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Home My WebLink AboutLand Use Case.110 E Bleeker St.0018.2015.AHPC0018.2015.AHPC 110 E. BLEEKER ST HPC FINAL MAJOR REVIEW 2735-1243-7006 a 3 (4 4 0420 3~1 -7 1 L A .~M~U-0/ A St 'C: / 1 PATH: G/DRIVE /AD lylil JISTRATIVE/AD-MIN/LANDUSE unoE DOCS THE CITY OF ASPEN[ City of Aspen Community Development Department CASE NUMBER 0018. 2015.AHPC PARCEL ID NUMBERS 2735 1243 7006 PROJECT ADDRESS 110 E BLEEKER ST PLANNER AMY SIMON CASE DESCRIPTION FINAL HISTORIC REVIEW REPRESENTATIVE KIM RAYMOND DATE OF FINAL ACTION 2.14.17 CLOSED BY ANGELA SCOREY 2.14.17 0019, 10(57 AHA 'Tri&/46 1.....Alt file Edit Record Navigate Fgrm Reports Format Iab Belp - i * yol IX H ,/ 41 el . . fill â‚¬) 23 425 113 - 9 : 14 1 / ,1 0 -21 11 lump 1 EFB WA, i * | G - 21 2 -@ U M J.. U2 9[ha , 0 *- Main Custom Fjelds Routing Status Fee S ummary Actions ~ Routing History Permit t,pe ahpc -, Aspen Historic Land Use Permit # 0018.2015.AHPC Address 110 E BLEEKER ST ~21 Apl/Suite City ASPEN - State CO . Zip 81 611 I~ Permit Information Master permit 13 Routing queue aslu15 Applied 05/20/2015 Proect '~ Status pending Approved - Description HPC FINAL MAJOR REVIEW Â· 110 E BLEEKER ST Issued v Closed/Final . Submitted KIM RAYMOND - 925-2252 Clock Running Days 0 Expires 05/14/2016 - Submitted via - Owner Last name BLEEK HOUSE, LLC LI Fust name MARK FRIEDLAND 133 PROSPECTOR LN 4102B Phone {9701 920-i286 Address ASPEN CO 81611 Applicant 0 Owner is applicant? E Contractor is applicant? Last name BLEEK HOUSE. LLC EJ Fitst name MARK FRIEDIAND 133 PROSPECT OR LN 41028 Phone (970] 920-1280 Cust # 30081 22 Address ASPEN CO 81611 . E mail Lendet Last name [3 Fust name Phone I] Address AspenGold5 [served robertg 1//// 1 of 1 06Â£Â« 4 (019 4 l , 490.00 ru: f # 399 99 43. Pl I 9 â‚¬7 057 30/ 10(5~ Â£G- | s@Ho N pino~ ~ xoqlooll ~ sdnoill qell DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Bleek House LLC, 0133 Prospector Lane, Suite 41028, Aspen, CO 81611. Property O-wner's Name, Mailing Address 110 E. Bleeker Street, Lots L and M, Block 65, City and Townsite of Aspen, Colorado, Parcel ID#2735-124-37-006. Legal Description and Street Address of Subject Property HPC granted Major Development approval to demolish an existing garage and construct a new addition behind the Victorian home, which will be restored. Written Description of the Site Specific Plan and/or Attachment Describing Plan Historic Preservation Commission approval was granted on July 22. 2015 through HPC Resolution # 23. Series of 2015. Land Use Approve*s) Received and Dates (Attach Final Ordinances or Resolutions) August 13,2015 Effective Date of Development Order (Same as date of publication of notice of approval.) August 13, 2018 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance -with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 6th day of August, 2015, by the City of Aspen Community Development Director. A /... /7 Chris Bendon, Community Development Director AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: /43 E. 13Rek<.< it. Aspen, CO STATE OF COLORADO ) ) SS. County of Pitkin ) I, <LO C)Â£/t (*<+,?of- (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (E) of the Aspen Land Use Code in the following manner: < Publication of notice: -By the publication in the legal notice section of an official paper or a paper o f general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. --% ~ignature The foregoing "Affidavit of Notice" was acknowledged before me this LLVAday of 4,1 Pe , 2040>by Q616Â£~Fl-- (DU~Ar WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOnCE My commission expires: Â© ~lâ‚¬Ul[,0 Of DEVELOPMENT APPROVAL , approval of a site specific development plan, and Notice is hereby given to the general public of the the creation of a vested property right pursuant to 4* 64_ Gotors,ny,- the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertain- Notary Public ing to the following legally described property: 110 E. Bleeker Street, Lots L and M, Block 65, City and Townsite of Aspen, Colorado, Parcel I ' ID#2735-124-37-006. Approval has been granted fERENREED-PATTERSONI to demolish an existing garage and construct a new addition behind the Victorian home, which will be restored. Historic Preservation Commission ap- ATTACHMENTS: I NOTARY PUBLIC | proval was granted on July 22,2015 through HPC 1 STATE OF COLORADO | Resolution # 23, Series of 2015. For further infor- ) mahon contact Amy Simon, at the City of Aspen NOTARY ID #19964002767 | Community Development Dept. 130 S, Galena St, 1 amy.simon@cityofaspen.corn Aspen, Colorado (970) 429-2758, or COPY OF THE PUBLICATION ~~~~~~=emES=122=1~1 s/ City of Aspen Publish in The Aspen Times on August 13,2015 c (11438326) MEMORANDUM TO: Mayor and Aspen City Council THRU: Chris Bendon, Community Development Director FROM: Amy Simon, Historic Preservation Officer RE: 110 E. Bleeker Street- Transferable Development Rights, Second Reading of Ordinance #31, Series of 2015 DATE: September 15,2015 SUMMARY: 110 E. Bleeker is a Victorian era home , Â· ..1'.tifi *Xy that was significantly altered many years ago. The ' Â· :'1*#,4. ' property owner has received HPC Final approval to - 117* B k. demolish all non-historic construction on the site, .~ '.iDÂ· 1. 7 Â·"11.:4:.9 + 1/,Â·'7-+ ... F Â«**Â»'2?AA 1 restore the house, and build a new addition. Five 1 xci . .1Â·,29:'1:.?Â·'ff :1-r . r /ti.-2.UÂ».tle~-- hundred square feet of unused floor area is proposed to - -ky'/ ,â‚¬62--Â»9,2-; i~ . : r,ae - be converted into two TDRs. Council consent is . -2 Â·z-:P= r.-.- ---t t.:4404,11 1 :.. -Â· 1&Â·r l:. needed. Staffrecommends approval. - Ii- . * -1'34 :,0*1 APPLICANT: Bleek House LLC , represented by Kim Raymond Architects. ....In ... i 1 11.....4 un""48-, Il PARCEL ID: 2735-124-37-006. . j ADDRESS: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. ZONING: R-6. TRANSFERABLE DEVELOPMENT RIGHTS 26.535.070. Review criteria for establishment of a historic transferable development right. A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption of an ordinance, finds all the following standards met: A. The sending site is a historic landmark on which the development of a single-family or duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties on which such development is a conditional use shall not be eligible. Staff Finding: A single family home is permitted on the subject parcel, which is landmark designated. 1 B. It is demonstrated that the sending site has permitted unbuilt development rights, for either a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square feet of floor area multiplied by the number of historic TDR certificates requested. Staff Finding: The application indicates that there is unused floor area available on the property. C. It is demonstrated that the establishment of TDR certificates will not create a nonconformity. In cases where a nonconformity already exists, the action shall not increase the specific nonconformity. Staff Finding: No non-conformities will be created by the project. All dimensional requirements of the zone district are met or have been properly approved for variances within the purview ofHPC. D. The analysis of unbuilt development right shall only include the actual built development, any approved development order, the allowable development right prescribed by zoning for a single-family or duplex residence, and shall not include the potential of the sending site to gain floor area bonuses, exemptions or similar potential development incentives. Staff Finding: The applicant has received a Development Order for their proposed project. The base allowable floor area for the property is 3,240 square feet. HPC awarded a 500 square foot floor area bonus in recognition of the substantial restoration work will be completed on the Victorian house. The bonus will be allocated to the project and 500 square feet of unused floor area will be converted to TDRs. E. Any development order to develop floor area, beyond that remaining legally connected to the property after establishment of TDR Certificates, shall be considered null and void. Staff Finding: No such development order exists. F. The proposed deed restriction permanently restricts the maximum development of the property (the sending site) to an allowable floor area not exceeding the allowance for a single-family or duplex residence minus two hundred and fifty (250) square feet of floor area multiplied by the number ofhistoric TDR certificates established. For properties with multiple or unlimited floor areas for certain types of allowed uses, the maximum development of the property, independent of the established property use, shall be the floor area of a single-family or duplex residence (whichever is permitted) minus two hundred fifty (250) square feet of floor area multiplies by the number of historic TDR certificates established. The deed restriction shall not stipulate an absolute floor area, but shall stipulate a square footage reduction from the allowable floor area for a single-family or duplex residence, as my be amended from time to time. The sending site shall remain eligible for certain floor area incentives and/or exemptions as may be authorized by the City Land Use Code, as may be 2 amended from time to time. The form of the deed restriction shall be acceptable to the City Attorney. Staff Finding: The deed restriction will follow the form approved by the City Attorney. G. A real estate closing has been scheduled at which, upon satisfaction of all relevant requirements, the City shall execute and deliver the applicable number of historic TDR certificates to the sending site property owner and that property owner shall execute and deliver a deed restriction lessening the available development right of the subject property together with the appropriate fee for recording the deed restriction with the County Clerk and Recorder's office. Staff Finding: A closing will be scheduled at the conclusion of the review. H. It shall be the responsibility of the sending site property owner to provide building plans and a zoning analysis of the sending site to the satisfaction of the Community Development Director. Certain review fees may be required for the confirmation of built floor area. (Ord. 54-2003, Â§Â§ 4,5) Staff Finding: The applicant has provided floor area analysis. RECOMMENDATION: Staff recommends Council approve the creation of two TDRs at 110 E. Bleeker Street. PROPOSED MOTION: "I move to adopt Ordinance #31, Series of 2015." CITY MANAGER COMMENTS: Exhibits: Ordinance #31, Series of 2015 A. HPC approved drawings and fioor area summary 3 ORDINANCE #31 (Series of 2015) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO APPROVING TWO TRANSFERABLE DEVELOPMENT RIGHTS FOR THE PROPERTY LOCATED AT 110 E. BLEEKER, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #: 2735-124-37-006 WHEREAS, the applicant, Bleek House LLC , represented by Kim Raymond Architects, has requested two Transferable Development Rights for the property located at 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, for City Council approval of Transferable Development Rights, the application shall meet the requirements of Municipal Code Section 26.535.070; and WHEREAS, Amy Simon, Historic Preservation Officer, in her staff report to City Council, performed an analysis of the application, found that the review standards for Transferable Development Rights are met, and recommended approval; and WHEREAS, the City Council finds that the proposal meets or exceeds all applicable development standards and that the approval of the development proposal is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion o f public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1: Transferable Development Rights City Council does hereby authorize the grant of two (2) Transferable Development Rights for 110 E. Bleeker, Lots L and M, Block 65, Block 34, City and Townsite of Aspen, Colorado, with the following conditions: 1. Upon satisfaction of all requirements, the city and the applicant shall establish a date on which the respective Historic TDR Certificates shall be validated and issued by the City and a deed restriction on the property shall be accepted by the City and filed with the Pitkin County Clerk and Recorder. 2. On the mutually agreed upon date, the Mayor of the City of Aspen shall execute and deliver the applicable number of Historic TDR Certificates to the property owner and the property owner shall execute and deliver a deed restriction lessening the available development right of the Sending Site, 110 E. Bleeker, Lots L and M, Block 65â€ž City and Townsite of Aspen, by 250 square feet per TDR together with the appropriate fee for recording the deed restriction with the Pitkin County Clerk and Recorder's Office. 110 E. Bleeker Ordinance #31, Series of 2015 Page 1 of 3 Section 2: Severabilitv If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 3: Existing Litigation This ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances amended as herein provided, and the same shall be construed and concluded under such prior ordinances. Section 4: Vested Rights The Land Use entitlements granted herein shall be vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, including Final Major Development and Commercial Design Reviews by the HPC, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code ofthe City ofAspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval ofthe general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 110 E. Bleeker Ordinance #31, Series of 2015 Page 2 of 3 Section 5: Public Hearing A public hearing on the ordinance shall be held on the 15th day of September, 2015, in the City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice of the same was published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 24th day of August, 2015. Steven Skadron, Mayor ATTEST: Linda Manning, City Clerk FINALLY, adopted, passed and approved this day of , 2015. Steven Skadron, Mayor ATTEST: Linda Manning, City Clerk APPROVED AS TO FORM: James R. True, City Attorney 110 E. 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Ir-1 -- Â·Â·Â·- -. Ge.J / : I. - I, I .;.j t. ~-1-1+1 . . '129 Â£11 22221 r--7 - U &201 G MEB- I ZI= :/Iii I --Â»rÂ· -+S 1,/. A I GUEST MASTER 211. I E f 1 1 n + UTUR~ : 1 44-e>t- ----1 liEE AL i n. I. 11 r--1 JCKIJ~ 6 07Â»-1 0 r. 2 -4 4 L - LAUNPRY * I JÂ«Â· 'LÂ· ah ~ GUEST- 0 9. [l Y MASTER BATH _ 4 0 / 1 -1 1.31 - 7 0 r. 4 11= C SIOEME 1 E--------------- h i r~ 1 53/:rl . 5-6 1/2 US 1/2 5-B 5/M 10-45/5 ~-4 1 /4~ ' . 6 L f GRAML SPAGE Â· GRAWL SPACE - 1 .H ---- -Â«i 20- 1 3/2- 1./1/2- I BIM Server: RSGer-v - BIM Server 1 5/Kim Raymond Architects. Inc./110 BLEEKER 8 15.15 ....' ../. I-lit e e b I 1- 7 7 5 1/2:.. 1 5 1/2-/L _. 'LINPOJN 10' }NELL A.LL.re F ~EF'.ACE / MEDIA 0 r ,Â®5 03 : r.9 . f - b - CY 11. u m rJ--- Â« 3 (94 32 3%11 7 1 | 5 1/2// i ..0 : U 6/ D. B 1-i i -2 V T V /5, :L #mi.in,111#Njimhl***$$t ~MwA**~f~-r-%~.ANwmi,1r,#131171p~râ€žr,wA= ,'~,Â·Â·11.~1,.,, . 1,- , u 16. 0 1 y .111 7 -ss- --r-55 ---SS- - -SS -- ----- 5,~---- ~ 11 Wi 'Ei4 - 41 0 . 0 - 21 N Ir-3 411 r % 1 1 Ill 1/. 38 z 9 k- Â·Irâ€¢ &[t IMA 5 1 - u,uu ' 1-1 111'â€¢ 113*981 010 M .r- I. .1-4 1.1. 2 1~4 21-C .1/ 1540 91~ 1,4 m n m. 61'3 I .. .. , 1*1;0 ~ 1< S. 90.11 1 11 - :6 111 4 1 -1 N<13>r p S m Ill i./.Til:.... -A=-câ‚¬-TE, Â§Â»*$*%*$33%$*****e 9)7>3331 t'>1 23)>))))))),~$$$$00*$*** 0$086 SKI 3-0- -..A.'1 -80-B~n--- =--7-e) 1- 10 1/2'L . 5-2 1/4 1.-10 1/8 43-11 5/5- L (3 i 0-cÂ· 6 1 4 CD i Â§ 110 BLEEKER ST "BRICK VIC" .-~ 19 Ji!!11. - .. 1 r L 1 1% F==-14 1 6 U - 11 4 J 0 -21 ttWV 6 10 0 F E ASPEN CO 81611 fl. k -0 V. t:,iâ€¢1Â·â€¢,14 2 F Â«4 *10' 2 14:96:7 ~ f N im i IC+*0/1 221 1*411121 r- "04 1.- 48, M.//ft,im .~ 1/. 2 /. 6.-1/2../ Q,%.13Â§'b=Â» MAIN LEVEL FLOOR PLAN 4,-N 0111*M K 1 aymondArchitects,Inc. AMmo.: - m ..1, . PROPERTY LINE FAMILY WOM -agÂ¥ .0,-1994 O 'll/VOI o. 031ON SV @POS ' ?~71 03 8 43-/ 3/4' , 10'-0~ 15'-7 3/5 9.-45/&-1 Â»t~ 1 -A. 1 1 r .2 0 1 V I 4Â». 81 3 2 1 3 1 r O G . 1 m m : 2 1 5* 1 e 54 1 D~ESSER 1-1 I ~~_ -- ~ 20 LLL-'1 1.01-1-1 '1/ $-4 <! 9 ' \ Ii" | I . ~ i*...m r 1 ./ 211 1 1 T \, 1 1 r ly' 1 \1 1 - 1 41 - ID W 1 /1,111 - :10 m 5hev,scpropen~bove (t. 1//f I 1.-CABINET - - [ZiR.WL _ _ I lilli 1 . 0 1 m + 1- g , LI // 11 ./ 1 , 11,1 :| O rn 7 . i r - 1 1 4 =1-\ 1 ! r -JIT ~ r i i WY ' I 1: 1 10 - .1 - 7 -C~ 1 -1 U m Itth I I - I 7 1 rn g ~z 1 IL W Z Â£),ak, 1 lid 4/11 I 1 1 41/3.04 1 .4 i 0 -, .C ~ . 9-5 1// 5 1/2 5 1/2:-. 5-4 1/2.1, 1 Â® e 1 4 L 2 I 5 110 BLEEKER ST "BRICK VIC" / - I B . 3 44. p E. ASPEN CO 81611 W 4=: 12 â€¢8 :m 'iii E .- - - <<liP;*41 'KimRaymondArchitects,Inc, UPPER LEVEL FLOOR PLAN Â®14 U.. 14-9 3/4 1/2: 1-1 5 1/ liLli// GANTILEVERED 24'- 1 1 5/8 VT_~ 903/4 0 9 0 <M ERÂ© JW.r . I.~ SEAT wo-29 01 .3/0 I â€ž9/L On. CLOSET SMeera,A 0 00 CO 0 1--lill.li.1-1 0 -0-11 11=--~A~ 10..................................11 -1................................1- ....................................1- 1................................Ii Whimmp......................1-0,8.-11................................~ ........................IB.R................................1- 11...........................Ul.,magli ~ 5411 .....lImatjÂ£lks.ill....................l ....................................-1................................1- 1...................................11-1................................ e - 0 e 0 ./. - I ..."...Mmll:.:Ii..:i:&:Il Illillil -.. - -. 11:1.1.1.1.3:111:11:......0....051 m- m- Iill.!1@-414t@*eze,681&~4181 lill M..111111'i'=1.- .- =- i- -- I lilil:dill:i:D!:111:...I -'Ill. - h.&111'111:1111:1111111..,1 0 .... .: I - I .- . - -I .= - 00 0 MEMORANDUM TO: Mayor and Aspen City Council THRU: Chris Bendon, Community Development Director FROM: Amy Simon, Historic Preservation Officer RE: 110 E. Bleeker Street- Transferable Development Rights, First Reading of Ordinance #31, Series of 2015 DATE: August 24,2015 SUMMARY: 110 E. Bleeker is a Victorian era home . .. 6 v 1.21 .Â·;.3:r z,# that was significantly altered many years ago. The -,-. YS"~9 property owner has received HPC Final approval to demolish all non-historic construction on the site, . ' I S. Â· 1. â€¢, Â·4' - - restore the house, and build a new addition. Five '4Â·. hundred square feet of unused floor area is proposed to re- --*14 -- -71 1 - ~ - '4Â·Â·41~- ** be converted into two TDRs. Council consent is -11â€ž-- 1 114 G.-2646, . needed. Staff recommends approval. 1 --L-,21 liht T-r -=J '41. c 1'1 APPLICANT: Bleek House LLC , represented by Kim Raymond Architects. ..'. n ....... - Al i 1 LI |~~||~11, ~1"I~~ â€ž;,m- ~ ~ PARCEL ID: 2735-124-37-006. ,~ 14.1 10 0 .1 . ADDRESS: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. ZONING: R-6. TRANSFERABLE DEVELOPMENT RIGHTS 26.535.070. Review criteria for establishment of a historic transferable development right. A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption of an ordinance, finds all the following standards met: A. The sending site is a historic landmark on which the development of a single-family or duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties on which such development is a conditional use shall not be eligible. Staff Finding: A single family home is permitted on the subject parcel, which is landmark designated. 1 B. It is demonstrated that the sending site has permitted unbuilt development rights, for either a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square feet of floor area multiplied by the number ofhistoric TDR certificates requested. Staff Finding: The application indicates that there is unused floor area available on the property. C. It is demonstrated that the establishment of TDR certificates will not create a nonconformity. In cases where a nonconformity already exists, the action shall not increase the specific nonconformity. Staff Finding: No non-conformities will be created by the project. All dimensional requirements of the zone district are met or have been properly approved for variances within the purview of HPC. D. The analysis of unbuilt development right shall only include the actual built development, any approved development order, the allowable development right prescribed by zoning for a single-family or duplex residence, and shall not include the potential of the sending site to gain floor area bonuses, exemptions or similar potential development incentives. Staff Finding: The applicant has received a Development Order for their proposed project. The base allowable floor area for the property is 3,240 square feet. HPC awarded a 500 square foot floor area bonus in recognition of the substantial restoration work will be completed on the Victorian house. The bonus will be allocated to the project and 500 square feet of unused floor area will be converted to TDRs. E. Any development order to develop floor area, beyond that remaining legally connected to the property after establishment of TDR Certificates, shall be considered null and void. Staff Finding: No such development order exists. F. The proposed deed restriction permanently restricts the maximum development of the property (the sending site) to an allowable floor area not exceeding the allowance for a single-family or duplex residence minus two hundred and fifty (250) square feet of floor area multiplied by the number ofhistoric TDR certificates established. For properties with multiple or unlimited floor areas for certain types of allowed uses, the maximum development of the property, independent of the established property use, shall be the floor area of a single-family or duplex residence (whichever is permitted) minus two hundred fifty (250) square feet of floor area multiplies by the number of historic TDR certificates established. The deed restriction shall not stipulate an absolute floor area, but shall stipulate a square footage reduction from the allowable floor area for a single-family or duplex residence, as my be amended from time to time. The sending site shall remain eligible for certain floor area incentives and/or exemptions as may be authorized by the City Land Use Code, as may be 2 amended from time to time. The form of the deed restriction shall be acceptable to the City Attorney. Staff Finding: The deed restriction will follow the form approved by the City Attorney. G. A real estate closing has been scheduled at which, upon satisfaction of all relevant requirements, the City shall execute and deliver the applicable number of historic TDR certificates to the sending site property owner and that property owner shall execute and deliver a deed restriction lessening the available development right of the subject property together with the appropriate fee for recording the deed restriction with the County Clerk and Recorder's office. Staff Finding: A closing will be scheduled at the conclusion of the review. H. It shall be the responsibility of the sending site property owner to provide building plans and a zoning analysis of the sending site to the satisfaction of the Community Development Director. Certain review fees may be required for the confirmation of built floor area. (Ord. 54-2003, Â§Â§ 4,5) Staff Finding: The applicant has provided floor area analysis. RECOMMENDATION: Staff recommends Council approve the creation of two TDRs at 110 E. Bleeker Street. PROPOSED MOTION: "I move to approve Ordinance #31, Series of 2015, on First Reading." CITY MANAGER COMMENTS: Exhibits: Ordinance #31, Series of 2015 A. HPC approved drawings and floor area summary 3 ORDINANCE #31 (Series of 2015) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO APPROVING TWO TRANSFERABLE DEVELOPMENT RIGHTS FOR THE PROPERTY LOCATED AT 110 E. BLEEKER, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #: 2735-124-37-006 WHEREAS, the applicant, Bleek House LLC , represented by Kim Raymond Architects, has requested two Transferable Development Rights for the property located at 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, for City Council approval of Transferable Development Rights, the application shall meet the requirements of Municipal Code Section 26.535.070; and WHEREAS, Amy Simon, Historic Preservation Officer, in her staff report to City Council, performed an analysis of the application, found that the review standards for Transferable Development Rights are met, and recommended approval; and WHEREAS, the City Council finds that the proposal meets or exceeds all applicable development standards and that the approval of the development proposal is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion ofpublic health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1: Transferable Development Rights City Council does hereby authorize the grant of two (2) Transferable Development Rights for 110 E. Bleeker, Lots L and M, Block 65, Block 34, City and Townsite of Aspen, Colorado, with the following conditions: 1. Upon satisfaction of all requirements, the city and the applicant shall establish a date on which the respective Historic TDR Certificates shall be validated and issued by the City and a deed restriction on the property shall be accepted by the City and filed with the Pitkin County Clerk and Recorder. 2. On the mutually agreed upon date, the Mayor of the City of Aspen shall execute and deliver the applicable number of Historic TDR Certificates to the property owner and the property owner shall execute and deliver a deed restriction lessening the available development right of the Sending Site, 110 E. Bleeker, Lots L and M, Block 65â€ž City and Townsite of Aspen, by 250 square feet per TDR together with the appropriate fee for recording the deed restriction with the Pitkin County Clerk and Recorder's Office. 110 E. Bleeker Ordinance #31, Series of 2015 Page 1 of 3 Section 2: Severability If any section, subsection, sentence, clause, phrase or portion o f this ordinance 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 thereoÂ£ Section 3: Existing Litigation This ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances amended as herein provided, and the same shall be construed and concluded under such prior ordinances. Section 4: Vested Rights The Land Use entitlements granted herein shall be vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, including Final Major Development and Commercial Design Reviews by the HPC, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code ofthe City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City o f Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 110 E. Bleeker Ordinance #31, Series of 2015 Page 2 of 3 Section 5: Public Hearing A public hearing on the ordinance shall be held on the 14th day of September, 2015, in the City Council Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice of the same was published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 24~h day of August, 2015. Steven Skadron, Mayor ATTEST: Linda Manning, City Clerk FINALLY, adopted, passed and approved this day of , 2015. Steven Skadron, Mayor ATTEST: Linda Manning, City Clerk APPROVED AS TO FORM: James R. True, City Attorney 110 E. Bleeker Ordinance #31, Series of 2015 Page 3 of 3 43 -Xâ‚¬ Â·'Y.r Eâ‚¬i -- - ----- â‚¬----4---- --- i,=Padd,F----â‚¬a# 'i / 1. 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SCALE ~/8~ 1-0 EXISTINe FAR -PROPOSED FAR MAIN LEVEL FAR 1105+1155F- 1 220 SF LOPNER LEVEL FLOOR AREA- 6ROSS 1508 SF UPPER LEVEL FAR 9 14 EF FLOOR AREA- NET 1508 X 6,8% 1 01 S. 71 1 U HL__3 _...1. 0 \ r //A Â«. 445â‚¬.040 GARAGE 480 SF -MAIN LEVEL FLOOR AREA 11 8.5 SF + 4 70 EF- 188,9/F 480-250 - 230/2 - 1 15 SF EXISTINS FAR TOTAL: 2249 eF -UPPER LEVEL FLOOR AREA 13 15 SF MAIN LEVEL PATIOS- EXEMPT ON eFEADE 104+352- 456 SF UPFER LEVEL DECKS: 112.5 +112+114.25 399 SF - TOTAL LOKER LEVEL FNALLS LIVING FAR TOTAL: 3 105 SF (2)50'-11"Xcl'-Â¢1119F GARAGE: 508 SF DATE ISSUE (2)94'-q" X q' - 6226 BF 508 SF- 250 SF - 255-125 133 SF 062G12 EL.+E~AT~ DES,f;N 1543 SF EXPOSED FNALLS LIVINe FAR- 3105 SF 14'-8" X 1'..103 SF GARAGE FAR- 133 SF EXPOSED/TOTAL FNALLS (103/1543-6.696 TOTAL FAR- 3238 SF I Scale AS NOTED Cot'SAT"n,%~Mour 3240 ALLOWABLE FAR BASED ON 6000 5F LOT t"Ai'Ultâ€¢Vrv'31 A.1.,4.-K.U.'CAL.5 15% ALLOKABLE DECKS- 486 SF 3740 FAR INCLUDES 500 SF HFC BONUS~ A 1.3 a'!4.Jvpul.*.B. 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AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OE PROPERTY: 1 1 0/ 8 36-kd , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 16Â£4-1 Seft 1 5-,4 5 : 00 fe,19- LI STATE OF COLORADO ) ) SS. County of Pitkin ) I, UllgÂ»L Sc-,--c--~ (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high 5 and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the putllic hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records o f Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text o f this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be wived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. .*74- ECÂ»Â»/t./J Signature The foregoing "Affidavit of Notice" was acknowledged before me this 27 day of,477 Ast- , 20LE_, by >+9Â»' .5-c=â€ž-9- WITNESS ~EY HAND AND OFFICIAL SEAL My commission expires: alle'llu tcian GLA 4-tli~yawÂ« Notary Public KAREN REED PATTERSON NOTARY PUBLIC STATE OF COLORADO ATTACHMENTS AS APPLICABL 7 NOTARY ID #19964002767 -Mly Commission Expires February 1 4 2016 7 â€¢ COPY OF THE PUBLICATION - â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 THE CirrY OF ASPEN 91- NOTICE OF PUBLIC HEARING ~ RE: 110 E. Bleeker Street Public Hearing: 5:00 p.m., Tuesday, September 15, 2015 Meeting Location: City Hall, City Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: 110 E. Bleeker Street Legal Description: Lots L and M, Block 65, City and Townsite of Aspen, Colorado, Parcel !D#2735-124-37-006 Description: The applicant proposes to convert 500 square feet of unbuilt floor area into two TDRs, to be sold for use elsewhere in Aspen. Land Use Reviews Reg: Transferable Development Rights Decision Making Body: Aspen City Council Applicant: Bleek House LLC, 0133 Prospector Lane, Suite 4102B, Aspen, CO 81611 More Information: For further information related to the project, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, i~ amy. simon@cityofaspen.com. ATTACHMENT 6 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 1/0 E <Al .Ff, ICEÂ¥Â· , Aspen, CO SCHEDULED PUBLIC HEARING DATE: St-f< 16 , 2045- STATE OF COLORADO ) ) SS. County of Pitkin ) I, 61 n/-1 324/ jaze n D (name. please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certi fy that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal nof - "Rectid:mofÂ·etepe*j;iei,akeaper or a paper 1& of general circulation in the City of Aspen at least fifteen 45) days'Drior (0-the pul[lic hearing. A copy of the publication is attached hereto. 1.212212tS'Â·? a:/32'mâ€¢'iut WM P 1 8, 04.0,20.29 q â„¢:c; fr Np Posting oj notice: By posting of notice. which form was obtained from the Community Â£ Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners ofproperty within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy Of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 0,â€¢i Rezoning or text a dment. Whenever the official zoning rict map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal ofthis Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen i (15) days prior to the public hearing on such amendments. /4>- 04- %/Â«p/A- Signature The foregoing "Affidavit of Notice" was acknowled#ed before me this I4 day of 93(47*.1-hb LE , 2001Â»y Ki,-0 1 2*~1090~ WITNESS MY HAND AND OFFICIAL SEAL Nly commission expires: 1 6,1 Z.,/201-7 Notary Public 1 Not:~lol~ 1 ~s--~j)-A--- Notary Public (~ ATTACHMENTS: _ COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 Pri- 7 - - I. *4.0 2 . E I Â·r - 11 *Ill,19 a./.-11* 07 ./4.- . ; Ji PUBLIC NOTICE F .â‚¬4,7. I Dato 777 Place 'WI e. Purpose . . 4.-h .- . - .â€žt 4 -Â· 1 : => 2 05 3.-1- ; . 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Â¢ i . ~-h - -- -' - 99* - 11*1 2 4.....t.1 t. . 9< 1 R - :. 4- . 6 : .4 44- . 100 EAST MAIN STREET LLC 120 EAST MAIN PARTNERS LLC -SPEN COMMUNITY UNITED METHODIST 133 PROSPECTOR RD #4102 120 E MAIN ST CHURCH ASPEN, CO 81611 ASPEN, CO 81611 200 E BLEEKER ST ASPEN, CO 81611 CITY OF ASPEN COLLINS CINDA REV TRUST CRAWFORD RANDALL & ABIGAIL 130 S GALENA ST 42 PARK LN 124 N GARMISCH ST ASPEN, CO 81611 MINNEAPOLIS, MN 55416 ASPEN, CO 81611 DOMINGUE FAMILY TRUST GARCIA STEVEN J GARMISCH LODGING LLC PO BOX 2293 120 N GARMISCH 110 W MAIN ST WINTER PARK, FL 32790 ASPEN, CO 81611 ASPEN, CO 81611 GORMAN PATRICIA GSW FAMILY INV LP HENRY FREDERICK B TRUST 1426 ROSE GLEN RD 1320 HUNSICKER RD 100 W HALLAM ST GLADWYNE, PA 19035 LANCASTER, PA 17601 ASPEN, CO 81611 HODES ALAN & DEBORAH HOGUET CONSTANCE M JOHNSON RICHARD & MONTAE IMBT 114 N ASPEN ST. 333 E 68TH ST 6820 BRADBURY ASPEN, CO 81611 NEW YORK, NY 10065 DALLAS, TX 75230 KRUMM DONALD PAUL REV TRUST LANDIS CAROLYN MOUNTAIN STATE PROPERTIES LLC PO BOX 874 128 N GARMISCH ST 715 10TH ST SOUTH ASPEN, CO 81612 ASPEN, CO 81611 NAPLES, FL 34102 PARDUBA JIRI PENN PAUL E & SUSAN W RODNEY JOHN W 116 N GARMISCH ST 3830 E 79TH ST 8536 N GOLF DR ASPEN, CO 81612 INDIANAPOLIS, IN 46260-3457 PARADISE VALLEY, AZ 85253 ROSE BRANDON SARDY HOUSE NEW LLC SEGUIN WILLIAM L & MARILYN A 625 MT HOPE RD 240 CRANDON BLVD #167 PO BOX 4274 WHARTON, NJ 07885 KEY BISCAYNE, FL 33149 ASPEN, CO 816124274 SPEARS NANCY M WOLKENMUTH EDWARD F JR & STEELE ZATS JULIE PO BOX 2630 JULIANNE BELL REV TRUST 118 N GARMISCH ASPEN, CO 81612 121 W BLEEKER ST ASPEN, CO 81611 ASPEN, CO 81611 111.A. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 110 E. Bleeker-Final Major Development, CONTINUED PUBLIC HEARING DATE: July 22,2015 SUMMARY: 110 E. Bleeker is a Victorian era r . r home that was sianificantly altered many years 9"'limifill'lluvFlliA//I'g,u'lifirpg~/Pi<Pa*th ..id Â· 7 / &5#4~9:1Â·.:glif 14, Uy..,.r:..4 4 a result of the demolition of the orioinal aoo , - --.90**F \ b US front porch, removal of the originalstreet-facing MWitÂ·Â· -~~':5Zfe#imâ€¢â€¢%&1'' ", 2,10.41Â·4(,**:- p.'ba~Â· -e'*4 . . f bay window, and application of paint to the FK jlÂ· .,~; 4.ft?:~':-~iA*i~-4-Â·'{Â·-1,.1. ,~ - masonry walls. The liouse is currently very .Â£, i .4-, 2.4424*620% ~4 -% 3.1,67,Â» 4 2 * . difficult to see fiom the street due to spruce .,c'g.rti L trees that were planted in the public right-of- ~ way within the last decade. .; P~--,0-1 ;*i 4-*49;f..~1239#,gg#ve~*PA . L '. Fortunately, there are photographs, maps, and , other information available that will assist a ..4~.51 -94 .. ..1 . . UN.71 4 -Milli n purchaser who proposes to restore the home. A " I .... 1 -!54- new addition is to be built at the rear of the ~ ~ _-- 44 2..2. property. HPC granted Conceptual approval, Demolition and Variances in March 2015. Final , , 6..~*Â·. 2 . 35&1055 review is requested. ' a# 41#/4#'IMMErT9466&.**WilhELFE,MKv HPC reviewed a Final application on July 8 tli and continued for restudy of the following concerns raised by some members: remove the dorniers, restudy/reduce the fascia dimension, propose a window/door spec with narrower frames, locate windows iii a more synimetrical arrangement, revise the large non-orthogonal windows in the east and west gable ends and restudy/reduce the sliding doors on the south fagde. The applicant has provided four design options, each addressing a different combination of the elenients in question. The applicant has expressed a concern that the addition should not become characterless, which is the reason for providing a series of alternatives. APPLICANT: Bleek House LLC , represented by Kim Raymond Architects. PARCEL ID: 2735-124-37-006. ADDRESS: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado. ZONING: R-6. P15 111.A. FINAL MAJOR DEVELOPMENT Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." The house at 110 E. Bleeker was built in about 1887. Records from the Aspen Historical Society indicate it was constructed as a boarding house. Images below will be used to guide the restoration process. O 42 5.-2,17,1/STUI - ~M**Sj?*57$~j -1 '. *rufs: .9/618,0/0 -- 1,- h Ta 4 2 1 - :7 : . '41:'.,4,46 9'ifjW .0... i I Â¢+~ '91*1621,=691,11. .1, /Â· . -- -4.1 1 -,1 12. :12 1 .goolw-9.- - 1 . I 4 ... * -45 a . 1--.'/I.--$-'ij #/"- ......... 1.-- 1* 38 - tarb-Â· ' ZIEZh= ,....'. 9 0 2.4>.: 1.-2 _.42 1. ne j.,1 JEW'-t. , ik Â·m Â·Â· , rÂ«/,u~ l-1 â€žâ€ž 5 en Â· . 14 .Lul imb \, r , - 01"JIL ' 11.44 .U . . . . 1/ki<.4 5 , - - -- i -dj, 10*I E I ~ 2 1 - , 11 .. - Air -. 03/t.; I, il ./- - . <. 4.. P-I 5.1 , 1 Aff:414.~ 3 6 7 11104 . I '1 Mi' ~___3~ 0.111.111 ..... ...Jit -1 1 -6 r 1:11 1,1111 *3 r. , . If -,3 1 .1 11 - *Ap#.-w + - -- 'Il 11 *11 - . c -1/ 21 - Â£ .d 1 . '7# * :Â¥ 4 1 'â€¢1 .' 6 . i C ... JUfl '21 9 ./9 , 9/cc_,LOW -- ,-6- 0-iâ€¢-1 i * 6 ./ ,.... i r. 8 ~Ifil'* , Il, - LS . Bm..11.5/fl~ 1 4:. 0.)2*will.. P16 ~ 111.A. The proposal is to leave the historic structure in place, with no basement excavation. A small, non-historic addition is to be removed from the back of the Victorian, as well as a non-historic garage that has caused numerous issues because it sits into the alley and onto the property belonging to the neighbor to the east. The existing garage and addition are pictured below. 884. 2% , -14 -47 - r.c ->-77~ A V. . 4.,t il 3 9 I .ri U; L'... .22 -k ,. , illl j 9 + Â« 1~ 17; :Â«t .*i, 1 .. Wl . - ....'.'....# - - Â· ~ 9 fg~9%*39Â· Â» " :Â· .294'7:432 .... Et-~4233. fi~Â»-4. 2~ :~..1-*393* f~.:4:kil~:.2121.41 _..._ _ The proposed addition will be connected to the house with a one story linking element. A new garage and living space will be constructed along the alley. At Conceptual review, HPC approved side and rear yard setback variances. At Conceptual review, HPC also approved a 500 square foot bonus for restoration efforts. The applicant intends to use the bonus square footage for the project and will request Council approval to remove 500 square feet of the base allowable floor area from the site as two TDRs. The addition is not significantly larger than the historic resource. The physical connection to the historic house is very limited, iii an area that has already been disturbed. The footprint, height and massing of the addition is sympathetic to the Victorian. There is valuable restoration work included in the project. th Staff recommended approval of the Final design as presented at the July 8 meeting, with conditions, several of which reiterate the specific setback variances and floor area bonus approved at Conceptual. We also proposed several conditions of approval related to restoration details and drawings that will be reviewed as part of building permit. Staff recommended the landscape plan be restudied with regard to plant beds around tile base of tile house. A continuous perennial bed may interfere with the visibility of the original stone foundation, and may introduce too much moisture in this area. The revised plans provided for this meeting reduce the foundation P17 111.A. plantings. More refinement to the plant palette, once selected, can be addressed by staff and monitor during construction. This has been included as a condition of approval. The landscape plan indicates exterior light fixtures, which will entail a pendant fixture at the front porch and sconces at the rear of the house. The proposed fixtures are not in the drawing set, but are depicted below. Staff has no objections to these lights. 9!TE ELECTRICAL KEY -t>- 5'Ymgf[UfLE'itlimt ~ 1 1LT Kichler RaPLEY COLLECTION -3- OUTDOOR WALL LANTERN '-F OLDE BRONZE #490610Z th On July 8 , staff recommended restudy of the glazing/dormer area associated with the master bedroom, on the second level of the new addition. This was a major concern of HPC's as well. Of the four restudies included in this packet, staff supports any of the options, with a preference for Option B as proposed, or Option D (which has a reduced plate height on the addition) with no dormer. We have no concerns with any of the options proposed for the east, west and north facades of the addition. We feel that the guidelines are the addition is simple in character. There are many positive aspects of the application. 1 iyEETTEEFREFM=3739â„¢ VE-r-g b ~12-milill lili 1- 14= -:-*'Mult. i I. ."APE -Â· pt-m --1 H e=nÂ·.c..2......:1.L="=I Imlf-33 ...v. --1.....: --'. 2:3=Â·. OU - . 1 .-]In==-1 /11-4 /-/M='.-- E i 1 =. n- 1 - 1111 -4 .....I ~Mmta Illid +Illl~11 ' 11 lili 1 , 111 111 1 1 1 11 111 . ..d OPTION 5 - SOUTH ELEVATION OPTION [3 - SOUTH ELEVATION STAFF RECOMMENDATION: Staff recommends HPC grant Final Major Development with the following conditions: 1. Per Resolution #11, Series of 2015, HPC has approved a 500 square foot floor area bonus. 2. Per Resolution #11, Series of 2015, HPC has approved a 3'1"east sideyard setback, a 3' 8" rear setback, a 5'11" west sideyard and a 9' combined sideyard. 3. Per Resolution #11, Series of 20153 HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution #11, Series of 2015, regarding window placement on the west side ofthe Victorian, refer to the window pattern on the "sister" building at 126 E. Bleeker and/or determine window location after P18 111.A. the paint has been removed from the brick, which may reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. The final landscape plan will be reviewed and approved by staff and monitor prior to installation. 7. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 8. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 9. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite ofAspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A-). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. EXHIBITS: Resolution #_, Series of 2015 Exhibit A: Design Guidelines Exhibit B: Application P19 : f 111.A. Exhibit A: Relevant HPC Design Guidelines for 110 E. Bleeker, Final review 1.2 A new replacement fence should use materials that appear similar to that of the original. u Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. 3 A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. 1 Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. o A fence that defines a front yard is usually low to the ground and "transparent" in nature. o On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. o Fence columns or piers should be proportional to the fence segment. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. o Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. u The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. u Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. P20 EC E 00 0 111.A. 1.15 Minimize the visual impacts of site lighting. a Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 3.4 Match a replacement window to the original in its design. u If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. u Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. 1 Using the same material as the original is preferred; especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane ofthe glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surr ounding plane of the wall. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. o Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. cl If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneled doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 5.1 Preserve an original porch. u Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. u Unless used historically on the property, wrought iron, especially the "licoiice stick" style that emerged in the 1950s and 1960s, is inappropriate. o Expanding the size of a historic porch is inappropriate. P21 0000 4 111.A. 5.3 Avoid enclosing a historic front porch. o Keeping an open porch is preferred. o Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. o Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The use of plastic curtains as air-locks on porches is discouraged. Reopening an enclosed porch is appropriate. 5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. 1 Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. u Removing a damaged feature when it can be repaired is inappropriate. 7.5 Preserve original chimneys, even if they are made non-functional. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. Â¤ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. P22 CO 0 0 0 9 000 0 0 94 CO Ill.A. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. a The new materials should be either similar or subordinate to the original materials. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. u All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. u Avoid duplicating fixtures. For example, do not use two fixtures that light the same area P23 00 000 111.A. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 110 E. BLEEKER STREET, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2015 PARCEL ID: 2735-124-37-006 WHEREAS, the applicant, Bleek House LLC, represented by Kim Raymond Architects, has requested HPC approval for Final Major Development for the property located at 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project on July 22, 2015. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of_ to _. NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Final Major Development approval for 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado with the following conditions: 1. Per Resolution #11, Series of 2015, HPC has approved a 500 square foot floor area bonus. 2. Per Resolution #11, Series of 2015, HPC has approved a 3'1" east sideyard setback, a 3'8" rear setback, a 5' 11" west sideyard and a 9' combined sideyard. 3. Per Resolution #11, Series of 2015, HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution #11, Series of 2015, regarding window placement on the west side of the Victorian, refer to the window pattern on the "sister" building at 126 E. Bleeker and/or determine window location after the paint has been removed from the brick, which may HPC Resolution #_, Series of2015 Page 1 of 3 P25 111.A. reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. The final landscape plan will be reviewed and approved by staff and monitor prior to installation. 7. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 8. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 9. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite ofAspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. HPC Resolution #_, Series of 2015 Page 2 of 3 P26 111.A. APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of July, 2015. Approved as to Form: Approved as to Content: Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution #_, Series of 20 15 Page 3 of 3 P27 GENERAL NOTES .... I. THESE DRA,INGS ANDANY ACCOMPANYING SPECIFICA1IONS, As 9. THE CONTRACTOR SHALL SUBMIT SHOPORAWINGS TO THE ARCHWECT - INSTRUMENTS OF SERVICE ARE THE SOLE PROPERTY Of THE ARCHITECT FOR WIN[XMS DOORS. CASEWORK METAL DETAILING STAIRS, -I REGARDLESS OF WHETHER THE PROJECT FOR WHIC~1 THEY WERE FIREPLACE. AND ANY OTHER WORK NOTED IN THE DOCUMENTS. PRODUCED IS CONSTRUCTED OR NOT. THESE DOCUMENTS ARE NOT TO FABRiCATION SHALL NOT PROCEED ON ANY OF THESE GEMS UNTIL THE 110 Bleeker Street "Brick Vic" DE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PRaJECT CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE -6 CONTRACT 1%1THOUT WRITTEN Alll HORIUJ ION FROM THE ARCHITECT. ARCHIrECT. AU WORK SHALL CONFORI.1[0 THE APPROVED SHOP DRAWINGS. 2. THECONTRACTORSHALLBERESPONS'LETOINSURETIAT / CONSTRUCTION CONFORMS TO ALL FEDERAL. STATE LOCALAND 10. THE DESIGN. ADEOUACY, AND SAFETY OF ERECTION BRACING ,/ri. RELATED CODES AND PRACTICES. SKILLED AND OUALIFIED WORKMEN IN TEW'ORARYSUPPORTS~SHORNG....SHALLBEâ„¢ESOLE THEIR ASSOCIArED TRADES SHALL PERFORM ALL WORK AT TME HIGHEST RESPONSIBU. OFIHE CONTRACTOR AND HAS NOT BEEN CONSIDERED STANDARD OF CRAFTSMANSHIP. BYTHE ARCHHECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR IHE STA.ITY OF THE STRUCTURE THROUGHOUT THE DURATION OF V 3. THE ARCHITECT WU PROVIDE DETILS AN01)R DIRECTION FOR CONSIRUCTION AND SKALL CONFORM Toe FEDERAL. STATE, AND - .3% DESIGN INTENT WHERE IT m NEGLECTED IN THE DOCUMENTS OR LOCAL O.S HA REGULATIONS. THE CONTRACTOR SHALL BE . ALT[1{10 1]YEXISTING CONDITIONS. RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES A -i UNTIL TME PROJECT IS COMPLETED. 4 4. THE CONTRACTOR SHALL VERIFY AUL Ilk,ENSIONS AND CONDITIONS DEPICTED IN IHESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF 11. THE CONTRACTOR SHALL BE RESPINSIBLE TOR REQUESTiNG ANY DISCREPANCIES. OUISSKÂ»IS. AN[WOR CONFLICTS PRIOR TO BUILDNG INSPECTIONS AS APPLICABLE TO THE INTERNATIOK 94 1 + L,Â·Cl PROCEEDING WlTH THE WORK, ALL DIMENSIONS ON STRUCTURAL BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES. ORAMNGS SHAn aE CHECKEO A.INSTARCHITECTURAL DRAWINGS. b.{Â·~:i.â‚¬FRU.RE< p<ui~ - 049~412.235* -U 11011PY THE ARCHITECTAND ENGINEER OF ANY DISCRE.NCIES PRIOR TO 12. THE CONTRACTOR SHAU COORDINATE ALL OPENINGS THROUGH PROCEEDING WITH THE WORK. WAUS, FLOORS. AND CEUNGS WITH THE ARCHITECTURAL STRUCIURAL. MECHANICAL, PLUMBING. ELECTRICAL. AND LK;HTING DRAWINGS. REFER 5. DO NOT SCALE DRAWINGS. THE DIMENSIONS SHALL TAKE TO THE STRUCTURAL ENGMER FOR ALLOWABLE OPENING SIZES 1 PRECEDENCE OVER SCALED DRAWINGS. REQUIREMENTS IN STRUCTURAL MEA'18ERS. V .Â· F *ints.. O .... 6, THE CONTRACT/? SHALL BE RESPON..FOR PROVIDING ALL 13. THE CONTRACTOR WILL BE ACCOUNT*E FOR THE STONE -OWS C TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND)/0. TAKEÂ«~S AND WIU ASSUME THE RESPONS,510(OF COORDINA'nNG SPECIFICATIONS. ANÂ¥,TEUS THAT REQUIRECLARIFICATION DURING THE BIDDING O 7. TIlE OWNER ANDIR ARCHITECT SHALL APPROVE ANY'QUAL PROCESS. ZIK't~?674!.~7642:::~'5&::~::::.CT *~ #Mit=B=#6,5 -1]lill < . '.& OWNER WITH SAMPLES OF ALLANISH MATERIALS AND SHALL NOT LOCATIONS PRIOR TO INSTALLAION, THE CONTRACTOR SHALL ROUGH-IN PROCEED WHH INSTALLATION UNTi â„¢E ARCHITECT AND)~OR OVeiER LIGHTING FIXTURES AND ILLUSrRATE SWITCH. REISTER, AND GRILLE ISSUES AN APPROVAL. All WORK MUST CONFORM TO THE APPROVED LOCATIONSPRIORTOTHEARCHnECTWALK-THROUGH~ 4 SAMPLE. THE CONTRACTOR SHALL FORWARD ALL- REQUIRED SUBMITTALS AND VERIFICATIONS.â„¢E ARCHITECT WITH ADEQUKTE TIUE FOR 1& ALL EXTERIOR PEN"-NS GUCH AS GRILLES - F-~ ETC-- REVIEW AS NOT TO DE.. THE WORK IN PROGRESS. TO OC COPPER OR ENCLOSED DY COPPER FITTINGS. --442221.bUf AL l' i _ rUX #*R'An'. 1~ .., 8, F REQUIRED TIE CONTRACTOR SHALL PROVIDE THE BUILDING -- -I-i !! 1,1-' DEPARTMENTWITHACONSTRUCTION~NAGEMENTP~NPRIORTO .4 â€ž; 4 OBTAININGABUILDINGPERMIT ....;27-=rorn==r===:=~m- EFT==9 1;AÂ»4~rwÂ», 0. ~~ MATERIAL LEGEND SYMBOLLEGEND APPLICABLE CODES PROJECT DATA PROJECT TEAM SHEET INDEX ALL CODES REFERENCED ARE TO BE USED AS AMENDED OWNER: ARCHITECTURAL DRAWINGS PARCEL ID NUMBER: 273512437006 BY THE STATE OF COLORADO AND LOCAL JURISDICTION. A 1.0 TITLE SHEET /GENERALINFO 4*ADMA ---- GRID LINE ZONING: R-6 #### A 1.1 SURVEY M/tyÂ·r- " 7 1 2009 INTERNATIONAL RESIDENTIAL CODE SITE AREAÂ· 6,121 SQ. FI ARCHITECT: A 1.2 SITE PLAN - Al.3 FAR CALCULATION-PROPOSED FLOOR PLANS 11 *"89,4 H BREAKLINE - 2006 INTERNATIONAL BUILDING CODE BLDG USEÂ· RESIDENTIAL KIM RAYMOND ARCHITECTS, 1NC. A 14 FAR CALCULATION-PROPOS[D EL[VATIONS \1/:\4,441'. 'r. 1 - 2009 INTERNATIONAL ENERGY CONSERVATION CODE OCC. GROUP: #1## 0133 Prospectof Rd. Unit 4102X A 2.0 EXISTING: FLOOR PLANS 553 PLY#000 CONST. TYPE: R### ASPEN, CO 81611 A 2,1 EXISNNG ELEVAIONS A 2.2 EXISTING ELEVATIONS 9%04/1/ G mocâ€¢g,. - PITKIN COUNIY LAND USE CODE OFFICE FAX: ##Im All BASEMENT LEVEL FLOOR PIN CLIMATE ZONE: #11## OFFICE PHONEÂ· 970.925.2252 A 2.3 DEMO CALCULATIONS t., - PITKIN COUNTY BUILDING AND CONSTRUCTION CODE FIRESPRINKLERS: #U## 11111111111 0-1, CONTACT KIM RAYMOND / kim@krai,us A 3,2 MAIN LEVEL FLOOR PLAN - PITKIN COUNTY PROPERTY RESOLUTIONS GENERAL CONTRACTOR' .3,3 UPPER LEVEL FLOOR PLAN LEGAL OESCrN CITYAND TOWNS[TE OFASPEN. BLOCKÂ· A 3.4 ROOF PLAN .EVATION.ARKER 65 LOT L AND LbT U PLUS 121 SO FT PER 11#1111 A'.1 SOUTH AND WEST ELEVATIONS LOT LINE ADJ WITH 114 EAST BLEEKER A 4.2 NORTHANDEASTELEVATIONS STEEL 01-8 STREET CONDOS A 5.1 BUILDING SECTION A 6.1 DETAILS SECTIONLIANKEN A 6.2 DETAILS STRUCTURAL ENGINEER: A. DETAILS ##114 A 71 INTERIOR ELEVATIONS BATH 4 & BATH 5 STEOL$~ .7.3 INTERIOR ELEVATIONS FAMILY ROOM & POWDER DETNLCUT A 7.2 INTERIOR ELEVATIONS. MEDIA ROOM &LAUNDRY ST014 A74 INTERIOR ELEVATIONS KFTCHEN A 7.5 INTERIOR ELEVATIONS: MASTER BATH 1 Y I O. â€¢.w.WALL ..' 1 ... A 7.6 INTERIOR ELEVATIONS MASTER BATH 2 j LIGHTING DESIGNER: A 7.7 INTERIOR ELEVATIONS. BATH 3 k .1 }a E .:EN./ ./- . â€¢. 1 1 Im#f,Hmmit . ._=mt-111 u 22 / llÂ®11111 I L IMAn â€¢AllÂ»ISULATIN U do,7.8 INTERIOR ELEVATIONS MASTER TV #1111# /2.- ./Tal.IN A 81 WALL SECTIONS UlllULLU A IO.1 30 PERSPECTIVES .. 0 DOOAMAmk A 10.2 30 PERSPECTNES 2 0 A 10.3 30 PERSPECTIVES SPRm'Â·FOAMDEUW1O4 0 A 11.1 DORMER COMPARISON A WINDOW MARK ROOMNAME ROOMNAMEANDNUMaER LANDSCAPE LA 1.0 LANDSCAPE + EXTERIOR UGHTING PLAN 1144-HI -ID mwan06 *209 00'FACT[D SOIL STRUCTURAL Egam - 0.44â€¢)0, INTERIOAEL~TIONWRKrA 8 1.1 ##. ELECTRICAL E 1.1 #### DATE ISS1JE ABBREVIATIONS VICINITY MAP FAR (FLOORAREARATIO) LIGIHTiNG ... SCHâ„¢ATIC ... LP-A #il## LIVABLE LOWER LEVEL: 60 sl. . MAIN LEVELÂ· 1686 sl. .' Jâ€¢ro* - ,-1 - Iâ€¢- - - 'â€¢ - I â€¢*4 -.â€¢â€¢ -r~- 1/ - #--I P - Â· .. UPPER LEVEL: 1315 sf. SUBTOTAL 3061 s[. . GARAGE . â€žir I --*- Im- . * - - B -i. M- I 6-1 --- . -C'... . I.U. -'/ I . MAIN LEVEL: 133 sÂ£. TOTAL: 3194 sL - - .m -- L. ..9 -4 . -7 /--4 - I Scale: AS NOTED , .REFER TOARCHITECTURALDOCUMENTSAUANDAL# ='I,= *7 FOR THE FAR GRAPHIC ILLUSTRATION. 1/Â£ A.OVE Ul'.... I.% IE..#.0 OR ..CED --- N.v./ ..W:u .. NOr...E ONE lâ€¢ICH fâ€¢Â· - .1- I -I . - -1 - a --1 ~FIKTÂ»Â£.luaiLE,sc4. .'Ur.... Cn uy'. f Ila.--.. .1- - -- - - I - . 81- . 1 W -.im,0 !1~I* -- -k- -- -- I I. #I-.i. ..,â‚¬ A 1.0 . . .M . I - ..W -. 7,1415 BIM Ser <>er'rkbosr<> - BIM Server 1 5/Kim Raymond ,<?CIWEects, Inc./ 1 1 ObLEEKEK 6.1 5.15 - 1 14 JVP 8Ed DIA >IDIMEIâ€ž 15 H333318 0II LL91.8 OON3dSV O=INI 1Vhl3N39/133HS 31111 An"':3%.: E 39 1 f 6 7 c E pr. + 9,0- 0 --*- . 4730 . 1 5 -fJO . $-1--- - -*:ti. 3$#RF 1 - .. -i:-1..AÂ· Â·2.202 1 1:=. I 0 Grlric,â€ž01% Nili, IRO,Â·rn Â¥ AND tie Z J â€¢/Ill. 11[ 111 25?22655 -El:-~91 w r 1-6= 8 -4&-1 U -boo 2,-*A t'12 k 4 jt tb .----\ LA=========~ C /gE@6. M .il 3 0 28 Wim /94 1 < Â» 3400. 1 1 + .1 'i - R 07 6 21 Itt 451 -=-- 8- '.-44Â·,2 1 '*rEEÂ·. (9- 41& , [, ti 19 --55---t' 2-1 +ill--ss---ss=--ss- 17, u --11 4-.mwinim.,MA#Ria-Aimi.mmi.,1#wmv-. 11 Â® <--~2 / \A /7 / iu - 15 1 44**tÂ»39 .b 'M.5.6 L ~ U Â·0 '"flf.6 m '-3<' (I * 1% 0/ O0 9926= U =9003% Ii;~7t 0 j y2 50 U *f y ZC liu. T# Ifictifflo %> 1 'glklt. U :G : O E 2 LU Z 5 1 11Â« f 4 4-241 0.2~:2 SGI{I~TI(:DESIGN lu 8 1 IL- :S 0- 1-k~-70~ NE 0 i Fh- 1-9 LD K ~@ 33* i 0 212 -I...;/0/I; Scale ASNOTED riar1 ~ r 0/.,/'g I. â€¢BC]Â¥Z Dli~'I,5)(DN 'CES I .#.E ONE [IC' Â·1 EXACnÂ¥.ne.WÂ·KLK..â‚¬ 'El .OE' 04 .DUCED, AFFEC. LNG A I LA.EL. SCAk. NOTE: ARCHITECTURAL 100'-0" - 5!TE 7891'-2 A 1.2 -On SIM Server. RBOSrv - DIM Server 1 8/Kim Raymond ArchiteGts. Inc./ 1 1 O BLEEKER 6.15.15 GEd - XOG9140'. GRAVEL ALLEY 133319 33733-lei â€žDIA >IDIME]â€ž 15 )3333319 OII LI.91.8 03 N3dSV 0 00 * 9 00 8 0 90 88 1 - . t. Di.a .....: ..4.-Â· e 0 o:ER-~- -1 --Â·--0 0--4 - ==J. 0 1........11234* 0- - --Â® Â®- --=1 4 , I. l.~ ./ I t -0 1 -9-4 U 63 - :$:J.. JL J. 4-2-4 1 H 0 1 508 sq it *32 Illili I ' 23 i.2 ~Er , 11 . 1-- -Vrrj timi nuls w - - -i j .-1 -42 1 1â€ž- 718.554# - 4- 882.25 jq R 1= Ill-~~~- Â·-Â· IG GIll - 1=- -7 =vr 1- _Â® Â®_----- I I MI. .1 'll- Ii. . -- Fb-a-Il IF T lk===0 - E~' 112.5841 , i Il l I i 356.25 sq It Â® J ' 1 ~ 0 1- . Â® '"---- .......(B) I 432,25 sq It L ~ __ad 969.75 sq~ L:/- L 1--0 11 =217 Et- - - (D- 1 1 -O LOWER LEVEL FAR MAIN LEVEL FAR UPPER LEVEL FAR 501Â·E ./ Â· - SCALEÂ·la - 1-0Â· Seâ€¢LE 1 /I Â· I'-0' - EXISTING FAR - PROPOSED FAR MAIN LEVEL FAR 1105 + 1155"1 220 SF LOFNER LEVEL FLOOK AREA-GROSS 1505 EF FLOOR AKEA- NET 1508 X 6.890 101 SF UPPER LEVEL FAR 9 14 31 eARAGE 450 SF -MAIN LEVEL FLOOR AREA 71 8.5 SF + q 10 54 1684SF 450-250- 230/2- 1 15 SF EXISTING FAR TOTAL: 224q SF -UPPER LEVEL FLOOK AREA 1315 SF MAIN LEVEL PATIOS- EXEMPT ON BRAIDE 104+352- 456 SF UPPER LEVELDECKS: 112.5+112+1144.25- 3 f 41 SF - TOTAL LOWER LEVEL WALLS LIVING FAR TOTAL: 3105SF 62)50'-11"Xq'-1115F (2)34'-q" X q'- 626 SF GARAGE: 508 SF 508 SF- 250 SF - 258- 125 1339F 1543 SF EXPOSED FNALLS LIVING FAR= 31O5SF 14'-8Â» X 1' = 103 5' eARABE FAR= 133 SF EXPOSEP/TOTAL MALLS (103/ 1543.6.6% TOTAL FAR- 3235 BF ~ 3240 ALLORABLE FAK BASED ON 6000 OF LOT 15% ALLOnABLE DECKS- 486 SF 3140 FARINCLUDES 500 SF HPC BONUS| 41 . Em . 62291 ...... T r.-Pi\ [~.............7,4 .1. 1 /36 .-. -:s-~, ''-'FEETTEEEEEWEEEEP:.....Illigil~Ept/&1.-Lmr ~ +WA.'.Â·L...___-~I -Â·->f.122-j*226~~=w~==~Â«4L--2 ME-#mi~,~" 8 1 -*A, ' Â· C . El '' ---'6 d 11 I r ,1 ' 1,,Â·' -, -eÂ·=i5~-Z~-*~;,-~1~EFEZ"95'-r â€¢ e?~imr:- -j E ./ -7 . .--9.--/ %265 U-/*%,I.*;4%'il $ - â€¢K~*tme~.4.OM,r-Cy.Dgil,~. *.Â«*V./1,9U' 1-0.-5SMÂ» Ezzzz~f---0 â€¢ ,-1, ./ M.rli NORTH ELEVATION - FAR EAST ELEVATION - FAR /33&6 SCALE: 1/8 Â· SCALE 1/8 - t..O. //Â«fÂ«Â»Ph 4 ropÂ·De. -E-1--1--1 .:.4 1 41/34 n-+3 !~ri,-i=' 1.-Â«-L-----------0/ 1 -2 1 Mi...-/<9 m t~_. 11 -2.-=1â‚¬.1 -1-0-1.-aiii=i=.;U .-,Flo mrmvmrmm -/ I-"~~' ~~~~~ '~ -~'- '~~ ~~~~~'~ '~' '~ ' ~' r, . \4221, - 1'17- 1 1-1 1 11 . Ill.-1 ~ 0.6%.0-4-----~ :.&..-"----.ic-,1--1--Â£-'./. 11 11[--11lk[1*~17~F~11 El ..r,7--,3.=1-7?r-77-'- 1 1' I ........ I 4,6.,9,48 _ Ei~~#iaail~ DATE 136[JE .:..0,4.: i~X.12 .EA~!16 DESIGN SOUTH ELEVATION - FAR 5. ELEV. PARTIAL AEST ELEVATION - FAR 5/ALE 1 //' - S.A.E: t /3' Â· 1'-0' SCALE I // - ELEVATION AREA FAR CALCULATIONS 54. ASNOTED TOTAL,NALL AREA: 1670 Sa FT ~Or M.lili i r' Ii,Cl 1~, EXPOSED nALL AREA (MINDOn FELLS) : 13 +40Â· 113 SQ FT -InÂ¥ Mi.NG Aul H. Al.=WOLLLUSLAI' 113 Sa FT/ 1670 Sa FT- 0.061 - 6.196 A 1.4 7 PI Ird (>n 71!19 : mondArchitec m n SNOUVA313 - NOI1VlnO ~ Led LI.91.8 00 N3dSV DIA >101}38â€ž15 hl3>13318 OII 9 - 9 0 98 50-10 3/4' ' 24'-15/ l, 3'-1 1/8. 0 20'-1,3/8' ~, Â· 1-0 5/8 -~ 1 4 : ' 11 1/2 111/2, - 23'-3 3/4 6'-3 1 q'-3- Ill/2 15'-7 3/4 , 1/2-,â€ž 5-7- a'. .0 ~~ -- --Â«3 F L~~~[L-22 '~ ILT_LÂ·-21Â·- MEDIA ROOM r--3 Er - I -1-,11 1 LIU - 2 M==*1= E EE-ER 3:34 m 0 I - ..1- '11:ib @UEST MASTER - 31 -ir ' 113 El T.O. PLIe - --1 , 1 , n , E 1 LÂ» 4 4 in GUEST -4-4 MA5Â¥ERBATH _ ~ m~ CLOSET . 1 . liD STORAGE ~~ 4 1] 00 .Â· , Â»43 I h 1 13/:2" . 5'-6 1/2' ..3 1/2' 84 3/3Â· . .5 1/2' b'- 1 1' . 5 1,2' 1'-5- 5 1/2~ 10'-4 5/I 1 1 1/2 B'-4 1/4~ -0 -1 CRAINL SPACE CRAhIL SPACE ----~ ,Â· 5'-1 1/0' ~ le-1 2/0 25-0 1/2 | BIMI Server: Reterv - DIM Server 1 8/Kim Raymond Architects, Inc./ 1 1 O BLEEKER 6.15.1 3 1 -./. e /' 0, ./d â‚¬-lEt- <1 PROPERTY LINE /~l . n 50-10 & 1,1 . 23 3 -1/8 4 6. I 211-2 65 . 1 3 29--121.-~ E- lirrl I 5'-11 1/2 - 7.------- 1= u 9 I I hi lip L B I ' r Â·--IlÂ· 1 1 --: 1 1 - DO : 4.7 I m ~ SUES'r EKT}Â· 1 2 : r---Egele* ..18 4=1=-2 ~ 2_*ME GARAGE /4624\/ ~ TO FLY. ON I UP 6- 1 5-2 5/'3 1 PRCM'_W ~E 0 FAMILY ROOM ] -7 T /â€¢ '- I'm,r,/L./IHvJ' Mt/~ i ~ 4 - ' 2' 4 44Â·4 1 ~Plh 1, D *l T... r. 1 510*CLE 24-8 1/4* 51/2' .-4 1/8. 5 1/24|i. 2-0 .. -5 1/2 |r ..POR . 42\ i 28:[!2 1 2.7,0 1 , P.rp /P. 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MeNT,60.*i 1 Z *liJ 2 1 0 0 1 % & - -1- I I ---- - 12-: 22 z I 11--3 3/4- ~-- MASTER BEDROOM MA5TER BATH 104-3-,7 M--11 :ilj- 500~EM & UL21/2'_, T.0 PLY . h 2 s=-1 rn ' ' " .4.1.1 n.--9 6.'In k Al- - 1 1~1-1--1 1 4 21..... 24'-115/8Â· | ~ 12 1~1=61/2Â· . ~ Ul'-50 . -1 0 -rn b GANTILEVERED ~ DECK tb, r Fr,r o~ FOO'BELOrl 24'- 1 5/0 It==== L 11 91: BAIB - . mi ~, - BED~COM -1.___FL 1 U + M CLOSET Â®-4 2 1 ' ---------- 1-_~ ~ 1Ii r->4tb Â£ 0 9-"Of L.4 1 11 1 OPEN '_____ .W. +Sts=. . I ..3 da- . I r...râ€¢....4 430â€¢â€¢To-,de~ / , .1 2---L I -r ~----GX-22-223--~ / OPEN TO 'ELOI \ 1 . A 111 . 131-0 3/8. . 12-0 1/8' 44 1 BIN Server: RSÂ¢Srv - BIM Server 1 5/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15,15 L 4 'all 0/I Op-.9 12'-/0/4 0 1/21 4- 1/ * 5 1/2 ' ..,. Â·Â·.1./, G D-,L - 4.. ' s ../. g-.c, .* 00 ../, '-1.. .la/â‚¬ L.2 ' 99 0 0 0 1-..........=1 0 I...................................lmll................................I- 10.................................111-I...............................1- ....................................II1II................................1- .................................11=25.1111................................1.Ii 1.................................111...M.illl...............................i 1..................................111-11.................................M In.........................20%10. 111......im...................... ....................................1Il................................I- . 1...................................111-111.......11........................~ .............................0 ....1-11........1........................1 'I:':':':':'lilliI'llitiillitililli ... ... . 6 - . M. =- ..............58Â®ZE,2.......11 Im/mil//:119 111!11!01!111'i........4 -- -- "11:111:ilillilililblmil::":":triÂ®Â®m 111:111.1.....:111. .................. -- I .*/'- I 11111!1 31,1,111!111,11,:i//1 - . -- ii "Al.:MA:SM:"' ........... 1 0 -~ - . - 0.... .= 0 0 ..:Â» 9,2 ......... W BENT METAL 0-- -O FL~Te e POR# nionE -- ------------ ~f5*76262~76765~~ ~ COkNERS OU'.0.1 0 METALLIE T:LI E HO'IZO~TA. ._ r====11~ :03(21* ,â€¢2Â·SBS I Ii- . 4'SIDÂ»Le BTEEL-*6LA55 - -mw 0 HORiZONTAL 4'BIDING .: TrPISALEx~ -â€¢DE 00 E, B- - -2,1.fuf,Â£,-3â‚¬5.2 - CORNER NALL DETAIL . loto 601.3/4 . 1.-0. CÂ©14;10,4~ 1Â» . N- 23 -O- ~USHA~ ~Ill- ~ INI~ON eMOT~40 =' '). .. .M#Te N [-Rl Al TNE 'rE. A.........PAÂ·.CY ~4~11 . ,#.DUGâ€¢~ TO HT,)41 . -le .C... Ra 70 (Or~,&,4.â€¢gr OF ..'. --- 1 I J LILLI 12231 L L 1....1/.. >i-;4 ) 98.-cy ... :h- 3.~.~..12' OPTION P - NORTH ELEVATION .ALE 1/4. RESTORE nIMPOMS TOO~~61*7 EXISTING BRICK CHIMNEÂ¥/0/EMAIN-- AeovE ROOF r. 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Inc./ 110 BLEEKER 0.15.15 PÂ« I 9Â£d .DIA >131 319 0II LI.91.8 00 N3dSV a NOILdO EX/TiN'BRIK -CHIMNE'TO REMAIN AGCNEROOF -. w -E l.1... 4- ...........0- e , - =IL-211-2.22.-11~7 ~~2:UlgLJ~9 - #Hip.L'Fetge_ _-__ _IF--T:---- MATGH,+3~ORIG - 195995 RE.ti ~ -7- -T- -'7. I V--IL'.0. FEATURE 70 r~ Tâ‚¬A.615 -_---- --- -f,(112'.J-mr-,4- Me P STEEL~6LISS ... H. NORAiL - mi3f-=. -.â€ž1:â€žâ€žâ€žâ€ž, Bl~GRREPLACE ., 0/1/1.I' POIGH C --6/3.....0 . MATCHHISTORIG O ir..1- E L Fl~EPLAGE VENT - -O~ 1 4' DE........ACE )/./.- UPPER LEVEL TO PLV.0 PDLYEUEETâ€¢Â·AN[FOAM AEÂ© 7/ ekÂ¥ 0..PRI Nâ‚¬52 - ---- - - - - - - - - T-1 2Â·-3 A F=i T_Ir 7 Il 19 INSVLATION LEAVE .' MIN .Il ')~Â· Â·iIi'â€¢ . . Fle>q-0-~ - L===- ''T. RE.....RE'LACE 5F,OL IN DOT70~ OF KAFTER-BAc*,MA,V FAOOP.INSLe |Inip"F-|-;- OR[/INALP'O~GH A-,â€ž- /*40-72/~b~*1- / HORIZONTAL "L"'LI F 5 A.-~j~I 1 '~2,-,-~Lef~5T0MAT0H C 141:TOR I 4"...6 alr~T),ENEATEA'/2-(3-0. 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EAVE DETAIL V ~Â·:,Â·2~.--//:P 5OLE. 11/='. 1.~ICI'*~~~12~~2~~~~Â£%EM/~r ~ ~35%9~*E*%%*%%~--~ a..Pâ‚¬ ':bATE _ Â·~ 21 - 1 1' 0- -------'Â«"Un -I- -1 1 J METALLIGTILE -- 1JI-n HE~=TILEJ_ ~121Â«Â»;,*--14-I~i*---9 STEEL 4OLASS HANDRAIL - 0*SFIRUFLACE~ ___ 11~r==--+~L=Jb -'# 2 212Â·F~VL~22nt=R.-''.4-Mm=-=L=-C'' Â·r*=I'r=- VENT r---r - -'!=c==,_i. _ . ...71.-9-============r-9{iNiF~;g.44-1-41.4.4 T r. ,r,I-r,- |I 0_7Â·24'<.9 6/13/21â‚¬RIj ___ log'-0. ~~-Dn~~ ... ./.MICOESIGN 7-4. DATE ISSUE HORIZONTâ€¢=45!PING-- W F IC=EFIVGI7rVrix;9*XÂ¥99~1~IÂ¥I~IÂ¥IÂ¥I~*944=E=_=222222222:~422222==_,_ 1 -1-1.1-11 11 i _ LJ~ I...'! 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PLVOUPPERHO~TH 08 - CORNER MALL PETAIL SCALE: 1:10.61 CCEZII CEDI=803 *=*==== ~â€¢,O /,AL -LUE] -1-T-2- '91 - - L__12,1~ , J To...2 95':E /;<23% OPTION A --NORTH ELEVATION f k,6/%694: 32 1 Â¥-r'/0 -46 7 I.*INDD~6 , TDORIOIN~.7 hÂ¢ U -â€ž Ex~TINIE~~10/ li X CHIHNEY TO REH,kIN ABOVEROOF * tz 8 01 LU ------------- -- 1.1.1 0- .....RIEFLIGE -M.LA>*,-Mon=Mum-*IN IRIGNAL 50,NGLeS ~******~*~**7;,iri.~ie=1:======~ TO. FL~TE An?~BLEENCTO~ - MATCHHISTO.10 I --HORIZONTAL 4' 5 DINO R.F.1/ OR REPLACE m.7..Tli , i WL ORIGINAL PORGH -/ HET~LLIC TLE GAeLEENDTO- - .Â·'. 1 i..IÂ·BiÂ¥11:.1:.iiiÂ·<.Â·. - --_- _ - ... _-_ - - MATCH HISTORIC 1 - . 1/3/. b 6 r"rnITTFTTT-~~~ - =/12 #TICD.IN DATE 13Sl)E 01â‚¬JN-0-yE,i - - --- 2 1-~*1 -:23-2.Â·-i-7 -Â· Â· 21!! ' Ilili' ~NINDOI"I FEATuRE TO F .. lilli,1 - T.C. Pcf # UPPEK NORTH REBU LD BAY MATCHHI&ToRIC 9 -r 11'Â·fidâ€¢_PF'Â£'51-13'YFP -0 REFAiRQ~REFLADE , $ZC-~ 11 -h=-bE.- Â· ~53~i - 111 1 IRIGIN......H b j COLUMNS TO â€¢4ATCH -- METALLIG TILE HISTORIC ' -4411-- LU,43...7 .....EFEN.... 1 7Â»--111- 91,â€ž,1 .1 1-r Scale AS NOTED POSTTO#I.V. 'i JL'i-Itl-lriT~ITif-Tfl-6-4944Â£.-~ ; , ~_-4 PERICTURE -Mil ][lilkiJ' "1|'L |' 1 " 1[-0 1,-~i, -L 1 - -.-~ ~ lili Â· 11'1'1'1~ 1 . lili91 '111 1,11L1_ 111'111~k Â·'- '- r â„¢Â£ A....4// 00. IT ....6 ONE INCI , t*â€¢rt~Â¥ n,&r,~,â„¢G 1~liNA~â€¢ -F.2. &1Â·.'ll ....... 4-0 *=A'LABELEDSC.UE. OPTION A - EAST ELEVATION SCALE 1/4 - 1 0 PCA Pk.led 0/ 7,14 I8 BIM Server: ReGSrv - BIM Server 1 8/Kim Raymond Architects,Inc./110 BLEEKER 6.15.15 194//VPuouukeHUU NOI1dO 2~1'-3" 8Ed 33318 OII Am . Ex ISTING IRICA CHIHNEÂ¥ TO REHAI. ABOVEROOF REPAR IR REPLACE aJO PLATE @ 00/#5 - .Re,NAL..... r 2-1'.10-1,9 ATGABLE CHO TO I ./.6/ H.TORIG 11 INN .Cal"llÂ¥ 1 TO PLATEE ,j#fli - ./.0/ FEATURE T. ..2 MATCH 113TORIC 2-ELIEILLLE 7 ' R_T 1 REFAIR OR REPLACE O - CRIeiNAL PO<H ' GABLE END TO E 1*TCH HISTORIC %FIPEFLACE ~ - -1 . VENT '1~' I '', 3-~~ -~ 1192- ~P / - -- --- -- - n o./. UPPI LEVEL TO Pg . ~ La FLÂ¥ , UPPER NORTH -- -4 CÂ»y---------- -1 1- TInti -la REFA:~ OR REPLACE *iDLNALP-CH 1 4 1+ORZON~~ ~-PT=i:FEEr=Ell- 1-11 7.1~ ...0/1/ . , COLUMNS T. MATCH 4/0/6 1 1 1 1 111~ J J ff U --lili SPECI.,C.110 $ A.E ~. DMrf,1.I 1 111 #910*Ln |- .Â·0 51â€¢â€¢LL â€¢~m~R M, U*rl 17,AL~CT+14 * â€¢J[, I lign -Am m#mâ€¢* PO.YED'ETHANE MONÂ¢ 5'A'/A :f. 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EkeriNG BRICK I CHIMME' TO R.IN - Aelie ROOF # aft- 'I REPAIRORREPLACE tâ€¢JOFLATE,Rglife----- '.-Lifi~=L ./.INALIHINILES . v 117.-iD--Â·./2 -W ir ' MATGH HI.TOR!/ 1, 1~- ..: r. -0 PLATE ,-1 .1.1 * KES!,1.-DBAY - - L.- A 11 ...---IlipaiFEATgETO - / MIT<>B HETOR' C -PH 'IntÂ«.1~ i~. -- 2,L,-1~ 0 5.DEL,GLAS'- HAN'IRAIL , REPAIROIREP.MIE E Â· 1 OEEP.PRAÂ¥~HPLACE ''+9,~~\ 1, ---mftmSC~BEE~ 0 29 i| O/INALPIROH POLYmU~ETW~~FO*M 5';Â·0214> _ I LGAe.RENOTO ->% 145LLAT50â€¢ LEA'/E .... '111111.4 r 1 HATDâ€¢HISTORS B,Â·ACE IN SOrTOM OF ~~FTEK-7;~;~;TW*ic F.......SLE 11=1 - - 1 1-1 E , VENT I 11 1 < !2'TER L/ELL/fl:/0 t.-IRIA.CME-~503/ I 9/1444 4 REPAIR OR REPLACE 4 - a,TUTâ€žCNEAT/â€¢VES.-e'll,2 'i'~'i,FR"L'*4'*7' ' I 0.'e~:':3.00'r'.3...:: f '9'~3~~** p-GUTTER U ,//.0 L-hOO.D,Ct;.. 1 HORIZONTAL 2 DRbINAL PORCH . 1 4' 312;Ne HISTOR. Con?Â£1'kvt=Un?,AVC - | -COLUMNSTOMATCH SE,1,â€¢1 0,1/ A~ 711' ~OrilÂ¥ 'll> coâ€¢â€žEls.â€¢1 0 - a.Â»vol~ .~[*EÂ¢1. re â‚¬CSTORE '406:| ,+ISTORIGAw - 77#===7=* 9,~1 fâ‚¬ BMÂ»f~ TO - ~T-14-101; . IE MC7~LnA.le FENCE - - A 1 111 Tâ€¢rric.,LE,~TE~OK ..<DELAS.0.-e , 11711. Ile14*::'FNE~?FFFT'7'T'- i hALLAMEMBC,Â· 41 1 0 14 loopÂ«0 9 ' OPTION B - SOUTH ELEVATION N r.<l,#914. l.4 EAVE DETAIL 50/LE l/4' Â· 1-0 ./ ?<Â» r , SCALE li/2. 1-0 U U 13*IF~*,immi!-5412#811 ~ g - 00 *8 -1 Z - RE*53*5;3*GE=*Â»5*21*~~~ 00 LU LU a. r._TE.FLAIL-------m---- - 1 19%2* 4/010'memm#M"m#MN W HJR,ZQNTAL 4'31PIN6 STEEL 2 6.'53 1% HET~LUOTU STEEL~6~ASS - HAND~AL | -0-El- H~hp~AIL - 3**Â»i~~~~ . u#PE~O~TH _21 12 SCHEk- DFOON Â·an r DAIE ISSUE u - 61 ~.IB 74;.021 -LJ~i~u ~ 1 1 To 9.*306*RAGE __...-Scale ASNOTED 9-11- I t,b-d)ELE!!23:MIl I ' 111-rtil[-lii-Ii illit in, i, iiI Ilfliii;I i, 1 I,I IliHdhl _-' _. I ' 11 - Lilf!.LL, OPTION 3 - FNEST ELEVATION =,m:,= Ir .. ... 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WWOA'i 4 - ~~942 11 19 REWORE ' c Ft-1-1 Alt DESIGNS IC.OS ANR/10â‚¬444~' ir,0 /* BITAMENE AT E"CS,3 43.4 ely,1,1111'1111,11 W~ - -' -'~ _ dz~ Wt, ~ALâ€ž'.'/30- pe-T PAPER )r'92'.';'I~'~'>:21:~~46>'2, 14.1 141:TORIGAL-1 DICATED 8Â¥GEDA.wl h ,rn ON~ESTOPROOFovE~3/4'GPX .l,;AE+P:,~IX,)%~6~.. 16 GuTTER FENCE \\\ UPI li - 1 11 - Al,ININ, r-mill|'Milll 1111111111111111111 1: i, ,; ; '-Â»4'-u 1 -1 12[ 11 -- -1'14''Al.4 ,_ LI- '1*6Â£ irill~=22%# IL? 'I') il'I{k.,LE.ya, L.ep!:.9 &"04==C - - 5/8'6..... ..011 4 dill lili lil'111111 "11 1111'I"i'[9'11 - 1 Ell 4.,I-'l l 't' " 11!TI!?11'T'-~f 1'1Â£7IJF,1 F,Fr~b 1 !00-0 :ELAaeGARES 11 1 1 111111 111 1 1 Ilt,1 r 1 -Â» 1 98.0 - OPTION O - SOUTH ELEVATION ; 4 3. 1 SCALE. 1/4 Â· 1-0. 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OPTION C - nEST ELEVATION SOLE: 1/4 Â· PC.C Fk I,J O" BIM Server: Reoerv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 111.A. 3 NOildO 14 -'V uou,heHUJ Efd #3 -- .ac --- - ~ ~i.-=i~::imi,jittl=i:~P-66===6-=-=-t,Mall./...i~litt---ilia---i::::a=:i:f:::4-----7*0-3 1 1....D .1.0.=====,- .mil/- - P ' J ~IME,mUI==M - 1~n=Ilil-= 11 mal----~-0- :I'lul'~Ill'llill'll=--5 11=i'.=.=======..===.= 81 111 Illillill~lilillillilll- -I mill .- -- I * !-E . I 1.=: . mil. ~---0~ 7..b ~11.11~ imal- ---------- Atv=-=Ill.'Il====PA 171~::===::==1- I'llimill SWIE@*Si;- mlm~ .1.11~.Ilill'll ......mi/'lliligiligilililill#~~~ ,-==ae9,6- 6 . .. :Ig.,Ii -- ....1 = EXIBTINGBRI' IMMNEÂ¥/OREMAIN ABOVEROOF - -9/+Ay... ....ALIHINGLE. REPAR OK REPLACE I rh ./Em'pâ‚¬e<_____ ATeASLE END To HATCH HISTORIC := - - ..UILD"Ar U . -15 2 râ€¢INC>OF4 FEATUKE TO 57Â£81.46LASS - MATCH NisTORil ~ANDRAIL ,.: REPAIR......5 Ggle,H,1.PO~H C r 6,â€¢-E .P TO - 1 r MATGH HISTORIC Q 'ENT 133 ------i~~~~~ ... '- I. 6,â€¢~5 FIREMLACE E 9. DEE" Sp~*/9-GE ,%'A\4 | UPTE'LE' EL TO FLY p,J=*gNEFOA' W'A, i. Len<,YER-2052----- 10.0. ' REPAIR ORREPLAIE hOODDINeLE Â£/IONTAI. ;' 4'SIC>IN' 1, Ft lil/- GOLUMN. TO MATO. HISTORIC #LLEÂ¥Â§ 4,4.Lip'IR .4 - + - - - - - F' 3-50 0/REST...00â€¢.ovE'Bil'/DI . Im,918%*,1 - OR]GINALFO~GH -11 E'OR-Â£--111 RESTORE PLY.DODDVEEKAPTE~. 4<~ I HiSTOKICAL) 1---r. :1.*1 111 10]N '5..67, -4.9@#1%'.1.111. FINGE \~ 5Â°E.rtc~,ICÂ»iS Al â„¢1 ~9rfl~1 -P â„¢CIGATGD 0/ .I#[n ugâ€¢.11;OB .â€¢â€¢D 9/0'/IP.RD '2 72= ANI--1' libwjllij*4*KE#*-Â·~~}-*--1 4'lulo:lb'el.1 LEyELLO_,kv* ,â€žaÂ£6=EE WING 100-0 lili Ill lit= IN@'4ttlt'1.- Me T,~L~LASHING Â¥05LAaÂ¢eAQAGE ill, i li it .H'li -- ii.- , ,[IMjlt[tti Tlt-f91lme- li,;Ii,iT J -i,IÂ·,T,T -~:%I - I4 41~113':E J Aa=MMEC7 PA][* 70 Â©D- ryÂ¢p,~.M OF ~01,K Sm. a~Cl*/ TD liE irâ„¢--c,4 0, W qo'-0 OPTION P - SOUTH ELEVATION '01 - . NPOAL EXÂ¥[RO~ MALL*5SEMBLY : S#..4 . ./ I \.--f.,...: 1 11 EAVE DETAIL %Â«.3/ ~.020 AR. A N==0 SIALE: ~ i/:~. 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PC D *LA./.6-V~2')4,~.Ag *AMA:.. a - P~illed Da 7114 15 BIM Server: RSOSrv - BIM Server 1 0/Kim Raymond Archltects, Inc./110 BLEEKER 6.15.15 tt,d U.91.8 00 N3dSV 3333318 OII NOI1dO GENERAL NOTES 1 THESE DRAWINGS AND ANY ACCOMPANYING SPECIFIC...._SAS 9 THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS TO THE ARCHITECT INSTRUMENTS OF SERVICE ARE THE SOLE PROPERTY OF THE ARCHITECT FOR WINDOWS DOORS CASEWORK METAL DETAILING STAIRS REGARDLESS OF WHETHER THE PROJECT FOR WHICH THEY WERE FIREPLACE, AND ANY OTHER WORK NOTED IN THE DOCUMENTS U *251110 Bleeker Street ' Brick Vic" PRODUCED IS CONSTRUCTED OR NOT THESE DOCUMENTS ARE NOT TO FABRICATION SHALL NOT PROCEED ON ANY OF THESE ITEMS UNTIL THE BE REUSED OR REPRODUCED IN ANY FORM OUTSIDE OF THE PROJECT CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FROM THE C CONTRACT WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT ARCHITECT ALL WORK SHALL CONFORM TO THE APPROVED SHOP DRAWINGS <23 2 THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE THAT . C.. 4 1(4 CONSTRUCTION CONFORMS TO ALL FEDERAL. STATE, LOCAL AND 10 THE DESIGN ADEQUACY AND SAFETY OF ERECTION BRACING RELATED CODES AND PRACTICES SKILLED AND QUALIFIED WORKMEN IN TEMPORARY SUPPORTS SHORING ETC SHALL BE THE SOLE /j'Â· 1 ' Aylt/ ...ril THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED I. I 'l. STANDARD OF CRAFTSMANSHIP BY THE ARCHITECT OR ENGINEER THE CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE THROUGHOUT THE DURATION OF 3 THE ARCHITECT MEL PROVIDE DETAILS AND/OR DIRECTION FOR CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL STATE. AND a DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR LOCAL OSHA REGULATIONS THE CONTRACTOR SHALL BE (101 ALTERED BY EXISTING CONDITIONS RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES . 9.: :#,244 - :96Â« yek\ UNTIL THE PROJECT IS COMPLETED | ~ 4 THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS le,Â¥~'~97,Â£,b '~ DEPICTED IN THESE DOCUMENTS AND SHALL NOTIFY THE ARCHITECT OF 11 THE CONTRACTOR SHALL BE RESPONSIBLE FOR REQUESTING .99444.- -12.4*jee _1% 5*1,3 r ANY DISCREPANCIES OMISSIONS AND/OR CONFLICTS PRIOR TO BUILDING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL -f DRXW~NEGD~SGH~ CH~D~IST~~URTARLD~NGS BUILDING / RESIDENTIAL CODE AND LOCAL ORDINANCES -1 / ' 7---33~~4~ ,A. 22.2-â‚¬0 >KE.R. 9/-rill//37*UdeFild NOTIFY THE ARCHITECT AND ENGINEER OF ANY DISCREPANCIES PRIOR TO 12 THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH PROCEEDING WITH THE WORK WALLS. FLOORS. AND CEILINGS WITH THE ARCHITECTURAL STRUCTURAL &-1.==--CEâ‚¬f~~,A .44016 3ibal - MECHANICAL PLUMBING ELECTRICAL AND LIGHTING DRAWINGS REFER 5 DO NOT SCALE DRAWINGS THE DIMENSIONS SHALL TAKE TO THE STRUCTURAL ENGINEER FOR ALLOWABLE OPENING SIZES / PRECEDENCE OVER SCALED DRAWINGS REQUIREMENTS IN STRUCTURAL MEMBERS 6 THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL 13 THE CONTRACTOR WILL BE ACCOUNTABLE FOR THE STONE MASON S , -,3,9.k<JecT c 1*3~~~~~ . rt~34-32Â«= I ~maâ‚¬Â·. *MAMW TRADES UNDER THEIR AUTHORITY WITH DRAWINGS AND/OR TAKE-OFFS AND WILL ASSUME THE RESPONSIBILITY OF COORDINATING SPECIFICATIONS ANY ITEMS THAT REQUIRE CLARIFICATION DURING THE BIDDING immn . 02% ELE. 1.B -3 7//7$ r..U 0 PROCESS 7 THE OWNER AND/OR ARCHITECT SHALLAPPROVE ANY -EQUAL -1-- =El 1 1 ... , -E MATERIALS. EQUIPMENT FIXTURES. ETC PRESENTED BY THE 14 THE ARCHITECT WILL VERIFY IN FIELD ALL LIGHTING FIXTURES. - = CONTRACTOR THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND/OR SWITCHES. MECHANICAL GRILLES, REGISTERS AND THERMOSTAT - 13 .1. " OWNER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT LOCATIONS PRIOR TO INSTALLATION THE CONTRACTOR SHALL ROUGH-IN -6 - Len"-, $ - 1- C b PROCEED WITH INSTALLATION UNTIL THE ARCHITECT AND/OR OWNER LIGHTING FIXTURES AND ILLUSTRATE SWITCH REGISTER AND GRILLE ISSUES AN APPROVAL ALL WORK MUST CONFORM TO THE APPROVED LOCATIONS PRIOR TO THE ARCHITECT WALK THROUGH .. . : 4 Â· SAMPLE THE CONTRACTOR SHALL FORWARD ALL REQUIRED SUBMITTALS - tif illf |# 1 4 - - -9 4|~- ' ~ ~| ~~ flo Clz AND VERIFICATIONS TO THE ARCHITECT WITH ADEQUATE TIME FOR 15 ALL EXTERIOR PENETRATIONS SUCH AS GRILLES BOILER FLAPS ETC - - -~ ~ -~ 1 :~ 1 6 REVIEW AS NOT TO DELAY THE WORK IN PROGRESS TO BE COPPER OR ENCLOSED BY COPPER FITTINGS 8 IF REQUIRED THE CONTRACTOR SHALL PROVIDE THE BUILDING . -'Â·. :15* 2 f DEPARTMENT WITH A CONSTRUCTION MANAGEMENT PLAN PRIOR TO 1 1 OBTAINING A BUILDING PERMIT ALL DESIGN& UEAS ARRANGBIENTS AND PLANS INDICAUD BY '45. DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPrm'HT OF K. RAY'.% ,RCHITECTS INC AND SHALL,â‚¬rhâ‚¬R. USED=ANY OT,ER WOFâ€ž NOR BE USED BY ANY OTHER PaSON FOR ANY U. WRITTEN DNENS,0- 8,01-L TAKE PRECEDENCE Iva SCAIED ..ENSIONSAN[) S~LL BE VERIFIED SHAU BE BROUGHT TO THE ATTENTION OF nâ‚¬ MATERIAL LEGEND SYMBOLLEGEND APPLICABLE CODES PROJECT DATA PROJECT TEAM SHEET INDEX ALLCODES REFERENCED ARE TO BE USED AS AMENDED OWNER: ARCHITECTURAL DRAWINGS /9-84 FIN~SH WOOD BY THE STATE OF COLORADO AND LOCAL JURISDICTION A 10 TITLE SHEET /GENERALINFO PARCEL ID NUMBER 273512437006 - /f:f~~ +-6+-4-4 PLIWOOD - - -- -- GRIDLINE ZONING. R-6 #### All SURVEY \52*7441/ A 12 SITE PLAN - 2009 INTERNATIONAL RESIDENTIAL CODE SITE AREA 6.121 SQ. FT. ARCHITECT: L A 13 FAR CALCULATION-PROPOSED FLOOR PLANS 1~ M'08-3400,7-1 4 wool sâ„¢' 22 BREAK LINE - 2006 INTERNATIONAL BUILDING CODE BLDG USE RESIDENTIAL KIM RAYMOND ARCHITECTS INC A 14 FAR CALCULATION-PROPOSED ELEVATIONS U ,\ initi'. /.. .1, - 2009 INTERNATIONAL ENERGY CONSERVATION CODE OCC GROUP: #### 0133 Prospector Rd Unit 4102X A 2.0 EXISTING FLOOR PLANS r'-AN r / /42 1 1 PLYWOOD - --- - MATCH LINE CONST TYPE. #### ASPEN, CO 81611 A 21 EXISTING: ELEVATIONS A22 EXISTING. ELEVATIONS El L._3 CLIMATE ZONE #### OFFICE PHONE 970.925.2252 A 2.3 DEMO CALCULATIONS Nt=23/ BLOCKING - PITKIN COUNTY LAND USE CODE OFFICE FAX. #### A 31 BASEMENT LEVEL FLOOR PLAN REVISION - PITKIN COUNTY BUILDING AND CONSTRUCTION CODE FIRE SPRINKLERS #### CONTACT KIM RAYMOND / kim@krai.us A 3.2 MAIN LEVEL FLOOR PLAN - GLULAM - PITKIN COUNTY PROPERTY RESOLUTIONS A33 UPPER LEVEL FLOOR PLAN GENERAL CONTRACTOR: -573=. LEGAL DESC'N CITY AND TOWNSITE OF ASPEN BLOCK A 3.4 ROOF PLAN STREETCONDOS A 5.1 BUILDING SECTION ELEVATION MARKER 65 LOT LAND LOT M PLUS 121 SQ FT PER #It#It A41 SOUTH AND WEST ELEVATIONS STEEL , LOT LINE ADJ WITH 114 EAST BLEEKER A 4.2 NORTH AND EAST ELEVATIONS A 6.1 DETAILS r--ri SECTION MARKER A 6,2 DETAILS L STRUCTURAL ENGINEER: A 6,3 DETAILS LILI #### A 7.1 INTERIOR ELEVATIONS BATH 4 & BATH 5 STEELSTUD /7->0 ..â€¢â€¢ I.'I- a~Ellâ€¢u-El DETAIL CUT A 7,2 INTERIOR ELEVATIONS: MEDIA ROOM &LAUNDRY A73 INTERIOR ELEVATIONS FAMILY ROOM & POWDER STONE A 7,4 INTERIOR ELEVATIONS KITCHEN A75 INTERIOR ELEVATIONS: MASTER BATH 1 |Al 2 I ' FRAMED WALL A76 INTERIOR ELEVATIONS MASTER BATH 2 Â«40 DETAIL LIGHTING DESIGNER: A77 INTERIOR ELEVATIONS BATH 3 UAAMAAAAA BATT INSULADON ' c. A78 INTERIOR ELEVATIONS. MASTER TV #### I LOCATION SPOT ELEVATION A81 WALL SECTIONS Hy YY YY YFY ./.Ew- A 101 30 PERSPECTIVES (100) DOOR MARK ~ SAND A 10.2 3D PERSPECTIVES A 10,3 30 PERSPECTIVES /1 SPRAY FOAM INSULATION A 11.1 DORMER COMPARISON WINDOW MARK 4%44 GRAVE ROOM NAME LANDSCAPE ROOM NAME AND NUMBER LA 1 0 LANDSCAPE + EXTERIOR LIGHTING PLAN â€¢ MI RIGIDINSULATION bey>eÂ»d COMPACTED soli 04 STRUCTURAL ./.4 1,01 INTERIOR ELEVATION MARKER S 11 #### ELECTRICAL E 1,1 #### DATE ISSUE ABBREVIATIONS VICINITY MAP FAR (FLOOR AREA RATIO) 06 20 12 SCHEMATIC DESIGN LIGHTING LP-A #### LIVABLE - . Comt... . E..ok-. Fu ILD-, â€¢1 I.# â€¢al- ... -.-I. â€¢ ./. .0 11'9 ~ â€ž.â‚¬.EXT co ..02 .- ~D.K~ 'L,C~~ar 41 .*11." â€¢11 Noâ€¢OE,8 . u-i.m, . -0,â€¢k LOWER LEVEL 60 sf AF, . C.-. . 0-r 1 - â€¢Ci ..... O 1[Â»c<*41,~TK IDC I,Xâ€žaoÂ¥,â€¢~CÂ» T- ; MAIN LEVEL 1686 sf Al Q *m- C. C..1 . GIC- 4 ./. 11(Â» ./1.- * .'OCO-~rlÂ» R. #.[-D . M 1315 sf -CC],>r~,â€ž~ 01~1 - . D~~â€¢- Al~ - . I<.. U ./. md' -IC,- :.... UPPER LEVEL Â·4 0 ' .-ZEâ€ž . O. . - . - '05 .0,0- * SUBTOTAL . /~ Â·st f 3061 sf. et*â€¢uanâ€¢0*~rt* a CE,e. . lilli ... . ..1 - . - ~00 -0'./. - CO 201- LiC- ... UCâ„¢GIL' *b -- . 000 - 0 C '-I' .0 '-C-D To. ./4 74#* 449, *EÂ»l ./â€¢I#. - Â·~ MAIN LEVEL 133 sf , GARAGE *11 ~COA~ - . 11....Up- * .Â»61"Â· c.or- 1.8"1.. Ic LIC< 1 0. 0.â€ž - . - .0-0.- k 1 - .....luu.U =- c*ul=~fÂ» -- 4 'm.,1,4 . . /4.â€ž f r.â€ž.-4..... 1 TOTAL 3194 sf a, 01 - . U..*.#... ... L. .=.' - I=*. . = -- , - a - m - 01, ..,1-*~.. -- . 'E-.. - ~1** ~li~o#. .-amu,1 41= 4...1 - E.- . -- ..... . I.- .Â¢ 10Â®Â¢~E .ELEmOE 32. = CO. . â€ž- . .1- ..B - .... ....... -- : Scale. AS NOTED - Cl.-/COIER . /0.g...,1-P . I. -- 10. I.m./. .-' 4,1. 2 L â€¢c -c- I.- I *ur - I -- W ...' G- -1/~-D 6* .~4- . ~foe~- . .Al=.EL .-9 -,h. d a #- M E-0 4 0 - 0- W W.L-. IC ~Â¢1011~ "'-.-c I. #.I --* f Â·REFER TO ARCHITECTURAL DOCUMENTS Al 3 AND Al 4 LU CO-*â„¢. .... EW- . 6.-, .0, .00â‚¬ .aew -Â» ; ./.-.n .'Agr 4 ....,- FOR THE FAR GRAPHIC ILLUSTRATION 1, TIE ABOVE DIMENSION DOES ~ .e. +A ...E--I BEEN ENLARGED OR REDUCED NOT MEASURE ONE INCH i'Â· -- = m.-9 . 1.... . - . '.1/loxâ€¢ ./.W . ./U --al,To -C Kouc- * C., C./.0. . â€¢â€¢ca le' - - ..0 - . .. . lie _~ mT-/ C~Â» ~'u'l ~co /00~om,oul a 41~â€ž1~ â€¢, ~.L,lf 'Â» .- .r, .... â€¢a- -c~ 0- . .1.. â‚¬0. ... -aâ€¢Â·.1.0 u W. . ,.. -- AFFECTINGAiLLABELEDSCALE5 . 4 -u--e â€¢. ....d - - -.- - - 4,11./1 %.... ~-~Â»U~,8 KO,f - ; , 4 4 2 8 -- A 1.0 Â¢ k ./.0- 01 0--1.Mt. a -- Â»..â€ž - - .Ly. P.=D ./ ..Ce- -(-0->,lu '1.-11.-â€ž- 1.LO'..1 - , =c=.DI-r, I -. â€¢* -*--aeâ„¢,-, - -- ... -- - . .*-. 63 . EXACTLY THIS DRAWING WILL HAvE U- . -- .... - ICT.,1. - - Â« - ,~.1 ./,Â¢â€¢ir ..E'..1 MI.J.:.4. E , 1./ill ./ .00 - . - .C ..... .01 -C'.1,Â£, ..4 0.2.-01, In. .....0. - .... 8 --. IN.-C-t.i-~Â¥ 4 4 - lecâ„¢ - - N :C ....%. Â£ 'll, . 0Â»1...#W 1/ I - . W.m.*- S. .0...1 . -...x, .......'*- .=m *I#*17 - I - .a,. C~. 1 . e Pk~tled On 71415 FI Â£ .-0 - C./,/ .. .... 0 - I. - .'-uÂ¢*1 . PE ./. .. 5 - 0, ....) M-.'Ill - - - - - . -I . t'..... CAP C-/I.C./. - -DA~.... - ~ocx- .1 ..1. m -O, â‚¬ .. c~Em.e.k'.1 . 0. . W -... n .-I S, 'nIEâ„¢C~ f BIM Ser-verâ„¢*Cer* - MIMI Server 1 8/Kim Raymond *cFitects, Inc./ 11 O'61.EEKEK 6.15.15 - 3 â€žDIA >DIBEIâ€ž 15 kl333319 OII LI~91.8 00 NBdSV O:INI -IVBEIN39/1 -=:PA:$'C %:Al & â€¢48:i@/1/12/*git:,igi 33% 9 C E 'Al.1, 0 A fi--A - 1 m: p 32 ,1 -r Er 1 t 1 1 ****39*3*93Â»lk""1. J'.",15&,8#*4#3#*:*edive****94,08%**$$$8A*, - 1-c~- -8 0 - 1 Â»TOT[k |I| 1 ' M E ' i 3 44 uyVQ H L T | |H1 & DES- -AS --h- -C .* i : *19 81 01 Z 1 1 0 1 5 --1 4 0 'l l Illoic.~ED N T~ESE DRAWINGS AND tPECIFICATIONS ARE â„¢E PROPERTÂ¥ AND i 0 - i 11- 111 3 900 'Oft eE ~ED).Y Al,~ 0â„¢a PeRSON FOR ANY usâ‚¬ -.SOEVER WITHOUT -InE' PERMISSION 0 - L q Z.A.â‚¬ 2 24-- murnEN 0-ENSKÂ»S S-u fAKE PRECEDENCE 'VERSO~LED'leSIONSANISM.L.EVER~ED Al T- snE ANÂ¥ 0-ENS,0-' DIS)EPANCI 2 & O 1 â‚¬ 5 1 SHAU BE -OUG,T TO -E AT-TENTION C, DE 1 to || / r- ARCHITECT PRIOR TOCOMME,KJE~ENT OF Va?K 1 Lu i b 11- 1|1 1( ' I 01,1 06 1 :1 /g=833%44. i i e, i o ,_ o i 00 1\\\>44 1 t 1 . 42â€ž Sfh d <A/ 12 11 i &Â°0 rr 4-3400 ) 1 1 . 4 Uk j li m no - VA 4 - 'by'l 1 . I r--Â·. 0 \4760 Aqof / 1 4 I 1 2 10 -4 u 4 1 X 0 0 A.9/1 9-.2'I 0 2) 0Â£ 0 -1 1- 5- 0 -â‚¬ z I 4-L--14 '-1-4 a - _ss_p_ iÂ©*PI-~- * 11 1 1 1 1 . Â£1_1 i 433<itiÂ·<41>1-~Â©R#KNWK<~*AR~*M#Â»fa ttlpÂ·Tk~~...W.AS 9 1-- r-3 -[ 8 pe,~ \ 1 ai i 81 i 1 W V mi , -IN ' : f. - Li#Il 1-C /' G 1 y a Â· ~f 1--3 L Zf ' / 7 1 /1 1 1- E.He --1 U 1 I It 8 --1 M Â·/1 0 , 1 1 1 -1 1 1 1 I 1 -ST 7. 1 0 1 TAI ~ - p 011.1 m DATE ISSUE 06/20 12 SCHEMATIC DESIGN SS ' 1 28 1 I liT + M 1/ -- 113Â»1 w MOGNIM [1 1 1 0 ________ (i Scale AS NOTED G ------J a THE A.OVE 'IMENSION [)(* NOT MEASURE ONE INCH /1 '.ACTLY T.S DRAWING WILI HAVE .FF' EN'ARGED O. REDUCH ..FC.TING.L LARFLFISCAIFS NOTEÂ· ARCHITECTURAL 100'-O" = SITE 7 Sq l '-21' A 1.2 Plotled On . 14 BIM Server: RBOgrv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 1-9,9 #Fft- Bort, GRAVEL ALLEY LI.91.8 00 N3dSV 1 30Â¥1/3-W WO EV/32 I Ol EONE;/ 933211 3Nlid â€žDIA >DINEL 15 kl3>133-lEi OII 0360*) SE 01 PROPERTY LINE NV1d 31IS 0 0 0 30 0 00 SE) 0 00 1 0 0 - W -0 0 - -- --- --- -- 0 -c 1 - 112$11 4 - 2 13 - O 0 -- - 0 â€ž r--lin - 1 0 4 _I_ _ i-' 508 sq ft J 2 1 -- I 1 ~ U 2 1 - Irl Â»11- 46 = , 011 1 22 --LL.L. rl' 2->t~L..L- Â£ -d ' C. -*-LCE= 1 -U= . t - I Fl- 1- 7-91 718.5 sq ft _~ 882.25 sq ft f U n 0 6 O 4-4 03 M 2- 1==2' O 0 -- ----1+ I J =91 , '__ZE~' 0 0 - 1 --- I L__2 - --- 8 sqft i - l~ L 356.25 sqft 1 1,28 .R 1 1, - C 11.----------- 0 0 0 - 0 0 1.--- 6 6 ' 6 Lze: 1 ~n W k-17 1 E 0 0 -- 0 ' . [3 . G 432.25 sqft - L~- E 5 4-0 4 ~. 5 ~ 969.75 sV~~~~~ li - 10,41 AIL (*SIGNS Â©1:/ ARRANGEMENTS AND PLANb [ 3 INDICATED BÂ¥ THESE DRAWINGS AND 11 0-.9 SPECIFICATIONS ARE THE PROPERTÂ¥ AND COPYR,GHT Of KÂ», RAY= -COIrTECIS % A----1* .MATSOEVER WiTHOUT *ITTEN PERMISSION *RIT,EN, D~ENSIONS S,Â·,~li TAKE PRECEDENCE ....1 -- OVE' SCALED'.ENSIONS AND SH.L BE VEIWID AT â„¢E SITE ANY DNENSIONk OISCREPANCÂ¥ SMALL BE 8ROUGHT TO THE ATTENTION . M 4.Â·_1 /5,(94734 1- AK 7\+W.: *:RIÂ» 1' tÂ·f'2-3400,ji ij 11 00 ~70 sq ft ~ \Â°N<L/<Â°/ 0 0 --12+.11 It --El Â® 0 1 1 0 LOMER LEVEL FAR MAIN LEVEL FAR UPPER LEVEL FAR SCALE 1 /8 - 1 LO SCALE 1/8- - 1-0 SCALE 1 /8 - 1 -O - EXISTING FAR - PROPOSED FAR MAIN LEVEL FAR 1105+ 115 SF= 1220 SF - LOAER LEVEL FLOOR AREA- GROSS 1503 SF UPPER LEVEL FAR q 14 SF FLOOR AREA- NET 1508 X 6.596 101 EF eARAeE 45OSF -MAIN LEVEL FLOOR AREA 71 8.5 SF + q 70 SF= 1689 SF 450-250 - 230/2 =1159F EXISTING FAR TOTAL: 2244 SF -UPPER LEVEL FLOOR AREA 1515 SF MAIN LEVEL PATIOS-EXEMPT ON GRADE 104 + 352= 456 SF UPPER LEVEL DECKS: 112.5 +112+1 74.25= Sqq SF - TOTAL LOMER LEVEL MALLS LIVINe FAR TOTAL: 3105 SF (2)50'- 11"Xal'=q 175F GARAGE: 503 SF (2)34'-9" X q' = 626 SF DATE ISSUE 508 SF- 250 SF = 258-125 133 SF 06/20 12 SCHEMATIC DESIGN 15435F EXPOSED MALLS LIVING FAR= 3 105 SF 14'-5"X -1'= 1059F GARAGE FAR= 1 33 SF EXPOSED/TOTAL FNALLS (103 / 1543-6.696 TOTAL FAR= 3233 SF Scale AS NOTED Il 1/F ABOVE DIMFISION DIES NOT MEASURE ONE INCH (1 5240 ALLOKABLE FAR BASED ON 6000 SF LOT BEEN ENUARGED OR REDUCED EXACTLY THIS DRAING WILL HAVF AFFFCTiNGA~L IAREIFDS(AIES 15% ALLORABLE DECKS= 486 SF 3 740 FAR INCLUDES 500 SF HI'C BONUS A 1.3 Pkined O. ; 14 1/ â€žDIA >DINSâ€ž 15 k:13>13318 OII LI.91.8 00 N3dSV 0390dONd- NOllÂ¥ln01Â¥0 MV=I U C . i m m I. 9 la 1 U 0 Â· C A IM 24 , MIr----El-----IN~____1==Il 1==L==JIL=_JEC> Â¢0 -- 00 " - 111114 , Â· 1 H,-Hlit Li g ,- :---1/,1.-04.ge,gyv- JT-7rT .... . ALL DESIGN' eAS ARAANGEMEhTS AN[) PLANS 49 5 8Â®sqft 3.24 34 ecaft SPECIFICATIONS ARE THE PROPERTÂ¥ AND IcÂ»,Â¥A,G,r~ OF K,1 -â„¢01[) ARCHitECTS I *Ds.. /.HERBE USEDON g oTIER WOR, NOR nE USED eY ANY Oâ„¢82 P192SON FOR ANY U. I WHATSOEVER W'HOU, WRITTEN PERISSION Â¥,RrT),ENIONS SHAL L TAKE PRI CEOENCE )vg~ SCALEDO-ENSIONS AND SHALL BE VERIFIED . â„¢. S,rE AN' D~ENSIONâ€¢,L DISCREPANCV 40â€žTECTPRIORTocOMMENEEMENT. #I NORTH ELEVATION - FAR EAST ELEVATION - FAR ,ga~33\ SCALE 1 4 - 1 -O SCALE 1 /8" - 1 -O 4**T..L:295, ~' COC 3~~--- )01 C e-3-rolit 9 4027 I I / / m bal ~ l ril| | li 1 0 m~ ~r-r-ir~ -jl OIlB E I . 1 ---6~--,6-,1 . 1*11- 0 1 . 5 90.-:11111 11 Mmn-Ei *F*EL: Pt: ||| t' .,- ---._i~.~flljl~,HIâ€¢011*m#IRIll -A--4 no' 1 I I I .J= tÂ·gl~ SHImlill.A~~...mLUIEILL_~ . 46 4. E EXPOSED .ALL 44456-1 sqft ~| 324.346â‚¬ft 1,1 1 i 4 ts M ft i s DATE ISSUE 1 1 --1 06 20/12 SCHEMATIC DES!(GN 1 1 SOUTH ELEVATION - FAR S. ELEV. PARTIAL REST ELEVATION - FAR 50*E 1 /8 - 1 -0 SCALE 1/8 - 1-0 SCALE 1 /8 - 1 -O ELEVATION AREA FAR CALCULATIONS Scale AS NOTED TOTAL FNALL AREA: 1 6 -70 Ba FT ]+ 1,1, AMOV, iâ€ž~hs,ON 001 NOI 'FASURF ONE INCH (1- EXPOSED FVALL AREA (AINDOPN FNELLS) : -13 +40=11390 FT BPEN FNIARGFD OR RFDUCED ExACUY TIUS DRAW'ING WIll HAVE ...=All./'EDSCALES 113 662 FT/ 1 670 Da FT= 0.067 = 6.1 96 A 1.4 Plotted On 7,14/15 â€žDIA >DIBSâ€ž 15 H3>13318 0II LI.91.8 00 N3dSV SNOI1VA313 - NOI1Vln01Â¥0 hIV=I 49 0 281-1 3/8 3 /2 1~1/2". .4'-2 3/8 . 5-E 3/4" ,,5 1/2" ~16'-85/8' 11 1 /2~ ,I - " k) 6 --31 -7 1 11 1 . 1 r r D . -111â€¢ A 0 toi--1 0- W \ PICL- I )I / re, L LZE- Â« 1 i 06 i 4. 1 4 f. I ~21/ B l . k> r 4-4 5/2-. 511 /2~ ~ 11'-10 1/2 0 0 9 4 /16 m t,/ 'r 9 0, lilli i 42' 2 1 1 LL'_'_1_ T I. . 1 . . . g j "171 1 1111111111-1 Ut O MI L-2-1-'L:L'l-Â°Lit--1-7 9 1 0. 1- ' U - - 2 ~.31\ ti ic) If]-14- E- J . C 1.1 1.1. I 9 0 9 m 1 1\\1 I 7144 91 E[f] ~~ --~ 1 1 -- . 4'- 1 5/8- ,, - 70'I - - CD olm W - 019 Il> 1 â‚¬D ' 1 11 . 1 - 11 1/2:. ; 22'-1 11 1/2 - . . 43'-8 3/4 10 1/2.. . 10-0 . [ 2 9'- 4 ~ '1 ' Â·. L L 4 EL 4 0 M 110 BLEEKER ST "BRICK VIC" .=2=3 g~0C< ASPEN CO 81611 ~ m .0.-=&=223 gES=- 29 5 ~ 3%3%$ ATttj~ 23 EEitil AWII 58:351 W,\ .i g ' rp, -- .... \~Cuy #91$80:1,81:Â¢01 imRaymondArchitects,Inc BASEMENT LEVEL FLOOR PLAN logasdigiEf G L -G L -9 3333319 OLL /-Oul '91021!LIOJV pUOI.uilehd lu!31/9 L JaAJes Wlâ‚¬1 - A.Ig'Oghl :JaA.,193 Hle 1/2" ..3 1/2 1,2" 1-5" 5 1/2",., 10-4 5/8" 11 1/2~. ,. 8'-4 1/4" ~. GUEST MASTER 15'-1 3/4 5 1/2 ,.., 5'-1 23'-3 3/4 11 1 /2 'L- . 30Â¥,16 1MVhID "C/1 9-,GE ' ..9/â‚¬ L -,Or LAUNOR, 2 20'~ . 1'-0 5/8" 031ON SÂ¥ aleos 30VaG -IMVWO N9 IS 3O DllVIÂ·43HOS A,0â‚¬ 90 119 -) PROPERTY LINE /'~J ---------Jr-- 4. 3--------97-1 1 54-10 ~4 , 1 ' 23'-3 1/8' 6'-'5- , 9 211'-2 1 C b 0- 4 5'-11 1 /2" . 7- U 9 CD 1 d 2--1--40 - 41 ;4 1/r 1 2- //1 ftp: - -1< ~ 1 I. In U 8 mi | m &UESÂ¥ apelÂ· S M. . 1 - ...PoÂ»#0 I b L 1 1/2 1 4 1 1 n C 2 CAR I O GARAGE ~ w IE - 0 1 3- - '-4ITABLEA / 1 F 1(PUZZLM , =El- TO FLY ~ 1 45'-O" - DN | UP ,0 5'-2 5/8" . | - SiDE fl*5 -~ E FAMILY ROOM 1 ~ 1 0 - 1 Â·/6 1 SPECIFICATIONS ARE â„¢E #OPERYÂ¥ AND P 1 ..41 ALL DESIGNI ~EAS A~U~K;EMENTS AMI FUNS V \'Al 1\4\ 1 r WI.TEâ€ž 0.-ENS,0.6 9,~LL TA*E PRECEDENCE \ COPÂ¥401. OF K. RAÂ¥M)% AR)*CTS % AND) S-,Ll ~mER BE ~SEDON *r~ O1D'ER WO~ 9 WHATSOEVER WITHOUT WRITTEN PER'~SSION 1- 1 0./ SCUED./.SIONSAND SH~U BE VER*ED 1 BICYCLE AT â„¢E s/E AMÂ¥ D-Ele,0-' DISCREPANCY ; 24-8 1/4 1 1/2 , 13-4 1/8 5 1/2*,1, 2'-6- ,Â·-.5 1/2PATJRS -1/8- i~~ 1 b SHALL BE BAOUGHT TO THE ATTENTION OF /â‚¬ ARCHr,ECT -OR re COD,aâ‚¬NCE<. OF WORK ' I MATIO I T O. PLY f. i'-O 5/8- ' 9 â€žâ‚¬33\ 48'-6" w SLAS '01/ 811<22 STOâ‚¬AGE L, 1 /164%#r....+,A 1 (46,- 7 1, i=tal 1 (1 tr/---0--3&400'j,1 11 (0 ***wy*//y#*** T ,#/**2Â«/4-w#*** Â· ' *92 *97,4 4-,f 9 43 .1 KITCâ€¢4EN STOR'IE 53. PANTâ€¢v râ€¢ 6.~IZA ON 64*75 05 | ~2~52-0 ARre./' #.. f 9 â„¢AS. KITCHEN DINING 7% mi-1 - 1 I 3 v 2% 1 3 E 3:* i YARD 54 1 9 1 4 - 01 - 233 9 91 r I 4 1 0 -1062 1 -1 FRI ICE UC MINE 44 PAR 4/% A\-254 -e, 1 4% A,Act* 40 i -F.47 -m tg 0 1 4 2 1 A â‚¬17 1 1 0-__ RUNIMIAS * -1 LUE .#0-4 I f 0 ' m f 1 -.Im.-U + ~-IViING ROOM ~ ELOSET ~ 1 0 1 ///-1 0 2 i TO PLY - 7 - 9- 10 100'-O 1 1 \ DATE ISSUE li p L. 1 1 ENTRY # Z i 06/20'12 SCHEMATIC DESIGN d I 4 CLOSET 0 >EX P ~ Ill I,keÂ»el 4/ 1\\/ 1 01= . 7\- 1 1, 0. 4 ..ove U- \ 1. 1. 13 1 lili 1 i FFRONT FORCH i' 1 8 0 1 119 - / ~ I 1 RE ~ i Scale AS NOTED i | IF â„¢E ABOVE DIMENSION DOES f ' i NOT MEASURE ONE INCH I 0 ~ AFFECTINGALL LABELEDIC,AlES EXACTLY THIS D-WING WILL HAVE BEEN ENLARGED OR REDUCED i 1 1 + 10 1 /2".. I. 11'- 11 3/5. 101/2'2'tici-212'-01/8' ,- ~j 'i I A 3.2 . 571 1/8" 6 ; 0'- 1~ 3/8. . IC AALKFNA' 8 ME Ploned On 71415 , 1 n BIM Server: RSCSrv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 1Â£ --8 3/8. FIREPLAGE / MEDIA â€žDIA >DIBEIâ€ž 15 kl333318 0II 4 . LL9Le 00 N3dSV -6 '' '.C/l Ol .,/ L 01 -.9 NÂ¥ld MOO-I=I 13A31 NIVIN 4. â€¢MANERDR~~UMBER R. Â® '3~9-,> 0 Â® L.1-1 5@'-10 3/4 1 14'-9 3/4" 5 1/2 ., 1-1- 5 1/22"46& ' 6'-5 5 1/2-.. 5'-2 1/2 .,3 1/2" I 1 4'-9 5 1/4Â»- ' 1 .1 1 I -t- --3 DECK AINDO. ,Â»01 1 ---KE SEAT 94' 93 -'ll 1 -OVE.FLO- OLOSET 7-7 ~# CLOSET r.*327//i -R> --1 1, r - 1, |'| HIGH PULL PO/N HANGINe ABOVE|~~ 91 " W -mgs< Eli _LE~ ~ 11 - -1- .7-1â‚¬-,0,19- I J 7 '40 MINTE./ SI/&2 I --- 4 .al-_1- lu ,-3 W Z MOCEL '.20 --1 J m . // 11'-3 3/4 62 1-1 24 .K MASTER BEDROOM 11 b LiÂ» MASTER BATH 4 rT 0 PLIL. - -- ) :~2 STEAM ; f~ T log'-0 ~ 7 5~ ~ - SHOAER E -/ 1/21Â£, \ d'll <J~p Â® 1 /5Â· If Al . (334 *9 m 24'- 11 5/8 . _1 1 CANTILEVERED 49 1 DECK bo DECK Ob 1 ROO= BELCH 24'-1 5/8' , i . 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C CD U ~M-- - -TO-PJALEÂ£:29'iMER_ -___-__- '20-18 BENTMETAL FLALS'ING' .ALL - CORNERS C A_ - 2 0-PJALE OUTS.' 0 11 7-0 <- /!ETALLIC TILE E HORIZONTAL 1==~ Ir=~ -3 E- 1~ -- 1/2 lilli 11- HORIZONTAL 4 SIDING MITERED AT - 4' 5/DING CORNER flo STEEL 4 GLASS 1 lilli 1-0 1 - HAN'PRAIL - Lai TÂ¥PICAL .<T ]]ill r,AL 1*MINe--111I E Â®- - -I O-/19-2 â‚¬FER_bâ‚¬5121 -------- M 10.-O sPECIFICATIONS ARE THE PROPERTÂ¥ AND CORNER MALL DETAIL ALL DESION'/EAS AR,~ANGBIENTS ANt, PLANS SCALE 3/4* - 1Â·-0 INDICATED p THESE DRAWING~ AND COPÂ¥~G,â‚¬T OF K- RAâ„¢OND -CHIrECTS % ..c}SM.,1.IT,EA . LeEDON ANY Onâ‚¬R WOR* NOR BE ISEDBY AN'r Oâ„¢- PERSONFOR ANÂ¥ u. WHATSOEVER WITHOUT WRITTEN PERMISSION *RfrTEN DNE,-ONS SHAa TAKE PRECEOENCE OVER SCALE. D.ENSIONS AND SHALL 8E VERIFIED rn==1=11 prri==11 0.03 AT â„¢E SITE ANÂ¥ D-NSIONA' DISCREPANC' ARC,(frEC,PRIORTOCO,.-ENCEME,rTOF WORK /*3#rwigiu~..aRA ,~- - Lre-S-InABI-GLIASE -30- -30 G:<ir# 1650:v)Â° b ga'-C t.*I.'I.*... ....... .~**/Â£441#3764**TIAR,KAY#*tk#*44,emeliq~&*Wn**Aâ€¢92.4~Lâ€¢ __ ~ fr41 ..,/ OPTION P - NORTH ELEVATION Pr~upw h / SCALE 1/4 - 1-C RESTORE AINDO/15 TO ORIeINIAL EXISTING BRICK CHIMNEY TO REMAIN ABOVEROOF \ 1 TO EX,STINGRIDGE__________ t,26-4 TO RIDGE 12 - REPAIR OR REPLACE ORISINAL SHINeLES ATGABLE ENP TO MATCH HISTORIC 0 -------------- TO PLATE _/JA 7-0 REPAIR OR REPLACE O/161NAL Po~GH -~ HORIZONTAL 40 SIDING GABLE END TO -- - MATCH HISTORIC -- - METALLIC TILE m STEEL 4 GLASS H TO PLY Â®UPPER 0 HANDRAIL I DATE ISSUE - - 2 Q_/gr .I J~PERIR~-El:1 -21 06Â·20f12 SCHEMATIC DESIGN REBUILD BAY log -O' ./ AINDORFEATURETO-- RE<242 - CP -PLL â€¢Ll)'ZEa 4!111<L.P<PIE -4. 108'+6 . COLUMNS TO MATCH - METALLIC TILE RESTORE FENCE AND POST TO ORIGINAL - t PER PICTURE 11- 1 .11111.12 1--- Pll Scale. AS NOTED 11 1 1111 111111,1 ; 1 11 1~ THE A 8OVE DIMENSION DOES T.O SLAB o GARAGE NOT MEASURE ONE INCH i'Â· E.... THIS DRAWING WILL HAVE &-I. . 1. I. 9-0- . BEEN ENLARGED OR REDUCED AFÂ£ECTINGAU LABELED'CALES OPTION D - EAST ELEVATION SCALE 1/4' . 1'-0 PC D Plotted Op 7 t415 BIM Server: RSCerv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 â€žDIA >DIHEIâ€ž 15 kl333319 OII LI.91.8 00 N3dSV a NOildO C EXISTING BRICK --CHiMNEÂ¥ TOREMAIN ABOVE ROOF - REFAR OR REPLACE U ORIGINAL SHINGLES ,2 /16 'BLE END TO .TO FLATE@-pâ‚¬5IER ----- MATCH HISTOIC r- Dal- 6- â€¢Â·AZEâ‚¬_PhILE _ 7-1 REBUILD BAY - AINDO,1 FEATURE TO '' 117 -C - ---- MATCH HISTORICL STEEL 4 GLASS ..: HAN/RAIL REPAIR OR REPLACEE ORIGINAL FORCH Â£ . /- BABLE END TO MATCH HISTORIC DIS P~'REPLACE 7 VENT 4- GEE- SPRAY N PLACE ' ~ - M /3 - -UPPEB gEÂ·-ELT-O. PLY '. - /0.Â¥EURETIANE.Â©AM + 2 6.~ TO PLÂ¥ I UPPER NORTH 11 5-3"=r f'o INSULATION LEAvE = MN Alt _ REPAIR ORREPLACE SPACE IN BOTT// OF 4MR - 104/OD S,4!NILE CAV~TÂ¥ -4./.p -.i HORIZONTAL Hisiogic E - ORIMNAL PORCH Ct= -' COLUMNS TO MATCH W. ,<6â‚¬ , 9 : 4' SlDINe BITUTHENE â€¢T EIVES C 8 -0) IND 70 \711 9 , I . VALLEYS /4~ 3/Le FELT /APER , 6,1 21, 1. 0 .,6, / ....ER ON.EST OF ROOF OVER 3/4'00% 4 RESTORE PLYAOOD OVER RAFTERS ' HISTOREGAL - INDICATED GY THESE DRAWINGS AND AL~ DESION& ~EAS A~tuNGe.ENTS AND .ANS (~EF STRUCT) ~ FENCE ~ COPqG,rf Of K~ RAY,~g ARCHrrECTS k SPECIFIC'Â¥IONS ARE THE PROPERTY AND AND 6HuL h,Erl,â‚¬11 BE u5ED0N AN'r OTHER .R NORDE USeDDÂ¥ wr on,ER pel,SON FORANÂ¥ USE 5/8Â·6"8â€¢0 WHATSOiVER MTÂ»Ovl -ITTEN PERMISSION - WRITTE. 0-ENIONS SH,4, TAKE PRECEDENCE 1 11.1 11 2 - IN LEVEL TO. PLY ./.CALED'/1/SI'.AND SHIL .E VERJFIED - - - - - - - AT â„¢E SITE AN' 0-I.*' DICREPANCÂ¥ 100-0' SHAU DE BROUGHT TO THE ATTENTION OF 'E BLOCKING ARCHrTECT PRIOR TO COMMENCEME,rr OF WORK METAL. FLASâ€¢ING ~~.r~/ =1.- TOSLABIGARAGE 3 . /PEX OPTION D - SOUTH ELEVATION ,<Atic:..44'46)% TYFICAL EXTERIOR /,4/* - \01 INALL ASSEMBLY SCALE 1/4 - 1-0 rÂ«j'*00Â£~ j. 1 EAVE DETAIL rer- . AC9 4 NL&1.111,2/ SCALE 1 1 /2- 1 -O > U - 1- M G 00 r CO ,-R Of i LU O. -- En J.-2 0 F.A.~t__ _ -_ _ _ . _ M U) 1 1-1-b LU < LU METALLIC TILE -1 METALLIO TILE STEEL 4 GLASS HANPRAIL 0 GAS FIREFLAGE - VENT 0 1 -3 0 PLI-9 251=,Uâ‚¬~2 . A HORIZONTAL 4" SIPING BEE -- DATE ISSUE - 11 1 11-j 41 -4-141 , -- 111â€ž1 332 8.: .r :. Iii. 11:lili ;:11!:Fi:EL LZE:t w 46 r -11 1111111414111111== -- 4 1111â€¢ 1 1 "M-,A' ' 1 1 1111 1 11111 11 2 j. 4 1.1111111.1111 111111 I fill==...4 14=111 1.d !111 1 111111111111 1111111111 1 120 SLAB Â® GARAGE - r /8-0 I Scale AS NOTED OPTION D - REST ELEVATION IF THE ABOVE 'IMENSION 'CES SCALE 1 /4' - 1'-0 NOT MEASURE ONE INC~+ 'i EXACTLY â„¢IS ORAWING WILL )+AVE BEEN ENLARGED OR REDUCED AFFECTINGALL LAaELED SCALES PC D Plotled On 7/14~15 BIM Server: Reogrv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 :4)JvpUOUJ a NOI1dO C BENT METAL w TO PLATE @ DORMER FLASHING @ MALL - ~ w -75370172------------ CORNERS 1 OUTSIDE -- 1 1 810 1 /2" SIDING. HOI~ZiNTIA&--- 1~ -3 F==7 1-103* METALLIC TILE MITEREP AT ~-~~~~~ ./ - - CORNER 7 -HORIZONTAL 4 SIOING ~| INSIDE T STEEL HANDRAIL - TYPICAL EXT. -mil~L WALL FRAMING E Â¢'0 1- _ 2 (2-Â¥'1JE â‚¬P.ER NORTH . â€¢ 1 0.-O -71[7711 CORNER MALL DETAIL ~ 13- 17 0 -- SCALE 0614 ALL DESIGNS 'EAS AFaANGEMENTS AND PLANS 'DICATED .Â¥ THESE D-WINGS AND SPECIFICATIONS AAE THE .ROPERT' IND COP'f.'T OF K. lAâ„¢01â‚¬) ARC,IrTEECTS *IC WHATSOEVER Wlâ„¢OUT -ITTEN PERM"SSION n - 1--1 11- NOR DE USEDeÂ¥ ANY OTHER Pe;*SON FORANY USE maTTEN O~ENS!(Â»IS S)WiLL TAKE PRECEDENCE k OVER SCALEDDIENSKONIANDS'ALL. VERIFIED T.O SLAB O GARAGE ~ - 08 SHALL . .ROUGHT TO â„¢E ImENTION I nâ‚¬ AT â„¢E S'E AMY DÂ»,IENSIONA' DISCAEPANCY ARCHITECT PAK)R To COMMENCEME,rrof woRK ..9 BEd- .*abll .t . 2 9/4-29./:b:-~ - .â€¢0"02'-1.F- 22-u,ikaugs'&11*12- , U .0 : OPTION A - NORTH ELEVATION , 47 SCALE 1/,4 - r-0 tr-Â·0-1~4 '1 \Ruff /3/ 9%70 2,0-f >' /7 RESTORE AINDO/S TO ORIGINAL jl U EXISTING BRICK CHIMNEÂ¥ TO REMAIN ~ 1 ABOVE ROOF * - TO. RIDGE \ 2 ----------- ---- -/ %~ $ ------ 127-3/4 4:.TO EXISCE!142'EPEE- --------- / -26 7 1/3 pâ‚¬>int roof f-1 ANC S-U,ErÂ¥,Ell aE USED)OÂ»4 ANr OT,ER WORK 11 -/ 1 U > REPAR OR REPLACE 11 \ ORIGINAL SHINGLES lfICILI~ _ __ _____ ATGABLE ENIP TO TO PLATE -J 3-1 F.0 MATCH HISTORIC .fT11,1-1,111I, --~ HORIZONTAL 4 SICÂ»16 REPAIR OR REPLACE .i118%1JEt k.. 0.16!NAL PO.O. - METALLIC TLE - GABLE END TO -- MATCH HISTORIC in el DATE ISSUE T O PLÂ¥ I UPPER 06:20:12 SCHEMATIC DESIGN + na-0---------- TO PLV . UPPER NORTH - REBuiLD BAY -- TOW-5 -t nINDOR FEATURE TO - MATCH HIST-ORIC TO PLY â€¢ UPPER LINK DECK 8 E ------------------- --- COLUMNS TO MATCH -- - METALLIC TILE RESTORE FENCE AND POST TO ORIGINAL---- Scale AS NOTED PEER PICTURE '~ I r - 14 %1 03 ~Fi + . - - F THE ABOVE DIMENSION DOES ~ NO~ MEASURE ONE INCH "-, EXACTLY TH'S DIUWING WILL HAVE T O SLAB O BARAGE BEEN ENLARGED OR REDUCED la-O AFFECTINGALL LAeELED SO.A~ES OPTION A - EAST ELEVATION SCALE 1/4 - 1'-O PC.A Plotted On ~r 14/15 BIM Server: RSCSÂ·v - BIM Server 1 6/Kim Raymond Architects, Inc./110 BLEEKER 6.15.15 1, 14)Jvpuo ii I i 15 kl3>I3318 0II 3 N3dSV NOI1dO U C 1 I ~ ' 7.1- -1 --1 I ~U - .1 lt.tk r - r EXISTING BRICK 1 CHIMNEY TOIEMAIN ABO /E ROOF L 1_1_ I .W -4 N L \ REPANF OR REPLACE -i '-* TO PLATE I CPOQMER ' _-' ORIGINAL SHi NGLES w '21-10 1/2 i .3 -" A-SABLE END TO -1 1 7 yl- ' ..1-1 1 <- MATCH HISTORâ‚¬ J= TO PLATE - REBUILD BAY . la-3----------- - *-- FNNIC>OA FEATURE TO .Fl MATCH HISTORIC - H;fill'JIll T ZEPAIR OR REPLACE O T 1.III; ORI NAL PORCH . GAB.E END To E - 1- -rÂ·1,1 4 MATCH H STOR<C .i- ]11 41 11' 41 411,1 lIt II W -~ C GAS FIREPLACE >~ 1 -3 lilli VENT -1 1 -I]@ 11 mil [/1 UPPER LEVEL T.OP Cr 1 110 -3'0 - -TO PLY I UPPER NORTH - i , I 9 -9 2 -- - 11' 1 -V REPAIR OR REPLACE E CO~MNS TO MATCH HORIZONTAL ~ - HISTOR C . 4. SIC>ING n .4 - - r r 1 ,9 Ir-1 r/1 A. L .SIONS 'EAS ARRANGEMe,TS ANO PLAN. THESE DRAWINGS AND 4 1 |ILI~ i r 5,PECIFICATIONS ARE THE PROPERTY AND RESTORE k AND SMALL,EITIEABE USEDCNA,n OT,â‚¬R WOÂ» q DEEP .PRAÂ¥ IN PLACE + HiSTORICAL / NrnaE USEDBÂ¥ ANÂ¥OTHER Pe~SONFORANY us~ POLVEURETâ€¢,ANE FOAM ~ .@th 4 , FENCE Â· 1 .HATSOEVER MTH~,1 WRITTEN PERMISSKÂ». INSULITION LEAVE 2- MIN AIR ~ 1 1 ~||| | MAIN LEVEL TO.PLY - mÂ«TEN -ENSONS SMUL TAKE PRECEDENCE I p#/ 1 ----~1 F oVER ....DIENS'Â»12 AND S.Al BE VE-ID SPICE IN BOTTOM OF R~FTE~ noop SHINGLE _ - Pr SMâ€¢11 BE 91â€¢OUGâ€¢,1 10 â„¢E ATTENTION OF nâ‚¬ 0.... . AT THE SfrE ANÂ¥ D-NSIONA' DISCNEPAN. 'RCHITECT PRIOR To COMMENCEME. OF ...' r 1 1-1 - . 11 ~ 1 ME - -----2- 363'73-0 BITUTHENE // EAVES C 3-0; AH, ~ 1 1 4 11 . TO SLAB I GARAGE /ER>. /A=LEÂ¥S A/ SOLS FELT PAPER ~'.1. % --- ----- 114>f,/XVI;3'4<GA E--6UTTER . 48-0 - --- ON.EST op QOOF. OVER 3/4-03' 1. - - tal=>v- Â° , 4 ('EF sT,Eucr ) OPTION A - SOUTH ELEVATION 5/8 5'PeR/ ; SCALE 1/4 - la ift>J M. i /L / SLOCKIN6 Â· Â· ~43Â»Â«4507 1LFF.. METAL FL~SHIN6 - TYPICAL ExTER]OR IALL ASSEMBLÂ¥ EAVE DETAIL SCALE 1 1/2"- 1 -0 L -1 1 111 11_ 1-11- ~ -LI - _k y 2 /64-IE 44 Ott.1 1 18 -O - 3.12 k LE HO~iZONTAL4'90'NG - 02-1&20= I.-1 -7-1,7-. T , METALLIC TILE METALLIC TILE --- .1- 411- N r.1-2 BAS F FE/.ACE 1 13 -4 III III VENT -I~ - - ~ DATE ISSUE - TI~J~ ~4 7 A __ LO-PLI._upfas .6 2012 SCHEMATIC DESIGN . TO PLY I UPPER NORTH ____ -3 m , 110-0 . Â£ 1 oq'-0- 1 /1 - RESTORE OR,6 NAL - FRONT INPOR O- .~NPOnS TO 4 EXISTING BRICK 3 tr 5.1.11 11 52 1 6, l' 1 RESTORE SIDE ORIGINAL 111111113~1~111-11411 '97--â‚¬y -11111'i -- lilli 1-111.-- 111111'M ---- Scale AS NOTED '11'11, ' " IWI,1111'111 ' 1, O PLÂ¥ I MAIN . - 44/ A GA#XE ~"ll Il#B,z ' ~~(Imm , "/ d.##61 1 ||||| ||| | |~ | Il 1HF AeOVE DIMENSION DOES '00'-c.'r -111 111 1. . T O SLAB @ BARASE + xICTLY THIS DRAWING WILL HAVE .,1 MEASURE ONE INCH 'i V gil - I 81- 0.'- LI- AMI ENLARGED OR REDUCE' aFFECTINGAil LAaELEDSCALES OPTION A - REST ELEVATION PC.A SCALE 1 M . 1 -O " 714,1/ BIM Server: Reogrv - BIM Server 1 8/Kirn Raymond Architects, Inc./ 110 BLEEKER 6.15.15 â€žDIA >DINSâ€ž 15 kl3333-lEi 0II LL91.8 O0 N3dSV NOI1dO U C TO PLATE* PORMER U A---177:1------------ CD 1 ./.6/1/6 I ./LI- 1 W ~ BENT METAL I | CORNERS HORIZONTAL -31==~ 1~ - METAL.LlC TILE i -9 4 610Â»46 - - 00 0 -- HORIZONTAL 4~ SIDING 1/2...6 1 1- STEEL 4 GLASS MITEME. i =44,-* HANDRAIL C CORNEf Irlirl MFICAL EF 11-1 *PE I 0 *LALL FR IMING ---lllII 11-L E TO PLY 0 //PER NORTH X A 182-------------- , 00 CORNER MALL DETAIL fo CX 223/2~ SCALE 3/4' - 1'-C E -- 00 u lic M A~L OESIGNI ~EAS ARRANGallENTS AN' PLAI,G INDICATED ./ TMESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COP-G. OF K. R.k,0,0 -CHrrECT. Ihâ‚¬ ANCS,~LL,Ernâ‚¬R BE leED- ANY ODâ‚¬R WOF* ,p._ _ 22%=-Anâ€¢LIMAGE -DE- - m - WHATSOEVER -THOUT -4Â¥TEN PERMISSION SHAU BE BNOUGHT TO â„¢E ./TENTION OF /â‚¬ ~ ARO,Im.PRIORTOCOMMENCEME. OF WORK ./Ier,3'kâ€¢â€¢'/12&4/.*#*/W OPTION B - NORTH ELEVATION ,/,372 ca/. W %0\\ SCALE 1/4- - 1'-O /<6......0./4271 1, COL j - j j 11 P?.0~-3400,-4(- 1 /~11 XtuÂ«301' U RESTORE AIN/OnS > TOO/iGINAL -7 12 U - .I EXISTING ERICK O/ 6 CHIMNEY TOREMAN ABOVE ROOF r- _ TO RIDGE co ~ T O_EXISTING 19!PSE % 1 21'-3/4" # 126-4 Z LU ----------------- - 0- 0 <C UPAiRK OR REPLACE ORIGINAL SHINGLES TO PLATE ~, : 'O -- - HORIZONTAL 4 913146 REPAIR OR REPLACE ORIeINAL FORCH T'|,11111|1 - BABLE END TO - METALLIC TILE MATGH HISTORIC STEEL K GLASS . HANDRAL f ----------- 0 1 18-0 - DATE ISSUE 06/20'I SCHEMATIC DESIGN -N- 4 J REBUILD BAY , 109 -O' 2 â‚¬_FLEÂ¥Â£ â‚¬Pf,-bâ‚¬5-U! -4/ AINPOA FEATURE TO A MATCH HISTORIC TO PLÂ¥ O UPPER LINK DECK . 0 - - - ~ ~ METALLIC TILE ORIGINAL PORCH a 9 RESTORE FENCE AND ~ POST TO ORIBINAL - Scale AS NOTED PER poTURE - IF THE A.OVE /1.'ENSION DOES NOT MEASURE ONE INCH iâ€¢Â· NCTLY THIS /*ING ILL HA. T.O SLAB I GARADE BEEN ENLARGED OR REDUCED AffECTING ALL LABELED SCAES -qyÂ·-or ... .4 Qah + c-2Â· 4 -e Â· Â· .2 * â€¢ 1,-.â‚¬Â« - ,e~2025â€¢, . .. .# 0* 2 5 tel~~,+t12*,V>UE-/I tfN!e,0*yayÂ·):UÂ·4*4*1Â£Dkx=~4,1~f,â€¢ek'WÂ·;ekâ€¢â€¢bÂ· 1, 0.,ebâ€¢Â· *....,D- t=}i. Â® - 44-4 24=:9-.31 4.5.#... .*.#.#u..# OPTION B - EAST ELEVATION .Awl.Ai,all.:6 SCALE t /4' - 1 -0 PC.B Ploned On 7'14/15 BIM Server: Rederv - BIM Server 1 8/Kim Raymond Architects, Inc./110 BLEEKER 6.15.15 8. 15 kl333318 OII â‚¬-,b C 1/ 8 NOI1dO U C U EXISTING SICK CHIMNEÂ·r TO REMAIN ABOVE ROOF REPAIR OR REPLACE ~ ~ 1 TO PLATE Â® PORMER ORIerNAL SHINGLES U U 121-10 1/2 ATGABLE END TO MATCH HISTORIC 6 REBUILD BAY -12Â« ANIPOI FEATURE TO - MATCH HISTORIC C STEEL 46LASS . Appl top??mt o h.44 HANC,AIL ~22222121122&~EmIJl /04/EWâ€¢KET/ANE FOAM 'iâ€¢,'6'.2,4 ' ~ REPAIR OR REPLACE E â€¢Â· DEEâ€¢ SPRAY IN /LAGE 1 ORIGINAL PORCH iNSULATION LEAVE 2-MIN AIR :'~'*'XZ':th> ,- GABLE END TO A MATCH HISTOTIC SPACE iN BOTTOM OF RAFTER , Um.'i'.'.'h, ' ROOD SHINGLE $ CAVITÂ¥ eAS FIREFLAGE O 110'-O- E C. VENT _ UPPER LEVEL TO PLY, --------- SiTUTMENE IT E"ES ( 9 -0) INC 'â€¢:â€¢ ' ' '''.' i ''' ''â€¢742''' ' ''' t 1 / 0 FLY / UPPER NORTH - VALLE/s n. 3/Al â€¢ELT ' GUTTER .71 61 8 ONREST//ROOF. OVEâ‚¬ 3/4-CCA ' ~ ORIGINAL PORCH *Lry,000 OVE* RAFTERS ' M COLUMNS TO MATCH (REF ST*tliCT)-Â· INDICATED ./ THESE DRA/1/GS AND HORIZONTAL HISTO~16 ALL DESIONa ,>EAS A,~*AN(18,ENTS AND PLANS 4' SIDING 00 REPAIR OR REPLACE 4- SPECIFICATIONS ARE THE PROPERTY AND COP-01~ OF K~ RAâ„¢O,Â© .04,rECTS k : 5/8Â·GY- SRI:> â€¢ .........BUSEDON I. OT,ER WO~ NORDE USEDBY ANÂ¥ 0â„¢6* PlmSONFORANY use LOCK]Ne RESTORE werTEN 01.,ENso,s #' TAKE PREcE[ENcE 0....ED'll<INS AND.1-LeE VER'ID HiSTORiCAL --1 . THE SrTE * D-E-!0~L DIS-**CY FENCE \* ARCH,TECT PRIOR TO CO-,ENCEMENTOF WORK SHALL BE BROUGHT TO â„¢E ATTE'nON OF nÂ·â‚¬ fT.L â€¢-ASH!,le ->Â« 1 1,1, 'Â·ELFEEEEE -1 G I IN_kt/EL TO Per 16-bcb'Te Tr/,CA- Ex TE~JOR /Auw ASSE/&/ TO SLAB@GARA.SE 45- ( @16400,3 11} OPTION B - SOUTH ELEVATION 9Â»7,64 /4,1 EAVE DETAIL SCALE 1 * - 1-0 SCALE 1 1 /27- 1'-O IL) U -.- M E 00.- U-10_ -_Tesâ‚¬L----- EKD 11&-O 12 0 HORIZONTAL 4 SIDINe ~ ~ STEEL 4 5.LASS METALLIC TILE HA NPRAL STEEL/eLASS HANPRAIL. -- GAS FIREPLACE VENT . TO PLY @ UPPER NORTH Bl ' M ' 'I 0, 1 r--1 3-q'-a nl DATE ISSUE O 8 8 06Q0M2~~HEMANCDESIG 9$ @[8!9 6 -, :il'i~ - i. : F *@EE*9 ./i,LY :*RB 02Wy , 7 - -Pr, ]1111-14- ..1,1 1 Illili''ll.== ,-1 â€ž1 1"11 111 6111-1.= 1 11 1 -4 1 1 1 111: 1 1 lib LA..JO SLABIGARAGE , d. - - i. lili - 4 8 -0 Scale AS NOTED OPTION B - REST ELEVATION - I THE ABOVE DIMEN 5ION DOES NOT MEASURE ONE INCIiiÂ·, SCALE 1 /4' . 1'-O ExACTLY TH'S ORAW'ING WILL HAVE BEEN ENLARGED OR REDUCED AFFECTING Att 1/BELED SCALES PC.B Plotted On 7'14 15 BIM Server: RSCerv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 1 3318 OII 8 NOadO C . ExleTING BRICK 1. Wl - CHIMNEY TO REMAIN *~ ABOVE ROOF U Cl,1 L.12 q_/LILE 10.2158 - . 121-101/2 1= ATSABLE END TO REPAR OR Z/LAGE 4 ORIGINALSHINGLES MATCH HISTORIC U J TO PLATE__________ REBUILD BAY - . 118-0 MATCH HISTORIC -- AUNDOR FEATURE TO ..D STEEL'GLASS U HANPRAll REPAIR OR REPLACE C ORIGINAL PORCH -SABLE ENPTO O MATCH HISTORIC E SAS FIREFLAGE 0 - -UPEE-56,â‚¬.ELT-0 FLY VENT A 11 3'-3'+ . r. TO FLY G UPPER NORTH 9- PEEF SPRAY IN PLACE - r107-a- ---------- REPAIR OR REPLACE /OLIEURETHINE POAM NSU.ATION LEAVE 2- M'N A- 1-: glgl O/161NAL PORCH HORIZONTAL ~ HISTORIC ~ COLUMNS TO MATCH ~ SPACE IN BOTTOw OF Â«AFTER 'NOOP 5,4:Ne.E 4'S,PrN6 CAVITY I_ . . h. RESTORE INDICATED BY 'IESE DAAWINGS IND BITUT)â€¢ENE AT EA VES(3-0) AND f 1 VALLEYS ./ 'OuS Fraip,-ER '1 '* HISTORICAL -- COPYRIG,~ OF K~ RAâ„¢C),0 ~C,4rrECTS INC 6UTTER AND SHALL I,ErrIEA BE USED ON ANÂ¥ InER WOF* FENGE - NOR BE USEDBY ANY OTHER P~SON FORANÂ¥U. ON REST OF ROOF OVER 3/4 OPX ... 1 1,1 21,1 "11 IN LEVEL T.O. PLY AT â„¢E SITE ANY D-ENS.NA' DISGRElANCÂ¥ p~"1000 OVER RAFTERS V WHATSOEVER WITHOUT WRITTEN PERMISSÂ©N WRITTEN D-ENICÂ»IS SHUL TAKE PRECEDENCE . Â· OVER SCI"ID'.0). AND SHALL BE VE-ED (REF STRUCT ) .3 - 1 SHALL BE BROUGHT TO â„¢E A.INTKÂ»1 OF Iâ‚¬ S/8-6Â¥P//D 11 11 7 100-bt ARci,TECT PRIOR Yo COMMENCEMENroF v,loal , 1~ . T o SLAB. GARAGE ' 00,~53Ipth SLOCI<INe 4- UÂ¥:@6/al-:f. e t.:~--I~~-i~~:-Â».0..:Me<./6#':I/*/-44**/*:.**I,!~U6MIAÂ»â€¢W,96e>g@Â·2Â»Â·3~'â€¢~6 :il C..:.1-,/-/ .-Â» i-:~a~ .B Â·Â·. â€ž~1 .-. 9 ~ Â«9'4~4â€¢ma~,Â·, Â·M.Â·.rE, 4.' bfe..Nao<\ METALFuAS,â€¢ible OPTION C - SOUTH ELEVATION ~ Cl/44,2 j 4 272 %, \ 3 SCALE: 1/4- - 1-0 T./ICAL E.TERIO. )9\/?Gly' f / nALL ASSEMBLY rof'.49/ \4257 EAVE DETAIL SCALE 11 0- 1 -O > U -I- 0/ 6 00.- 00 1 8 Of ~ LU O. M CO LU < U..1 1-3 0 PLATE - .' 178701- ------------- 00 H~!ZONT-% O 0 METALLIC TILE METALLIC TILE ~ STEEL 4 GLASS 0 HANDRAIL GAS FIREPLAGE VENT 0 DATE ISSUE -~_T O PLY. EPP;R__NORTH . I 06 20'12 SCHEMATIC DESIGN - 3~q7~- ~ BBB O 0* 62 4 - t 2 4, 21 HEE&Â£ :~~ ~ 4, 2.1 Tilli'-..Ji. L Scale AS NOTED 1!.',1111;' , 11 . 1 .1 1 1.1 1. A TO SLAB Â® eARAGE -----*. ---- --- i . . *----- I , iF THE ABOVE DIMENSION DOES NOT MEASURE ONE INCH i T-, , EXACTLY THIS DRAWING ILL HAVE BEEN ENLARGED OR REDUCED AFFECTINGALL LAeELED SCALES OPTION 6 - REST ELEVATION SCALE 1/4' - 1-0 PC.C Plotted Of, 71415 BIM Server: ReCerv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 0 NOI1dO U C . U -C U 1 20 1 8- .....4/6 0 ..... m 1 BENTMETAL CORNERS 1 0..310' 0 1 1 -0 - METALLIC TILE E 1/2'SIC>IN'. HORiZONT AL C===11==~ -DE- HORIZONTAL 4 BIONG MITEREPAT----,Â·1~ A 4 5131/6- /O.NER STEEL 4 GLASS HANDRAL .ALL F.AMIN- 1 SIPE 1 TÂ·rle>LExT | |Il CI -- Illlllilllll' E ~- - 2â‚¬-/2.Eur'llboBT.2 -------- CORNER MALL DETAIL ~Â£ 10.-O SPECLACAVIONS ARE THE PROPERYÂ¥ AND -09 ALL DESIGNS ~EAS ARR.~.~ENENTS AND) PLANS SCALE 3/4" - 1'-0 INDICATED BY RESE DRAWINGS AND COPÂ¥mGHT OF KIRAâ„¢O.0 *.... 'IC E-70- WATTEN D~ENSIO,IS S-,li TAKE PRECEDENCE AN[)8~LL,ErrIER BE USEDON ANY Onâ‚¬R WORE NORBIE ~ED ~Â¥~~,Wf Oâ„¢ER M@RSON PORANY USE WHATSOEVER WITHOUT WRETTEN PERMISS~ON 0./SCALED}D-ENSIONS AN' SM.LL DEB VE-IED . â„¢â‚¬ SITE AMY D-NSKÂ»aL DmSCREPANCY SHALL . DROUGHT TO â„¢E ATTENTICN OF DE ARCH[tECT -OR rO CO~IMENCEMENT OF WORK r--3-Iuul =- Â»796\ /FÂ»\ ~SE>r' A ' A- - JO.ekIB-Pill E 0-3 19 P719-3400,4,1 11 '81-0 4..1.-4., 9/*-02:/ * '- '- 9*&.:.utt&@kI,4Â£Â·~ *9*4â‚¬41(%94ele@t~i~h* Â· *4*Uk. . Wc/\ i?UL/4 /4 7 OPTION P - NORTH ELEVATION N1123/ SCALE 1/4 Â· 1'-0 L) RESTORE KINPORS - TO ORIGINAL U ExISTING BRICK - 9- CHIMNEÂ¥ TOREMAIN ABOVE ROOF ~ / G 00 r .TO-EXISENQ'922Â£_ ______-__ TO RIDGE - 00 072 6-4 ~ - - - 12 Z UJ co REPAIR OR REPLACE ORIGINAL SHINGLES ATeABLE END TO -- MATCH AISTORIC - 0 9 TO PLATE .,~ 7,9-5- REPAIR OR REPLACE ORIBINAL PORCH ~ HORIZONTAL 4 SIDINS SABLE END TO -- - MATCH HISTORIC --METALLIG TILE STEEL 4 GLASS H HANPR All A DATE ISSUE TO PLY *UPPER O - e nat, ------ 06 20/12 SCHEMATIC DESIGN 2â‚¬7172â‚¬.P&~.hoyE.M -J REBUILD BAY 10.-O AINDOR FEATURE TO - MATCH HISTORIC TO PLY I UPPER LINK DECK -/ 66' 6 - ~~133 El COLUMNS TO MATCH - METALLIC TILE RESTORE FENCE AND POST To ORIBINAL - 3[1 Scale AS NOTED FER PETURE --i-N 7*/9 .... m 11,11 -lili- AFFECTING A. LABELED SCA.S IF THE ABOVE DIMENSION DOES T.O SLAB @BARAGE NOT MEASURE ONE INCH ilÂ·, E.CTLY TMS DRAWING WILL HAVE 9-0 %.' R;'--h - - ~.. I ,+'*asA,1-4./46....&*4'"W~,/'#IA'll .AM0Â£4.0 BEEN ENLARGED OR REDUCED OPTION D - EAST ELEVATION SCALE 3/4 - 1 -0 PC D -Med O. 7 14 15 BIM Server: FESCSrv - BIM Server 1 5/Kim Raymond Architects, Inc./110 BLEEKER 6.15.15 i 15 kl313318 OII NOI1dO C EXISTINe BRICK --CHIMNEr TO REMAIN ABOVE ROOF REPAIR OR REPLACE N ORIGINAL SHINGLES ATGABLE ENIP TO .1 7.0 PLATE I PORMEL - -__- -_ MATCH HISTORIC 9 = 67- r U REBUILD BAY 11<2-m:NEL_ _------- - INDO/4 FEATURE TO . MATCH HISTORIC STEEL 4 GLASS HANDRAIL B/AIR OR REFLACE ORIGINAL PORCH C -SABLE END TO MATCH HISTORIC O 4- DEEP SPRAY IN PLACE 44*JENT E /O,YEURETâ€¢+ANE FOAM CAVITÂ¥ ~'1 141" 1 1 1,\ HOGR~ZSOF~~~~LAGE U -- - -UP.525 6.REELT-9-51=L. X INSULATION .EAVE 2 MIN Ali 1.IIi JATO-/Ef lor'&RJORTH fe r log'-O SPACE IN mOTTOM OF RAFTEf Â· nOOD SMINILE ORIGINAL PO%' CÂ£ - COLUMNS TO MATGH HISTORIC 110'-O - E BITUTHENE AT Eâ€¢VES ( 3 -0) AND 4 SUING 00 REPAIR OR REPLACE . VALLEYS he SO.8 FEAT PAPE' 1 1- M INREST OFROOF OVER 3/4 03< . ~ ILITTER RESTORE AU DESION' 1[>EAS 'ARAM)BIEN,3 AMI PLAMS /crn/00 OVER RIFTERS ~ HISTORICAL- INDICATED ./ THESE DRAWINGS AND (RE~ STRUCT) COPYRIGH~ of Kal RAYMO?Â© ARCHITE<13 k - %4 SPEC/,CATION. ARE THE PROPERTY AND FENCE 11 NOR.t USEDIANY oâ„¢ER PekSONFORANYUSE ......'.......SED'InÂ·01,/lwOF~ 5/8'61/ IRC> 1 1 , 111 1 WmITEN ~AEN~(Â»â‚¬ S~LL TAKE PRECEDENCE WHATSOEVER WITHOUT WRITTEN PERMISSION 1 Â· 1 . ING-â‚¬1/6.- Lee.by_.A OVER SCA".0.ENSIONS AND SHALL I VER~FID : AT â„¢E SnE ANÂ¥ D.ENS.-L .SCREPANCÂ¥ 100-0 - SHAU BE BROUOHT TO THE ATTENT,ON OF M SwOCKING ARCHITECT PRIOR TO CO~MENCEMENT OF WORK vETAL FLASH# 24 4 96 -O 026*I ....f,46#4 TOSLAB@eARABE 1/f=%13> 3 OPTION D - SOUTH ELEVATION TifICAL E NTER,/I f 4/ 1 yr- - AÂ° 3 .... ASSE./.Â¥ SCALE 1/4' - 1-0 94*9'~ AL) EAVE DETAIL SCALE 1 1/2'- 1'-O U > U - I- 00 - U-10. . TO PLATE_ U El LLIF r-1 Tie METALLIC TILE METALLIG TILE STEEL 4 BLISS BAS FIREPLAGE HANDRAiL VENT . TO PLY- I UPPER NORTH H t' i m--------- 0 8 8 HORIZONTAL 4 SitÂ»le ~ 06.20.12 SCHEMATIC DESIGN DATE ISSUE 11 r , #If -- ' I , --,2- 01 I 1012-4 - -:. P=1 M 1 ':' , ,4,~~ Â·: i ,Â·t ~ bÂ·?1 "-::bizE), E-E 5Â¤ E='47 1 - 1.11 1 I . 111 111 1 1 1 .1 1 1.. 6 1 1 lilli V I 11' 1 , kii" i 14-r 2 b'h~ O-'fRAGE I /8-0 Scale AS NOTED OPTION D - REST ELEVATION . THE ABIVE DIMENSION DOES NOT MEASURE ONE INCH il- SCALE 1/4' - 1-0 EXACTLY 1.S D-ING WILL HAVE BEEN ENLARGED OR REDUCED AFFECTINGALL LABELEDSCALES PC D Plotted On 71415 BIM Server: RSCerv - BIM Server 1 8/Kim Raymond Architects, Inc./ 110 BLEEKER 6.15.15 3 318 OII a NOIidO C E- 41.5 Jr . , 16 .5 $ ....i.. 4.2 V 1,7~ bri u d . , CD M 1 . 0. -1 '. 1 . - fL Â¥4 4 "/ ..4 0 I 1 -- cn --- -2.94 E -- 1 M 1111'llilli 11 1 lili 111 1 Illl PI'll litihii"ii"Hill"1"11111 lili 11.111 11 11|1111 1111111111 111111 11111111111Ilillillilillifi iii!1lulll,1 111 6 jith 11 ' mt~ iIi N Ili Illl 11 i SPECIFICATIONS ARE THE PROPERTY AND COPÂ¥/H OF KIM RAYAO,K) AACHrrECTS INC ANDSHALL,ErTHIERBE USEDONANVOT,â‚¬RWOR* NOR BE ~SED>BY ANÂ¥ 0â„¢ER PERSO~ FORANY USE * ./. I I. WHATSOEVER Irlour v.in// PERMISSION WHITTEN OIMENSICÂ»5 SHALL TAKE PRECEDENCE 0/Ell SCI"DD'IENSIONS AND.HALL eE VIE*ID AT THE SITE ANY DI,ENSION~L DISCREPÂ»C. S./11 BE BAOUGHT TO â„¢E ATTENTKON O. /â‚¬ ARC},1TECT PRIOR Â¥O CO-,E<Ek,E. OF WORK - I. F . .~Â¢F* ~.9.( y,3,1 --7,3.:49-, , $ r 6 \Â·016,Ut?, h i OPTION A - NO DORMER lix:.'4#j VÂ®Â· AÂ« 1 NOT TO SCALE - > U f I 0/ 6 I 00 r .: M L) 1. 4 U-10. 16 0 1.U < U.1 1.. -IJ 0 2 .. . Vi rH E DATE ISSUE 06/20/12 SCHEMATIC DESIGN wi, Jil mil 1111 111 â€¢11,11'11.1. Â·Â·- 1111'll ' li 1117, i 1!11 m i l 1 1111 lill 11111111111 litillilillillilliti 1111 1111111111111111111111111111111 Mk ~!1!!!!!?1111111111!1111'1'!11!1,!~lil. '~f~' A bi;~FHwh , 1 1Â¥ p / :6 .r 435Â°/ y f* Scale AS NOTED I THE A.OVE DIMENSION DOES NOT MEASURE ONE INCH /1-, EXACTLY THIS DRAWING WILL HAVE BEEN ENLARGED OR REDUCED AfrECTINGALL LABELED SCALES OPTION D - DORMER AND LOMER ROOF PLATE HEIGHT NOT TO SCALE A 10.1 Ploned OrÂ·, 7/14/15 0 9 V SBAI103dSM)d Cle LANDSCAPE KEY SITE ELECTRICAL KEY ~ C KICHLER RIPLEY COLLECTION 75- DECORATIVE GRASSES O OUTDOOR HANGING PENDANT CONCRETE WALKWAY 1LT PERENNIALS . GRAVEL WALKWAY Kichler RIPLEY COLLECTION u OUTDOOR WALL LANTERN # SHRUBS STONE PATIO OLDE BRONZE #490610Z w SOD / KICHLER DISTRESSED COPPER I= (~ , EXISTING TREES ENERGY STAR 9 1/2" w MULCH OR BEACH COBBLE HIGH WALL LIGHT STYLE#53726 TREES TO BE REMOVED UNDERNEATH TREES C 0 E - ro tu'l V . 1 1 I m 11.=m : 1 Fl==, 1 0 | *0- Ie- ~2 ' ~~ ~ 1 ANDSMALL....GEU*DONANÂ¥OnE. V,0- uOPYRert ... RAâ„¢O% ARCHmECTS % F I 1.0 70 T L 'HATSOEVER ./HOUT WRIT.N PER.,SSION DVER SCAIED.....SANDSHALL . VER#ED Â®1 1 7 1-II SHALi eE BROUO,11 TO THE .rENTICÂ», OF r}â‚¬ El.R'-11-9 ZIO * 01[Â£ 1 z %6429;. d m. 0 '-. 1 0(10 b /,.46-=74. 4 4 11-10- . 1 12/ Z -3401 I Ute\,Â«-7\ a n z-- Ut Â¢Â»Ul=*402, 13 1 <b 1111 2 2 ,-4 -c V 1 irk,/*9' A i / 11 / e 1 . -,/4 i i 1 1, r 1 --- - LE= 1 42 \74..~r'',~.1./. 1 1 0110 .2 0-j' . 1 1 Ne=-1 1/ -. p --NI REL 1 , 6 4 .., 1 i - ,/-1 C--1, C-1 -Â·Â· 1 - 1 1 3 'U -17 Â§1 0 / -,0 0 6/ L 241| 0 6 ----- v m > 2 5 le 4 I 6,1 1 " - z ~ ~1--1- 0 Jt 1 3 1 \11. > 3 1 1 1~- M O.=73,7,433. ' 1 Li '-'_' 2 iLL '* 11-- - C 1 :lilli .1,1. 1 H 44 Â»44 -tt4 j-' 1 --111 1 -,-tvt - -------------1 4 ~~- / <1 L \ ' -r . t--.M ~ 11-1 i -*+0'07 u r j 41191 7 k n..241/1 -4 LU '1. . m i - ..' ir [1 -:44: M 11Â»->~3 . V; Y 1/ 1.2/ 1 6 1 C tul 1 1 Â· . , '4-. - Â·Â·' 1 2 1 5 . wei ! . /-7 A 1 - - 1,Â·4 1"- /1. - - :. . ...r 1 lit r. T M M 1 , I 0 . 1 u-j Ii U.-1 1 4 1 - h 1 ,/ \ / 1 - 1.- . 1.1- . 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DRAWING WILL HAVE 1 ' 1 . - 1 AFFECTING.. ....DS..LES t LA 1.0 --------------J Plotied On 7'14/15 11 1 1 1 4 11 GRAVEL ALLEY LI.91.8 00 N3dSV >IDI hi 8 i, 15 kl 3>I 3 318 BAOIBa 36 01 PROPERTÂ¥ LINE FAMILÂ¥ ROOM NÂ¥ld DNI1HDI-1 MOIhl31X3 + 3dVOSONÂ¥1 St'd g =1 3%. y , , .... 4 4-"' â€¢10Q > 1 0 0 I m -A 1,4, 1 1,1 1 -6 11. 111 -- -- 1 -- . 3/-0 . 1 41% r : t, ./.1. ; - -- ft 2- Â· == . -. 0~9 K. - 2 --. - 1~ 74- ' /21 iW/11/0 0~p> E=.1 m94* 4...1 4 - E Tio. 7 96 3_ Â· '15. --- 6 91 . 1.--- 1 -- . 112â€¢. t- 2/ -# I Vt . 4. i .= E-2 I -- --- k , 2, -~ -J -' --- i aa- 1 4. 7 f. 4.91 Â» US : 2 110 BLEEKER ST "BRICK VIC" ,-Â«-1-~ 0 - lu"6 2 (.(419 381) 0,1,%11., A- 1 , 4. 392tk>41 14... ASPEN CO 81611 - - --- 4 - I + '' -==2 1 -2 1 Â·!q.:..% - - I Â¥ 4 / 9 .d 1 --= -- â€¢Ti 0 8-alit 11 0 i 423 z '\ 4Â»<reÂ« 8542 .V.111 ;PECTIVES A&D 4~ MimiNfi KirMRaymondArchitects,Inc 31'~0501-loM 1Hel3H 31Vlcl 200'bl hIZIMO-1 aNV kIEÂ»lOG - C NOUJO "591 31Â¥0 Ittz Wokm . AAN-E, mi, 7, = LANDSCAPE KEY STE ELECTRICAL KEY KICHLER RIPLEY COLLECTION ~- DECORATIVE GRASSES . CONCRETE WALKWAY f~ OUTDOOR HANGING PENDANT - 1LT ~ PERENNIALS ~-4 GRAVEL WALKWAY Kichler RIPLEY COLLECTION .R .A OUTDOOR WALL LANTERN , ~,, SHRUBS FE STONE PATIO 9 OLDE BRONZE #490610Z . ~ SOD -6 KICHLER DISTRESSED COPPER ~ .EXISTING TREES Y ENERGY STAR 91/2' ' MULCH OR BEACH COBBLE . -. HIGH WALL LIGHT STYLE#53726 L_j UNDERNEATH TREES . + , TREES TO BE REMOVED 0 - Â·41,2 47* =Or-dir~Jilhf-p.ah-Ih~P!If-IftrOPPRÂ®[f-+CL~ Â·' . E . 1# Ah â€ž.41 1Â» .1..................................... , I. I. 36. .!/ 1 gul * + + * Pqâ‚¬*fR 1â€¢ .D 'ar,AL,141. .IM.i,t~r.,~ ~P, 1 291-0.R. e> 4 1 ,1/ 1% . 1 q.u. iÂ»ou,â€¢~roâ€¢â‚¬ -111 INLOUrli 'FL-3 M Olk ,Â· Â· - 3.'~:';~itt - l.184-Ut- 6.1 ilo 1.4 ' . - , fuÂ» z Â·~ IL.11 "' . . -1 --1 51'~-' Z & n u' 0 I.- 0 C: 4 21 5.0 / Â¢1- -- --3 -1 i; Nfl I. I Ji 0330 <-41. 2%*, 121/ 1 1 (/ $ 1 0.4 9 , e .- 1 259*16 11 14*11*0 U Ann =1 1 1 I 2;1Â·Â· Â·Â· 1 0 25Â£20 > --1 --1 21 -:76 0 ..4 9-121 U fi, ,. M f-3fd ~tiÂ»'-14 -00 1 - 0.' 1 13 D[ 1 m Z - - I L) , ' A 00 . 1 11 117,4.5 ~~ L 11_12.2.1.LLU - f Â·ct.*1.' 4Â·1.Â·~Pt .r-. '07;. Â· Â· Â·- -Â· tA. 111111117./1 lili lilli i Â· . . - --. -- ., 6 </rnÂ»\Â·huthlÂ·72 4/Â·Ni. 5 't:Â«44 1.. vÂ·Â·:~1Â·~./ 1 -3 .----9..c/,Gl. :41 - lCd?) *92- 1~:tl CiÂ· 1\Â·it/' 1.,1 .==#2 C==U U . I .. 19- . 1 11'f L). /1 ... , .. f ......11.. Â§.. : 416 - 1 1 ./ ~~ ~ ~ - VT. /~~ PkiLLotistz*-ff,5,/1-~i- ISSUE / 1 / Â· IAÂ«74% - - DW20/12 SCHE~rICOESIGN 1 QLM-: yÂ· 9 J l:\ t'O 4%}5- 1 Scale AS NOTED Ii . .11 7-IBM . u t -~L -4_ 36: -2- 1 ir ..vt I"ll# DO~S MOONIM 1 - . 1 "Â·+,r ~~,l~lIGF~' OIl fIFOUCEO NO; '1.Bv~E 01# IH' i ~FILC.iâ€¢,41.LL~U~DSÂ©,U. LA 1.0 F~~prd m 11 1 1 1 11 11 CLOSET 131NZI 9*d - LL9L8 03 NadSV eRAVEL ALLEY , S %3313318 0II 133319 33>133-IEI ihI ils 01 PROPERTY LINE NV-ld E)NllHOI-I hIOIZ33-LX3 + EldVOSaNV1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 110 E. Bleeker-Final Major Development, PUBLIC HEARING DATE: July 8,2015 SUMMARY: 110 E. Bleeker is a Victorian era , :Dp ' L home that was significantly altered many years ~ E,U,'Â·, I . 1 , ,/ ( - : I.- , 6.2 .. Â¥,9.11 . .1.9.' i ago as aresult of the demolition of the original IM.11:/- -6#7.9 front porch, removal of the original street-facing mulÂ¥- .,4-' i:. , -4 '4 109, Â·,..Â·'Â· t f' bay window, and application of paint to the ~ 9 9Â· Â· Â· . I 4 . masonry walls. The house is currently very . 4 j L 94 .22Â¥if r -9.. . difficult to see from the street due to spruce - ~ ,. 9494 trees that were planted in the public right-of- A. -h way within the last decade. : A 4 2. Fortunately, there are photographs, maps. and ~ ' Â·4 r other information available that will assist a purchaser who proposes to restore the home. A L ,~14 -M;16-alit. - new addition is to be built at the rear of the -~JL/#6554*:e . 010 property. HPC granted Conceptual approval, r -i., j . 4 4 . . *.1 Demolition and Variances in March 2015. Final , Â«1:2% 22â‚¬ 4.Â·*j'*W* 49Â· review is requested. , t.* APPLICANT: Bleek House LLC , represented by Kim Raymond Architects. PARCEL ID: 2735-124-37-006. ADDRESS: 110 E. Bleeker, Lots Land M, Block 65, City and Townsite ofAspen, Colorado. ZONING: R-6. FINAL MAJOR DEVELOPMENT Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list ofthe relevant design guidelines is attached as "Exhibit A." IV.B. The house at 110 E. Bleeker was built in about 1887. Records from the Aspen Historical Society indicate it was constructed as a boarding house. Images below will be used to guide the restoration process. --t - ' * I. IÂ· ~~1~t// *42.>gAUS 4 UA~t 7 --bp.= 0... -- 4 1 -1, ?211 66.4 '4. 4.6 1 109 1,11 fis 22 / -#r,1&*5&924*%*4 t /1.9 j~ .., - -. i --:D''lit-â€ž1.1 -1 - 11.- ...... Ill.'ll 21 Q I 1/ I -A - EVE. - 4444'43*~4 6 6 * 12 r t e. E. /1- . 4 i _ rr'.Â·4" i:' ' . 1 : Lud lim f .2 . . . :114 A t. -- ESS<-*. -,4 - r. 0- 0- lit P +3..1/#~e~M: i.' '. : 2' . ..dmZ' *' t=Omi*. 1. m /2 Z <4 /6 3 -- 1. , ,/ . t -. Â· - iÂ·Â· 111 1 %11; 1* il 1 4.* I .....'..ri 1.r. , 1 12 1 'F<4~ .-2.4 2&- -1 i , 41 irtl:.4 /F<'Â«u.. .'hX . - - . I y. +.. . , 41> ... lilli lillili [- â€žmilimil :/almill"// MFE;/1100 f #, 2,] 1?5)~11'll J a -. g. -- B. 0 4., 1 O.il. - .C , 1 1......... am - 94=Jal . A -1,3 -7-1 .. I 1 - . L.. . . , 4 .-1. EM- 11 '9â€ž:lilli 1 11 -42 .-i Ell "-'WIÂ· ' 'E'* 7 '': *%22~21 Â£ j,J . a. 41 - A A / 4 .V .7. - 23- ' N 284. 1....1 I --, .3 - ki 3*4 9-,19994*J Z fillpli 1 - .28-- ..5 4 -*- - ... L . 1.3 - ... - - r 01%23'A.424.4 , e..... t. -7 Â£-4 : 974 I. Â·' - 4 '9.0. The proposal is to leave the historic structure in place, with no basement excavation. A small, non-historic addition is to be removed from the back of the Victorian. as well as a non-historic garage that has caused numerous issues because it sits into the alley and onto the property belonging to the neighbor to the east. The existing garage and addition are pictured on the next page. P37 IV.B. 4# .T 713 4. 40 'â€¢la' ..~16%1 .I i.6//22*6.tave# ..... . ./. -4 - 44'#7 1 4 - C . -L- I 'b W. 1 f ..1 3 tin-11 . . i . =mii=-1 *4 1 L,tr- 1 -~*A~**L - - Â·-Â·r:t~-..1-)~i-2 41~,,iz~~-..,k at~â€¢7._.41 - . The proposed addition will be connected to the house with a one story linking element. A new garage and living space will be constructed along the alley. At Conceptual review, HPC approved side and rear yard setback variances. At Conceptual review, HPC also approved a 500 square foot bonus for restoration efforts. The applicant intends to use the bonus square footage for the project and will request Council approval to remove 500 square feet of the base allowable floor area from the site as two TDRs. Overall, staff finds that the design meets HPC's final review guidelines. The addition is not significantly larger than the historic resource. The physical connection to the historic house is very limited, in an area that has already been disturbed. The footprint. height and massing of the addition is sympathetic to the Victorian. There is valuable restoration work included in the project. At Conceptual, there was some discussion about the proposed dormers on the new addition. At that time, there were two dormers on the south roof plane and two dormers on the north roof plane. The architect was asked to restudy their form and to possibly eliminate them on the south. For Final review, a more traditional dormer is proposed as Option B (see sheets A 11.1 and A 11.2). The dormers have been removed from the north (alley side) not the front. Staff does find that there is a compatibility issue with this area of the addition, related to the amount of glazing created by the combination of the dormer and the sliding glass doors. We recommend a reconfiguration that has more of a relationship to the scale of the bay window on the front of the house, perhaps by limiting the sliding glass doors to two panels or eliminating the dormer, which creates an overall glass area approximately 12' high. Another possibility would be to design the glazing in this area so that at least some of the openings are punched, like those in the Victorian. We have more concern with the upper floor than the lower floor on this topic. Relevant guidelines are: P38 , I IV.B. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 1 A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 1 An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. 1 An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. u An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. u A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. Staff recommends the landscape plan be restudied with regard to plant beds around the base of the house. A continuous perennial bed may interfere with the visibility of the original stone foundation, and may introduce too much moisture iii this area. A more limited group of traditional Victorian plants. like roses or lilacs at the corners of the house, would be more appropriate. The guidelines state: 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. 1 Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. 1 Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. u It is not appropriate to plant a hedge row that will block views into the yard. A more detailed design for the fence is needed. The applicant proposes to recreate the one that can be seen th in the Victorian era photos. There is a remaining 19 century fence in town that is of a similar design and can be used for reference. The landscape plan indicates exterior light fixtures, which will entail a pendant fixture at the front porch and sconces at the rear of the house. The proposed fixtures are not in the drawing set, but are depicted below: 81 rE ELEC-rRICAL KEY -~'- N#-MORRR~~NE~1~t~Mwl 1 1LT Kichler RIPLEY COLLECTION 7_ OUTDOOR WALL LANTERN 'F OLDE BRONZE #490610Z P39 IV.B. There are several conditions of approval proposed to address specifications for restoration work, such as removal of paint from the masonry, masonry repair, and reconstruction of the front porch and bay window. Cut sheets for replacement doors and windows where they are missing on the Victorian are also needed. STAFF RECOMMENDATION: Staff recommends HPC grant Final Major Development with the following conditions: 1. Per Resolution #11, Series of 2015. HPC has approved a 500 square foot floor area bonus. 2. Per Resolution # 11, Series of 2015, HPC has approved a 3'1" east sideyard setback, a 3'8" rear setback, a 5'11" west sideyard and a 9' combined sideyard. 3. Per Resolution #11, Series of 2015. HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution # 11, Series of 2015, regarding window placement on the west side of the Victorian, refer to the window pattern on the "sister" building at 126 E. Bleeker and/or determine window location after the paint has been removed from the brick, which may reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. Restudy the sliding glass doors/dormer on the upper floor, south faÂ¢ade of the addition in order to better relate to the scale of the bay window on the front of the house, for review and approval by staff and monitor. If a dormer is included, use the design represented as Option B in the application. 7. Eliminate the perennial bed around the base of the Victorian and propose a landscape plan that includes a more limited group of traditional Victorian plants. 8. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 9. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 10. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date o f issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M, Block 65, City and Townsite ofAspen, Colorado. P40 IV.B. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. EXHIBITS: Resolution #_, Series of 2015 Exhibit A: Design Guidelines Exhibit B: Minutes from March 11,2015, Conceptual approval Exhibit C: Application Exhibit A: Relevant HPC Design Guidelines for 110 E. Bleeker, Final review 1.2 A new replacement fence should use materials that appear similar to that of the original. u Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. 1 A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. o Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. o A fence that defines a front yard is usually low to the ground and "transparent" in nature. 3 On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. 3 Fence columns or piers should be proportional to the fence segment. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. u This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending iii the "private" spaces beyond. u Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. P41 00 0 IV.B. u Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. u The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. Reserve the use of exotic plants to small areas for accent. Do not cover grassy areas with gravel, rock or paving materials. 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant cliinbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. u Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. u It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. u Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 3.4 Match a replacement window to the original in its design. u If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. u Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those ofthe original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. ci Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. u Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surr ounding plane of the wall. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. o Install a storm window on the interior. when feasible. This will allow the character of the original window to be seen from the public way. P42 00 0 IV.B. u If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. J A replica ofthe original, ifevidence exists, is the preferred replacement. u A historic door from a similar building also may be considered. u Simple paneled doors were typical. 1 Very ornate doors. including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 5.1 Preserve an original porch. =i Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. 3 Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in tlie 1950sand 1960s, is inappropriate. 1 Expanding the size of a historic porch is inappropriate. 5.3 Avoid enclosing a historic front porch. o Keeping an open porch is preferred. u Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. o Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The use of plastic curtains as air-locks on porches is discouraged. Reopening an enclosed porch is appropriate. 5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. o Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. 1 Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. u Removing a dainaged feature when it can be repaired is inappropriate. P43 0 0 r 000 0 0 0 00 IV.B. 7.5 Preserve original chimneys, even if they are made non-functional. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. 3 An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. u A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. u The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. 1 All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade iii light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. P44 CO 000 CE C IV.B. HPC Review 7.8.15 110 E. Bleeker Page 10 of 10 P45 IV.B. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 110 E. BLEEKER STREET, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2015 PARCEL ID: 2735-124-37-006 WHEREAS, the applicant, Bleek House LLC, represented by Kim Raymond Architects, has requested HPC approval for Final Major Development for the property located at 110 E. Bleeker, Lots L and M. Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC reviewed the project on July 8, 2015. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of to NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Final Major Development approval for 110 E. Bleeker, Lots L and M, Block 65, City and Townsite of Aspen, Colorado with the following conditions: 1. Per Resolution #11. Series of 2015, HPC has approved a 500 square foot floor area bonus. 2. Per Resolution #11, Series of 2015, HPC has approved a 3' 1" east sideyard setback, a 3'8" rear setback, a 5'11" west sideyard and a 9' combined sideyard. 3. Per Resolution # 11. Series of 2015. HPC requires specifications for paint removal and mortar repair to be provided before building permit, along with shop drawings showing the details of the reconstructed elements. The specifications will be reviewed and approved by staff. 4. Per Resolution #11, Series of 2015, HPC requires the applicant to work with the Parks Department to have the spruce trees removed from the right of way in front of the house. 5. Per Resolution #11, Series of 2015. regarding window placement on the west side of the Victorian, refer to the window pattern on the "sister" building at 126 E. Bleeker and/or determine window location after the paint has been removed from the brick, which may HPC Resolution #_, Series of 2015 Page 1 of 3 P46 IV.B. reveal some clues about the historic design. Final locations will be reviewed and approved by staff and monitor. 6. Restudy the sliding glass doors/doriner on the upper floor, south fagade of the addition in order to better relate to the scale of the bay window on the front of the house, for review and approval by staff and monitor. If a dormer is included, use the design represented as Option B in the application. 7. Eliminate the perennial bed around the base of the Victorian and propose a landscape plan that includes a more limited group oftraditional Victorian plants. 8. Provide a drawing of the proposed fence for review and approval by staff and monitor. All components are to be wood. 9. Provide cut sheets for any wood windows or exterior doors that are to replace original elements that have been removed from the Victorian, for review and approval by staff. 10. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to tlie general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 110 E. Bleeker, Lots L and M. Block 65, City and Townsite ofAspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or tile City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. HPC Resolution #_, Series of 2015 Page 2 of 3 P47 IV.B. APPROVED BY THE COMMISSION at its regular meeting on the Rth day of July, 2015. Approved as to Form: Approved as to Content: Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution #_, Series of 2015 Page 3 of 3 P48 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 Vice-chair, Jim DeFrancis opened the public hearing. There were no public comments. The public hearing was closed. Chris said what is inside the envelope isn't necessarily part of your purview. There is one bedroom above the addition and three bedrooms in the basement and the second basement is dedicated to uses such as a spa and theatre, wine cave and mechanical room. The density is limited to the first level ofthe basement. Jim said the construction and digging can often be unpleasant but it is also temporary. There is not a majority to add a condition. Chris said we would like to have 1 a deleted. MOTION: Jim moved to approveresolution #10 for 134 W. Hopkins in accordance with the staff recommendation and striking in 1 a, (the not) . The character of the connector should be low iron and no reflectivity. Motion second by Bob. Patrick said the continued repetition of flat roo f additions is destroying the historic character of residential Aspen and is contrary to the intent o f the guidelines. Chris said there will not be visible connections. Roll call vote: Sallie, yes; Nora, no; Bob, yes; John, yes, Patrick, no; Jim, yes. Motion carried 4-2. 110 E. Bleeker Street - Conceptual Major Development, Demolition and Variances, Public Hearing cont'd from February 11, 2015 Gretchen was seated. Exhibit I - Updated elevations. Amy said this is a 6,000 square foot lot close to the yellow brick. It is an 1887 brick Victorian. The brick has been painted which isn't healthy for the building. The front porch was enclosed and a door obliterated. The front bay window has been removed. There is a small addition on the back of the house and a large structure along the alley that sits in the alley and on the 5 P49 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 neighbors lot which has caused some distress over the past few years. The applicant plans to demolish the problematic garage and also the non-historic addition on the back and make a new addition. They are not picking up the house and not moving it and not excavating a basement under it. They are proposing a total restoration. The paint is to be stripped from the brick and the front window reconstructed and porch reconstructed etc. Amy said the proposed addition connects to the back of the Victorian with the standarad one story element and it touches the building that has already been altered and it can't be seen from the street and we feel it is an appropriate place to ad on. There is a deck on top o f the connector that we did not object to in this case because it is really invisible. On the new construction there is a basement underneath it. There are some setback variances requested. There is a request to reduce the east side yard, rear side yard and the combined side yards. There is also a request for the 500 square foot bonus which is well deserved by the restoration work that is being proposed. Staff recommends approval with the approval of the bonus, side and rear yard setbacks and a combined side yard setback. When it comes time to remove the paint from the brick they need to be careful and not make the situation worse. We will also need specifications for mortar repair. The applicant has proposed to reconstruct the historic fence on this property. We need to make sure it is being built with wood posts. We have spoken to the Parks Dept. and the applicant.can remove the street trees out in front of this house. The trees are pine and scruffy and block the view to the house. There is an existing skylight to be replaced and staff is recommending that it be eliminated. When the brick is stripped the applicant would like to do some window replacement on the west side ofthe house. The original windows are gone and we need to make sure that is done in the most informed wayl possible and that we look for actual physical evidence to see how the windows were placed. Gretchen asked about the FAR bonus being used as TDR's. Amy said a more recent incentive has been the TDR program where you can sell some o f your development rights. In this case they will use the FAR as part of their project and one TDR, 250 square feet will be sold to a non- historic site. Sallie said the TDR program is a good incentive because it keeps development offthis piece ofproperty. It gives them a monetary incentive 6 P50 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11,2015 not to have more square footage effect or be a burden to the historic resource. John said it also off-sets the restoration costs. Patrick asked ifthe trees will be replaced with deciduous trees. Amy said the Parks Department will identify the tree replacements. Kim Raymond, architect said the goal is to restore the house as closely as they can back to its original state. The existing garage is 2.6 outside the property line in the alley and 5 feet onto the neighbor's property. Our plan is to tear the little garage down and move our garage which is part of the building 3.1 feet in from the site so we are actually moving it over 8 feet and bringing it off the alley and four feet off the property line. The Victorian will remain in its original location. There is a one story linking element with an exposed corner of the original building and then the addition. The addition in the back has the same simple gable link. Vice-chair, Jim DeFrancia opened the public hearing. There were no public comments. The public hearing was closed. Jim said staff is recommending approval with 8 conditions. The applicant has no disagreement with any of the conditions. Gretchen said she feels the dormers look very high and possibly the architect would consider removing the large arched windows on the west side which would make the building simpler. In that way the Victorian would take a more dominant visual appearance from the street. The additions on the back of Victorians need to be quiet, clean and simple. The roo f addition should be simplified and maybe the dormer on the south could be removed on the roof. Just have the two dormers on the north side and nothing on the south side. Nora and Patrick said they would support Gretchen's suggestion. Sallie said they are trying to bring in the south light. Jim said the board is offering the removal o f the dormers as guidance and to restudy it for the next meeting. 7 ' P51 IV.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 11, 2015 John said dormers are fenestration and that can be looked at for the next meeting. MOTION: Jim moved to approve resolution #11 granting conceptual major development demolition and variances with the conditions as recommended by staff and with the notation that the applicant has been given guidance to restudy certain elements when they come back for final. Amy said there would be a3'1 inch east side yard setback. The rear would be 3'8 inch. 5'11 inch side yard anda 9 foot combined. Amy said the applicant pulled away from the east property line and pushed it toward the west. Jim said the motion would include the dimensional requirements. Motion second by Nora. Patrick asked the board to discuss the setback on the garage. Amy said it is up to the applicant to determine if they have movability to get , in and out o f the garage. Gretchen said she feels there is no issue getting in and out. John said the garage moving is a big improvement. Roll call vote: Sallie, yes; Nora, yes; Bob, yes; John, yes; Gretchen, yes; Patrick, yes; Jim, yes. Motion carried 7-0. MOTION: Jim moved to adjourn; second by Bob. All in favor, motion carried. Meeting adjourned at 6:30 p.m. /. 6/54:/*r.TEE./5 affiESEEILL:,F-/~i//' /3 Kathleen J. Strickland, Chief Deputy Clerk. 8 P52 IV.B. June 1, 2015 Amy Simon City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 110EBleekerAve Brick "Vic" Renovation and Addition Summary Letter for Final Review Aspen, Colorado Parcel ID: 2735-124-37-006 Dear Amy. The following information will address the Sections of the Land Use Application Manual and the Land Use Code as outlined in your letter for the Final Major Development, dated 3.13.2015 This property is located in the R-6, Medium density, residential zone district. RELEVANT LAND USE CODE SECTIONS SECTION 26.304.030 - Application Bl. Please see attached letter of authorization from Bleek House, LLC, a Colorado limited liability corporation, granting Kim Raymond Architects, Inc authority to act on their behal f throughout this process. B2. Please see the attached Vicinity Map with a legal description and directions to the property. B3. Attached, please find the Disclosure of Ownership in the form of the Title Insurance conveying the property to Bleek House, LLC. B4. See attached Vicinity map. B5. Please see attached Site Plan depicting the proposed changes to the existing landscape and building footprint. B6. Please see the site improvement survey of the property. B7. Please see below, the description and summary of all requested information pertaining to the Land Use Code sections in regard to the proposed development. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P53 IV.B. Additionally, please find a copy of the Final Major Development letter, dated 3.13.15 from Amy Simon, attached at the end of this packet of information. This application package includes all requested documents as outlined in said letter. Section 26.410 - Residential Design Standards Section 26.410.10 - Applicability 26.410.010 General A. The purpose of these standards is to preserve established neighborhood scale and character, while not determining architectural style. The intention of the development of this historic property is to renovate the existing home to it's original style and condition, by adding a simple, two story addition, via a linking element, to the single family home at the rear of the lot. A full basement is also being proposed under the historic home. The existing, non-historic garage, which is encroaching on the neighbor's property, will be removed and a new garage will be incorporated into the addition. This new garage will be within the property boundaries and will face the alley. The renovation will return the front porch and front entry to it's original condition; a single story covered porch nestled in the corner of the brick home, in line with the front fa~ade. A window box will be rebuilt to match the original as closely as possible from photographs and evidence found during construction within the framing. These elements will keep the appropriate domestic scale for this private residence and offer vitality to the streetscape with the outdoor living space facing the street with a short fence between the home and the passersby; allowing for interaction between public and private. The fence will be re-built to the look of the historic found in photos. The renovation will also remove a raised patio at the west side of the brick home, that was added sometime in the last decade or two. The new patio will be on grade and be accessed from the new addition. B.2 The proposed development will be a single family home, thus all of the residential standards shall apply. 26.410.020 Procedures for Review A. After receiving conceptual approval from the HPC, Amy Simon prepared a pre-application summary letter for Final Major Development, dated 3.13.2015. D.2 Please see outlined below the details of the specific variances that will be requested of the HPC forthe completion of this project. The variances being sought are side yard setback for the new garage; combined side yard setback at the garage; a rear yard setback variance. The variances are being sought because they help the project meet both the Residential Design Standards and the Historic Preservation Guidelines; allowing for appropriate design solutions for the life safety of the occupants and the preservation of a high quality historic structure. The original structure will not be moved from it's historic location; it will just be lifted and set back to it's historic location and elevation on a new foundation with full basement, which limits the available area at the rear of the home to be used for the addition. The HPC guidelines request a minimum of 10'-0" for the linking element; this pushes the new garage closer to the rear yard requiring this setback. The design is also keeping the large side yard next to the historic building by 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P54 IV.B. not putting any of the new construction any closer to the historic structure than 10' behind it; thus the request for the rear yard setback variance. The combined side yard and east side yard setback variances are being requested for the same reason; to keep the historic resource at the front of the lot with nothing being built adjacent to it, maintaining the historic location and preserving a large yard. 26.410.040 Residential Design Standards A. Site design 1. The existing house is located on a typical 6000 sq. ft. city block. The front fagade of the existing structure will remain parallel to the street. 2. The proposed renovation will not move the existing home from it's current location; the front fagade and the front porch will be almost three feet behind the required 5'-0 of the front yard setback; the existing and proposed front porch is 17'-10 14" from the property line. 3. There are no proposed berms for the project, and we will work with the HPC and City on the removal of some trees that are in the right of way that block the view of the home from the street. We will rebuild the historic wood and brick fence as is shown in the historic photo. B.1. Building Form 1. Secondary Mass; The requirement for 10% of the total square feet of the project will be met, as approximately 40% of the proposed development will be attached to the existing Victorian home via a single story "link" element that is 10'-0" long. This link is between 2, two story elements. 2. This link meets the height requirement of having a maximum plate of 9'-0. The link is 16'-0 wide. We are asking for a variance from this aspect of this design standard. The link is wider to make the space more useable. We feel that since it can not be seen from the street, being set back from the west corner 2' and 6' -6" from the east corner of the historic building; the intent of the standard is met in that this is truly just a link between the two elements. C. Parking, garages and carports. The existing garage on this parcel is located on the alley; literally. It encroaches into the alley by 2.31 feet and onto the neighbor's property by 5.3 feet. It also faces west, not the alley. We plan on removing the existing, non-historic garage and rebuilding a garage that faces the alley and correcting both encroachments. The vehicular entrance is less than 24'-0" with two single bay doors. D. Building Elements 1. Street Oriented entrance and principal window. The proposed home sits on a city lot in the center of a block, with the historic house facing Bleeker Avenue as it was built originally. This home has a front door that faces Bleeker Street, located on a front porch that is built into a "corner" of the brick structure, on the front facade. The original porch roof will be restored to look like the original, as will the front door detailing. The primary window in the original Victorian home was a box window that projected from the front of the brick fa,ade. We will restore this unique window, including all the trim and window that replicates the original. Both of these elements meet this criteria of the HPC design guidelines. Dl.a The proposed entry door is in the front faÂ¢ade of the building and is no more than 8'-0 tall and is 8'-7" back from the front fa,ade; as it was built originally. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P55 IV.B. Dl.b Covered Entry Porch: The original home had a front porch that is 9'-0 deep and fills in the corner of the brick structure formed by the west side portion of the front fa,ade standing 9'-0 proud of the east side of the fagade. The porch forms a half gable shape to allow "entry" to the porch under cover, then turns and becomes a typical shed roof, sloping towards the street. This porch is 12'-0" wide and 4'-6" deep along the front of the building; the entire porch is 68.25 sq ft. D2. The renovated brick building with it's covered front porch has this single story element on the front fa,ade. It is nearly 50% of the front fa,ade and has a plate height well under 10'-0. D3.a Street Facing windows shall not span between 9-12' above the main floor in this renovated Victorian building. The unique window box will be returned to the front faÂ¢ade as the primary window. D3.b There are no non-orthogonal windows in the building. D4. All the light wells are located behind the front fagade of the home. E. Context 1. Materials. El.a All of the existing materials on the historic house will be cleaned up and repaired as necessary to maintain the historic character of the building; this includes stripping the paint and restoring the brick. The brick is on the lower portions of the walls, with wood in the gable ends. The historic roof will be returned to wood shingles, as part of our restoration work. The proposed new materials on the modern addition will flow around the building in a consistent manner; no "applied" materials. The major siding will be 4" wood, applied horizontally; smooth and stained a natural color. There will be steel detailing and trim on the addition as well. Simple material to go with the simple form of the addition. The new addition will have a short wainscot of steel panels below the wood siding; to protect the wood from moisture (snow/rain splashing) and to break up the large expanses of wood on all sides of the addition. El.b The palette of materials will be different than the historic building; but will be true to their natural characteristics with heavy materials at the bottom of walls. El.c Highly reflective materials will not be used anywhere on this exterior. E2. Inflection. The proposed project is located on a city lot in the center of the block. The home to the east side is a two story structure in the historic chalet style. The home on the west is a Victorian that was renovated and has a two story new addition atthe rear of the lot, connected with an above grade linking element. Our building will actually have the similar configuration with the historic resource that is two stories at the front and a connecting link to a two story addition in the back. There are three steps down to the new two story addition in the back of the lot, keeping it from being much tallerthan the historic building. Section 26.415 - Historic Preservation Section 26.415.070 - Development involving designated historic property or property within a historic district. Section 26.415.07OD Certificate of appropriateness for major development Dl. This development meets all the criteria for being a major development: 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P56 IV.B. a. it is building a new structure in the historic district b. it is altering more than 3 elements of the existing building in the restoration work of the Victorian and addition to the back. c. it is expanding the floor area by more than 250 sq. ft. d. it will have a new basement under the historic home D2. This project does not need any additional Land Use approvals. D3. Please see section 26.304 above for the general application information. The attached drawings shall include aillisted drawings and requirements, including conceptual materials, and 3D renderings of the project. See Section 26.410 above to see how the project complies with the residential design standards; see Section 26.415.110 below for a detailed summary of the variances being requested. Historic Preservation Guidelines 1.2 The existing, non-historic fence will be removed and a new fence will be constructed. We will use the photo of this home, which shows the original fence as the template for re-construction; including the brick newel 'posts' and wood pickets. 1.3 The replacement fence will have a transparent quality by nature of it having narrow wood pickets with space between them. The fence will be much less than 42" in height; placed just within the front property line. We will be able to ascertain the height of the fence by counting the bricks in the newel posts in the photograph. 1.4 The components of the fence will be just as the photo shows; wood pickets with square, brick newel posts. 1.9 This project will maintain the established sequence of public to private by keeping the walkway from the street to the newly restored front porch. 1.10 There will be simple landscaping, with grass and flower gardens. The existing raised porch, that is adjacent to the Victorian home, will be removed; and the new flagstone patio will be at grade, well behind the fagade of the historic building. 1.11 The large spruce tree in the mid/rear of the yard will be maintained, if possible, during construction. Ben Carlsen, the City forester, has been consulted and he concurs that the large tree towards the rear of the yard stays and the smaller one in it's shadow is fine to be removed. Both the HPC and Ben agree that the non-traditional evergreen trees on Bleeker Street should be removed; which we will do. 1.13-1.14 There will be no new trees planted on the lot. The large side yard will be maintained. No ivy or other plantings that will take away from the historic building will be introduced to the site. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P57 IV.B. 1.15 The lights at the front porch and new patio at the addition will be'dark sky' compliant, with shielded light sources. There is no up-lighting. There will be no walkway lighting along the walkway to the entry porch. There will be subtle landscape lights at the back patio and in the flower gardens. 2.6 The existing building has an original stone foundation and is constructed with brick. The mortar of both materials will be stripped of the paint that has been applied over the years. As the construction allows, the investigation of water leakage will be discovered and fixed. The original mortar will remain to the extent possible to avoid mold issues. As for the stone foundation; it will be restored and stabilized during construction as part of the restoration. The construction methods outlined in these guidelines will be followed in the renovation of the stone and brick. 3.1 The historic box window that was removed, will be replaced with all of it's trim and detail. The photo of the original house will be the template. The window that will be put back in this large "box" trim will be a window that is as close to the historic proportions for the sash, frame and sill, etc; that can be found. 3.2 The existing windows have been made smaller than the original windows. It can be seen where the brick has been 'filled in' for these windows. During construction and comparison with the other home two doors down from this one, it will be determined the correct size of window to restore on both the east and west sides and at the front porch when it is re-opened. 3.3 No new windows are being proposed for this historic building; just the renovation back to original. 3.4-3.7 Using photographs and history, we will replace windows to the original design and proportion. The replacement windows will be wood windows, painted; like the original. The profiles of the sash and frame will be matched as close as possible to the original with the complex steps from face of window to glass. 3.8 The windows are only being replaced if they are not original. The need for storm windows does not apply. 4.1-4.5 The front door on the existing house may be one of the original front doors, (there are two doors on the front porch). If it is, it will be restored and reused. If not, we will replace the new door as closely as possible to the original in all details and size. 5.5 The restored front porch will resemble the historic in all the trim and detail that can be seen in the photos of this building. The long sloping roof will be 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P58 IV.B. removed, the closed in walls and windows will be removed and the front door will be moved back to it's historic location. The window that was hidden on the street facing fagade by the enclosed porch will be restored. The columns and railing detail will match the photos, using wood to rebuild all the details. Historically, the rails were not as tall as they are required to be today. We ask that the HPC work with us and the building dept. to insure that we can install rails that are shorter than code requires today. 6.1 When the brick is cleaned of the paint, we will have a better idea of what needs to be done to preserve and restore the brick. It is our intention to bring it back to the original look; repairing and patching as required, using recognized preservation methods for brick. 6.5 We have a good photo of the front faqade of this house, which will be used as the template. It is the window box and front porch that are seen in the photo and the two big elements that will be restored; with very little guessing. 6.6 The window box on the front faqade will be replaced, using wood as the replacement parts, just as the original. 7.5 The two brick chimneys will be restored. One will become decorative, the other will be used with the new gas fireplace. 10.4 Design a new addition to be recognized as a product of it's own time. The new addition is visually compatible with the historic building, while staying subordinate to it. The new construction will have a simple gable roof that is of the same pitch as the historic building. It will also have shed dormers in response to the shed dormers on the existing building. To make this addition a product of these modern times, the dormers are proposed to have a more shallow slope. The new dormers will be of a similar size and proportion to the Victorian. The differentiation will be in that the detail that makes this dormer appear to go to ~ the ridge will be glazing. We feel this design is in line with this design guideline; similar but distinct. It is more interesting than copying the existing dormers, (which is not the intent of the preservation and renovation code) and is still very compatible; but a product of modern times and construction. We have shown two options for these dormers in response to comments from the Commission during the conceptual review. We will work with the commission on the final decision for which dormer style is accepted. 10.11 The horizontal wood siding that is proposed for the addition will be in keeping with other construction of the historic times, but will be applied in a more modern fashion; smooth and butt jointed with subtle metal trim at the corners. This wood addition will be subordinate to the Brick Victorian. 14.6 The exterior lighting will be simple and will meet the dark sky requirements. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P59 IV.B. They will have a lower level of luminescence to be compatible with the nature of historic lighting. It will not try to replicate historic lights, but will be compatible with the Victorian design; see attached spec sheets. 14.7 As with the landscape lighting, all exterior lights will have shielded sources of light and will not shine upward. No facades will be washed with light and there will be no lighting duplication. 14.16 All exterior equipment will be placed on/in the new addition, leaving the historic structure free of any utilities or service equipment. D.4 Final development plan review 4 a) 1-3. Please see attached W, scale drawings and renderings that depict the building materials being proposed for the addition to the restored brick Victorian. 4 a) 4. Addressing the comments from members of the HPC from the conceptual approval; we have studied the dormers on the addition. We are presenting two options for consideration of the members of HPC. The suggestion of making the new dormers originate at the ridge and be steeper are presented. We feel that this option looks like it is trying to be just like the historic building. Please see Section 10.4 of the Historic Preservation Guidelines above on designing a new addition to be recognized as a product of it's own time. The other option is to stay with the original proposal of a less steep dormer that has the same approximate eave height as the steeper version coming from the ridge; but it is more flat in nature and has the skylight above to carry the dormer detail to the ridge. We feel this is more interesting architecture and meets the "product of it's own time" much better than the other option. The section of roof between the two gable roofs is flat, thus being more compatible with the more modern version of the shed dormers. The dormer on the alley side has been removed. The deck at the master bedroom on the second level of the addition was moved to the east, offthe corner of the building; a more traditional look for decks being built onto simple structures; keeping the addition more subordinate to the Historic resource. Section 26.415.110 Benefits. The City is committed to providing support to owners of Historic homes to maintain, preserve and enhance these properties. Benefits have been created as incentive and/or rewards to the owners of these properties to encourage good restoration practices. We would like to take advantage of a few of these benefits in return for our efforts to restore 110 E Bleeker to it's original constructed look. A. This parcel is not going to be split; rather a large yard will be maintained; leaving the historic resource "front and center" (of attention) on the property. B. The single family home will be renovated and have an addition at the rear of the lot; we will not be seeking increased density for two detached dwellings or a duplex on this property. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P60 IV.B. C. Variances Cl. a The required rear yard setbacks for a garage off the alley is 5'-0". We are requesting a rear yard setback variance for the new garage of 1'-4" to allow a 3'- 8" setback from the rear property line. This moves the garage to the south 5' -9" from it's current location on the alley; back onto the property. The existing one is currently encroaching on the alley 2.31 feet. The request for this variance allows us to have the required 10'-0"minimum length connector link between the historic resource and the new garage. The garage is not over sized, but will accommodate most vehicles on the road today. The required rear yard setback for living space is 10'-0. The back wall of the new addition is 9'-0" from the property line requiring a 1'-0" variance for living space. We are asking for a variance of 3'-1" for an architectural element on the upper level that is 8'-0 wide. This element breaks up the large expanse of a two story wall; and is still behind the plane of the garage wall below. The request for both of these areas of living space to be closer to the rear property line are also being sought so that we are able to maintain the 10'-0" link between the new and historic portions of the building while leaving the historic building in it's existing location. We feel that keeping all of the addition to the back of the property, well behind the home and leaving it in it's historic location is the best way to renovate this historic resource. The required side yard setbacks are 5'-0 on each side with a combined setback of fifteen feet. The existing garage is currently 5.3' beyond the property line to the east. The neighbors disputed the garage and a lawsuit resulted in a lot line adjustment to allow the garage to remain on the neighbor's property. It is our intention to build the new garage 6'-11" to the west of this location putting it 1'-7" to the east of our west property line. We are asking for a sideyard setback variance for the garage and the room above it, of 3'-5". The combined side yard set back at the garage is 8'-6 14". We are requesting a variance of 6'-316". Again this is requested because we want to keep ALL of the new construction well behind the existing brick home and bring it all onto our property, so the building got wider. We also want to keep the house in it's historic location and not move it forward on the lot; resulting in not as much space at the rear of the property. We think our proposed addition is a big improvement for the neighbors and the City as the garage is now well within our property lines and the house doesn't move forward. - Cl.b There is only one building on this lot. Cl.c The site coverage is under 50%, so no variance is being sought. Cl.d Public amenity not required of residential, no variance sought. C2.a The variances being sought here are similar to the neighboring property and many others in the West End of town, where a connecting link pushes any new additions to the rear of a lot so as not to 'over whelm' a historic miners cabin or Victorian home. This house is no exception to this rule as the existing two story home will remain in it's historic location, be renovated to it's original appearance from the front and both sides and will have any new construction added to the rear of the lot behind the subordinate, one story linking element. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P61 IV.B. C2.b To mitigate any adverse impact to the historic property, the proposed work leaves the historic house in it's original location, it will be renovated back to it's original design and detail and the large side yard is being maintained. To accomplish this, we are buildingthe minimum length connector link between the historic and new portions of the building and keeping all of the new construction behind the Victorian. We are also leaving the home in it's original location. F. Floor area bonus. We are requesting the 500 sq ft bonus, as we believe we are doing an outstanding job renovating and rehabilitating the original home. la The proposed design meets all of the design criteria for residential design. All of the Historic Preservation Design criteria are also met to the letter except one. This one criteria is the 10'-0" width of the subordinate linking element; though the connector link is widerthan the required 10'-0; this criteria is met in intent because the link is set back from both of the back corners of the historic house, making the new addition seem completely separate as viewed from the street. The link is also mostly glass on the west side, making it appear more "light" and giving a distinct transition from old to new. 1b The historic house will remain the key element of the property, remaining in it's original location with the addition completely behind the house. The additions that are not historic will be removed to replace the visual integrity of the original house. In addition we will work with the City and Parks department to remove some of the trees from the front of the house to create a better view from the street. 1c We are proposing to, not only remove the elements that have been added that are not historic, but we will replace the box window on the front fa,ade and the porch as it was built historically, using historic photos as a guide. This restoration will also include all the trim at the windows, gable ends of the roof and at the porch and we will remove all the paint from the brick. Additionally, we are rebuilding the historic fence. ld The new construction is designed to reflect the historic gable shape of the Victorian roof. The new roof is a steep gable; though with a modern twist to make a distinction, it has no overhangs on the length of the gable. The dormers in the new gable are similar to the historic dormers in that they are shed dormers, though they will have a very shallow slope; looking more flat than the historic dormers, another distinction. We are also reflecting the tall, narrow windows in the Victorian, with much of the new fenestration also being tall and narrow. le The construction materials will be of the highest quality for both the renovation of the historic and the new construction. lf The distinction between the historic, brick home and the new addition is very apparent; the single story connecting link is set back to leave both rear corners of the brick exposed, 2' on the east and 6'-6 on the west and it will be very minimal in detail in contrast with the trim on the brick portion of the building. The color will be a warm grey to appear as a shadow between the two building elements. The new construction will have clean lines and minimal detailing to be in contrast, but respectful of the historic resource. 1g The existing outbuilding garage will not be retained, as it is not historic. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P62 IV.B. 1h The notable historic landscape feature are the cotton wood trees that have been on Bleeker Street for decades; we will retain any on our property, but remove the other trees that block the view of the house from the street; per the meeting with Mr. Carlson on site. 2. As noted here, the proposed design meets all of the criteria outlined above to earn the 500 sq ft bonus. We hope the Commission sees the level of commitment we have to restoring the Victorian house to it's original appearance and how we intend for this to be an exemplary historic preservation project in the community. H. Waiver of Impact fees. In addition to the other incentives offered by the City, we would also ask that the impact fees for Parks and TDM be waived per Section26.610. We will not be requesting the waiver of the building permit fees as we have done in the past as the City has expressed concern about offering so much financial incentive to individuals that the City then feels pressured. We do ask that the tree removal or mitigation fee be waived, as the HPC would like to see the smallish, non-traditional evergreen trees be removed at the street so the renovated house will be more visible. L. Transferable Development Right (TDR). If granted the bonus FAR for an exemplary job in renovation, we would like to create two (2) TDRs. This will limit the available square feet on this lot into perpetuity as part of the renovation effort. 0. Building Codes. As the construction begins, it may become apparent that the development will need to take advantage of the benefit of the International Existing Building Code (IEBC); so we are requesting it now. One last benefit that we would like to request is an expedited permit review process from the building dept. This is a great benefit to the owners. Thank you. Section 26.575.020 - Calculations and Measurements. Please see attached Floor Area Ratio Calculations. These calculations were made in accordance with the regulations and rules of this section including the subgrade space; please see attached diagrams. The net lot area is the same as the lot area for the purpose of calculating the floor area ratio; as there are no easements or other restrictions on the lot. The new upper floor is a bit smaller than the original to make for better light and living space in the living room of the home. The height limitation of 25'0 has been adhered to as is shown on the elevations, measuring to the 1/3 point up the roof from the eave on the 10/12 sloped new gable. The changes to the building comply with the definitions, requirements and limitations as outlined in this section. Section 26.710 -R-6 Zone District Please see the attached Survey, to see the existing encroachments of the garage into the alley and onto the property to the east. We will remediate those 2 encroachments with the new plan. With the granting of the requested variances at the rear of the property, we will construct the remainder of the project to be in compliance with all other setbacks, as shown on the attached Site Plan. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P63 IV.B. The proposed changes to this building comply with all requirements, limitations and restrictions as outlined in Title 26 of the Land Use Code, as described above. In summary, we believe that the proposed major renovation of a once grand Victorian, along with the reasonable sized and appropriately proportioned addition to the rear will be a great asset to the community. With substantial work, the Victorian will be restored to it's original appearance and the addition in the rear will not be a distraction, as the historic resource retains it's dominant place in the front of the property. And with the removal of a few trees along Bleeker Street, it will be very visable to the public from Bleeker Street. In addition, we will be removing the existing garage from the rear of the property that is encroaching on both the neighbor's property and the alley. Thank you for your time and consideration of this project. We look forward to working with the HPC on this renovation and addition. Sincerely, Kim Raymond, Principal Kim Raymond Architects, Inc 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 P64 GENERAL NOTES 1 THESE DRAWINGS ANDANY ACCOMPANYING SPE'FIOTIONS AS 9. THE CONT RACTOR SHALL SU8MIT SHOP DRAWINGS TO THE ARCHITECT INSTRUWENTS OF SERVICE ~RE THE SOLE PROPERTY OF THE ARCÂ¢4TECT FOR WINDOWS DOORS CASEWORK METAL DETNUNG STAIRS REGAR[XESS OF WHETHER THE PROJECT FOR WHICH THEY WERE FIREPLACE, AND ANY OTHER V,ORK NOTED IN THE DOCUMENTS. 110 Bleeker Street "Brick Vic" ~ANDILTI./.DAN~)...2,/ .~~I.'.2/'"'"'IL"/T.-W"'.IBLF.UNT.L THE BE REUSED OR REPRODUCED INANY FORM OUTSIDE OF THE PROJECT CONTRACTOR RECEIVES APPROVED SHOP DRAWINGS FRO~11 THE CONTRACT WITHOUT V.RITTEN AUTHORIZATION FROM THE ARCHTECT ARCHITECT ALL WORK SHALL CONFOR' TO THE APPROVED SHOP DRAV,!INGS I. THE CONTRACTOR SHALL BE RESPONSIBLE TO INSURE TIÂ·l!,T CONSTRUCTION CONFORMS TO ALL FEDERAL STATE LOCAL AND 10, THE DESIGN ADEQUACY AND SAFErY OF ERECTION BRAING. THEIR ASSOCIATED TRADES SHALL PERFORM ALL WORK AT THE HIGHEST RESPONSIBILm' OF THE CONTRACTOR AND HAS NOT BEEN CONSIDERED NTANDARD I CRAF~SMANS}~P ey-.E~ER â„¢E~T~T~ls- I i FOR THE STABILIrf OF THE STRUCTURE THROUGHOUT THE DUR'JION OF u 3 THE ARCHITECT WILL PROVIDE DETAILS ANDIR DIRECTION FOR CONSTRUCTION AND SHALL CONFORM TO ALL FEDERAL STATE AND DESIGN INTENT WHERE IT IS NEGLECTED IN THE DOCUMENTS OR LOCAL 0 S.HA REGULATIONS THE CONTRACTOR SHALL BE e 9 ALTEREDBYEXISTINGCONDITIONS RESPONSIBLE FOR THE SAFETY AND CARE OF NEIGHBORING PROPERTIES UNTILTHEPROJECT IS COMPLETED - 4 THE CONTRACTOR SHALL VERIFY ALL DI~ENSIONS AND CONDInONS DEPICTED IN THESE DOCUUENTS AND SIIALL NOTIFY THE ARCHITECT OF 1~. THE CONTRACTOR SHALL GE RESPONSIBLE FOR REQUESTING -. ANYCISCREPANCIES OWISSIONS AN[Â¥ORCONFLICISPRIORTO Bull[)ING INSPECTIONS AS APPLICABLE TO THE INTERNATIONAL PROCEEDING WITH THE WORK. ALL DIMENSIONS ON STRUCTURAL BUILDING / RESIDENT~AL CODE AND LOCAL ORDINANCES DRA.NGS SHALL BE CHECKED =ARCHITECTURAL DRAVâ€¢,INGS -V NOTIN THE ARCHITECT AND ENGINIEER OF Al DISCRERANCIES PRIOR TO 12 THE CONTRACTOR SHALL COORDINATE ALL OPENINGS THROUGH 'rum#fl PROCEEDING WITH THE WORK viALLS FLOORS AND CEILINGS WITH THE ARCHITECTURAL STRUCTURAL MECHANICAL PLU!,18#NG ELECTRICAL AND LIGHTING DRAV,INGS REFER LID NOT SCALE DRAWINGS THE DIMENSIONS SHALL TAKE TO THEI STRUCTURAL ENGINEER FOR ALLOVaBLE OPENING SIZES i PRECEDENCE OVER SCALED DRAWINGS REQUIREMENTS IN STRUCTURAL MEMBERS. 5 THE CONTRACTOR SHALL GE RESPONS!8LE FOR PROVIDING ALL 13 THE CONTRACTOR C BE ACCOUN/LE FOR THE STONE MASONS 4 t-Â·-IMmE!1Â£104 1-=.A,NE#t,.....g.Â©fe-% *- Â·~-- - '421 c TRADES UNDE R THEIR AUTHORITY WITH DRAWINGS AND,OR TAKE-OFFS AND NU- ASSUME THE RESPONSIBILITY OF COORDINAING SPECIFICATIONS, ANY lEMS THAT RENRE CLARIFICATION DURING THE BIDDING O PROCESS. 7 THE OWNER ANC)/OR ARCHITECT SHALL APPROVE ANY'EQUAC E MATERIALS EQUIPMENT FIXTURES ETC PRESENTED BY THE 14. THE ARCITECT ./.RIFf IN FIELD)ALL LIGHTING FIXTURES, CONTRACTOR THE CONTRACTOR SHALL SUPPLY THE ARCHITECT AND~OR SWITOG MECHA,iCAL GRILLES. REGISTERS AND THE RMOSTAT .. 1....9,,79 .F.- 7. 1 Ovi,NER WITH SAMPLES OF ALL FINISH MATERIALS AND SHALL NOT LOCATIONS PRIOR TO INSTALLATION THE CONTRACTOR SHALL ROUGH4. pROCE.0 WITH INSTALLATION UNTIL THE ARCITECT ANCNOR OWNER %.ING FIXTURES ANDILLUSTRATE SWITCH REGISTER. ANDGRILLE ISSUES AN APPROVAL ALL WORK MUST CONFORM TO THE APPROVED L./.TIONS PRIOR TO THE ARCHITECT VALK-THROUGH. SAMPtE THE CONTRACTOR SHALL FORV~RD ALL REQUIRED SUBWITTALS AND VERIFICATIONS TO THE ARCHITECT V~TH ADEOUATE TIIAE FOR I. ALL EXTER.R PENETRATIONS SUCH AS GRILLES BOILER FLAPS ETC, REVIEWAS NOT TODEW THE WORK IN PROGRESS. TOBECOPPERORENCLOSEDBYCOPPERFITTINGS 8 I PEOUIRED THE CONTRACTOR SHALL PROVIDE THE BUILDING . DEPARTME. HACONSTRUCTIONMANAGEMENTPLANPRI. 10 - - ...8-Â£- -u â„¢â€¢E -ECE~e ,â‚¬â€¢I.Lm.~â‚¬N~Â£~Al.~~,~1#Eâ€¢ "Â·7:Z:'. -ir#&L-' e MATERIALLEGEND SYMBOLLEGEND APPLICABLE CODES PROJECT DATA PROJECT TEAM SHEETINDEX ALLCODES REFERENCED ARE TO BE USEDAS AMENDED PARCEL ID NUMBER 273512437006 OWNER: ARCHITECTURAL DRAWINGS -4(~A BY THE STATE OF COLORADO AND LOCAL JURISDICTION. A 1.0 TITLE SHEET / GENERAL INFO E ....0 - - - --- GRID l~E ZONING: R-6 A 1.1 SITE PLAN -2009 INTERNATIONAL RESIDENTIAL CODE SITE AREA 6,121 SO.FL ARCHITECTÂ· A12 FAR CALCULATION.PROPOSED FLOOR PLANS bri ty'r :~ 1 A 1.3 FAR CALCULATION~PROPOSED ELEVATIONS 4 f/8-3400.y , - 20061NTERNATIONAL BUILDING CODE BLDG USE RESIDENTIAL KIM RAYMOND ARCHITECTS INC. A 14 SUP.'EY 0 2 LA k~* 41 2009 INTERNATIONAL ENERGY CONSERVATION CODE OCC. GROUP #### 0133 Piospector Rd. Unit 4102X A 2.0 EXISTING FLOOR PLANS un\,fr , U / Sds Pm,009 CONST. TYPE: ##i## ASPEN,CO 81611 A 21 EXISTING ELEIATIONS 1 ex--24",1 A 2.2 EXISTING ELEVATIONS OFFICE PHONE 970.925.2252 ~22:55/ N stoc~â€ž~ - PITKIN COUNTY LAND USE CODE OFFICE FAX ##11 A 3.1 BASEMENT LEVEL FLOOR PLAN CLIMATE ZONE. #### A23 DEMO CALCULATIONS RMSICN - PITKIN COUNTY BUILDING AND CONSTRUCTION CODE FIRE SPRINKLERS #### CONTACT KIM RAYMOND/kim@lual.us A 3.2 MAIN LE,/EL FLOOR PLAN Ill11111111 GUWL- - PITKIN COUNTY PROPERTY RESOLUTIONS A 3.3 UPPER LEVELFLOOR PLAN GENERALCONTRACTOR: LEGAL DESC'N. CITY AND TOWNSITE CF ASPEN BLOCK A 3.4 ROOF PLAN ......ARKER 55 LOT LAND LOT M PLUS 121 SO FT PER 00## A 41 SOUTH AND WEST ELEVATiONS LOT LI~iE A[li V.ITH 114 EAST BLEEKER A42 NORTH AND EAST ELEVATIONS STEEL o G. STREETCONDOS Ail BUILDING SECTION A 7.1 INTERIOR ELEvATIONS BATH 4 & BATH 5 -eET. SECTION .RKER A72 INTERIOR ELEvATIONS MEDIA ROOM &LAUNDPY STRUCTURAL ENGINEER: A 7.3 INTERIOR ELEvATIONS FAMILY ROOM & POWDER I I | Ct~CRE' A 7.6 INTERIOR ELEVATIONS MASTER BATH 2 I -* 9-- #### A75 INTERIOR ELEVATIONS MASTER BATH 1 U L A74 INTERIOR ELEVATIONS KITCHEN DETAI~CUT INTERIOR ELEVATIOFIS MASTER TV A77 INTERIORELEVATIONS BATH 3 III OR I FRA~EDVI~LL Â«- ~ DET" .101 3D PERSPECTIVES LIGHTING DESIGNER: A102 30 PERSPECTIVES A 10.3 3D PERSPECTIVES I 10/'ll SPOTElfi,*nON S#:*$ All DORMER COMPARISONI AAUA/VVIAA BATTI,ISULAIKÂ»J . aE.104 l111111Ill) g - LANDSCAPE LA 10 LANDSCAPE + EXTERIOR LIGHTING PLAN Sâ„¢UCTU.L 0 W)+DOW Muk fiT----a.. ELECTRICAL El.1 #00* aDOMNAME =AMFANDN-0 LIGHIING ~G24/4{ .....ao, o, LP.A = H.. ..*El-TION#RKEA ABBREVIATIONS VICINITY MAP FAR (FLOORAREAIR. DATE 'SIE OG,12 sr HEMATIK DE-PJ LELE I- U 9-~- ng vi~ ~ '-- ~ "-" ' '-4 ~--' 4 LOWERLEVEL 60 sl. :r = 9= E?EES ---93,-- ,--- i .*.2 ; ~ AWN LEVEL 1686 sf. UPPER LEVEL 1315 sf. ;L=[0-f * .- I - - --- = -- I ... .....'. ...... W -- : 37- 7 C 1 = 2 :-- 2 Z:1 '-' 4 0 ' SUBTOTAL 3061# 1==....U. . 1 GAMGE f MAIN LEVEL 133sf - -- I - * â€¢ TOTAL: 3194 sf. - - -- . ..- 11 - I ]0- .... e .~ *, 1 - -- 1- 1-- - I- I -1- -1.. L. Scale ASNOTED --e..... ---4. - I-/. .... -4 .-- I -I - I 'REFER TO ARCHITECTURAL DOCUMENTS Al.2 AND A1.3 ..t â€ž- :0 r.,i. ar - =- FOR THE FAR GRAPHIC ILLUSTRATION. . â„¢E A.VE ./11.4 D0E5 ~T I,tEASUNE ONE INC' r f.............. ........'ED... 'Mi -1.. 1. ....1. . .1. ..... I '05.. ..'. A 1.0 4,1.' V.. 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NV-Id 318 GRAVELALLEY LIÂ·91.9 00 N3dSV 133hI1S k13>43318 >ID I H El â€ž 15 hi 3>I 3 319 OI I CD PROPERTY LINE TO BE REMOVED 0 00 0 0 00 2 0 00 88 UP c==- --*3 0--- lilli 11 0 11289# 1 T-1 8 0 i Â»====4 u w- 1-1 -'-1 0 0 i 1 6 i r--Ir-Li - I M | 508sqft ' 42 rf N -3 c F 1-1--1--41 c L.j i ~ -1 coe -1 1 uf'=__02 -90 | 718.25 sq R ' 882-25 sqft 1 I 334.44 Â· - i 356.25 sqft ~ . 0 th luâ€žâ€ž1 ..uid,H 0 2===zar Tn 6 -O Â®-. -4...- -"'Â·I' ;1 _v/.*' - _ __Â® 4L=,4 1 0 0 tÂ· 0 4 432.25 sq It L fo --- 969.75 In f~â€¢i... 1- T 4 t. p 1 E- 3 -0 L 'u,3 h +70:65-I#li-~ 0- - --0 (D- - - --0 L__1 1 11 LOWER LEVEL FAR MAIN LEVEL FAR UPPER LEVEL FAR I SCALE 1/8Â· = 1/ SCALE 1.- = 1-0Â· SCALE . = 1. i - EXISTING FAR -PROPOSEDFAR Â£ MAIN LEVEL FAR 1105 + 115 SF = 1220 SF - LOWER LEVEL FLOOR AREA- GROSS 1508 SE 1 UPPER LEVEL FAR 914 SF FLOOR AREA- NET 1508 X 6.7% 101 SF GARAGE 480 SF -MAIN LEVEL FLOOR AREA 719 SF + 970 SF= 1689 SF b 480-250 = 230/2 = 115 SF L EXISTING FAR TOTAL: 2249 SF -UPPER LEVELFLOOR AREA 1315 SF MAIN LEVEL PATIOS- EXEMPT ON GRADE 104 + 352= 456 SF UPPER LEVELDECKSÂ· 112.5 +112+174.25= 399 SF - TOTAL LOWER LEVEL WALLS LIVING FAR TOTAL: 3107SF (2)50'-11 X 9' = 917 SF GARAGE: 508 SF (2)34'-9" X 9' = 626 SF 508 SF-250 SF = 258-125 133 SF 1543 SF EXPOSED WALLS. LIVING FAR= 3105 SF 14'-8" X 7' = 103 SF GARAGE FAR= 133 SF EXPOSED/TOTAL WALLS (103 /1543 =6.6% TOTAL FAR= 3238 SF ~ SC 3240 ALLOWABLE FAR BASED ON 6000 SF LOT *A A.rl 15%ALLOWABLE DECKS = 486 SF 3740 FAR INCLUDES 500 SF HPC BONUS | IM W. W 6 K . ME - 1 Â»~-Â».Qi-i...I--111:.tri.:li:EE-~~7-7-1~.FHE,MHH7mH~A. , E -,0 MitrITI1,----18,".""BE~~E~Ef--* 4-,-i#.,1145;221-LE-24Â«~,5,8222 ~E 1 0~~11 Ig -mill/-==57â‚¬7462IE==E: r - I ..F. C <*R : . 31@24.,un 1- ..11 266-1 3 R------------------------Â·Â·Â·-~-------i -~--Â·Â·- ---~ -m/led/#.Ail rA~E P~.- 71~~CALF0O,eu~Â·MAâ€¢*,5-al~Min ,(Ail . -*JG~lt *04 KrT*W~CÂ»1 0 ~t â€¢I .P,Ci PE]KI .Cr--i.*I LO.h NORTH ELEVATION - FAR EAST ELEVATION - FAR SCALE 1~ = 1Â·-O- he-*4 SCALE 1/ 1.-0. "4/2 +01 v 5 5 'pr r 1 d (6*05 i MA 1.0,Â·~0 k i .'OV W - 1-11*21 --1,1 - M CIL~ 1 62=J 1 A M @4- 313=e 111-]HI ~41.FF[~ ----- - ,. v, &4 . + i 1 ~'~ 1 . b 1 1 ... - 1 1 1- . 11 11 1- 1 - 11 1 1- 1~. 1 . 1 1 1. 1 N[-1**BEFEAMI .1 [[[i:(~' ./ CZE=Z~ -- 1 =mil-0 1...1 +I.....r -- p ----- .1-11*==ltd Â«tÂ·' 54 9 1 '29.346q It t; ~ ' 14 I 2 94.1 i - M /[FE 1--1 1 DATE ISSUE DIREE ./4t.t---W 06~12 SCHEM./ OPSICâ„¢ PARTIAL SOUTH ELEV. WEST ELEVATION - FAR SOUTH ELEVATION - FAR GCALE 1/8" = 1 -0' SCALE I = 14)Â· SCALE 18Â· = 1-0- ELEVATION AREA FAR CALCULATIONS scale AS:KITED TOTAL WALL AREA: 1670 SQ FT . â„¢E 'OVE ./.5/11 DIEE NOT UEAE!,nE GldE Â»IC~ i EXPOSED WALLAREA (WINDOW WELLS): 73 + 40 = 113 SQ FT &=2Â»ZPT='lum A;FECâ„¢Â¢=dS 113 SQ FT/1670 SQ FT= 0.067 = 6.7 % A 1.3 Plo~ed 01 7215 H=) 89d â€žDIA>Ill 319 OII LI.91.9 OO N3dSV SNOI1VA313 - NOI1Vln01VO hIV=I 1 9.81 UPDATED IMPROVEMENT AND PARTIAL TOPOGRAPHIC SURVEY 2,-6 ~23 5â‚¬ 2 2 533* LOTS L AND M, BLOCK 65 AND A PORTION OF LOT N, %3 2 1 *1 tal.?8~2 , /2 BLOCK 65, RECORDED IN QUIT CLAIM DEED AS .1 . . . .. r 1\ . -1- ) (ti~ Aw V.- ..' 1\ . .,1, -42 I *12 20"I 'te. RECEPTION NO. 548579 AND RECEPTION NO. 548581 , ' I & IM . 1 . , , 9 .1 CITY AND TOWNSITE OF ASPEN, ,.I'Â·':--.Â·.- 't-'Â·-:Â· Â·'>Aspen#;, V... Â·0 -.--'4.fÂ·Â·'-'.:'-L: -ti. 1,9,11\4 ....1 . TREE CHART TREE CHART 1 COUNTY OF PITKIN, STATE OF COLORADO ...:'A.'773...:11:2 ..:- 1 7,47 ...t .f=f 1... .. NO. -YPE DIA. SPREAD I No. TYPE DIA. SPREAD | N -42.."ZÂ·: 'Â·v '~' .â‚¬4 4, 5. ...'' 1: i. a 11?3 ASPEN 61N 8 FL. 1 TA]C ASPEN SIN. 15 FT TR4 A5FEN 1.5 I. 4 FT B ASPE' .IN 20 FT /5 ASFER 5 N a FT TR32 PINE t? IN to FT -R6 ASPEN 6 IN. 6 FT IR 33 ASPEN 10 IN 16 FT 27 PÂ·NE 61:. 6 FT TR34 ASPEN 10 IN 16 FT ff:43~-~~?MN/'fi.~Â·442 8 R TRI D'Nâ‚¬ 4/ 5 FT TR3E APPLE 12 IN 14 C. TR9 0+CKE 5 8 Â·O FT 143â‚¬ PIKE 5 14 6 FT T 37Â»77Â«\ 1116*r,11.:43>49-TRAW .10 IN .il. 3 FT m37 PINE 61/ 7 CT F PINE , 5/ 4 FT. Mle ASH 4. to r .ABLE . PED. Emt\-4......4.:ft,9245 m12 ASPEN 6/ 0 6 TR39 PE 6/ 7 FT. 9 m.*C-209 -1-- Emrk:i/YA# .13 A5PEN 5/ Â·2 FT .44 PlkE 6!N 6 FT -- - 1 NUMBERS '4J094 & 5435?8 m PNE ./. 5 Fi, 845 PAE 6 N. 5 ET . 4 -4 ;.~*fi>F- ~ fl:.4 ,.' 2-_t,ziio.L 5 1 - 11?15 PNE 18 IN. ' 5 FL TR16 ASPEN 5 I '2 FT. p.eof '. h " " 0 TF'17 ELDER 7 4 15 FT TR18 .,EN 51'. 10 FT s 75'09"F E 3 - -4 --Aul: 0 1 h. ung W 12 IN 15 FT. 1 + 6000. 1 Â»E - y ' iED~ji#- TRZO ASPEN 8114. 1â€¢ FT. . VICINITY MAP m?i ASPEN ./. o F- 1R 22 ASPEN 51/ 10 FT :-TE. ...... SCALE V - 2000' ~1 TI?23 ANE 13 IN . r ..... TR24 ELDER 17 IN 20 ET . J. \ TR 25 ASPEN 9 â€¢ 22 FT 1 - TR;6 ASPEN 71/ n. . i / 4% Ak EP: 8/ ' 2-L- 9 ASPEN 5161. 15 FT. A md Â·Â·Â· 6 - iN '4: TWO-CAR f 2 t â€¢ 2 h /3 1*22 ASPEN 61N 15 FT . ROOF OVER- * 5 REBA~ I CRANCE m29 *5P[N ?IN IS FT r. 82â€¢51 Cip UicE: 1 -WI-: 00' f 1 LCU T Cl~~ D(ID ~'CE kc U1P398 (SED L '~" FEN~-1 ~1 (12 k FT.1 . I ..... .T RECIPDON NO ..79 U 3 AN) AT RE.ProN NO 548. i A. 0 11 Z - .... C.P WARKED NO 5 â€¢(BAR & YaLD. 1/ UETER 71 1 /75/7/'I P*CP COR,ER HCE INC LSW598 (SET) GRAPHIC SCALE 0 91' '604 ,Â£y Li E E Zi z 2 / 1 79:2 f. \ 6.09 L,5 0/(FND) m' 0 11 U 8 5 f ig 89 MIC*TH U)â‚¬ W 8: 8 METER - " 9. z 4 f ( IN PEET) ELE-TRI#- ,3, /' E #d tridOCK 65, W .0 W 1 ./b - 10 It / ~ PROPERTYAREA /~ 9 m ak TREE LEGEND k R LOT L< ~ 6,122 SQ.Fr. ~ ~ - LOTS k AÂ© U. ~C44 65 Alâ‚¬J A PO~TICN ~ 01 N, ./.6/, RECORCED N )' CLAJâ€¢ DEE) AS 22. ./ (BLOCK 5 m.. NO 54857G A~D RECEP-CN NO 548581. ClrY AND TO~s,TE . *5PEN. COUNIÂ¥ Cf ~TKil : k E 4 - -7 1 / SDI OF COLORÂ« SAID PAACE. OF LANC CONTI'â€¢ING ..121 SQUARE FEET MC)Al OR LESa 1- /8 I U21Â£1 :/ S -WC-STCRV / SPRUCE . 0 / BR EK HOUSE ~ 2 1 ~t~STRE[r I l. PAFEPTY,& 5//Ct I ....T./.5..2/I' COÂ·,r'lls ./ EAI,Elm I 11(CORD OR I Al[ â€¢1~ ..... â€¢42 91:-1 11â€¢ . I. c(-1â€¢Â£111 PREPI/ " . P. 0 I. B.E.ER 'RECT squi/499~ #Ha :4 '4--Na'M 2 1, g l.1 0 5 4 e :4 f CO~C"~U45 lit 2 ..... M Whri ll 'R ./. AUGUS. I .......1 * ASH 0 4 20* MAÂ¥ 11 2007. MAY I. 250& Jk~ 1~ 20~ uÂ© *U * I ll. Â·-INDO' A5PEN ~ LOT M 1 0/5 y .....01 IMS &Â«~ 6 A aD~DIG CF '73'09,1-I 'ElfÂ£[N DI t.al Z 5 521~~ ST CÂ»â‚¬A Of LS' ~ A Mt:. W CAK I ./ 9!54 AND Pi[ SUJâ„¢N ~ 0 CaMR Or = 41. A nEBAR i Ce. I NC 9184 47 #44'ER -491 - (BLOCK 69 / . 4 ./5.......[D ...... 00~04/ I. COEUS F.]C . PLI' ...~ / 10. LOTN I b .Alu S I[ 8~le .. U505 PONT W,9 -A,Â£ AN LEÂ¥A) I ,~67 FOT U = 1 09 (BLO"65) u.) m,I ..SPER- ~ A - ~ EDâ€¢R *t - 50,-,EA5' COP,1/THAT ~ ~ -2+ :ICK[ .-T 1 .-SAOT ELEÂ¥':N 16 e 3 0 -JLAGSTONE 6 .1[A ........ L~4[ LOCA]IONS a RO~E 6. k LUEMT 0 5MU i VIP) 1, 7 THE s..Ect PÂ®Fier, rs toe..0 . 7.EXAS 90.0. r., .,P Co....f i i ~ 4. Ls *'4~i 1 f , <. I 0909+20 C # . 7IC'~ DA~ CF * % / 8 lis PROPERry s Sual[[T 10 REIRV'lic. 4,0 olciprcNS AS SET :OR' I 1-t ~ r ~~ ~ DEEDS FRC, TH[ Cmr Or *984 C, REÂ¢~D PROaNG A5 Floâ€¢ "41 NO nu 1. I. i v- 4' f 4 91,4 0[ leer ACQUa[D *0 ANY -[ OF CCLD. 5LvER. CÂ»1,8,2 OR Cc~ot or, 10 / , I .... I ANY Â¥40 -NG ./ CR POSS.I.....R .'1Â¥â€¢G 'WE REC~[D ; 'll. 5.# 'â€¢0'Â£â€¢,BER I. 48/ ' Boa( .9 AT PAGE N ./ RECIDED ..... 21. 1/7 I 8000: ~9 Al PAGE }33 ro,a.câ€¢p. #9 *-'# .. ; 5/ 0i,,Â·.<, i,1 * ./184.0 I D. ~SCUmN RECORD{D UIE 7. 2/6 . A[CEP.ON NO. 62:C08 DOES N:T ~FZCi lE WBJECT PROPERn 42 --, 6C , I L ji it ~ I ./ PROPER' I ..CT TO ' : FCOT ./.CDOM OF -HE le(~j~ 0,//0 90EY~0 =5/"1, .- 0 - ....A 'SOLUIDN RECIDED ....... 64.. ---7 J? 6 Â¥74%.mv~Il.J ~ %9.- k 01,111 0 89 2% a 51 1 nur, .Â· 'ArÂ« AAgr AN ..I ~-noll. RF91;EN Ii,I I -fi' 'fitl. / /O 5 ./. .I ./.-, 1,F:' h 1.1- 'Irlli . Â·Tâ€¢-2.N- + m . ,(FND, 1LELhURI~LI.I ' Pea'AL aJ,LDÂ»Â£& 0 FEEL ACCESSORY .... 10 FEET TBW ELE'- 7889,2 9.Ts':c'*A ~S Â»22~:, Euts,WAS PRE,ARED. CH NUNEr :8 &* 8 WhEL!/12ij:Al ///L BUB/1 / 9/1. M M PCAP) 0/ A /11(2/ a~DiNG THIS 011E~ - I : EXCEPT 9-LrY CON. OP{& ~E EMIIAE_: iN M .0} SOLELY ~,5 ~ eNAGE: 5 FEr 'IOJE55(Bâ€¢ &JO,GE 3 FE[T - FUGST.E BOJ*RES I TH= WCEL EKCEPT AS 5,Â·C~ THAt THERE â€¢RE (C -t-~i~{-I--~-rtÂ« ~~ fl--------- , FUNTHER 5/Ti THAT THE INwROOENTS O~ 1+Â¢ AeO~E [â‚¬50,8[J PN~CE_ . :3 3% 8 'IN W .r Â¥ARP ff'P '90:, 101 .irA I~A.'100 909, Iâ€¢,hliN SIK fOA EACH 9JE Â¥AE' .Â»MI... SE' EXCEPT . INCICA'ED A.0 'AT -RE IS No ./AFENT 1 0 8 9 E DER'.1Â©ITS UPON DIE DESCR8ED PRO~SE S .IMPROVEI'ENTS . ANV ~ IE' TOT' OF BOTH ..... I .L PLUS , r.r ER .... L 2/ SQUI'llE nÂ«NCC OR SION Or ANY EAS,ENT CROSSNG c, BOADENNO AkY eAR- CF SAD rEEr OF .OSS LOT *A, I A MA~. / 15 FEET OF Im 90Â£ YAND. PARCEL EXCEPT 4 MOTED..E ERROR CE C.O~[ s Iss .. : I 1/.20 :z Im . 141S i,FORMATION E TAKD, FROMâ„¢[Orref Am #. Â¢Â¢0[MU. {SEC 26.71* >: mo ul LAND USE REW.~led PANT 7(6-DE ' Ts ME W: < e- -lija~*Vit- 2 0 %42\\4 PROLS - 2/416 ~ 11Â©= 'ete CO~*00 /' = .I' ZC~3,CE - .. /==NUT-'617&1#V 0All I g01Â¥K~- 9~-4 IE]19~ INVN=-1'POr= 1 .1-11/-4 69d /1 1 /. 1 : : 1 W I . GARAGE I. 1 E 10 . DECK 6.- - - - - - -6) 0 -~ , 1 0% ./, - - -{D rkÂ·,le c r; 4 L./ PORCH /'vi'*40'~ilaj~ 4 (3 0 79~162 1 6--2 -1 1 O'L E 1 11 0001 mÂ· 0001 1 11Â·.F 1 10,4.AFF BATH 3 r - - 3 BEDROOM U I 1 rl - r | BEDROOM f co L.__ --- 1 lilli 111~11 &? _4-4/--4-/4--Id- T," / ~-~~ ~~~~~~~4 ' ~ BATH .,%2:,ty'Â·:,6 I 41-14.-1-14 1 I 111:1111 tit- - -_ F rt-111-24~--r- ~-hj - /1 --t- 1 - 1.- li,-1/b g "I::*-0 7 41-1 0 Â£ CLOSET |CLOSET 1--1 r~ -LL-~- - ~ DINING ROOM BEDROOM 1 //1 1 10-/ Ell - 4 3 (4) 1.L} E ATTFC 1'4 A'r-TIC ' 1 JI KITCHEN U 1 .UN -FL--1 4 r E - Oi -- *bibby--- -39 _ 3 _-(D 3 -- - -- 3 4 r :-r- -1- l~~ DEN DATE ISSUE . 1 I ... .1!FMATIC DESIGU 9 ATTIC r : ATTIC *4 FIRLIC]J 1= BEDRdOM? -1 LIVING ROOM 0 - rETIC A E PORCH/OFFICE Scal ASIioTED \ TO. PLY h 100'/-0 = 01'WUPE ONE INCH f F TliE ABOVE D~iENSION DIG ImARGED OP REDUCED - e E*DIYMI'.HG -L * -- -41) AFFECT~GAiLLABaE05â„¢ES. 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DATE ISSUE 2' 06/= .%All'DESIGN EXISTING WINDOW MIIIFI- -'a<-='_Â«eff TO BE RESTORED TO ORIGINAL EXISTINGOFFICE 5'~ 'I ' . ' 1 07? â€¢ TOBERESTORED â€¢ L ASORIGINALPORCH . 1 EXISTINGFENCETO . BEREMOVEDAND . Ne,Vf~215#= #1-LI T, 3-7-Jyl *717 :'- E 2 ,Â£54.* .44'**Â« SC31. AS NOTED im]IRIT T -1.ITitii,1 , â€¢~T.IEASURE ~lIE INCH il-, ill EucqÂ¥ â„¢IG.-04,1,~â‚¬ BEEN Ell~ARDED o~ IrEDUCED .FEC"G<WEUDA. - A EXISTING SOUTH A 2.1 Â· ~ SCALE: 1/4" = 1'-0 m Peed. 7115 /Users/kim/Desktop/FILES TO BE WORKED ON AND RETURNED TO SERVER/110 Bleeker/110 BLEEKER 6.15.15.pin LZd .DIA >ID I WEI . 15 h13>13319 OI I LL9 LF 00 NBdSY SNOILVA313 E .. - 21.....a 4. 4,1. 1/= . - tr .-------------------- Â£ 4 81-Ill . r.:. 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' , S uoi â€žÂ£,GupE o,JE INCH fl J F .1 AlovE .1//10/ 0('FB nEFIr ElitARDED DP RED,KED EV,CMD,40,~10,E LA 1.0 Â· ------4---li---Il---*I--- HOMOd INOU -- 9@d - i,DIA >ID MEL, 15 H333319 0-EI 133U1S U313318 FAMILY ROOM N9ld DNI1HDI-1 23OIZ:!31XEI + 3dV ~ PROPERTY LINE r. ~Â«943 I June 18, 2015 Amy Simon City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 110 E Bleeker Ave Brick "Vic" Renovation and Addition Summary Letter for Final Review Aspen, Colorado Parcel ID: 2735-124-37-006 Dear Amy. The following information will address the Sections of the Land Use Application Manual and the Land Use Code as outlined in your letter for the Final Major Development, dated 3.13.2015 This property is located in the R-6, Medium density, residential zone district. RELEVANT LAND USE CODE SECTIONS SECTION 26.304.030 - Application Bl. Please see attached letter of authorization from Bleek House, LLC, a Colorado limited liability corporation, granting Kim Raymond Architects, Inc authority to act on their behal f throughout this process. B2. Please see the attached Vicinity Map with a legal description and directions to the property. B3. Attached, please find the Disclosure of Ownership in the form of the Title Insurance conveying the property to Bleek House, LLC. B4. See attached Vicinity map. B5. Please see attached Site Plan depicting the proposed changes to the existing landscape and building footprint. B6. Please see the site improvement survey of the property. B7. Please see below, the description and summary of all requested information pertaining to the Land Use Code sections in regard to the proposed development. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 Additionally, please find a copy of the Final Major Development letter, dated 3.13.15 from Amy Simon, attached at the end of this packet of information. This application package includes all requested documents as outlined in said letter. Section 26.410 - Residential Design Standards Section 26.410.10 - Applicability 26.410.010 General A. The purpose of these standards is to preserve established neighborhood scale and character, while not determining architectural style. The intention of the development of this historic property is to renovate the existing home to it's original style and condition, by adding a simple, two story addition, via a linking element, to the single family home at the rear of the lot. A full basement is also being proposed under the historic home. The existing, non-historic garage, which is encroaching on the neighbor's property, will be removed and a new garage will be incorporated into the addition. This new garage will be within the property boundaries and will face the alley. The renovation will return the front porch and front entry to it's original condition; a single story covered porch nestled in the corner of the brick home, in line with the front fa,ade. A window box will be rebuilt to match the original as closely as possible from photographs and evidence found during construction within the framing. These elements will keep the appropriate domestic scale for this private residence and offer vitality to the streetscape with the outdoor living space facing the street with a short fence between the home and the passersby; allowing for interaction between public and private. The fence will be re-built to the look of the historic found in photos. The renovation will also remove a raised patio at the west side of the brick home, that was added sometime in the last decade or two. The new patio will be on grade and be accessed from the new addition. B.2 The proposed development will be a single family home, thus all of the residential standards shall apply. 26.410.020 Procedures for Review A. After receiving conceptual approval from the HPC, Amy Simon prepared a pre-application summary letter for Final Major Development, dated 3.13.2015. D.2 Please see outlined below the details of the specific variances that will be requested of the HPC for the completion of this project. The variances being sought are side yard setback for the new garage; combined side yard setback at the garage; a rear yard setback variance. The variances are being sought because they help the project meet both the Residential Design Standards and the Historic Preservation Guidelines; allowing for appropriate design solutions for the life safety of the occupants and the preservation of a high quality historic structure. The original structure will not be moved from it's historic location; it will just be lifted and set back to it's historic location and elevation on a new foundation with full basement, which limits the available area at the rear of the home to be used for the addition. The HPC guidelines request a minimum of 10'-0" for the linking element; this pushes the new garage closer to the rear yard requiring this setback. The design is also keeping the large side yard next to the historic building by 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 not putting any of the new construction any closer to the historic structure than 10' behind it; thus the request for the rear yard setback variance. The combined side yard and east side yard setback variances are being requested for the same reason; to keep the historic resource at the front of the lot with nothing being built adjacent to it, maintaining the historic location and preserving a large yard. 26.410.040 Residential Design Standards A. Site design 1. The existing house is located on a typical 6000 sq. ft. city block. The front fagade of the existing structure will remain parallel to the street. 2. The proposed renovation will not move the existing home from it's current location; the front fa,ade and the front porch will be almost three feet behind the required 5'-0 of the front yard setback; the existing and proposed front porch is 17'-10 >Q" from the property line. 3. There are no proposed berms for the project, and we will work with the HPC and City on the removal of some trees that are in the right of way that block the view of the home from the street. We will rebuild the historic wood and brick fence as is shown in the historic photo. B.1. Building Form 1. Secondary Mass; The requirement for 10% of the total square feet of the project will be met, as approximately 40% of the proposed development will be attached to the existing Victorian home via a single story "link" element that is 10'-0" long. This link is between 2, two story elements. 2. This link meets the height requirement of having a maximum plate of 9'-0. The link is 16'-0 wide. We are asking for a variance from this aspect of this design standard. The link is wider to make the space more useable. We feel that since it can not be seen from the street, being set back from the west corner 2' and 6'-6" from the east corner of the historic building; the intent of the standard is met in that this is truly just a link between the two elements. C. Parking, garages and carports. The existing garage on this parcel is located on the alley; literally. It encroaches into the alley by 2.31 feet and onto the neighbor's property by 5.3 feet. It also faces west, not the alley. We plan on removing the existing, non-historic garage and rebuilding a garage that faces the alley and correcting both encroachments. The vehicular entrance is less than 24'-0" with two single bay doors. D. Building Elements 1. Street Oriented entrance and principal window. The proposed home sits on a city lot in the center of a block, with the historic house facing Bleeker Avenue as it was built originally. This home has a front door that faces Bleeker Street, located on a front porch that is built into a "corner" of the brick structure, on the front facade. The original porch roof will be restored to look like the original, as will the front door detailing. The primary window in the original Victorian home was a box window that projected from the front of the brick fa,ade. We will restore this unique window, including all the trim and window that replicates the original. Both of these elements meet this criteria of the HPC design guidelines. Dl.a The proposed entry door is in the front fa,ade of the building and is no more than 8'-0 tall and is 8' -7" back from the front fa,ade; as it was built originally. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 Dl.b Covered Entry Porch: The original home had a front porch that is 9'-0 deep and fills in the corner of the brick structure formed by the west side portion of the front fagade standing 9'-0 proud of the east side of the fagade. The porch forms a half gable shape to allow "entry" to the porch under cover, then turns and becomes a typical shed root sloping towards the street. This porch is 12'-0" wide and 4'-6" deep along the front of the building; the entire porch is 68.25 sq ft. D2. The renovated brick building with it's covered front porch has this single story element on the front fa,ade. It is nearly 50% of the front fa,ade and has a plate height well under 10'-0. D3.a Street Facing windows shall not span between 9-12' above the main floor in this renovated Victorian building. The unique window box will be returned to the front fa,ade as the primary window. D3.b There are no non-orthogonal windows in the building. D4. All the light wells are located behind the front fa,ade of the home. E. Context 1. Materials. El.a All of the existing materials on the historic house will be cleaned up and repaired as necessary to maintain the historic character of the building; this includes stripping the paint and restoring the brick. The brick is on the lower portions of the walls, with wood in the gable ends. The historic roof will be returned to wood shingles, as part of our restoration work. The proposed new materials on the modern addition will flow around the building in a consistent manner; no "applied" materials. The major siding will be 4" wood, applied horizontally; smooth and stained a natural color. There will be steel detailing and trim on the addition as well. Simple material to go with the simple form of the addition. The new addition will have a short wainscot of steel panels below the wood siding; to protect the wood from moisture (snow/rain splashing) and to break up the large expanses of wood on all sides of the addition. El.b The palette of materials will be different than the historic building; but will be true to their natural characteristics with heavy materials at the bottom of walls. El.c Highly reflective materials will not be used anywhere on this exterior. E2. Inflection. The proposed project is located on a city lot in the center of the block. The home to the east side is a two story structure in the historic chalet style. The home on the west is a Victorian that was renovated and has a two story new addition at the rear of the lot, connected with an above grade linking element. Our building will actually have the similar configuration with the historic resource that is two stories at the front and a connecting link to a two story addition in the back. There are three steps down to the new two story addition in the back of the lot, keeping it from being much taller than the historic building. Section 26.415 - Historic Preservation Section 26.415.070 - Development involving designated historic property or property within a historic district Section 26.415.07OD Certificate of appropriateness for major development Dl. This development meets all the criteria for being a major development: 802 E. Cooper Avenue, Suite 4 1 Aspen, Colorado 1 81611 1 970.925.2252 a. it is building a new structure in the historic district b. it is altering more than 3 elements of the existing building in the restoration work of the Victorian and addition to the back. c. it is expanding the floor area by more than 250 sq. ft. d. it will have a new basement under the historic home D2. This project does not need any additional Land Use approvals. D3. Please see section 26.304 above for the general application information. The attached drawings shall include alllisted drawings and requirements, including conceptual materials, and 3D renderings of the project. See Section 26.410 above to see how the project complies with the residential design standards; see Section 26.415.110 below for a detailed summary of the variances being requested. Historic Preservation Guidelines 1.2 The existing, non-historic fence will be removed and a new fence will be constructed. We will use the photo of this home, which shows the original fence as the template for re-construction; including the brick newel 'posts' and wood pickets. 1.3 The replacement fence will have a transparent quality by nature of it having narrow wood pickets with space between them. The fence will be much less than 42" in height; placed just within the front property line. We will be able to ascertain the height of the fence by counting the bricks in the newel posts in the photograph. 1.4 The components of the fence will be just as the photo shows; wood pickets with square, brick newel posts. 1.9 This project will maintain the established sequence of public to private by keeping the walkway from the street to the newly restored front porch. 1.10 There will be simple landscaping, with grass and flower gardens. The existing raised porch, that is adjacent to the Victorian home, will be removed; and the new flagstone patio will be at grade, well behind the fai:ade of the historic building. 1.11 The large spruce tree in the mid/rear of the yard will be maintained, if possible, during construction. Ben Carlsen, the City forester, has been consulted and he concurs that the large tree towards the rear of the yard stays and the smaller one in ifs shadow is fine to be removed. Both the HPC and Ben agree that the non-traditional evergreen trees on Bleeker Street should be removed; which we will do. 1.13-1.14 There will be no new trees planted on the lot. The large side yard will be maintained. No ivy or other plantings that will take away from the historic building will be introduced to the site. 802 E. Cooper Avenue, Suite 4 1 Aspen, Colorado 1 81611 1 970.925.2252 1.15 The lights at the front porch and new patio at the addition will be'dark sky' compliant with shielded light sources. There is no up-lighting. There will be no walkway lighting along the walkway to the entry porch. There will be subtle landscape lights at the back patio and in the flower gardens. 2.6 The existing building has an original stone foundation and is constructed with brick. The mortar of both materials will be stripped of the paint that has been applied over the years. As the construction allows, the investigation of water leakage will be discovered and fixed. The original mortar will remain to the extent possible to avoid mold issues. As for the stone foundation; it will be restored and stabilized during construction as part of the restoration. The construction methods outlined in these guidelines will be followed in the renovation of the stone and brick. 3.1 The historic box window that was removed, will be replaced with all of ifs trim and detail. The photo of the original house will be the template. The window that will be put back in this large "box" trim will be a window that is as close to the historic proportions for the sash, frame and sill, etc; that can be found. 3.2 The existing windows have been made smaller than the original windows. It can be seen where the brick has been'filled in' for these windows. During construction and comparison with the other home two doors down from this one, it will be determined the correct size of window to restore on both the east and west sides and at the front porch when it is re-opened. 3.3 No new windows are being proposed for this historic building; just the renovation back to original. 3.4-3.7 Using photographs and history, we will replace windows to the original design and proportion. The replacement windows will be wood windows, painted; like the original. The profiles of the sash and frame will be matched as close as possible to the original with the complex steps from face of window to glass. 3.8 The windows are only being replaced if they are not original. The need for storm windows does not apply. 4.1-4.5 The front door on the existing house may be one of the original front doors, (there are two doors on the front porch). If it is, it will be restored and reused. If not, we will replace the new door as closely as possible to the original in all details and size. 5.5 The restored front porch will resemble the historic in all the trim and detail that can be seen in the photos of this building. The long sloping roofwill be 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 removed, the closed in walls and windows will be removed and the front door will be moved back to it's historic location. The window that was hidden on the street facing fagade by the enclosed porch will be restored. The columns and railing detail will match the photos, using wood to rebuild all the details. Historically, the rails were not as tall as they are required to be today. We ask that the HPC work with us and the building dept. to insure that we can install rails that are shorter than code requires today. 6.1 When the brick is cleaned of the paint, we will have a better idea of what needs to be done to preserve and restore the brick. It is our intention to bring it back to the original look; repairing and patching as required, using recognized preservation methods for brick. 6.5 We have a good photo of the front fa~ade of this house, which will be used as the template. It is the window box and front porch that are seen in the photo and the two big elements that will be restored; with very little guessing. 6.6 The window box on the front fagade will be replaced, using wood as the replacement parts, just as the original. 7.5 The two brick chimneys will be restored. One will become decorative, the other will be used with the new gas fireplace. 10.4 Design a new addition to be recognized as a product of it's own time. The new addition is visually compatible with the historic building, while staying subordinate to it. The new construction will have a simple gable roof that is of the same pitch as the historic building. It will also have shed dormers in response to the shed dormers on the existing building. To make this addition a product of these modern times, the dormers are proposed to have a more shallow slope. The new dormers will be of a similar size and proportion to the Victorian. The differentiation will be in that the detail that makes this dormer appear to go to the ridge will be glazing. We feel this design is in line with this design guideline; similar but distinct It is more interesting than copying the existing dormers, (which is not the intent of the preservation and renovation code) and is still very compatible; but a product of modern times and construction. We have shown two options for these dormers in response to comments from the Commission during the conceptual review. We will work with the commission on the final decision for which dormer style is accepted. 10.11 The horizontal wood siding that is proposed for the addition will be in keeping with other construction of the historic times, but will be applied in a more modern fashion; smooth and butt jointed with subtle metal trim at the corners. This wood addition will be subordinate to the Brick Victorian. 14.6 The exterior lighting will be simple and will meet the dark sky requirements. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 They will have a lower level of luminescence to be compatible with the nature of historic lighting. It will not try to replicate historic lights, but will be compatible with the Victorian design; see attached spec sheets. 14.7 As with the landscape lighting, all exterior lights will have shielded sources of light and will not shine upward. No facades will be washed with light and there will be no lighting duplication. 14.16 All exterior equipment will be placed on/in the new addition, leaving the historic structure free of any utilities or service equipment. D.4 Final development plan review 4 a) 1-3. Please see attached 44" scale drawings and renderings that depict the building materials being proposed for the addition to the restored brick Victorian. 4 a) 4. Addressing the comments from members of the HPC from the conceptual approval; we have studied the dormers on the addition. We are presenting two options for consideration of the members of HPC. The suggestion of making the new dormers originate at the ridge and be steeper are presented. We feel that this option looks like it is trying to be just like the historic building. Please see Section 10.4 of the Historic Preservation Guidelines above on designing a new addition to be recognized as a product of it's own time. The other option is to stay with the original proposal of a less steep dormer that has the same approximate eave height as the steeper version coming from the ridge; but it is more flat in nature and has the skylight above to carry the dormer detail to the ridge. We feel this is more interesting architecture and meets the "product of ifs own time" much better than the other option. The section of roof between the two gable roofs is flat, thus being more compatible with the more modern version of the shed dormers. The dormer on the alley side has been removed. The deck at the master bedroom on the second level of the addition was moved to the east off the corner of the building; a more traditional look for decks being built onto simple structures; keeping the addition more subordinate to the Historic resource. Section 26.415.110 Benefits. The City is committed to providing support to owners of Historic homes to maintain, preserve and enhance these properties. Benefits have been created as incentive and/or rewards to the owners of these properties to encourage good restoration practices. We would like to take advantage of a few of these benefits in return for our efforts to restore 110 E Bleeker to it's original constructed look. A. This parcel is not going to be split; rather a large yard will be maintained; leaving the historic resource "front and center" (of attention) on the property. B. The single family home will be renovated and have an addition at the rear of the lot; we will not be seeking increased density for two detached dwellings or a duplex on this property. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 C. Variances Cl. a The required rear yard setbacks for a garage off the alley is 5'-0". We are requesting a rear yard setback variance for the new garage of 1'-4" to allow a 3'- 8" setback from the rear property line. This moves the garage to the south 5 1 -13" from it's current location on the alley; back onto the property. The existing one is currently encroaching on the alley 2.31 feet. The request for this variance allows us to have the required 10'-0"minimum length connector link between the historic resource and the new garage. The garage is not over sized, but will accommodate most vehicles on the road today. The required rear yard setback for living space is 10'-0. The back wall of the new addition is 9'-0" from the property line requiring a 1'-0" variance for living space. We are asking for a variance of 3'-1" for an architectural element on the upper level that is 8'-0 wide. This element breaks up the large expanse of a two story wall; and is still behind the plane of the garage wall below. The request for both of these areas of living space to be closer to the rear property line are also being sought so that we are able to maintain the 10'-0" link between the new and historic portions of the building while leaving the historic building in it's existing location. We feel that keeping all of the addition to the back of the property, well behind the home and leaving it in it's historic location is the best way to renovate this historic resource. The required side yard setbacks are 5'-0 on each side with a combined setback of fifteen feet. The existing garage is currently 5.3' beyond the property line to the east. The neighbors disputed the garage and a lawsuit resulted in a lot line adjustment to allow the garage to remain on the neighbor's property. It is our intention to build the new garage 6'-11" to the west of this location putting it 1'-7" to the east of our west property line. We are asking for a sideyard setback variance for the garage and the room above it, of 3'-5". The combined side yard set back at the garage is 8'-6 14". We are requesting a variance of 6'-3 16". Again this is requested because we want to keep ALL of the new construction well behind the existing brick home and bring it all onto our property, so the building got wider. We also want to keep the house in it's historic location and not move it forward on the lot; resulting in not as much space at the rear of the property. We think our proposed addition is a big improvement for the neighbors and the City as the garage is now well within our property lines and the house doesn't move forward. Cl.b There is only one building on this lot. Cl.c The site coverage is under 50%, so no variance is being sought. Cl.d Public amenity not required of residential, no variance sought. C2.a The variances being sought here are similar to the neighboring property and many others in the West End of town, where a connecting link pushes any new additions to the rear of a lot so as not to 'over whelm' a historic miners cabin or Victorian home. This house is no exception to this rule as the existing two story home will remain in it's historic location, be renovated to it's original appearance from the front and both sides and will have any new construction added to the rear of the lot behind the subordinate, one story linking element. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 C2.b To mitigate any adverse impact to the historic property, the proposed work leaves the historic house in it's original location, it will be renovated back to it's original design and detail and the large side yard is being maintained. To accomplish this, we are building the minimum length connector link between the historic and new portions of the building and keeping all of the new construction behind the Victorian. We are also leaving the home in it's original location. F. Floor area bonus. We are requesting the 500 sq ft bonus, as we believe we are doing an outstanding job renovating and rehabilitating the original home. la The proposed design meets all of the design criteria for residential design. All of the Historic Preservation Design criteria are also met to the letter except one. This one criteria is the 10'-0" width of the subordinate linking element; though the connector link is wider than the required 10'-0; this criteria is met in intent because the link is set back from both of the back corners of the historic house, making the new addition seem completely separate as viewed from the street. The link is also mostly glass on the west side, making it appear more "light" and giving a distinct transition from old to new. 1b The historic house will remain the key element of the property, remaining in it's original location with the addition completely behind the house. The additions that are not historic will be removed to replace the visual integrity of the original house. In addition we will work with the City and Parks department to remove some of the trees from the front of the house to create a better view from the street. 1c We are proposing to, not only remove the elements that have been added that are not historic, but we will replace the box window on the front fa,ade and the porch as it was built historically, using historic photos as a guide. This restoration will also include all the trim at the windows, gable ends of the roof and at the porch and we will remove all the paint from the brick. Additionally, we are rebuilding the historic fence. ld The new construction is designed to reflect the historic gable shape of the Victorian roof. The new roof is a steep gable; though with a modern twist to make a distinction, it has no overhangs on the length of the gable. The dormers in the new gable are similar to the historic dormers in that they are shed dormers, though they will have a very shallow slope; looking more flat than the historic dormers, another distinction. We are also reflecting the tall, narrow windows in the Victorian, with much of the new fenestration also being tall and narrow. le The construction materials will be of the highest quality for both the renovation of the historic and the new construction. lf The distinction between the historic, brick home and the new addition is very apparent; the single story connecting link is set back to leave both rear corners of the brick exposed, 2' on the east and 6'-6 on the west and it will be very minimal in detail in contrast with the trim on the brick portion of the building. The color will be a warm grey to appear as a shadow between the two building elements. The new construction will have clean lines and minimal detailing to be in contrast, but respectful of the historic resource. 1g The existing outbuilding garage will not be retained, as it is not historic. 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 1h The notable historic landscape feature are the cotton wood trees that have been on Bleeker Street for decades; we will retain any on our property, but remove the other trees that block the view of the house from the street; per the meeting with Mr. Carlson on site. 2. As noted here, the proposed design meets all of the criteria outlined above to earn the 500 sq ft bonus. We hope the Commission sees the level of commitment we have to restoring the Victorian house to it's original appearance and how we intend for this to be an exemplary historic preservation project in the community. H. Waiver of Impact fees. In addition to the other incentives offered by the City, we would also ask that the impact fees for Parks and TDM be waived per Section26.610. We will not be requesting the waiver of the building permit fees as we have done in the past as the City has expressed concern about offering so much financial incentive to individuals that the City then feels pressured. We do ask that the tree removal or mitigation fee be waived, as the HPC would like to see the smallish, non-traditional evergreen trees be removed at the street so the renovated house will be more visible. L. Transferable Development Right (TDR). If granted the bonus FAR for an exemplary job in renovation, we would like to create two (2) TDRs. This will limit the available square feet on this lot into perpetuity as part of the renovation effort. 0. Building Codes. As the construction begins, it may become apparent that the development will need to take advantage of the benefit of the International Existing Building Code (IEBC); so we are requesting it now. One last benefit that we would like to request is an expedited permit review process from the building dept. This is a great benefit to the owners. Thank you. Section 26.575.020 - Calculations and Measurements. Please see attached Floor Area Ratio Calculations. These calculations were made in accordance with the regulations and rules of this section including the subgrade space; please see attached diagrams. The net lot area is the same as the lot area for the purpose of calculating the floor area ratio; as there are no easements or other restrictions on the lot. The new upper floor is a bit smaller than the original to make for better light and living space in the living room of the home. The height limitation of 25'0 has been adhered to as is shown on the elevations, measuring to the 1/3 point up the roof from the eave on the 10/12 sloped new gable. The changes to the building comply with the definitions, requirements and limitations as outlined in this section. Section 26.710 -R-6 Zone District Please see the attached Survey, to see the existing encroachments of the garage into the alley and onto the property to the east. We will remediate those 2 encroachments with the new plan. With the granting of the requested variances at the rear of the property, we will construct the remainder of the project to be in compliance with all other setbacks, as shown on the attached Site Plan. 802 E. Cooper Avenue, Suite 4 1 Aspen, Colorado 1 81611 1 970.925.2252 The proposed changes to this building comply with all requirements, limitations and restrictions as outlined in Title 26 of the Land Use Code, as described above. In summary, we believe that the proposed major renovation of a once grand Victorian, along with the reasonable sized and appropriately proportioned addition to the rear will be a great asset to the community. With substantial work, the Victorian will be restored to it's original appearance and the addition in the rear will not be a distraction, as the historic resource retains it's dominant place in the front of the property. And with the removal of a few trees along Bleeker Street, it will be very visable to the public from Bleeker Street. In addition, we will be removing the existing garage from the rear of the property that is encroaching on both the neighbor's property and the alley. Thank you for your time and consideration of this project. We look forward to working with the HPC on this renovation and addition. Sincerely, Kim Raymond, Principal Kim Raymond Architects, Inc 802 E. Cooper Avenue, Suite 4 I Aspen, Colorado I 81611 I 970.925.2252 116-/t jPL 1 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE C(~Nll=Il ADDRESS OF PROPERTY: 1 1 0 E BLEâ‚¬-AdpÂ· S -FAEâ‚¬rr , Aspen, CO SCHEDULED PUBLIC HEARING DATE: , 1 U. ,/1 -2 10 , 2035 STATE OF COLORADO ) ) SS. County of Pitkin ) I, hi KFI '02.A\/ppLO jfto (name, please print) being or representing ah Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days pdorto thepublic hear\ng. A copy of the publicationis attached hereto. \~ Posting of notice: By posting of notice, which form was obtained from the T Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 29 day of 04,4-q , 20 [9, to and including the date and time of the public hearing. A ph6tograph Of the posted notice (sign) is attached hereto. ~( Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and RECEIVE of any documentation that was presented to the public is attached hereto. (continued on next page) MAY 2 8 2015 CITY OF ASPEN COMMUNITY DEVELOPMENi Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. â‚¬1615/ Signature The foregoing "Affidavit ofNotice" was ackngwledged b,fore me thisj?b day by illa fay 01844 of ~A 41~ , 20 0 , WITNESS MY HAND AND OFFICIAL SEAL 6 KRISTIN PRIDE My commission expires: *717'Ch 6 NOTARY PUBLIC STATE OF COLORADO NOTARY ID #20064029379 My Commission Expires July 30, 2018 r 1NU~11) Public I ATTACHMENTS AS APPLICABLE: â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE ~~~~~2~QUIRED BY C.R.S. Â§24-65.5-103.3 MAY Zy" CITY OF ASPEN cou,#f 'Arrv nr*/C, 1[3#g. W 1 111 -Â«. r --,20.-i=:md 1' , , . f-â€¢ . 99 11 1 81 1 ..r.@> . . Â¢ ' r .1 1 1 11 . 7' Â¥ X It , .1 ~"'Â·4* 44/ L--- 94 Â¥ I 9,- \ - -71 . , 9 12* 4 A S . I - 1 . 0 4 ... . . 4- -7 - 1 1 11 4* litip 'U 4. 1 5, i j 1/ , 1 -l 1 o , j, 1 -- FF . Ir $7 # f rri , 7 r /17 * 1 $ I .. ** 1 1, I 1 1*â‚¬A'.R . 4/.ir:'liftri t t. t 4 i 1 4.1 O , 1- p k. i., 1 4 j - . 7 iIiÂ·- 1 ' & 1 i,tkili 1 0 ,/V , , 46~ T,Â·: . c i,,~ m , 4)11 , Â£ 1 1 m I 1 1 iiI I 9 - , i - 11 41, â‚¬ - , 1- I . 1/1 - .2 , -i-U .lk, \ ,/ . 7 19%... ' 7 . I ./3-1- 1 . b 5 &110.r"'lliliall'll'IM,70' 7.I#A,~,9 1 #\ ***fr L. t: b ./ ... -- /16, . V. . 1 1 /4. *5*%%':1~ ~,** 7 . /62 1 4 2 t . 3 . 14 I j . -A# 1 f. '4:1 'e & 1 t. , 'ix I I . / PUBLIC NOTICE RE: 110 E. BLEEKER STREET- FINAL MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 10, 2015, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Council Chambers, City Hall, 130 S. Galena St., Aspen to consider an application submitted by Bleek House LLC, 0133 Prospector Lane, Suite 4102B, Aspen, CO 81611, affecting the property at 110 E. Bleeker Street, Lots L and M, Block 65, City and Townsite of Aspen, Colorado, Parcel ID#2735- 124-37-006. The applicant is requesting approval to demolish an existing garage and construct a new addition behind the Victorian home, which will be restored. The requested development approvals associated with this application may be modified by the approving body. For further information, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758, amy.simon@cityofaspen.com. s/Willis Pember Chair, Aspen Historic Preservation Commission Published in the Aspen Times on May 21,2015 City o f Aspen Account 00 EAST MAIN STREET LLC ,Â£0 EAST MAIN PARTNERS LLC -0 PEN COMMUNITY UNITED METHODIST 33 PROSPECTOR RD #4102 120 E MAIN ST CHURCH ~SPEN, CO 81611 ASPEN, CO 81611 200 E BLEEKER ST ASPEN, CO 81611 :ITY OF ASPEN COLLINS CINDA REV TRUST CRAWFORD RANDALL & ABIGAIL 30 S GALENA ST 42 PARK LN 124 N GARMISCH ST 4SPEN, CO 81611 MINNEAPOLIS, MN 55416 ASPEN, CO 81611 )OMINGUE FAMILY TRUST GARCIA STEVEN J GARMISCH LODGING LLC 'O BOX 2293 120 N GARMISCH 110 W MAIN ST VINTER PARK, FL 32790 ASPEN, CO 81611 ASPEN, CO 81611 ;ORMAN PATRICIA GSW FAMILY INV LP HENRY FREDERICK B TRUST 426 ROSE GLEN RD 1320 HUNSICKER RD 100 W HALLAM ST ;LADWYNE, PA 19035 LANCASTER, PA 17601 ASPEN, CO 81611 IODES ALAN & DEBORAH HOGUET CONSTANCE M JOHNSON RICHARD & MONTAE IMBT 14 N ASPEN ST. 333 E 68TH ST 6820 BRADBURY 4SPEN, CO 81611 NEWYORK, NY 10065 DALLAS, TX 75230 CRUMM DONALD PAUL REV TRUST LANDIS CAROLYN MOUNTAIN STATE PROPERTIES LLC )O BOX 874 128 N GARMISCH ST 715 10TH ST SOUTH 4SPEN, CO 81612 ASPEN, CO 81611 NAPLES, FL 34102 )ARDUBA JIRI PENN PAUL E & SUSAN W RODNEY JOHN W 16 N GARMISCH ST 3830 E 79TH ST 8536 N GOLF DR 4SPEN, CO 81612 INDIANAPOLIS, IN 46260-3457 PARADISE VALLEY, AZ 85253 tOSE BRANDON SARDY HOUSE NEW LLC SEGUIN WILLIAM L & MARILYN A 25 MT HOPE RD 240 CRANDON BLVD #167 PO BOX 4274 VHARTON, NJ 07885 KEY BISCAYNE, FL 33149 ASPEN, CO 816124274 ;PEARS NANCY M WOLKENMUTH EDWARD F JR & STEELE ZATS JULIE )O BOX 2630 JULIANNE BELL REV TRUST 118 N GARMISCH 4SPEN, CO 81612 121 W BLEEKER ST ASPEN, CO 81611 ASPEN, CO 81611 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 1/0 E. Ble,Ke, St. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Qull , 0-ul C 10 , 20157 STATE OF COLORADO ) ) SS. County of Pitkin ) 1, 662/ + 6- /9 0 r (name, please print) being or representing an Applicant to the City of Aspen. Colorado. hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: X Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy ofthe publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high/ arid which W#Â§ Composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 . to and including the date and time of the public hearing. -A photograph of the posted notice (sign) is attached hereto. Mailing of notice. -By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section %36.304.060(E)(2) of the Asp*Y. Land' Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the ' property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy Of any documentation that was presented to the public is attached hereto. (continued on next page) 64 4 Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. Ilowever, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. AVA- Signature The foregoing "Affidavit ofNotice" was acknowledged before me this~day of /~ O* , 20_6, by eMA (jughr WITNESS MY HAND AND OFFICIAL SEAL My commission expires: 4111511{2 EhoT--Pitel- -8tttersn,p Notary Public KAREN REED PATTERSON NOTARY PUBLIC STATE OF COLORADO NOTARY ID #19964002767 ATTACHMENTS AS APPLICABLI Â· Â·My Commission Expire~,f*~0=15,2016 _ â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 PUBLIC NOTICE RE:110 E. BLEEKER STREET- FINAL MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 10,2015. at : meeting to begin at 5:00 p.m. before the Asper Historic Preservation Commission, in Counci Chambers, City Hall, 130 S. Galena St., Aspen k consider an application submitted by Bleek HousE LLC, 0133 Prospector Lane, Suite 41028, Aspen CO 81611, a#ecting the property at 110 E. Bleeke, Street, Lots L and M, Block 65, City and Townsitâ‚¬ of Aspen, Colorado, Parcel ID#2735-124-37-006 The applicant is requesting approval to demolist an existing garage and construct a new additior behind the Victorian home. which will be restored The requested development approvals associatec with this application may be modified by the ap proving body. For further information, contact Ami Simon at the City of Aspen Community Develop- ment Department, 130 S. Galena St., Aspen, CO (970) 429-2758, amy.simon@cityofaspen.com. s/Willis Pember Chair, Aspen Historic Preservation Commission Published in the Aspen Times on May 21,2015 (11200030) . Dot S . lots-. 4 W K ATTACHMENT 2 -LAND USE APPLICATION PROJECT: Narne: 13>'ACK 8 V/C" *-912,04-hop-, ~ A-ilpi---Tic, 10 Location: l 10 E '0-El-~EEkLEÂ¥., tbl?frl- (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) 92 723 5 - I vo Â£1 3 -7 00 69 APPLICANT: Name: 13>L.EE E- [JICA.1112. LLC. Address: 01 375 702671Â£69.,9 C.AAE, S.ul -75 4162.11> Phone #: 92 0- ) 2 3-0 REPRESENTATIVE: Name: 14â„¢01 144001}9 4*-1\11-*crn, l,Â«_ Address: 6 1 --53 7 90.57*57. #40 % 0, 9.a 1 11Â£ 21 1 62 -2Â¢ 61 'Zr Phone #: 2 /- 'Dj -2 TYPE OF APPLICATION: (please check all that apply): Â£ GMQS Exemption E Conceptual PUD U Temporary Use ~ GMQS Allotment U Final PUD (& PUD Amendment) ~ Text/Map Amendment ~1 Special Review D Subdivision U Conceptual SPA U ESA-8040 Greenline, Stream U Subdivision Exemption (includes U Final SPA (& SPA Margin, Ilallam Lake Bluff, condominiumization) Amendment) Mountain View Plane U Commercial Design Review U Lot Split [3 Small Lodge Conversion/ Expansion U Residential Design Variance D Lot Line Adjustment ;El Other: tted ~ Conditional Use Pl,43 6 Â¢- EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 6 I >16 1 FAM)51 141 5 1 +44, 1 -4-y,1 1Â£ 4/ p E-7-6<14-AP '2, C-,9-16 ch.A*AdÂ·Â£, -- (N);ticil- EAC-AAc'Af-3 1/1-072, Â·440,09 21 Fl E-4 k\155Â¥1 3 0 2-PERÂ«9 PROPOSAL: (description of proposed buildings, uses, modifications, etc.) 3-651 Â«x vt/-16*417 -2 > 69461144 4-f/fAY,%1616 -4-0 A772 01%,0 44Â¢Ae; E d Ll Vi/14 2*~AUL- 02(3 14,71-12- Have you attached the following? \lÂ¢ 6 FEES DUE: $ 1 956, U.6 EFfre-Application Conference Summary CIAttachment #1, Signed Fee Agreement GRResponse to Attachment #3, Dimensional Requirements Form E[ Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards [34-D Model for large project All plans that are larger than 8.5" X 11" must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. ATTACHMENT3 DIMENSIONAL REQUIREMENTS FORM project: Â·e>'Elcic <Vl C 2Â£5 fai4110,01 4 ADP/7;npl w736Â£Â£IC L.kil St (12 - Applicant: Location: 19 FLEE\<Lf . 5-iffir Zone District: Lot Size: Uj;04 Lot Area: & 00 6 41 (for the purposes of calculating Floor Area. Lot Area may be reduced for areas within the high water mark. easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing. A 44 PnWosed t . Number of residential units: Existing: 1 Proposed: Number of bedrooms: Existing: 5 4oposed: 5 .7- 161 Proposed % of demolition (Historic properties only): ,1 / /C j DIMENSIONS: f#oe tÂ·.:4 0, 4 w i * 3 7 70 Floor Area: Existing.- 1(1 ~~ Allowable: '53 Â£10 Proposed:_ft 1%1,-1, , Principal bldg. height. Existing: J~ -l - /0 Allowable: 4 5 ' Proposed: 225 1 Access.bldg.height Existing: 191-0Allowable:___ __Proposed: 11 ~/A On-Site parking: Existing: 37 Required. ~ Proposed.- g % Site coverage: Existing.' Required: 5070 Proposed: % Open Space: Existing: - Required: -- Proposed. AA (40.*D (f W.4,01~ Front Setback: Existing: 1% L ~ Re9 uired 10'-O Proposed: 1-Â©- 4,0- (har.11 2 0 1.0 5 -C> Li v,-14 9 -0 A Rear Setback Existing *,1ug,du,_Kequired: . S -O proifmZJ:Â°9' -5- N Combined FÂ®: Existing. ~ tu)Â· 1 __Retle"'4.-1~,~A'. 'roposed: 2 ll-It [~3- I. v Side Setback. Existing: ~ (0~- O Required: :5 l- G . i , oposed: 1'- '0~~ -- ~yro,4. d,tl~6 46\de Setback. Existing: 4.4'e.i,twINquired: 6 -O Proposed: Le'-1 1 <1 .,49.11 Combined Sides. Existing: 1\*2 Required: ~6-0 Proposed: %42'11 Distance Between Existing 3 Required.- tb -0 .:oposed~_ _~jd--~/t Buildings Existing non-conformities or encroachments: EÂ¥/ 51>0 6 6,4 0/460- 04â‚¬/6(24 .f ~1~' al{ *q )29 2.31 ' A F)Â£7 44u 045< By 571, ' C 10+ 1,143 10U,1 anlt,ldâ€¢Ct or Â©tabu 64 Variations requested: 4, p. r- \~5 r// 5Â£ 00/ic k i or ) t)<1,14.j %4 j Ct 4 6 ria C NEACC| 54 *Plactc ak 1,1 fac 5Â° 'cl~/ j , oat Yard wk"Lck fÂ·Â·Â« Opplot 3*74(/ 6%1 44 i\Â¥ fit Litwi[.Cof- 9- \ 5,04-1/ord Bit kacie 04 tar ~afqgj 3'- 6 06~biad tidavocd â‚¬ 5q'al, c/- -36 ' I ALTA Commitment For Title Insurance ... 2. 4 1/VIESTCOR LAN D 3* 1 TLE ~ 7:4 9 i .1 5.42 ~ :*- ': -z COMPANY hALS AUTHORIZED AGENT: PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. 310 FLOOR ASPEN, COLORADO 81611 970-925-1766-PHONE 970-925-6527-FAX 877-217-3158-TOLL FREE E-MAIL ADDRESS: TITLE MATTERS: CLOSING MATTERS: Tom Twitchell - (tomt@sopris.net) TJ Davis - (tjd@sopris.net) Nola Warnecke (nola@sopris.net) Joy Higens - (joy@sopris.net) Issued Bv ~ WESTCOR Home Office: 201 -1. Ne:c York .1. mur, Smt: 200 p. infer Park. FI -2-9 fÂ¢kpitolte f 40-, 329â€¢..42 J k WESTCOR ALTA Commitment Form (6-17-06) COMMErMENT FOR TIT[.E INtil'RANEE ISSUED BY U ESTCOR LAND TITLE INSURANCE COMPANY Westeor Lami 'lytle insurance Company. u Californic: CoyÂ·poration.1 4 --ily 't. fur li v<ilwable conskierailon. hereby commus m issue its policy or polic'ies of tide ms:irance. as ident:. ed in Schedule .4. in h:vor of the Proposed Insured namea in Schedide .4. a,% oit ner or morigagee of the esfafe or mferest covered herehi in rhe land described or referred to in Schedule .4. upon payment of the pritutiums cmu charizes und compliance with the Requiremenun all subject [o the provisions of behedule A and B imii IO Ille Conditions ofthis Commitment. This Commitment shall 'u ef~cutive i,i:ly when the identity ofthe Proposed Insured and the aniount ofthe policy or policies comminedfbr have been inserted in Schedule A hereof by the Company. AH liabihty and obligations under Uns Commitmeni shall cease and rerminate within six 16) months l...r tile Enective Date or :t hen the policy or policies committed Tor shall ishlie. whichever Arst occurs. ro' â€ž J that the taihire to issue jitch polioÂ· or,xmcies is not the tafyir Of rhe C ompany. The Compan>Â· wilt provide a Yampie < d.c pÂ·.2.-)Â·form wpon request. LY Lf"t?XESS WHEREOF. ffiESTCOR L.1.iD TITLE LiSCRANCE COMPANY has caused its corporate name and seal to be hereunto atti.red and these presents tube signed mmeÂ·sir??7. .Â·? under al,thority of irs by-unvs on the date shown in Schedule A Issued th : WESTCOR LAND TITLE INSURANCE COMPANY 2 4Â·<%41 3) 7 , A 44/ CountÂ©Digned /*.-,Mut ~3-Zi~39:) Authorized Siu.Jr CO 1045 * ' 5Â·.; ge r .=. rt~.~ In . rh,Ali. 1...Otin,% 1 1.4.. ...%.. :60! E. Hopkins -3 Aspen.:CO 81611 2 1\ 1 CONDITIONS AND STIPULATIO>IS 1. The term "mortuatie". when used herein. shall include deed of trust. trust deed or other securit> instrument. 2. 1 f the Proposed Insured has cr acquires actual knowledge of any defect. lie:i. encumbrance. adwrse claim or other matter affecting the estate or interest or mortgage thereon co;ered by this Commitment other than those shoun in Saedule B hereof. and shali fail to disclose such knowledize to the Compan> in 'aritine. the shall be relieved from liability for an> loss or damace resulting from am act of reliance hereon zo U \211 1 wati â€¢ - the extent the Company is prejudiced b> faihire to so disclose such knowledge. ifthe Prooosed in-ured shall disclose such knowledize role Compan#. or if the Company othernise acquires actual know le ge of an, such defect. lien or encumbrance. ad\erse claim or other matter. the Company at its oution n a > amend Schedule B of this Commitment accordingh. but such amendment shall not relie; Â¢ the Com oan> item -. Habilit> pre,iously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Compan> under this commitment shan be ont> to Ine named Proposed insure and 3%10+ panics inclucied under the definition of insure:d in tie form of polic> or policies committ:ed for and ont> for actual loss incurred in reliance hereon in undertakine in cood faith (a) to comply uith the requirements - hereof. or (b) ro eliminate exceptions shoun in Schedule B. or (c) to acquire or create the estate or interest or morteage thereon covered b> this Commitment In no event shall such liabilit> exceed the amount stale' - 9 in Schedule A for the polic> or policies committed for and suc,1 liat>mty ts suoject to the insurine Drovisions and Conditions and Stipulations and the Exclusions from Coveraue of the form of polic> or policies committed for in favor of the Proposed insured which are hereby incorporated by reference and are made a part of'this Commitment except as expressh modified herein. 4, This Commitment is a contract to issue one or more title insurance policies ard is not all abstract of tide or a reoort of the condition of title. Any artinn oractiors orrit:hts of action that the Proposed Insured mar nave ormav brinizauainst the Compan> arising outofthestatus of' the title to theestate orinterestorthe StarUS of the mormaile thereon covered br: this Commitment must be based on and are subject to the proUsions of $ ..9 . this Commitment. 3 Tize potic>Â· to be isslied contains an arbitrationclause. .41! arbitrable n:(itters s, her. the 4Â»:oi,ni of Insurance is 32 <100.000 00 or less shaH be arbitrated at th, option ofeither the Compuny or Ihe insure.i as :he excituive remel Of :he parties. YOtt n:a> reÂ¥1Â¢w 1 copy cd Ike arhirrÂ·ation nites at hirp:frÂ«vyÂ¥ aftct or,G /1*73 r- r T. COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date July 21 2014 at 8.00 AM Case No PCT241Z0W 2 Policv or Policies to te issued tal ALTA Owner's Poky-te:/17.06) AmountS 3 900.000.00 PremiumS 6 805.00 Propcsed Insured ' I#./. 4,11./t./.-1.. ASPEN STARWOOD LLC ~ /1, Â§-2 -- 9/,td-4 ArrountS 0.00 (b) ALTA Loan Yclicy-lo/1 tivol PremiumS 0.00 procosed Insured' Rate (C) AL 1 A Lcan Policy-(6/17/06) AmountS PremiumS Proposed Insured Rate 3. Tit!e :o the FEE SIMPLE estate or Interest in the land descnbed or referred to in this Commitment is at the efect v cate hereof vested in' LEXIE -RO CKWAY AS TO PARCEL 1 AND LEXIE BROCKVLAY POTAMKIN AS TO PARCEL 2 4. la refe rred to in th;s Commitment #s situated in the Courtw of PiTKIN State of COLORADO and is SCR as fol'ows: Anached Ext*t "A ' m ' KIAÂ· OUNn i 111.Ii. INC S:chedu'e A-PG 1 nol F ir' ji>PLI>.4 'i,SY>F " ' 11 This Commitfnent Ks invalid Phone unless the Insuring eV:Mn. --1 (*-;'i:t''A + .3/ i U.i .3 etz ~ W.,22#W:,0 42(@U: 90, Ith.r- t#:3 A an>d Bare attached. *:UTI 'u:<u cty * .vr. ..i Countersigned: 9 22 JJ Bleek House LLC c/o Asoen Stanvood LLC 0133 Prospector Rd. Suite 41023 Aspen, CO 81611/ asoenstarwood@,emaitccm September 15, 2014 City of Aspen Community Development Department 130 South Galena Street, Third Floor Aspen, CO 81611 Re: Authorization to ReD:resent Dear Sir or Madam: Bleek House LLC. a Colorado limited liabitky company (Â°Bleek") is in the prccess of ourchasing that certain real property located at the street address of 110 East Bleeker Street, Aspen, CO 81611 (the "Propertyl Aspen Starwood LLC is the Manager of Bleek, whose ohone number is 920-1280. We have authorized Kim of Kim Raymond Architects, inc. to act as our representative with respect to all applications to be made with the City of Aspen (and its departments and agencies) regarding the Property. if you have any questions, please feel free to contact Kim at her office, located at 0133 Prospector Rd. Suite 4102X, Aspen, CO 81611 Very truly yours, Bleek House LLC A Colorado limited liability company Executed by its Manager, Aspen Starwood LLC Mark Friedland, Manager of Aspen Starwood LLC I =# - COMMUNITY DEVELOPMENT DEPARTMENT =90 te? Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies The certification must be signed by the property owner or Attorney representing the property owner Name El_â‚¬Â£]c Biou s Â£ LLC- Property Owner (T) Email Phone No ASÂ¥k07 3'E,4Â£Ld OOC> f C pen ; i . CO Â»Â·-7 920- I.Z. 26 Address of li 6 E 'El-]E:F.Ja~* Property (subjea of 4%9001 I CO 90 1 / application) I certify as follows (pick one) ovenant This property is not subject to a homeowners association or other form of pnvate U This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary U This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary Evidence of approval is attached I understand this policyand I understand the City of Aspendoes not interpret. enforce, or manage the applicability. meaning or effect of private covenants or homeowner association rules or bylaws I understand that this document is a public document Owner signaue r- date â‚¬ '11'}S Owner printed name Â»14*\C- 1~*Imp\-4,043, -GIL Or. Attorney signature date PARCEL ID: 273512437006 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 65 Lot: L AND:- Lot: M PLUS 121 SQ FT PER LOT LINE ADJ WITH 114 EAST BLEEKER STREET CONDOS 4, ,Â· wnUggÂ»: St WFÂ·Â·Â· 6, IN''rIESt 6 a US I orestry Dept 3 a 2 -- Co Mountain / Z W'hÂ·31)6 St z N Stallar; 02 U.. 2 Aspen Colorado Travel a ' .:111% el Ski Lodging Deals 94 F:arw:/ St W +18 D trf) St 6) V, t\t'ji ke: C: 2/ Bleeke! St W PReeker 9 W Pidekc: c 8 Aspen ~'15!of,Cal Society - * '44 St P 21 - 1 .- Â· lorns Mobile Assistance e 00 4- 2 2 49 Ha:Wn, 6 f ~ Hicko,y House /4 Aphi â€¢ 8 - E UN Cli,rk's Market - 2 Ca ).9? 17 -< MCK,nley Sales â€¢ 02 Aspen Day Spa Â·~ and l'harmacy .37 r Real Estate Asper' 49148. '' -- I a Ski Butlers Aspen ; 110 E Bleeker S: CC c :E' r./ â€ž Annabelle rET 8 +91 - 1 1.. IL.. - Tyrolear. Lodge 0 9- * f f.fe'd., i re ~ Aspen Mour"in Lodge - W Hopkns Ave U Hopk:ob Ave E I-lopk ns Ave '27' Hotel Aspen - RIO Of Â¥Â·'Â· Thelonsbruck - 2 StaÂ¥ Aspen 5nowmass . Molly Gibson Lodge - a 3 4/ Hopkina <21, call's Pharmacy M 1>ilkin County Library .- i Main Street , Hotel Jerome An .,1 Mortz lodge â€¢â€¢ . Bakery & Cafe - Aubelge Itesort 3 Paepcke Park Mars:hisal Â·-7 lEi Aspen Brewing C 4/,4.1,11.1,1 4: . ID E Mar y l#â‚¬72*"7:Ate -~ :/1 .4 â€¢ Aspen Ice Garden 3 e 4' f )1,111'yls 0, l.~1 AL e J- Ae. 164.r :..1 ~ c ,<,i):#k Kenichi 5 j' 1,1 VICINITY MAP NOT TO SCALE Sditi,te ,Â· 041, los-: AH Pc- CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, 970.429.2758 DATE: 3.13.2015 PROJECT: 110 E. Bleeker Street, Final Major Development DESCRIPTION: Conceptual design approval has been granted for a restoration and addition to 110 E. Bleeker Street. Final approval is needed. Final review focuses on topics such as materials, landscape and lighting. HPC's determination will be according to the Historic Preservation Design Guidelines. Relevant guidelines are provided at the end of this pre-application summary. The applicant was asked to restudy the dormers on the south roof of the new addition as part of the Final application. Below are links to the Land Use Code for your convenience: Land Use Code: http://www.aspenpitkin.com/Departments/Community-DevelopmenUPIannina-and-Zoning/Title-26- Land-Use-Code/ Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards 26.415.070.D Major Development 26.575.020 Calculations and Measurements RECEIVED 26.710 R-6 Zone District MAY. 11 2015 Review by: Staff for completeness and recommendation HPC for determination CITY OF ASPEN CC*-PrOEVELOMEN! Public Hearing: Yes, at HPC Neighborhood Outreach: None Planning Fees: $1,950 for 6 hours of staff time. Any unbilled portion of this deposit will be refunded at the conclusion of the case. Additional staff hours, if needed, will be billed at $325 per hour. Total Deposit: $1,950 4 To apply, submit 1 copv of the following information: Er' Completed Land Use Application and signed fee agreement. 20'0'Pre-application Conference Summary (this document). I~ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (not older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. L.] [*1~ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. El"94 site improvement survey (not older than a vear from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. Qf HOA Compliance form (Attached) 0 A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. Provide a site plan, floor plans, elevations and roof plan, a lighting plan and a landscape plan. Identify all building materials. Bring samples of materials to the HPC hearing. QI'Written responses to all review criteria. [2'An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. Once the application is determined to be complete, submit: Â¤ A digital copy of the full application provided in pdf file format by email to amy.simon@cityofaspen.com. 0 12 copies of the project graphics. O Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 2 Historic Preservation Guidelines 1.2 A new replacement fence should use materials that appear similar to that of the original. o Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. o A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. u Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. o A fence that defines a front yard is usually low to the ground and "transparent" in nature. o On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. o Fence columns or piers should be proportional to the fence segment. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. o This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. El Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. o Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. 1 The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs. 0 Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. o Select plant and tree material according to its mature size, to allow for the long-term impact of mature growth. o Reserve the use of exotic plants to small areas for accent. o Do not cover grassy areas with gravel, rock or paving materials. 4 00 0 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. o Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. o It is not appropriate to plant a hedge row that will block views into the yard. 1.15 Minimize the visual impacts of site lighting. o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. 2.6 Maintain masonry walls in good condition. o Original mortar that is in good condition should be preserved in place. o Repoint only those mortar joints where there is evidence of a moisture problem or when mortar is missing. o Duplicate the original mortar in strength, composition, color, texture, joint width and profile. o Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick. o Do not use mortar with a high portland cement content which will be substantially harder than the brick and does not allow for expansion and contraction. The result is deterioration of the brick itself. 3.1 Preserve the functional and decorative features of a historic window. u Features important to the character of a window include its frame, sash, muntins/mullions, silk heads, jambs, moldings, operation and groupings of windows. 61 Repair frames and sashes rather than replacing them, whenever conditions permit. o Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. u Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. u Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. u Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. 5 3.6 Preserve the size and proportion of a historic window opening. o Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. o A historic window often has a complex profile. Within the window's easing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. u Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. o If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. 4.1 Preserve historically significant doors. 1 Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. Do not change the position and function of original front doors and primary entrances. If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. o If the secondary entrance is sealed shut the original entrance on the primary facade must remain operable. 4.2 Maintain the original size of a door and its opening. 3 Altering its size and shape is inappropriate. It should not be widened or raised in height. 5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house. A replica of the original, if evidence exists, is the preferred replacement. A historic door from a similar building also may be considered. Simple paneted doors were typical. Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. o Use materials that appear similar to the original. o While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. u Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. u When constructing a new porch, its depth should be in scale with the building. o The scale of porch columns also should be similar to that of the trimwork. 6 0000 b 00 o The height of the railing and the spacing of balusters should appear similar to those used historically as well. .1 Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. o Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. o Removing a damaged feature when it can be repaired is inappropriate. 6.5 Do not guess at "historic" designs for replacement parts. o Where "scars" on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. Using overly ornate materials on a building for which there is no documentation is inappropriate. It is acceptable to use salvaged materials from other buildings only if they are similar in style and detailing to other features on the building where they are to be installed. 6.6 Replacement of missing elements may be included in repair activities. Replace only those portions that are beyond repair. Replacement elements should be based on documented evidence. Use the same kind of material as the original when feasible. A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material. For example, a fiberglass cornice may be considered at the top of a building. 7.5 Preserve original chimneys, even if they are made non-functional. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. o The new materials should be either similar or subordinate to the original materials. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. u All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. u Unshielded, high intensity light sources and those which direct light upward will not be permitted. 1 Shield lighting associated with service areas, parking lots and parking structures. 7 0000 00 C U e - .. o Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. O Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. o If a channel must be cut either locate it on a secondary facade, or place it low on the wall. 8 00 RETA:M I E-R PERMA -" - 3 ae,q,1.015-l,44 pc. COXIX]1-NITJ DEVELOn]ENT DEP #RT MENT 1 Agreement to Pay Application Fees An agreement between the City of Aspen ("City") and Phone No - Proper4 134-6.Â£|,s 140052, l,Lc 970-920-1280 Owner (-1'): Email: Address of 110 Bleeker Street Billing 0133 Prospector Lane p:perty. Aspen, CO 81611 Suite 4102B Address: (subject of (send bills here) Aspen, CO 81611 application) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. 1 understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these fiat fees are non-refundable. $ 0 Select Dept 0 Select Dept flat fee for . $ flat fee for 0 $ flat fee for Select Dept 0 Select Review $ flat fee for For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be rnade for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 1,950 deposit for 6 hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit 0 amount will be billed at $265 per hour. City of Aspen: Property Owner: Chris Bendon Mark Friediand Community Development Director Name: Title: Manager of 110 Bleeker, LLC City Use: 1950 Received: $ Fees Due: $ .lammn.343 Cit>- of A:pen 1 130 S. Galena St. i ( 970) 920-5090