath flat 10'-0" primary bedroom flat 10'-0" primary closet flat 10'-0" stair garage flat 10'-8" library 10'-0" office FLAT 8'-11" W/D B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 C.2 C.2 1 1/2": 12 1 1/2": 121 1/2": 12 1 1/2": 12TOILET flat 10'-0" SCALE: 1/4" = 1'-0" 1 MAIN LEVEL RCP 0 2'4'8' 137 DESCRIPTIONDATEMARK A-8.4 UPPER LEVEL RCP Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised upper storage 2'-6 1/4" to 10'-7" upper storage (above master clos.) 5'-3 1/4" to 6'-11" open to below flat garage ceiling below flat primary bedroom ceiling below flat OFFICE ceiling below B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 C.2 C.2 11": 12 11": 12 3": 124": 12 4": 12 11": 12 11": 12 4": 12 3": 12 pull-down stair access from below SCALE: 1/4" = 1'-0"1 UPPER LEVEL RCP 0 2'4'8' 138 DESCRIPTIONDATEMARK A-9 ROOF PLAN Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 2 A-12 2 A-12 2 A-10 2 A-11 1 A-11 1 A-10 5 A-15 #DrgID #LayID 1 A-14.1 2 A-14.1 #DrgID #LayID 3 A-13 3 A-13 #DrgID #LayID 51/2" 1'-23/8" 51/2"51/2"2'-6"51/2"9'-31/4"9'-27/8" 5" ROUND GUTTER & DOWNSPOUT, TYP. mech. chase for all roof penetrationsmech. chase for all roof penetrations mech. chase for all roof penetrationsmech. chase for all roof penetrations mech. chase for all roof penetrations snow clips or snow fences, shaded, typ. pergola B B E E F F C 1 1 2 2 3 3 4 4 2.7 6 6 5 5 7 7 D D E.8 E.8 A A 4.2 A.2 A.2 2.1 2.1 C.2 C.2 3 A-12 3 A-12 1 A-13 1 A-13 4 A-13 4 A-13 2 A-13 2 A-13 4: 12 11: 12 11: 12 4: 12 3: 12 11: 1211: 12 11: 1211: 12 1 1/2: 12 1 1/2: 121 1/2: 12 1 1/2: 1211: 12 11: 12 11: 1211: 124: 12 11: 12 mech. chase for all roof penetrations cricket add gutter?RIDGERIDGEPITCH BREAKPITCH BREAKRIDGERIDGERIDGE VALLEYVALLEYV A L L E Y HI P HI P PITCH BREAKVALLEY V A L L E Y PITCH BREAKRIDGESCALE: 1/4" = 1'-0" 1 ROOF PLAN 0 2'4'8' 139 DESCRIPTIONDATEMARK A-10 EXTERIOR ELEVATIONS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised F F E E C C B B E.8 E.8 D D A A C.2 C.2 A.2 A.23'-87/8"3'-9"17'-51/4" building height4'-103/4"4'-107/8"19'-67/8" building heightBRICK 1/3 OF ROOF PITCH 1/2 OF ROOF PITCH >7:12 HYDRONIC RADIANT BOILER VENT GARAGE VENT ELECTRIC SERVICE GAS METER mech. chase w/ brick siding 88'-4" T.O. BASEMENT F.F. 98'-3" T.O. GARAGE F.F. 100'-0" T.O. F.F. 1 1 2 2 3 3 4 4 6 6 7 7 2.7 2.7 5 5 4.2 4.2 2.1 2.1 18'-9 7/8" 17'-6 1/8" 22'-3 7/8"9'-0"8"BRICK WOOD PAINTED OVERHEAD GARAGE DOOR WITH UPPER LIGHT PANELS STANDING SEAM METAL ROOF STANDING SEAM METAL ROOFASPHALT SHINGLE ROOF WINDOW TO BE RESTORED TO HISTORIC DIMENSIONS CONFIRM IN CONSTRUCTION PORCH ROOF TO BE RESTORED TO HISTORIC PITCH FINISH GRADE, TYP. EXISTING GRADE, DASHED, TYP. DRYER VENT LEADED GLASSLEADED GLASS re-use existing sandstone from historic foundation as veneer re-use existing sandstone from historic foundation as veneer 100'-0" T.O. F.F. 88'-4" T.O. BASEMENT F.F. 98'-3" T.O. GARAGE F.F. 100'-0" T.O. F.F. wood garage door painted white with clear glass transoms dark ASPHALT shingle ROOF (architectural grade) WOOD SIDING dark standing seam METAL ROOFing BRICK SCALE: 1/4" = 1'-0"1 NORTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0" 2 EAST ELEVATION 0 2'4'8' PERGOLA NOTE: MATERIAL SAMPLES TO BE PROVIDED PRIOR TO, AND AT THE HPC MEETING 140 DESCRIPTIONDATEMARK A-11 EXTERIOR ELEVATIONS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised B B C C E E F F D D E.8 E.8 A A A.2 A.2 C.2 C.2 117'-6 3/8" 1'-0" 16'-9 1/8"9'-0"8"ASPHALT SHINGLE ROOF RESTORE SIDING @ LEGACY STRUCTURe, TYp. PORCH ROOF TO MATCH HISTORIC BRICK 25'-0" height limit ERV FRESH AIR INTAKE LEADED GLASS REMOVE EXISTING NON-HISTORIC LOW RAILING mech. chase w/ brick siding re-use existing sandstone from historic foundation as veneer LEADED GLASS REMOVE EXISTING NON-HISTORIC LOW RAILING PERGOLA 11 12 11 12 100'-0" T.O. F.F. 88'-4" T.O. BASEMENT F.F. 5 5 4 4 3 3 2.7 2.7 2 2 1 1 7 7 6 6 4.2 4.2 2.1 2.123'-1"METAL ROOF METAL ROOF ASPHALT SHINGLE ROOF BRICK ASPHALT SHINGLE ROOF METAL ROOF SIDING 25'-0" height limit LIBRARY BATH EXHAUST POWDER RM EXHAUST mech. chase w/ brick siding re-use existing sandstone from historic foundation as veneer WINDOW TO BE RESTORED TO HISTORIC LOCATION AND DIMENSION, CONFIRM IN CONSTRUCTION 11 12 100'-0" T.O. F.F. 88'-4" T.O. BASEMENT F.F. wood garage door painted white with clear glass transoms dark ASPHALT shingle ROOF (architectural grade) WOOD SIDING dark standing seam METAL ROOFing BRICK SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0" 2 WEST ELEVATION 0 2'4'8' 4x8 tube steel frame, mitred @ corners 2x4 wood slats window well cable railing example NOTE: MATERIAL SAMPLES TO BE PROVIDED PRIOR TO, AND AT THE HPC MEETING pergola 141 DESCRIPTIONDATEMARK A-12 BUILDING SECTIONS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised C C F F A A D D23'-1"99'-8 5/8" BLDG. ELEV.8"11/2"17/8"14'-103/8"7'-51/8"7'-113/4"12'-0"2'-0" BRICK 11 12 4 12 3 12 WORKOUT room 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F. 88'-4" T.O. BASEMENT F.F. 110'-2 1/4" T.O. PLATE 116'-2 1/2" B.O. PITCH BREAK 109'-10 3/4" T.O. PLATE BREAKFAST ROOM kitchen ATTIC 4 4 2 2 1 1 7 7 6 6 5 5 3 3 4.2 4.2 brick SIDING WINDOW WELL GUEST MAN CAVE WORKOUT 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F. 88'-4" T.O. BASEMENT F.F. BREAKFAST ROOM PRIMARY BEDROOM LIVING ATTIC ATTIC 1 1 2 2 2.7 2.7 2.1 2.11'-95/8"10'-0"7908 contour LIVING attic 98'-2 3/8" bldg. elev. 7908' site elev. 100'-0" BLDG. ELEV. = 7900' SITE ELEV. T.O.F.F. SCALE: 1/4" = 1'-0" 2 BUILDING SECTION B 0 2'4'8' SCALE: 1/4" = 1'-0" 3 BUILDING SECTION C 0 2'4'8' SCALE: 1/4" = 1'-0" 1 BUILDING SECTION A 0 2'4'8' 142 DESCRIPTIONDATEMARK A-13 BUILDING SECTIONS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised A A D E A.2 A.26"WORKOUT room 110'-2 1/4" T.O. PLATE 117'-6 3/8" T.O. PITCH BREAK 88'-4" T.O. BASEMENT F.F. 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F. 110'-10 3/4" T.O. PLATE 116' B.O. PITCH BREAK BREAKFAST ROOMLIVING ATTIC C C F F A A D D8'-115/8"113/8"4"1'-9"1'-9"2'-0"14'-103/8"6'-115/8"8'-51/4"2'-65/8"11'-51/2"10'-85/8"113/8"91/2"17/8"10'-77/8"113/8"5/8"primary closet AUTO STORAGEGUEST BEDROOM upper storage upper storage (above master clos.) attic attic 111'-4 3/4" T.O. PLATE 119'-6 3/4" T.O. PITCH BREAK 88'-4" T.O. BASEMENT F.F. 118'-4 3/4" B.O. PITCH BREAK 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F. 90'-1" T.O. AUTO STORAGE F.F. 98'-3" T.O. GARAGE F.F. 109'-10 7/8" T.O. PLATE 112'-7" B.O. PITCH BREAK 113'-9 3/8" T.O. PITCH BREAK 120'-6 1/4" B.O RIDGE PRIMARY BEDROOM GARAGE D E 3'-113/4"18'-33/4"7'-113/4"1'-63/8" F A A D E.8113/8"10'-05/8"51/2"6" sphere must not pass 4" sphere must not pass (3 7/8" clr., typ.)note alignment @ baluster SITTING ROOM MECHANICALUTILITY 8'-11"5/8"91/2"17/8"8'-115/8"51/2"91/2"10'-85/8"17/8"10'-85/8"113/8"11'-23/4"3'-11/4"91/2"17/8"3'-11/4"3'-11/4"111'-4 3/4" T.O. PLATE 119'-6 7/8" T.O. PITCH BREAK 88'-4" T.O. BASEMENT F.F. 7898' T.O. LEDGE 7899'-8 5/8" T.O. CONCRETE 118'-4 3/4" B.O. PITCH BREAK 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F.100' T.O. GARAGE F.F. 110'-4 7/8" T.O. PLATE 113'-9 1/4" T.O. PITCH BREAK 90'-1" T.O. AUTO STORAGE F.F. 112'-6 7/8" B.O. PITCH BREAK 113/8"11/4"1/2"37/8"1/2"37/8"1/2"37/8"1/2"37/8"1/2"37/8"1/2"37/8"1/2"37/8"1/2"37/8"1"1 / 2 " 1 / 2 " 1 / 2 " 1 " 2 3/4"31 /4"31 /4" 1 / 2 "31 /4" 1 / 2 "31 /4" 1 / 2 "31 /4" 1 / 2 "31 /4" 1 / 2 "31 /4" 21'-10"2'-0" PRIMARY BATH OFFICEPRIMARY BEDROOM ATTIC FDE.8 21'-10"9'-53/4"2'-0"2'-33/4"8'-73/4" A A B B C.2 C.23'-6"16'-93/8"LIBRARY ATTIC 110'-6" T.O. PLATE 7898' T.O. LINTEL 7899'-2 3/8"-0" T.O. CONCRETE 100'-0" BUILDING ELEV. = 7900' SITE ELEV. T.O. F.F. 110'-6 1/8" T.O. PLATE 99'-8 3/8" T.O. PORCH F.F. SCALE: 1/4" = 1'-0" 2 Building Section E 0 2'4'8' SCALE: 1/4" = 1'-0" 4 Building Section F 0 2'4'8' SCALE: 1/4" = 1'-0" 1 Building Section G 0 2'4'8' SCALE: 1/4" = 1'-0" 3 Building Section H 0 2'4'8' 143 DESCRIPTIONDATEMARK A-14.1 TYPICAL WALL SECTIONS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised A 31/8" 51/2" 1"41/2" 6 1/ 4 " 3/4" 3/4" 1"10'-05/8"51/2"3'-0"3"43/4"11/8"3/4"100'-0" T.O. F.F. A A 31/2"51/2" 1" 1" 2"11/8"3/4"8"-1'-6"98'-6" T.O. FIN. GRADE 100'-0" T.O. F.F. 88'-4" T.O. BASEMENT F.F. 2"10" 6 1/ 4 " T Y P. 5 / 8 " 51/2" 3 1/4" TAIL 3/4" DECKING 1/2" POLYISO 5/8" PLYWOOD 3/4" SOFFIT 2 X 6 FRAMED WALL W/ 5 1/2" POLY URETHANE CLOSED CELL FOAM SIDING 1" INSULATION 3/4" SHEATHING 8" closed cell foam R-57.25 1"3/4"1"11/2" 8" 51/2" 3/4" 1" 41/2" 7908'-3 5/8" T.O. FIN. GRADE wood lap siding to match existing 3/4" X 7 1/4" TRIM SANDSTONE BASE, THIN RIGID FOAM 1 1/8" WARMBOARD SLAB 1/2" SPACER 3/4" finish flooring 3/4" existing board sheathing R-15 R-5 R-10 3"7899'-2 3/8"-0" T.O. CONC. 7897'-9 1/2" T.O. LINTEL 7900' T.O. F.F.11/8"3/4"11/2" 3/4" 1"31/2" 3 X 3 LINTEL61/4"BRICK VENEER 4" XPS RIGID INSULATION 2X6 FRAMED WALL 9 X 3 1/2 GLULAM @ 24" O.C. 2" LOCK DECK 1 1/8" PLYWOOD 4" LVL TAIL W/ 4" POLYISO INSULATION R-65.8 3/4" X 6 1/4" NET FASCIA 11/8"3/4"5/8"1"1"2"1/2"51/2" 8" 2"10" 7908'-3 5/8" T.O. FIN. GRADE BRICK DRAIN MAT XPS INSULATION 4 X 4 LINTEL RIGID FOAM 7898' FOUNDATION STEP 7899'-2 3/8"-0" T.O. SANDSTONE BASE 7900' T.O. F.F. 7899'-8 5/8"-0" T.O. CONCRETE SANDSTONE 88'-4" T.O.F.F. SCALE: 1/2" = 1'-0" 1 WALL SECTION - HISTORIC, TYP. 0 1'2'4' SCALE: 1/2" = 1'-0" 2 WALL SECTION - NEW, TYP. 0 1'2'4' SCALE: 1 1/2"= 1'-0" 1A HISTORIC ROOF 0 6''12''18'' SCALE: 1 1/2"= 1'-0" 1B HISTORIC SLAB ON GRADE 0 6''12''18'' SCALE: 1 1/2"= 1'-0" 2A NEW ROOF 0 6''12''18'' SCALE: 1 1/2"= 1'-0" 2B NEW FLOOR 0 6''12''18'' SCALE: 1 1/2"= 1'-0" 2C NEW FOUNDATIONS 0 6''12''18'' 144 DESCRIPTIONDATEMARK A-14.2 TYPICAL ASSEMBLIES Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 2" 2" XPS OR 2 3/8" WARM-N-DRI FOUND. DRAIN, PER SOILS REPORT FOOTING PER STRUCT. BITUMINOUS DAMP-PROOFING, DASHED INTERIOREXTERIOR CONCRETE FOUNDATION WALL FLUID-APPLIED WATERPROOFING DASHED @ FTG. (FOR CAPILLARY BREAK) 3/4" 1/2" 1" 1/2"51/2"5/8" 5/8" gyp. bd. 5 1/2" CLOSED CELL POLY INSULATION R-37.4 1/2" sheathing 1" xps insulation R-5 1/2" air space wood siding R-42.4 31/2"1/2" 1" 1" 2"1/2"51/2"5/8" 5/8" gyp. bd. 2" closed cell polyurethane 1/2" sheathing 2" xps insulation R-10 1" xps insulation R-5 1" xps insulation R-5 1/2" air space brick veneer 3 1/2" blown-in blanket System R-48.3 2"8" 11/2"1/2"1"8" 5/8" gyp. bd. 3 1/2" blown-in fiberglass r-14 1/2" air space 10" concrete wall 2" xps insulation r-10 brick veneer 1/2" air space 1" xps 3x3 stl. angle R-24 R-19 2"10"1/2"31/2"5/8" 5/8" gyp. bd. 3 1/2" blown-in fiberglass r-14 1/2" air space 10" concrete wall 2" xps insulation r-10 R-24 31/2"1/2" 1" 1"8"1/2"31/2"5/8" 2"10"1/2"31/2"5/8" 5/8" gyp. bd. blown-in fiberglass r-14 1/2" air space 10" concrete wall 2" xps insulation r-10 brick veneer 1/2" air space 1" xps 1" xps 4x4 stl. angle R-24 2"10"1/2"51/2"5/8" 5/8" gyp. bd. 5 1/2" blown-in fiberglass r-21 1/2" air space 10" concrete wall 2" xps insulation r-10 R-31 8"4" brick veneer concrete 35/8"1/2"1/2"51/2"5/8" 5/8" gyp. bd. full batt insulation 1/2" ply brick veneer R-21 5/8" 31/2" 5/8" 5/8" gyp. bd. 5/8" gyp. bd. 2X6 WD. STUD WALL WITH FULL CAVITY INSULATION BLOWN-IN FIBERGLASS SOUND INSULATION 5/8" 51/2" 5/8" 5/8" gyp. bd. 5/8" gyp. bd. 2X6 WD. STUD WALL WITH FULL CAVITY INSULATION BLOWN-IN FIBERGLASS SOUND INSULATION SCALE: 3" = 1'-0" FT1 FOOTING 1, TYP. 0 3''6''9'' SCALE: 3" = 1'-0" W1 WALL 1 - HISTORIC EXTERIOR 0 3''6''9''SCALE: 3" = 1'-0" W2 WALL 2 - NEW EXTERIOR 0 3''6''9'' SCALE: 3" = 1'-0" FW5 FOUNDATION WALL 1 0 3''6''9'' SCALE: 3" = 1'-0" FW2 FOUNDATION WALL 2 0 3''6''9''SCALE: 3" = 1'-0" FW1 FOUNDATION WALL 1 0 3''6''9''SCALE: 3" = 1'-0" FW3 FOUNDATION WALL 3 0 3''6''9'' SCALE: 3" = 1'-0" FW4 FOUND. WALL 4 @ WDW. WELLS 0 3''6''9'' SCALE: 3" = 1'-0" W3 WALL 3 NEW @ CHASE 0 3''6''9''SCALE: 3" = 1'-0" W4 WALL 4 - INTERIOR 2X4 0 3''6''9'' SCALE: 3" = 1'-0" W5 WALL 5 - INTERIOR 2X6 0 3''6''9'' 145 DESCRIPTIONDATEMARK A-14.3 TYPICAL ASSEMBLIES Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised3"43/4"11/8"3/4"3/4" finish flooring 1 1/8" warmBoard 4" conrete slab=on-grade 3" xps insulation over slab prep per struct.R-15 5/8"91/2"11/8"3/4"3/4" finish flooring 1 1/8" warmboard floor joist w/full batt insulation 5/8" gyp. bd.11/8"4"2"4"5"5/8"class a roofing standing seam metal over fire retardant membrane over ice and water shield 1 1/8" sheathing 4" polyisocyanurate insulation 2" t&G decking 4" blown-in closed cell polyurethane insulation 4" blown-in blown-in blanket fiberglass insulation 5/8" gyp. bd., typ.R-65.8 3/4"4"11/8"class a roofing STANDING SEAM METAL ROOFING over FIRE RETARDANT MEMBRANE 1 1/8" sheathing 4" rafter tail cut from lvl 3/4" non-combustible soffit5/8"51/2"8"3/4"1 1/8" sheathing 8" blown-in closed cell polyurethane insulation 5/8" gyp. bd., typ. ceiling member/collar tie NEW BLOWN-IN CLOSED CELL POLYURETHANE FOAM INSULATION R-63 ATTIC R-57.25 SCALE: 3" = 1'-0" F1 FLOOR 1 - SLAB-ON-GRADE 0 3''6''9''SCALE: 3" = 1'-0" F2 FLOOR 2 - WOOD-FRAMED 0 3''6''9'' SCALE: 3" = 1'-0" R2 ROOF 2 - NEW 0 3''6''9'' SCALE: 3" = 1'-0" R3 ROOF 3 - NEW EAVE 0 3''6''9'' SCALE: 3" = 1'-0" R1 ROOF 1 - EXISTING 0 3''6''9'' 146 DESCRIPTIONDATEMARK A-15 PORCH ROOF Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised new covered porch roof to match original roof pitch existing porch roof to be removed, dashed 1 1/2 12 SCALE: 1 1/2"= 1'-0" 5 proposed porch roof section 0 6''12''18'' existing porch roof original porch roof 147 DESCRIPTIONDATEMARK A-16 WINDOW DETAILS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised SCALE: 3" = 1'-0"4 HEAD & SILL - NEW WDWS, TYP. SCALE: 3" = 1'-0" 3 JAMB - NEW WDWS, TYP. SCALE: 1 1/2"= 1'-0" 1 NEW WINDOW ELEVATION - EXTERIOR 0 6''12''18'' 2 zola American Heritage SDH WDW. SCALE: 1:1.36 2 NEW WOOD WDWS. - EXTERIOR FINISH NEW WOOD WINDOWS WITH HISTORIC CASING TO MATCH EXISTING, BOTH PAINTED WHITE INTERIOR VIEW EXTERIOR VIEW (WDWS TO BE PAINTED WHITE) 148 DESCRIPTIONDATEMARK A-17 DOOR DETAILS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 4-1/2” 4-1/2” 9-1/2” 9-1/2” 3’-2” 1’-7” 4-1/2” 4-1/2” 8” 8”6'-7"2'-8" 31/2"113/8"23/8"113/8"31/2"2'-91/2"23/8"6'-21/2"41/2"1'-25/8"13/8"13/8"1'-25/8"3'-101/4"41/2"91/4"1'-7"13/8"11/4"13/8"97/8"23/4"13/8"97/8" 13/4"41/2"9 1/4"81/4"11/4"43/4" wood door painted white insulated glass panel w/ leaded glass exterior wood panels 9 1/4"6'-7"2'-8"2'-83/8"41/2"6'-21/2"2'-1"31/2"31/2"6'-21/2"41/2"11/4"43/4" 31/2"2'-11/8"31/2" interchangeable screen and glass panels interchangeable screen and glass panels wood screen door painted white SCALE: 1 1/2"= 1'-0" 1 EXTERIOR SWING DOORS 0 6''12''18''2 DOOR EXAMPLE SCALE: 1 1/2"= 1'-0" 3 EXTERIOR SCREEN DOOR 0 6''12''18'' 149 DESCRIPTIONDATEMARK A-18 IMAGES Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised SCALE: 1:90.23 1 HALLAM ST. PERSPECTIVE VIEW SCALE: 1:80.28 2 4TH & HALLAM PERSPECTIVE VIEW SCALE: 1:75.42 3 4TH ST. PERSPECTIVE VIEW SCALE: 1:88.08 4 NORTHWEST ALLEY PERSPECTIVE VIEW SCALE: 1:103.39 5 WEST PERSPECTIVE VIEW 150 DESCRIPTIONDATEMARK A-19 NEIGHBORHOOD PHOTOS Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised 137 main street, suite G004 box 5055 edwards, colorado 81632 970.926.2622 rkd@rkdarch.com job number issue date sheet title sheet number504 WEST HALLAM10/12/2025 23080 NEIGHBORHOOD PHOTOS A15 HPC FINAL Revisions 2 3 4 5 6 7 8 9 10 11 12 13 1 EXISTING 1 PROPOSED 506 WEST HALLAM 520 WEST HALLAM 526 WEST HALLAM 530 WEST HALLAM 602 WEST HALLAM 601 WEST HALLAM 533 WEST HALLAM 525 WEST HALLAM 511 WEST HALLAM 501 WEST HALLAM 431 WEST HALLAM 434 WEST HALLAM 504 WEST HALLAM NEIGHBORHOOD MAP 151 DESCRIPTIONDATEMARK A-20.1 DOOR AND WINDOW SCHEDULES Date Printed: 3/5/26 HOFFMAN 265 North 4th Street, Suite 5 Carbondale, CO 81623 tel. 970.963.6689 www.greenlinearchitects.com HOFFMAN RESIDENCEPlease Recycle!ASPEN, CON O T F O R C O N S T R U C T IO N504 W. HALLAM ST.3.4.2026 pergola added 3.5.2026 pergola revised ID D-23 EXT D-24 EXT D-25 EXT D-26 EXT D-27 EXT D-102 EXT DOOR TYPE Sliding Sliding RH Inswing RH Inswing LH Inswing Overhead VIEW 6'-9"8'-03/4"11'-1"9'-10"2'-8"7'-11"2'-8"7'-11"2'-8"7'-11"11'-11/2"9'-63/4"DIMENSIONS 6'-71/2"×8'-0"10'-11"×8'-0"2'-8"×6'-7"2'-8"×6'-7"2'-8"×6'-7"11'-0"×9'-6" NOTES 8'-0" H. DR. W/ 1'-10" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM DOOR LEGEND ID 01 02 05 06 07 08 09 10 11 13 14 15 16 WINDOW OPERATION Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Fixed Simulated Double Hung Simulated Double Hung Casement Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung EXT. ELEV. VIEW 2'-4"5'-6"2'-4"5'-6"2'-4"5'-6"4'-0"6'-6"2'-8"1'-7"2'-4"5'-6"2'-4"5'-6"2'-4"2'-10"4'-8"5'-6"2'-4"5'-6"2'-4"5'-6"2'-10"5'-6"2'-10"5'-6"FRAME DIMENSION 2'-4"×5'-6"2'-4"×5'-6"2'-4"×5'-6"4'-0"×6'-6"2'-8"×1'-7"2'-4"×5'-6"2'-4"×5'-6"2'-4"×2'-10"4'-8"×5'-6"2'-4"×5'-6"2'-4"×5'-6"2'-10"×5'-6"2'-10"×5'-6" NOTES Wet Location Dbl. SDH, mulled WINDOW LEGEND ID 17 18 19 20 21 22 B1 B2 WINDOW OPERATION Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung EXT. ELEV. VIEW 2'-10"5'-6"2'-4"5'-6"2'-4"5'-6"2'-4"5'-6"2'-4"5'-6"2'-4"5'-6"7'-0"5'-6"7'-0"5'-6"FRAME DIMENSION 2'-10"×5'-6"2'-4"×5'-6"2'-4"×5'-6"2'-4"×5'-6"2'-4"×5'-6"2'-4"×5'-6"7'-0"×5'-6"7'-0"×5'-6" NOTES Dbl. SDH, mulled Dbl. SDH, mulled WINDOW LEGEND Window Schedule - PERMIT SET ID 01 02 05 06 07 08 09 10 11 13 14 15 16 17 18 19 20 21 22 B1 B2 LOCATION Living Room S Living Room S Library E Library S Library S (upper) Library W Dining Room W M. Shower W Master Bath W Master Bed W Master Bed W Master Bed N Master Bed N Master Bed N Garage N Living Room E Living Room E Office E Office E Workout Room Guest Bedroom WINDOW SIZE FRAME WIDTH 2'-4" 2'-4" 2'-4" 4'-0" 2'-8" 2'-4" 2'-4" 2'-4" 4'-8" 2'-4" 2'-4" 2'-10" 2'-10" 2'-10" 2'-4" 2'-4" 2'-4" 2'-4" 2'-4" 7'-0" 7'-0" FRAME HEIGHT 5'-6" 5'-6" 5'-6" 6'-6" 1'-7" 5'-6" 5'-6" 2'-10" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" 5'-6" HEAD HEIGHT 7'-6" 7'-6" 7'-6" 8'-61/4" 13'-83/8" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 7'-6" 8'-6" 8'-6" OPERATION Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Fixed Simulated Double Hung Simulated Double Hung Casement Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung Simulated Double Hung TEMPERED OVERALL UNIT U-VALUE 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 SHGC 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 MFR. Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola Zola EXTERIOR COLOR White White White White White White White White White White White White White White White White White White White White White REMARKS Wet Location Dbl. SDH, mulled Dbl. SDH, mulled Dbl. SDH, mulled Door Schedule - PERMIT SET ID D-23 EXT D-24 EXT D-25 EXT D-26 EXT D-27 EXT D-102 EXT LOCATION Office S Kitchen E Entry Entry Kitchen W Garage DOOR SIZE FRAME WIDTH 6'-71/2" 11'-1" 2'-8" 2'-8" 2'-8" 11'-0" FRAME HEIGHT 8'-0" 9'-10" 7'-11" 7'-11" 7'-11" 9'-6" LEAF THICKNESS 13/4" 13/4" 13/4" 13/4" 13/4" 13/4" OPERATION Sliding Sliding Inswing Inswing Inswing Overhead HARDWARE TYPE Deadbolt Deadbolt Deadbolt Deadbolt Deadbolt n/a OVERALL UNIT U-VALUE MFR. Zola Zola EXTERIOR COLOR Black Black White White White White REMARKS 8'-0" H. DR. W/ 1'-10" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM 6'-7" H. DR. W/ 1'-4" H. TRANSOM 8'-0" / 9'-10" 6'-7" / 7'-11" 6'-7" / 7'-11" 6'-7" / 7'-11" 11'-1" x 8'-0" / 9'-10"2'-8" x 6'-7" / 7'-11"2'-8" x 6'-7" / 7'-11"2'-8" x 6'-7" / 7'-11" 152 Exhibit Q 153 Attachment B HP Design Guidelines Staff Finding Page 1 of 3 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. 1.10 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. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 1.12 Provide an appropriate context for historic structures. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. 1.14 Minimize the visual impacts of landscape lighting. 1.15 Preserve original fences. 1.25 New development on these sites should respect the historic design of the landscape and its built features. 1.26 Preserve the historic circulation system. 1.27 Preserve and maintain significant landscaping on site. Staff Finding: The proposal maintains the location of the historic resources and respects the historic context of the neighborhood. The perpendicular walkway is existing, a new material is proposed but the pathway size and location will remain the same. The site is maintaining positive open space that is existing. The applicant has discussed stormwater plans with the Engineering Department with no concerns noted. Currently, no built-in furnishings are proposed. Per direction from Parks, some trees previously existing on site have already been removed. The only landscape lighting proposed is step lighting along the east pathway and at the sliding doors for safety. The existing fence is not historic, the applicant is proposing to replace it with a metal fence at the south and east side of the property and a wooden privacy fence at the northwest property line to match what is existing. Staff find the above review criteria to be met. 154 Attachment B HP Design Guidelines Staff Finding Page 2 of 3 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 applicant is proposing to restore and repair existing historic materials with the understanding that should anything need to be replaced it will require staff and monitor review. No original materials are proposed to the covered. Staff find the above review criteria to be met. 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. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. 3.7 Adding new openings on a historic structure is generally not allowed. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. Staff Finding: There are no historic windows remaining on the property. The applicant proposes to replace all windows with wood windows that match historic photos. 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. 4.4 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. 4.5 Adding new doors on a historic building is generally not allowed. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. 4.7 Preserve historic hardware. 155 Attachment B HP Design Guidelines Staff Finding Page 3 of 3 Staff Finding: The applicant is proposing to replace the existing front door and transoms based on historic images. The new door design will be based on the rear door that is historic. Staff find the above review criteria to be met. Chapter 6: Architectural Details 6.1 Preserve significant architectural features. 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 proposing to restore architectural details based on historic photos, specifically the front bay window details, window trim, and the front porch. Staff find the above review criteria to be met. Chapter 7: Roofs 7.4 New vents should be minimized, carefully, placed and painted a dark color. 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 proposing to use an architectural shingle on the resource and a standing seam metal roof on the addition. New venting will be routed within the new chimney on the addition to minimize penetrations and visible venting. 5” round gutter and downspouts are proposed. Staff find the above review criteria to be met. Chapter 12: Accessibility, Architectural Lighting, Mechanical Equipment, Service Areas, & Signage 12.3 Exterior light fixtures should be simple in character. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. Staff Finding: The applicant is proposing jelly jar style lighting on the resource that is consistent with past HPC approval. A contemporary sconce is proposed at the new garage door and the side door on the west elevation. Staff find the above review criteria to be met. 156 Attachment C Benefit Review Criteria Staff Findings Sec. 26.415.110. – Benefits. **Criteria found as “Not Applicable” has been removed 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 (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- 157 Attachment C Benefit Review Criteria Staff Findings 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 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 375 square foot floor area bonus. Staff find that the request for a floor area bonus meets the above criteria as the historic resource remains the key element of the property and primary entrance and the addition is no more than twice that of the resource, the incompatible non- historic addition is being removed, and the height of the addition is similar to the resource. 158 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner THROUGH: Dan Folke, Planning Director MEETING DATE: March 25, 2026 SUBJECT: Resolution #05, Series of 2026 409 South Hunter Street - Request for a Certificate of Appropriateness for Minor Development and Commercial Design Review. ______________________________________________________________________ INTENDED OUTCOME: The request of the Historic Preservation Commission (HPC) is to consider the following land use code review processes: • Certificate of Appropriateness for Minor Development (Section 26.415.070(c)) • Commercial Design Review (Section 26.412.060) The HPC is the final review authority for the Certificate of Appropriateness for Minor Development. The intended outcome for this request is to maintain the integrity of the historic resource, the City of Aspen Historic Preservation Program, and align with Aspen’s Historic Preservation Design Guidelines and applicable code sections to the greatest 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 Minor Development and associated requests so the HPC can make an informed decision. Per Land Use Code (LUC) Section 26.415.070(c), the HPC may approve, deny, 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. 159 Overview of Project: The applicant is proposing to restore the eastern storefront at 409 S. Hunter St. by altering the portion of the building that was reconstructed in the 1960s. This will include reopening a window, expanding an existing window, removing existing vents and creating new window openings above both windows, recreating the doors, and altering the transom. The applicant is also requesting to enclose an alley facing door to the restroom so it can only be accessed internally. The application can be found in Attachment A. Staff Recommendation: Planning staff support the reconfigured storefront given it meets applicable Historic Preservation Design Guidelines and Commercial, Lodging, and Historic District Standards and Guidelines. Staff recommend approval of Resolution #05, Series of 2026. Fig. 1. Aerial image showing the subject property outlined in yellow. 160 DISCUSSION: Background The property at 409 S. Hunter St. (also known as 531 E Cooper Ave., Unit 3 and the Bowman Building Condominium, Unit C-3) is part of the La Fave Block (405-409 S. Hunter St., 531 E. Cooper Ave., and 535 E. Cooper Ave.), which is an individually designated historic resource (Ord. #061, Series of 1992) located in the Commercial Core Historic District. The Victorian era masonry building was constructed around 1888. Regular use of the building likely ceased sometime in the 1930’s. Neglect reportedly impacted its doors, windows, and most fixtures. In the book, The Quiet Years, Fritz Benedict mentions that the south part of the roof had fallen in from the snow load by the time he purchased the building in the early 1950s. Before selling the building to his brother-in-law, Herbert Bayer in 1955, Fritz Benedict remodeled the interior and rebuilt much of the southmost section of the building. By the mid-1960s several changes were made to the first story of the east façade of the building. The existing window was shortened, the other window was enclosed, and an exhaust duct was routed out of the wall and up through the cornice along the southeast corner of the building. Since then, a bullhead was added to convert the doors into windows, and several louvered vents were installed in the walls. The alterations removed much of the historic character and integrity of this portion of the resource. Figure 2: 1904 Sanborn Map with resource associated with request outlined in blue for visibility. 161 In 2016, the property came before the HPC for a Certificate of Appropriateness for Major Development, in which alterations to the storefront were approved. The alterations proposed in 2016 were similar to those proposed today but the design has changed to better relate to the resource as a whole. Staff Comments: Overall, staff are supportive of the proposal to alter the storefront to implement a more appropriate design that aligns with the existing resource, its period of significance, and associated guidelines. Staff ask the HPC to provide the applicant with guidance on how the proposed fenestration aligns with existing fenestration on the resource in regard to ratios, dimensions, and placement. Certificate of Appropriateness for Minor Development - Section 26.415.070(c) The applicant has based the new design off of the historic storefronts remaining at the northeast corner and north façade of the resource. The resource still strongly relates to historic photos, despite minor changes over time, such as changes to the fenestration details, overall. Updating the existing storefront to the proposed design will better represent the period of significance for the resource and bring it back to what was Fig. 4. Current Storefront Design Proposal Fig. 3. Existing Storefront Fig. 5. 2016 Approved Design 162 originally intended. Guidelines 3.1 and 3.2 speak to preserving historic windows and preserving the position, number, and arrangement of historic windows. The applicants design relates to the windows existing on other portions of the resource and maintains the position and arrangement of windows to bring back consistency. While there is a section in the Historic Preservation Design Guidelines related to existing additions, it is staff opinion that this portion of the resource is not an addition but a portion of the building that was rebuilt due to years of neglect and significant damage. The portion was rebuilt using cheaper materials, likely due to the owner at the time not having the resources to appropriately rebuild. Staff do not believe this portion of the resource has gained significance in its own right. Staff find that the proposed scope meets applicable Historic Preservation Design Guidelines. Full analysis of the project as it relates to the Historic Preservation Design Guidelines can be found in Attachment B. Commercial Design Review - Section 26.412.060 Since the subject property is located within the Commercial Core Historic District, it is subject to Commercial Design Review. Staff find that the proposal meets applicable Commercial, Lodging, and Historic District Design Standards and Guidelines. Further analysis of the project as it relates to commercial design can be found in Attachment C. Guideline 2.3 states that development should be inspired by traditional late 19th-century commercial buildings to reinforce continuity in architectural language within the Historic District. The applicant is proposing a design that strongly relates to the existing 19th century storefronts of the resource. Fig. 5. Proposed Storefront Design Fig. 6. Existing Corner Storefront 163 Guideline 2.13 states that street level commercial storefronts should be predominately transparent glass. The existing storefront does not meet this guideline, but the proposed design introduces more fenestration that better relates to the typical storefront seen around the Commercial Core Historic District. Staff find that the proposed scope meets applicable Commercial, Lodging, and Historic District Design Standards and Guidelines. Referral Comments: No significant referral comments were received; the Building Department noted that the new entrance must meet ADA requirements. The applicant has since updated the proposal to include raising the interior floor to street grade to make the new entrance accessible. RECOMMENDATION: Staff recommend approval of the Certificate of Appropriateness for Minor Development. ATTACHMENTS: HPC Resolution #05, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Analysis Attachment C – Commercial Design Review Criteria 164 HPC Resolution #05, Series of 2026 Page 1 of 3 RESOLUTION #05 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING WITH CONDITIONS A CERTIFICATE OF APPROPRIATENESS FOR MINOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW FOR THE PROPERTY LOCATED AT 409 SOUTH HUNTER STREET, LEGALLY DESCRIBED AS RESIDENTIAL CONDOMINIUM UNITS 1-5, RESIDENTIAL PENTHOUSE UNIT, COMMERCIAL CONDOMINIUM UNITS 1-6 BOWMAN CONDOMINIUMS, ALSO DESCRIBED AS BOWMAN BUILDING CONDOMINIUMS, AS DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR BOWMAN CONDOMINIUMS, RECORDED JANUARY 14, 2013 UNDER RECEPTION NO. 596111, AND THE CONDOMINIUM MAP FOR BOWMAN BUILDING CONDOMINIUMS, RECORDED JANUARY 14, 2013 UNDER RECEPTION NO. 596112, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO PARCEL ID: 2737-182-22-109 WHEREAS, the applicant, NJ Stein, LLC, represented by Garrett Larimer of Kraemer Land Planning LLC, has requested HPC approval for a Certificate of Appropriateness for Minor Development and Commercial Design Review for the property located at 409 South Hunter Street, Unit 3, Bowman Building Condominium, City and Townsite of Aspen, Colorado; 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 Minor 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(c) 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 Commercial Design Review, the application shall meet the requirements of Aspen Municipal Code Section 26.412, Commercial Design Review; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable code sections, standards, and guidelines, and, finding it in general conformance therewith, recommended approval of the application with conditions; and, 165 HPC Resolution #05, Series of 2026 Page 2 of 3 WHEREAS, at a duly noticed public meeting on March 25, 2026, the HPC reviewed the project, including the application, staff memo, and public comments, and voted x to x (x – x) in support of a motion to approve the request with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC PRESERVATION COMMISSION THAT: Section 1: Certificate of Appropriateness for Minor Development and Commercial Design Review Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby approves a Certificate of Appropriateness for Minor Development and Commercial Design Review with the following conditions: 1. Proposed windows to match the dimensions of the windows at the corner storefront. 2. Consistent window alignment; windows to be located at the same height from the ground as the corner storefront windows. 3. Lower paneling details to match the dimensions of the paneling at the corner storefront. 4. Lower paneling details to be the same height from the ground as the paneling at the corner storefront. Section 2: 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 3: 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. Section 4: 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. Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as 166 HPC Resolution #05, Series of 2026 Page 3 of 3 specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 409 South Hunter Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 25th day of March, 2026. Approved as to Form: Approved as to Content: _____________________________ _______________________ Luisa Berne, Assistant City Attorney Kara Thompson, Chair ATTEST: ____________________________ Mike Sear, Deputy City Clerk 167 Page | 1. Kraemer Land Planning 227 Midland Ave Suite C1 PID #: 2737-182-22-109 Basalt, Colorado 81621 409 S. Hunter Street – NJ Stein LLC: Historic Preservation Minor Development Review 409 S. Hunter Street Bowman Building Condominiums, Unit 3 Application Update: March 20, 2026 168 Page | 2. Kraemer Land Planning 227 Midland Ave Suite C1 PID #: 2737-182-22-109 Basalt, Colorado 81621 Gillian White, Historic Preservation Officer City of Aspen Community Development 427 Rio Grande Place Aspen, CO 81611 Dear Gillian, NJ Stein LLC (hereafter “Applicant”) is the owner of real property located at 409 S. Hunter St. (Unit 3, Bowman Building Condominiums). Kraemer Land Planning, LLC and bryan may architects + interiors are authorized to represent the property owner in this land use matter requesting Historic Preservation Minor Development approval for an updated entry and renovations at 409 S. Hunter St. The structure is historically designated and is located within the Commercial Core Historic District. This addendum includes a revised design and updated documents in response to Historic Preservation Staff comments. Original Application: A Pre-Application summary was provided on May 19th, 2025 (PRE-25-066). An application was submitted consistent with the requirements of the pre-app. The application was deemed complete and application fees were paid on July 29th, 2025. Updated Design: Approval is requested to improve the main entry and store front design of the commercial space. The proposed design better relates to the existing street level commercial spaces of the building on S. Hunter St. and E. Cooper Ave. Staff reviewed the original design and provided feedback on the proportions proposed. The revised design responds to staff feedback, is compliant with the relevant Commercial and Historic Design Guidelines, and is consistent with the applicant’s original design intent. The proposal includes: 1. Install a double wood front entry door with glass inserts. 2. Install a divided wood panel and transom window above the entry door. 3. Install larger storefront windows on either side of the front entry, with transom windows above. 4. Install wood paneling below the storefront windows consistent with wood paneling found through the main level commercial spaces of the building. 5. Raise the interior finished floor level to street grade to provide an ADA compliant front entry. 6. Move entry to the bathroom from the exterior wall to the interior of the unit and ADA compliance upgrades to the bathroom. 7. Install wood decking on the outdoor patio. 8. New window facing the courtyard. Summary: Thank you for considering this Minor Development Application requesting an improved front entry and street level store front at 409 S. Hunter Street. The application meets all applicable Land Use Code requirements. The Applicant has provided the requested information set forth on the pre-application summary and incorporated improvements to the design based on Historic Preservation Staff feedback. If additional information is needed the Applicant is happy to provide necessary information for a complete review. Thank you, Garrett Larimer Kraemer Land Planning, LLC 169 Page | 3. Kraemer Land Planning 227 Midland Ave Suite C1 PID #: 2737-182-22-109 Basalt, Colorado 81621 Exhibits: A. Proposed Drawings - bryan may architect + interiors B. Original Application C. Updated Letter of Authorization 170 ARCHITECT: SHEET INDEXPROJECT DIRECTORY OWNER:NJ STEIN, LLC 625 E HYMAN AVE ASPEN, CO 81611 BRYAN MAY ARCHITECTURE + INTERIORS 501 RIO GRANDE PLACE, SUITE 109 ASPEN, CO 81611 PHONE: 970.300.2086 CONTACTS: BRYAN MAY, AIA BMAY@BRYANMAYARCHITECTURE.COM CELL: 970.315.2229 PROJECT INFORMATION AND DESIGN CRITERIA VICINITY MAP (N.T.S.) STEIN BUILDING STREET INTERSECTION: COOPER AND HUNTER PRESCRIPTIVE PER 2015 IECC TABLE C402.1.3 (AS AMENDED BY CITY OF ASPEN ORDINANCE 40, 2016) CLIMATE ZONE:7 ROOF:R-35ci (INSULATION ENTIRELY ABOVE ROOF DECK) WOOD FRAMED : R-13+7.5 MASS WALL: R-15.2ci FLOORJOIST/ FRAMING: R-30 BASEMENT WALL R-VALUE: R-10 SLAB R-VALUE & DEPTH:R-15, 2 FT CRAWL SPACE WALL: R-10ci IECC COMPLIANCE METHOD: PENDING M, MERCANTILE R-2, RESIDENTIAL TYPE VB & EXISTING 0 HOUR, PER IBC TABLE 601 R-15, PUD, LODGE OVERLAY ALL AREAS IN PROJECT SCOPE SHALL RECEIVE A NFPA 13 SPRINKLER SYSTEM, ALL OTHER AREAS ARE EXISTING TO REMAIN (NOT SPRINKLED) PROJECT: LEGAL DESCRIPTION: PERMIT #: OCCUPANCY CLASSIFICATION: BUILDING TYPE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): ZONE DISTRICT: LOT SIZE: FIRE SPRINKLER: 529-535 E COOPER AVE ASPEN, CO 81611 SUBDIVISION: PARCEL ID MATRIX 6,494 ± SF (0.15 ACRES ±) PARCEL ID MATRIX UNIT NAME OWNER NAME LEGAL DESCRIPTION PARCEL ID COMMON AREA BOWMAN CONDO ASSOC SUBDIVISION: BOWMAN BUILDING CONDO DESC: COMMON AREA 273718222101 RESIDENTIAL UNIT 1 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 1 DESC: RESIDENTIAL 273718222101 RESIDENTIAL UNIT 2 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 2 DESC: RESIDENTIAL 273718222102 RESIDENTIAL UNIT 3 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 3 DESC: RESIDENTIAL 273718222103 RESIDENTIAL UNIT 4 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 4 DESC: RESIDENTIAL 273718222104 RESIDENTIAL UNIT 5 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 5 DESC: RESIDENTIAL 273718222105 PENTHOUSE NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO DESC: PENTHOUSE RESIDENTIAL 273718222106 COMMERCIAL UNIT 1 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 1 DESC: COMMERCIAL 273718222107 COMMERCIAL UNIT 2 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 2 DESC: COMMERCIAL 273718222108 COMMERCIAL UNIT 3 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 3 DESC: COMMERCIAL 273718222109 COMMERCIAL UNIT 4 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 4 DESC: COMMERCIAL 273718222110 COMMERCIAL UNIT 5 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 5 DESC: COMMERCIAL 273718222111 COMMERCIAL UNIT 6 NJ STEIN LLC SUBDIVISION: BOWMAN BUILDING CONDO Unit: 6 DESC: COMMERCIAL 273718222112 MIXED-USE PER IBC 508.3 2-HOUR PER SUPPORTING CONSTRUCTION REQUIREMENTS, PER MIXED-USE, SEPARATED OCCUPANCIES (IBC TABLE 508.4) MEANS OF EGRESS:RE: A0.8 ALLOWABLE AREA (IBC):RE: A0.4 IECC FENESTRATION REQUIREMENTS:RE: A8.1 REMP DOCUMENTATION:RE: A0.14 PLUMBING FIXTURE CALCULATIONS:RE: A0.4 DEW POINT CALCULATION:RE: A7.3 IEBC COMPLIANCE METHOD: -WORK AREA COMPLAINCE MENTHOD PER IEBC 301.1.2 -ALTERATIONS WORK AREAS ARE LEVEL 1 AND LEVEL 2 WITH ASSOCIATED INCIDENTAL WORK. RE: A0.3 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:21 AM 12" = 1'-0" A0.1 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN COVER ARCHITECTURAL - GENERAL INFORMATION A0.1 COVER A0.2 PROJECT INFORMATION AND APPROVALS A0.3 CODE ANALYSIS A0.10a LISTED ASSEMBLIES A0.10b LISTED ASSEMBLIES A0.20 GENERAL NOTES A0.21 GENERAL NOTES A0.22 EXISTING PHOTOS ARCHITECTURAL - EXISTING A2.01e EXISTING LEVEL 1 FLOOR PLAN ARCHITECTURAL - DEMOLITION D2.01 LEVEL 1 DEMOLITION PLAN ARCHITECTURAL - PROPOSED DRAWINGS A2.01 LEVEL 1 FLOOR PLAN A2.01c LEVEL 1 - COURTYARD/SITE PLAN A3.0 BASEMENT LEVEL REFLECTED CEILING PLAN A3.1 LEVEL 1 REFLECTED CEILING PLAN A4.01 EXTERIOR ELEVATIONS A4.02 EXTERIOR ELEVATIONS A4.03 EXTERIOR ELEVATIONS A4.04 EXTERIOR ELEVATIONS A6.01 HISTORIC ENTRY RESTORATION 2026.01.01 HPC SUBMITTAL Exhibit A 171 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 LEGENDCITY OF ASPEN APPROVALS ABBREVIATIONS 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 GWB Garbage Disposal Galvanized General Contractor Guard Rail Ground Fault Circuit Interrupter Glazing Gypsum Sheathing Board Gutter Gypsum Wall 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 101 ROOM NAME 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 WALL 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 W-1 A7.X 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:22 AM As indicated A0.2 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN PROJECT INFORMATION AND APPROVALS 2026.01.01 HPC SUBMITTAL 172 NORTHEAST CORNER EASTNORTHEAST CORNER NORTH EXISTING SITE 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 ACCURATE DESIGN. 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:23 AM 12" = 1'-0" A0.22 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXISTING PHOTOS 2026.01.01 HPC SUBMITTAL 173 UP UP DN UP UP UP 1 1 2 2 A A B B C C D D C.9 C.9 3 3 4 4 5 5A0.7 6 A0.7 5 A0.7 3 A0.7 2 A0.7 4 65'-4 3/4"18'-6 3/4"16'-0"29'-0"1'-10"18'-3 1/2" 11'-2" 21'-4" 47'-5 1/4" 98'-2 3/4" EXISTING UNIT #5 (COM)EXISTING UNIT #5 (RES) EXISTING UNIT #4 (COM) EXISTING UNIT #1 (COM) EXISTING UNIT #2 (COM) EXISTING UNIT #3 (COM) EXISTING RESTROOM 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:24 AM 1/4" = 1'-0" A2.01e 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXISTING LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01e 1/4" = 1'-0" 1 LEVEL 1 EXISTING PLAN 2026.01.01 HPC SUBMITTAL 174 UP UP DN UP UP UP 1 1 2 2 A A B B 1 A5.1 1 A5.1 C C D D C.9 C.9 3 3 4 4 5 5 1 A5.2 1 A5.2 1 A5.4 1 A5.4 1 A5.3 1 A5.3 1 A5.5 1 A5.5 1 A5.6 1 A5.6 1 A5.10 2 A5.10 REMOVE DOOR, FILL OPENING REMOVE WINDOW, FILL OPENING BATHROOM TO BE RECONFIGURED, RE: PROPOSED PLANS PREPARE WALL FOR NEW ENTRY, RE: PROPOSED PLANS 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:24 AM 1/4" = 1'-0" D2.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN LEVEL 1 DEMOLITION PLAN SCALE: PLAN NORTH TRUE NORTH D2.01 1/4" = 1'-0" 1 LEVEL 1 DEMOLITION PLAN 2026.01.01 HPC SUBMITTAL 175 UP UP DN UP UP A4.01 2 A4.02 1 A4.03 1 A4.04 1 1 1 2 2 A A B B 1 A5.1 1 A5.1 C C D D C.9 C.9 3 3 4 4 5 5 1 A5.4 1 A5.4 1 A5.5 1 A5.5 1 A5.6 1 A5.6 65'-4 3/4"18'-6 3/4"16'-0"29'-0"1'-10"A4.01 1 105 UNIT #5 (COMMERCIAL) 104 UNIT #4 (COMMERCIAL) 101 UNIT #1 (COMMERCIAL) 102 UNIT #2 (COMMERCIAL) 103 UNIT #3 (COMMERCIAL) T.O. FINISH 100'-0" (EXIST) 7929.22 18'-3 1/2" 11'-2" 21'-4" 47'-5 1/4" 98'-2 3/4" WEa A7.2 T.O. FINISH 101'-2" (EXIST) 7930.39 A2.034 1 3 2 7930.39 OVERFRAME FLOOR FOR FLUSH ENTRY FROM EXTERIOR BATHROOM REMOVE EXTERIOR DOOR AND PATCH WALL TO MATCH EXISTING NEW INTERIOR BATHROOM DOOR REMOVE DOOR TO COURTYARD REMOVE WINDOW NEW WINDOW 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:24 AM 1/4" = 1'-0" A2.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01 1/4" = 1'-0" 1 LEVEL 1 FLOOR PLAN DN 2026.01.01 HPC SUBMITTAL 176 UP UP DN UP UP A4.01 2 A4.02 1 A4.03 1 A4.04 1 1 1 2 2 A A B B C C D D C.9 C.9 3 3 4 4 5 5 A4.01 1 105 UNIT #5 (COMMERCIAL) 104 UNIT #4 (COMMERCIAL) 101 UNIT #1 (COMMERCIAL) 102 UNIT #2 (COMMERCIAL) 103 UNIT #3 (COMMERCIAL) WEa A7.2 T.O. FINISH 101'-2" (EXIST) 7930.39 7930.39 OVERFRAME FLOOR FOR FLUSH ENTRY FROM EXTERIOR BATHROOM WOOD FENCE PLANTER BEDWOOD FENCEWOOD DECKING FLUSH WITH SIDEWALK, DRAIN BELOW POTENTIAL FUTURE PATIO ACTIVATION COURTYARD ACCESS COURTYARD ACCESSPLANTER BEDPLANTER BEDEDGE OF PATIO ABOVEContractor 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:25 AM 1/4" = 1'-0" A2.01c 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN LEVEL 1 - COURTYARD/SITE PLAN SCALE: PLAN NORTH TRUE NORTH A2.01c 1/4" = 1'-0" 1 LEVEL 1 COURTYARD PLAN DN 2026.01.01 HPC SUBMITTAL 177 LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING T.O. PARAPET 129'-5 3/8" AB1 A5.1CDC.9 1 A5.2 1 A5.3 LEVEL 1 MEZZ 106'-3" T.O. PLY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 65'-4 3/4" 1'-10" 29'-0" 16'-0" 18'-6 3/4" NO WORK TO BE PERFORMED LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING LEVEL 1 MEZZ 106'-3" T.O. PLY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT4'-6 3/8"7'-3"2'-7 3/8"7'-2"5'-1 3/4"1'-1 1/4"33'-0 7/16" +/- V.I.F.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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:26 AM 1/4" = 1'-0" A4.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS SCALE:A4.01 1/4" = 1'-0" 2 NORTH ELEVATION SCALE:A4.01 1/4" = 1'-0" 1 CORNER ELEVATION 2026.01.01 HPC SUBMITTAL 178 LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING T.O. PARAPET 129'-5 3/8" 1 2 3 4 51 A5.4 1 A5.5 1 A5.6 LEVEL 1 MEZZ 106'-3" T.O. PLY A6.01 1 NEW ENTRY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 103B 98'-2 3/4" 18'-3 1/2" 11'-2" 21'-4" 47'-5 1/4"3"50"3"75"3"24"38"43"3"75"3"24"30"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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:27 AM 1/4" = 1'-0" A4.02 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS SCALE:A4.02 1/4" = 1'-0" 1 EAST ELEVATION 2026.01.01 HPC SUBMITTAL 179 RESTORED HISTORIC ENTRY H02 H05 H04 H03 H01 103B APPROX LOCATION OF BRICK REPAIRS 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://Stein/1915_Stein.rvt3/19/2026 5:02:03 PM 1/4" = 1'-0" A4.02a 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS - EXISTING VS PROPOSED COMPARISON SCALE:A4.02a 1/4" = 1'-0" 1 PROPOSED - EAST ELEVATION 2026.01.01 HPC SUBMITTAL NEW ENTRY H02 H05 H04 H03 H01 103B SCALE:A4.02a 1/4" = 1'-0" 1 PROPOSED - EAST ELEVATION LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING T.O. PARAPET 129'-5 3/8" LEVEL 1 MEZZ 106'-3" T.O. PLY A6.01 1 NEW ENTRY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 103B 3"50"3"75"3"24"38"43"3"75"3"24"30"180 LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING A B1 A5.1 C DC.91 A5.2 1 A5.3 LEVEL 1 MEZZ 106'-3" T.O. PLY 1 A5.10 LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 65'-4 3/4" 18'-6 3/4" 16'-0" 29'-0" 1'-10" NEW WINDOW 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:28 AM 1/4" = 1'-0" A4.03 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS SCALE:A4.03 1/4" = 1'-0" 1 SOUTH ELEVATION 2026.01.01 HPC SUBMITTAL 181 LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING 123451 A5.4 1 A5.5 1 A5.6 LEVEL 1 MEZZ 106'-3" T.O. PLY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 98'-2 3/4" 18'-3 1/2"11'-2"21'-4"47'-5 1/4" NO WORK TO BE PERFORMED1'-1 1/4" 5'-1 3/4" 7'-2" 2'-7 3/8" 7'-3" 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:29 AM 1/4" = 1'-0" A4.04 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS SCALE:A4.04 1/4" = 1'-0" 1 WEST ELEVATION EXTERIOR MATERIAL SCHEDULE MARK DESCRIPTION MANUFACTURER SERIES PATTERN COLOR SIZE COMMENTS ST1 SMOORTH POLISHED RE: SPEC DARK GREY OR BLACK GFRC CONCRETE PANEL - RE: SECTION 034900 WD1 ANTHOLOGY WOODS SAKHAY TEAK VERTICAL TONGUE AND GROOVE: MICRO BEVEL VARIES - TRANSPARENT UV STABLE AND RESISTIVE FINISH 1X3" RE: SECTION 062013 2026.01.01 HPC SUBMITTAL 182 3 1 A5.5 LEVEL 1 MEZZ 106'-3" T.O. PLY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT 103B 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://Stein/1915_Stein_HPC.rvt3/20/2026 10:31:29 AM 1/2" = 1'-0" A6.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN HISTORIC ENTRY RESTORATION SCALE:A6.01 1/2" = 1'-0" 1 HISTORIC ENTRY ELEVATION 2026.01.01 HPC SUBMITTAL NEW ENTRY 183 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 LAND USE APPLICATION PACKET Certain development activities within the City of Aspen require land use review and approval. This document describes the forms and processes required for a Land Use Application, except for an application requesting a Certificate of No Negative Effect for a Historic Property. Please use the No Negative Effect Application form available here. The following forms should be filled out and included as part of a Land Use Application: 1. Land Use Application Form 2.Dimensional Requirements Form 3. Agreement to Pay Application Fees Form 4. HOA Compliance Form 5. Public Notice Affidavit (if required, is submitted prior to the Public Hearing) 6.Development Application Fee Policy 7.Development Review Procedures 8.Historic Preservation Review Procedures Applications are reviewed based on the criteria in Title 26 of the Aspen Municipal Code. Title 26 of the Aspen Municipal code can be accessed here. Additionally, certain applications require compliance with the Commercial Design Guidelines or the Historic Preservation Design Guidelines. Prior to preparing a land use application, applicants should obtain a Pre-Application Conference Summary from the Community Development Department. To schedule a pre-application conference, contact the Planner of the Day at: planneroftheday@gmail.com or 970.429.2764 A preliminary consultation with the Zoning Officer, Building Department, Parks Department, and Engineering Department is also strongly advised in order to determine code compliance and to avoid changes to projects after the review process. Exhibit B 184 LAND USE APPLICATION PACKET Name: __________________________________________________________________________________ Location: ________________________________________________________________________________ _______________________________________________________________________________________ (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID #: ______________________________________________________________________________ PROJECT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ APPLICANT: Name: __________________________________________________________________________________ Address: ________________________________________________________________________________ Phone # : _______________________ E-mail: __________________________________________________ REPRESENTATIVE: EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 LAND USE APPLICATION FORM 185 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Project: __________________________________________________________________________________________ Applicant: ________________________________________________________________________________________ Project Location: ___________________________________________________________________________________ Zone District: _____________________________________________________________________________________ Lot Size: _________________________________________________________________________________________ Gross Lot Area:________________________________ Net 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. Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variations being requested): 186 LAND USE APPLICATION PACKET TYPE OF APPLICATION ESA Review (Stream Margin, 8040 Greenline, View Plane, or Hallam Lake Bluff) Non Conformities Pre-Development Topography Temporary Use Accessory Dwelling Unit/Carriage House Dimensional Variance Growth Management Review Outdoor Vending Planned Development Review Certificates of Affordable Housing Credit Establishment of Zoning or Rezoning Subdivision Review Condominiumization Approval Documents Special Review Wireless Facilities Residential Design Standard Review Conditional Use Review Historic Designation Certificate of Appropriateness Minor Historic Development Major Historic Development (select one below) Conceptual Development Final Development Relocation (temporary, on or off-site) Demolition (total demolition) Substantial Historic Preservation Amendment Historic Landmark Lot Split Establishment of Transferable Development Rights (TDRs) Other City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 HISTORIC PRESERVATION REVIEWS 187 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 AGREEMENT TO PAY APPLICATION FEES LAND USE APPLICATION PACKET An agreement between the City of Aspen (“City”) and Property Owner Name: _____________________________________________________________________________ Address of Property: _______________________________________________________________________________ Representative Name (If different from Property Owner): _________________________________________________________ Billing Name and Address - Send Bills to: ____________________________________________ ____________________________________________ ____________________________________________ Contact Email for Billing: ____________________________________________ Contact Phone for Billing: ____________________________________________ I understand that the City has adopted, via Ordinance No.40, Series of 2018, as may be amended, 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 Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possi- ble 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 addi- tional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. 188 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 AGREEMENT TO PAY APPLICATION FEES LAND USE APPLICATION PACKET 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. Engineering Fee: $ __________ Parks Fee: $ __________ APCHA Fee: $ __________ Other Fee: $ __________ $_________ 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 Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: ____________________________________________ Ben Anderson, AICP Community Development Director Property Owner, or Representative Signature: ___________________________________ PRINT Name: ________________________________ Title: ________________________________________ City Use Fees Due: $ _____________________ Received: $ _____________________ Case # _________________________ 189 190 PRE-APPLICATION CONFERENCE SUMMARY PRE-25-066 PLANNER: Stuart Hayden, stuart.hayden@aspen.gov REPRESENTATIVE: Bryan May, bmay@bryanmayarchitecture.com PROJECT LOCATION: 409 S. Hunter St. PARCEL ID: 2737-182-22-109 REQUEST: Historic Preservation - Minor Development & Commercial Design Review DESCRIPTION: The property at 409 S. Hunter St. (AKA 531 E Cooper Ave., Unit 3; AKA Bowman Building Condominium, Unit C-3) is part of the La Fave Block (AKA 405-407 S. Hunter St.), a historic landmark property (Ord. #061, Series of 1992) located in the Commercial Core Historic District. The Victorian- era masonry building was constructed around 1888. Regular use of the building likely ceased sometime in the 1930’s. Neglect reportedly impacted its doors, windows, and most fixtures. In the book, The Quiet Years, Fritz Benedict mentions that the south part of the roof had fallen in from the snow load by the time he purchased the building in the early 1950s. Before selling the building to his brother-in-law, Herbert Bayer in 1955, Fritz Benedict remodeled the interior and rebuilt much of the southmost section of the building. By the mid-1960s, several changes had been made to the first story of the east façade of 409 S. Hunter St. The north window had been shortened, the south window had been enclosed, and an exhaust duct routed out of the wall and up through the cornice along the southeast corner of the building. Since then, a bullhead was added to convert the doors into a windows, and several louvered vents were installed in the walls. The applicant proposes to reopen the south window, expand the north window, remove the vents and create new window openings above the south and north windows, recreate the doors, and alter the transom. Insofar as it includes “alterations to a building façade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or fewer elements are affected and the work does not qualify for a certificate of no negative effect,” the proposed work constitutes a minor development, warranting a Certificate of Appropriateness according to Sec. 26.415.070(c). This one-step review by the Historic Preservation Commission (HPC) includes a public hearing, after which, the project may be approved, disapproved, or approved with conditions by the HPC. To assess the project and inform its determination, the HPC will use the Historic Preservation Design Guidelines and other applicable sections of the Land Use Code. Because the proposed development is located within the Commercial Core Historic District, Commercial Design Review is also required. It will be consolidated with the minor development review process (above). Pursuant to Section 26.412.040, the HPC shall approve, approve with conditions or disapprove the land use application for Commercial Design Review based on the Commercial, Lodging and Historic District Design Standards and Guidelines and any other applicable sections of the Land Use Code. Such that it may avail itself of the “Call Up” provision of 26.412.040(f)(3), City staff will notify City Council of an approval or approval with conditions. This is a standard practice for Commercial Design Reviews that gives Council the opportunity to uphold the HPC’s decision or to “Call Up” aspects of the approval for further discussion. 191 RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304.010 Common Development Review Procedures 26.412 Commercial Design Review 26.415.070.C Historic Preservation – Minor Development 26.575.020 Calculations and Measurements 26.710.140 Commercial Core Zone District (CC) For your convenience – links to the Land Use Application and Land Use Code are below: • Land Use Application • Land Use Code • Historic Preservation Design Guidelines Review by: Staff for completeness and recommendations, HPC for final decision. Public Hearing: Yes, at HPC for HP Minor Development Review and Commercial Design Review Planning Fees: $1,300 for 4 billable hours of staff time (Additional/fewer hours will be billed/refunded at a rate of $325 per hour). Referral Agencies Fee: $0. Total Deposit: $1,300. APPLICATION CHECKLIST: Below is a list of submittal requirements for HP Minor Development and Commercial Design reviews. Please email the entire application as one pdf to CDEHadmins@aspen.gov. Include “Pre-25-066” in the subject line. If more than 18 months has lapsed since this letter was issued, please reach out to hp@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).  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). 192  List of adjacent property owners for both properties within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed development and any requests for variations or benefits complies with the review standards and design guidelines relevant to the application.  A proposed site plan.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions, and the primary features of all elevations.  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. Depending on further review of the case, additional items may be requested of the application. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting submission of the deposit. Once the deposit is received, the case will be assigned to a planner and the land use review will begin. 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. 193 3214772.1 May 15, 2025 Gillian White Principal Planner – Historic Preservation City of Aspen Community Development Department 427 Rio Grande Place Aspen, CO 81611 Andrew V. Hecht, Esq. ahecht@garfieldhecht.com Re: Residential Condominium Units 1-5, Residential Penthouse Unit, Commercial Condominium Units 1-6 Bowman Condominiums, also described as Bowman Building Condominiums, as defined and described in the Condominium Declaration for Bowman Condominiums, recorded January 14, 2013 under Reception No. 596111, and the Condominium Map for Bowman Building Condominiums, recorded January 14, 2013 under Reception No. 596112, County of Pitkin, City of Aspen Dear Ms. White: This firm represents the owners of Bowman Building Condominiums. As such I can confirm that the building is owned Tenants in Common by the following 4 entities: NJ Stein, LLC, a Colorado limited liability company, AV Stein, LLC, a Colorado limited liability company, RG and NH Stein, LLC, a Colorado limited liability company; and Stein Building, LLC, a Colorado limited liability company. A Short Form Memorandum of Tenancy in Common and Management Agreement was recorded January 28, 2013 as Reception No. 596483 and remains in effect. There is a loan secured by the building. The mortgage lender being ANB Bank, a Colorado State Bank whose address is 325 E Main Street, Aspen, Colorado. If you have any questions please feel free to contact me. Very truly yours, GARFIELD & HECHT, P.C. Andrew V. Hecht Aspen Office 625 East Hyman Avenue, Suite 201 Aspen, Colorado 81611 Telephone: (970) 925-1936 Facsimile: (970) 925-3008 GARFIELD & HECHT, P.C. ATTORNEYS AT LAW Since 1975 www.garfieldhecht.com Docusign Envelope ID: 9A210C7D-3258-44BF-9B52-BBDFD7235239 194 3. Address and Parcel Numbers 409 S Hunter St Subdivision: Bowman Building Condo Common Areas - 2737 1822 109 See the following PDF for a full parcel ID matrix. 195 Click to Show Photos Select All Select  Account Number Parcel Number Owner Property Address City Map R021814 273718222101 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #1 ASPEN CO 81611 Map R021815 273718222102 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #2 ASPEN CO 81611 Map R021816 273718222103 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #3 ASPEN CO 81611 Map R021817 273718222104 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #4 ASPEN CO 81611 Map R021818 273718222105 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #5 ASPEN CO 81611 Map R021819 273718222106 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #PH ASPEN CO 81611 Map R021820 273718222107 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #1 ASPEN CO 81611 Map R021821 273718222108 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #2 ASPEN CO 81611 Map R021822 273718222109 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #3 ASPEN CO 81611 Map R021823 273718222110 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #4 ASPEN CO 81611 Map R021824 273718222111 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #5 ASPEN CO 81611 Map R021825 273718222112 NJ STEIN LLC AV STEIN LLC RG COOPER ST STEIN BUILDING LLC 531 E COOPER AVE #6 ASPEN CO 81611 Map R021826 273718222801 BOWMAN CONDO ASSOC 531 E COOPER AVE ASPEN CO 81611 Map 13 ResultsParcel Results Remove items Pitkin County 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. Pitkin County 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. |  User Privacy Policy |  GDPR Privacy Notice Last Data Upload: 5/14/2025, 4:34:46 AM Contact Us Developed by Pitkin County Assessor 5/14/25, 9:58 PM qPublic.net - Pitkin County Assessor - Results https://qpublic.schneidercorp.com/Application.aspx?AppID=1071&LayerID=26013&PageTypeID=3&PageID=10532&Q=1515237510 1/1196 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. 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From Parcel: 273718222109 on 06/06/2025 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 197 127 ASPEN SQUARE LLC GALVESTON, TX 77554 144B SPANISH GRANT 135 BPM LLC JACKSON, WY 83002 680 S CACHE ST #100-10820 213 ASPEN SQUARE LLC SCOTTSDALE , AZ 852628308 10585 E CRESCENT MOON DR #4 308 HUNTER LLC DENVER, CO 80218 490 N WILLIAMS ST 423 ASPEN SQUARE LLC AUSTIN, TX 78746 3401 RIVA RIDGE RD 450 S GALENA ST INVESTORS LLC ASPEN, CO 81611 450 S GALENA ST #202 555 E DURANT HOLDINGS LLC ASPEN, CO 81611 555 E DURANT AVE #2N 617 E COOPER 303 ASE LLC BOSTON, MA 02116 31 ST JAMES AVE, STE 740 630 E COOPER 1 ASSOCIATES LLC ASPEN, CO 81611 205 S MILL ST #301A 630 E COOPER 13 ASSOCIATES LLC ASPEN, CO 81611 205 S MILL ST STE 301A 630 E COOPER 2 ASSOCIATES LLC ASPEN, CO 81611 257 PARK AVE 630 E COOPER 6 ASSOCIATES LLC ASPEN, CO 81611 205 S MILL ST STE 301A 630 EAST COOPER 4 ASSOCIATES LLC ASPEN, CO 81611 257 PARK AVE 630 EAST COOPER 9 ASSOC LLC ASPEN, CO 81611 257 PARK AVE 633 SPRING II LLC ASPEN, CO 81612 PO BOX 8485 ABELMAN JARED SAINT PETERSBURG, FL 33704 101 CATALAN BLVD NE ABRAMSON FAMILY REV TRUST HEALDSBURG , CA 95448 1083 VINE ST #228 AGM INVESTMENTS LLC AUSTIN, TX 78704 1511 NICKERSON ST AGRUSA LISA ANN ESTERO, FL 33928 4761 W BAY BLVD #1704 AJAX GONDOLA LLC LIBERTYVILLE, IL 60048 924 LAKE ST AJAX MTN ASSOCIATES LLC ASPEN, CO 81612 PO BOX 7815 ANDERSON ROBERT M & LOUISE E ALBUQUERQUE, NM 871234217 1525 CATRON AVE SE ANDINA SUPER LLC MANLY NSW AUSTRALIA 1655, PO BOX 1177 AP RT 29 LLC ASPEN, CO 81612 PO BOX 8485 APCC 614 E DURANT LLC ASPEN, CO 81611 625 E MAIN ST #102 B401 ARSCOTT CHERIE GULF STREAM, FL 33483 582 PALM WY ASPEN & COMPANY LLC FISHKILL, NY 12524 4 LAFAYETTE CT ASPEN AVA 730 LLC DALLAS, TX 75230 6407 MEADOW RD ASPEN CLARKS REAL ESTATE LLC AUSTIN, TX 78704 1711 S CONGRESS AVE #200 ASPEN CORE CONDO ASSOC ASPEN, CO 81611 601 E HOPKINS AVE #202 198 ASPEN GROVE ASSOCIATES LLP GLENWOOD SPRINGS, CO 81601 51027 HWY 6 &24 #100 ASPEN INDEPENDENCE LLC DALLAS, TX 75205 4514 TRAVIS ST #300 ASPEN KOEPPEL LLC MIAMI, FL 33133 2627 S BAYSHORE DRIVE # 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(IN U.S. SURVEY FEET) GRAPHIC SCALE 0010 5 10 20 40 10 BYNO.DATEBYPROJECT NO.OR 534 - 06700 IN METRO DENVERUNDERGROUND MEMBER UTILITIESEXCAVATE FOR THE MARKING OFBEFORE YOU DIG, GRADE, ORCALL 2-BUSINESS DAYS IN ADVANCE1-800-922-1987CENTER OF COLORADOCALL UTILITY NOTIFICATIONREVISIONHIGH COUNTRY ENGINEERING, INC.PHONE (970) 945-8676 - FAX (970) 945-2555www.hceng.comdrawn by:checked by:date:file:1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 81601SHEET NUMBER 2181683 1 of 1NJ STEIN LLCASPEN COLORADOIMPROVEMENT SURVEY PLAT531 EAST COOPERAVENUEWJNBAB9-24-182181683.DWGNOTES ORF R E V I E W PRELIMINARY IMPROVEMENT SURVEY PLAT DECK (TYP.)PLA N T E R LAN D S C A P E A R E A LANDSCAPE AREACONCRETE SIDEWALKBRICK PAVER AREAHANDICAP RAMP(S) (TYP.) EAS T C O O P E R A V E N U E SOUTH HUNTER AVENUEFOUND #5 REBAR NO CAP 3' WITNESS CORNER FOUND #5 REBAR NO CAP 1.08' WITNESS CORNER FOUND 1" BRASS PLUG LS #37935 N7 4 ° 2 4 ' 4 2 " W 1 3 7 . 6 3 'LOT ILOT HEASTERLY 5' OF LOT GWESTERLY 25' OF LOT GLOT Fsidewalk planter (typ.) G inverts: #1 = 3.1' #2 = 5.0' #3 = 4.1' #4 = 5.4' #5 = 3.4' #6 = 7.6' #7 = 8.8' electrical transformer found 1" brass plug ls# 37935 found 1" brass plug ls #19598 N79°3 7 ' 4 2 " W 1,641. 5 2 ' TO C O A G P S # 3 N73°1 7 ' 2 1 " W 287.5 0 ' TO CO A G P S # 2 LEGEND SS ST G T W W W SS SS SS UT UT UT G G G CTV CTV CTV UE UE UE SD SD SD .5'.5'.3'SURVEYOR'S CERTIFICATION 208 8. WRITTEN DESCRIPTION AND DESIGN GUIDELINES SUMMARY Storefront Restoration Open and reinstall the storefront in with Unit 3 of the Bowman Building at 409 S Hunter Street. Guidelines 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. Reviving the storefront along the Hunter St façade restores the original rhythm and porosity of the structure and follows the context experienced around the neighborhood. 1.2 - Preserve the system and character of historic streets, alleys, and ditches. Removing the non-historic entry to Unit 3 and restoring the original fenestration pattern preserves the character and rhythm of the street facing façade and storefront experience. 1.5 - Maintain the historic hierarchy of spaces. Restoring a storefront within Unit 3 restores the original hierarchy of public streets to public sidewalk to the historic resource’s interior. 1.26 - Preserve the historic circulation system. Reinstalling the storefront and entry restores the original entry point to the historic resource. 2.1 – Preserve original building materials. Materials that are in good condition or that can be repaired in place will remain. Only materials that are beyond repair will be removed and replaced to match historic materials in color, composition, and detailing. Masonry features will be preserved. New storefront finishes will be wood on the exterior and match in their detailing and profiles adjacent, original materials. 2.2 - The finish of materials should be as it would have existed historically. Materials will be installed in a historically appropriate manner. Painted wood paneling, windows, and doors are proposed. 209 2.3 - Match the original material in composition, scale and finish when replacing materials on primary surfaces. Wood detailing and products (windows and doors) matching in composition, scale, and finish is proposed. 2.4 Do not use synthetic materials as replacements for original building materials. Synthetic materials will not be used for replacements. 3.1 Preserve the functional and decorative features of a historic window. Elements of the windows and doors including frames, sashes, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings will be restored. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. The new door and windows are positioned and arranged to meet the historic context of similar openings in the building in nearby units. 3.3 Match a replacement window to the original in its design. Original operation will be maintained. 3.4 When replacing an original window, use materials that are the same as the original. Wood fenestration and detailing will be installed to match the original. 3.5 Preserve the size and proportion of a historic window opening. The proposed project preserves the size and proportions of the historic window opening and aligns with detailing around the building. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. The complex profiles, detailing, and materials for the proposed fenestration will match, as closely as possible, that of the original windows. 4.1 Preserve historically significant doors. The proposed project restores a historically significant entry door. The courtyard-facing door, which is not original, can be removed and sealed if not required or desired for egress. 210 The exterior bathroom door may be sealed shut as well to accommodate a new entry to the bathroom from the interior of unit 3. 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. Detailing of the exact original door is not available, so a replica that matches doors (as closely as possible) on adjacent unit will be used as a model for this replacement. 4.7 Preserve historic hardware. Door hardware will complement or match adjacent storefront hardware as closely as possible and be historically appropriate in style. 6.1 Preserve significant architectural features. Only features that have deteriorated or changed from their original condition will be repaired, removed, or replaced. 6.2 - When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. Any material that must be removed for repairs but is in good condition will be repositioned accurately and in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. Only material that will be replaced will be removed. Any material adjacent to the proposed scope of work that cannot be repaired will be replaced; such material would be replaced in its original manner and in the same composition. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. The design for the proposed will be substantiated by the presence of adjacent, original details. If any detailing is questionable or seemingly unoriginal, a simplified interpretation of the original which maintains a similar scale, proportion, and material will be implemented. 6.5 Do not guess at “historic” designs for replacement parts. If evidence of decorative elements is unveiled through the construction process, new elements consistent in scale, character, composition, and material will be proposed. 211 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. The prominent non-historic vent shall be removed assuming it has been abandoned or its routing and/or use can be changed or routed to a more discrete location. 212 UP UP DN UP UP A4.01 2 A4.02 1 A4.03 1 A4.4 1 1 1 2 2 A A B B 1 A5.1 1 A5.1 C C D D C.9 C.9 3 3 4 4 5 51 A5.4 1 A5.4 1 A5.5 1 A5.5 1 A5.6 1 A5.6 65'-4 3/4"18'-6 3/4"16'-0"29'-0"1'-10"A4.01 1 105 UNIT #5 (COMMERCIAL) 104 UNIT #4 (COMMERCIAL) 101 UNIT #1 (COMMERCIAL) 102 UNIT #2 (COMMERCIAL) 103 UNIT #3 (COMMERCIAL) T.O. FINISH 100'-0" (EXIST) 7929.22 18'-3 1/2" 11'-2" 21'-4" 47'-5 1/4" 98'-2 3/4" WEa A7.2 T.O. FINISH 101'-2" (EXIST) 7930.39 A2.034 1 3 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://Stein/1915_Stein.rvt4/29/2025 9:14:21 AM 1/4" = 1'-0" A2.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN LEVEL 1 FLOOR PLAN SCALE: PLAN NORTH TRUE NORTH A2.01 1/4" = 1'-0" 1 LEVEL 1 FLOOR PLAN DN 213 LEVEL 1 100'-0" T.O. STRUCT LEVEL 2 116'-0 3/8" T.O. STRUCT ROOF LEVEL 123'-3 3/8" BO EXST CEILING T.O. PARAPET 129'-5 3/8" 1 2 3 4 51 A5.4 1 A5.5 1 A5.6 LEVEL 1 MEZZ 106'-3" T.O. PLY A6.01 1 RESTORED HISTORIC ENTRY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT H02 H05 H04 H03 H01 103B EXISTING BUILDING BEYOND, EXISTING CLADDING TO REMAIN - REPAIR AS NECESSARY, TYP 98'-2 3/4" 18'-3 1/2" 11'-2" 21'-4" 47'-5 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://Stein/1915_Stein.rvt4/29/2025 9:03:50 AM 1/4" = 1'-0" A4.02 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN EXTERIOR ELEVATIONS SCALE:A4.02 1/4" = 1'-0" 1 EAST ELEVATION 2018.12.12 CONSTRUCTION DOCUMENTS - PERMIT 214 LEVEL 1 100'-0" T.O. STRUCT 3 1 A5.5 LEVEL 1 MEZZ 106'-3" T.O. PLY LEVEL 2 DECK 113'-5" T.O. STRUCT ADDITION 101'-1 1/4" T.O. STRUCT H01 H03H04H05 H02 103B3'-3 1/2"2 1/2"5'-6"3"2 1/2"1'-8"1'-2 1/4"4"5'-11"6"5'-10"6"5'-11"4" 19'-4" 1"4"1"1"4"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://Stein/1915_Stein.rvt4/29/2025 9:34:58 AM 1/2" = 1'-0" A6.01 1915 529-535 E COOPER AVE ASPEN, CO 81611 STEIN HISTORIC ENTRY RESTORATION SCALE:A6.01 1/2" = 1'-0" 1 HISTORIC ENTRY ELEVATION 2018.12.12 CONSTRUCTION DOCUMENTS - PERMIT EXISTING CONDITIONS PROPOSED MATERIALS/DETAILING 215 Exhibit C 216 Attachment B HP Design Guidelines Staff Finding Page 1 of 1 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 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. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. Staff Finding: The applicant proposes to add new windows and alter existing windows on the eastern façade to better align with the 19th-centurty design seen on the historic portions of the resource. This proposal aids in better circulation, increased accessibility, and more appropriate historic character. The size and proportions will relate to the existing historic portions of the resource. Staff find the above review criteria to be met. Chapter 4: Doors 4.2 Maintain the original size of a door and its opening. 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. 4.5 Adding new doors on a historic building is generally not allowed. Staff Finding: The applicant is proposing to reestablish an entry on the Hunter Street façade; currently the entrance into the space is located on the alley facing façade. The proposed design matches the doors located in historic portions of the resource. Staff find the above review criteria to be met. Chapter 12: Accessibility, Architectural lighting, Mechanical Equipment, Service Areas, and Signage 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. Staff Finding: The proposal includes raising the interior floor to allow for an accessible entrance on the street facing façade. Staff find this review criteria to be met. 217 Attachment C Commercial Design Review Criteria Staff Findings Sec. 26.412.060. – Commercial Design Review, Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: **Criteria found as “Not Applicable” has been removed (a) Guidelines and Standards. (1) The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. (2) All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040(d), Variations. (3) Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a. Determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal; b. Weigh the applicable guidelines with the practicality of the measure. Applicable Commercial, Lodging, and Historic District Design Standards and Guidelines General Standard 1.14 Commercial entrances shall be at the sidewalk level and oriented to the street. Staff Finding: the new entrance proposed on South Hunter Street is proposed to be at the sidewalk level as the applicant is going to raise the interior finished floor level to meet ADA requirements. Staff find this review criteria to be met. Standard 1.23 Building materials features. Staff Finding: The proposed materials convey the materials found within the block and are non-reflective. Staff find this review criteria to be met. 218 Attachment C Commercial Design Review Criteria Staff Findings Commercial Core Historic District Guideline 2.3 Development should be inspired by traditional late 19th-century commercial buildings to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to relate strongly to the context. Staff Finding: The proposed design is consistent with the historic portions of the resource and reinforces architectural continuity within the district. Staff find this review criteria to be met. Guideline 2.8 Composition of the façade, including choices related to symmetry and asymmetry, should reflect the close readings of patterns established by the 19th-century structures. Staff Finding: The proposed composition of the façade reflects the 19th-century design present on the historic portions of the resource. Staff find this review criteria to be met. Standard 2.13 Street level commercial storefronts should be predominately transparent glass. Staff Finding: The proposed design improves upon the transparency of the storefront by creating more fenestrations and increasing the size of existing windows. Staff find this review criteria to be met. Guideline 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities. Staff Finding: The proposed architectural details will align with the other details on the historic portions of the resource and will be finished with the same color. Staff find this review criteria to be met. 219