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Home My WebLink Aboutagenda.boa.073026AGENDA ASPEN BOARD OF ADJUSTMENT July 30, 2026 4:30 PM, City Council Chambers 3rd Floor - City Hall 427 Rio Grande Place I.ROLL CALL II.COMMENTS III.MINUTES III.A Draft Minutes - 08/21/25 IV.DECLARATION OF CONFLICT OF INTEREST V.OTHER BUSINESS V.A Election of Chair and Vice Chair VI.PUBLIC HEARINGS VI.A Resolution XX, Series of 2026 - 553 Race Street, Request for a Setback Variance VII.BOARD REPORTS VIII.ADJOURN minutes.boa.20250821_DRAFT.pdf 553 Race Street_Variance_LPA-26-047 Staff Report.pdf Resolution #XX, Series of 2026_Setback Variance for 553 Race Street.pdf Attachment A_Variance Review Criteria, Staff Findings.pdf Attachment B_Application.pdf Attachment C_Affidavit of Public Notice.pdf Attachment D_Public Comment.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS 1) Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 1 1 7) Public comments 8) Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met Revised January 9, 2021 2 2 REGULAR MEETING ASPEN BOARD OF ADJUSTMENT AUGUST 21ST, 2025 Chairperson Sandler opened the meeting of the Aspen Board of Adjustment at 4:35 p.m. Commissioners in attendance: Rick Head, Tim Sack, Collin Frank, Linda Manning and Andrew Sandler. Staff present: Sophie Varga, Zoning Administrator Kate Johnson, City Attorney Mike Sear, Deputy City Clerk Staff Comments: None Commissioner comments: None Minutes: Mr. Head motioned to approve the minutes from 6/19/25 and 8/7/25. Mr. Sack seconded. Roll call vote: Mr. Frank, yes; Mr. Sack, yes; Ms. Manning, yes; Mr. Head, yes; Mr. Sandler, yes. 5-0 vote, motion passes. Declaration of Conflicts of Interest: None PUBLIC HEARING: Resolution #3, Series of 2025 – 835 East Durant Avenue – Dimensional Variance Request Applicant Presentation – Chris Bendon – Bendon Adams Mr. Bendon introduced Mr. Joseph Spears with S2 Architects. He then began his presentation by noting that a majority of the board members were present at the previous meeting. Ms. Johnson noted that the recording of the previous meeting was provided to Ms. Manning and Mr. Frank, who were not present. Both members confirmed that they had reviewed the recording and minutes. Mr. Bendon then noted the context of the property and that the main issue here was that when the building was originally built, they were intended to be parallel to the lot line, but they missed. He highlighted the survey of the lot that showed the building compliant on one end and by the opposite end it was into the setback by about 2 and half feet. Mr. Bendon then described the proposed plans for the remodel and noted that the reworked second and third floors would not intrude any further into the setback, but rather just go straight up. He stated that if they were to have to comply with the setbacks the third floor would have to be built askew to the rest of the building and would appear off. He showed a few renderings of the proposed building changes, and he summarized the setback variance requests. Mr. Spears noted that if they were allowed to go straight up with the third floor as proposed, they would be able to keep the demo to about 20%, versus a lot more if they were forced to comply with the setbacks. Mr. Bendon also noted the many letters of support from neighbors. Ms. Feddersen entered the meeting at 4:39pm. Staff Presentation – Sophie Varga – Zoning Administrator Ms. Varga began her presentation by reviewing the recently created Construction, Demolition, and Debris Diversion program. She showed a slide of the review criteria for this request and noted that staff continue to find that the request for a variance does not meet the criteria. While 3 REGULAR MEETING ASPEN BOARD OF ADJUSTMENT AUGUST 21ST, 2025 she admitted the conditions may present an inconvenience, she stated that the project does not present a hardship. Ms. Feddersen asked what materials are considered recoverable under the Diversion program. Ms. Varga showed the list of materials and noted it was measured by weight. She further explained the program. Mr. Head asked if the addition of a third floor would increase the nonconformity of this project. Ms. Varga said that the addition would increase the already existing nonconformity. She noted that the additional height of the project would increase the massing of the project in the setback. PUBLIC COMMENTS: Ms. Johnson read into the record a letter from Susan W. Spalding on behalf of the Board of Directors of the Enclave at Aspen Condominium Association. The letter was objecting to the addition of a third story as it would adversely affect the character of the neighborhood. They were also concerned about the precedent this would set to allow units to add a third story. Mr. Sack asked if the building was originally built within the setbacks and did not present a non- conformity, would they be able to build the third story. Mr. Bendon said that if that were the case they would have been able to go straight to a building permit. He also noted that they are still under the height limit per zoning. MOTION: Mr. Head motioned to approve the application. Mr. Sandler seconded. Mr. Sack felt the incorrect build in the 60’s created a current hardship as is it was not the current owner’s fault that it was built incorrectly. Mr. Frank did not find that adding a third story in the same footprint exacerbates a non- conformity. He felt that building the third story to comply created an odd situation and was not the best use of time and materials. He was in support of approval. Mr. Head noted that he was not in support of the request as the it did not meet the three review criteria and was increasing the non-conformity. Ms. Feddersen agreed with Mr. Sack that if the building was originally built correctly, they would not be here today. She felt that that was the hardship. Mr. Sandler felt the request was within the spirit of the Code. He felt knocking the whole building down to move it over did not make sense financially or environmentally. Ms. Manning read the definition of a hardship. She felt the current circumstances of the building being originally built askew and in the setback as well as this not being a self-created issue was the hardship. She also felt that renovation compared to demolition created less adverse effects on the neighborhood as well as the request met the minimum relief necessary. Mr. Head disagreed and noted that increasing the non-conformity did not meet the minimum variance. Roll call vote: Mr. Frank, yes; Mr. Sack, yes; Ms. Manning, yes; Mr. Head, no; Ms. Feddersen, yes; Mr. Sandler, yes. 5-1; Motion passes. ADJOURN: Mr. Head motioned to adjourn the meeting. Mr. Sandler seconded. All in favor, motion passes. _____________________ Mike Sear, Deputy Clerk 4 P a g e 1 | 6 Staff Report – 553 Race Street Board of Adjustment STAFF REPORT TO: City of Aspen Board of Adjustment FROM: Harry Valentine-Wilson, Planner Tech THROUGH: Daniel Folke, Planning Director MEETING DATE: July 30th, 2026 SUBJECT: Resolution #XX, Series of 2026 | 553 Race Street, Side Yard Setback Variance APPLICANT: Sara Adams, BendonAdams LLC, on behalf of 549 Race Alley, LLC _____________________________________________________________________ INTENDED OUTCOME: The request of the Board of Adjustment is to consider the following land use code review processes: • Variance (Chapter 26.314) to grant a dimensional variance for this site, reducing the minimum side yard setback requirement of the R-6 zone district (The Board of Adjustment is the final review authority). EXECUTIVE SUMMARY: The applicant, 549 Race Alley LLC represented by Sara Adams of BendonAdams LLC, is requesting a side-yard setback variance for the southern lot line of 553 Race Street, Lot 4 of the Fox Crossings Subdivision, to allow the proposed building to be setback 5’ 6” from the property line where 10’ is required by the R-6 (Medium Density-Residential) Zone District. Furthermore, they are requesting approval for a lightwell setback variance to allow lightwells to be setback 1’ 1” from the property line, where 10’ is required. As a part of this request the applicant is proposing to increase the front yard setback, garage rear yard setback, and north side yard setback. The purpose of this report is to present the proposal, and evaluate the project against the applicable review criteria outlined in Sec. 26. 314 – Variances. Staff has found that this project does not meet the relevant criteria and therefore is recommending denial of the setback variance for 553 Race Street. 5 P a g e 2 | 6 Staff Report – 553 Race Street Board of Adjustment DISCUSSION: Background: 553 Race Street is located within the Medium-Density Residential (R-6) Zone District and The Fox Crossing subdivision which was originally part of the “William’s Addition.” This area was annexed into the City after Second Reading of Ordinance #057, Series of 1988 on January 9, 1989. The City adopted Ordinance #11, Series of 1989 (Figure 1) to amend the R-6 Zone District to require properties annexed after January 1, 1989 to have larger setbacks - 10’ minimum side setbacks and a combined setback of 20’ for lots between 0 -7,500 square feet (SF). The lot in question is subject to these setback requirements. City Council approved Ordinance #012, Series of 1989 to rezone William’s Addition to R-6. The Fox Crossing Subdivision was approved via Ordinance #050, Series of 2004, to reconfigure 7 lots into 13 lots and 1 park parcel. The 1989 assigned R-6 zoning was not changed, and Lots 5, 6, and the Park Parcel were designated as historic landmarks. A range of lot sizes were created for a mix of single family and duplex uses. The subject lot, lot 4 (Figure 2) and lots 5, 6 and 7 are around 6,000 SF each. Lots 4 and 5 are roughly 48.9’ x 123’ each. Lot 6 is almost square at 71’ x 85’ and Lot 7 is the closest to a townsite lot at 56’ x 107.’ Figure 3, see below, shows the Fox Crossing plat with the lots in question. The subdivision created a number of nonconforming lots in regards to size, in particular lot width. Figure 2 - Ordinance #011, Series of 1989 Figure 1 - Ordinance #050, Series of 2004 6 P a g e 3 | 6 Staff Report – 553 Race Street Board of Adjustment Lots 5 and 6 both received side yard and combined setback variances (Resolution #029, Series of 2004) to accommodate development. Lot 5 (549 Race Street) was granted a 15’ combined side yard setback variance with a 5’ north side yard (shared lot line with 553 Race) and a 10’ south side yard. Lot 6 (541 Race Street) was granted 3’ side setback for both yards and a 6’ combined side yard setback. Project Summary: The request before BOA is for a variance to the south side yard setback requirement decreasing it from the minimum side yard setback requirement of 10’ to 5’-6” (all measurements are outlined in Figure 4). Furthermore, the applicant is requesting a variance to the 10’ minimum side set back to 1’- 1” for light wells. All lightwells are larger than the minimum 3’ x 3’ required for egress (Figure 5). 3’ x 3’ lightwells are allowed exceptions to setback requirements however, the proposed lightwells are larger than required for egress and do not qualify for the encroachment. Figure 3 - Proposed Setback Variances Figure 4 - Fox Crossing Plat with the subject lot outlined in red. 7 P a g e 4 | 6 Staff Report – 553 Race Street Board of Adjustment Lots 4 and 5 (553 Race Street and 549 Race Street) are under the same ownership. 549 Race Alley LLC, the applicant, is requesting this setback variance to accommodate the existing stormwater infrastructure to the north and west of the property. Furthermore, the applicant is proposing to increase the side yard setback to the north by 12’-1/8”, as the lot line is not straight, to accommodate the stormwater infrastructure to north of the property that runs along the edge of pedestrian walkway (Figure 6). The owners would also like to increase the 10’ front minimum yard setback to 17’- 10” from the front property line to the building, further setting the building back from the pedestrian path. Finally, the applicant would like to maintain the rear yard setback but increase garage setback requirement from 5’ to 10’ 2”. Figure 5 - Stormwater infrastructure locations Figure 6 - Proposed lightwell locations 8 P a g e 5 | 6 Staff Report – 553 Race Street Board of Adjustment Staff Comments: Staff has reviewed the project against the applicable review criteria in Chapter 26.314 – Variances and found that the proposal does not meet the criteria. The full review criteria can be found in Attachment A. The first criterion states that “The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code .” Staff believes a reasonable expectation is that zoning limitations are observed and enforced as uniformly as practical. Furthermore, staff find it unreasonable to provide a setback variance on vacant lot as the developer of the lot has more freedom to develop within the existing site constraints. However, staff does recognize that the lot does not meet the minimum width requirements for the R-6 Zone District. Criterion 2 states that “The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure .” The applicant has expressed that there are constraints on the site that are limiting their ability to reasonably use the parcel. Due to these constraints, the applicant has expressed that they will need the proposed setback variances to “make reasonable use of the parcel”. Staff find that there are additional design choices that the applicant can make to allow for reasonable use of the parcel without the need for setback variances. Criterion 3 states that “Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience.” Staff finds that Interpretation and enforcement of Title 26 creates an inconvenience for the applicant, not a hardship that other lots do not experience. Properties often need to accommodate physical features such as stormwater, utility, and pedestrian easements. Staff encourages the applicant to make design choices to respond to the context of the site which aligns with other properties within the zone district. Staff finds that approval of a setback variance would grant special privilege to this parcel to avoid the setback requirements of the R-6 Zone District. New developments should meet the current dimensional standards of the relevant zone district. Staff does recognize the 48-foot lot width does not meet the minimum 60-foot width per underlying zoning dimensional standards, which can be a reason to support a reduced setback. See Attachment A for the full staff analysis. Referral Comments: This land use application was not referred to any additional City of Aspen Departments. RECOMMENDATIONS: Staff recommends denial of this application as the review standards are not met. This application reflects a request of convenience, rather than a hardship. Even with the required minimum setbacks the applicant would have reasonable use of the lot. There are alternative design solutions that would lessen the encroachment into the setback. The inconvenience that the applicant is experiencing is not unique and could be remedied with a different design. 9 P a g e 6 | 6 Staff Report – 553 Race Street Board of Adjustment Proposed Motion: Staff recommends denial of the request, although the Resolution is written in the affirmative. Two motions are provided; the first approves the resolution while the second denies the resolution. Motion 1: “I move to approve Resolution #XX, Series 2026, approving the variance to reduce the south side-yard setback from 10’ to 1’-1” for the purpose of lightwells, to reduce the south side-yard setback from 10’ to 5’-6” for the purpose of the primary building, and a combined side-yard setback variance to reduce the combined setback from 20’ to 13’- 2”.” If the Board determines that the criteria are not met for a Variance, the following motion may be used: Motion 2: “I move to deny Resolution #XX, Series 2026 for the variance at 553 Race Street.” ATTACHMENTS: Resolution #XX, Series of 2026 Attachment A – Variance Review Criteria, Staff Findings Attachment B – Application Attachment C – Affidavit of Public Notice Attachment D – Public Comment 10 Board of Adjustment – 553 Race Street Resolution #XX, Series 2026 Page 1 of 5 RESOLUTION #XX (SERIES OF 2026) A RESOLUTION OF THE CITY OF ASPEN BOARD OF ADJUSTMENT APPROVING A SETBACK VARIANCE FOR THE PROPERTY LEGALLY DESCRIBED AS LOT 4, FOX CROSSING SUBDIVISION, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 20, 2005 IN PLAT BOOK 74 AT PAGE 17. COUNTY OF PITKIN, STATE OF COLORADO., COMMONLY KNOWN AS 553 RACE STREET, ASPEN, CO 81611. Parcel ID No: 2737-073-92-004 WHEREAS, the subject property is located within the Medium-Density Residential (R-6) Zone District and is currently an undeveloped lot; and, WHEREAS, the Community Development Department received an application for 553 Race Street, (the Application) from 549 Race Alley LLC (Applicant), represented by Sara Adams of BendonAdams LLC, for a setback variance for the south side-yard setback and combined side- yard setback, pursuant to Land Use Code Chapter 26.314 - Variance; and, WHEREAS, the application was deemed complete on June 1, 2026; and, WHEREAS, the Community Development Department reviewed the Application for compliance with Chapter 26.314 – Variance, and did not refer the Application out to other review agencies within the City of Aspen; and, WHEREAS, the Community Development director finds that the criteria for the setback variances is not met and recommends denial; and, WHEREAS, during a duly noticed public hearing on July 30, 2026, the Board of Adjustment reviewed the Application and approved Resolution #XX, Series of 2026, by a XX to XX vote (X-X), approving the request for a Dimensional Variance Review for the south, side-yard setback, as identified herein. NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF ADJUSTMENT OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Approval Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Board of Adjustment hereby approves as shown on the attached site plan (Exhibit A): • A south side-yard setback variance to reduce the setback from 10’ to 1’-1” for lightwells. • A south side-yard setback variance to reduce the setback from 10’ to 5’-6” for the primary structure. • A combined Side-yard setback variance to reduce the combined setback from 20’ to 13’- 2”. All development will be subject to all other applicable land use code and review departments. 11 Board of Adjustment – 553 Race Street Resolution #XX, Series 2026 Page 2 of 5 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 and the Board of Adjustment Commission, 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. APPROVED, by the Board at its meeting on July 30, 2026. Approved as to form: Approved as to content: __________________________ ______________________________ James R. True, City Attorney Andrew Sandler, Chair Attest: _______________________________ Mike Sear, City Clerk Exhibits: Exhibit A – Proposed Plans 12 Board of Adjustment – 553 Race Street Resolution #XX, Series 2026 Page 3 of 5 Exhibit A – Proposed Plans 13 Board of Adjustment – 553 Race Street Resolution #XX, Series 2026 Page 4 of 5 14 Board of Adjustment – 553 Race Street Resolution #XX, Series 2026 Page 5 of 5 15 Attachment A –Variance Review Staff Findings Page | 1 Chapter 26.314, Variance A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision-making body shall make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code. Staff Findings: The purpose of the City’s land use code is very general. It does, however, speak to the legitimate rights and reasonable expectations of property owners. Staff believes a reasonable expectation is that zoning limitations are observed and enforced as uniformly as practical. Furthermore, staff finds it unreasonable to provide a setback variance on vacant lot as the developer of the lot has the ability to develop within the existing site constraints. However, staff does recognize that the lot does not meet the minimum width requirements for the R-6 zone district, the lot is 48 feet wide where 60 feet is the minimum width required. Staff finds that this criterion is not met. 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure. Staff Findings: The applicant has expressed that there are two main constraints on the site that are restrictive to the development of the property: the 8’ pedestrian trail easement running through the west side of the property, and stormwater swale along the north side yard with an intake on the northwest corner of the property . Due to these constraints, the applicant has expressed that they will require the proposed setback variances to “make reasonable use of the parcel”. However, staff feels that there are additional design choices that applicant can make reasonable use of the parcel without the need for setback variances. Staff finds that this criterion is not met. 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In determining whether an applicant's rights would be deprived, the Board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district, and which do not result from the actions of the applicant. Staff Findings: Interpretation and enforcement of Title 26 creates an inconvenience for the applicant, not a hardship that other lots do not experience. The physical features present on the parcel are not necessarily unique to the Fox Crossing subdivision as properties often need to accommodate physical features such as stormwater, utility, and pedestrian easements. Considering these constraints have been on the site for a long - 16 Attachment A –Variance Review Staff Findings Page | 2 time staff feels that the applicant can alter the plans to better respond to the context of the site. However, Staff does recognize that the lot does not meet the minimum width requirements for the R-6 zone district. Staff finds this criterion to be not met. b. Granting the variance will not confer upon the applicant any special privilege denied the terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district. Staff Findings: Approval of a setback variance would grant special privilege to this parcel to avoid the setback requirements of the R -6 zone district. Development with a 20-foot combined side yard setback is a common occurrence in this zone district, which was amended as the area was annexed. New developments should meet current dimensional standards. However, it should be noted that both lots 5 and 6, to the south of the subject property, received side yard setback variances. Staff finds this criterion to be not met. 17 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM May 14, 2026 City of Aspen Board of Adjustment c/o Community Development Department 427 Rio Grande Pl. Aspen, CO 81611 RE: 553 Race Street, Lot 4 of Fox Crossing – Setback Variances Dear ComDev Staff and BOA members, We respectfully submit a request for side setback variances for the property located at 553 Race Street, Lot 4 of the Fox Crossing Subdivision. This application is submitted on behalf of the owner 549 Race, LLC. 553 Race Street. Fox Crossing Subdivision was originally part of the “William’s Addition.” This area was annexed into the City limits via Ordinance 57 -1988 with first reading in December 1988 and second reading on January 9, 1989. After annexation, the City adopted Ordinance 11-1989 and Ordinance 12-1989 to zone William’s Addition to R-6 and to amend the R-6 zone district. The R-6 zone district code amendment required properties annexed after January 1, 1989 to develop a duplex on a 7,500 sf lot (as opposed to an 9,000 sf lot) and required slightly larger setbacks - 10’ minimum side setbacks and a combined setback of 20’ for lots between 0 -7,500sf. The amendment addressed concerns about setbacks for large lots within the annexed area; however, the large lots were eventually subdivided into smaller lots. The Fox Crossing Subdivision was approved in 2004 (Ordinance 50-2004) to reconfigure 7 lots into 13 lots and 1 park. The 1989 assigned R-6 zoning was not changed or addressed through the subdivision review, and Lots 5, 6, and the Park Parcel were designated historic landmarks. A range of lot sizes were created for a mix of single family and duplex developments. The subject lot (lot 4) and lots 5,6 and 7 are about 6,000 sf each. A single family home is developed on Lots 5 and 7, and Lot 6 contains a duplex. These lots are not the traditional 30’ x 100’ townsite lots. Lots 4 and 5 in particular are roughly 48.9’ x 123’ each. Lot 6 is almost square at 71’ x 85’ and Lot 7 is the closest to a townsite lot at 56’ x 107.’ Lots 5 and 6 both received side yard and combined setback variances (Resolution 29-2004) to accommodate development as the restrictive 10’ minimum side yard and 20’ combined side yard setbacks were unworkable on these lots. Lot 5 (549 Race Detail of Fox Crossing Subdivision plat showing Lot 4. 18 553 Race Street BOA Variance Page 2 Street) was granted a 15’ combined side yard setback variance with a 5’ north side yard (shared lot line with 553 Race) and a 10’ south side yard. Lot 6 (541 Race Street) was granted 3’ side setback for both yards and a 6’ combined side yard setback. Lot 4 is the only remaining vacant lot within the Fox Crossing subdivision and is likely the most challenging to develop – an 8’ pedestrian trail easement runs through the property west “front yard” facing the Park, a utility easement through the north side yard, a storm water swale is required along the north side yard, and there are slopes in the northwest corner of the property. The property is subject to the Residential Design Standards, Fox Crossing Site and Architectural Review Committee (SARC) approval, and required onsite parking with access off Race Street. The request before BOA is for side setback requirement for the south lot line (interior lot line shared with 549 Race Street), and a reduction of the combined side yard requirement. As demonstrated in Table 1, the front yard and the north side yard setbacks are greater than the required minimum. The proposed setbacks highlight the complexities and site constraints on the Lot 4 that result in the requested variances. Table 1: 553 Race Street, Lot 4, Proposed Setbacks Requirement Proposed Difference Front Yard (West/Park) 10’ 10’ 9” to steps within 30” of grade ~17’ 10” to building Building is OVER BY ~8’ Rear Yard (East/Race St.) 10’ living 5’ garage ~ 10’ living 10’ 2” garage Living at 10’ Garage OVER BY ~ 5’ Side Yard (North/Ped. Trail) 10’ 12’1” – 12’ 8” OVER BY ~2’ – 3’ Side Yard (South/interior shared lot line) 10’ 5’ 6” for building 1’1” for lightwells UNDER BY ~ 4.5’ for building and ~9’ for lightwells Combined Side Yard Setback 20’ 17’ 7” – 18’ 4” for building 13’ 2” – 13’ 9” for lightwells UNDER BY ~1.5’- 2’ for building and ~ 6’- 7’ for lightwells. Note: Please reference the site plan for exact dimension as Table 1 rounds the dimensions. Proposed site plan with requested setbacks in red dash (full sized plan is included as Exhibit 11). 19 553 Race Street BOA Variance Page 3 Only a portion of the building footprint above grade (first and second level) is within the 10’ south side yard setback requirement. The basement is built to the 5’ south setback below grade; and an above grade covered patio faces the Park to provide open space between 553 and 549. Lightwells larger than the minimum 3’ x 3’ for egress are proposed. We have discussed the proposed design with the neighbors and the HOA, and they indicate support of the project. In addition, the owner of 549 Race Street is also the owner of 553 Race Street (subject parcel). The proposed design has received approval from the HOA and has RDS approval from Community Development. Thank you for your consideration of this request. Review criteria are addressed in Exhibit A. We are happy to schedule a site visit to the property. Please let us know if you require any additional information for your review. Kind Regards, Sara Adams, AICP BendonAdams LLC Attachments: 1. Review Criteria 2. Application Form 3. Vicinity Map 4. Pre-Application Summary 5. Authorization to Represent 6. HOA Form 7. Agreement to Pay 8. Proof of Ownership 9. Statement of Authority 10. Mailing List 11. Drawing set 12. Survey 13. Letter of Support Renderings of proposed home at 553 Race Street. 20 553 Race Street Review Criteria- BOA variance Page 1 of 2 Exhibit 1 Review Criteria Sec. 26.314.040. Standards applicable to variances. (a) In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision-making body shall make a finding that the following three (3) circumstances exist: (1) The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code; and Response - Title 26 of the Municipal Code (known as the Land Use Code) provides zoning limitations and development standards for properties in the City of Aspen. The purpose of Title 26, stated in 26.104.020 includes the analysis of various development factors “and the legitimate rights and reasonable expectations of property owners.” The property is zoned for single family development and the owner has a legitimate and reasonable expectation to exercise this development right. The requested setback variances are consistent with the purposes, goals, and objective policies of the Code which authorizes the Board of Adjustment to grant dimensional variances. The R-6 zone district was amended in 1989 to require larger side setbacks only for this specific neighborhood before the 2005 Fox Crossing subdivision was adopted which created small oddly shaped lots. (2) The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and Response – The requested variances are the minimum required to make reasonable use of the parcel with the development of a single family home. Lot 4 is the only remaining vacant lot within the Fox Crossing subdivision and is likely the most challenging to develop – an 8’ pedestrian trail easement runs through the west “front yard” facing the Park, a utility easement through the north side yard, a storm water swale is required along the north side yard, and there are slopes in the northwest corner of the property. The property is subject to the Residential Design Standards, Fox Crossing Site and Architectural Review Committee (SARC) approval, and onsite parking is accessed off Race Street. The request before BOA is for side setback requirement for the south lot line (interior lot line shared with 549 Race Street), and a reduction of the combined side yard requirement. As demonstrated in Table 1, the front yard and the north side yard setbacks are greater than the required minimum. The proposed setbacks – some of which are larger than required - highlight the complexities and site constraints on the Lot 4 that result in the requested variances. The proposed dimensions are the minimum variance needed to make possible the reasonable use of the parcel and of the buildings. 21 553 Race Street Review Criteria- BOA variance Page 2 of 2 Table 1: 553 Race Street, Lot 4, Proposed Setbacks Requirement Proposed Difference Front Yard (West/Park) 10’ 10’ 9” to steps within 30” of grade ~17’ 10” to building Building is OVER BY ~8’ Rear Yard (East/Race St.) 10’ living 5’ garage ~ 10’ living 10’ 2” garage Living at 10’ Garage OVER BY ~ 5’ Side Yard (North/Ped. Trail) 10’ 12’1” – 12’ 8” OVER BY ~2’ – 3’ Side Yard (South/interior shared lot line) 10’ 5’ 6” for building 1’1” for lightwells UNDER BY ~ 4.5’ for building and ~9’ for lightwells Combined Side Yard Setback 20’ 17’ 7” – 18’ 4” for building 13’ 2” – 13’ 9” for lightwells UNDER BY ~1.5’- 2’ for building and ~ 6’- 7’ for lightwells. Note: Please reference the site plan for exact dimension as Table 1 rounds the dimensions. (3) Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels Sin the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In determining whether an applicant's rights would be deprived, the Board shall consider whether either of the following conditions apply: a. There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b. Granting the variance will not confer upon the applicant any special privilege denied by the terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district. Response – 553 Race is the only vacant parcel left within the Fox Crossing Subdivision and is likely the most challenging to develop based on site specific constraints. The property has a pedestrian easement through the western property boundary (facing the Park), a storm water swale and pipe running along the north and west property, a utility easement through the north property boundary, and slopes in the northwest corner of the property. In addition to these physical site constraints, design is subject to compliance with the Residential Design Standards and the Fox Crossing architectural board (SARC). All of these constraints do not result from the actions of the applicant and severely limit the building envelope of the long and skinny 48.9’ x 123’ parcel. Granting the variance will not confer any special privilege denied by the terms of this Title to other parcels; on the contrary granting this variance is consistent with the variances granted to the adjacent Lot 5 and Lot 6 of the Fox Crossing Subdivision both of which received side and combined setback variances due to site constraints. The HOA and neighbors recognize the complexities of developing this parcel and indicate support of the project which provides larger than required setbacks on the “public” side - the north and west of the property which parallel the pedestrian trail and Fox Crossing Park. The requested variances are the only reasonable method to afford the applicant the ability to develop a single family home that meets all the required design standards and reviews, and respects all required easements on the property. To deny the variance would cause the applicant unnecessary hardship and would unfairly treat the applicant. 22 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Project: __________________________________________________________________________________________ Applicant: ________________________________________________________________________________________ Project Location: ___________________________________________________________________________________ Zone District: _____________________________________________________________________________________ Lot Size: _________________________________________________________________________________________ Gross Lot Area:________________________________ Net Lot Area:_________________________________________ For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code. Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variations being requested): 23 City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 DIMENSIONAL REQUIREMENTS FORM LAND USE APPLICATION PACKET Commercial net leaseable:Existing: _____________ Proposed: _____________ Number of Lodge Pillows: Existing: _____________ Proposed: _____________ Number of Lodge Units: Existing: _____________ Proposed: _____________ Number of residential units:Existing: _____________ Proposed: _____________ Number of Free-Market residential units: Existing: _____________ Proposed: _____________ Number of Affordable residential units: Existing: _____________ Proposed: _____________ Proposed % of demolition: ________________ % DIMENSIONS: Write N/A where no requirements exists in the zone district. Floor Area: Existing: _____________ Allowable: _____________ Proposed: _____________ Height Principal Building: Existing: _____________ Allowable: _____________ Proposed: _____________ Accessory Building: Existing:_____________ Allowable: _____________ Proposed: _____________ On-Site Parking: Existing: _____________ Allowable: _____________ Proposed: _____________ % Site Coverage: Existing: _____________ Allowable: _____________ Proposed: _____________ % Open Space: Existing: _____________ Allowable: _____________ Proposed: _____________ Front Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Rear Setback: Existing: _____________ Allowable: _____________ Proposed: _____________ Existing: _____________ Allowable: _____________ Proposed: _____________ Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Indicate N, S, E, W Side Setback: S Side Setback: N Existing: _____________ Allowable: _____________ Proposed: _____________ Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________ Distance between Buildings: Existing: _____________ Allowable: _____________ Proposed: _____________ 24 LAND USE APPLICATION PACKET TYPE OF APPLICATION ESA Review (Stream Margin, 8040 Greenline, View Plane, or Hallam Lake Bluff) Non Conformities Pre-Development Topography Temporary Use Accessory Dwelling Unit/Carriage House Dimensional Variance Growth Management Review Outdoor Vending Planned Development Review Certificates of Affordable Housing Credit Establishment of Zoning or Rezoning Subdivision Review Condominiumization Approval Documents Special Review Wireless Facilities Residential Design Standard Review Conditional Use Review Historic Designation Certificate of Appropriateness Minor Historic Development Major Historic Development (select one below) Conceptual Development Final Development Relocation (temporary, on or off-site) Demolition (total demolition) Substantial Historic Preservation Amendment Historic Landmark Lot Split Establishment of Transferable Development Rights (TDRs) Other City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000 HISTORIC PRESERVATION REVIEWS 25 LONE PINE RDLONE PINE RDRACE STRACE STWALNUT ST WALNUT ST WALNU T S T 540 520 541 548 529 543549 552 546 536 532 565 562 559 511 575 951949948947 537 549 553 0 0.01 0.020.01 mi FCity of Aspen, Microsoft, Vantor Legend Aspen Address Aspen City Limits Parcels Roads Edge of Pavement World Imagery Low Resolution 15m Imagery High Resolution 60cm Imagery High Resolution 30cm Imagery Citations 15cm Resolution Metadata Source: City of Aspen GIS 553 Race Street Vicinity Exhibit 326 PRE-APPLICATION CONFERENCE SUMMARY PRE-26-052 DATE: May 6th, 2026 PLANNER: Owen Palcsik, owen.palcsik@aspen.gov REPRESENTATIVE: Sara Adams, sara@bendonadams.com PROJECT LOCATION: 553 Race Street PARCEL ID: 2737-073-92-004 REQUEST: Dimensional Variance DESCRIPTION: 553 Race Street is a vacant lot in the Fox Crossing Subdivision and subject to the requirements of the Medium Density Zone District (R-6). This lot was annexed as a part of the Williams Addition on January 9th, 1989; it is subject to increased side yard setback requirements per Section 26.710.040(d)(6). The applicant requests setback variances to the 10’ side yard setback and the 20’ combined side yard setback requirements. A variance to dimensional requirements is considered by the Board of Adjustment and reviewed against the standards in Section 26.314.040. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.314 Variances 26.710.040 Medium Density Zone District (R-6) HELPFUL LINKS: • Land Use Application (PDF) • Land Use Code (PDF) REVIEW BY: • Staff for completion. • Board of Adjustment for decision. REQUIRED LAND USE REVIEW(S): • Dimensional Variance PUBLIC HEARING: Yes, with Board of Adjustment. PLANNING FEES: $1,950.00 (6-hour deposit, additional/ lesser deposit hours will be billed/ refunded at a rate of $325 per hour) REFERRAL FEES: None. TOTAL DEPOSIT: $1,950.00 Exhibit 4 27 APPLICATION CHECKLIST: Below is a list of submittal requirements for this review. Please email the entire application as one pdf to comdevhelp@aspen.gov. Include PRE- 26-052 in the subject line. If more than 18 months has lapsed since this letter was issued, please reach out to planneroftheday@gmail.com.  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 applicant, the applicant's name, address and telephone number and the name, address and telephone number of any representative authorized to act on behalf of the applicant.  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.  Proposed and existing site plans depicting the proposed layout and the project's physical relationship to the land and its surroundings.  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 and vegetation.  A written description of the proposal and a written explanation of how the proposed development complies with the review standards relevant to the development application. 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. 28 Exhibit 529 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: Q62019282 Date: 05/07/2026 Property Address: 553 RACE ST # I, ASPEN, CO 81611 For Closing Assistance For Title Assistance Kim Shultz - Roaring Fork Title Team 600 E MAIN STREET UNIT #7-B ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Company License: CO44565 Seller/Owner 549 RACE ALLEY LLC Delivered via: No Commitment Delivery Exhibit 8 30 Estimate of Title Fees Order Number: Q62019282 Date: 05/07/2026 Property Address: 553 RACE ST # I, ASPEN, CO 81611 Seller(s): 549 RACE ALLEY, LLC, A FLORIDA LIMITED LIABILITY COMPANY Buyer(s): TO BE DETERMINED 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 $292.00 TOTAL $292.00 Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the documents on your property. Chain of Title Documents: Pitkin county recorded 10/13/2020 under reception no. 669394 Plat Map(s): Pitkin county recorded 06/20/2005 under reception no. 511410 31 This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; 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 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: 553 RACE ST # I, ASPEN, CO 81611 1.Commitment Date: 04/24/2026 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4.The Title is, at the Commitment Date, vested in: 549 RACE ALLEY, LLC, A FLORIDA LIMITED LIABILITY COMPANY 5.The Land is described as follows: LOT 4, FOX CROSSING SUBDIVISION, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 20, 2005 IN PLAT BOOK 74 AT PAGE 17. COUNTY OF PITKIN, STATE OF COLORADO. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62019282 32 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62019282 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. 1.WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN STATEMENT OF AUTHORITY FOR 549 RACE ALLEY, LLC, A FLORIDA LIMITED LIABILITY COMPANY RECORDED APRIL 25, 2025 UNDER RECEPTION NO. 709041 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES LAURA ZEBERSKY AS THE MANAGER AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORMATION IS NOT ACCURATE, A CURRENT STATEMENT OF AUTHORITY MUST BE RECORDED. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 33 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. 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.RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENT RECORDED DECEMBER 24, 1902, IN BOOK 55 AT PAGE 116. 9.MINERAL RESERVATIONS CONTAINED IN DEED RECORDED NOVEMBER 9, 1901 IN BOOK 142 AT PAGE 496. 10.TERMS, CONDITIONS, OBLIGATIONS AND PROVISIONS OF ORDINANCE NO. 57 (SERIES OF 1988) AN ORDINANCE ANNEXING TERRITORY TO THE CITY OF ASPEN AS REFERRED TO AND DESCRIBED IN THAT PETITION FOR ANNEXATION OF TERRITORY TO THE CITY OF ASPEN CERTIFIED BY THE CITY CLERK ON JULY 28, 1986, COMMONLY KNOWN AS THE "WILLIAMS ADDITION" AS SET FORTH IN INSTRUMENT RECORDED JANUARY 6, 1989 IN BOOK 585 AT PAGE 330 AS RECEPTION NO. 308587 AND AS SHOWN ON PLAT RECORDED FEBRUARY 6, 1989 IN PLAT BOOK 22 AT PAGE 15 AS RECEPTION NO. 308586. 11.TERMS, CONDITIONS AND PROVISIONS OF CITY OF ASPEN, WATER SERVICE AGREEMENT RECORDED SEPTEMBER 17, 1996 AT RECEPTION NO. 397127. 12.TERMS, CONDITIONS AND PROVISIONS OF ORDINANCE# 19, SERIES OF 1993 RECORDED MAY 03, 1993 IN BOOK 710 AT PAGE 990 AND RERECORDED NOVEMBER 7, 1995 IN BOOK 798 AT PAGE 938. 13.TERMS, CONDITIONS AND PROVISIONS OF ORDINANCE# 37, SERIES OF 2002 RECORDED DECEMBER 05, 2002 AT RECEPTION NO. 475668. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62019282 34 14.EASEMENTS, RIGHTS OF WAY AND ALL OTHER MATTERS AS DISCLOSED ON PLAT OF GRIFFITH PROPERTY, LLC, LOT SPLIT SUBDIVISION EXEMPTION AND CONDOMINIUM PLAT RECORDED JANUARY 28, 2003 IN PLAT BOOK 64 AT PAGE 23. 15.TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AGREEMENT RECORDED NOVEMBER 13, 2003 AT RECEPTION NO. 491104. 16.TERMS, CONDITIONS AND PROVISIONS OF ORDINANCE NO. 50, SERIES OF 2004 RECORDED JUNE 20, 2005 AT RECEPTION NO. 511408. 17.TERMS, CONDITIONS AND PROVISIONS OF REVOCABLE ENCROACHMENT LICENSE RECORDED JUNE 20, 2005 AT RECEPTION NO. 511409. 18.EASEMENTS, RIGHTS OF WAY AND OTHER MATTERS AS SHOWN AND CONTAINED ON PLAT OF FOX CROSSING SUBDIVISION RECORDED JUNE 20, 2005 IN PLAT BOOK 74 AT PAGE 17 AS RECEPTION NO. 511410. 19.TERMS, CONDITIONS AND PROVISIONS OF SUBDIVISION AGREEMENT RECORDED JUNE 20, 2005 AT RECEPTION NO. 511411 AND AMENDMENT RECORDED APRIL 4, 2012 UNDER RECEPTION NO. 587999 AND AMENDMENT RECORDED DECEMBER 24, 2014 AS RECEPTION NO. 616269. 20.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN AGREEMENT RECORDED JUNE 20, 2005 AS RECEPTION NO. 511425. 21.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN TRENCH, CONDUIT AND VAULT AGREEMENT RECORDED MAY 15, 2006 AS RECEPTION NO. 524065. 22.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF AFFORDABLE HOUSING IMPACT FEE DEFERRAL AGREEMENT RECORDED JUNE 5, 2007 AS RECEPTION NO. 538577. 23.TERMS, CONDITIONS AND PROVISIONS OF DECLARATION OF UTILITY EASEMENTS RECORDED SEPTEMBER 26, 2007 AT RECEPTION NO. 542422. 24.RESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER CLAUSE, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS CONTAINED IN INSTRUMENT RECORDED JANUARY 02, 2008, UNDER RECEPTION NO. 545394 AND RECORDED JANUARY 3, 2008 UNDER RECEPTION NO. 545472 AND FIRST AMENDMENT THERETO RECORDED SEPTEMBER 20, 2016 AS RECEPTION NO. 632292. 25.TERMS, CONDITIONS AND PROVISIONS OF ASSIGNMENT OF DECLARANT RIGHTS RECORDED DECEMBER 30, 2010 AT RECEPTION NO. 576393 AND ASSIGNMENT OF DECLARANT'S RIGHTS RECORDED ULY 30, 2014 AS RECEPTION NO. 612197. 26.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION, NO. 35, SERIES OF 2013 RECORDED DECEMBER 27, 2013 AS RECEPTION NO. 606828. 27.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN RESOLUTION NO. 24, SERIES OF 2014 OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED SEPTEMBER 5, 2014 AS RECEPTION NO. 613269. 28.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF NOTICE OF APPROVAL RECORDED OCTOBER 30, 2017 AS RECEPTION NO. 642666. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62019282 35 29.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF IMPROVEMENT AND TOPOGRAPHIC SURVEY RECORDED APRIL 05, 2018 IN PLAT BOOK 121 AT PAGE 80. 30.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN UNDERGROUND UTILITY EASEMENT RECORDED FEBRUARY 25, 2021 AS RECEPTION NO. 673867 AND RECORDED FEBRUARY 25, 2021 AS RECEPTION NO. 673895. 31.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF STORMWATER BEST MANAGEMENT PRACTICES OPERATIONS AND MAINTENANCE AGREEMENT RECORDED AUGUST 19, 2024 AS RECEPTION NO. 704171. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62019282 36 ALTA 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 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. 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 is not 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. “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. (a) “Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records.(b) “Land”: The land described in item 5 of Schedule A and affixed 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, aavenue, 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. (c) “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. (d) “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. (e) “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. (f) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(g) “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. (h) “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. (i) “Title”: The estate or interest in the Land identified in Item 3 of Schedule A.(j) 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 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. (b) 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. (c) 37 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT. CHOICE OF LAW AND CHOICE OF FORUM 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 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. 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 IN WITNESS WHEREOF, Old Republic National Title Insurance Company 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 2021 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 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. 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. (d) The Company is not liable for the content of the Transaction Identification Data, if any.(e) 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. (f) The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured.(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 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 (b) 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) 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) 38 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: This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. 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) That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate(A) 39 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. 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 That such mineral estate may include the right to enter and use the property without the surface owner's permission.(B) 40 Joint Notice of Privacy Policy of Land Title Guarantee Company Land Title Insurance Corporation and Old Republic National Title Insurance 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 41 policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 42 Exhibit 943 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273707392004 on 05/05/2026 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit 10 44 1005 VINE LLC ASPEN, CO 81611 309 AABC # G 1025 VINE LLC ASPEN, CO 81611 309 AABC #G 1051 VINE STREET LLC ASPEN, CO 81611 1051 VINE ST 1115 VINE LLC ASPEN, CO 81611 457 E HOPKINS AVE 1131 VINE LLC ASPEN, CO 81611 309 AABC #G 1312 VINE STREET LLC ASPEN, CO 81611 625 E MAIN ST #102B-277 1326 VINE STREET LLC ASPEN, CO 81611 1085 CEMETERY LN 323 CEG LLC ASPEN, CO 81611 323 VINE ST #323 511 SPRUCE ST #EAST LLC HOUSTON, TX 77005 3706 SUNSET BLVD 529 WALNUT LLC HOLLYWOOD , FL 33019 3101 S OCEAN DR # 2308 549 RACE ALLEY LLC FT LAUDERDALE , FL 333162302 2470 DEL LAGO DR 552 WALNUT LLC BOCA RATON, FL 33432 102 NE 2ND ST #301 565 RACE STREET LLC MIAMI, FL 33137 2020 N BAYSHORE DR #2901 813 VINE STREET LLC WESTPORT, CT 06880 8 WRIGHT ST 81611 PROPERTIES LLC ASPEN, CO 81611 637 E HYMAN AVE 909 VINE STREET HOLDINGS LLC LOS ANGELES, CA 90024 311 S MAPLETON DR 927 VINE STREET HOLDINGS LLC LOS ANGELES, CA 90024 311 S MAPLETON DR 948 VINE STREET LLC ASPEN, CO 81611 1051 VINE ST ACCORDINO KRISTINE ASPEN, CO 81611 625 VINE ST ACEVEDO EUGENIA ASPEN, CO 81611 626 VINE ST ACONCO LLC NORFOLK, VA 23510 300 E MAIN ST #1300 ADLER FAMILY LLC PRINCTON, NJ 085404618 287A NASSAU ST AH VINE 1001 LLC ASPEN, CO 81611 300 MUSIC SCHOOL RD AH VINE 712 LLC ASPEN, CO 81611 300 MUSIC SCHOOL RD ALLEN LEONARD A ASPEN, CO 81612 PO BOX 8316 ALVAREZ OTILIO ARTEMIO AVILA ASPEN, CO 81611 836 VINE ST ANASTASI JOAN ASPEN, CO 81611 435 VINE ST ARAGON TRICIA & RUSSELL J ASPEN, CO 81611 1049 VINE ST ARCHDIOCESE OF DENVER DENVER, CO 80210 1300 S STEELE ST ASPEN CENTER FOR ENVIRONMENTAL STUDIES ASPEN, CO 81611 100 PUPPY SMITH RD 45 ASPEN CTR FOR ENVIRON STUDIES ASPEN, CO 81611 100 PUPPY SMITH ST ASPEN HEIGHTS AT HUNTER CREEK LLC WINTER PARK, FL 32789 941 GEORGIA AVE ASPEN JEWELRY LLC ASPEN, CO 81611 407 N 3RD ST ASPEN SCHOOL DISTRICT #1 ASPEN, CO 81611 0235 HIGH SCHOOL RD ASPEN SPRUCE LLC SAN DIEGO, CA 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MANCHESTER, NJ 550334049 2985 ROUTE 547 BICKEL MICHAEL R & HANNAH ASPEN, CO 81611 638 VINE ST BITTNER SHIRLEY MARIE ASPEN, CO 81611 123 VINE ST BOLTON LANCE BASALT, CO 816213514 PO BOX 3514 BONGIORNO PHILIP & LINDA ASPEN, CO 816111594 628 VINE ST BOOKBINDER FISHDANCE & DELANEY LLC ASPEN, CO 81611 1044 VINE ST BORENSTEIN DENISE & MARK ASPEN, CO 81611 135 W MAIN ST #G 46 BRADLEY JEFFREY ASPEN, CO 816113266 515 VINE ST BREWITZ KRISTINE ASPEN, CO 81611 614 VINE ST BRISCOE BRITTNEY A ASPEN, CO 816113269 825 VINE ST BROCKHOFF KRISTINE BONG DEE SOUTH YARRA, VICTORIA 3141, AUSTRALIA, 27 CLOWES ST BROOKES EDWARD ALAN REV LIV TRUST LAHAINA, HI 96761 3823 LOWER HONOAPII LANI RD #409 HALE ONO LOA BROWN RYAN E ASPEN, CO 816112239 834 VINE ST BROWN ZOE ASPEN, CO 81611 1000 N 3RD ST BUNEVICH PETER CHARLES GRAND JUNCTION, CO 81507 251 WINDOW ROCK CT BUSCH JON LOWELL ASPEN, CO 81611 548 RACE ST BUSCH MARK W & ANITA R PITTSFIELD, MA 01201 75 MOUNTAINVIEW DR CAMMACK DARELL R JR SAINT PETERSBURG, FL 33706 11000 GULF BLVD #402 CAMPOS VIGIL MARIA DE LOS ANGELES ASPEN, CO 81611 511 VINE ST CARDAMONE JAMES M & MICHELE W BASALT, CO 81621 104 VAGNEUR LN CARTER SHELBY HENRY ASPEN, CO 81611 312 VINE ST CASTELLANOS NIKI ASPEN, CO 81611 815 VINE ST CAVANNA JUAN ASPEN, CO 81611 812 VINE ST CHAN NICHOLAS CARBONDALE, CO 81623 1351 ROCK CT CHANGOS GROUP INC TUCUMAN, ARGENTINA 4000, AV ROCA 336, SAN MIGUEL DE TUCUMAN CHISHOLM REV TRUST FLAGSTAFF, AZ 86004 3725 N GRANDVIEW DR CIBIK MICHAEL A PHILADELPHIA, PA 19106 334 S FRONT ST CITY OF ASPEN ASPEN, CO 81611 427 RIO GRANDE PL CLAYTON TAYLOR H ASPEN, CO 81611 1045 VINE ST CLOUD10 LLC DALLAS, TX 75220 9346 SUNNYBROOK LN COATES M A TRUST OKLAHOMA CITY, OK 73125 PO BOX 25277 COATES MARY ANN TRUST OKLAHOMA CITY, OK 73142 12664 VAL VERDE DR COLLINS CHARLES & JANICE S ASPEN, CO 81611 531 W GILLESPIE ST COLVER JOHN C ASPEN, CO 81611-3266 523 VINE ST COOPER THOMAS E ASPEN, CO 81611 321 VINE ST CROWELL ROB AUSTIN, TX 78763-5670 PO BOX 5670 CROWLEY ELAINE C ASPEN, CO 816111550 1124 VINE ST 47 CRUZ CATALINA ASPEN, CO 81611 325 VINE ST DASH ASPEN LLC BOCA RATON, FL 33431 3850 NW 2ND AVE #13 DEBSKI MARCIN & KATHERINE BASALT, CO 81621 410 E JODY RD DEMAS CHRYSANTHE ASPEN, CO 81611 312 VINE ST DEQUINE SHARON L ASPEN, CO 81611 713 VINE ST DOPKIN DEVELOPMENT LLC ASPEN, CO 81612 PO BOX C3 DUCHEIN HILARY ASPEN, CO 81611 522 VINE ST EARL CAMILLA & MONTY ASPEN, CO 81611 114 MAPLE LN ELLIS CHRISTOPHER & AUDREY ASPEN, CO 81611 1111 VINE ST EMPHASYS SERVICES COMPANY MIAMI, FL 33129 1925 BRICKELL AVE PENTHOUSE II ERICKSON HANS ASPEN, CO 81611 533 VINE ST ERSPAMER JOHN ASPEN, CO 81611 534 SPRUCE ST #1 ETS-HOKIN DOUGLAS LIV TRUST PLACERVILLE, CA 95667 6710 MOTHER LODE DR ETS-HOKIN RUSSELL LIV TRUST HENDERSON, NV 89014 1202 STARSTONE CT FABER JOHN A LOS ANGELES, CA 900245191 10531 ASHTON AVE #102 FALLING COMET LLC NEW YORK, NY 10036 55 W 46TH ST 32ND FLR FCHC LLC SAINT AUGUSTINE, FL 32092 C/O GINA BELL 50 SILVER FOREST DR #203 FEDDERSEN ASHLEY ASPEN, CO 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A NEW ROCHELLE, NY 10801 524 MAIN ST GENENDER FAM TRUST STUDIO CITY, CA 916043709 3940 LAUREL CANYON BLVD GEREB BARRY BASALT, CO 816219796 216 WAPITI WY GOLDSTEIN TAMARA B BOULDER, CO 80303 1363 TIPPERARY ST GOMES SUSAN R ASPEN, CO 81611-1595 732 VINE ST GORDON LIV TRUST DES MOINES, IA 50312 3524 GRAND AVE #G301 GOSS LINDA P & CHRISTOPHER A ASPEN, CO 81611 622 VINE ST GREENE ANTHONY FRANK TRUST ASPEN, CO 816112286 64 EASTWOOD DR GREGORY SHANA ASPEN, CO 81611 631 VINE ST GROSS NICKI MIAMI, FL 33173 10592 SW 77TH TER GUENTHER HERBERT TRUST ASHLAND, OH 44805 696 G COUNTY ROAD 1302 HANNAFORD TARA E & MATTHEW F BASALT, CO 81621 310 MARKET ST 1ST FLR HARBIN RICHARD E & KIMY ROINSTAD ASPEN, CO 81611 412 VINE ST HARRIAGE STEPHEN M ASPEN, CO 81611 1338 VINE ST HARRIS DAVID G REV TRUST ASPEN, CO 81611 533 SPRUCE ST HARRIS MARGARET A REV TRUST ASPEN, CO 81611 533 SPRUCE ST HAUENSTEIN WARD & ELIZABETH ASPEN, CO 81611 535 SPRUCE ST HAYDEN PATTI FAMILY TRUST HUNTINGTON BEACH, CA 92648 6356 FORESTER 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GRENANDA, MS 38901 131 HOLLY LN LEVEN ROBERT JAMES & MICHELLE ATLANTA, GA 30327 420 N ERROL CT LEWIN JOHN R JR BASALT , CO 81621 601 WREN COURT LI MEI YING ASPEN, CO 81611 0716 VINE ST LITTLE DUME LLC ASPEN, CO 81612 PO BOX 2648 LLOYD ROBIN ANNE ASPEN, CO 81611 233 VINE ST LOCK DENISE E ASPEN, CO 81611 125 VINE ST LOWENSTEIN ADAM & MUSSON ELIZ FAM TRST SANTA BARBARA, CA 93105 1002 SAN ROQUE RD LU RONG Q ASPEN, CO 81611 949 VINE ST #949 LU RONGQUING ASPEN, CO 81611 949 VINE ST #949 LUCARELLI CHARLES ASPEN, CO 81611 1221 VINE ST LURIE MARTIN W & CHERYL A ASPEN, CO 81612 PO BOX 11113 LUSK ASPEN INVESTMENTS LTD HOUSTON, TX 77098 3201 KIRBY DR STE 500 LUTGRING SONYA ASPEN, CO 81611 613 VINE ST LUU CAM THU SNOWMASS VILLAGE, CO 81615 PO BOX 5399 LUU TONY ASPEN, CO 81612 PO BOX 795 LVSHCK LLC ASPEN, CO 81611 541 RACE ST MACK EDWARD E TRUST NEW YORK, NY 10014 64 JANE ST MAHER WALSH CANDACE MIAMI BEACH, FL 331404273 1330 W 29TH ST MAHONEY SHARON A ASPEN, CO 81612 PO BOX 11694 MALCOLM IAN AVALON 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GEORGE BOULDER, CO 80306 PO BOX 2179 52 NEWELL GEORGE S BOULDER, CO 80306 PO BOX 2179 NEWELL GEORGE S JR BOULDER, CO 80306 PO BOX 2179 NORVILLE JOSHUA LEE ASPEN, CO 81611 233 VINE ST OBR WARREN FRANCE, 5 RUE PORTE DE FOURQUEUX 78112 FOURQUEUX ODELBERG JEANETTE ASPEN, CO 81611 637 VINE ST OMALLEY SHAWN RYAN FAMILY TRUST SNOWMASS, CO 81654 900 LAZY O RD ONEIL MEGAN SHEAN BOULDER, CO 80304 2130 MAPLETON AVE PARIS JOHN H SANTA MONICA, CA 90405 2960 NEILSON WAY # 101 PARKER STEPHEN B ASPEN, CO 81611 1010 VINE ST #1010 PARROTT L ALLAN JR & AUDREY D VIRGINIA BEACH, VA 23451 1335 N BAYSHORE DR PARTYKA VINCENT K ASPEN, CO 81611 1232 VINE ST PASCHAL DAVID ASPEN, CO 81611 821 VINE ST #821 PAULSON WILLIAM T ASPEN, CO 816113271 1043 VINE ST PECK ROBERT P & PAULA MAMARONECK, NY 10543 1050 NINE ACRES LN PEGIEL TOMEK & MALGORZATA ASPEN, CO 81611 722 VINE ST PELOWSKI KATHRYN L ASPEN, CO 816111593 532 VINE ST PETRILLO ANDREW ASPEN, CO 81611 1131 VINE ST PETROSIUS EDWARD W II ASPEN, CO 81611 833 VINE ST PETTUS KRISTINA & WYATT GRAHAM, TX 76450 1600 RANDY DR PFAUTZ JOHN ROBERT ASPEN, CO 81611 104 ASPEN VILLAGE RD PITKIN COUNTY ASPEN, CO 81611 530 E MAIN ST #301 POGLIANO NATEAL 2016 IRREV TRUST DENVER, CO 80202 1900 16TH ST #1200 POUTOUS MARCIA ASPEN, CO 81611 534 SPRUCE ST #1 PRIDE KRISTIN ASPEN, CO 81611 737 VINE ST PRIMIANI MARC S SANTA MONICA, CA 90402 514 ALTA AVE PRINSTER MICHAEL THOMAS ASPEN, CO 81612 PO BOX 3281 PRITCHARD MICHAEL D & LAURA MORRIS ASPEN, CO 81611 725 VINE ST PUGH SUSAN L & ROBERT G BLOOMINGTON, IN 47408 5445 E JAMES RD QUINN MICHAEL KIERON & KATHLEEN MARIE WASHINGTON, DC 20016 3623 38TH ST NW #303 RACHILLA KALA M ASPEN, CO 81611 714 VINE ST 53 RAM PROPERTIES LLC REHOBOTH BEACH, DE 199712922 12 STOCKLEY ST RAUPP MARVIN L ASPEN, CO 81611 433 VINE ST RAY GAYLE A TRUST BASALT, CO 81621 PO BOX 1852 RHODES FAM SURV TRUST CALABASAS, CA 91302 23622 CALABASAS RD #107 RICH JARED ASPEN, CO 81611 723 VINE ST RICHARDS RACHEL E ASPEN, CO 81612 PO BOX 3393 RICHMOND ILENE LIV TRUST BEVERLY HILLS, CA 90210 714 N ROXBURY DR ROGERS MARY E & PETER S SCARSDALE, NY 10583 1255 GARTH RD #4B ROLLING DUNES LLC NEW YORK, NY 10020 600 5TH AVE 14TH FLR ROSE SAMUEL ASPEN, CO 81611 424 VINE ST ROSELLE VERONICA BOCA RATON, FL 33432 99 SE MIZNER BLVD #824 ROSKIEWICZ MICHAEL & ANDREA ASPEN, CO 81611 538 VINE ST ROUSE SUSAN ELIZABETH RICHMOND SURRY UNITED KINGDOM TW9 4DP, 15 CHARLWOOD HOUSE 6 STRAND DR RYAN KYM & PAT ASPEN, CO 81611 624 VINE ST SABA ROY ASPEN, CO 81611 737 VINE ST SACK TIMOTHY JAMES ASPEN, CO 81611 326 MIDLAND AVE #308 SALK PITKIN HOLDINGS LLC ANCRAM, NY 12502 786 COUNTY RT 27 SANDERS RICHARD ALLEN III REV TRUST BIRMINGHAM, AL 35242 2041 BROOK HIGHLAND RIDGE SAY HAPPY HOME LLC ASPEN, CO 81611 601 RIO GRANDE PL #120 SEIGLE MELISSA ASPEN, CO 816113265 423 VINE ST SEUBERT STEPHAN W ASPEN, CO 81611 738 VINE ST SHARIFIAN SIMA & MEHDI HOUSTON, TX 77057 427 BROWN SADDLE SHELLS CHALET LLC DALLAS, TX 75205 4312 LIVINGSTON AVE SILVER JEROME D & STEPHANIE CARMEL, IN 460327379 3554 INVERNESS BLVD SKADRON STEVEN J ASPEN, CO 81611 436 VINE ST SKADRON STEVEN J ASPEN, CO 816111592 436 VINE ST SMITH AGI REV TRUST WEST PALM BEACH, FL 33412 6643 SPARROW HAWK DR SMITH BETH A ASPEN, CO 81611 534 VINE ST SMITH MARK ASPEN, CO 81611 1223 VINE ST SMITH NANCY ROSS FOREST HILL, MD 21050 315 J WILLRICH CIR 54 SMITH TRIO LLC SCOTTSDALE, AZ 85260 9871 E CHOLLA ST SMUGGLER HUNTER TRUST CONDO ASSOC ASPEN, CO 81611 WILLIAMS WY SOGARD CAROLINE ASPEN, CO 81611 720 E HYMAN AVE SONNIER GERARD WAVELAND, MS 39576 101 GROSVENOR PL SOUFER FAMILY TRUST MALIBU, CA 90265 6463 ZUMA VIEW PL #167 SPEER CHRISTINE REV TRUST BONITA SPRINGS, FL 34133 PO BOX 2734 SPEIRS THOMAS ASPEN, CO 81611 401 CASTLE RIDGE SPIEKERMANN MICHAEL REV LIV TRUST PLAYA DEL REY, CA 90296 PO BOX 5072 SPRUCE PLACE TOWNHOMES HOA ASPEN, CO 81611 COMMON AREA 511 SPRUCE ST SPRUCE ST CONDO OWNER ASSOC ASPEN, CO 81611 520 SPRUCE ST SPRUCE STREET HOLDINGS LLC ASPEN, CO 81611 420 E MAIN ST #210A SPUNG CARSON ASPEN, CO 816111075 140 PITKIN MESA DR SS AND LG TRUST NASHVILLE, TN 37205 111 CLYDELAN CT STACHNIK SARAH ASPEN, CO 81611 217 VINE ST STANLEY NANCY LIV TRUST LOS ANGELES, CA 90036 110 S CITRUS AVE STARODOJ JESSICA ASPEN, CO 81611 1112 VINE ST STARODOJ ROBERT F & PAULA A ASPEN, CO 81611 1112 VINE ST STELLJES PETER V ASPEN, CO 81611 121 VINE ST #121 STEPHENSON TERRY ANN ASPEN, CO 81611 633 VINE ST STRICKLAND WILLIAM SCOTT ASPEN, CO 81612 PO BOX 2526 SUAREZ VIVIANA GONZALEZ ASPEN, CO 81611 814 VINE ST SURFAS JODI ASPEN, CO 81611 326 VINE ST #326 TALARICO MEGAN M ASPEN, CO 81611 726 VINE ST TAO DANGUI & KOULING XI ASPEN, CO 81611 1028 VINE ST #1028 TEAGUE LEWIS TRUST LOS ANGELES, CA 90077 862 N BEVERLY GLEN BLVD TIDWELL JOAN ASPEN, CO 81611 734 VINE ST TOBEL KEVIN W & MARY LYNN COMMERCE TWSP, MI 48032 8085 LOCKLIN TRAN DANNY ASPEN, CO 81611 0716 VINE ST TULLMAN DEBORAH ASPEN, CO 81611 623 VINE ST TURCHIN GIOVANNINA & ANDREW ASPEN, CO 81611 400 W MAIN ST #100 55 UKRAINE JOHN M ROCKPORT, MA 019661933 25 STRAITSMOUTH WY VALLEY ORTHOPAEDIC ASSOCIATES NEW BRAUNFELS, TX 78132 3966 TRAIL DE PARIS VALTIN C TYLER ASPEN, CO 81611 811 VINE ST VANAMBURGH THOMAS & EMILY ASPEN, CO 816113268 721 VINE ST VANDOMELEN PETER ASPEN, CO 81611 1000 N 3RD ST VAUGHAN PATRICK ASPEN, CO 81611 908 VINE ST VERNIER FAMILY REV LIV TRUST WYANDOTTE, MI 48192 2040 DAVIS VICENZI GEORGE A TRUST ASPEN, CO 81612 PO BOX 2238 VIJIC ZORAN ASPEN, CO 81612 PO BOX 3238 VINE PEAK LLC ASPEN, CO 81612 PO BOX 2756 VINE ST RENTALS LLC BOULDER, CO 80304 928 MAPLETON AVE VINE236 LLC WOODY CREEK, CO 81656 PO BOX 589 WALLACE FAMILY TRUST PLACERVILLE, CA 95667 6710 MOTHER LODE DR WALLE GABRIELE ASPEN, CO 81611 1121 VINE ST WALNUT STREET TOWNHOMES ASSOC ASPEN, CO 81611 COMMON AREA 506 WALNUT ST WALSH GRAHAM MIAMI BEACH, FL 331404273 1330 W 29TH ST WARLOP ELIZABETH F & MARY M ASPEN, CO 81611 946 VINE ST WATKINS ENTERPRISES LLC SNOWMASS VILLAGE, CO 816156202 PO BOX 6202 WELLINGTON FARM LLC WELLINGTON, FL 33411 9314 FOREST HILL BLVD #672 WERNGREN HELEN ASPEN, CO 81611 944 VINE ST WESTERN MOUNTAIN HOUSING LLC DENVER, CO 80206 3033 E 1ST AVE #300 WETTSTEIN EDGAR & ELENA ASPEN, CO 81612 PO BOX 3842 WHIPPLE CANDACE ASPEN, CO 81611-3277 1324 VINE ST WHIPPLE RALPH U & LYNNE C NEW YORK, NY 100118727 45 W 10TH ST #LJ WHITE MATTHEW G & SARAH E ASPEN, CO 81611 731 VINE ST WHITING RYAN L ASPEN, CO 81611 521 VINE ST WOLFSON IRA & CECILIA MOUNT KISCO, NY 10549 105 GUARD HILL RD WONG CHRISTOPHER SENG-YENG ASPEN, CO 81611 835 VINE ST WONG SENG L ASPEN, CO 81611 733 VINE ST WOODEN HILLS LLC NEW YORK, NY 10020 600 5TH AVE 14TH FL 56 WOOLLEY SUSAN C ASPEN, CO 81611 823 VINE ST WRAITH STEPHEN KERR PORTOLA VALLEY, CA 94028 110 SAUSAL DR WYCOFF ANN ASPEN, CO 81611 1010 VINE ST #1010 YOUNG DENNIS & ANDREA C ASPEN, CO 81612 PO BOX 133 YOUNG ERIN ASPEN, CO 81611 636 VINE ST ZAPPIA JOSEPH ASPEN, CO 81611 517 VINE ST ZUPANCIS ROBERT L ASPEN, CO 81612 PO BOX 9609 57 UP PEDESTRIAN WALKWAY 559 RACE STREET EXISTING, NOT IN PROJECT SCOPE 549 RACE STREET EXISTING, NOT IN PROJECT SCOPE PEDESTRIAN WALKWAY PROPERTY LINEPROPERTY LINERACE ALLEYRETAINING WALLUTILITY SETBACK6'-0" REQUIREDSIDE YARD SETBACK10'-0" REQUIREDSIDE YARD SETBACK10'-0" REQUIREDREAR YARD SETBACK 10'-0" REQUIRED UTILITY SETBACK 6'-0" REQUIRED FRONT YARD SETBACK 10'-0" REQUIREDSTORMWATER SWALE10'-0"PROPERTY LINE PROPERTY LINE EXISTING FOX CROSSING STORMWATER PIPE EXISTING FOX CROSSING STORMWATER PIPE EXISTING FOX CROSSING STORMWATER PIPE UP FENCE FENCE 553 RACE STREET RACE STREET8'-7 1/2"17'-0 3/4"1'-4"1'-1"1'-4"4'-0"5'-0"4'-0"3'-6"3'-9"3'-6"PEDESTRIAN EASEMENT 8'-0"TOTAL SIDE YARD SETBACK12'-8 1/2"TOTAL FRONT YARD SETBACK 17'-10 1/4"TOTAL SIDE YARD SETBACK12'-1"REAR YARD SETBACK 10'-2"5'-6"REAR YARD SETBACK 13'-3 1/4" LEGEND REQUIRED SETBACKS STORMWATER UTILITY SETBACK (PROPOSED EASEMENT) PEDESTRIAN EASEMENT Rowland+Broughton A R C H I T E C T U R E A N D I N T E R I O R D E S I G N ASPEN | DENVER | 500 W Main St | Aspen, CO 81611 | +1 970 544 9006 1830 Blake St | Denver, CO 80202 | +1 303 308 1373 CONSULTANTS COPYRIGHT 2026 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.File Path:Plot Date:ISSUANCES AND REVISIONS NOT FOR CONSTRUCTIONPROJECT NO SHEET TITLE C:\Users\megan.boutin\AppData\Local\Autodesk\Revit\Autodesk Revit 2026\CollaborationCache\MKJ2LRZQM97F7E9R\53f94b59-fc26-4ab9-a3e4-1cb9e587a0d1\e30be53b-738c-44fa-aaae-444d21743c88.rvt5/14/2026 10:02:09 AMZ1.0 22505 553 RACE STREET 553 RACE STREET ASPEN, CO 81611 ZONING SITE PLAN OVERALL SCALE: PLAN NORTH TRUE NORTH Z1.0 3/16" = 1'-0" 1 ZONING SITE PLAN Exhibit 11 58 UP PROPERTY LINE PROPERTY LINE PROPERTY LINE6' U T I L I T Y S E T B A C K 6' UTILITY SETBACK10' REAR YARD SETBACK10' SIDE YARD SETBACK 10 YARD SIDE SETBACK 10' FRONT YARD SETBACK1'-4"1'-1"1'-4"5'-6"10'-5 3/4" 16'-11 1/4" 18'-2 1/2" 18'-5 1/4"12'-4 3/4"13'-1 1/2"553 RACE STREET Rowland+Broughton A R C H I T E C T U R E A N D I N T E R I O R D E S I G N ASPEN | DENVER | 500 W Main St | Aspen, CO 81611 | +1 970 544 9006 1830 Blake St | Denver, CO 80202 | +1 303 308 1373 CONSULTANTS COPYRIGHT 2026 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.File Path:Plot Date:ISSUANCES AND REVISIONS NOT FOR CONSTRUCTIONPROJECT NO SHEET TITLE C:\Users\megan.boutin\AppData\Local\Autodesk\Revit\Autodesk Revit 2026\CollaborationCache\MKJ2LRZQM97F7E9R\53f94b59-fc26-4ab9-a3e4-1cb9e587a0d1\e30be53b-738c-44fa-aaae-444d21743c88.rvt5/14/2026 10:02:11 AMZ1.1 22505 553 RACE STREET 553 RACE STREET ASPEN, CO 81611 ZONING FLOOR PLAN BASEMENT SCALE: PLAN NORTH TRUE NORTH Z1.1 3/16" = 1'-0" 1 FLOOR PLAN - BASEMENT 59 UP DN PROPERTY LINE PROPERTY LINE PROPERTY LINE10' SIDE YARD SETBACK 6' U T I L I T Y S E T B A C K 6' UTILITY SETBACK10' REAR YARD SETBACK10 YARD SIDE SETBACK 10' FRONT YARD SETBACKUP 553 RACE STREET 5'-6 1/2"10'-2" 12'-6 1/2"12'-8 1/2"16'-5 1/2"10'-3"6'-9"15'-2 3/4"18'-5 1/2"5'-2 1/4"Rowland+Broughton A R C H I T E C T U R E A N D I N T E R I O R D E S I G N ASPEN | DENVER | 500 W Main St | Aspen, CO 81611 | +1 970 544 9006 1830 Blake St | Denver, CO 80202 | +1 303 308 1373 CONSULTANTS COPYRIGHT 2026 ROWLAND + BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.File Path:Plot Date:ISSUANCES AND REVISIONS NOT FOR CONSTRUCTIONPROJECT NO SHEET TITLE C:\Users\megan.boutin\AppData\Local\Autodesk\Revit\Autodesk Revit 2026\CollaborationCache\MKJ2LRZQM97F7E9R\53f94b59-fc26-4ab9-a3e4-1cb9e587a0d1\e30be53b-738c-44fa-aaae-444d21743c88.rvt5/14/2026 10:02:14 AMZ1.2 22505 553 RACE STREET 553 RACE STREET ASPEN, CO 81611 ZONING FLOOR PLAN LEVEL TWO SCALE: PLAN NORTH TRUE NORTH Z1.2 3/16" = 1'-0" 1 ZONING FLOOR PLAN - LEVEL TWO 60 123456789101112131415161718192021222324SSEOSW IVBIVBIVBIVBIVB(S89°20'00"E 123.02')S89°40'13"E 123.30'(S01°40'00"W 48.86') S01°00'02"W 49.59'(123.02')N89°20'00"W 122.77'(N00°40'00"E)N00°22'57"E 48.86'FOUND NO. 5 REBARAPPARENT 0.9' WITNESSCORNERFOUND MAG NAILIN CONCRETE CURBSITE BENCH MARKFOUND 1-1/2" ALUMINUM CAPPLS33645ELEVATION: 7930.35FOUND REBAR & 1-1/4"YELLOW PLASTIC CAPHCE PLS38215N65°47'32"W 1472.28'(TIE)S19°24'32E 921.62'(TIE)CITY OF ASPEN 2009GPS MONUMENT #8CITY OF ASPEN 2009GPS MONUMENT #5LARGE BOULDERS(TYPICAL)DECKWINDOWWELLWINDOWWELLA.C. UNITSWINDOWWELLSITE WALLSTEPCONCRETEWALKCONCRETEWALKCONCRETE RETAINING WALL 3' HIGH WOOD PICKET FENCEGATE CONCRETEPARKINGEDGE O F P A V E M E N T CONCRETE APRON CONCRETEDRIVEWAYFLAGSTONE PAVERSTWO - STORYHOUSE & GARAGE549 RACE STREETBOULDERRETAININGTWO - STORYHOUSE & GARAGE559 RACE STREETLOT 46,056± SQ.FT.0.139± ACRES(AS-SURVEYED)LOT 5LOT 3LOT 2RACESTREETRACEALLEY34' WIDE STREETRIGHT-OF-WAY20' WIDERIGHT-OF-WAYLOT 88' WIDE PEDESTRIAN EASEMENTRECEPTION NO. 5114108' WIDE PEDESTRIAN EASEMENTRECEPTION NO. 511410 STEPSDRAIN INLETGRATE:7929.486"PVC:7925.78(E)15"CP:7920.73(N)15"CP:7920.63(S)BOTTOM:7920.6CONCRETE STRUCTURE(1.7' X 3.0')GGE 7 9 3 6 7936 7935 79 3 4 79337932 793179307931 BUSHES(TYPICAL)10' PRINCIPLE SETBACK 5' ACCESSORY SETBACK5' SIDE YARD SETBACK15' ACCESSORY SETBACK10' PRINCIPLE SETBACK DRAIN INLETGRATE:7930.1015"CP:7922.55(E)15"CP:7922.65(S)BOTTOM:7922.4CONCRETE STRUCTURE(1.7' X 3.0')DRAIN INLETGRATE:7935.446"PVC:7932.09(N)15"CP:7928.24(W)15"CP:7931.49(SE)BOTTOM:7928.1CONCRETE STRUCTURE(1.7' X 3.0')CURB DRAIN INLETGRATE:7935.8115"CP:7931.61(NW)15"CP:7931.81(SE)5' SIDE YARD SETBACKELECTRIC PEDESTALOSWWATER SPIGOTELECTRIC VAULTEGGASLINE MARKERWATER LINESEWER LINETELEPHONE LINEGAS LINECATV LINEELECTRIC LINE TELEPHONE PEDESTALSSANITARY MANHOLEELECTRICAL TRANSFORMERGAS METERELECTRICAL METERGLEGENDESURVEYOR'S CERTIFICATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE ANDBELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED.NOTES:5. THIS IMPROVEMENT SURVEY PLAT DOES NOT CONSTITUTE A TITLE SEARCH BY TRUE NORTH COLORADO, LLC FORALL INFORMATION REGARDING EASEMENT, RIGHTS-OF-WAY AND/OR TITLE OF RECORD, TRUE NORTHCOLORADO, LLC. RELIED UPON TITLE COMMITMENT NO. Q62018240 ISSUED BY LAND TITLE GUARANTEECOMPANY, EFFECTIVE DATE: APRIL 18, 2025.6. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88.9. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE (X) ACCORDING TO FEMA FLOOD INSURANCE RATE MAPNO. 08097C0354E, WITH AN EFFECTIVE DATE OF AUGUST 15, 2019.10. UNDERGROUND UTILITIES SHOWN HEREON WERE LOCATED BY ROARING FORK UTILITY LOCATORS LLC. AND AREFOR PLANNING PURPOSES ONLY. PLEASE CALL 811 PRIOR TO ANY DIGGING OR EARTHWORK CONSTRUCTIONFOR UTILITY VERIFICATION.11. HISTORIC TOPOGRAPHY SHOWN HEREON HAS BEEN EXTRAPOLATED FROM A TOPOGRAPHIC MAP PREPARED BYFALCON AIR MAPS IN 1958. CONTOUR DATA WAS RAISED 5.3'± TO NAVD 1988 DATUM.LOT 4 - FOX CROSSING SUBDIVISIONSECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PMCITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADOPARCEL NO. 2737-073-92-004IMPROVEMENT & TOPOGRAPHIC SURVEY TRUE NORTH COLORADO LLC.A LAND SURVEYING AND MAPPING COMPANYP.O. BOX 614 - 386 MAIN STREET UNIT 3NEW CASTLE, COLORADO 81647(970) 984-0474www.truenorthcolorado.comPROJECT NO: 2025-157DATE:APRIL 18, 2025DRAWNRPKSURVEYEDDJBSHEET1 OF 1TRUENORTHA LAND SURVEYING AND MAPPING COMPANY8'4'16'SCALE: 1" = 8'PROPERTY DESCRIPTION:0WATER VALVE BOXNOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANYLEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREEYEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANYACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORETHAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.NVICINITY MAPSITETREETYPESIZE DRIP1CONIFEROUS 6'' 10'2CONIFEROUS 6'' 10'3ASPEN4'' 8'4CONIFEROUS5''8'5CONIFEROUS5''8'6ASPEN4'' 8'7ASPEN3'' 6'8ASPEN4'' 6'9ASPEN5'' 8'10ASPEN4'' 6'11ASPEN4'' 6'12CONIFEROUS 7''12'13 CONIFEROUS 6'' 10'14 CONIFEROUS5''8'15 CONIFEROUS 5'' 8'16 CONIFEROUS5''8'17 CONIFEROUS 2'' 4'18 CONIFEROUS 6'' 10'19 CONIFEROUS 6'' 10'20 CONIFEROUS 6'' 10'21CONIFEROUS 6'' 10'22 CONIFEROUS5''8'23 CONIFEROUS 2'' 4'24CONIFEROUS 5'' 8'PROPERTY ZONINGYARD DRAINDRAIN INLETSLOPE LEGEND20% TO 30% (67± SQ.FT.)30% & GREATER (43± SQ.FT.)0% to 20% (5,946± SQ.FT.)Exhibit 1261 Aspen Board of Adjustment c/o Community Development Department May 5, 2026 To whom it may concern, I write to you as the owner of 549 and 553 Race Alley in support of the setback variances for 553 Race Alley. We worked hard to accommodate all of the site constraints on this small property, to gain HOA approval for the design, to meet the Residential Design Standard requirements, and to design a home that ﬁts within the neighborhood and works for our family. The requested setback variances for the interior lot shared lot line with 549 Race Alley are necessary to accommodate all the other challenges on this property and build an appropriate structure consistent with development in the neighborhood and the adjacent properties that also received setback variances (549 and 541 Race Alley). Thank you for your consideration of the variance request. Sincerely, Laura Zebersky 954-303-3337 lzebersky@gmail.com Exhibit 13 62 63 64 NOTICE OF PUBLIC HEARING 427 Rio Grande Place Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 www.aspenpitkin.com 553 Race Street Project Location: 553 Race Street Land Use Reviews: Dimensional Variance Decision Making Body: Board of Adjustment Hearing Date: Thursday, July 30, 2026, 4:30 PM Hearing Location: City Hall, Council Chambers 427 Rio Grande Pl., Aspen, CO 81611. The packet will be available the Friday prior to the meeting at the following link: https://www.aspen. gov/1225/Current-City-Webcast-Meetings-Agendas Project Description: The applicant requests setback variances to the 10’ side yard setback and the 20’ combined side yard setback requirements. A variance to dimensional requirements is considered by the Board of Adjustment and reviewed against the standards in Section 26.314.040. Legal Description: LOT 4, FOX CROSSING SUBDIVISION, ACCORDING TO THE PLAT THEREOF RE- CORDED JUNE 20, 2005 IN PLAT BOOK 74 AT PAGE 17. COUNTY OF PITKIN, STATE OF COLORADO. Parcel ID: 2737-073-92-004 Applicant: 549 Race LLC, 2470 Del Lago Dr. FT Lauderdale, FL 33316 More Information: For further information related to the project, contact Harry Valentine-Wilson at the City of Aspen Community Development Department, 427 Rio Grande Pl., Aspen, CO, (970) 319.4787, harry.valentinewilson@aspen.gov.65 300 South Spring Street Aspen CO 81611 970.925.2855 bendonadams.com 66 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. 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From Parcel: 273707418001 on 07/06/2026 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 67 1005 VINE LLC ASPEN, CO 81611 309 AABC # G 1025 VINE LLC ASPEN, CO 81611 309 AABC #G 1051 VINE STREET LLC ASPEN, CO 81611 1051 VINE ST 1115 VINE LLC ASPEN, CO 81611 457 E HOPKINS AVE 1131 VINE LLC ASPEN, CO 81611 309 AABC #G 1312 VINE STREET LLC ASPEN, CO 81611 625 E MAIN ST #102B-277 1326 VINE STREET LLC ASPEN, CO 81611 1085 CEMETERY LN 323 CEG LLC ASPEN, CO 81611 323 VINE ST #323 511 SPRUCE ST #EAST LLC HOUSTON, TX 77005 3706 SUNSET BLVD 549 RACE ALLEY LLC FT LAUDERDALE , FL 333162302 2470 DEL LAGO DR 565 RACE STREET LLC MIAMI, FL 33137 2020 N BAYSHORE DR #2901 813 VINE STREET LLC WESTPORT, CT 06880 8 WRIGHT ST 81611 PROPERTIES LLC ASPEN, CO 81611 637 E HYMAN AVE 909 VINE STREET HOLDINGS LLC LOS ANGELES, CA 90024 311 S MAPLETON DR 927 VINE STREET HOLDINGS LLC LOS ANGELES, CA 90024 311 S MAPLETON DR 948 VINE STREET LLC ASPEN, CO 81611 1051 VINE ST ACCORDINO KRISTINE ASPEN, CO 81611 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ASPEN, CO 81611 636 VINE ST ZAPPIA JOSEPH ASPEN, CO 81611 517 VINE ST ZUEHLKE WILLIAM M ASPEN, CO 81611 228 TEAL CT 80 81 From: Robert Stark <robert@coveassets.com> Sent: Thursday, July 9, 2026 5:12 PM To: Harry Valentine-Wilson; Jeffrey Barnhill Cc: sara@bendonadams.com Subject: Aspen Planning Meeting - July 30 Attachments: Letter_to_City_of_Aspen_Robert_Stark-signed.pdf Please find letter in support of the proposed variances for the Race St property owned by Judd and Laura Zebersky (or related entity). 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You should consult with appropriate counsel or other advisors on all matters pertaining to legal, tax, or accounting obligations and requirements. (HT0512). X-Footer-Tag:12345 82 Aspen Board of AdjustmentJuly 9, 2026 Dear Members of the Board, I am writing as the owner of 559 Race Street in support of the requested setback variances for the proposed home at 553 Race Street. Throughout the design process, Laura and Judd have been thoughtful, collaborative neighbors who worked closely with us to carefully site and design their home in a way that protects the views from our property. We greatly appreciate the time, effort, and consideration they have devoted to achieving a solution that is respectful of neighboring properties while addressing the unique constraints of their lot. Approval of the requested setback variances is an important part of that solution and will help preserve the views we currently enjoy. If the proposed site plan were required to change to comply with the standard setbacks, it would likely have a negative impact on our views and our enjoyment of our property. We respectfully ask that you approve the requested variances. Thank you for your time, consideration, and the thoughtful work you do on behalf of the Aspen community. Sincerely, Robert Stark 559 Race Street 83