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agenda.hpc.20260422
AGENDA ASPEN HISTORIC PRESERVATION COMMISSION April 22, 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 - 3/25/26 & 4/8/26 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 XIII.NEW BUSINESS XIII.A Resolution #06, Series of 2026 620 West Bleeker Street- Request for a Certificate of Appropriateness for Minor Development minutes.hpc.20260325_DRAFT.docx minutes.hpc.20260408_DRAFT.docx 1 1 XIII.B Resolution #07, Series of 2026 129 West Francis Street - Request for a Certificate of Appropriateness for Minor Development XIII.C Resolution #08, Series of 2026 920 East Hyman Avenue - Request for a Certificate of Appropriateness for Minor Development XIV.ADJOURN XV.NEXT RESOLUTION NUMBER StaffReport_HPC Minor Development_620 W Bleeker.pdf HPC Resolution #06 of Series 2026.pdf Attachment A_Application.pdf Attachment B_Historic Preservation Design Guideline Analysis.pdf StaffReport.129WFrancis.LPA-25-117.pdf HPC Resolution #07, Series of 2026.pdf Attachment A_Application.pdf Attachment B_Historic Preservation Design Guideline Analysis.pdf Staff Report_920 E Hyman Ave.pdf HPC Resolution #08 Series of 2026_Denial.pdf HPC Resolution #08 Series of 2026_Approval.pdf Attachment A_Application.pdf Attachment B_Historic Preservation Design Guideline Analysis.pdf Attachment C_Referral Comments.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 15 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (10 minutes for minor development; 20 minutes for major development) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes for minor development; 10 minutes for major development) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) 2 2 End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion. Prior to vote the chair will allow for call for clarification for the proposed resolution. Please note that staff and/or the applicant must vacate the dais during the opposite presentation and board question and clarification session. Both staff and applicant team will vacate the dais during HPC deliberation unless invited by the chair to return. Updated: March 7, 2024 3 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 25TH, 2026 Vice Chairperson Raymond opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Jodi Surfas, Duncan Clauss, and Kim Raymond. Absent were Barb Pitchford, Dakota Severe and Kara Thompson. Staff present: Gillian White – Historic Preservation Officer Daniel Folke – Planning Director Luisa Berne - Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the minutes of 2/25/26. Mr. Clauss seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Clauss, yes; Ms. Raymond, yes. 4-0 vote, motion passes. PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: None DISCLOSURE OF CONFLICTS OF INTEREST: None PROJECT MONITORING: None STAFF COMMENTS: Ms. White reminded the commissioners of the joint work session with City Council to be held on April 13th at 4:00pm. She also noted that there was going to be a site visit to the Pedestrian Mall before the next meeting. 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 both agenda items. OLD BUSINESS: 504 W Hallam St. - Request for a Certificate of Appropriateness for Major Development Final Review, Request for Benefits Applicant Presentation: Sarah Adams – Bendon Adams Ms. Adams began her presentation by introducing Mr. Scott Hoffman, the owner of the property, Mr. Steve Novy from Greenline Architects and Mr. Matt Bombard from BlueGreen. She then reviewed the context of the project that was presented at the conceptual review and noted that they were here today for the final review and to finalize the floor area bonus. She went over the various preservation efforts and aspects of the project that were approved at conceptual review. Ms. Adams continued by noting that City Council had recently approved the creation of the two TDRs that HPC had recommended. She also said that the roof form of the connecting element had been updated since conceptual review. She noted that originally it had been a continuous gable from the main house to the new addition, but as a result of feedback received from HPC, had been lowered to 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 25TH, 2026 better delineate old from new. She also noted that, while not increasing the massing of the garage, some floor area for a storage area had been added. Ms. Adams then detailed the landscaping plans, including new street trees, the main entry walkway, and proposed plantings around the property. She also noted that they would be replacing the non-historic fencing with a new steel fence that was inspired by photos of historic fencing in the West End and would also be installing a wooden fence between the neighboring property and along the alley side. Ms. Adams reviewed their lighting plan including entry and walkway lighting. She also reviewed the proposed materials that were presented at conceptual including asphalt roofing for the historic house and standing seam metal for the new addition and connecting element. She also noted that the new addition would be brick. She then reviewed their plans to rebuild the historic front porch and replacement of non-historic windows in the main house. She also reviewed the proposed windows and sliding glass doors on the connecting element and the recreated historic entry door to the landmark, as well as the proposed trellis above the entry door to the new addition. She touched on the proposed paint color for the historic resource, which would be yellow with white trim. Ms. Adams then discussed the Floor Area Bonus that they were requesting. She noted that while it was discussed at the conceptual review, this was to make sure it was officially included in the resolution. She listed the review criteria for the bonus and noted how each was met. Ms. Raymond asked what the roof material for the connecting element was. Ms. Adams said it would be standing seam metal, matching the addition. Ms. Raymond also asked about the new trees to be planted in the right of way along 4th St. Mr. Bombard said they were spring snow crab apple trees. Ms. Raymond thought the number of trees proposed may screen the historic resource from view. She suggested potentially reducing the number of trees. Staff Presentation: Gillian White - Historic Preservation Officer Ms. White began her presentation by reviewing the context of the property and noted that this hearing was for the final review of the project and a requested floor area bonus. She went over the approvals from the conceptual hearing and listed the updates to the project since conceptual review. These included the inclusion of storage space above the garage addition, a change to the roof form of the connecting element, the addition of a small pergola on the addition and the final landscaping, fencing, lighting and material details. She reviewed these new elements and noted that staff was in support of them as outlined in the staff memo. Ms. White then went over the applicant’s request for a 375 square foot floor area bonus and the related review criteria. She noted that staff find that the criteria are met. She also reviewed the current status of the allowable floor area still on the property, considering the two TDRs that City Council had approved. She noted that these numbers were updated from what was included in the draft resolution due to the omission of the proposed additional storage space above the garage. Ms. White concluded by stating that staff was in support of the requests and recommended approval of Resolution #4. She noted that during the entire review process, the applicant had met with staff several times and worked toward a design that met the guidelines and that staff was supportive of. Ms. Surfas mentioned that she was not at the second conceptual hearing but asked about the approved connecting element. Ms. Raymond went over the details of the connecting element and the change to 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 25TH, 2026 the roof form. Ms. Adams reviewed the design and details of the connecting element and concept of restoring the historic footprint of the house. There was a brief discussion of the floor area bonus and how it had been mentioned in the previous conceptual meeting, but never officially requested. Ms. Adams spoke the reasoning for asking for it now. She noted that since they were undergoing the restoration efforts now, it felt that it should be requested in conjunction with those efforts as opposed to asking for it in the future when those efforts were already completed. Public Comment: None Board Discussion: Ms. Raymond started the discussion and asked if there were any comments from the commissioners. No one had any comments. MOTION: Ms. Surfas motioned to approve the resolution with the updated floor area numbers. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Clauss, yes; Ms. Raymond, yes. 4-0 vote, motion passes. Mr. Clauss was appointed monitor on the project. NEW BUSINESS: 409 South Hunter St. - Request for a Certificate of Appropriateness for Minor Development and Commercial Design Review Applicant Presentation: Garrett Larimer - Kraemer Land Planning / Brian May – Brian May Architecture and Interiors. Mr. Larimer began his presentation by going over some of the details, location and history of the building which was located in the Commercial Core Historic District and individually designated by City Council in 1992. He noted that the original building went all the way to the rear property line, but in 1950, following several years of vacancy and neglect, the rear of the building collapsed under a snow load. He showed a few historic pictures and noted that the conditions that still exist, including the historic chamfered corner entrance and storefront windows, were most likely from a rehab of the building conducted in the 1960s by Herbert Bayer who owned the building at the time. Mr. Larimer went on to describe the two aspects of the project they are asking for HPC’s review. One was changes to the South Hunter St. façade and the other was changes to the south façade that faces the outdoor patio space to the rear of the building. He showed a picture of the South Hunter St. façade as it exists today including wood paneling and fixed windows. He then showed an elevation of the proposed storefront that would include a double wood door with glass inserts, single pane storefront windows with divided transoms above and wood paneling below the windows. He noted that the design intent behind the storefront restoration was to improve the function of this rear unit of the building as well as to improve the compatibility of this unit with the historic and commercial guidelines as well as the design of the rest of the building. Mr. Larimer then went over some interior improvements and the window and door changes on the south façade. He noted that the interior floor was to be over framed as to match the street level to improve ADA access. He then detailed the window and door changes on the rear of the building. Noting the requested HPC reviews for Minor Development and Commercial Design review, he said that they are proposing to restore a storefront entrance on the street facing façade as currently the only entrance to 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 25TH, 2026 this unit is through the patio. He also noted that they believe this design improves compatibility with Victorian era commercial buildings, provides design consistency across the whole building and improves ADA compliance. Ms. Surfas asked what the South Hunter St. façade looked like originally. Mr. Larimer said that they could not find any historic photos of this façade to reference. He then showed a few pictures and the commissioners discussed what might have existed in the past. Ms. White noted that she did not have any evidence of what might have existed prior to the collapse of the rear of the building. Staff Presentation: Gillian White - Historic Preservation Officer Ms. White started her presentation by reviewing the project and the applicant’s requests for minor review and commercial design review. She showed an aerial image of the property and went over some of the details of the property’s location and history. She showed the 1904 Sanborn map that showed the original building extending to the southern lot line and she further detailed the building’s history as noted the staff memo. Ms. White then went on to describe the proposed scope of work, including changes to windows and doors on the south facing façade as well as the reconfiguration of the Hunter Street façade to include new windows, wood paneling, and new ADA compliant entry. She noted that staff found these alterations to be appropriate and an improvement on existing conditions. She reviewed a 2016 HPC approval for Major Development that never moved forward as noted in the staff memo. She said that the applicant’s proposal to base the new storefront off of the existing northeast corner design will better represent the period of significance of the building. She also noted that staff found that the proposal meets applicable Commercial, Lodging and Historic District Design Standards and Guidelines and that it drastically improves ADA access from the street. Ms. White concluded by stating that staff was recommending approval of the resolution with no conditions. Public Comment: None Board Discussion: Ms. Raymond started the discussion and asked if there were any comments from the commissioners. Mr. Moyer thought that since this portion of the building was rebuilt after the collapse, they were not destroying a historical resource but rather enhancing it. He was in favor. Ms. Raymond agreed with Mr. Moyer and staff that this was a huge improvement over the current conditions. She was also in favor. Mr. Clauss also agreed and was in favor. MOTION: Ms. Raymond motioned to approve the resolution as proposed. Mr. Clauss seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Mr. Clauss, yes; Ms. Raymond, yes. 4-0 vote, motion passes. Ms. Surfas was appointed to be the monitor on the project. ADJOURN: Ms. Raymond moved to adjourn the regular meeting. Mr. Moyer seconded. All in favor, motion passes. ____________________ Mike Sear, Deputy City Clerk 7 REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 25TH, 2026 8 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 8TH, 2026 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Barb Pitchford, Dakota Severe, Duncan Clauss, Kim Raymond, and Kara Thompson. Staff present: Daniel Folke – Planning Director Ben Anderson – Community Development Director Michael Tunte – Landscape Architect and Construction Manager Wyatt Young – Engineering Project Manager I Luisa Berne - Assistant City Attorney Mike Sear – Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the minutes of 3/11/26. Ms. Pitchford seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 6-0 vote, motion passes. Ms. Surfas entered the meeting at 4:32pm PUBLIC COMMENTS: None COMMISSSIONER MEMBER COMMENTS: Ms. Raymond thanked Mr. Tunte and Mr. Young for the site visit this afternoon. DISCLOSURE OF CONFLICTS OF INTEREST: None PROJECT MONITORING: None STAFF COMMENTS: Mr. Folke noted that Historic Planner Thanh Vo has resigned and his last day will be April 24th and they will be advertising for his position soon. He also noted that an item would be in front of City Council to historically designate the farmhouse at Bar X Ranch off Coach Rd. He reminded the commissioners of the joint work session with City Council set for Monday, April 13th and detailed the topics to be discussed. 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. OLD BUSINESS: 212 N. Monarch St. - Request for a Certificate of Appropriateness for Major Development Conceptual Review, Relocation, and Benefits. Mr. Folke noted that the applicant has requested an additional continuance to June 24th to allow for more time to work on the updated design based on direction from the HPC. 9 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 8TH, 2026 MOTION: Ms. Thompson motioned to continue the item to June 24th, 2026. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Ms. Severe, yes; Mr. Clauss, yes; Ms. Raymond, yes; Ms. Thompson, yes. 7-0 vote, motion passes. NEW BUSINESS: Project Specific Questions on Pedestrian Mall Brick Staff Presentation: Michael Tunte – Landscape Architect and Construction Manager & Wyatt Young – Engineering Project Manager I Mr. Tunte began his presentation with some history and context about the historic Pedestrian Mall and said the historic brick that lines the Mall areas is a very important element. He noted that they wanted to discuss the Bidwell Project request, Wheeler node security project, the ongoing maintenance needs of the Mall and address the current stockpile of historic bricks. He continued by detailing the Bidwell Building project and noted that it encompassed about 4,000 square feet of historic brick in front of the new building at the corner of Cooper and Galena, including the area around the Info Booth. He noted the work was required to bring the general area along those streets up to ADA accessibility standards. Next, he detailed the Wheeler node project and highlighted the area of historic brick there that would be impacted by the security updates planned for that intersection. He also noted that the City has about 16,000 historic bricks in its stockpile that, when figuring in about a 10% loss rate, would result in about 3,200 square feet. He said that with the deteriorating condition of the existing historic brick in the Mall and the dwindling supply of the stockpile, they were approaching a critical supply shortage of historic brick which puts us at risk of a fractured, inconsistent patchwork that devalues our pedestrian malls. With this in mind, he proposed that a thoughtful approach moving forward would allow the City to maximize the existing supply and ensure a cohesive standard. Mr. Tunte went on to describe the 2020 Pedestrian Mall Schematic Design and went over the improvement timeline and the steps taken in getting to the current situation. He showed a schematic drawing (included in the agenda packet) of the malls that highlighted various areas. The areas in yellow were what was considered the nodes of the malls where a change in the brick pattern is seen. He noted the areas outside the nodes were all a running bond pattern and when you get to the nodes, the pattern shifts to a purposeful grid. He noted that the schematic design called for the consolidation of original historic brick materials to those node areas and the areas outside the nodes would be replaced in kind with a compatible modern brick. He then described the recent Wagner Alley project that was used at the time to study the overall brick coloring, percentages, and patterning to identify a modern brick standard that most closely matches the historic pedestrian malls. He detailed the findings from this study and showed a picture of the finished product of the updated Wagner Alley project. He concluded by emphasizing that the Pedestrian Malls and the bricks are now at a point where something must change and noted that with the large Bidwell Building project, it may be time to switch to a new standard. The commissioners then discussed the various projects and the 2020 Schematic Design with Mr. Tunte and Mr. Young, addressing the current brick stockpile, the brick coloring options for a new standard, as well as the prioritization of the main nodes and Bidwell Project. 10 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 8TH, 2026 The commissioners agreed with moving forward with the 2020 Schematic Design and prioritizing the historic nodes. There was some discussion about the areas where historic brick would eventually meet the new modern brick standard and whether it should be a feathered transition. They felt it may be better to draw distinct lines between historic and new brick where larger areas are affected and potentially feather them together in smaller areas. There was support from the commissioners to simplify the color pallet of the brick mix and to eliminate one or two of the existing colors. There was also support to proceed with replacing the brick in front of the Bidwell Building with a new modern brick standard as well as support for the 2020 Schematic Design, consolidating the historic brick to the nodes. NEW BUSINESS: Discussion on Best Practices for Quasi - Judicial Boards Ms. Berne went through her training presentation that included an overview of quasi-judicial boards and their procedures. She also touched on ex-parte communications and gave some examples of various scenarios to avoid. Ms. Berne also talked about the deliberation process and what should be weighed and applied when making a decision. She stressed using the review criteria when making decisions and evaluating a project and not going on personal feelings. ADJOURN: Ms. Thomspon moved to adjourn the regular meeting. Mr. Moyer seconded. All in favor, motion passes. ____________________ Mike Sear, Deputy City Clerk 11 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner Harry Valentine-Wilson, Planner Technician THROUGH: Dan Folke, Planning Director MEETING DATE: April 22, 2026 SUBJECT: Resolution #06, Series of 2026 620 West Bleeker Street- Request for a Certificate of Appropriateness for Minor Development ______________________________________________________________________ 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)) 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. 12 Overview of Project: The applicant is proposing to replace the existing cedar shingle roof of the historic resource with a synthetic composite shake roofing material made to look like wood. The applicant proposes repairing the existing railing with no changes to the design of the railing. The application can be found in Attachment A. Figure 1 - Subject Parcel Outlined in Yellow. Staff Recommendation: Planning staff do not support the proposed replacement material as the applicable Historic Preservation Design Guidelines are not met. However, as staff understand the concern regarding fire safety, a draft resolution with conditions has been provided to allow the applicant to move forward with a more appropriate material. 13 DISCUSSION: Background The property at 620 West Bleeker Street, commonly known as the Wheeler/Stallard Museum, is an individually designated historic resource (Ordinance #10, Series of 1973) located in the West End of Aspen. The Victorian era building was constructed ca. 1888. Staff Comments: Overall, staff does not support the applicants request to replace the existing cedar shingle roof of the historic resource with the proposed synthetic composite shake. However, staff do support the proposal to repair the existing porch railing. Staff have provided two potential conditions of approval related to the roof replacement, with one requiring the new roof material to be the Enviroshingle material that the HPC has previously approved, and the other condition allowing alternative materials to be reviewed by staff and monitor. Should the HPC not be agreeable to either condition, staff recommend directing the applicant to replace with an architectural asphalt shingle rather than the proposed synthetic shake. Certificate of Appropriateness for Minor Development - Section 26.415.070(c) The proposal to replace the existing cedar roof shingles with EcoStar Empire Shake on the main house does not meet the Guidelines outlined in Chapter 2 and Chapter 7 of the Historic Preservation Design Guidelines. Guideline 2.3 states that replacements should “match the original material in composition, scale and finish when replacing materials on primary surfaces” and Guideline 2.4 states “Do not use synthetic building materials as replacements for original building materials. Guideline 7.7 states that “when replacement is necessary use a material that is similar to the original in both style Figure 2 - 1907 photo of the Wheeler/Stallard House Figure 3 - 1890 Sanborn Map with historic resource circled in red. 14 and physical qualities” and Guideline 7.8 states that “replacement roof materials should maintain or restore the character of the historic roof.” The proposed roofing material does not fully meet these applicable guidelines. Unlike the matte surface of real wood, the proposed plastic roofing product (Figure 4) appears to have a glossy surface. Rather than absorbing light like wood, the plastic finish tends to reflect light, giving the material a sheen unseen on the historic material it is intended to replicate. Although it may not be obvious to all observers that the proposed material is plastic, it is not similar enough to the existing wood shingles given the reflectivity, dimensions, texturing/striations, and the fact the proposed material is a shake and not a shingle. Staff feel that the proposal to repair the damaged porch railing (Figure 6) meets the preservation guidelines outlined in Chapter 5. Chapter 5 states that: “After discovering structural or cosmetic problems, a porch or balcony should be repaired rather than replaced. Repair is preferred to replacement because the original materials contribute to the historic character of the porch.” As the applicant is proposing to repair necessary Figure 5 - Proposed Synthetic Shake against existing Cedar Shingles Figure 4 - Proposed Synthetic Shake 15 sections of the railing and for those sections to match the existing railing design, staff feel that this portion of the proposal meets applicable guidelines. Full analysis of the project as it relates to the Historic Preservation Design Guidelines can be found in Attachment B. Referral Comments: Staff did not refer the application to other City departments for comments. RECOMMENDATION: Staff recommend approval of the Certificate of Appropriateness for Minor Development and have provided the following conditions for consideration: 1. Applicant to work with Staff and HPC monitor to find an alternative roofing material that is more consistent with applicable guidelines. OR 1. Replacement roofing material to be Enviroshingle material, with color to be reviewed and approved by staff and HPC monitor. OR 1. Replacement roofing material to be architectural asphalt shingles, with color to be reviewed and approved by staff and HPC monitor. ATTACHMENTS: HPC Resolution #06, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Analysis Figure 6 - Damaged historic railing on subject property 16 HPC Resolution #06, Series of 2026 Page 1 of 3 RESOLUTION #06 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING WITH CONDITIONS A CERTIFICATE OF APPROPRIATENESS FOR MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 620 WEST BLEEKER STREET, LEGALLY DESCRIBED AS (I.) BLOCK 23, INCLUDING THE PLATTED ALLEY, CITY AND TOWNSITE OF ASPEN, COLORADO, EXCEPT LOTS H AND I IN SAID BLOCK 23, AND WITHOUT WARRANTY AS TO SAID ALLEY, TOGETHER WITH ALL IMPROVEMENTS THEREON AND WITH ALL ITS APPURTENANCES AND WITH WARRANT OF TITLE TO SAME ACCORDING TO THAT CERTAIN WARRANTY DEED RECORDED IN THE RECORDS OF THE PITKIN COUNTY CLERK AND RECORDER’S OFFICE AT BOOK 244, PAGE 563, REC. NO. 137970, ON NOVEMBER 18, 1969 ; AND (II.) ALL OF THE PLATTED ALLEY IN BLOCK 23, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO, ACCORDING TO THAT CERTAIN DEED RECORDED IN THE RECORDS OF THE PITKIN COUNTY CLERK AND RECORDER’S OFFICE AT BOOK 255, PAGE 793, REC. NO. 146000, ON JUNE 10, 1971; AND (III.) LOTS E, F AND G, BLOCK 23, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO, ACCORDING TO THAT CERTAIN QUIT CLAIM DEED RECORDED IN THE RECORDS OF THE PITKIN COUNTY CLERK AND RECORDER’S OFFICE AT BOOK 324, PAGE 652, REC. NO. 191969 ON FEBRUARY 9, 1977. PARCEL ID: 2735-124-31-801 WHEREAS, the applicant, Aspen Historical Society, represented by Grant Bankston of Charles Cunniffe Architects, has requested HPC approval for a Certificate of Appropriateness for Minor Development for the property located at 620 West Bleeker 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 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 17 HPC Resolution #06, Series of 2026 Page 2 of 3 WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable code sections, standards, and guidelines, and, finding it inconsistent therewith, have provided a recommended condition of approval; and, WHEREAS, at a duly noticed public meeting on April 22, 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 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 with the following condition: 1. Applicant to work with Staff and HPC monitor to find an alternative roofing material that is more consistent with applicable guidelines. OR 1. Replacement roofing material to be Enviroshingle material, with color to be reviewed and approved by staff and HPC monitor. OR 1. Replacement roofing material to be architectural asphalt shingles, with color to be reviewed and approved by staff and HPC monitor. 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. 18 HPC Resolution #06, Series of 2026 Page 3 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: 620 West Bleeker 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 22nd 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 19 LAND USE APPLICATION PACKET __________________________________________________________________________________ ________________________________________________________________________________ _______________________________________________________________________________________ ______________________________________________________________________________ PROJECT: __________________________________________________________________________________ ________________________________________________________________________________ _______________________ __________________________________________________ APPLICANT: __________________________________________________________________________________ ________________________________________________________________________________ _______________________ __________________________________________________ REPRESENTATIVE: EXISTING CONDITIONS: PROPOSAL: LAND USE APPLICATION FORM 20 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET __________________________________________________________________________________________ ________________________________________________________________________________________ ___________________________________________________________________________________ _____________________________________________________________________________________ _________________________________________________________________________________________ ________________________________ _________________________________________ 21 620 W. BLEEKER ASPEN, CO 81611 TEL 970 925 3721 800 925 3721 FAX 970 925 5347 INFO@ASPENHISTORY.ORG June 11, 2025 To whom it may concern, I, Kelly Murphy, am the President/CEO of Aspen Historical Society. I am able to act on behalf of Aspen Historical Society. Regarding the application to replace the roof at 620 W. Bleeker Street, Aspen CO 81611, parcel # 27351243180: Our attorney is Daniel Sullivan Peck Feigenbaum, PC 132 Midland Ave, Ste. 4, Basalt, CO 81611 Aspen Historical Society, EIN 84-6037756, is a nonprofit corporation. Aspen Historical Society does not have any mortgages, judgments, liens, easements, contracts or agreements affecting the parcel. Property report is attached. Kelly Murphy President/CEO director@aspenhistory.org 22 June 9, 2025 To Whom it May Concern: ATTORNEY’S TITLE CERTIFICATE By this letter, the undersigned, Daniel J. Sullivan, an attorney licensed to practice law in the State of Colorado, Attorney Registration No. 31330, hereby certifies the following: 1.Aspen Historical Society, a Colorado nonprofit corporation (“Owner”), is the current record owner of the real property as obtained and described as Parcel No. 273512431801, and further described as follows (collectively, the “Property”): (i.) Block 23, including the platted alley, City and Townsite of Aspen, Colorado, except Lots H and I in said Block 23, and without warranty as to said alley, together with all improvements thereon and with all its appurtenances and with warrant of title to same according to that certain Warranty Deed recorded in the records of the Pitkin County Clerk and Recorder’s Office at Book 244, Page 563, Rec. No. 137970, on November 18, 1969 ; and (ii.) All of the platted alley in Block 23, City and Townsite of Aspen, County of Pitkin, State of Colorado, according to that certain Deed recorded in the records of the Pitkin County Clerk and Recorder’s Office at Book 255, Page 793, Rec. No. 146000, on June 10, 1971; and (iii.) Lots E, F and G, Block 23, City and Townsite of Aspen, Pitkin County, Colorado, according to that certain Quit Claim Deed recorded in the records of the Pitkin County Clerk and 23 Recorder’s Office at Book 324, Page 652, Rec. No. 191969 on February 9, 1977. 2.The Owner is a Colorado nonprofit corporation recognized as tax- exempt under Internal Revenue Code Section 501(c)(3) and thus is not required to pay real property taxes for the Property; and 3.Based on public property records search of the subject Property as of this date, there are no other mortgages, liens, contracts, or other agreements affecting the Property; and 4.There are no easements affecting the Property other than those as shown on the public record affecting the Property; and 5.As the sole Owner of the Property, the Owner has a right to apply for a land use and/or building permit application to the City of Aspen for the Property, and the Owner has right to use the land for the proposes identified in the development and/or building permit application for the Property; and 6.The subject property is located in the City of Aspen, State of Colorado; and 7.This Certificate is given solely for the purpose of the land use application for the Owner made with City of Aspen Community Development Department to obtain development approvals for the Property; and may not be relied on for any other purpose. Sincerely, /s Daniel J. Sullivan ___________________________ Daniel J. Sullivan, Esq. 24 cc.: Client 25 620 W. BLEEKER ASPEN, CO 81611 TEL 970 925 3721 800 925 3721 FAX 970 925 5347 INFO@ASPENHISTORY.ORG June 12, 2025 To whom it may concern, I, Kelly Murphy, am the President/CEO of Aspen Historical Society. I am able to act on behalf of Aspen Historical Society (AHS). Charles Cunniffe Architects is authorized to represent AHS for the purposes of the application to add a shed and replace the roof at 620 W. Bleeker Street, Aspen CO 81611. Sincerely, Kelly Murphy President/CEO director@aspenhistory.org 26 27 28 ADDRESS: 620 W BLEEKERDATE: 12/3/2025PROPOSED SHED4'-0" x 8'-0"PROPOSED SITE PLAN29 30 31 32 33 34 35 December 3, 2025 Harry Valentine-Wilson Historic Preservation Officer City of Aspen Historic Preservation 427 Rio Grande Place Aspen, CO 81611 Dear Harry and Members of the Commission, Our client, the Aspen Historical Society, is seeking approval to replace the roofing material on the primary building at 620 W. Bleeker Street, also known as the Wheeler/Stallard Museum. They are also requesting approval to install a small storage shed adjacent to the museum and to repair portions of the existing railings on the primary building. Although the property is located within the R-6 zone district, it is designated as historic and must therefore be repairing a historic roof, it is impor used, the roof material should be of a design, scale, color, texture, and composition akin to the original, or a During the pre- roofing on the structure is primarily cedar shake, with some metal at the eaves of the garage roof. Copies of Sanborn Maps reviewed during that meeting initially appeared to indicate that the original roof may have been metal. However, after further review of those maps and historical photographs of the building, it appears that the original roofing was in fact wood shake, similar to the existing material. The historical photographs and Sanborn Maps are included with this application for reference. Photographs taken in 1889, 1890, and 1907 indicate that the main structure originally had a wood shake roof prior to the first Sanborn Map in 1890 and that it continued to be maintained as such. The photographs from 1889 and 1890 also appear to show the garage with a wood shake roof, while the 1907 photograph depicts the garage with a tin roof. The contrast between the two materials in that image, especially with the weathering of the shakes, suggests that the wood shingles were original and the tin roof was a later replacement. Photos from 1973 show the garage roofing restored to wood shake with metal eaves consistent with current conditions today. Composite shingles, such as the proposed EcoStar Synthetic Shake, are often made from recycled materials and have lifespans exceeding 50 years. Over the same period, a wood shake roof would likely require replacement three or more times. The longevity and recycled content of composite shingles make them a more sustainable option, aligning with the intent of Chapter 7 of the Historic Preservation Design Guidelines. 36 Photographs of the selected color are provided. The Aspen Historical Society has chosen a tone that emulates a slightly weathered cedar shingle to minimize visual contrast with the historic structure and avoid the appearance of a brand-new roof. In addition, the Historical Society requests approval to install a small, freestanding 32-square-foot storage shed adjacent to the garage on the least prominent western façade. The shed will be painted to match and blend with the existing wood siding of the garage. Because the shed is only 32 square feet, it is exempt from the Residential Design Standards. Chapter 11: New Buildings on Landmark Properties appears to be the most applicable section of the Historic Preservation Guidelines for the proposed shed. Section 11.6 recommends that a new building consider form, materials, and fenestration, and relate strongly to the historic resource in at least two of these elements. Departing from one category allows for creativity and a contemporary design response. The proposed shed will relate to the historic garage in its materials scale, color, and limited fenestration featuring only functional doors similar to the garage, while contrasting in scale and form by being comparatively smaller and using a simple shed roof rather than a gable. Lastly, the Historical Society requests approval to repair portions of the existing exterior deck railings at the south and east decks of the house. Chapter 5 of the Historic Preservation Guidelines address porches and balconies which states that the preferred method for preservation is repair. After discovering structural or cosmetic problems, a porch or balcony should be repaired rather than replaced. Repair is preferred to replacement because the original materials contribute to the historic character of the porch. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost; therefore, such treatment should be avoided when feasible. The applicant s intent is to repair the railing and only those sections necessary, matching the existing railing design. Best regards, Grant Bankston Project Architect 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 October 28, 2025 Harry Valentine-Wilson Historic Preservation Officer City of Aspen Historic Preservation 427 Rio Grande Place Aspen, CO 81611 Dear Harry and Members of the Commission, Our client, the Aspen Historical Society, is a registered non-profit organization, as confirmed by the attached IRS documentation. On their behalf, we respectfully request that applicable fees associated with this application be waived, given the organization’s non-profit status and the nature of the proposed scope of work. Best regards, Grant Bankston Project Architect 52 53 54 55 56 57 58 59 60 61 62 www.ecostarllc.com Find us on social media: Design Your Roof, Your Way © 2025 by EcoStar, LLC. EcoStar is a trademark of EcoStar, LLC. P/N 602688_5 Niagara Slate 12" in Midnight Gray EcoStar LLC 42 Edgewood Drive Holland, NY 14080 800.211.7170 EcoStarLLC.com Durable, sustainable building product Made with recycled polymer and rubber (not tires) Less than half the weight of natural slate Class C and Class A Class 4 hail impact resistance rating 50-year transferable 63 Traditional Shake 64 Advantages • • • • • Architectural Flexibility • • Strength & Durability • • • Environmental Sustainability • Technical Information • • • • • • • • • • • Warranty Options • • Traditional Shake Fire Rating Class C Class A Recycled Material Tile Width Tile Thickness Maximum Reveal Weight/Sq at Max. Reveal Impact Rating Miami-Dade Standard Colors Factory Blends 65 Slate Products • • • • • Shake Products • • • • • Concrete Flat Tile & Island Groove Clay • • • • • • Product Overview Why Choose EcoStar? • • • (not tires) • • • • Protection Overview • • • • • • • • • • • • • • 66 Slate Slate Class C Fire-Rated Products Class A Fire-Rated Products Slate Slate Slate Slate Recycled Material Tile Width Tile Thickness Maximum Reveal Weight/Sq at Max. Reveal Impact Rating Miami-Dade Colors Color Blends Cool Roof Colors Custom/ Marbled 67 68 69 70 Page 1 of 10 UL Evaluation Report UL ER18920-01 Issued: August 15, 2014 Revised: August 5, 2021 Visit UL, LLC’s Product iQ™ database for the status of this Report. UL Category Code: ULEZ CSI MasterFormat® DIVISION: 07 00 00 - THERMAL AND MOISTURE PROTECTION Sub-level 2: 07 30 00 - Steep Slope Roofing Sub-level 3: 07 31 00 - Shingles and Shakes Sub-level 4: 07 31 53 - Plastic Shakes Sub-level 3: 07 32 00 - Roof Tiles Sub-level 4: 07 32 26 - Plastic Roof Tiles COMPANY: ECOSTAR LLC 42 EDGEWOOD DRIVE HOLLAND, NEW YORK 14080 (800) 211-7170 www.ecostarllc.com 1. SUBJECT: EMPIRE SHAKE, EMPIRE PLUS SHAKE, EMPIRE SLATE, AND EMPIRE NIAGARA SLATE POLYOLEFIN COMPOSITE TILES 2. SCOPE OF EVALUATION: 2012, 2009, and 2006 International Building Code ® (IBC) 2012, 2009, and 2006 International Residential Code ® (IRC) ICC-ES Acceptance Criteria for Special Roofing Systems (AC07) ICC-ES Acceptance Criteria for Quality Documentation (AC10) 71 Page 2 of 10 The products were evaluated for the following properties: Uplift Resistance (ANSI/UL 580) Uplift Resistance (ANSI/UL 1897) Roofing Systems for Exterior Fire Exposure (ANSI/UL790, ASTM E108) As Required in AC07 for Plastic Tiles and Panels 3. REFERENCED DOCUMENTS ICC-ES: ICC-ES Acceptance Criteria for Foam Plastic Insulation (AC07), dated February 2014 ICC-ES Acceptance Criteria for Quality Documentation (AC10), dated December 2012 ANSI/UL: ANSI/UL 580, Standard for Tests for Uplift Resistance of Roof Assemblies 5th Edition March 29, 2019 ANSI/UL 1897, Uplift Tests for Roof Covering Systems 7th Edition, September 23, 2015 ANSI/UL790, (ASTM E108), Standard Test Methods for Fire Tests of Roof Coverings, 8th Edition October 19, 2018 4. USES Empire Shake, Empire Plus Shake, and Empire Slate tiles are used as roof covering materials in Class A or Class C roofing systems when installed in accordance with this report and the manufacturer’s published installation instructions. 5. PRODUCT DESCRIPTION EcoStar’s Empire series products described in this report are synthetic composite roofing tiles manufactured using virgin and recycled polyolefin polymers. The Empire Slate tiles are available in 10” and 12” Traditional, Beaver Tail, Chisel Point and Beveled Edge Slate styles; the Empire Niagara Slate profile is available in 12” and 14” widths, and the two shake styles, the Empire Shake, and Empire Plus Shake are offered in blended bundles of 6”, 9”, and 12” tiles. The roofing tiles and accompanying hip and ridge products are available in standard sizes and thicknesses. Fire Classification: EcoStar synthetic composite roofing tiles covered under this report have been tested for fire classifications Class A and Class C in accordance with ANSI/UL790 (ASTM E108) and qualify for use under Section 1505.1 of the 2012, 2009 and 2006 IBC and Section R902.1 of the 2012, 2009 and 2006 IRC. Refer to Table 1. Wind Resistance: Roofing assemblies shall be designed to resist the design wind load pressures for components and cladding in accordance with Chapter 16 and Section 1504.3 of the 2012, 2009 and 2006 IBC and Section R905.1 of the 2012, 2009 and 2006 IRC. Wind Uplift Resistance: EcoStar synthetic composite roofing tiles covered under this report have been tested for wind uplift resistance in accordance with ANSI/UL 580/1897. Refer to Table 1. Physical Properties: EcoStar composite roofing tiles covered under this report have been tested as Type I molded specimens, both as manufactured and Xenon Arc weathered, for tensile properties in accordance with ASTM D638, flexural properties in accordance with ASTM D790, and for temperature cycling as specified in AC07. 72 Page 3 of 10 6. INSTALLATION 6.1 General: Installation of EcoStar composite roofing tiles must be installed in accordance with Section 1507.7 of the 2012, 2009 and 2006 IBC or Section R905.6 of the 2012, 2009 and 2006 IRC, except as noted in this report, and the manufacturer’s published installation instructions. The manufacturer’s published installation instructions must be available at all times on the jobsite during installation. The composite roofing tiles must be attached to the decked sheathing in a manner that will secure the tiles in place. 6.2 Slope: Roofs having slopes less than 3:12 slope are not recommended for products covered under this report. Minimum slope of substrate for installation of Empire Shake and Empire Plus Shake composite roofing tiles is 3:12 for 7 inch exposure, and 6:12 for 8 inch exposure. For Empire Slate composite roofing tiles, the minimum slope of substrate for installation is 3:12 for 6 inch exposure and 6:12 for 7 inch exposure. The Empire Niagara Slate tiles can be installed at 9” exposure on roofs ranging from 3:12 to 6:12 slope and at 9” or 10” exposures at slopes greater than 6:12. 6.3 Sheathing: The minimum required sheathing is to be ½ inch plywood decking, 7/16 inch OSB, or ¾ inch tongue and groove decking. The sheathing must be structurally sound and adequately fastened to resist wind loads for components and cladding as specified in Section 1609 of the 2012, 2009, and 2006 IBC and Section R301.6 of the 2012, 2009, and 2006 IRC 6.4 Underlayment: An ice barrier must be installed along the eaves in locations historically prone to ice in accordance with Section 1507.7.4 of the 2012, 2009 and 2006 IBC and Section 905.5.3.1 of the 2012, 2009, and 2006 IRC. In addition to the ice barrier, an underlayment must be installed over the entire roof deck in accordance with Section 1507.7.3 of the 2012, 2009, and 2006 IBC and Section R905.6.3 of the 2012, 2009, and 2006 IRC. 6.5 Flashing: Flashing materials are to be installed in accordance with Section 1503.2 and Section 1507.7.7 of the 2012, 2009, and 2006 IBC and Section R903.2 and Section R905.6.6 of the 2012, 2009, and 2006, as applicable. 6.6 Roofing Tiles: Installation of the composite roofing tiles must begin at the eave edge with a starter row. An overlaying offset row is then installed to cover the starter row nail heads. Subsequent courses to be installed in accordance with the manufacturer’s instructions. 6.7 Hips and Ridges: Hips and ridges must be installed in accordance with EcoStar, LLC’s published installation instructions for exposure, dimension, and fastener type. 6.8 Fasteners: Fasteners supplied by EcoStar are minimum 1-½ inch long stainless steel ring-shanked nails. The nails have heads of inch in diameter with 0.120 inch diameter shanks. 73 Page 4 of 10 6.9 Reroofing: Existing roof covering materials are to be removed prior to installation of the Empire composite roofing tiles. Installation is to be performed for new construction as described in Section 6 of this report. 7. CONDITIONS OF USE 7.1 General: The composite roofing tiles described in this report comply with, or are suitable alternatives to, what is specified in those codes listed in Section 2 of this report, subject to the following conditions: 7.2 Materials and methods of installation shall comply with this report and the manufacturer’s published installation instructions. In the event of a conflict between the installation instructions and this report, this report governs. 7.3 Only EcoStar specified fasteners shall be used in the installation of the roof covering system. 7.4 See the UL Online Certification Directory for Prepared Roof Covering Materials, Formed or Molded Metal, Fiber-Cement, Plastic or Fire-retardant-treated Wood (TFXX), and Roof-covering Materials, Impact Resistance (TGAM). 7.5 Wind uplift pressures on any roof area, including edges and corner zones shall not exceed the allowable wind pressure for the roof covering installed in that particular area. The allowable wind uplift pressure for the roof assembly shall be based on a minimum factor of safety of 2.0. A safety factor of 2.0 has been applied to the test pressure for uplift resistance values shown in Table 1. The allowable wind uplift pressure is for the roof system only. The deck and framing to which the roofing system is attached shall be designed for the applicable component and cladding, wind loads in accordance with the applicable code. 7.6 The Empire Shake, Empire Plus Shake, Empire Slate, and Empire Niagara Slate composite roofing tiles covered under this report are produced by EcoStar, LLC in Holland, New York under the UL LLC Listing/Classification and Follow-Up Service Program, which includes audits in accordance with quality elements of ICC-ES Acceptance Criteria for Quality Documentation, AC10. 7.7 Reroofing must be in accordance with Section 6.9. 8. SUPPORTING EVIDENCE 8.1 Data in accordance with ICC-ES Acceptance Criteria for Special Roofing Systems (AC07), dated February 2014. 8.2 Documentation of quality system elements described in ICC-ES Acceptance Criteria for Quality Documentation (AC10), dated December 2012. 8.3 UL Classification reports in accordance with ANSI/UL 790, and UL 2218. See UL Product Certification Categories (TFXX) and (TGAM), respectively. 74 Page 5 of 10 9. IDENTIFICATION EcoStar composite roofing tiles described in this evaluation report are identified by a marking bearing the report holder’s name (EcoStar,LLC) and address, the product name, the ASTM type designation, the UL Certification Mark where applicable, and the evaluation report number UL ER18920-01. The validity of the evaluation report is contingent upon this identification appearing on the product or UL Classification Mark certificate. 10. USE OF UL EVALUATION REPORT 10.1 The approval of building products, materials or systems is under the responsibility of the applicable authorities having jurisdiction. 10.2 UL Evaluation Reports shall not be used in any manner that implies an endorsement of the product, material or system by UL. 10.3 The status of this report, as well as a complete directory of UL Evaluation Reports may be found at UL.com via the Product iQ™ database. 75 Page 6 of 10 TABLE 1: COMBUSTIBLE DECK ASSEMBLIES System No. Composite Roof Tile Attachment Underlayment/Barrier Board Configuration Deck 1Deck AttachmentWind Uplift (psf)Fire Rating (Unlimited Incline)3Tested Pressure Maximum Design Pressure2 EMPIRE SLATE ANSI/UL 1897 ANSI/UL 7901Two 1-½ inches by 0.12 inches ring shank nails, 7 inches exposure Minimum ¼ inch Georgia-Pacific Gypsum, LLC DensDeck mechanically fastened4and one ply Type 30 asphaltic felt, or one ply of: GAF VersaShield, or Atlas FR 50, or Layfast SBS TU435Minimum 19/32inch thick APA rated plywood Type C-D 8d annular ring-shank nails 6 inches oc -240 -120 Class A2 Four 1-½ inches by 0.12 inch ring shank nails, 7 inch exposure 8d annular ring-shank nails 4 inch o.c. at board edges, 6 inches oc field of board -330 -165 3Two 1-½ inches by 0.12 inch ring shank nails, 7 inch exposure Minimum 15/32 inch thick APA rated plywood Type C-D6 8d annular ring-shank nails 6 inches oc -187.5 -93.75 4Four 1-½ inches by 0.12 inch ring shank nails, 7 inch exposure 8d annular ring-shank nails 4 inches o.c. at board edges, 6 inches oc field of board -255 -127.5 5Two 1-½ inchesby 0.12 inch ring shank nails, 7 inch exposure Minimum 7/16inch thick APA rated OSB610d annular ring-shank nails 6 inches oc -180 -90 6Four 1-½ inchesby 0.12 inch ring shank nails, 7 inch exposure 10d annular ring-shank nails 6 inches oc -255 -127.5 76 Page 7 of 10 TABLE 1: COMBUSTIBLE DECK ASSEMBLIES(CONTINUED)System No. Composite Roof Tile Attachment Underlayment/Barrier Board ConfigurationDeck1 Deck AttachmentWind Uplift (psf)Fire Rating (Unlimited Incline)3Tested Pressure Maximum Design Pressure2EMPIRE NIAGARA SLATE ANSI/UL 1897ANSI/UL 7907 Two 1-¾ inchesby 0.120 inch ring shank nails, 10 inch exposure7, 8 Minimum ¼ inch Georgia-Pacific Gypsum, LLC DensDeck mechanically fastened4and one ply Type 30 asphaltic felt, or one ply of: GAF VersaShield, or Atlas FR 50, or Layfast SBS TU435Minimum 19/32 inch thick APA rated plywood Type C-D 0.113 X 2-inch ring-shank nails 6 inches oc-180 -90 Class A 8Four 1-¾ inches by 0.120 inch ring shank nails, 10 inch exposure7, 8-225 -112.59 Two 1-¾ inchesby 0.120 inch ring shank nails, 10 inch exposure7, 8 Minimum 15/32 inch thick APA rated plywood Type C-D 0.113 X 2-inch ring-shank nails 6 inches oc-135 -117.5 10Four 1-¾ inches by 0.120 inch ring shank nails, 10 inch exposure7, 8-195 -147.511Two 1-¾ inchesby 0.120 inch ring shank nails, 10 inch exposure7, 8Minimum 7/16inch thick APA rated OSB60.113 X 2-inch ring-shank nails 6 inches oc-75 -37.512Four1-¾ inchesby 0.120 inch ring shank nails, 10 inch exposure7, 8-165 -82.5 77 78 79 80 81 82 83 EcoStar Technical Bulletin Proper Deck Types EcoStar Majestic Slate, Empire Slate, Seneca Shake and Empire Shake From: EcoStar Technical Department To: EcoStar Manufacturer eps and Distributors RE: Proper Deck Types EcoStar Majestic Slate, Empire Slate, Seneca Shake and Empire Shake Due to decking and subsequent aesthetic issues arising from improper installations of EcoStar tiles, EcoStar would like to clarify which deck types are acceptable for proper installation. EcoStar Majestic, Empire and Seneca tiles may be installed or thicker OSB, or thicker plywood or a minimum 3/4 ongue and groove wood decking. Non-acceptable decking includes but is not limited to: skip sheeting, battens, nailing strips and wood planks. All decking must be smooth and free of all defects, gaps in adjoining deck boards or sheets should not be more than . Be mindful of these restraints on older re-roof projects since these projects are more apt to having an unacceptable substrate. EcoStar Technical Department TB104-3 Version 3 March 1, 2013 800-211-7170 www.ecostarllc.com 84 85 86 87 Jake Andersen CEO & Fire Chief Aspen Fire Protection District 420 East Hopkins Avenue Aspen, CO 81611 March 26, 2026 Dear Review Committee, cedar shingle roof at the Wheeler Stallard Museum with a fire-resistant synthetic shingle. Aspen is currently experiencing extreme drought conditions, which significantly increases wildfire risk throughout our community. Given these circumstances, projects that proactively reduce ignition potential are both timely and essential. West End neighborhood. Wood shake and shingle roofs are particularly susceptible to ignition from wind- driven embers during wildfire events. Replacing the aging cedar roof with a fire-resistant alternative will greatly The West End in Aspen is one of our areas at most severe risk of structure-to-structure fire transfer where a fire originating in the wildland spaces could very likely move into the built environment and become and urban conflagration. Hardening structures and mitigating landscapes in this area is a top priority for our wildfire resilience efforts. The Wheeler/Stallard Museum is an important cultural and historical asset for our community. Protecting this safety of the surrounding neighborhood. I applaud the Historical Society for proactively working to protect our historical resources while still maintaining their visual appeal and for making these efforts to help our community be more wildfire resilient. I strongly support this project and respectfully encourage its funding. Sincerely, Jake Andersen CEO & Fire Chief 420 E Hopkins Avenue Aspen, CO 81611 970-925-5532 www.aspenfire.com 88 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” have been removed 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. Staff Finding: The applicant proposes to replace the existing cedar roof shingles with EcoStar Empire Shake. The proposed roofing material does not fully meet the above guidelines. Unlike the matte surface of real wood, the proposed plastic roofing product appears to have a glossy surface. Rather than absorbing light like wood, the plastic finish tends to reflect light, giving the material a sheen unseen on the historic material it is intended to replicate. Although it may not be obvious to all observers that the proposed material is plastic, it is not similar enough to the existing wood shingles given the reflectivity, dimensions, texturing/striations, and the fact the proposed material is a shake and not a shingle. Staff find that the above guidelines are not met. Chapter 5: Porches and Balconies 5.4 If reconstruction is necessary, match the original in form, character and detail. Staff Finding: The applicant proposes repairing the existing railing with no changes to the design of the railing. As the applicant is proposing to only repair necessary sections of the railing and for those sections to match the existing railing design, staff feel that this portion of the proposal meets applicable guidelines. Staff find the above guidelines to be met. Chapter 7: Roofs 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should maintain or restore the character of the historic roof. Staff Finding: Unlike the matte surface of real wood, the proposed plastic roofing product appears to have a glossy surface.. Although it may not be obvious to all observers that the proposed material is plastic, it is not similar enough to the existing wood shingles given the reflectivity, dimensions, texturing/striations, and the fact the proposed material is a shake and not a shingle. Staff find that the above guidelines are not met. 89 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner THROUGH: Dan Folke, Planning Director MEETING DATE: April 22, 2026 SUBJECT: Resolution #07, Series of 2026 129 West Francis Street - Request for a Certificate of Appropriateness for Minor Development ______________________________________________________________________ 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)) 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. 90 Overview of Project: 129 W. Francis St. is currently developed with a single family residence built in the early 2000s and a historic secondary structure. The applicant is proposing to remove a roughly 8-feet-wide, 6-feet-8-inch-tall section of framing and siding on the north façade of the historic secondary structure to create a new doorway for which the historic framing and siding will be used as an externally mounted, bi-part, sliding door. The full application can be found in Attachment A. Staff Recommendation: While staff understand that the proposal is for a fairly limited scope of work, the proposal does not fully meet all applicable guidelines. Staff find that the project meets a reasonable balance within the Guidelines and ask that the HPC discuss whether this is an appropriate alteration to the historic secondary structure. DISCUSSION: Background The subject property at 129 W. Francis St. is legally described as Lot B of the Vickery Historic Lot Split, according to the Plat Thereof Recorded May 30, 1996, in Plat Book 39 at Page 82, Pitkin County, Colorado. This parcel was created from the western half of the Fig. 1. Aerial image showing the subject property outlined in yellow. 91 10,500-square-foot property formerly described as Lots C, D, E, and the west half of Lot B, Block 56, City and Townsite of Aspen, at 123 W. Francis St. The larger property was added to the Aspen Inventory of Historic Landmark Sites and Structures by Ordinance #041, Series of 1995, qualifying the property for the historic lot split that resulted in the subject lot. Although the primary historic building was relocated to Lot A in 1997, the historic secondary structure remained in its historic location in the southeast corner of Lot B. Given its inclusion on the 1904 and 1898 Sanborn Maps, this secondary structure was likely built sometime before 1898. North of it, a new primary structure was constructed around 2002. Staff Comments: The applicant has proposed a thoughtful design that reuses the historic material resulting in limited impact on the aesthetics of the structure. This proposed alteration has the potential to allow for better use of the structure while maintaining the historic character that currently exists. Certificate of Appropriateness for Minor Development - Section 26.415.070(c) The applicant is proposing to remove a roughly 8-feet-wide, 6-feet-8-inch-tall section of framing and siding on the north façade of the historic secondary structure to create a new doorway for which the historic framing and siding will be used as an externally mounted, bi-part, sliding door. The applicant has requested this alteration as a means of improving the accessibility of the structure to support its continued use; currently there is no access from the yard. Figure 2: 1898 Sanborn Map with resource associated with request outlined in blue for visibility. 92 Within the Historic Preservation Design Guidelines, Guideline 2.1 and 2.2 speak to preserving original building materials and maintaining the historic finish of materials. As the applicant is proposing to reuse the existing material for the door and leaving it unfinished, staff find these guidelines met. Guideline 4.5 states that adding new doors on a historic building is generally not allowed; staff find this guideline not met. Chapter 8: Secondary Structures has an associated policy which states: “When a secondary structure is determined to be historically significant, it must be preserved. This may include keeping the structure in its present condition or, rehabilitating it or adapting it to a new use so that the building continues to serve a useful function.” The historic secondary structure has been well preserved, and the request would allow for its continued use and functionality. Guideline 8.3 speaks to not adding detailing or conjectural features that are inconsistent with the structure’s original character as a utilitarian structure. Staff find that this guideline is being met as the proposed door hardware is simple and utilitarian. Guideline 8.8 states that the adaptation of an obsolete secondary structure to a functional use is encouraged and the reuse of any secondary structure should be sensitive to avoid a loss of character. Staff find that the requested alteration is an acceptable adaptation to allow for functional use of the structure. To preserve the historic material as effectively as possible, staff have included a condition within the proposed resolution. This condition requires the door opening to align with the siding in such a way to avoid the need to cut through the siding vertically. This condition will allow for better reversibility should the door be removed in the future and the material placed back in its original location. Fig. 3. Proposed door location. Fig. 4. Proposed door design. 93 Staff find that the proposed scope meets the majority of 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. Referral Comments: Staff referred out the application to other City departments for comments. The applicable departments had no comments or concerns. RECOMMENDATION: Staff recommend approval of the Certificate of Appropriateness for Minor Development with the following condition: 1. The new door opening should align with the existing siding/board seams beneath the battens to prevent the need to cut vertically through any siding. ATTACHMENTS: HPC Resolution #07, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Analysis 94 HPC Resolution #07, Series of 2026 Page 1 of 3 RESOLUTION #07 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING WITH CONDITIONS A CERTIFICATE OF APPROPRIATENESS FOR MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 129 WEST FRANCIS STREET, LEGALLY DESCRIBED AS LOT B, VICKERY HISTORIC LOT SPLIT, ACCORDING TO THE PLAT THEROF RECORDED MAY 30, 1996 IN PLAT BOOK 39 AT PAGE 82, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO PARCEL ID: 2735-124-79-002 WHEREAS, the applicant, Famillie Alpenhaus LLC, represented by Nicholas Valention with NAVdesign LLC, has requested HPC approval for a Certificate of Appropriateness for Minor Development and Commercial Design Review for the property located at 129 West Francis 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 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, 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 April 22, 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 95 HPC Resolution #07, Series of 2026 Page 2 of 3 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 with the following condition: 1. The new door opening should align with the existing siding/board seams beneath the battens to prevent the need to cut vertically through any siding. 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 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: 96 HPC Resolution #07, Series of 2026 Page 3 of 3 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: 129 West Francis 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 22nd day of April, 2026. Approved as to Form: Approved as to Content: _____________________________ _______________________ Luisa Berne, Assistant City Attorney Kara Thompson, Chair ATTEST: ____________________________ Mike Sear, Deputy City Clerk 97 98 2 PROJECT SUMMARY: Existing Conditions: The site is part of the VICKORY HISTORIC LOT SPLIT. The primary structure is newer construction with most recent improvements circa 2001, it roughly aligns with the neighboring historic resource (123 W. Francis St). Located at the rear of the lot along the alley is an outbuilding, its current use is limited to storage, and while its history remains unverified, staff believe it to have historic significance. The site includes existing walkways, outdoor living and patio space between the existing buildings, driveway and garage access from the rear alley. The site has a notable large evergreen straddling the NE corner of the property, several aspens, and privacy fence on either side. The understory planting is simple, primarily lawn with foundation plant beds, shrubs and annuals. Proposed Improvements: The applicant proposes to remove a roughly 8-feet-wide, 6-feet-8inch-tall section of framing and siding on the north non- primary façade of the historic secondary structure to create a new doorway. The orientation faces inward towards the primary structure and outdoor living space which is not visible from the ROW. The historic framing and siding will be used as an externally mounted, bi-part, sliding door, to improve accessibility and support the adaptive re-use of the outbuilding. Per staff directive the applicant is requesting review for Minor Development review by the Historic Preservation Commission (HPC). Included Documents: A. Cover Letter • Client and Authorized representative contact information • Street address, legal description, parcel identification number B. Project Summary • Existing conditions • Proposed improvements C. HP Design Guidelines Compliance Response D. Pre-application Conference Summary E. Application Packet, Signed Fee Agreement, Fee (copy of payment) F. Title Certificate G. Improvement Survey with Vicinity Map H. Project Context in Overall Block I. Proposed Door Location on Existing Conditions Site Plan J. Proposed Storage Barn Door Plan and Elevation K. Additional Materials and Exhibits a. Existing Condition Photos 99 3 HP DESIGN GUIDELINES COMPLIANCE RESPONSE (re CHAPTERS 8): The proposed doorway on a non-primary façade of the historic secondary structure is oriented inward towards the primary structure and outdoor living space which is not visible from the ROW. The historic framing and siding will be re-used as an externally mounted, bi-part, sliding door, to ensure the proposed work has no adverse effect on the structure’s physical appearance or character-defining features. The improved accessibility supports the adaptive re-use of the otherwise underutilized outbuilding, ensuring its continued use and function. Chapter 8: Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. Response: Existing Secondary Historic Structure unaffected, located at the rear of the lot along the alley is an outbuilding, while its history remains unverified, staff believe it to have historic significance. The structure’s character-defining features will be preserved and maintained. 8.2 Preserve a historic secondary building as a detached structure. • Any proposal to attach a secondary structure is reviewed on a case-by-case basis. • The position and orientation of the structure should be maintained except when HPC finds that an alternative is the best preservation option. • Some AspenModern properties incorporated garages and carports into the architecture. This pattern should be maintained. Response: n/a, the structure will remain detached in its current location. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. Response: The proposed door utilizes existing simple materials to maintain its original character as a utilitarian structure. No conjectural detailing or features are being proposed that would alter or affect the character. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. Response: n/a, no additions are proposed for the structure at this time. 8.5 Preserve the original building materials, or match in kind when necessary. Response: The proposed door utilizes the original building materials. 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. Response: The original windows and doors will be maintained and are unaffected. The proposed door orientation better meets the needs of today’s site conditions, access, and supports the structures continued use and function. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. Response: n/a, the proposed is not a garage door. 100 4 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. • The reuse of any secondary structure should be sensitive so that its character is not lost. Response: The improved accessibility supports the adaptive re-use of the otherwise obsolete outbuilding, ensuring its continued use and function. The historic framing and siding will be re-used as an externally mounted, bi-part, sliding door, to ensure the proposed work has no adverse effect on the structure’s physical appearance or character-defining features. 101 PRE-APPLICATION SUMMARY PRE-25-107 DATE: September 10, 2025 PLANNER: Stuart Hayden, Planner II, Historic Preservation, Stuart.Hayden@aspen.gov REPRESENTATIVE: Nicholas Valentino, NAV Design, LLC PROJECT LOCATION: 129 W. Francis St. PARCEL ID: 2735-124-79-002 REQUEST: Historic Preservation Certificate of Appropriateness for Minor Development DESCRIPTION: The subject property at 129 W. Francis St. is legally described as Lot B, Vickery Historic Lot Split, According to the Plat Thereof Recorded May 30, 1996 in Plat Book 39 at Page 82, Pitkin County, Colorado. This parcel derived from the western half of the 10,500-square-foot property formerly described as the Lots C, D, E, and the west half of Lot B, Block 56, City and Townsite of Aspen, at 123 W. Francis St. That larger property was added to the Aspen Inventory of Historic Landmark Sites and Structures by Ordinance #041, Series of 1995, qualifying the property for the historic lot split from which the subject property resulted. Although the primary historic building was relocated to Lot A in 1997, the historic secondary structure remained in its historic location in the southeast corner of Lot B. Given its appearance on 1904 and 1898 Sanborn Maps, this secondary structure was likely built sometime before 1898. North of it, a new primary structure was constructed around 2002. This detached residential dwelling is a permitted use in the Medium-Density Residential (R-6) Zone District. The prospective application proposes to remove a roughly 8-feet-wide, 6-feet-8-inch-tall section of framing and siding on the north façade of the historic secondary structure to create a new doorway for which the historic framing and siding will be used as an externally mounted, bi- part, sliding door. As “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” constitute a “minor development” according to Sec. 26.415.070(c)(1)b., the proposed project warrants a Minor Development review by the Historic Preservation Commission (HPC). This one-step review 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. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304.010 Common Development Review Procedures – General 26.415.070(c) Historic Preservation Certificate of Appropriateness for Minor Development 26.710.040 Medium-Density Residential (R-6) 102 HELPFUL LINKS: • Land Use Application (PDF) • Land Use Code (PDF) • Historic Preservation Design Guidelines (PDF) REVIEW BY: • Staff for completeness and recommendation • HPC for final decision REQUIRED LAND USE REVIEW(S): • Historic Preservation - Minor Development Review PUBLIC HEARING: Yes, at HPC for Minor Development 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 FEES: $0. TOTAL DEPOSIT: $1,300 APPLICATION CHECKLIST: Below is a list of submittal requirements for these reviews. Please email the entire application as one pdf to CDEHadmins@aspen.gov. Include Pre- 25-107 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, signed Fee Agreement, and signed HOA Compliance form. Pre-application Conference Summary (this document). Contained within a letter signed by the owner, the owner's name, address and telephone number and the name, address and telephone number of any representative authorized to act on behalf of the owner. The street address, legal description, and parcel identification number of the property proposed for development. A disclosure of ownership of the parcel proposed for development, consisting of a current (no older than 6 months) certificate from a title insurance company or attorney licensed to practice in the state, 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. An eight and one-half (8½) inches by eleven (11) inches vicinity map locating the subject parcel within the City of Aspen. Visual depiction of the proposed building in the context of the overall block. A site improvement survey (no older than a year from submittal) certified by a registered land surveyor, licensed in the state, showing the current status of the parcel including the current topography, vegetation, boundaries, the location and orientation of existing and proposed improvements, proximity to any preserved view planes, and predominant site characteristics. Proposed and existing site plans depicting the proposed layout and the project's physical relationship to the land and its surroundings. 103 Scaled elevations and/or drawings of the proposed work and its relationship to the designated historic buildings, structures, sites and features within its vicinity. An accurate representation of all building materials and finishes to be used in the development and physical material samples for HPC review. A written description of the proposal and a written explanation of how the proposal complies with the relevant review standards. Photographs and other exhibits, as needed, to accurately depict location, extent and design 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. 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 NAV DESIGN LLC ATTN: NICHOLAS VALENTINO PO BOX 5153 SNOWMASS VILLAGE, CO 81615 Reference Your Reference Number: Our Order Number:62018697 Our Customer Number:3002459.1 Invoice (Process) Date:10/03/2025 Transaction Invoiced By:Brandi Wolfe Email Address:bwolfe@ltgc.com INVOICE Land Title Guarantee Company 5975 Greenwood Plaza Blvd Suite 125 Greenwood Village, CO 80111 (303) 270-0445 Tax ID: 84-0572036 Invoice Number:ASP-5749 Property Address:129 W FRANCIS ST, ASPEN, CO 81611 Parties: - Charges - "TBD" Commitment $279.00 Amount Credited $0.00 Total Invoice Amount $279.00 Total Amount Due $279.00 Payment due upon receipt Please reference Invoice No. ASP-5749 on payment Please make check payable and send to: Land Title Guarantee Company 5975 Greenwood Plaza Blvd Suite 125 Greenwood Village, CO 80111 Form 1128 accounting/invoice.html 62018697 (34518897) 123 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: Q62018697 Date: 10/03/2025 Property Address: 129 W FRANCIS 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 FAMILLIE ALPENHAUS LLC Delivered via: No Commitment Delivery NAV DESIGN LLC Attention: NICHOLAS VALENTINO PO BOX 5153 SNOWMASS VILLAGE, CO 81615 (970) 710-2717 (Cell) nicholas@navdesign.net Delivered via: Electronic Mail 124 Estimate of Title Fees Order Number: Q62018697 Date: 10/03/2025 Property Address: 129 W FRANCIS ST, ASPEN, CO 81611 Seller(s): FAMILLIE ALPENHAUS 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 06/18/2010 under reception no. 570675 Plat Map(s): Pitkin county recorded 05/30/1996 at book 39 page 82 125 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: 129 W FRANCIS ST, ASPEN, CO 81611 1.Effective Date: 09/26/2025 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: FAMILLIE ALPENHAUS LLC, A COLORADO LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: LOT B, VICKERY HISTORIC LOT SPLIT, ACCORDING TO THE PLAT THEREOF RECORDED MAY 30, 1996 IN PLAT BOOK 39 AT PAGE 82. COUNTY OF PITKIN STATE OF COLORADO. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62018697 126 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62018697 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.PROVIDE LAND TITLE GUARANTEE COMPANY WITH A CURRENT IMPROVEMENT SURVEY PLAT OF SUBJECT PROPERTY. THIS REQUIREMENT IS NECESSARY DELETE 1-3. UPON REVIEW, ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS MAY BE NECESSARY. NOTE: ANY MATTERS DISCLOSED BY SAID IMPROVEMENT SURVEY PLAT WILL BE REFLECTED ON SAID POLICY(S) TO BE ISSUED HEREUNDER. NOTE: LAND TITLE IS NOT RESPONSIBLE FOR ORDERING SAID IMPROVEMENT SURVEY PLAT. 3.DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF FAMILLIE ALPENHAUS LLC, A COLORADO LIMITED LIABILITY COMPANY AS A LIMITED LIABILITY COMPANY. THE STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED, THE MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-172, CRS. NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER. 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. 127 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 SET FORTH IN THE DEED FROM THE CITY OF ASPEN RECORDED JANUARY 05, 1888 IN BOOK 59 AT PAGE 255, PROVIDING AS FOLLOWS: THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS. 9.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 1 RECORDED JUNE 07, 1996, UNDER RECEPTION NO. 393491. 10.EASEMENTS, RIGHTS OF WAY AND OTHER MATTERS AS SET FORTH ON THE PLAT OF THE VICKERY HISTORIC LOT SPLIT RECORDED MAY 30, 1996 IN PLAT BOOK 39 AT PAGE 82. 11.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 38, SERIES OF 2000, APPROVING AN APPLICATION FOR FINAL DEVELOPMENT RECORDED AUGUST 10, 2000 UNDER RECEPTION NO. 445981. 12.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 34, SERIES OF 2002, APPROVING AN AMENDMENT TO FINAL DEVELOPMENT RECORDED SEPTEMBER 26, 2002 UNDER RECEPTION NO. 472711. 13.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN CERTIFICATE OF NO NEGATIVE EFFECT RECORDED APRIL 30, 2025 AS RECEPTION NO. 709146. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62018697 128 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) 129 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) 130 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 131 Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 132 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) 133 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) 134 E G XXXCTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV UE UE UE UE UE UE UE UE UE UE UE W W W W W W W W W W W W W W WWGGUEUEUEUEUEG G G GGCTVCTVCTVUTUTUTG G G G G CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV UE UE UE UE UEUEUE UE UE UE UE UT UT UT UT UT UT UT UT UT UT UT UT UTUE7887788878 8 7 78877887 788878877888 78877887 F E D C B A K ALL E Y - B L O C K 5 6 (GR A V E L ) 21. 0 7 ' P U B L I C R O W BO O K 3 9 , P A G E 8 2 W. F R A N C I S S T R E E T (PA V E D R O A D W A Y ) 74. 7 2 ' P U B L I C R O W BO O K 3 9 , P A G E 8 2FIRST STREET(PAVED ROADWAY)75.45' PUBLIC ROWBOOK 39, PAGE 82LO T B - V I C K E R Y HIS T O R I C L O T S P L I T 129 W . F R A N C I S PA R C E L I D N O . 273 5 1 2 4 7 9 0 0 2 AR E A : ± 5, 2 5 0 S Q . F T . ± 0. 1 2 1 A C R E S 11.515. 1 5.32.6 21.623. 327.84.0 30.316. 0 8.94.4 9.6 4.421.71.9 7.01.9 20. 2 12.320. 2 12.3LO T A - V I C K E R Y HIS T O R I C L O T S P L I T 123 W . F R A N C I S PA R C E L I D N O . 273 5 1 2 4 7 9 0 0 1 135 W . F R A N C I S PA R C E L I D N O . 273 5 1 2 4 2 1 0 0 1 SCO SIT E B E N C H M A R K EL E V = 7 8 8 6 . 6 2 ' FO U N D 5 8" R E B A R 1.5 " A C L S # 2 3 7 6 FO U N D 5 8" R E B A R 1 . 5 " A C L S # 2 3 7 6 (CO N F L I C T I N G E V I D E N C E - N O T A C C E P T E D ) FO U N D 1 2" R E B A R W I T H 1" R E D P L A S T I C C A P LS # I L L E G I B L E (CO N F L I C T I N G E V I D E N C E - N O T A C C E P T E D ) SET 5 8" R E B A R W I T H 1 . 2 5 " OR A N G E P L A S T I C C A P LS # 3 8 7 8 5 GP S - 8 S82°39' 3 7 " E 228.26'S03°52'14"W1094.28'GP S - 6 S7 4 ° 1 9 ' 3 3 " E 5 2 . 5 0 ' (S7 5 ° 0 9 ' 1 1 " E 5 2 . 5 0 ' )N15°40'27"E 100.00'(N14°50'49"E 100.00')N7 4 ° 1 9 ' 3 3 " W 5 2 . 5 0 ' (N7 5 ° 0 9 ' 1 1 " W 5 2 . 5 0 ' )BASIS OF BEARINGSN15°40'27"E 100.00'(N14°50'49"E 100.00')FO U N D 1 2" R E B A R 1" R E D P L A S T I C CA P L S # 1 4 1 1 1 (AP P A R E N T 0 . 3 2 ' WIT N E S S C O R N E R ) SET 5 8" RE B A R W I T H 1 . 2 5 " OR A N G E P L A S T I C C A P LS # 3 8 7 8 5 0.1' 2.1' 12.0' 6.0' 8.8' 17.7' FO U N D 1 " A L U M I N U M C A P LS # I L L E G I B L E FO U N D 1 . 5 " A L U M I N U M WA S H E R L S # 1 6 1 2 9 5.9' 2.1' 1 inch = ft. (IN U.S. SURVEY FEET) GRAPHIC SCALE 0010 5 10 20 40 10 VICINITY MAP NOT TO SCALE BYNO.DATEBYPROJECT NO.REVISIONHIGH 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 NUMBERS -T -R-C-2231631 1 of 1FAMILLIE ALPENHAUS LLC129 W. FRANCIS STREET, ASPEN, CO 81611IMROVEMENT SURVEY PLATLOT B - VICKERY LOT SPLITPITKIN COUNTYJPSSC11/30/20231210S85WPitkinIMPROVEMENT SURVEY PLAT LOT B, VICKERY HISTORIC LOT SPLIT SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH P.M. CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO SURVEYOR'S CERTIFICATION I, SAWYER CALLAHAN, A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF COLORADO (#38785) DO BY THESE PRESENTS CERTIFY THAT THE DRAWING SHOWN HEREON, WITH NOTES ATTACHED HERETO AND MADE A PART HEREOF, REPRESENTS A MONUMENTED LAND SURVEY MADE UNDER MY DIRECT SUPERVISION AND THAT TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, AN ACCURATE DEPICTION OF SAID SURVEY IS RENDERED BY THIS PLAT. THIS SURVEY WAS CONDUCTED IN ACCORDANCE WITH APPLICABLE STANDARDS OF PRACTICE, IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. THIS SURVEY PLAT COMPLIES WITH TITLE 38-51-102, COLORADO REVISED STATUTES. SAWYER CALLAHAN, COLORADO PROFESSIONAL LAND SURVEYOR #38785 TREE ID TRUNK DIA (IN.) DRIP RADIUS (FT.)TYPE 1 5 6 DouglasFir 2 10 10 Aspen 3 10 15 Aspen 4 8 8 Aspen 5 8 8 Aspen 6 8 10 Aspen 7 6 8 Aspen 8 8 10 Aspen 9 29 18 Spruce 10 11 12 Aspen 11 7 8 Aspen 12 7 8 Aspen 13 10 10 Aspen 14 8 9 Aspen 15 10 12 Aspen 16 9 12 Aspen 17 9 12 Aspen 18 6 8 Spruce 19 10 10 Aspen TREE TABLE LEGEND 2' DIAMETER STORM GRATE SANITARY CLEAN-OUTSCO ELECTRIC PEDESTAL ELECTRICAL METERE GAS METERG CATV PEDESTAL TELEPHONE PEDESTAL MAIL BOX CONIFEROUS TREE DECIDUOUS TREE SET BOUNDARY/LOT CORNER - AS DESCRIBED FOUND BOUNDARY/LOT CORNER - AS DESCRIBED BOUNDARY OR LOT LINE ADJOINER LINE ORIGINAL CITY AND TOWNSITE OF ASPEN LOT LINE CONTOUR LINE8020 WATER LINEWWW UNDERGROUND TELEPHONE LINEUTUTUT GAS LINEGGG CATV LINECTVCTVCTV UNDERGROUND ELECTRIC LINE UE UE UE WIRE FENCE LINEXXX WOOD FENCE LINE ASPHALT BUILDING CONCRETE GRAVEL WOOD DECK SITE NOTES 1.DATE OF FIELD SURVEY: OCTOBER 26-27 2023. 2.THE PURPOSE OF THIS SURVEY IS TO DEPICT THE EXISTING CONDITIONS OF THE PROPERTY LOCATED AT 129 W. FRANCIS ST. ON THE DATE OF SURVEY. 3.ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000. 4.ALL BEARINGS ARE GRID BEARINGS OF THE COLORADO STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE, NORTH AMERICAN DATUM 1983. THE REFERENCE BEARING BETWEEN A (A FOUND 5 8" REBAR WITH 1.5" AC LS #2376) AND B (A FOUND 12" REBAR WITH RED PLASTIC CAP LS #14111) IS N15°40'27"E AS SHOWN HEREON. 5.THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THIS SURVEYOR OF THE BOUNDARY SHOWN AND DESCRIBED HEREON TO DETERMINE: A) OWNERSHIP OF THE TRACT OF LAND B) COMPATIBILITY OF THIS DESCRIPTION WITH THOSE OF ADJOINERS C) RIGHTS-OF-WAY, EASEMENTS AND ENCUMBRANCES OF RECORD AFFECTING THIS PARCEL. 6.FOR ALL INFORMATION REGARDING EASEMENT, RIGHTS-OF-WAY AND/OR TITLE OF RECORD, HIGH COUNTRY ENGINEERING, INC. RELIED UPON TITLE COMMITMENT NO. Q62016402 ISSUED BY LAND TITLE GUARANTEE COMPANY, EFFECTIVE DATE: 07/28/2023. THIS PROPERTY IS SUBJECT TO ALL CONDITIONS AND RESTRICTIONS CONTAINED THEREIN. 7.THE CLIENT DID NOT REQUEST ANY ADDITIONAL EASEMENTS, RIGHTS-OF-WAY AND/OR IMPROVEMENTS BE RESEARCHED OR SHOWN ON THIS PLAT. 8.ALL DIMENSIONS AND COURSES ARE AS MEASURED IN THE FIELD UNLESS DENOTED IN PARENTHESES, WHICH DENOTE THE BOUNDARIES OF RECORD ON THE VICKERY HISTORIC LOT SPLIT SUBDIVISION EXEMPTION PLAT RECORDED AT BOOK 39, PAGE 82 IN THE PUBLIC RECORDS OF PITKIN COUNTY, STATE OF COLORADO. 9.ELEVATIONS SHOWN HEREON ARE BASED ON GPS OBSERVATIONS UTILIZING THE CONTINUOUS OPERATING REFERENCE STATIONS (CORS) THROUGH THE MESA COUNTY RTVRN NETWORK BROAD CASTING NORTH AMERICAN VERTICAL DATUM (NAVD88) YIELDING AN ON-SITE ELEVATION OF 7886.62' AT THE NORTHWEST CORNER OF THE PROPERTY AS SHOWN HEREON. 10.CONTOUR INTERVAL EQUALS 1 FOOT. 11.BUILDING MEASUREMENTS ARE AT LOWEST PRACTICABLE POINT ON VENEER. 12.THIS PROPERTY LIES WITHIN FLOOD ZONE X, AN AREA OF MINIMAL FLOOD HAZARD, AS SHOWN ON FEMA MAP NO. 08097C0354E, REVISED 08/15/2019. 13.AS SHOWN IN RECORDS OF THE CITY OF ASPEN ENGINEERING DEPARTMENT AND PITKIN COUNTY, THERE ARE NO WILDFIRE OR OTHER NATURAL HAZARDS AFFECTING THIS PROPERTY, OTHER THAN THE SLOPES SHOWN HEREON. 14.UNDERGROUND UTILITIES HAVE BEEN MARKED OUT BY OTHERS, ONLY PAINT MARKS AND UTILITY FLAGS HAVE BEEN LOCATED BY HIGH COUNTRY ENGINEERING, INC. THE ACTUAL LOCATION OF UNDERGROUND UTILITIES MUST BE FIELD VERIFIED PRIOR TO CONSTRUCTION. 15.NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED ON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED ON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. 16.NOTICE: THIS PLAT AND THE INFORMATION SHOWN HEREON MAY NOT BE USED FOR ANY ADDITIONAL OR EXTENDED PURPOSE BEYOND THAT FOR WHICH IT WAS INTENDED AND MAY NOT BE USED BY ANY PARTIES OTHER THAN THOSE TO WHICH IT IS CERTIFIED. THIS DOCUMENT AND THE WORK IT REPRESENTS IS THE PROPERTY OF HIGH COUNTRY ENGINEERING, INC. NO PART OF THIS DOCUMENT MAY BE STORED, REPRODUCED, DISTRIBUTED OR USED TO PREPARE DERIVATIVE PRODUCTS WITHOUT PRIOR WRITTEN PERMISSION. AN ORIGINAL SEAL AND ORIGINAL SIGNATURE IS REQUIRED TO VALIDATE THIS DOCUMENT AND IS EXCLUSIVE TO HIGH COUNTRY ENGINEERING, INC. AND THE OWNER(S) OF RECORD AS OF THIS DATE, OF THE BOUNDARY DELINEATED HEREON AND THE SUBJECT OF THE SURVEY. THIS PLAT IS RESTRICTED TO THE INTENT OF TITLE 38, ARTICLE 50, §101, 5 (a) AND (b) C.R.S. LEGAL DESCRIPTION PER TITLE COMMITMENT NO. Q62016402 LOT B, VICKERY HISTORIC LOT SPLIT, ACCORDING TO THE PLAT THEREOF RECORDED MAY 30, 1996 IN PLAT BOOK 39 AT PAGE 82. COUNTY OF PITKIN STATE OF COLORADO. LAND SURVEY PLAT DEPOSIT CLERK AND RECORDER'S CERTIFICATE THIS LAND SURVEY PLAT HAS BEEN ACCEPTED FOR DEPOSIT IN THE OFFICE OF THE CLERK AND RECORDER OF PITKIN COUNTY, COLORADO THIS ____ DAY OF __________, 202_, PLAT BOOK _____, PAGE ______, AS RECEPTION NO.________________. TITLE 38, ARTICLE 50, §101 C.R.S. (5)(a) PLATS SHALL BE DEPOSITED IN ACCORDANCE WITH THIS SECTION FOR THE SOLE PURPOSE OF RECORDING INFORMATION ON SURVEYING MONUMENTATION IN ORDER TO PROVIDE SURVEY DATA FOR SUBSEQUENT LAND SURVEYS AND SHALL NOT BE CONSTRUED TO AFFECT, IN ANY MANNER WHATSOEVER, THE DESCRIPTION OF A SUBDIVISION, LINE, OR CORNER CONTAINED IN THE OFFICIAL PLATS AND FIELD NOTES FILED AND OF RECORD OR TO SUBDIVIDE BOUNDARY. (b) NO PLAT DEPOSITED IN ACCORDANCE WITH THIS SECTION SHALL CONSTITUTE NOTICE PURSUANT TO SECTION 38-35-109 CRS. IN THE EVENT THIS SURVEY CANNOT BE DEPOSITED, THIS IS YOUR NOTICE THAT ALL RESTRICTIONS AND CONDITIONS STATED ABOVE APPLY. ______________________________________ CLERK AND RECORDER BY:____________________________________ DEPUTY SLOPE ANALYSIS RANGE 1 2 3 4 MINIMUM 0% 20% 30% 40% MAXIMUM 20% 30% 40% Vertical COLOR AREA (SQ. FT.) 4996 192 19 43 COA GPS CONTROL MONUMENT EASEMENT LINE GV GAS VALVEGV 135 6,000 1,000.0 Legend 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet01,000.0500.00 Notes Pitkin Maps & More THIS MAP IS FOR INFORMATIONAL PURPOSES. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content represented. Map Created on 1:34 PM 06/16/25 at http://www.pitkinmapsandmore.com Road State Highway Primary Road Secondary Road Service Road Rivers and Creeks Continuous Intermittent River, Lake or Pond Building Footprint Parcel Boundary County Line Town Boundary Federal Land Boundary BLM State of Colorado USFS 136 EGXXXCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVUEUEUEUEUEUEUEUEUEUEUEUEWWWWWWWWWWWWW W W W W WGGGUEUEUEUEUEGGGGGGCTVCTVCTVUTUTUTUTCTVG GGGGGGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVUEUEUEUEUEUEUEUEUEUEUEUEUEUEUTUTUTUTUTUTUTUTUTUTUTUTUTUTUTUTUE7887 78 8 8 78877887 78877888 78877888 788 77887 SCOEGSTORAGE BARNEXISTING METERSNEIGHBORING 2 STORY RESIDENCEMAIN ENTRYPATIO DOORGARAGE ACCESSDOOR2 CAR GARAGEEXISTING 2 STORY RESIDENCEACUNITW. FRANCIS STPROPERTY LINE PROPERTY LINE5' PEDESTRIAN ZONEGRAVEL PARKING AREAPROPERTY LINEPROPERTY LINEGRAVEL ALLEY BLOCK 56EXISTINGCONDITIONSPLANL.01.00issue:sheet #:sheet title:project:COPYRIGHT © NAVdesigndrawn by:navp:: 970.710.2717Snowmass Village, CO. 81615P.O. BOX 5153e:: info@navdesign.netwww.navdesign.netdesignCOLLABORATE+DESIGN+CREATErevision: date:These drawings as instruments of service, remain the property of NAVdesign. Any changes,publications or unauthorized use is prohibited unless approved by NAVdesign.reserved for C.O.A. StampsSUBMITTAL #1 06/13/25FOR PERMITAspen, Colorado 81611 129 West Francis St. 129 WEST FRANCIS ST. PARCEL# 2735-124-79-002scale:18"=1'-0"8'4'0'16'northLANDSCAPE TIMBERMAILBOXMULCH PLANTERLANDSCAPE TIMBERBRICK PATHWAYCOVEREDWOOD DECKLIGHT WELLTREEIRRIGATEDCONIFEROUSTREE, TYPWOOD FENCEWIRE FENCEUTILITIESCONCRETE PATHWOOD FENCELIGHT WELLDECIDUOUSTREE, TYPLIGHT WELLLIGHT WELLWOOD DECKCONCRETEPATIOCONCRETEDRIVEWAYIRRIGATED KENTUCKYBLUEGRASS LAWNIRRIGATEDFLOWER BEDNATIVE VEGETATIONIRRIGATED PLANTER137 NEW CONSTRUCTION EXISTING TO REMAIN EXISTING TO BE DEMOLISHED GRAPHIC LEGEND ALL EXISTING FRAMING, WINDOWS, DOORS, ROOFING AND EXTERIOR CLADDING TO REMAIN, TYP. REUSE EXISTING SIDING AND FRAMING TO FABRICATE NEW BI-PARTING BARN WOOD DOORS. REINFORCE FRAMING PER STRUCTRUAL ENGINEER 4' - 0"4' - 0"V.I.F.6' - 8"NEW RUSTICA EXTERIOR BARN DOOR HARDWARE WITH 16'-0" TRACK NEW BARN DOOR HANDLES ROUGH SAWN HEADER AT INTERIOR FOR NEW OPENING AND TRACK ATTACHMENT. FINISH TO MATCH EXISTING HPC 11 V.I.F. EXISTING WOOD STUD DIMENSIONS BARN DOOR OPENING001 EXISTING BARN EXISTING DOORS TO REMAIN ALL EXISTING FRAMING, WINDOWS, DOORS, ROOFING AND EXTERIOR CLADDING TO REMAIN, TYP. EXISTING DOOR TO REMAIN REUSE EXISTING SIDING AND FRAMING TO FABRICATE BI-PARTING BARN WOOD DOORS. REINFORCE FRAMING PER STRUCTRUAL ENGINEER SHEET TITLE: ISSUE DATE: NAs indicated STORAGE BARN DOORS 129 FRANCIS ST. LANDSCAPE IMPROVEMENTS 07.23.2025 HPC 1 129 W Francis St. Aspen CO, 81611 1/2" = 1'-0" 1 BARN NORTH ELEVATION 1/2" = 1'-0" 2 EXISTING BARN - PROPOSED PLAN PROPOSED NEW DOOR HARDWARE -RUSTICA EXTERIOR BARN DOOR HARDWARE AND 8" RUSTICA "REDWOOD" PULL IN FLAT BLACK DATE DESCRIPTION 138 SHEET TITLE: ISSUE DATE: EXISTING BARN PHOTOS 129 FRANCIS ST. LANDSCAPE IMPROVEMENTS 07.23.2025 HPC 2 129 W Francis St. Aspen CO, 81611 DATE DESCRIPTION 139 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 2: Building Materials 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. Staff Finding: As the applicant is proposing to reuse the existing material for the door and leaving it unfinished, staff find these guidelines met. Chapter 4: Doors 4.5 Adding new doors on a historic building is generally not allowed. Staff Finding: Staff find the above guideline not met. Chapter 8: Secondary Structures 8.1 If an existing secondary structure is historically significant, then it must be preserved. 8.2 Preserve a historic secondary building as a detached structure. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. Staff Finding: The applicant is proposing to continue preserving the historic secondary structure, the proposed door hardware is simple and utilitarian, and staff find that the requested alteration is an acceptable adaptation to allow for functional use of the structure. Staff find the above guidelines met. 140 STAFF REPORT TO: Aspen’s Historic Preservation Commission FROM: Gillian White, Historic Preservation Officer, Principal Planner Brianna Dolbin, Planner II THROUGH: Dan Folke, Planning Director MEETING DATE: April, 22, 2026 SUBJECT: Resolution #08, Series of 2026 920 East Hyman Avenue - Request for a Certificate of Appropriateness for Minor Development ______________________________________________________________________ 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)) 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. 141 Overview of Project: The applicant is proposing to replace the 36-inch-wide, red-brick paver front walkway installed in 2021 with a 48-inch-wide, bluestone walkway with snowmelt at the subject property, 920 East Hyman Avenue. Staff Recommendation: Planning staff do not support the proposal given it does not meet applicable Historic Preservation Design Guidelines. Staff recommend denial of Resolution #08, Series of 2026. DISCUSSION: Background The property located at 920 East Hyman Avenue is within the Residential Multi-Family (R/MF) zone district and consists of a single-story, T-shaped miner’s cottage characterized by cross-gable roofs, lapboard siding, wood-frame construction, and an Fig.1. Subject Property Highlighted in Blue 142 L-shaped, shed-roof porch. The property was designated as a historic landmark through Ordinance No. 1, Series of 1999. Following its historic designation, a two-story, front-gable rear addition was constructed, the street-facing façade was restored, and the original approximately 36-inch-wide concrete walkway was replaced with an approximately 48-inch-wide serpentine walkway. In 2020, the HPC approved Resolution No. 3, Series of 2020, with conditions granting minor development review for relocation, setback variations, and the establishment of one transferable development right (TDR). Included within this resolution under Section 1: Minor Development Review, Relocation, Setback Variations is Condition 1: Fig. 2. 1920 Sanborn Map with Subject Property Highlighted in Blue 143 City Council approved the establishment of one TDR for the property through Ordinance 6, Series of 2020. During redevelopment, the pathway was reduced from 48 inches to 36 inches and positioned perpendicular to the sidewalk to comply with the above HPC condition. Staff Comments: Staff do not support the proposal to replace the current 36-inch-wide front walkway with a 48-inch-wide walkway. This conclusion is based on associated Historic Preservation Design Guideline 1.6 which speaks to appropriate walkways on residential properties. Staff have also taken into account the previous HPC approval pertaining to the subject property (Resolution No. 3, Series of 2020) which required the then 48” walkway to be brought into compliance with applicable guidelines. The owner was also provided preservation benefits (setback variations and one TDR certificate) for meeting a high preservation standard and desired outcome. Although the applicant was informed that there would not be staff support on this request, they asked to move forward with taking this request to the HPC. Fig. 3. Resolution No 3, Series of 2020, Condition 1 Fig. 4. Existing Walkway Fig. 5. Example of Proposed Walkway Pavers 144 Certificate of Appropriateness for Minor Development - Section 26.415.070(c) Staff find that the proposed scope does not meet applicable Historic Preservation Design Guidelines. As noted in Chapter 1: Site Planning & Landscape Design of the Historic Preservation Design Guidelines: Guideline 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example, on an Aspen Victorian landmark, set flagstone paver in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an Aspen Modern property. Staff found that bullet 3 above is not being met given the proposed width of the walkway and bullet 2 is only partially met as the proposed patterning is not something that was seen historically. However, staff understand the applicants’ desire for a wider pathway and welcome HPC’s discussion on the matter to determine if this proposal is appropriate for the resource. Full analysis of the project as it relates to the Historic Preservation Design Guidelines can be found in Attachment B. Referral Comments: Staff referred out the application to the Engineering and Building departments for comments. The aggregated referral comments are included in Attachment C. Some of the feedback may have already been incorporated into subsequent application revisions. RECOMMENDATION: Staff recommend denial of the application for a Certificate of Appropriateness for Minor Development based on the applicable review criteria. Staff have prepared draft resolutions for both denial and approval in case the HPC finds the proposed scope is appropriate. 145 ATTACHMENTS: HPC Resolution #08, Series of 2026 Attachment A – Application Attachment B – Historic Preservation Design Guidelines Analysis Attachment C – Referral Comments 146 HPC Resolution 08, Series of 2025 Page 1 of 2 RESOLUTION #08 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) DENYING A REQUEST FOR A CERTIFICATE OF APPROPRIATENESS FOR A MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 920 EAST HYMAN AVENUE, LEGALLY DESCRIBED AS LOT N, BLOCK 32, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN TOGETHER WITH AN EASEMENT FOR IMPORVEMENTS AS SET FORTH IN EASEMENT AGREEMENT RECORDED JULY 11, 1995 IN BOOK 786 AT PAGE 618. PARCEL ID: 2737-182-06-005 WHEREAS, the applicant, John Ferolito Jr., represented by Hal Reid of Bloom Design, has requested HPC approval for a Certificate of Appropriateness for Minor Development for the property located at 920 East Hyman Avenue, 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, Community Development Department staff reviewed the application for compliance with the applicable code sections, standards, and guidelines, and, finding it inconsistent therewith, recommended denial of the application; and, WHEREAS, at a duly noticed public meeting on April 22, 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 deny the request. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC PRESERVATION COMMISSION THAT: Section 1: Certificate of Appropriateness for Minor Development The HPC has voted to deny the request for a Certificate of Appropriateness for Minor Development regarding the installation of a 48” walkway given the application does not meet applicable Guidelines. 147 HPC Resolution 08, Series of 2025 Page 2 of 2 Section 2: 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 3: 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. ADOPTED BY THE COMMISSION at its regular meeting on the 22nd day of April, 2026. Approved as to Form: Approved as to Content: _____________________________ _______________________ Luisa Berne, Assistant City Attorney Kara Thompson, Chair ATTEST: ____________________________ Mike Sear, Deputy City Clerk 148 HPC Resolution #08, Series of 2026 Page 1 of 3 RESOLUTION #08 (SERIES OF 2026) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING A CERTIFICATE OF APPROPRIATENESS FOR A MINOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 920 EAST HYMAN AVENUE, LEGALLY DESCRIBED AS LOT N, BLOCK 32, EAST ASPEN ADDITION TO THE CITY AND TOWNSITE OF ASPEN TOGETHER WITH AN EASEMENT FOR IMPORVEMENTS AS SET FORTH IN EASEMENT AGREEMENT RECORDED JULY 11, 1995 IN BOOK 786 AT PAGE 618. PARCEL ID: 2737-182-06-005 WHEREAS, the applicant, John Ferolito Jr., represented by Hal Reid of Bloom Design, has requested HPC approval for a Certificate of Appropriateness for Minor Development for the property located at 920 East Hyman Avenue, 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, Community Development Department staff reviewed the application for compliance with the applicable code sections, standards, and guidelines, and, finding it inconsistent therewith, recommended denial of the application; and, WHEREAS, at a duly noticed public meeting on April 22, 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 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 149 HPC Resolution #08, Series of 2026 Page 2 of 3 Minor Development with the following conditions based on the provided comments from the Engineering Department: 1. Snowmelt in the ROW will require a Permanent Removable Encroachment License. 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 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 150 HPC Resolution #08, Series of 2026 Page 3 of 3 to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 920 East Hyman Avenue. 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 22nd day of April, 2026. Approved as to Form: Approved as to Content: _____________________________ _______________________ Luisa Berne, Assistant City Attorney Kara Thompson, Chair ATTEST: ____________________________ Mike Sear, Deputy City Clerk 151 hal reid 970.376.1395 haltreid@me.com To: Gillian White Re: 920 E Hyman Ave, Aspen, CO The attached document (PRE-25-069_920 E. HYMAN_20250709 - Updated 20251116.pdf) has the following: Added page: City Aspen No Negative Effect Signed JMFJR.pdf Replaced page: 90.1 920 E Hyman 1.1.pdf Added page: High Country Engineering = C-4 The document is now titled PRE-25-069_920 E. HYMAN_20250709 - Updated 030326.pdf as required. Please let us know when we may schedule the HPC review. Thank you. 152 Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) _____________________________________________________________________________________________________________________________________________________________________ _____________________________________________________________________________________________________________________________________________________________________ _____________________________________________________________________________________________________________________________________________________________________ _____________________________________________________________________________________________________________________________________________________________________ I certify as follows: (pick one) □This property is not subject to a homeowners association or other form of private covenant. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: ______________________________________________________________________ Date:_____________________________________________________ Owner printed name: ______________________________________________________________________ or, Attorney signature: ______________________________________________________________________ Date:_____________________________________________________ Attorney printed name: ______________________________________________________________________ 153 PRE-APPLICATION CONFERENCE SUMMARY PRE-25-069 PLANNER: Stuart Hayden, stuart.hayden@aspen.gov REPRESENTATIVE: Hal Reid, haltreid@me.com PROJECT LOCATION: 920 E. Hyman Ave. PARCEL ID: 2737-182-06-005 REQUEST: Historic Preservation - Minor Development Review DESCRIPTION: The property at 920 E. Hyman Ave. is the site of single-story, “T”-shaped, cross-gable, clapboard-clad, wood-frame, miner’s cottage with an “L”-shaped, shed-roof porch. Minor alterations to the roof, porch, and fenestration purportedly occurred in the decades since its construction in the 1880s or 1890s. Shortly after the house was designated as a historic landmark property by Ordinance #01, Series of 1999, a two-story, front-gable, rear addition was constructed, the street-facing façade was restored, and roughly 48-inch-wide, serpentine front walkway replaced the approximately 36-inch-wide, concrete walkway running perpendicular to the street. In 2020, the HPC approved replacing fenestration and material on the non-historic addition and granted a setback variation for the excavation of the existing crawl space into a full basement with the condition (among others) that the front walkway “be perpendicular to the sidewalk and utilize a paver size and material that is historically appropriate.” Aspen City Council approved Ordinance #06, Series of 2020, for the Establishment of one Transferable Development Right. This 3,000-square-foot parcel is located the Residential Multi-Family zone district. The applicant proposes replacing the 36-inch-wide, red-brick paver front walkway installed in 2021 with a 48-inch-wide, heated, bluestone Insofar as it includes “alterations that are made to nonhistoric portions of a designated historic property that do 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. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304.010 Common Development Review Procedures 26.415.070.C Historic Preservation – Minor Development 26.575.020 Calculations and Measurements 26.710.090 Residential Multi-Family (RMF) For your convenience – links to the Land Use Application and Land Use Code are below: 154 •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 review. Please email the entire application as one pdf to CDEHadmins@aspen.gov. Include “Pre-25-069” 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. BLOOM NOTES IN RED. 07-07-25. SEE THE ATTACHED DOCUMENTS CORREPONDING WITH THE NUMBERED LISTED BELOW:. #1 - Completed Land Use Application and signed Fee Agreement. SEE ATTACHED #1 #2 - Pre-application Conference Summary (this document). THIS DOCUMENT HAS BEEN NUMBERED TO CORRESPOND WITH THE DOCUMENTS ATTACHED. #3 - 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. SEE ATTACHED #3 #4 - 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. SEE ATTACHED #4 #5 - HOA Compliance form (Attached).NA #6 - List of adjacent property owners for both properties within 300’ for public hearing. SEE ATTACHED #6 #7 - An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. SEE ATTACHED #7 #8 - Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. SEE ATTACHED #8 SURVEY #9 - 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. SEE ATTACHED #9 155 #10 - A proposed site plan.SEE ATTACHED #10 #11- 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. SEE ATTACHED #11 #12 - An accurate representation of all building materials and finishes to be used in the development. SEE ATTACHED #12 #13 - 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. SEE ATTACHED DOCUMENT FOR #9. 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. 156 157 Land Use Application Determination of Completeness Land Use Number: LPA-24-119 Date: January 6, 2025 Hal Reid P.O. Box 9967 Aspen, CO 81612 Hal, We have received your land use application for 920 E. Hyman Avenue (LPA-24- 119). This letter confirms receipt of a complete application, meaning we have sufficient documentation to proceed with the land use review. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. At this time, please submit a review deposit of $81 by contacting our administrative staff for payment options. The administrative staff may be reached during normal business hours at 970-920-5090 or CDEHadmins@aspen.gov. Your staff planner will be assigned and will reach out to you pending receipt of deposit. Thank You, Gillian White, Historic Preservation Officer City of Aspen, Community Development Department gillian.white@aspen.gov 158 620 East Hopkins Avenue Aspen, CO 81611 Phone: 970-925-3577 Fax: 970-300-4423 www.titlecorockies.com COMMITMENT TRANSMITTAL Commitment Ordered By: Angi Wang Setterfield & Bright 457 East Hopkins Avenue Aspen, CO 81611 email: angi@aspenreal.com Inquiries should be directed to: Authorized Officer or Agent Title Company of the Rockies 620 East Hopkins Avenue Aspen, CO 81611 Phone: 970-925-3577 Fax: 970-300-4423 Commitment Number:0708444-C Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below Seller's Name(s):Little Cardinal LLC, a South Dakota limited liability company Property:920 East Hyman Avenue, Aspen, CO 81611 Lot N, Block 32, East Aspen Addition, Pitkin County, Colorado COPIES / MAILING LIST Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below John Ferolito, Jr., Authorized Representative Little Cardinal LLC, a South Dakota limited liability company 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. Title Company of the Rockies maintains branch operations in Eagle, Garfield, Grand, Lake, Moffat (dba Northwest Title Company), Pitkin, Routt, and Summit Counties along with Front Range coverage. Closing services are available for all Mountain Communities, throughout the State of Colorado, and on a nationwide basis. Experience the Experience, www.titlecorockies.com Page 1 of 1 November 19, 2024 11:16 AM 159 620 East Hopkins Avenue Aspen, CO 81611 Phone: 970-925-3577 Fax: 970-300-4423 www.titlecorockies.com Commitment Ordered By: Angi Wang Setterfield & Bright 457 East Hopkins Avenue Aspen, CO 81611 email: angi@aspenreal.com Inquiries should be directed to: Authorized Officer or Agent Title Company of the Rockies 620 East Hopkins Avenue Aspen, CO 81611 Phone: 970-925-3577 Fax: 970-300-4423 Commitment Number:0708444-C Buyer's Name(s):Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below Seller's Name(s):Little Cardinal LLC, a South Dakota limited liability company Property:920 East Hyman Avenue, Aspen, CO 81611 Lot N, Block 32, East Aspen Addition, Pitkin County, Colorado TITLE CHARGES These charges are based on issuance of the policy or policies described in the attached Commitment for Title Insurance, and includes premiums for the proposed coverage amount(s) and endorsement(s) referred to therein, and may also include additional work and/or third party charges related thereto. If applicable, the designation of “Buyer” and “Seller” shown below may be based on traditional settlement practices in Pitkin County, Colorado, and/or certain terms of any contract, or other information provided with the Application for Title Insurance. Owner’s Policy Premium: Loan Policy Premium: Additional Lender Charge(s): Additional Other Charge(s): Tax Certificate: Total Endorsement Charge(s): TBD Charge(s): TOTAL CHARGES: $0.00 $0.00 $250.00 $250.00 Title Company of the Rockies maintains branch operations in Eagle, Garfield, Grand, Lake, Moffat (dba Northwest Title Company), Pitkin, Routt, and Summit Counties along with Front Range coverage. Closing services are available for all Mountain Communities, throughout the State of Colorado, and on a nationwide basis. Experience the Experience, www.titlecorockies.com 160 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) COMMITMENT FOR TITLE INSURANCE Issued by as agent for Westcor Land Title Insurance Company SCHEDULE A Reference:Commitment Number: 0708444-C 1.Effective Date: November 08, 2024, 7:00 am Issue Date: November 19, 2024 2.Policy (or Policies) to be issued: ALTA® 2021 Owner's Policy Policy Amount:Amount to be Determined Premium:Amount to be Determined Proposed Insured:Purchaser with contractual rights under a purchaser agreement with the vested owner identified at item 4 below 3.The estate or interest in the Land at the Commitment Date is Fee Simple . 4.The Title is, at the Commitment Date, vested in: Little Cardinal LLC, a South Dakota limited liability company 5.The Land is described as follows: FOR LEGAL DESCRIPTION SEE SCHEDULE A CONTINUED ON NEXT PAGE For Informational Purposes Only - APN: R000929 / 273718206005 Countersigned Title Company of the Rockies, LLC By: Mike Mulligan 161 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C SCHEDULE A (continued) LEGAL DESCRIPTION The Land referred to herein is located in the County of Pitkin, State of Colorado, and described as follows: Lot N, Block 32, EAST ASPEN ADDITION to the City and Townsite of Aspen TOGETHER WITH an easement for improvements as set forth in Easement Agreement recorded July 11, 1995 in Book 786 at Page 618. For each policy to be issued as identified in Schedule A, Item 2, the Company shall not be liable under this commitment until it receives a specific designation of a Proposed Insured, and has revised this commitment identifying that Proposed Insured by name. As provided in Commitment Condition 4, the Company may amend this commitment to add, among other things, additional exceptions or requirements after the designation of the Proposed Insured. This page is only a part of a 2021 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 162 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C COMMITMENT FOR TITLE INSURANCE Issued by Westcor Land Title Insurance Company SCHEDULE B, PART I Requirements The following are the requirements to be complied with prior to the issuance of said policy or policies. Any other instrument recorded subsequent to the effective date hereof may appear as an exception under Schedule B of the policy to be issued. Unless otherwise noted, all documents must be recorded in the office of the clerk and recorded of the county in which said property is located. All of the following Requirements must be met: 1.The 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. 2.Pay the agreed amount for the estate or interest to be insured. 3.Pay the premiums, fees, and charges for the Policy to the Company. 4.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. Evidence satisfactory to the Company or its duly authorized agent either (a) that the "real estate5. transfer taxes" imposed by Ordinance No. 20 (Series of 1979), and by Ordinance No. 13, (Series of 1990), of the City of Aspen, Colorado have been paid, and that the liens imposed thereby have been fully satisfied, or (b) that Certificates of Exemption have been issued pursuant to the provisions thereof. Resolution or Statement of Authority by little Cardinal LLC, a South Dakota limited liability6. company, authorizing the transaction, executed by the managers or members set forth in the Operating Agreement. NOTE: Review Operating Agreement for authority of party(ies) to act on behalf of said limited This page is only a part of a 2021 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 163 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C liability company and complete the transaction contemplated herein. NOTE: There is a Statement of Authority of record, however, it was recorded more than 2 years prior to the date of this commitment. The Underwriter hereunder requires a new Statement of Authority to be recorded at this time. NOTE: Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. Deed from Little Cardinal LLC, a South Dakota limited liability company to Purchaser with7. contractual rights under a purchaser agreement with the vested owner identified at item 4 below. NOTE: Duly executed real property transfer declaration, executed by either the Grantor or Grantee, to accompany the Deed mentioned above, pursuant to Article 14 of House Bill No. 1288-CRA 39-14-102. The Owner's Policy, when issued, will not contain Exceptions No. 1, 2, 3 and 4, provided that: (A) The enclosed form of indemnity agreement or final affidavit and agreement is properly executed and acknowledged by the party(ies) indicated and returned to the Company or its duly authorized agent, (B Applicable scheduled charges in the amount of $75.00 are paid to the Company or its duly authorized agent. NOTE: Execution of an acceptable survey affidavit certifying that there have been no new improvements EXCEPTION NO. 5 UNDER SCHEDULE B, SECTION 2 OF THIS COMMITMENT WILL NOT APPEAR IN THE POLICY OR POLICIES TO BE ISSUED PURSUANT HERETO, PROVIDED THAT (A) THE DOCUMENTS CONTEMPLATED BY THE REQUIREMENTS SET FORTH IN SCHEDULE B, SECTION 1 OF THIS COMMITMENT ARE SUBMITTED TO AND APPROVED AND RECORDED BY THE COMPANY OR ITS DULY AUTHORIZED AGENT, AND (B) AN EXAMINATION OF THE RECORDS IN THE OFFICE OF THE CLERK AND RECORDER FOR PITKIN COUNTY, COLORADO BY THE COMPANY OR ITS DULY AUTHORIZED AGENT DISCLOSES THAT NO DEFECTS, LIENS, ENCUMBRANCES, ADVERSE CLAIMS OR OTHER MATTERS HAVE BEEN RECORDED IN SUCH RECORDS SUBSEQUENT TO THE EFFECTIVE DATE HEREOF. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 164 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 165 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C SCHEDULE B, PART II Exceptions Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be excepted from coverage. The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: Any facts, right, interests, or claims which are not shown by the Public Records but which could1. be ascertained by an inspection of said Land or by making inquiry of persons in possession thereof. Easements or claims of easements, not shown by the Public Records.2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the3. Title that would be disclosed by an accurate and complete land survey of the Land. 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. Reservations and exceptions as contained in United States Patent recorded October 21, 1955, in7. Book 180 at Page 454. Right of way for ditches or canals constructed by the authority of the United States, as reserved in United States Patent recorded August 29, 1658, in Book 185 at Page 69. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 166 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C Terms, agreements, provisions, conditions and obligations as contained in Easement Agreement8. recorded July 11, 1995, in Book 786 at Page 618. Terms, agreements, provisions, conditions and obligations as contained in Resolution No. 2,9. Series of 1999 of the Aspen Historic Preservation Commission Approving an Application for Landmark Designation recorded February 18, 1999, at Reception No. 427862. Terms, agreements, provisions, conditions and obligations as contained in Resolution No. 99-1 of10. the Aspen Planning and Zoning Commission Recommending Landmark Designation of 920 E Hyman Avenue recorded March 4, 1999, at Reception No. 428448. Terms, agreements, provisions, conditions and obligations as contained in Resolution No. 5,11. Series of 1999 approving an application for Landmark Designation, Final Development, Partial Demolition, Residential Design Review and a Variance at 920 E. Hyman Avenue recorded March 30, 1999, at Reception No. 429352. Terms, agreements, provisions, conditions and obligations as contained in Ordinance No. 1,12. Series of 1999 recorded August 2, 1999, at Reception No. 433966. Terms, agreements, provisions, conditions and obligations as contained in Resolution No. 3,13. Series of 2020 recorded February 24, 2020 at Reception No. 663036. Terms, agreements, provisions, conditions and obligations as contained in Ordinance #06 (Series14. of 2020) recorded July 15, 2020 at Reception No. 665965. Terms, agreements, provisions, conditions and obligations as contained in Deed of Historic15. Transferable Development Right recorded February 12, 2021 at Reception No. 673513 and recorded March 19, 2021 at Reception No. 674672. Terms, agreements, provisions, conditions and obligations as contained in Stormwater16. Management Practices recorded July 31, 2024 at Reception No. 703786. All matters as set forth on Improvement Survey Plat No. 19063, dated January 12, 2022 and17. prepared by Peak Surveying, Inc., including but not limited to: a) encroachment of boulder retaining wall along the West property line b) structure within the setback This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 167 American Land Title Association Commitment for Title Insurance 2021 v.01.00 (07-01-2021) Commitment No: 0708444-C This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 168 Commitment No: 0708444-C DISCLOSURE STATEMENTS Note 1: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII, 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.” (Gap Protection) Note 2: Exception No. 4 of Schedule B, Section 2 of this Commitment may be deleted from the Owner's Policy to be issued hereunder upon compliance with the following conditions: The Land described in Schedule A of this commitment must be a single-family residence, which1. includes a condominium or townhouse unit. No labor or materials may have been furnished by mechanics or materialmen for purpose of2. construction on the Land described in Schedule A of this Commitment within the past 13 months. The Company must receive an appropriate affidavit indemnifying the Company against unfiled3. mechanic's and materialmen's liens. Any deviation from conditions A though C above is subject to such additional requirements or4. Information as the Company may deem necessary, or, at its option, the Company may refuse to delete the exception. Payment of the premium for said coverage.5. Note 3: The following disclosures are hereby made pursuant to §10-11-122, C.R.S.: The subject real property may be located in a special taxing district;(i) A certificate of taxes due listing each taxing jurisdiction shall be obtained from the County(ii) Treasurer or the County Treasurer's authorized agent; and Information regarding special districts and the boundaries of such districts may be obtained from(iii) the County Commissioners, the County Clerk and Recorder, or the County Assessor. Note 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to comply with the disclosure or withholding provisions of C.R.S. §39-22-604.5 (Non-resident withholding). Note 5: Pursuant to C.R.S. §10-11-123 Notice is hereby given: (a)If there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate then there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property, and (b)That such mineral estate may include the right to enter and use the property without the surface owner's permission. Note 6: Effective September 1, 1997, C.R.S. §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 inch the clerk and recorder may refuse to record or file any document that does not conform. Note 7: Our Privacy Policy: We will not reveal nonpublic personal customer information to any external non-affiliated organization unless we have been authorized by the customer, or are required by law. Note 8: Records: Regulation 3-5-1 Section 7 (N) provides that each title entity shall maintain adequate documentation and Page 9 169 Commitment No: 0708444-C records sufficient to show compliance with this regulation and Title 10 of the Colorado Revised Statutes for a period of not less than seven (7) years, except as otherwise permitted by law. Note 9: Pursuant Regulation 3-5-1 Section 9 (F) notice is hereby given that “A title entity shall not earn interest on fiduciary funds unless disclosure is made to all necessary parties to a transaction that interest is or has been earned. Said disclosure must offer the opportunity to receive payment of any interest earned on such funds beyond any administrative fees as may be on file with the division. Said disclosure must be clear and conspicuous, and may be made at any time up to and including closing.” Be advised that the closing agent will or could charge an Administrative Fee for processing such an additional services request and any resulting payee will also be subjected to a W-9 or other required tax documentation for such purpose(s). Be further advised that, for many transactions, the imposed Administrative Fee associated with such an additional service may exceed any such interest earned. Therefore, you may have the right to some of the interest earned over and above the Administrative Fee, if applicable (e.g., any money over any administrative fees involved in figuring the amounts earned). Note 10: Pursuant to Regulation 3-5-1 Section 9 (G) notice is hereby given that “Until a title entity receives written instructions pertaining to the holding of fiduciary funds, in a form agreeable to the title entity, it shall comply with the following: The title entity shall deposit funds into an escrow, trust, or other fiduciary account and hold them1. in a fiduciary capacity. The title entity shall use any funds designated as “earnest money ” for the consummation of the2. transaction as evidenced by the contract to buy and sell real estate applicable to said transaction, except as otherwise provided in this section. If the transaction does not close, the title entity shall: Release the earnest money funds as directed by written instructions signed by both the buyer(a) and seller; or If acceptable written instructions are not received, uncontested funds shall be held by the title(b) entity for 180 days from the scheduled date of closing, after which the title entity shall return said funds to the payor. In the event of any controversy regarding the funds held by the title entity (notwithstanding any3. termination of the contract), the title entity shall not be required to take any action unless and until such controversy is resolved. At its option and discretion, the title entity may: Await any proceeding; or(a) Interplead all parties and deposit such funds into a court of competent jurisdiction, and(b) recover court costs and reasonable attorney and legal fees; or Deliver written notice to the buyer and seller that unless the title entity receives a copy of a(c) summons and complaint or claim (between buyer and seller), containing the case number of the lawsuit or lawsuits, within 120 days of the title entity's written notice delivered to the parties, title entity shall return the funds to the depositing party.” Page 10 170 Commitment No: 0708444-C Title Company of the Rockies Disclosures 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 Clerkand Recorder will refuse to record or file any document that does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a). The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the CountyTreasurer or the County Treasurer's authorized agent: or until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122. No person or entity that provides closing and settlement services for a real estate transaction shalldisburse funds as a part of such services until those funds have been received and are available forimmediate withdrawals as a matter of right. Pursuant to C.R.S. 38-35-125(2). The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate, or portion thereof, has been severed, leased, or otherwise conveyed fromthe surface estate. If so, there is a substantial likelihood that a third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate may includethe right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123. If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller mustcomply with the disclosure/withholding requirements of said section. (Nonresident withholding) Pursuantto C.R.S. 39-22-604.5. Notice is hereby given that: The subject property may be located in a special taxing district. A Certificateof Taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the CountyTreasurer's authorized agent. Information regarding special districts and the boundaries of such districtsmay be obtained from the Board of County Commissioners, the County Clerk and Recorder, or theCounty Assessor. Pursuant to C.R.S. 10-11-122. Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2; "Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents resulting from the transaction, the Company shall be responsible for all matterswhich appear on the record prior to such time or recording or filing; and "Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision and approval by the Company. Pursuant to C.R.S. 10-11-122. Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1. Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless the above conditions are fully satisfied. Page 11 171 Joint Notice of Privacy Policy of Westcor Land Title Insurance Company and Title Company of the Rockies, LLC Westcor Land Title Insurance Company (“WLTIC”) and Title Company of the Rockies, LLC value their customers and are committed to protecting the privacy of personal information. In keeping with that philosophy, we each have developed a Privacy Policy, set out below, that will endure the continued protection of your nonpublic personal information and inform you about the measures WLTIC and Title Company of the Rockies, LLC take to safeguard that information. This notice is issued jointly as a means of paperwork reduction and is not intended to create a joint privacy policy. Each company ’s privacy policy is separately instituted, executed, and maintained. Who is Covered We provide our Privacy Policy to each customer when they purchase a WLTIC title insurance policy. Generally, this means that the Privacy Policy is provided to the customer at the closing of the real estate transaction. Information Collected In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic personal information directly from the customer, from customer-related transactions, or from third parties such as our title insurance agent, lenders, appraisers, surveyors and other similar entities. Access to Information Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform their jobs. These employees include, but are not limited to, those in departments such as closing, legal, underwriting, claims and administration and accounting. Information Sharing Generally, neither WLTIC nor Title Company of the Rockies, LLC shares nonpublic personal information that it collects with anyone other than those individuals necessary needed to complete the real estate settlement services and issue its title insurance policy as requested by the consumer. WLTIC or Title Company of the Rockies, LLC may share nonpublic personal information as permitted by law with entities with whom WLTIC or Title Company of the Rockies, LLC has a joint marketing agreement. Entities with whom WLTIC or Title Company of the Rockies, LLC have a joint marketing agreement have agreed to protect the privacy of our customer’s nonpublic personal information by utilizing similar precautions and security measures as WLTIC and Title Company of the Rockies, LLC use to protect this information and to use the information for lawful purposes. WLTIC or Title Company of the Rockies, LLC , however, may share information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud. Information Security WLTIC and Title Company of the Rockies, LLC , at all times, strive to maintain the confidentiality and 172 integrity of the personal information in its possession and has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural safeguards in compliance with federal standards to protect that information. The WLTIC Privacy Policy can be found on WLTIC ’s website at www.wltic.com 173 ALTA COMMITMENT FOR TITLE INSURANCE issued by WESTCOR LAND TITLE INSURANCE COMPANY (ALTA Adopted 07-01-2021) 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, Westcor Land Title Insurance Company, a South Carolina 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 Amount of Insurance 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. Issued By: Title Company of the Rockies, LLC 620 East Hopkins Avenue Aspen, CO 81611 Phone: 970-925-3577 WESTCOR LAND TITLE INSURANCE COMPANY This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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. 174 COMMITMENT CONDITIONS DEFINITIONS1. a.“Discriminatory Covenant ”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class. b.“Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records. c.“Land”: The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute real property. The term “Land” does not include any property beyond that described in Schedule A, nor any right, title, interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. d.“Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic means authorized by law. e.“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. f.“Proposed Amount of Insurance ”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued pursuant to this Commitment. g.“Proposed Insured ”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. h.“Public Records”: The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for value without Knowledge. The term “Public Records ” does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public safety, or national security matters. i.“State”: The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term “State” also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam. j.“Title”: The estate or interest in the Land identified in Item 3 of Schedule A. 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, this 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: a.the Notice; b.the Commitment to Issue Policy; c.the Commitment Conditions; d.Schedule A; e.Schedule B, Part I—Requirements; and f.Schedule B, Part II—Exceptions; and g.a signature by the Company or its issuing agent that may be in electronic form. 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 This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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.175 Date, any liability of the Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment. 5.LIMITATIONS OF LIABILITY a.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: 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. b.The Company is not 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. c.The Company is only liable 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. d.The Company ’s liability does not exceed the lesser of the Proposed Insured ’s actual expense incurred in good faith and described in Commitment Condition 5.a. or the Proposed Amount of Insurance. e.The Company is not liable for the content of the Transaction Identification Data, if any. f.The Company is not 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. g.The Company ’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured. 6.LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF FORUM a.Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. b.Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court having jurisdiction. c.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. d.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. e.Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. f.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. 7.IF THIS COMMITMENT IS 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 closing, settlement, escrow, or any other purpose. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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.176 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.CLAIMS PROCEDURES This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6. 10.CLASS ACTION ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE PROCEEDING. ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION CONDITION. 11.ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Amount of Insurance is $2,000,000 or less may be arbitrated at the election 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 . This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; 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 2021 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.177 Anti-Fraud Statement 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. This anti-fraud statement is affixed to and made a part of this policy. 178 John Ferolito Jr. 920 E Hyman Ave Aspen, CO 81611 Hal Reid (970)-376-1395 haltreid@me.com POB 9967 Aspen, CO. 81612 To Whom it may concern, I, John Ferolito, hereby authorize Hal Reid to act on my behalf in this matter as my representative in processing of all necessary information for the property ‘920 E Hyman, Aspen, CO’ for the City of Aspen. John Ferolito Jr. ________________________________________________________ 09/28/2024 179 ADJACENT.PROPERTIES6SHEET TITLEIssue:FEROLITO RESIDENCE 920 E HYMAN ASPEN, COcALL DESIGNS, IDEAS, ARRANGEMENTS AND PLANS INDICATEDOR REPRESENTED BY THIS DRAWING ARE OWNED BY ANDARE THE PROPERTY OF BLOOM DESIGN AND DEVELOPEDFOR USE AND IN CONJUNCTION WITH THE SPECIFIEDPROJECT. NONE OF THE IDEAS, DESIGNS, ARRANGEMENTSOR PLAN SHALL BE USED BY OR DISCLOSED TO FOR ANYPURPOSE WHATSOEVER WITHOUT THE WRITTENAUTHORIZATION OF BLOOM DESIGN.BLOOM DESIGNbloom designhal reid & greg gonzalespo box 9967aspen, co 81612970.376.139510-06-202305-20-202406-24-202406-27-202406-28-202409-24-202409-30-2024GATE, WALKWAY GATE,WALKWAY-DESIGNGARAGE DOOR - HPC11-11-2024FENCE NOTE04-04-2025GARAGE DOOR04-12-2025WALKWAYGARAGE DOOR04-17-2025SITE GATE05-14-2025DOCUMENT PAGE05-29-2025SITE GATE FOOTING DETAIL06-17-2025SURVEY07-07-2025PRE-APP SUMMARY PRE-25-069SCALE: NTS940 E. HYMANCSCALE: NTS210 S. WEST END STAHYMAN LLC8383 WILSHIRE BLVD #815BEVERLY HILLS CA 90211AccountR000558Parcel273718206006Property Address940 E HYMAN AVE, ASPEN, CO 81611Legal DescriptionSubdivision: EAST ASPEN ADDITION Block: 32 Lot: OProperty TypeRESIDENTIALAcres0Land SqFt3,000Tax Area001Mill Levy32.875SubdivisionEAST ASPEN ADDITIONNeighborhoodEAST END ASPENSuper NeighborhoodCITY OF ASPENAccountR000929Parcel273718206005Property Address920 E HYMAN AVE, ASPEN, CO 81611Legal DescriptionSubdivision: EAST ASPEN ADDITION Block: 32 Lot: NProperty TypeRESIDENTIALAcres0Land SqFt3,000Tax Area001Mill Levy30.107SubdivisionEAST ASPEN ADDITIONNeighborhoodEAST END ASPENSuper NeighborhoodCITY OF ASPENSCALE: NTS920 E. HYMANBFEROLITOVALINWEST LLC515 N FLAGLER DR #701W PALM BEACH FL 33401AccountR001478Parcel273718206004Property Address210 S WEST END ST, ASPEN, CO 81611Legal DescriptionSubdivision: EAST ASPEN ADDITION Block: 32 Lot: K AND:- Lot: Thru MProperty TypeMULTI UNITAcres0Land SqFt9,000Tax Area001Mill Levy32.875SubdivisionEAST ASPEN ADDITIONNeighborhoodEAST END ASPENSuper NeighborhoodCITY OF ASPEN180 106-28-25bloom designhal reid & greg gonzalespo box 9967aspen, co 81612970.376.1395SCALE:NTSVICINITY PARCEL MAP1920.E.HYMAN.LOT.N.FEROLITO181 182 To : Stuart Hayden- HPC, 09/30/2024 Re: 920 E Hyman Ave, Aspen CO HPC application Regarding the email received 9/27/2024. Historical Preservation Land Use Packet – No Negative Effect In reply to Item #7. A written explanation of how the proposed development complies with the City of Aspen Historic Preservation Design Guidelines. Our proposal of replacing the existing walkway, adding a gate/fence and replacing the garage door. The design(s) shall maintain the integrity of the historic neighborhood, preserve the character and apply to the guidelines as best to our ability. In the ‘Historic-Preservation-Land-Use-Packet-No Negative Effect’ under ‘Proposal’ we stated the following: Replacing Walkway: The existing 36” wide walkway to a 48” wide with new stone pavers. The only access into the home is through the front door and through the garage door (There is no backdoor on the rear of the house. One must open the garage door, walk through the garage to access the house). A wider walkway to access the home with two strollers will be better suited to the homeowner. The family has 2 young children. The other homes in the neighborhood have 60” wide walkways. Garage Door: Replacing the existing garage door. We have excerpts from the Aspen Historic Preservation Design Guideline and joined them with our design proposal as follows: Chapter 1 : Site Planning an & Landscape Design. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials 183 for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an Aspen Modern property. The proposed walkway is 48” wide. The neighboring homes are 60”. This image below shows the existing walkway 36”. We propose to make it line up with the step which is 48” wide. See attached. Existing walkway Proposed walkway pavers for size and color. Examples of Aspen victorian and historic homes with wider (than 36”) walkways: Smuggler and 4th. This walkway is 48” wide. 184 Frances and 4th. This walkway is 69” wide. 610 West Hallam. This walkway is 53” wide. 710 N 3rd Street. This walkway is 72” wide. 185 330 West Gillespie. This walkway is 53” wide. 423 N 2nd street. Walkway is 48” wide. 442 West Bleeker. This walkway is 60” wide. See Page ID 1.1. 186 Thank you for your consideration. Sincerely, Hal Reid bloom 187 EXISTING PORCHEXISTING STEPGARAGE DOOREXISTING 209.1 sq ftEXISTI N G 8 8 . 4 s q f t PROPOSED.SITE1.0SHEET TITLEIssue:FEROLITO RESIDENCE 920 E HYMAN ASPEN, COcALL DESIGNS, IDEAS, ARRANGEMENTS AND PLANS INDICATEDOR REPRESENTED BY THIS DRAWING ARE OWNED BY ANDARE THE PROPERTY OF BLOOM DESIGN AND DEVELOPEDFOR USE AND IN CONJUNCTION WITH THE SPECIFIEDPROJECT. NONE OF THE IDEAS, DESIGNS, ARRANGEMENTSOR PLAN SHALL BE USED BY OR DISCLOSED TO FOR ANYPURPOSE WHATSOEVER WITHOUT THE WRITTENAUTHORIZATION OF BLOOM DESIGN.BLOOM DESIGNbloom designhal reid & greg gonzalespo box 9967aspen, co 81612970.376.139510-06-202305-20-202406-24-202406-27-202406-28-202409-24-202409-30-202411-11-202404-04-202504-12-202504-17-202505-14-202505-29-202506-17-2025SURVEY07-07-2025PRE-APP SUMMARY PRE-25-06911-16-2025PRE-APP SUMMARY PRE-25-069WALKWAY AccountR000929Parcel273718206005Property Address920 E HYMAN AVE, ASPEN, CO 81611Legal DescriptionSubdivision: EAST ASPEN ADDITION Block: 32 Lot: NProperty TypeRESIDENTIALAcres0Land SqFt3,000Tax Area001Mill Levy30.107SubdivisionEAST ASPEN ADDITIONNeighborhoodEAST END ASPENSuper NeighborhoodCITY OF ASPENBuilding #1Building TypeCOA GOOD/ V GOOD (DEP 03)Property ClassSINGLE FAM RES-IMPROVEMENArchitectural StyleVICTORIANStories2FrameWOOD FRAMEActual Year Built1888Effective Year Built2015Last Remodel2010Basement Area76Unfinished Basement Area76Finish Basement Area1,584Finished Garage Heated449Open Porch91Wood Balcony100First Floor1,042Second Floor823Total Heated SqFt3,449Roof Deck176Bedrooms5Baths6Heating FuelGASHeating TypeRADIANT FLOOR HEATAir ConditioningNONERoof TypeGABLE/HIPRoof CoverConstruction QualityV GOODExterior WallWOOD SD GOInterior WallDRYWALLFloorWOODNeighborhoodEAST END ASPENSuper NeighborhoodCITY OF ASPENNSCALE: 1/8" = 1'-0"PROPOSED SITE PLANA188 GARAGE DOORPROPOSE A GATE ONPROPERTY LINEEXISTING 209.1 sq ftEXISTI N G S N O W M E L TPROPOSEADDING 6" OFWALKWAY ONEITHER SIDE OFTHE EXISTING36" WIDEWALKWAY.EXISTINGSNOWMELT 36"WIDTH SHALLREMAIN ASAPPROVED.3'-0"6"6"# sq ftSNOWMELT AREA297.53 S.F.EXISTINGSITE1.1SHEET TITLEIssue:FEROLITO RESIDENCE 920 E HYMAN ASPEN, COcALL DESIGNS, IDEAS, ARRANGEMENTS AND PLANS INDICATEDOR REPRESENTED BY THIS DRAWING ARE OWNED BY ANDARE THE PROPERTY OF BLOOM DESIGN AND DEVELOPEDFOR USE AND IN CONJUNCTION WITH THE SPECIFIEDPROJECT. NONE OF THE IDEAS, DESIGNS, ARRANGEMENTSOR PLAN SHALL BE USED BY OR DISCLOSED TO FOR ANYPURPOSE WHATSOEVER WITHOUT THE WRITTENAUTHORIZATION OF BLOOM DESIGN.BLOOM DESIGNbloom designhal reid & greg gonzalespo box 9967aspen, co 81612970.376.139510-06-202305-20-202406-24-202406-27-202406-28-202409-24-202409-30-202411-11-202404-04-202504-12-202504-17-202505-14-202505-29-202506-17-2025SURVEY07-07-2025PRE-APP SUMMARY PRE-25-06911-16-2025PRE-APP SUMMARY PRE-25-069WALKWAY 02-10-202602-23-2026WALKWAYNSCALE: 1/8" = 1'-0"SITE PLANASCALE: NTSAPPROVED STONE FOR WALKWAY IMAGERYBSCALE: NTSCONCEPT FOR WIDER WALKWAYCNOTE:1.) REFER TO CIVIL SET DATED 09-04-2020, PAGE C4. PERVIOUS SNOWMELT INSULATIONPERFORATIONS.2.) PROPOSE ADDING 6" OF WALKWAY ON EITHER SIDE OF THE EXISTING 36" WIDEWALKWAY.THE EXISTING SNOWMELT SHALL REMAIN WITHIN 36" AND DETAILED ASAPPROVED.189 190 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 1: Site Planning and Landscape Guideline 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example, on an Aspen Victorian landmark, set flagstone paver in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an Aspen Modern property. Staff Finding: The applicant proposes to replace the 36-inch-wide, red-brick paver front walkway installed in 2021 with a 48-inch-wide, bluestone walkway with snowmelt. Staff found that bullet 3 above is not being met given the proposed width of the walkway and bullet 2 is only partially met as the proposed patterning is not something that was seen historically. Staff find that the above review criteria have not been fully met. 191 LPA-25-076 Buillding Comments Page Label: 40 File Name: PRE-25-069_920 E. HYMAN_20250709.pdf Adding or replacing existing snowmelt will require a completed REMP worksheet to be provided at building permit demonstrating compliance with Aspen's exterior energy budget and accounting for all existing and proposed exterior energy uses. R10 insulation is required under all new portions of snowmelt to be added. PRE-25-069_920 E. HYMAN_20250709.pdf (2) Page Label: 40 File Name: PRE-25-069_920 E. HYMAN_20250709.pdf Replacement garage door must have a U value of .28 or lower to comply with Aspen's energy code, spec the door at building permit. PROPOSED WALKWAY 48" = 118 SF UTILIZE EXISTING SNOWMELT-TBD EXISTING SNOWMELT: 209.1 SF + 88.4 SF = 297.5 SF # sq ft SNOWMELT AREA SNOWMELT LEGEND 297.53 S.F. EXISTING # sq ft SNOWMELT AREA 30 S.F. ADD APPROV C 273718206005 Property Address 920 E HYMAN AVE, ASPEN, CO 81611 Legal Description Subdivision: EAST ASPEN ADDITION Block: 32 Lot: N Property Type RESIDENTIAL Acres 0 Land SqFt 3,000 Tax Area 001 Mill Levy 30.107 Subdivision EAST ASPEN ADDITION Neighborhood EAST END ASPEN Super Neighborhood CITY OF ASPEN Bedrooms 5 Baths 6 Heating FuelGAS Heating Type RADIANT FLOOR HEAT Air Conditioning NONE Roof Type GABLE/HIP Roof Cover Construction Quality V GOOD Exterior Wall WOOD SD GO Interior Wall DRYWALL Floor WOOD Neighborhood EAST END ASPEN Super Neighborhood CITY OF ASPEN CURRENTLY APPROVED S Adding or replacing existing snowmelt will require a completed REMP worksheet to be provided at building permit demonstrating compliance with Aspen's exterior energy budget and accounting for all existing and proposed exterior energy uses. R10 insulation is required under all new portions of snowmelt to be added. GARAGE DOOR EXISTING 209.1 sq ft Replacement garage door must have a U value of .28 or lower to comply with Aspen's energy code, spec the door at building permit. 192 Memorandum TO: Gillian White, gillian.white@aspen.gov Community Development Department FROM: Kyla Smits, kyla.smits@aspen.gov Engineering Department DATE: February 6, 2026 SUBJECT: Engineering Department Referral Comments PROJECT: LPA-25-076, 920 E Hyman Ave, walkway improvements COMMENTS: These comments are not intended to be exhaustive, but an initial response to the project conceptual packet submitted for the purpose of the Historical Preservation Committee meeting. Other requirements may be requested at time of permit. 1. The scope states that this is for the path only. However the plans show a fence proposal. No gates or fences will be permitted in the right-of-way. The fence and gate must be on private property. 2. The application must show how the storm water treatment will be accommodated. The original building plans show that the sidewalk was to be a permeable paver system that would handle all of the WQCV for the structure. With the addition of snowmelt to the walkway, there is no longer any water quality storage or treatment for the property. A proper civil plan showing that storm water can still be addressed must be provided prior to the HPC hearing. 3. Snowmelt in the right-of-way will require a permanent revocable encroachment license once the walk way is built and prior to Certificate of Occupancy. 193