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HomeMy WebLinkAboutagenda.hpc.20171108 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING November 08, 2017 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS A. Please visit the sites on your own. II. 4:30 INTRODUCTION A. Roll call B. Draft Minutes 10/11/17 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. None IV. 4:40 NEW BUSINESS A. 4:40 201 E. Hyman Avenue- Setback Variation, PUBLIC HEARING B. 5:20 533 W. Hallam Street- Conceptual Major Development, Demolition, Relocation and Variations, PUBLIC HEARING V. 7:00 ADJOURN Next Resolution Number: 23 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Vice-Chairperson Greenwood called the meeting to order at 4:38 p.m. Commissioners in attendance: Bob Blaich, Gretchen Greenwood, Roger Moyer, Willis Pember, Scott Kendrick. Absent were Jeffrey Halferty, Richard Lai and Nora Berko. Staff present: Andrea Bryan, Assistant City Attorney Nicole Henning, Deputy City Clerk Amy Simon, Historic Preservation Planner APPROVAL OF MINUTES: September 27, 2017 Mr. Blaich moved to approve, Mr. Moyer seconded. All in favor, motion carried. PUBLIC COMMENT: Chris Bendon Mr. Bendon said he is in attendance representing the applicant, Timberline Bank, from the meeting two weeks prior. He is requesting reconsideration of the resolution that was approved last time regarding consternation over the wording as this has been re-worked with staff since that meeting. Staff has provided a revised set of conditions for the board to vote on, but he does not want the whole project reconsidered, if possible. Ms. Simon said she did pass out copies of what was emailed yesterday with the revised language shown on the second page along with a copy of the original resolution. Mr. Moyer motioned to reconsider, Mr. Blaich seconded. All in favor, motion carried. Mr. Moyer moved to approve the new resolution as it is written, Mr. Blaich seconded. All in favor, motion carried. COMMISSIONER COMMENTS: Mr. Moyer mentioned that over the years, there have been pretty definite rules about historic buildings and windows, etc. Isn’t the architectural community aware of what we want? He asked if the architectural community needs to be educated about the rules because it’s a waste of time and we just don’t replace historic windows. Ms. Simon said that he should wait to hear the presentation tonight before making a judgement as we do our best to communicate the policies, but it’s not the same with every building and people are allowed to ask for any changes they want and it’s HPC’s job to find what is appropriate. DISCLOSURE OF CONFLICT: None. PROJECT MONITORING: None. STAFF COMMENTS: Ms. Simon introduced Sarah Yoon, the new Historic Preservation Planner. PUBLIC NOTICE: Ms. Bryan hadn’t seen the posting yet so she is looking it over. CALL UP REPORTS: None. P1 II.B. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Ms. Bryan brought up an issue from the applicant that she would like them to state for the record. Jamie Brewster addressed the board with a conflict of interest with Ms. Greenwood due to some personal things that have transpired between the two women so Ms. Brewster felt as though Ms. Greenwood should have recused herself. Ms. Greenwood said that the altercation was over a year ago and she feels that she can be a fair judge on this project. Ms. Bryan stated that she also notified the applicant that it is HPC’s rule that an applicant should provide written notice seven days prior to a hearing to discuss a conflict of interest, which was not done in this case. As long as the chairperson says that she will be impartial to this application, she feels they are fine moving forward. NEW BUSINESS: 128 E. MAIN ST. SARDY HOUSE Amy Simon Tonight’s application effects the Sardy House, which was built in 1891. This is locally landmarked and located in the historic district. It is one of only four remaining Victorian era brick mansions in Aspen and was built by JW Atkinson. In 1945, it was purchased by Tom and Alice Rachel Sardy who owned and operated a lumber yard and mortuary. It was sold in 1985 and turned into the Sardy House hotel and more recently, the building has changed hands a couple of times. There is a boarding house and lodging for the general public in the back and the main building is a single-family home. In the proposal before HPC tonight, is the idea of replacing glass in 30 historic windows. There are some stained-glass windows, some windows called “glue chip”. They will be replacing the glass in the front most part of the building to improve energy efficiency and they will also discuss re-configuration of a few windows and doors on the non-historic part of the structure. Staff is supportive of the changes to the non-historic structure and mostly supportive of replacing the other windows, but want to discuss the stained glass and repairing the windows with weather stripping instead of replacing. Ms. Greenwood said that in the application it says there was the replacement of non-historic glass and she asked if there is a record of when the glazing was redone and asked how they know that it is in fact, non-historic glass. Ms. Simon said she had that same question and spoke with Frank Peters who had done the conversion of the building to the Sardy House Hotel and he stated that he did not replace any glass. Rolled glass was available in the late 1800’s and is more consistent with what we have now, but she has that same question which is part of the resistance to replace it. There is no record of that with the Building Department so we do not know for sure. Mr. Pember asked Ms. Simon what the function of the bridge is today and Ms. Simon said when you cross the bridge, you will run into a pair of fire doors and that is the separation point to the boarding house so everything south of the bridge, is a single-family home. The building use has changed over time and we don’t know the future of the building so we should not make a decision based on it always being a single-family home as it could become something else someday. P2 II.B. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 APPLICANT PRESENTATION: Jaime Brewster McLeod and Teraissa McGovern of Brewster McLeod Architects. Ms. McLeod has brought along her glass expert, Alyssa Taylor and her historic renovation wood worker, Chul Lee of RL Woodworks and Design. Ms. McLeod said they are very excited for this project and to be working on this historic gem of Aspen. The ownership recently changed and the clients are very excited to own it. The intent is to refurbish the exterior and interior as there are some energy concerns and sound mitigation concerns on Main St. These are 50 -100 year updates we are doing. Regarding the scope of request, we are not replacing any historic glass and will be taking pane staking elements to review each window and each piece of glass. Ms. Taylor has recommended that all of the glass is more of a 1960’s glass because of the putty that was added and has been altered at some point with the glazing. Regarding the glue chip, we want to make sure this is historic. There are two areas of the windows we believe are historic, but we want to make sure. There is one glue chip that is not historic at all that we would like to do a frosted window on. In regard to the historic leaded stained glass, we would like to preserve this and want to protect it and add an outer thermal layer. There are major concerns with the historic disrepair and are looking at the front entry porch due to the amount of water damage and deterioration that has taken place. Overall, there was not a lot of maintenance done to this building. There are significant plumbing issues and leaks in the historic part. We have fixed a few with the building dept., but really, this project is in complete disrepair and we are finding a lot of rotten wood sashes. A majority of the windows do not open and close and 98% of the windows are inoperable because they are warped in a vertical and horizontal direction and bowed. There is extensive water damage on the inside of the windows so we are finding a lot of rot within the walls. Ms. McLeod brought samples of historic vs new windows that they are looking at using. There is a lot of mold and rot in the windows themselves and we are not looking into taking out historic glass itself, but the frame is completely rotting out so we do need to replace that. We have looked at replacing with single pane new glass, but this doesn’t work because the wood already has a memory to it, so it’s going to bow again. We next looked at interior storm windows and there is a huge visual effect for the clients on the inside and there is a condensation issue, so it is no longer an option, but they are looking at exterior storm windows. Double paned thermal glass is now what they are looking at, which means there will be no change to the exterior of the window. If we mill out 3/8 of an inch from the inside, these can be fixed and will add some structural integrity so there is no future bowing. We looked at a half inch and a three-quarter inch with V shape weather stripping. None of the locks currently are working and it’s very drafty so the clients have taped up insulating fabric due to the bowing and sashes. Mr. Kendrick asked how they plan to get the bowing out of the windows and Mr. Lee said that they are cracked on all four joints with traditional joinery. To fix this, it will be a combination of putting in a piece of thermal paned glass, which is structural and will help retain to straighten out the frame. They will seal it off, and pressure fit it and clamp everything together straight. Mr. Kendrick asked how long will this last and Mr. Lee said that with proper sealing, it shouldn’t allow any further moisture to get in and should last well beyond our lifetime providing that the building is maintained. P3 II.B. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Mr. Moyer asked if all the interior windows are still oak and Ms. McLeod said no, there are two types: painted pine and oak. Mr. Lee said that over the years, the windows have bowed and broken from people trying to open them. He said it’s a shame because the woodworking is amazing and all made from the same piece of wood and is very high quality. Ms. McLeod also mentioned that Mr. Lee did the interior of the wood replacement at the Wheeler and that Ms. Taylor is currently working with St. Mary’s to restore and replace their glass on Main St. as well. Ms. Simon asked if the samples can be recessed more and Ms. McLeod said that yes, we would like to have Mr. Lee recess them more. Ms. McLeod said that all of the historic sashes are slightly different and is not the same window to window. You have to look at each one individually with each window being roughly 5000 dollars so this was not our first go to option, but it really became about keeping the intent of the interior and exterior the same. Ms. McGovern mentioned that the front of the Hotel Jerome is double paned. Ms. Taylor explained to the board what to look for when examining historic glass and said this is not the original glass that was installed in the late 1800’s. Ms. Simon asked if is there a clear spacer and Mr. Lee said no, it will be bronze, black or aluminum. Ms. McLeod said they are looking at bronze for the oak and aluminum for the white because it’s the least amount of contrast. Ms. Greenwood asked what color the windows are on the outside and Ms. McLeod said the frame is green and the sashes are black. Mr. Pember asked what a glue chip is. Ms. McLeod said the red in the photo on the screen is the glue chip. Ms. Taylor said you can glue chip any type of glass. The example they have is a red glue chip stained glass. You would take a sheet of glass with either clear or color and the same technique was used in 1890 as today. You take the sheet of glass and use a horse hide glue and mix with water and apply the pasty glue at the top of the glass and then put heat and fans on it and the glue will pull off the top layer of glass so you get the ferning pattern. The glue is literally chipping the glass as it pops off. The windows that are in question are a clear glue chip so those will still need to be determined. Ms. McLeod said that it is not on the street façade, just the back courtyard that the glue chip is showing. Mr. Pember asked if the 50’s and 60’s glass was replaced throughout the whole house or just intermittently and Ms. Taylor said she did not see any old glass in this home. There is a mix of newer glass as well and replaced over time as they have broken. Most of the glass could be a couple of decades old, which has a little bit of a wave, but those are the ones from the 50’s 60’s. She says she’s still uncomfortable with them replacing the glass and would like one more final walk around. If it’s historic or not, the window needs to be stabilized. P4 II.B. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Mr. Pember asked Ms. Simon if she has corroborated all of the information being presented and she said she is still uncomfortable regarding the age of the glass and admitted there is a lot of expertise here, but there are more windows in town that have their historic glass and may not have as many seeds, but she said the applicant is arguing that whether historic or not, the window needs to be stabilized. Mr. Blaich asked Ms. Simon if she has had a chance to check the windows herself and Ms. Simon said yes, she did a walkthrough, but it wasn’t a window by window study. Mr. Kendrick asked if staff’s biggest concern is regarding whether the windows are historic or not and Ms. Simon said yes, there is some concern with that, as well as, the amount of intrusion and with what it’s going to look like. Mr. Pember asked for a drawing of the proposed egress window and Ms. McLeod said there is not a blow-up detail available. Mr. Pember asked if they are keeping the same frame opening and Ms. McLeod said yes, but we can’t use the existing sash. Mr. Pember clarified that it will be a code minimum opening. Mr. Moyer asked Mr. Lee if he could make storm windows and he said he could do that and the openings do allow for it, but he is only doing what he has been asked to do. PUBLIC COMMENT: None. Ms. Greenwood said she he doesn’t feel that the staff recommendations are detailed enough in the resolution and they need to be clarified. If we continue to study this, it’s a big undertaking what they are doing here. She knows from experience what happens with single paned glass as it rains on the inside. Comfort isn’t an issue, but the constant ongoing maintenance with the condensation. She thinks it’s important to replace the glass for the longevity of the residence, but perhaps recessing the frame back in further would be better because screams, “I’m a new window”. In her opinion, that definitely needs more study. Mr. Moyer said there will still be interior condensation after replacing the glass, but Ms. Greenwood said it was eliminated completely on one of her projects. She is in favor of approving the method, but with more work in hiding the spacer bar. Mr. Moyer said a little more research might be helpful as far as the glass. It’s a tough one and he would prefer to accept staff recommendation, but it’s seems the glass may not be historic. He said he is ok with staff and monitor. Ms. Greenwood said she feels that the longevity of the house is more important than allowing the erosion and rot to take over. Mr. Blaich said his house is 121 years old and was modified before he bought it. We do have problems with the interior storm windows put in with metal frames and there is still a lot of maintenance and evaporation and all of the problems that come along with that. He said he is trying to look at this wonderful building we have in town and would like to see it put back in good condition and last for another 100 years. He is happy someone is going to live in it for a change and is thinking of the function and comfort and we should go as far as we can to ensure we have a long-term solution. It will solve the functional problem. P5 II.B. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Mr. Moyer asked Mr. Lee if there is a better way to do this and Mr. Lee likes the ¾ inch glass better, but he doesn’t know of another way to preserve the window, the frame, the integrity and craftmanship, etc. The spacer between the glass is Mr. Kendrick’s biggest concern. Overall, the replacement retains the visual aspect and doesn’t think storm windows are needed. If the problem with the spacer can be addressed, he’s in favor of that. Mr. Pember said he tends to agree with the resolution as it’s written and he supports that. Ms. Simon said #1 needs to be modified to include the insulated glass if that is what you all want. Mr. Kendrick said the memo is clear and the resolution is not. Discussion amongst Ms. Greenwood and Mr. Pember took place about the wording of the resolution and what is expected. Mr. Moyer asked if they are all in favor of replacing the glass and Mr. Pember said no, he feels that the 50’s and 60’s glass is historic. Mr. Pember said he is uncomfortable and thinks the board is taking a huge leap ahead and he supports exactly what staff is recommending, which is to not allow the insulated glass, but to do repair work. Ms. Greenwood disagrees with him and says the resolution is very vague. Ms. McLeod said they do have a plan in place with her experts on each window, analyzed each window and do have a window schedule for exterior and interior. We believe we can save all of the sashes and can be repaired and some will have more repair than others. We are asking for ½ inch for all of these windows for structural integrity. The experts on hand have reviewed every single window. Mr. Pember said the schedule should have been submitted with their presentation. Ms. Garrow said they could add conditions for #1 by adding to the end of that sentence, “Victorian era specific glass stipulations. If there is original glass, it must be restored in a different manner and if it is not Victorian era glass, then they can repair as presented.” Ms. Greenwood said this sounds reasonable. Mr. Pember said he disagrees thinks this does not need to be added. Ms. Greenwood and Mr. Moyer said if it is non-historic glass, there should be no issue. Mr. Blaich said he would go with half inch all the way through the house. Mr. Pember said he feels that consistency is best and agrees with using half inch glass everywhere. Ms. Greenwood suggested that they eliminate the suggested condition #3, which the others agreed with. The final HPC conditions decided upon by the board are as follows: #1. Approval to install half inch double paned glass in all windows that are identified in the historic structure detailed to conceal the spacer from the exterior and the face of glass should be in the same plane as it is now. #2. There will be further review by staff and monitor regarding any storm window or glue chip and stained-glass windows. #3. A cut-sheet provided for the egress window being installed in the bedroom on the west façade. P6 II.B. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 11, 2017 Mr. Pember asked to add in, “repair frames and sashes rather than replace them, to the greatest extent possible”. Ms. Greenwood agreed to add that in. Mr. Moyer motioned to approved the above listed conditions as stated, Mr. Kendrick seconded. Roll call vote: Mr. Blaich, aye; Ms. Greenwood, aye; Mr. Moyer, aye; Mr. Pember, yes; Mr. Kendrick, aye. 5-0 all in favor, motion carried. Mr. Blaich will be the project monitor. Ms. Greenwood motioned to adjourn 6:57 p.m. ______________________________________ Nicole Henning, Deputy City Clerk P7 II.B. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 201 E. Hyman Avenue-Setback Variation, Public Hearing DATE: November 8, 2017 ______________________________________________________________________________ SUMMARY: 201 E. Hyman Avenue is a landmarked 8,000 square foot lot containing a Victorian home, a historic outbuilding and a new addition that began construction in 2015. All mechanical equipment located on the exterior of this project has been grouped on the east façade of the new construction, in an obscured location adjacent to the much taller Limelight building, as indicated with an arrow in the alley view shown below. In setbacks, equipment can occupy an unlimited footprint so long as the height of each unit is no more than 30” above finished grade and 30” below finished grade, and all units are recessed behind any street façades. Several mechanical units needed for this project meet the limitations. Similarly, vents, flues, meters and the transformer for the project have been located so as to require no variations. The applicant has determined that some of the necessary condensing units must be mounted to the east wall of the new addition to conform to manufacturer installation specifications. Mounted to the wall, these units are above the 30” height limit. To proceed, the wall units require a setback variation so that they may project 2’3” into the 5’ setback. HPC has the authority to grant the variations, if appropriate, due to the landmark status of the property and constraints on placing development in certain areas of the lot. Staff finds that the variation meets the review criteria and recommends approval. P8 IV.A. 2 APPLICANT: 201 EH Investments LLC, represented by Guerin Glass Architects and 1 Friday Design Collaborative. PARCEL ID: 2735-124-73-001. ADDRESS: 201 E. Hyman Avenue, Lots A, B and the west 2/3rd of Lot C, Block 76, City and Townsite of Aspen. ZONING: MU, Mixed Use. SETBACK VARIATION 26.415.110.C Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: During the HPC review of the project, interior spaces dedicated to mechanical equipment were indicated, but sites for exterior units were not clearly identified. This is fairly typical as mechanical engineering is typically undertaken after land use review, during preparation of construction documents for permit submittal. At building permit, mechanical units were indicated in the east sideyard and adjacent to the east side of the historic outbuilding. Few other options exist since mechanical cannot be located along Hyman or Aspen Streets and much of the rear of the parcel is occupied by a historic outbuilding and garage. As the project progressed, the mechanical design was refined and the most suitable equipment selected. All equipment is now to be located on the east side of the lot, away from the historic resources. The mechanical is located in the most visually obscured area of the site, and the top of P9 IV.A. 3 the wall mounted units requiring the setback variation is below the height of a 6’ fence along the alley. Staff finds that the mechanical equipment meets the historic preservation design guidelines and mitigates adverse visual impacts to the historic structures. The units will not detract from the public experience of the property. Staff finds that a variation is appropriate. ______________________________________________________________________________ The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends that HPC grant a 2’3” east sideyard setback variation for wall mounted condenser units. Exhibits: Resolution #__, Series of 2017 A. Relevant Guidelines B. Application C. Public comment EXHIBIT A, RELEVANT HPC DESIGN GUIDELINES Mechanical Equipment & Service Areas 14.14 Minimize the visual impacts of service areas as seen from the street.  When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments.  This includes locations for trash containers and loading docks.  Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.  Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact.  Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself.  Screen ground-mounted units with fences, stone walls or hedges. P10 IV.A. 4  A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact.  Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes.  Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials.  Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade.  If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. P11 IV.A. 201 E. Hyman Avenue HPC Resolution #__, Series of 2017 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING A SETBACK VARIATION FOR THE PROPERTY LOCATED AT 201 E. HYMAN AVENUE, LOTS A, B AND THE WEST 2/3RD OF LOT C, BLOCK 76, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #__, SERIES OF 2017 PARCEL ID: 2735-124-73-001 WHEREAS, the applicant, 201 EH Investments LLC, represented by Guerin Glass Architects and 1 Friday Design Collaborative, requested a setback variation for mechanical equipment for the property located at 201 E. Hyman Avenue, Lots A, B and the west 2/3rd of Lot C, Block 76, City and Townsite of Aspen; and WHEREAS, the HPC may approve setback variations according to Aspen Municipal Code Section 26.415.110.C.1.a, Variances; and WHEREAS, at their regular meeting on November 8, 2017, the Historic Preservation Commission considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants a 2’3” setback variation for wall mounted mechanical equipment depicted in the application. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of November, 2017. ______________________ Jeffrey Halferty, Chair Approved as to Form: ___________________________________ Andrea Bryan, Assistant City Attorney ATTEST: ___________________________ Nicole Henning, Deputy City Clerk P12 IV.A. P13 IV.A. P14 IV.A. P15 IV.A. PO Box 7928 Aspen, CO 81612 Phone: 970.309.0695 E-mail: derek@1friday.com DATE: 25, OCTOBER 2017 TO: City of Aspen Historic Preservation Department Ms. Amy Simon, Officer / 1-(970) 429-2758 Amy Simon amy.simon@cityofaspen.com CC: File FOR: 201 E Hyman Ave – East Side Yard Variance Request c/o 201 EH Investments LLC, Mr. Jason Grosfeld 201 E Hyman Avenue Aspen, CO 81611 201 East Hyman Avenue HPC Application – Side Yard Dimensional Variance Request Dear Amy & Members of the Aspen Historic Preservation Commission, We are approaching the commission on behalf of 201 EH Investments LLC, care of Mr. Jason Grosfeld, manager and property owner of 201 East Hyman Avenue, to seek approval from the Aspen HPC for an east Side Yard Dimension Variance of 27” or (2’-3”). The request is being made to facilitate what we believe is the best and most hidden location for the necessary mechanical equipment proposed for the home while best addressing the following: Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415.110 Landmark Benefits 26.575.020 Calculations and Measurements 26.710 Mixed Use Zone District To again refresh your familiarity with 201 East Hyman, the residence is an approximate 8,000 sq ft property located just outside the defined commercial core of downtown Aspen. The property is legally defined as Lots A, B & West 2/3rd’s of Lot C, Block 76 within the City and Townsite of Aspen and is, by definition, zoned a mixed-use lot according to the Aspen land use code. Packet Submission: The 24 x 36” drawing packet included for your review of 201 East Hyman includes the following: Sheet HPC-001: 201 East Hyman title sheet Sheet HPCR-001: 201 Easy Hyman aerial mapping location with Aspen, and existing conditions imaging taken from East Hyman Avenue and South Aspen street perspectives. Sheet HPC-003: Existing site survey with noted structures, topography, and all property and easement setback conditions as currently recorded. Sheet A-10.04: The proposed site plan conditions with a color coded breakdown of the east side yard mechanical equipment proposed. – Main Level / Site Plan Sheet A-10.06: The proposed site plan conditions with a color coded breakdown of the east side yard mechanical equipment proposed. – Roof Level Plan Sheet A-30.04: The proposed East Elevation for 201 E Hyman color coded breakdown of proposed side yard mechanical equipment. (Note – Elevation Internal to project / non-street facing / Limelight Lodge Wall Opposite) MEMO P16 IV.A. Proposed Project Overview, Design Intent , Preservation, Variance Requests & Bonuses sought regarding 201 East Hyman: 201 EAST HYMAN – VARIANCE REQUEST & INTENT: (33”) or 2’-3” EAST SIDE YARD SETBACK REQUESTED TO ACCOMMODATE PROPOSED MECHANICAL LAYOUT PER DRAWINGS PROVIDED The goal of the proposed variance at 201 East Hyman Avenue is to allow us to achieve a mechanical equipment layout that is appropriately located from all historic view planes and ensures we are properly installing the equipment according to the specifications of the manufacturers for proper function and warranty. PROJECT RESPONSE TOWARDS ASPEN LAND USE CODE 26.575.020 – 5 – N a through d: Per the Pre Application Summary provided via Amy Simon, we are responding accordingly to the specified topics of the Aspen Historic Preservation Design Guidelines; & Aspen land Use Code in the following: n) Heating and air conditioning equipment and similar mechanical equipment shall have the following requirements: a. Prohibited between any lot line adjacent to a street and any structure; and RE: We have removed all proposed elements to the only location of the property that addresses our historical and corner lot situation. The east side yard provides the best possible option for mechanical placement to all surrounding conditions. b. Shall be located at least double the minimum setback for a primary structure from any lot line adjacent to a street; and RE: We are proposing all mechanical equipment be at least double the minimum setback from any lot lines adjacent to streets, in our case South Aspen Street & East Hyman Avenue c. If visible from the street, these features shall be screened in accordance with Section 26.575.050, Fences; and RE: We have proposed and been approved by the HPC for both vegetation and fence screening for the proposed east side yard setback area. d. If located within a setback not adjacent to a street, these features shall not exceed thirty (30) inches above or below finished grade. These features may be up to thirty (30) inches above and below finished grade simultaneously. RE: Due to the size configuration of the equipment and the space available, we do not have the ability to adequately recess the equipment to maintain below the 30” required line of height. If a combination method of above and below grade is utilized, we still exceed the code requirements and also are installing equipment against the recommendation of the manufacturer for both function and warranty. FURTHER RE SUMMARY: When originally presented in 2013, a “to be determined” understanding between the parties was discussed that we would work to both contain the mechanical equipment to as few locations as feasibly possible while additionally working to locate the resulting equipment in an area deemed least conspicuous for the benefit of both the historical resources and surrounding community. As the project has developed, and we now completely understand the equipment and sizing necessary for 201, we felt the proposed east side yard location will be the most sensitive and successful option available. We originally discussed and proposed with the HPC the majority of the equipment being located along the southern property line (for 201, this exists as an alley/ cul de sac scenario that is mutually shared with 210 East Cooper and the Limelight Hotel). Being the property and its historical resources have prominent exposure from both Hyman Avenue & South Aspen Street, and additional prominent exposure exists due to the unique nature of the cul de sac / alley condition to the South. We felt this property best be treated as a “three street sided” lot, hence further emphasizing our rationale for proposing the mechanical equipment to the east side yard location, and our variance ask accordingly. In closing, we would simply like to express our sincere gratitude in considering our request regarding 201 East Hyman Avenue. Respectfully, Derek Skalko Local Representative, 201 East Hyman Avenue P17 IV.A. P18 IV.A. P19 IV.A. Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512473001 on 10/23/2017 Instructions: Disclaimer: http://www.pitkinmapsandmore.com P20 IV.A. VANOVER STEFANIE ASPEN, CO 81611 533 E HOPKINS AVE RIVOLI INVESTMENTS LLC ASPEN, CO 81611 533 E HOPKINS AVE 3RD FLR DATUSE LLC NEWSTEAD QLD 4006 AUSTRALIA, #1213 27 COMMERCIAL RD CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST JPL LLC PHOENIX, AZ 85016 2201 E CAMELBACK RD # 650 CASA KESS LLC ASPEN, CO 81612 PO BOX 8442 PARRA KEVIN REV TRUST WAILEA, HI 96753 75-1 HO'OLEI CIR DOLLE NORMA L REV TRUST CARBONDALE , CO 81623 1103 HERITAGE DR LEDINGHAM DAVID CHARLES ASPEN, CO 81611 124 E COOPER ST LARRABEE DONALD C JR COLORADO SPRINGS, CO 80909 1417 POTTER DR STE 105 LARKIN FRED C SPOUSAL TRUST BOW MAR, CO 80123 ONE COVE LN DORNBUSCH ELLIOT & JESSICA AVENTURA, FL 33180 BISCAYNE BLVD #808 SHAW ROBERT FORT WORTH, TX 76107 5408 BIRCHMAN AVE GUTNER KENNETH H REV TRUST HIGHLAND PARK, IL 60035 260 N DEERE PARK DRIVE CRETE ASSOCIATES LP BRYN MAWR, PA 19010 1062 E LANCASTER AVE #30B CLAUSEN FAMILY TRUST #1 MORRIS, IL 60450 900 W US ROUTE 6 JACOBSON FAMILY TRUST LITTLETON, CO 80129 3237 SUMMER WIND LN #1424 LORING PETER & ELIZABETH S BOSTON, MA 02110 230 CONGRESS ST FYRWALD JON ERIK & GUDRUN HINSDALE , IL 60521 126 EAST HICKORY ST DCBD2 LLC DALLAS, TX 75201 2100 ROSS AVE #3300 NEWMAN KERRY J & RICKI R NEWBURGH, IN 47630 617 PRINCE DR KNAPP MICHAEL P TRUST ASPEN, CO 81611 100 E COOPER #7 BOGIN ROBERT M EVERGREEN, CO 80439 4280 S MEADOW BROOK LN HOLDER STEPHANIE ASPEN, CO 81611 100 E COOPER AVE #5 PRODINGER IRMA ASPEN, CO 81612 PO BOX 1245 FTG ASPEN LLC BLOOMFIELD HILLS, MI 48301-3141 6735 TELEGRAPH RD #110 GOOLSBY BRYAN & MICHELLE DALLAS, TX 75230 6722 WAGGONER KAMINER NINA NEW YORK, NY 10005 15 WILLIAM ST #D4 KEBER VINCENT M III DENVER, CO 80204 1301 WAZEE #2E CARRIGAN RICHARD A JR NAPERVILLE, IL 605635352 2044 AUDUBON AVE # 505 P21 IV.A. SUNNY SNOW LTD SAN ANTONIO, TX 78209 308 TORCIDO DR LEATHERMAN ROBERT D ASPEN, CO 81612 PO BOX 11930 PITNER N KATHRYN ASPEN, CO 81612 PO BOX 11930 KENT STACEY CARBONDALE, CO 81623 457 SCHOONER LN TOMLINSON JAMES CARBONDALE, CO 81611 457 SCHOONER LN SHENNAN MELISSA A CHICAGO, IL 60610 1242 N LAKE SHORE DR #4S SCULL JAMES E ASPEN, CO 81612 PO BOX 2051 LARRAC INV LLC SERIES H BOERNE, TX 78006 840 FM 474 BARRETT STEVEN R WICHITA, KS 67202 150 N MARKET LOFINO MICHAEL D JR ASPEN, CO 81611 100 E COOPER AVE APT 3 MURPHY JULIANNE RUTH & WILLIAM R JR REV TRUST ASPEN, CO 816111763 100 E COOPER AVE # 8 LEE FRANCIS A MOORESVILLE, NC 28117 706 NORMANDY CHALET LISL PARTNERSHIP LTD ASPEN, CO 81611 100 E HYMAN AVE GUNION JOHN F DAVIS, CA 95616 1004 MARINA CIR CHRISPAT ASPEN LLC NEW YORK, NY 10128 1107 5TH AVE #3S HOSKIN REEDE BASALT, CO 81621-2478 PO BOX 2478 FREDRICK LARRY D ASPEN, CO 81611 215 S MONARCH ST #G101 ROBERTS JANET A ASPEN, CO 81611 215 S MONARCH ST #G101 MOJO ASPEN LLC ASPEN, CO 81611 215 S MONARCH #G102 CLARKS ASPEN LLC BLANDING , UT 84511 818 SOUTH MAIN ST GRAND SLAM HOLDINGS LLC ASPEN, CO 81611 215 S MONARCH ST #101 ORR ROBERT L GRAND JUNCTION, CO 81506 2700 G ROAD #12A CLARK FAMILY TRUST ASPEN, CO 81612 PO BOX 362 BRINING ROBERT D ASPEN, CO 81611 215 S MONARCH #203 PCU-5 LLC ASPEN, CO 81612 PO BOX 2563 HART GEORGE DAVID & SARAH SNOWMASS VILLAGE, CO 81615 PO BOX 5491 BERNSTEIN JEREMY M PROFIT SHARING PLAN ASPEN, CO 81611 610 NORTH ST KELLY GARY ASPEN, CO 81612 PO BOX 12356 DAVIDSON DONALD W ASPEN, CO 81611 864 CEMETERY LN 1000 EAST HOPKINS LLC ASPEN, CO 81611 215 S MONARCH #104 P22 IV.A. BRINING ROBERT ASPEN, CO 81611 215 S MONARCH ST #203 DAVIS HORN INCORPORATED ASPEN, CO 81611 215 S MONARCH #104 GOODING NANCY A ENGLEWOOD, CO 80111 4800 S HOLLY ST TRUE JAMES R ASPEN, CO 81612 PO BOX 2864 JOHNSON PETER C & SANDRA K ASPEN, CO 81611-1008 51 OVERLOOK DR PARK CENTRAL CONDO ASSOC ASPEN, CO 81611 215 S MONARCH ST STE 203 DUNN DAVID & POLLY CORPUS CHRISTI, TX 78401 611 S UPPER BROADWAY COX HEATHER J ASPEN, CO 81611 555 E DURANT #4A HOLYOAKE LAURENCE M & COX HEATHER J ASPEN, CO 81611 555 E DURANT #4A BRAYMAN WALTER W & PATRICIA KANSAS CITY, MO 64112-2363 844 ROCKWELL LN DESOTO LINDA JANE LIVING TRUST ASPEN, CO 81611 155 LONE PINE RD #9 GORDON BRIAN S FRANKLIN, MI 48025 26985 CRESTWOOD MORRONGIELLO LYDIA LIVING TRUST BOULDER , CO 80301 8109 WILLOW BEND CT FEDER HAROLD L & ZETTA F BOULDER, CO 80302-7550 985 CASCADE AVE DAVIDSON ARIAIL SCOTT ASPEN, CO 81612 PO BOX 5141 COHEN FRANK R DENVER, CO 80209 360 S MONROE ST #702 PLACE BRADLEY E JR REV TRUST LITTLETON, CO 80121 5701 S COLORADO BLVD PLACE PENNY L REV TRUST LITTLETON, CO 80121 5701 S COLORADO BLVD YOUNGS RICHARD B & JACQULINE L BROOKLYN, MI 49230 3940 MARSH RD YOUNG BARBARA A ASPEN, CO 81611 210 E HYMAN #9 WHITMAN WENDALIN ASPEN, CO 81612 PO BOX 472 WHITMAN WENDALIN ASPEN, CO 81611 210 E HYMAN AVE #101 IFTNFS LLC ASPEN, CO 81611 0115 GLEN EAGLES DR BUSH ALAN DAVID ASPEN, CO 81611-3342 0046 HEATHER LN MACDONALD VALERIE ASPEN, CO 81612 PO BOX 1681 HOMONY MICHAEL J SAN ANTONIO, TX 78209 202 BLUE BONNET BLVD BULL RUN ENTERPRISES LLC CANADIAN, TX 79014 PO BOX 75 JACARANDA ASPEN LLC ASPEN, CO 81612 PO BOX 11980 GLISMANN JOHN P BASALT, CO 81621 681 SOPRIS MOUNTAIN RANCH RD HUNT CHRISTINA EVERGREEN, CO 80439 28526 EVERGREEN MANOR DR P23 IV.A. COHEN JACK DAVID ASPEN, CO 81611 305 S ASPEN ST #3 PENTHOUSE ONE & TWO LLC ASPEN, CO 81611 PO BOX 11980 JMS LLC ASPEN, CO 81611 0115 GLEN EAGLES DR SIX STONES LLC PEBBLE BEACH, CA 93953 PO BOX 626 GLICKMAN DAVID PAUL & PAIGE TOPANGA, CA 90290 21000 MENDENHALL CT JONES MICHAEL C ASPEN, CO 81612 PO BOX 7966 COHN PETER L ASPEN, CO 81612 PO BOX 2138 FUQUA ALVAH D JR & DIANNE L SUNSET BEACH, NC 28468 446 LAKE SHORE DR WICHMANN VICTORIA ASPEN, CO 81611 119 E COOPER ST #4 NELSON ARLENE ASPEN, CO 81611 119 E COOPER ST #6 VANOVER STEFANIE KAI ASPEN, CO 81612 PO BOX 3394 FRY KATHERINE SNOWMASS VILLAGE, CO 816155082 PO BOX 5082 MOLLICONI CHARLES A ASPEN, CO 81611 119 E COOPER #10 KEEFE MERRY L REV TRUST ASPEN, CO 81611 119 E COOPER #11 PURVIS ROBERT K TRUST ASPEN, CO 81612 PO BOX 3089 KAISER HARRIS FAMILY TRUST LOS ANGELES, CA 90049 12942 CHALON RD RUMSEY DANIEL W SEP PROP TRUST SAN DIEGO, CA 92101 1325 PACIFIC HWY #1902 GUBSER NICHOLAS J ASPEN, CO 81612 PO BOX 870 COHEN SANDRA IRREV TRUST AVENTURA , FL 33160 6000 ISLAND BLVD # 2608 ROSSI HALSTON A & TAYLOR R HUNTINGTON BEACH, CA 92646 8135 RIDGEFIELD DR MURRAY EDWARD M JR & MELISSA A DURANGO, CO 81301 498 WOODBRIDGE WY POPKIN PHILIP G ASPEN, CO 81612 PO BOX 7956 MESSNER CHRISTIAN ASPEN, CO 81611 119 E COOPER AVE #21 RUMSEY LIVING TRUST SAN DIEGO, CA 92101 1325 PACIFIC HWY #1902 GEORGIEFF KATHERINE REV LVG TRUST ST LOUIS, MO 63131 11 TOPPING LN SCHUMACHER JENNIFER WOODY CREEK, CO 81656 PO BOX 445 CALLAHAN PATRICIA LIVING TRUST ASPEN, CO 81611 184 MOUNTAIN LAUREL DR WARREN MATTHEW L GRAND JUNCTION, CO 81507 2022 BASELINE DR HARLOW VIRGINIA TRUST CARBONDALE, CO 81623 0554 ESCALANTE KAUFMAN STEVEN TRUST CARBONDALE, CO 81623 0554 ESCALANTE P24 IV.A. WHITE JALEH REV TRUST ASPEN, CO 816112053 960 E DURANT AVE #7 PROSPECTOR FRACTIONAL OWNERS ASSOC ASPEN, CO 81611 301 E HYMAN AVE #108 ELLIOTT ELYSE A TRUST ASPEN, CO 81611 610 NORTH ST HBN FAMILY TRUST BEVERLY HILLS, CA 90212 9420 WILSHIRE BLVD #400 RACZAK JOSEPH S & JANET L SNOWMASS, CO 81654 0234 LIGHT HILL RD CAYTON ANDREA TRUST LOS ANGELES, CA 90077 2379 EARLS CT OFM HOLDINGS LP DALLAS, TX 75354 PO BOX 541208 210 COOPER CONDO ASSOC ASPEN, CO 81611 210 E COOPER AVE WINFIELD ARMS CONDO ASSOC ASPEN, CO 81611 600 E HOPKINS AVE #203 ASPEN SKIING COMPANY LLC ASPEN, CO 81612 PO BOX 1248 LIMELIGHT SUB/PUD ASPEN, CO 81611 E HYMAN AVE CENTRAL VIEW TOWNHOMES CONDO ASPEN, CO 81611 107 E HYMAN AVE COOPER ST LOFT CONDO ASSOC ASPEN, CO 81611 COMMON AREA CORKSCREW DUPLEX CONDO ASSOC ASPEN, CO 81611 COMMON AREA 118 E HYMAN AVE TRENTLY TRUST ENCINO, CA 91436 16130 VENTURA BLVD #320 JCS GARMISCH LLC ALEXANDRIA, LA 71315 PO BOX 11636 306 S GARMISCH TOWNHOMES CONDO ENCINO, CA 91436 16130 VENTURA BLVD #320 ASPEN/PITKIN COUNTY HOUSING AUTH 0.01% ASPEN, CO 81611 210 E HYMAN AVE #202 DER BERGHOF CONDO ASSOC ASPEN, CO 81611 COMMON AREA 110 E COOPER AVE GOOD THUNDER CONDO ASSOC ASPEN, CO 81612 PO BOX 871 PARK CENTRAL WEST CONDO ASSOC ASPEN, CO 81611 210 E HYMAN AVE SMITH FRANK FORD JR & KATHARINE LINDSAY AUSTIN, TX 78746 2506 STRATFORD DR PARKER RICHARD C & KAREN S ATLANTA, GA 303394814 3029 BAKER MDWS SE 233 COOPER ASPEN LLC CHICAGO, IL 60610 1035 N DEARBORN ST FL 19 COOPER TWO LLC WINNETKA, IL 60093 950 HILL RD DUPLEX INVESTMENTS LLC OKLAHOMA CITY, OK 73120 10601 N PENNSYLVANIA AVE VORTEX INVESTMENTS LLC TULSA, OK 74119 15 W 6TH ST #2400 BROADSCOPE PTY LTD ROSSMOYNE WESTERN AUSTRALIA 6148, 149 RIVERTON DR KNAPP C EVAN REV TRUST ASPEN, CO 81611-1821 233 E COOPER AVE # WS-2 SIMPSON JANET MARIE ASPEN, CO 81611 233 E COOPER AVE #205 P25 IV.A. WOLPERT FAMILY REV TRUST BOULDER, CO 80305 2280 KOHLER DR ATTERBURY ANDREW L SHAWNEE MISSION, KS 66205 2001 SHAWNEE MISSION PKY PRENTICE GWYN A SHAWNEE MISSION, KS 66205 2001 SHAWNEE MISSION PKY MWFLLC PALM BEACH, FL 33480 PO BOX 1026 MOP LLC LAS VEGAS, NV 89145 9101 ALTA DR # 1801 CORKSCREW LLC OKLAHOMA CITY, OK 73124 PO BOX 24540 SILVER QUEEN LLC OKLAHOMA CITY, OK 73124 PO BOX 24540 PAY-ASE PROPERTIES LLC DALLAS, TX 75201 2200 ROSS AVE # 3838 MONARCH ON THE PARK CONDO ASSOC ASPEN, CO 81611 233 E COOPER AVE 312 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 N HALSTED # 304 P26 IV.A. P27 IV.A. P28 IV.A. P29 IV.A. P30 IV.A. P31 IV.A. P32 IV.A. P33 IV.A. P34 IV.A. P35 IV.A. P36IV.A. P37IV.A. P38IV.A. P39IV.A. P40IV.A. P41IV.A. From:elyseelliott@aol.com To:Amy Simon Subject:201 E. Hyman - Setback variance request Date:Wednesday, October 25, 2017 12:06:16 PM Hi Amy - I am a neighbor of 201 E. Hyman and received notification of the variance request. I am opposed to the request. The applicant needs to follow the City of Aspen's zoning laws and there is no good reason that I see that the applicant can't accommodate the mechanical equipment according to the City's setback requirements. The applicant knew of all of this when the property was acquired. The applicant must make the mechanical equipment fit within the set backs. Thank you for presenting my opposition to this request. Sincerely, Elyse Elliott 215 S. Monarch P42 IV.A. 533 W. Hallam Street Page 1 of 22 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation Planner THRU: Amy Simon, Historic Preservation Officer RE: 533 W. Hallam Street- Conceptual Major Development, Demolition, Relocation and Variations, Public Hearing DATE: November 08, 2017 ______________________________________________________________________________ SUMMARY: An application to redevelop this lot was originally submitted in 2016. HPC conducted two Conceptual hearings before continuing to November 8, 2017 while the owner considered options for the property on 533 W Hallam Street. Since then, the pending application has been transferred to a new buyer who wishes to renew the review with a revised plan. The public notice for this case was re-done due to the time that has passed since the original application submission. According to Municipal Code Section 26.304.080.F, as long as the case remains active it will be reviewed according to the land use code provisions and design guidelines in place when the Planning Office deemed the application complete. This date was February 8, 2016; therefore, this application is subject to the “old” Historic Preservation Design Guidelines and Residential Design Standards (RDS), both of which were replaced later in 2016. 533 W Hallam Street 1980 533 W Hallam Street 2015 533 W Hallam is a 6,000 square foot landmark designated property in the R-6 zone district for Medium Density Residential. The property is a single family residence in the form of a Victorian era home with non-historic additions and alterations. A secondary structure garden shed is located on the west side setback. This lot permits a single family home or two detached residences with a maximum floor area of 3,240 square feet, or a duplex at 3,600 square feet. P43 IV.B. 533 W. Hallam Street Page 2 of 22 The commission is asked to consider the following items for review: 1.) demolish all existing non-historic additions 2.) relocate the historic building on a new basement 3.) construct new addition 4.) 500 sf Floor Area Bonus 5.) Setback Variations for subgrade basement, garden shed, and front façade historic bay window The plan includes demolition of non-historic additions to the historic landmark along the east and south elevations. The historic building will then be relocated 9’4” towards Hallam Street projecting into the 10’ front setback and requiring a variation. A one story connecting element with a flat roof will join the historic property to the new addition. The identified secondary structure garden shed will be incorporated into the plan and relocated to the rear of the site requiring setback variation due to its proximity to lot lines. Restoration work including re- opening an enclosed front porch, restoring the porch roof form, and restoring the gable end facing Fifth Street, will be completed. The addition consists of three levels, two above grade and one below grade. In response to earlier staff feedback regarding a flat roofed element of the addition, two different design options have been submitted for the new addition that propose alternate roof plans. A basement is proposed from setback to setback, extending 5’ further towards the alley then typically permitted. The applicant is requesting the full 500 sf Floor Area Bonus as a preservation incentive. The first review is Conceptual Design (scale, massing and site plan), Demolition, Relocation and Variation review by HPC. Conceptual approval requires notification to City Council. Final review will follow before application for building permit. APPLICANT: Duncan Skihaus LLC, represented by BendonAdams, LLC. PARCEL ID: 2735-124-32-001. ADDRESS: 533 W. Hallam Street, Lots A and B, Block 29, City and townsite of Aspen, Colorado. ZONING: R-6, Medium Density Residential. CONCEPTUAL MAJOR DEVELOPMENT The procedures for a Major Development is a two-step process that requires HPC approval of the conceptual development plan, and then approval of the Final Development Plan. Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of relevant Historic Preservation Guidelines is attached as “Exhibit A.” P44 IV.B. 533 W. Hallam Street Page 3 of 22 The procedures for the review of conceptual development plans for major development projects are as follows: (1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. (2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. (3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. (4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section Staff Response: The Colorado Cultural Resource survey taken in 1980 estimates the construction date for this property as circa 1886. The building is a single story wood framed Miner’s cottage from the late Victorian era. The builder for this property is unknown. This historic landmark does appear on the 1896 Willits Map and the Sanborn Maps from 1890, 1893, 1898 and 1904. The Sanborn maps indicate a very consistent building footprint that is irregular in shape, a prominent bay window on the east elevation facing Hallam Street, and the two porches on either side of the bay window. A barn structure once located in the far southwest corner of the property no longer exists. In the 1908 Aspen Daily Times, there is an advertisement for rent or sale of property no. 533 W Hallam by Alonzo Fry who describes the property as “good location, modern conveniences, fully equipped bath room and large barn.” A few years later in 1910, the same individual listed the property again with the following description of the house: “five rooms and bath, large barn, two corner lots.” Following is staff’s analysis of the proposed project: Site design: The project must take into consideration the protection of mature landscape features, lot features, and streetscapes. This site has an array of very mature trees located on the corner of Hallam and Fifth Street and along Hallam street towards the front façade of the historic building. With the extensive excavation work that would be required for the relocation of the historic building and the basement addition, it is critical to work with the Parks Department in the beginning stages to identify and create a work plan that will address the design guideline below: P45 IV.B. 533 W. Hallam Street Page 4 of 22 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs • Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department • 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 The applicant and staff have been in contact with Parks on separate occasions. A major concern identified during the site visit between Parks and staff is the current west alignment of the building foundation being too close to spruce and cottonwood trees. The impact from the excavation work for the proposed basement is a concern because the identified trees are not to be removed. The proposed basement design exceeds the footprint of the house above grade. Parks has indicated that the basement should shift to the east by 4 to 5 feet. More discussion is needed on this topic. Planning also recommends additional study of the house relocation as shifting the Victorian 4-5’ eastward would avoid burying it into the dripline of a large spruce, or awkward trimming of the lower branches of the spruce in order to ensure that the house does not become more obscured by the trees. Reducing the forward location of the house might also help. Please note that staff also has a concern with the proposed siting of the historic resource relative to the Victorian next door. This is addressed further in Relocation review below. Landscape plan will be reviewed at Final, but there is indications of head in parking on the west in public right of way which is not permitted. It is not clear how stormwater requirements will be accommodated in the limited remaining natural area on our site. A condition of approval will be to disallow stormwater features such as drywell covers in front of the historic resource. The application is also over the allowed site coverage footprint by 6.8%, which must be resolved. Restoration: Porches Restoration of the historic porches on the front façade of the historic building is to be done using primary sources such as Sanborn Maps, records in the Building Department, and a 1960s Aspen Historical Society photograph. The Sanborn maps from 1890, 1893,1898, and 1904 reflect a consistent irregular building footprint that also shows the existence of the two porches. The restoration of the porches will include re-establishing a street facing front door to the eastern porch and the opening up of the eastern enclosed porch. A west facing front door on the west porch is to remain in place because there is not enough adequate information to determine if it is original. Since part of the porch needs to be completely reconstructed, research and attention to detail is very important. Site inspection with staff will be required during construction to review framing of door openings, along with shop drawings of any restored details. The applicant also proposes to restore the flat porch roof forms which were overframed in 1991. Applicable guidelines are: 5.3 Avoid enclosing a historic front porch • Keeping an open porch is preferred P46 IV.B. 533 W. Hallam Street Page 5 of 22 • Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable • 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 a s air-locks on porches is discouraged • Reopening an enclosed porch is appropriate 5.5 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 • 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. Sanborn Map 1890 Sanborn Map 1904 Staff supports the restoration of the historic porches and opening up the enclosed porch which complies with all of the listed Preservation guidelines above. Re-opening the porch may justify some degree of floor area bonus. As part of the applicant’s effort to restore the historic structure, non-historic rear additions are to be removed. If original rear walls remain within the current building interior they must be retained, otherwise reconstruction will be necessary. It appears that the southern most portion of P47 IV.B. 533 W. Hallam Street Page 6 of 22 the original structure indicated on the Sanborn Map with an arrow is gone. To be clear, the rear wall proposed to be established on the Victorian does not represent the full extent of the house in the Victorian period. In addition, on the south façade of the resource, the applicant proposes a powder room addition. The secondary structure identified as a garden shed on the plan is a historic structure that does not appear on the Sanborn Map. It has been incorporated into the plan of the site as advised previously by the HPC and staff. The guideline state: 8.1 If an existing secondary structure is historically significant, then it must be preserved • When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details • If a secondary structure is not historically significant, then its preservation is optional Although the origins of the secondary structure are not clear, staff supports the decision to keep the structure on site. P48 IV.B. 533 W. Hallam Street Page 7 of 22 New Additions: Connecting Element In terms of the proposed addition, the connecting element between the historic building and the larger mass of the new addition is expected to be a minimum of 10’ long and one story. This serves two purposes: to connect the new and old buildings together and to create a respectable distance between the two resources for mitigating visual impact and alterations to the historical resource. The connecting element proposed for this project is at a height of 10’10 ½” and does not appear subordinate to the historic roof. This affects the integrity of the form of the historic building and makes the addition the dominant element. When looking at this connecting element in plan, the east side does not maintain the minimum length of 10’ and does not take the function of a “connector” but becomes livable space. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a “connector” to link it to the historic building • A 1-story connector is preferred • The connector should be a minimum of 10 feet long between the addition and the primary building • The connector also should be proportional to the primary building A connecting element is intended to function as a corridor that joins historic and new properties together. The proposed connecting element does not fully abide by the minimum length requirement of a 10’long, and its height prevents it from gently tucking under the roofline. It also projects past the east side of the resource, again infringing on the buffer that is to be provided behind the resource. Staff suggests a redesign of the proposed connector element that functions like a connector and has a slightly reduced height to meet the Historic Preservation Guidelines. P49 IV.B. 533 W. Hallam Street Page 8 of 22 Landscape Plan The scale and massing of the new addition beyond the connecting element should not overwhelm the historic building. Staff is concerned that the addition is nearly three times the square footage of the historic building. While staff supports the concept of the west facing gable ends on the addition creating a relationship to the historic form, the footprint of the addition is extensive from north to south and east to west. The proposed North elevation reveals the additions behind the historic building extending beyond the edges of the historic building. This creates an imbalance in the massing. Staff suggests re-evaluation areas where the additions are out of scale and overwhelming the historic building. We have a concern that a floor area bonus for this addition diminishes the preservation of the resource. 11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. 11.5 Use building forms that are similar to those of the historic property • They should not overwhelm the original in scale P50 IV.B. 533 W. Hallam Street Page 9 of 22 The roof plan of the historic building was a steep cross gable roof with, more than likely, a shed roof to the rear. The proposal will strip the non-historic alterations and re-establish parts of the historic building. The new additions should be respectful of the historical precedent set by the historical building. Staff is concerned that the proposed flat roofed portion of the addition is out of character with the resource and contributes to an overbearing relationship to the resource. The flat roof massing pertaining to “Leslie’s Office” overpowers in scale and shape in relation to the historic building. In response to staff’s input, two different design ideas regarding this portion of the project have been submitted. Staff does not support either option and suggests simplification and reduction of mass. Treatment of elements on the roof such as chimneys should be thoughtful in placement and materiality. Historical research needs to support the type and placement of the chimney on this historic building. 10.9 Roof forms should be similar to those of the historic building • Typically, gable, hip and shed roofs are appropriate • Flat roofs are generally inappropriate for additions on residential structures with sloped roofs 7.4 A new chimney should be the same scale as those used historically • A new chimney should reflect the width and height of those historically P51 IV.B. 533 W. Hallam Street Page 10 of 22 Option A – Roof Plan Option B – Roof Plan DEMOLITION & RELOCATION The areas proposed for demolition are located mainly on the south side of the historic structure. Currently, the additions to the historic structure obscure the historic footprint and they completely envelop the east and rear sides of the historic building. The demolition is concentrated on the removal of non-historic additions that have accrued over time. The demolition will open up the porch and provide opportunity to restore parts of the original building footprint. Staff Response: The Sanborn Maps from 1890, 1893, 1898 and 1904 provide a premise for identifying historic and non-historic additions. The applicant’s request for demolition of all non- historic additions follows criterion d.) no documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and also meet the next three criteria for demolition; therefore, staff recommends approval for demolition. P52 IV.B. 533 W. Hallam Street Page 11 of 22 Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a) The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b) The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c) The structure cannot practically be moved to another appropriate location in Aspen or d) No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a) The structure does not contribute to the significance of the parcel or Historic District in which it is located and b) The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c) Demolition of the structure will be inconsequential to the historic preservation needs of the area. The relocation request involves moving the historic building forward and from its historic location by 9’4” towards Hallam Street, up past the 10’ front setback line. This action will bring the historic resource closer to the street and provide the potential for a larger distance between the proposed new addition and the historic building but this will also create new conditions for the historic resource. The relocation will pull the historic resource out of alignment with the historic property directly to the east. Staff Response: The applicant’s request for relocation creates a concern for the potential visual impact on the historic structure and the low hanging branches of the spruce tree located near the northwest corner of the site. This relocation will also impact the integrity of the historic resource because it will be moved from its original site placement and out of alignment with the historic property located on 525 W Hallam Street. Staff does support the relocation of the garden shed but the relocation of the historic house needs further study to address the visual impact with the existing trees and integrity of alignment. In terms of the physical conditions of the historic resources, proof of structural stability for the resource to be moved on-site must be submitted and the applicant will be required to submit the standard assurances in the form of a $30,000 deposit to the City during the construction process. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or P53 IV.B. 533 W. Hallam Street Page 12 of 22 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. 525 W Hallam Street 2015 SETBACK VARIATIONS Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning’s dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district P54 IV.B. 533 W. Hallam Street Page 13 of 22 Staff Response: The requested Setback variations from the applicant are as follows: 1.) Rear yard setback variation of 5’ for basement 2.) Rear yard and east side yard setback variations of 5’on each lot line for the garden shed 3.) Combined side yard setback variation of 10’ for historic shed 4.) Front yard setback variation of 2’6 ½ ” for historic resource The relocation of the historic building to the 10’ setback leaves the historic bay window extending over the allowable setback of 2’6 ½”. The historic shed was not identified on the Sanborn Maps; however, the proposal incorporates the secondary structure into the plan as a result of previous meetings with staff. The rear yard setback is for the subgrade level addition which is an accommodation that can be made with no impact to the historic structure. The applicant’s request for the various setback variations for the historic shed and the subgrade basement is an effort to concentrate new development away from the historic building. They meet the criterion of mitigating adverse impact to the historic property. Staff recommends that the garden shed sit a bit inside the property lines to facilitate construction entirely within the lot and reduce the impact on the east neighbor. Staff generally supports the requested setback variations for the basement and shed. The Setback variation request for the front yard needs more site study in response to the request for relocation before a decision can be made. FLOOR AREA BONUS In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historical properties. To be considered for the bonus, it must be demonstrated that: 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that P55 IV.B. 533 W. Hallam Street Page 14 of 22 demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. Staff Response: This proposal addresses the applicable Design Guidelines for preservation and takes positive efforts to restore the historic buildings on the site; however, it does not meet all of the guidelines at this time. Scale and massing of new additions and the minimum length of the connecting element are significant concerns that are arguably aggravated by the extra square footage. Restudy is needed before this project can be considered an exemplary historic preservation practice. RESIDENTIAL DESIGN STANDARDS (RDS) The intent for the Residential Design Standards are to ensure a strong connection between the residence and the street, to break up bulk and mass, and preserve the historical scale and character of the neighborhood. This application needs to comply with the “old” Residential Design Standards (RDS). This includes requirement for garage placement, lightwell, and exterior materials. Staff has reviewed the proposal against the standards against and finds all the design standards are met. The front porches on the historic structure do not meet the minimum 6’ depth; however, this is an existing condition and does not require an exception. Windows and materials will be reviewed against the RDS at Final. ______________________________________________________________________________ DECISION MAKING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ STAFF RECOMMENDATION: Staff appreciates the applicant’s thoughtful approach to many aspects of the project, however we recommend that HPC continue the application for a restudy of the following: 1. Confirm the extent and impact of the excavation which will be allowed by Parks. Demonstrate the visual effect of the relocation on the resource and the results of the move in regards to the façade relationship between the other historic buildings on Hallam Street. Restudy the positioning and siting of the resource to mitigate impacts. P56 IV.B. 533 W. Hallam Street Page 15 of 22 2. Conceptually identify how stormwater will be addressed. If the applicant considers this investigation premature, staff recommends a condition that no drywells/ manhole covers will be allowed in the foreground of the historic home. 3. Re-design the connecting element to follow the minimum requirement found in the Preservation Design Guidelines, reducing its height and width. Ensure that remaining historic fabric at the southeast corner of the house is not being demolished. 4. Re-evaluate the scale and massing of the new addition, especially the area identified as an upper floor office. The roof plan should relate to the simplicity of the home. 5. Staff does not support a 500 sf bonus, finding that aspects of the plan diminish and overwhelm the resource. We recommend no more than 250 sf be awarded in recognition of porch restoration. We recommend the remaining 250 sf be removed from the above grade massing in a meaningful way, addressing concerns stated in this memo. 6. Simplify flues and restudy placement on the historic building. 7. Reduce or clarify the setback variations for the garden shed so that it is not directly on the rear and east lot line. EXHIBITS: A. Historic Preservation Guidelines B. Application Exhibit A, Historic Preservation Guidelines 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project.  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.  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.  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. P57 IV.B. 533 W. Hallam Street Page 16 of 22 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures.  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.  Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department.  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. 1.12 Preserve and maintain historically significant planting designs.  Retaining historic planting beds, landscape features and walkways is encouraged. 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.  Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size.  Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building.  It is not appropriate to plant a hedge row that will block views into the yard. 1.16 Preserve historically significant landscape designs and features.  This includes the arrangement of trees, shrubs, plant beds, irrigation ditches and sidewalks in the public right-of-way. 4.1 Preserve historically significant doors.  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. P58 IV.B. 533 W. Hallam Street Page 17 of 22  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.  If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. 5.1 Preserve an original porch.  Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones.  Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate.  Expanding the size of a historic porch is inappropriate. 5.3 Avoid enclosing a historic front porch.  Keeping an open porch is preferred.  Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable.  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. 5.5 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.  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. P59 IV.B. 533 W. Hallam Street Page 18 of 22 7.1 Preserve the original form of a roof.  Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street.  Retain and repair roof detailing. 7.2 Preserve the original eave depth.  The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 7.3 Minimize the visual impacts of skylights and other rooftop devices.  Flat skylights that are flush with the roof plane may be considered only in an obscure location on a historic structure. Locating a skylight or a solar panel on a front roof plane is not allowed.  A skylight or solar panel should not interrupt the plane of a historic roof. It should be positioned below the ridgeline. 7.4 A new chimney should be the same scale as those used historically.  A new chimney should reflect the width and height of those used historically. 7.5 Preserve original chimneys, even if they are made non-functional. 8.1 If an existing secondary structure is historically significant, then it must be preserved.  When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details.  If a secondary structure is not historically significant, then its preservation is optional. 8.3 Avoid attaching a garage or carport to the primary structure.  Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. 8.4 A garage door should be compatible with the character of the historic structure.  A wood-clad hinged door is preferred on a historic structure.  If an overhead door is used, the materials should match that of the secondary structure. P60 IV.B. 533 W. Hallam Street Page 19 of 22  If the existing doors are hinged, they can be adapted with an automatic opener. 8.5 Avoid moving a historic secondary structure from its original location.  A secondary structure may only be repositioned on its original site to preserve its historic integrity. 9.1 Proposals to relocate a building will be considered on a case-by-case basis.  In general, relocation has less of an impact on individual landmark structures than those in a historic district.  It must be demonstrated that relocation is the best preservation alternative.  Rehabilitation of a historic building must occur as a first phase of any improvements.  A relocated building must be carefully rehabilitated to retain original architectural details and materials.  Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house.  The design of a new structure on the site should be in accordance with the guidelines for new construction.  In general, moving a building to an entirely different site or neighborhood is not approved. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel.  If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 9.4 Site the structure in a position similar to its historic orientation.  It should face the same direction and have a relatively similar setback.  It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation.  On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character.  Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. P61 IV.B. 533 W. Hallam Street Page 20 of 22 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade.  Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate.  Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space.  In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards).  The size of a lightwell should be minimized.  A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.1 Preserve an older addition that has achieved historic significance in its own right.  Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained.  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.  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.  An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features.  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. P62 IV.B. 533 W. Hallam Street Page 21 of 22 10.6 Design an addition to be compatible in size and scale with the main building.  An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building.  A 1-story connector is preferred.  The connector should be a minimum of 10 feet long between the addition and the primary building.  The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent.  Locating an addition at the front of a structure is inappropriate.  Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building.  Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building.  Typically, gable, hip and shed roofs are appropriate.  Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features.  For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 14.17 Design a new driveway in a manner that minimizes its visual impact.  Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted.  If an alley exists, a new driveway must be located off of it. 14.20 Off-street driveways should be removed, if feasible. P63 IV.B. 533 W. Hallam Street Page 22 of 22  Non-historic parking areas accessed from the street should be removed if parking can be placed on the alley. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure.  Locating drives away from the primary facade will maintain the visual importance the structure has along a block. P64 IV.B. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM October 11, 2017 Aspen Historic Preservation Commission c/o Ms. Amy Simon, Historic Preservation Officer City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 533 West Hallam Conceptual Major Development Application Dear Commission and Ms. Simon: Please accept our amended application for Major Development, Relocation, Demolition, the 500 sf FAR Bonus and variances for the 6,000 sf property located at 533 West Hallam Street, Lots A and B, Block 29. The historic landmark property is located on the corner of Hallam and North Fifth Streets. The Parcel ID is 2735-124-32-001. HPC considered a proposal to redevelop the site during two public hearings in 2016/2017; however Conceptual approval was never granted due to concerns about massing and site design. The project was ultimately continued to November 8, 2017. The property is under new ownership, Duncan Skihaus LLC, and an amended application is hereby submitted. The project remains subject to the Land Use Code in place at the time of application submittal – February 8, 2016, which means that the project is subject to the old Historic Preservation Design Guidelines. To summarize the proposal requests the following reviews: • Major Development Conceptual Review • Relocation • Demolition of non-historic additions • Setback Variances for subgrade basement, old shed & historic bay window • 500 sf FAR Bonus • Residential Design Standard Review Location The property is located in the WestEnd with historic landmarks [outlined in orange] nearby. Most of the surrounding landmarks have been altered, and some are in the process of being restored - most notably 530 W. Hallam directly across the street. P65 IV.B. 533 West Hallam Street Conceptual HPC Reviews History The historic landmark was constructed between 1886 and 1889. It first shows up on the 1890 Sanborne Map. George C. Vickery, a miner from Boston who was involved in a mine up Difficult Creek, lists the home as his residence in the Aspen Directory from 1889 and 1890. According to local newspaper accounts, Vickery and his wife left for Boston in 1891. H. T. Tissington, a cashier for J. B. Wheeler & Co. Bank, lists the home as his residence in 1892. The maps to the left show the progression of the property and the block. While the house had the same footprint (with the exception of the existing bay window on the east elevation which was probably omitted from the maps), a small addition was added to the barn on the property in 1893. Neither shed on the property today is shown on the Sanborne Maps. The materials of the smaller shed on the property are old, but were probably salvaged from a different property. HPC indicated a desire to keep the shed on the property during the 2016 hearings, so the shed is incorporated into the proposed site plan as described below. A photograph from the Aspen Historical Society (below), dated c. 1960s, shows the adjacent property and a corner of 533 W. Hallam with the front porch before it was enclosed. And, a public notice posting from a 1984 land use application shows a closer detail of the other street facing porch (photo on next page). (top to bottom: 1890 Map, 1893 Map, 1898 Map) Figure 1: 1960s photo from Aspen Historical Society. Building at right is 533 W. Hallam. P66 IV.B. 533 West Hallam Street Conceptual HPC Reviews Figure 2: 1984 photograph of righthand open porch. Note the window on the interior wall. Figure 3: Circa 1980s photo of 533 W. Hallam. Left porch is enclosed. P67 IV.B. 533 West Hallam Street Conceptual HPC Reviews Proposal Site: The 6,000 sf lot has some significant trees and shrubs on the property. The applicant proposes to pick up the house and move it about 9’4” forward on the lot toward Hallam Street to provide better visibility and street presence for the landmark, and to allow a new addition to be pushed as far back on the lot as possible. The majority of the large trees on the site will be protected during construction and under the supervision of the Parks Department. The large spruce tree located along Fifth Street has a wide dripline that necessitates pushing the basement and all development toward the interior and rear lot lines, away from Fifth Street. Significant encroachments exist on the site, which are proposed to be reconciled as part of this project. Some setback variances, addressed in Exhibit B, are requested as a result of these site constraint. Landmark: Restoration of the landmark includes rebuilding both front porches as shown in the photos and removing the non-historic rear addition. The dimension and scale of the gable end facing Fifth Street is proposed to be restored. Planning Staff indicated a desire to preserve the small 5 x 6 garden shed on the property, which has been incorporated into the plan along the alleyway where a typical secondary structure would be found. The project requests the 500 sf FAR bonus based on the restoration of the landmark and the proposed design of the new addition meeting the Design Guidelines (Exhibit C). Addition: The application proposes a rear addition with a 10’ long connector piece that gradually steps up to two stories. A one story gable end with a 12:12 slope to match the historic landmark is proposed between the flat roof connecting element and the two story gable addition along the alley (which facilitates a 2-car garage at grade – required onsite parking per the Land Use Code). The significant spruce trees also contribute to visually separating the historic landmark from the new construction. Simple forms, materials, fenestration and detailing are proposed to highlight and to be subordinate to the more ornate restored Victorian. The Design Guidelines are addressed in Exhibit A. Parking: The required two onsite parking spaces are proposed to be accessed off the alleyway in a 2-car garage. Residential Design Standards: The Residential Design Standards are addressed in Exhibit E; however, the Land Use Code exempts properties listed on the Historic Inventory from meeting the RDS. We look forward to presenting this project to the Commission. We used HPC comments during the past hearings on the previous version of this project to inform the proposed restudy and redesign of the addition paying close attention to the massing of the landmark, the simplicity of the addition, and placing the majority of living space subgrade with minimal lightwells. The proposed restoration and relocation of this home will contribute to the surrounding historic context along Hallam Street, and the proposed rhythm of the gable ends along Fifth Street reiterate and strengthen the historic context. Please contact me if you have any questions or would like more information to complete your review. sara@bendonadams.com or 970-925-2855. P68 IV.B. 533 West Hallam Street Conceptual HPC Reviews Kind Regards, Kind Regards, Sara Adams, AICP Principal BendonAdams, LLC Attachments: A – Major Development Conceptual Review B – Setback Variances C – FAR Bonus D – Demolition & Relocation E – Residential Design Standards F - Pre-Application conference summary G - Land Use Application and Dimensional Requirements Form. H – Vicinity Map I – Authorization to represent J – Disclosure of ownership K – Agreement to pay form L – HOA compliance form M – list of owners within 300 ft. will be furnished closer to the public hearing to ensure compliance with the 6 month requirement for the list. N – Streetscape O - Drawings and Survey P – Letter from structural engineer confirming ability to relocate structure. P69 IV.B. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM October 30, 2017 Aspen Historic Preservation Commission c/o Ms. Amy Simon, Historic Preservation Officer City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 533 West Hallam Conceptual Major Development Application Dear Commission and Ms. Simon: Based on initial feedback from Planning Staff, we propose an alternate roof form that replaces the flat volume of the addition with a more traditional gable form. The original submittal, below, is the client’s first choice. The flat roof is lower in height than the “Option B” gable, and creates an interesting architectural volume behind the street facing gable roof. The Option B gable is more traditional; however the roof form interrupts the simple forms of the original submittal. Relevant design guidelines for new additions are addressed below. Figure 1: Original proposal – client’s preferred option. Arrow points to flat roof portion that is changed in Option B. P70 IV.B. 533 West Hallam Street Conceptual HPC Reviews – updated 10/30/17 Figure 2: Option B gable roof form. 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. • 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. • An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. • 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. Response: Both roof form options meet Guidelines 10.3 and 10.4. They both are clearly new construction that support and highlight the historic resource. 10.6 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. • A 1-story connector is preferred. P71 IV.B. 533 West Hallam Street Conceptual HPC Reviews – updated 10/30/17 • The connector should be a minimum of 10 feet long between the addition and the primary building. • The connector also should be proportional to the primary building. Response: The addition has a 10 ft. connecting element that connects the historic to the new construction. The new construction is taller than the historic resource; however, the flat roof is lower in height the Option B gable. The flat roof option allows the addition to step up in height toward the alley; while the Option B gable roof has a more abrupt height increase that is more visible behind the historic resource. 10.9 Roof forms should be similar to those of the historic building. • Typically, gable, hip and shed roofs are appropriate. • Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. Response: The original application proposed mostly gable roof forms that are connected with simple flat roofs. The Option B gable has more gable roof forms; and as such also has more height behind the resource. There is a fine balance point between a strong gable roof form conveyed in the addition and over- complicating the roof forms. The owners prefer the clean simplicity of the original option with the flat roof portion behind the resource; and are willing to proceed with the Option B gable if the Board feels that it is a more appropriate response. Thank you for considering two roof form options. We appreciate the initial feedback from Planning Staff, which gave us time to respond with an additional study. Happy to answer any questions or to provide more information to facilitate your review. Kind Regards, Kind Regards, Sara Adams, AICP Principal BendonAdams, LLC Attachments: A – Major Development Conceptual Review B – Setback Variances C – FAR Bonus D – Demolition & Relocation E – Residential Design Standards F - Pre-Application conference summary G - Land Use Application and Dimensional Requirements Form. H – Vicinity Map I – Authorization to represent P72 IV.B. 533 West Hallam Street Conceptual HPC Reviews – updated 10/30/17 J – Disclosure of ownership K – Agreement to pay form L – HOA compliance form M – list of owners within 300 ft. will be furnished closer to the public hearing to ensure compliance with the 6 month requirement for the list. N – Streetscape O - Drawings and Survey P – Letter from structural engineer confirming ability to relocate structure. P73 IV.B. Exhibit A Conceptual Design Review Exhibit A – Conceptual Design Review 26.415.070. Development involving designated historic property or property within a historic district. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic 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. An application for a building permit cannot be submitted without a development order. b)The procedures for the review of conceptual development plans for major development projects are as follows: (1)The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. (2)Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. Response: Applicable Design Guidelines are addressed below: 1.1 Preserve original fences. •Replace only those portions that are deteriorated beyond repair. Replacement elements should match the existing fence. 1.2 A new replacement fence should use materials that appear similar to that of the original. •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. •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. •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. •A fence that defines a front yard is usually low to the ground and "transparent" in nature. •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. Site Design exhibit A P74 IV.B. Exhibit A Conceptual Design Review • 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. • Fence columns or piers should be proportional to the fence segment. 1.5 A side yard fence which extends between two homes should be set back from the street- facing facade. • This setback should be significant enough to provide a sense of open space between homes. 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context. • A side yard fence is usually taller than its front yard counterpart. It also is less transparent. A side yard fence may reach heights taller than front yard fences (up to six feet), but should incorporate transparent elements to minimize the possible visual impacts. • Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. • Also consider using lattice, or other transparent detailing, on the upper portions of the fence. Response: The proposed site plan includes removing the non-historic fence along Hallam Street and constructing a new fence along Fifth Street. A preliminary design of the fence is included in the renderings, and will be further vetted for approval during Final Design Review. 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. • 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. • 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. • 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. • 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. • Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. • 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. 1.12 Preserve and maintain historically significant planting designs. • Retaining historic planting beds, landscape features and walkways is encouraged. 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. P75 IV.B. Exhibit A Conceptual Design Review • Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the mature canopy size. • Do not locate plants or trees in locations that will obscure significant architectural features or block views to the building. • It is not appropriate to plant a hedge row that will block views into the yard. Response: A preliminary site plan is proposed for general discussion. Mature trees are proposed to be retained during construction. A simple lawn and straight walkway are proposed in the front yard. A secondary walkway is proposed along Fifth Street. Moveable seating and some planter boxes are proposed in the yard facing Fifth Street in accordance with Zoning allowances. Site lighting and a fully developed landscape plan will be submitted for review and approval during Final Design Review. 2.7 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard, for example, then the replacement material must be wood as well. It should match the original in size, the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. 2.8 Do not use synthetic materials as replacements for primary building materials. • In some instances, substitute materials may be used for replacing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass column, the style and detail should precisely match that of the historic model. • Primary building materials such as wood siding and brick should not be replaced with synthetic materials. • Synthetic materials include: aluminum, vinyl siding and panelized brick. • EIFS (synthetic stucco) is not an appropriate replacement for real stucco. 3.4 Match a replacement window to the original in its design. • 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. • 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. • 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. • Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. • 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. • A historic window often has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. Materials/Windows/Doors P76 IV.B. Exhibit A Conceptual Design Review 4.1 Preserve historically significant doors. • 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. • 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. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 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. • 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. Response: The areas of restoration will match historic siding and original material. Original windows will be retained and new windows in the landmark will match historic and will be wood. Proposed doors in the historic home, if the original are not present, will be included in the Final Design Review package. 5.1 Preserve an original porch. • Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. • Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. • Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. • Removing an original balustrade, for example, is inappropriate. 5.3 Avoid enclosing a historic front porch. • Keeping an open porch is preferred. • Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. • 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. 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. • This also applies to large, multifamily structures. There should be at least one primary entrance and should be identified with a porch or entry element. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Porches P77 IV.B. Exhibit A Conceptual Design Review • 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. • 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. Response: The front porches are proposed to be restored to match historic photographs in accordance with the Guidelines listed above. The existing door will be relocated to its original location in the eastern porch. A window is shown in the 1984 photo provided below, which indicates a window where the current door is located. The door is proposed to remain since it is unknown whether there was a door or a window in that location. Floor plans from the 1984 land use case (below) and the 1960s AHS photo (below) will guide the restoration efforts of the front porches. Figure 1: 1960s Aspen Historical Society photo. P78 IV.B. Exhibit A Conceptual Design Review Figure 2: 1984 Existing plans. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. • An exact reconstruction of the secondary structure may not be necessary in these cases. • The replacement should be compatible with the overall character of the historic primary structure, while accommodating new uses. 8.3 Avoid attaching a garage or carport to the primary structure. • Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern should be maintained. Any proposal to attach an accessory structure is reviewed on a case-by-case basis. 8.4 A garage door should be compatible with the character of the historic structure. • A wood-clad hinged door is preferred on a historic structure. • If an overhead door is used, the materials should match that of the secondary structure. • If the existing doors are hinged, they can be adapted with an automatic opener. 8.5 Avoid moving a historic secondary structure from its original location. • A secondary structure may only be repositioned on its original site to preserve its historic integrity. Secondary Structures Figure 3: 1984 photo showing window on interior wall. P79 IV.B. Exhibit A Conceptual Design Review Response: The secondary structure, aka the garden shed, is about 5 x 6 in size and its sits within the side yard setback. The structure is not shown on the Sanborn Maps, but has been indicated by Planning Staff to be of historic value to the property. It is proposed to be located to the rear of the property and to be used as exterior storage. 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. • An addition that covers historically significant features is inappropriate. Response: The proposed addition is one story directly behind the landmark, as it gradually steps up to two stories. Direct reference to the landmark is made through the simple gable ends facing Fifth Street that create a repetition and rhythm to between the old and new construction. The addition is pushed to the rear of the property and is connected to the landmark with a 10’ one story flat roof element with no rooftop access. 10.4 Design a new addition to be recognized as a product of its own time. • An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. • 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. Response: The new addition has similar form and fenestration to the landmark but the architectural detailing is proposed to be slightly different. The architectural details in the gable ends and the roof overhangs of the new addition create a subtle distinction between new and old construction that does not distract from the landmark or confuse the public. A flat roof volume is proposed behind the one story gable facing Fifth Street. This volumetric architectural element creates interest and a simple backdrop for the gable roof forms. New Additions Figure 4: proposed floor plans, showing storage shed. P80 IV.B. Exhibit A Conceptual Design Review 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. • Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. Response: There are some challenging grade changes from the alley to the front of the site that are reconciled within the interior of the structure. The connecting element is pulled away from the corner of the landmark by about 3’. This corner is visible from Fifth Street and intersects the rear of the landmark in an area that is already completely disturbed by non- historic construction (shown at right). 10.6 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. • A 1-story connector is preferred. • The connector should be a minimum of 10 feet long between the addition and the primary building. • The connector also should be proportional to the primary building. Response: The proposed height of the addition is 22’10” at its height point for the flat roof portion of the addition and 21’11” measured to the 1/3 point of the rear gable end. The height of the landmark is 18’5” measured from the front elevation. The one story connector is about 10’10.5”. The proposed stepping of the addition toward the rear of the property gradually increases height away from the landmark. The maximum height for the property is 25’. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a structure is inappropriate. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Figure 5: Detail of connection between addition and landmark. P81 IV.B. Exhibit A Conceptual Design Review • Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. Response: The addition is setback from the landmark and is pushed below grade and to the rear of the property. 10.9 Roof forms should be similar to those of the historic building. • Typically, gable, hip and shed roofs are appropriate. • Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. Response: The roof forms are proposed to be primarily gable. Some flat roofs are proposed between the gable ends to keep the design simple and to emphasize the gable form. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. • For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. • The new materials should be either similar or subordinate to the original materials. Response: Restoration of the landmark and the removal of non-historic additions are proposed to enhance the historic significance of the structure. Exterior materials will most likely be wood siding. P82 IV.B. Exhibit B Setback Variances Exhibit B – Setback Variances 26.415.110. Benefits. The City is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. Benefits to encourage good historic preservation practices by the owners of historic properties are an important aspect of Aspen's historic preservation program. Historic resources are a valuable community asset and their continued protection is the basic premise supporting the creation of an innovative package of preservation tools that are unlike any other in the country. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by the City since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property. Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in the world. It is this basic character that has helped make the City both economically vital and cherished by many. Only designated properties may be eligible for the following benefits. C.Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1.The HPC may grant variances of the Land Use Code for designated properties to allow: a)Development in the side, rear and front setbacks; b)Development that does not meet the minimum distance requirements between buildings; c)Up to five percent (5%) additional site coverage; d)Less public amenity than required for the on-site relocation of commercial historic properties. 2.In granting a variance, the HPC must make a finding that such a variance: a)Is similar to the pattern, features and character of the historic property or district; and/or b)Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Response: The project requests the following setback variances: •Rear yard setback variance of 5’ for subgrade basement where 10’ is required. •Rear yard and east sideyard setback variance of 0’ for the historic shed. exhibit B P83 IV.B. Exhibit B Setback Variances • Combined sideyard setback variance of 10’ where 15’ is required. This is due to the historic shed location in the setback. The house meets the combined setback requirement. • Front yard setback variance of 2’ 6.5” for the historic bay window where 10’ is required. The building façade is at the 10’ setback line, but the bay window extends beyond. The existing large spruce trees along Fifth Street and the one story historic landmark push the development toward the interior lot line and toward the rear. Every effort has been made to meet setback requirements for the new addition and to put as much development in the basement as possible considering the large dripline area around the trees. The rear yard setback request is for subgrade space – the Code only allows a garage to be 5’ from the property line and requires 10’ for living space, even if it is below grade. Maximizing below grade space toward the rear avoids the drip line of the trees and relocates development pressure away from the landmark. The “historic” shed is not on any of the Sanborne Maps associated with this property; however Staff and HPC indicated a desire to keep it on the site. It is located along the alley but within a setback. During our internal design process, the shed was located closer to the building in the yard facing Fifth Street, but the location seemed to be floating in the yard and out of context for a shed structure typically found along (or in) the alleyway. The combined sideyard setback requirement is 15’ for this lot. The building and basement meet the required combined setback, however, the shed location breaches the 15’. The front yard setback request is only for the historic bay window which extends more than the allowed 18” into the setback. The bay window is about 2’6.5” deep. The front façade of the landmark is proposed to sit at the 10’ front setback line. Moving the historic home to the front setback line creates a more prominent location on the corner and allows the addition to be pushed to the rear of the lot. These setback requests are the minimal necessary to enhance the historic resource by pushing development pressure to the rear and subgrade and to preserve a “historic” shed on the property in a typical location for that type of structure. P84 IV.B. Exhibit C FAR Bonus Exhibit C – FAR Bonus 26.415.110. Benefits. The City is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. Benefits to encourage good historic preservation practices by the owners of historic properties are an important aspect of Aspen's historic preservation program. Historic resources are a valuable community asset and their continued protection is the basic premise supporting the creation of an innovative package of preservation tools that are unlike any other in the country. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by the City since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property. Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in the world. It is this basic character that has helped make the City both economically vital and cherished by many. Only designated properties may be eligible for the following benefits. F.Floor area bonus. 1.In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a)The design of the project meets all applicable design guidelines; b)The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c)The work restores the existing portion of the building to its historic appearance; d)The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e)The construction materials are of the highest quality; f)An appropriate transition defines the old and new portions of the building; g)The project retains a historic outbuilding; and/or h)Notable historic site and landscape features are retained. 2.Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission's assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple elements described above will have a greater likelihood of being awarded additional floor area. exhibit C P85 IV.B. Exhibit C FAR Bonus Response: As demonstrated in Exhibit A, the proposed project meets all applicable Design Guidelines. The historic landmark is highlighted and is placed in a prominent location on the property. The new addition is significantly setback from the landmark, and the proposed architecture and massing support and enhance important characteristics of the restored landmark. The existing front porches will be restored to the original appearance pursuant to photographs included in this application. The gable ends in the new construction are similar in pitch and proportion to the landmark. A 10’ connecting element is proposed to transition between new and old portions of the project in addition to a gradual increase in height for the new addition. An old shed is incorporated into the site plan and is proposed to be used as exterior storage. Notable spruce trees are proposed to be retained onsite and protected during construction. All of the review criteria listed above are addressed in this proposal. The project requests the entire 500 sf FAR bonus. P86 IV.B. Exhibit D Demolition + Relocation Exhibit D – Demolition + Relocation Demolition of designated historic property 26.415.080. Demolition of designated historic properties or properties within a historic district. It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures or properties within a Historic District will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. 4.The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a)The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b)The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c)The structure cannot practically be moved to another appropriate location in Aspen or d)No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a)The structure does not contribute to the significance of the parcel or Historic District in which it is located and b)The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c)Demolition of the structure will be inconsequential to the historic preservation needs of the area. Response: The application proposes to remove non-historic additions that have enveloped the landmark over time along the east and south (rear) elevations. 10.1 Preserve an older addition that has achieved historic significance in its own right. •Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. exhibit D P87 IV.B. Exhibit D Demolition + Relocation These additions appear to have removed all historic materials from these walls as shown below. Previous staff memos from 2016 supported demolition of the non-historic additions and the reconstruction of the front porches. Any historic material found during construction will be documented and discussed with Staff and Monitor. The Sanborn Map shows an atypical footprint from the traditional cross gable style – an addition may have been added after it was constructed, or it could have been built with an extra room. 26.415.090. Relocation of designated historic properties. The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. C.Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: P88 IV.B. Exhibit D Demolition + Relocation 1.It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2.It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3.The owner has obtained a certificate of economic hardship; or 4.The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1.It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2.An appropriate receiving site has been identified; and 3.An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Response: The application proposes to shift the historic landmark about 9’ 4” forward toward Hallam Street to the 10 feet setback line. Moving the landmark forward increases visibility and prominence on the corner, and allows the new construction to be pushed to the rear of the property. Moving the historic home will not adversely affect the landmark or the surrounding context of the neighborhood. A one story connector that is about 10’ in length is proposed to further push the new construction away from the landmark. Approving relocation of the landmark facilitates the space for a long connecting element and is an appropriate preservation solution for this site that has significant trees and two street facing facades. The shed is also proposed to be relocated to the rear of the property. The landmark and the shed are capable of withstanding the demands of relocation as demonstrated in Exhibit P. A preservation, protection, storage, and relocation plan will be submitted as part of the building permit for review and approvals. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. •In general, relocation has less of an impact on individual landmark structures than those in a historic district. •It must be demonstrated that relocation is the best preservation alternative. •Rehabilitation of a historic building must occur as a first phase of any improvements. •A relocated building must be carefully rehabilitated to retain original architectural details and materials. •Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. •The design of a new structure on the site should be in accordance with the guidelines for new construction. •In general, moving a building to an entirely different site or neighborhood is not approved. 9.2 Moving an existing building that contributes to the character of a historic district should be avoided. P89 IV.B. Exhibit D Demolition + Relocation •The significance of a building and the character of its setting will be considered. •In general, relocating a contributing building in a district requires greater sensitivity than moving an individually-listed structure because the relative positioning of it reflects patterns of development, including spacing of side yards and front setbacks, that relate to other historic structures in the area. 9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the boundaries of its historic parcel. •If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots. Both lots shall remain landmarked properties. 9.4 Site the structure in a position similar to its historic orientation. •It should face the same direction and have a relatively similar setback. •It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. Response: The landmark home will be sited perpendicular to Hallam Street, similar to its original location. The original location of the shed is unknown and its current location within the sideyard setback is peculiar. The shed is proposed to be relocated to the alleyway where a typical small shed would have been located. The landmark and shed will remain on the 533 Hallam property. 9.5 A new foundation should appear similar in design and materials to the historic foundation. •On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. •Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. •Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. •Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. •In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). •The size of a lightwell should be minimized. •A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. Response: A final design and material proposal for the foundation will be included in the Final Design Review application. The intent is to meet the Design Guidelines. Small lightwells are proposed to provide required egress from subgrade bedrooms. P90 IV.B. Exhibit E Residential Design Standards Exhibit E – Residential Design Standards (applicable on Feb. 8, 2016) 26.410.040. Residential design standards. A.Site design. The intent of these design standards is to encourage residential buildings that address the street in a manner which creates a consistent "façade line" and defines the public and semi- public realms. In addition, where fences or dense landscaping exist or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the house and front yard from the street. 1.Building orientation. The front facades of all principal structures shall be parallel to the street. On corner lots, both street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. Response: Building faces the street. 2.Build-to lines. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. Response: Front façade is within 5 feet of the setback. 3.Fences. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. Response: Fences are 42 inches forward of the front facades. B.Building form. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing, by promoting the development of accessory units off of the City alleys and by preserving solar access. exhibit E P91 IV.B. Exhibit E Residential Design Standards 1.Secondary mass. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A subordinate linking element for the purposes of linking a primary and secondary mass shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element must be the minimum reasonably necessary to provide adequate safety and building code compliance and the railing must be 50% or more transparent. Response: A 10 feet linking element is proposed. In order to preserve the large trees onsite and to push development away from the landmark the linking element is 27’ 8.25” deep. The plate height is 9’ 6”. The connecting link meets the intent of the standards as the depth of the element is not perceived from the street. C.Parking, garages and carports. The intent of the following parking, garages and carport standards is to minimize the potential for conflicts between pedestrian and automobile traffic by placing parking, garages and carports on alleys or to minimize the presence of garages and carports as a lifeless part of the streetscape where alleys do not exist. 1.For all residential uses that have access from an alley or private road, the following standards shall apply: a)Parking, garages and carports shall be accessed from an alley or private road. b)If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. c)If the garage doors are not visible from a street or alley, the garage doors may be either single- stall or normal double-stall garage doors. Response: The property is accessed from an alley. The garage doors are double stall that appear as single stall doors. 2.For all residential uses that have access only from a public street, the following standards shall be apply: a)On the street facing facade(s), the width of the living area on the first floor shall be at least five (5) feet greater than the width of the garage or carport. P92 IV.B. Exhibit E Residential Design Standards b)The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front-most wall of the house. c)On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d)When the floor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, measured from natural grade. e)The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24) feet. f)If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. Response: not applicable. D.Building elements. The intent of the following building element standards is to ensure that each residential building has street-facing architectural details and elements, which provide human scale to the facade, enhance the walking experience and reinforce local building traditions. 1.Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street- oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street- oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: a)The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight (8) feet. P93 IV.B. Exhibit E Residential Design Standards b)A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. c)A street-facing principal window requires that a significant window or group of windows face street. Response: The restored landmark has principal doors and windows facing the street. The project proposes to restore two historic front porches. As is typical for 19th century miner’s cabins in Aspen, the dimensions of the front porch do not meet the Land Use Code requirements and are about 4’ 5” deep. The two porches equal more than 50 sf in size (about 100 sf total) and are only one story in height. Street facing windows are adequately provided facing both Hallam and Fifth Street. 2.First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. Response: The historic Victorian is entirely one story and a large portion of the addition is one story in height. 3.Windows. a)Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. Response: Windows in the addition will be revised to not span between 9 – 12 feet for review during Final Review. b)No more than one (1) nonorthogonal window shall be allowed on each facade of the building. A single nonorthogonal window in a gable end may be divided with mullions and still be considered one (1) nonorthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. Response: Nonorthogonal windows are not proposed. "No window zone" P94 IV.B. Exhibit E Residential Design Standards 4.Lightwells. All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. Response: All lightwells are behind the front-most street facing facades of the building. E.Context. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood characteristics in designing new structures. 1.Materials. The following standards must be met: a)The quality of the exterior materials and details and their application shall be consistent on all sides of the building. b)Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. c)Highly reflective surfaces shall not be used as exterior materials. Response: Proposed materials (mostly wood shingles on the addition) comply with this standard. More detailed materials will be included in Final Design Review. 2.Inflection. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a)If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to inflect. A one-story building shall be defined as follows: A one-story building shall mean a structure or portion of a structure, where there is only one (1) floor of fully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one-story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. Response: A one story building and one story connecting element is proposed along the east property line. The addition steps up to two stories which mirrors development patterns in the neighborhood, the adjacent landmark at 525 W. Hallam, and the current configuration on this parcel. P95 IV.B. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, 970.429.2758 DATE: 7.17.15 (updated 9.25.17) PROJECT: 533 W. Hallam REPRESENTATIVES: Poss Architecture and Planning, BendonAdams DESCRIPTION: In 2016, the Planning Office received a land use application pursuing a Historic Preservation Commission approval for development on this property, according to the process described below. The application was reviewed by HPC at two Conceptual hearings and was continued to November 8, 2017 while the property owner considered options. The owner sold the property and transferred the pending HPC application to the new buyer, who wishes to renew the review with a revised plan. So long as the case remains active as required by the Municipal Code, Section 26.304.080.F, it will be reviewed according to the land use code provisions and design guidelines in place as of February 8, 2016, the date the Planning Office deemed the application to be complete. 533 E. Hallam is a 6,000 square foot landmark designated property that contains a Victorian era home and outbuilding. Zoned R-6, Medium Density Residential, the lot is permitted a single family home or two detached residences with a maximum floor area of 3,240 square feet. A duplex of up to 3,600 square feet is also an option. If more than one unit is proposed, ownership may be separated through condominiumization if desired. Affordable housing mitigation will not be required for this development application. The applicant would like to demolish all non-historic construction, set the house on a new basement, and construct a new addition. A small shed currently sitting along the west property line appears to be historic, though it may have been moved in the past. The applicant will likely be required to preserve this building and locate it somewhere along the rear lot line. The first step will be Conceptual design review (scale, massing and site plan), Demolition and On- Site Relocation review by HPC. At this meeting, HPC may also consider parking reductions, setback variances, Residential Design Standards variances, and a floor area bonus of up to 500 square feet for an outstanding preservation effort, if requested by the applicant. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for all significant projects reviewed by HPC. The last review step before applying for building permit is HPC Final design (landscape, lighting and materials.) HPC will use the Historic Preservation Design Guidelines and the Residential Design Standards to assist with their determinations. Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.410 Residential Design Standards 26.415.070 Development involving designated properties (Major) 26.415.080 Demolition 26.415.090 Relocation 26.415.110 Benefits 26.575.020 Calculations and Measurements exhibit F P96 IV.B. 26.610 Impact fees 26.710.040 Medium-Density Residential (R-6) Review by: Staff for completeness and recommendations. HPC for design approval and benefits. Public Hearing: Yes, at Conceptual and Final HPC review. Referral Agencies: None. Planning Fees: $1,950 for 6 billable hours (additional or less billable hours are at $325 per hour) for HPC Conceptual and again for Final. Referral Fees: $0 Total Deposit: $1,950 for Conceptual (including Parks fee) and $1,950 for Final. Below is a list of submittal requirements for Conceptual and Final. A complete application for Conceptual is on file, however each required item below (other than those noted as Final review information) must be updated before returning to a hearing at HPC. Please provide one copy of the updated application: Completed Land Use Application and signed fee agreement. Pre-application Conference Summary (this document). Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. HOA Compliance form (Attached) List of adjacent property owners within 300’ for public hearing Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations. At Conceptual application only, provide graphics identifying preliminary selection of primary exterior building materials. At Final application only, drawings of the street facing facades must be provided at ¼” scale. At Final application only, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC. At Final application only, provide a lighting plan and landscape plan. P97 IV.B. Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations. A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application. Verification that the proposal complies with Chapter 26.410, Residential design standards or a written request for a variance from any standard that is not being met. Once the copy is deemed complete by staff, the following items will then need to be submitted: A complete copy of the application, including all items listed above, provided by email. 12 sets of all graphics, printed at 11”x17.” Total deposit for review of the application. A digital copy of the application provided in pdf file format. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. 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. P98 IV.B. CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT March, 2016 City of Apen|130 S. Galena St.|(970) 920 5050 ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: ______________________________________________________________________________ Applicant: ______________________________________________________________________________ Location: ______________________________________________________________________________ Zone District: ______________________________________________________________________________ Lot Size: _______________________________________________________________________________ Lot Area: _______________________________________________________________________________ (For the purpose of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easement, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: _____________ Proposed: _________________________________ Number of residential units: Existing: _____________ Proposed: _________________________________ Number of bedrooms: Existing: _____________ Proposed: _________________________________ Proposed % of demolition (Historic properties only): ______________ DIMENSIONS: Floor Area: Existing: _____________ Allowable: ___________Proposed ____________ Principal bldg. height: Existing: _____________ Allowable: ___________Proposed____________ Access. Bldg. height: Existing: _____________ Allowable: __________ Proposed_____________ On-Site parking: Existing: _____________ Required: ___________Proposed_____________ % Site coverage: Existing: _____________ Required: ___________Proposed_____________ % Open Space: Existing: _____________ Required: ___________Proposed_____________ Front Setback: Existing: _____________ Required ____________Proposed _____________ Rear Setback: Existing: _____________ Required: ___________Proposed _____________ Combined F/F: Existing: _____________ Required ___________ Proposed _____________ Side Setback: Existing: _____________ Required: ___________Proposed _____________ Side Setback: Existing: _____________ Required ___________ Proposed _____________ Combined Sides: Existing: _____________ Required ___________ Proposed _____________ Distance between Bldgs. Existing: _____________ Required: ___________ Proposed _____________ Existing: _____________ Required: ___________Proposed: _____________ Existing non-conformities or encroachments: __________________________________________________ _______________________________________________________________________________________ Variations requested: _____________________________________________________________________ _______________________________________________________________________________________ _______________________________________________________________________________________ 533 West Hallam Street Lots A & B, Block 29, City and Townsite of Aspen R-6 6,000 sf 6,000 sf n/a1 1 n/a 3240sf + 500sf Bonus = 3740 sf 25 ft n/a 2 spaces 50% n/a 10 ft. 10 ft/5ft n/a 5 ft. min. 5 ft. min. 15 ft. 5 ft. 2 garden sheds sit in west side setback, rear yard setback encroachment. Duncan Skihaus LLC 4 5 74% 2,427 3,740 22'-7"22'-9 3/8" 2 spaces 2 spaces 65.2%56.8% 10 ft 10 ft 5 ft 5 ft 5 ft 5 ft 10 ft 10 ft 15' ft 15 ft 7'-10"7' 10" exhibit G setback variances requested - please refer to application for detailed description. P99 IV.B. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ 533 West Hallam Street Lots A & B, Block 29, City and Townsite of Aspen CO 2735-124-32-001 Duncan Skihaus LLC 600 Travis #3550, Houston TX 77002 BendonAdams & Poss Architecture and Planning BA: 300 S. Spring Street, Aspen/ Poss: 605 E. Main Street, Aspen 970-925-2855 x2 sara@bendonadams; awisnoski@billposs.com single family residence with non-historic additions and alterations. Small garden shed in west side setback. single family residence with new addition. Restoration of front facade of landmark. P100 IV.B. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO  Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?  Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?  Do you plan other future changes or improvements that could be reviewed at this time?  In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?  If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)  If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System P101 IV.B. 323 314334 207310320 320 304 300 323 317 307 310 323329 420 426 315 518 401 327331518518 447 501511 433 431 421 417 407 403 210 330 520 437 513 517 120 204 333 442 504 500 501 340 617627633 616 616 612 604 620 605609617631635 630634 225 709 716 718 307 634 630 624 620 610 609615621633 701 601 205 602 525 504 506520 530 404 426430 434 520522530 523533 323 533 401 407 411425 420 318 432 317 319 500 407 309 529 PD P R-6 533 W. Hallam Vicinity Map Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO,USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, October 2, 2017 0 0.035 0.070.0175 mi 0 0.04 0.080.02 km 1:2,257 exhibit H P102IV.B. exhibit IP103IV.B. Land Title Guarantee Company Customer Distribution PREVENT FRAUD - Please remember to call a member of our closing team when initiating a wire transfer or providing wiring instructions. Order Number:Q62008788 Date: 10/11/2017 Property Address:533 W HALLAM STREET, ASPEN, CO 81611 PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS For Closing Assistance Closer's Assistant For Title Assistance Kimberly Parham 533 E HOPKINS #102 ASPEN, CO 81611 (970) 925-1678 (Work) (303) 393-4870 (Work Fax) kparham@ltgc.com Contact License: CO414945 Company License: CO44565 Nikki Durrett 533 E HOPKINS #102 ASPEN, CO 81611 (970) 925-1678 (Work) (800) 318-8202 (Work Fax) ndurrett@ltgc.com Company License: CO44565 Roaring Fork Valley Title Team 533 E HOPKINS #102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Seller/Owner DUNCAN SKIHAUS, LLC, A WYOMING LIMITED LIABILITY COMPANY Attention: CHARLES W. DUNCAN, III Delivered via: Electronic Mail SARA ADAMS Attention: SARA ADAMS sara@bendonadams.com Delivered via: Electronic Mail BERTHOUD LEGAL Attention: JANET berthoudlegal@gmail.com Delivered via: Electronic Mail exhibit J P104 IV.B. Land Title Guarantee Company Estima te of Title Fe es Order Number:Q62008788 Date: 10/11/2017 Property Address:533 W HALLAM STREET, ASPEN, CO 81611 Parties:TO BE DETERMINED Seller:DUNCAN SKIHAUS, LLC, A WYOM ING LIMITED LIABILITY COMPANY Vis it Land Title's Webs ite at www.ltgc.com for direc tions to any of our offic es . Estimate of Title insurance Fees "TBD" Comm itm ent $216.00 Total $216.00 If Land Title Guarantee Company will be clos ing this transaction, the fees lis ted abov e will be c ollec ted at c losing. Thank you for your order! CHAIN OF TITLE DOCUMENTS:Pitkin county recorded 03/07/2017 under reception no. 636621 P105 IV.B. Copyright 2006-2017 Am erican Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA mem bers in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the Am erican Land Title Association. Customer Ref-Loan No.: Property Address: 533 W HALLAM STREET, ASPEN, CO 81611 1.Effective Date: 09/20/2017 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Com mitment Proposed Insured: TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4.Title to the estate or interest covered herein is at the effective date hereof vested in: DUNCAN SKIHAUS, LLC, A WYOMING LIMITED LIABILITY COM PANY 5.The Land referred to in this Commitment is described as follows: LOTS A AND B, BLOCK 29, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO. ALTA COMMITMENT Old R epublic N ational Title Insurance Company Schedule A Order Number:Q62008788 P106 IV.B. This proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the M ortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 1.LAND TITLE GUARANTEE COMPANY HAS RECEIVED AN IM PROVEM ENT LOCATION CERTIFICATE/SURVEY FOR THE SUBJECT PROPERTY PREPARED BY SOPRIS ENGINEERING LLC, JOB NO. 15126.01, DATED JUNE 18, 2015, THAT IS ACCEPTABLE TO THE COM PANY. *** IN ADDITION, A SURVEY AFFIDAVIT, EXECUTED BY DUNCAN SKIHAUS, LLC, A WYOM ING LIM ITED LIABILITY COMPANY, IS NECESSARY INDICATING THAT THERE HAVE BEEN NO NEW IM PROVEM ENTS, EASEMENTS OR BOUNDARY CHANGES SINCE THE DATE OF SAID IMPROVEMENT LOCATION CERTIFICATE/SURVEY AND THAT THE IMPROVEMENTS SHOWN ON SAID IM PROVEM ENT LOCATION CERTIFICATE/SURVEY HAVE NOT BEEN ALTERED SINCE THE DATE OF SAID IMPROVEMENT LOCATION CERTIFICATE/SURVEY. *** 2.EVIDENCE SATISFACTORY TO THE COM PANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED. 3.RELEASE OF DEED OF TRUST DATED M ARCH 06, 2017 FROM DUNCAN SKIHAUS, LLC, A WYOMING LIM ITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF M ORTGAGE ELECTRONIC REGISTRATION SYSTEM S, INC. ACTING SOLELY AS NOMINEE FOR BANK OF AM ERICA TO SECURE THE SUM OF $3,500,000.00 RECORDED MARCH 07, 2017, UNDER RECEPTION NO. 636623. 4.A FULL COPY OF THE FULLY EXECUTED OPERATING AGREEM ENT AND ANY AND ALL AM ENDMENTS THERETO FOR DUNCAN SKIHAUS, LLC, A WYOM ING LIM ITED LIABILITY COMPANY MUST BE FURNISHED TO LAND TITLE GUARANTEE COM PANY. SAID AGREEM ENT MUST DISCLOSE WHO MAY CONVEY, ACQUIRE, ENCUM BER, LEASE OR OTHERWISE DEAL WITH INTERESTS IN REAL PROPERTY FOR SAID ENTITY. NOTE: ADDITIONAL REQUIREMENTS M AY BE NECESSARY UPON REVIEW OF THIS DOCUMENTATION. ALTA COMMITMENT Old R epublic N ational Title Insurance Company Schedule B , Part I (R equirements) Order Number: Q62008788 All of the following Requirements must be met: P107 IV.B. 5.WRITTEN CONFIRM ATION THAT THE INFORMATION CONTAINED IN STATEM ENT OF AUTHORITY FOR DUNCAN SKIHAUS, LLC, A WYOM ING LIM ITED LIABILITY COMPANY RECORDED M ARCH 07, 2017 AT RECEPTION NO. 636622 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES CHARLES W. DUNCAN, III AND LESLIE R. DUNCAN AS THE M EMBERS AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUM BERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORM ATION IS NOT ACCURATE, A CURRENT STATEMENT OF AUTHORITY M UST BE RECORDED. 6.WARRANTY DEED FROM DUNCAN SKIHAUS, LLC, A WYOMING LIMITED LIABILITY COM PANY TO TO BE DETERMINED CONVEYING SUBJECT PROPERTY. NOTE: ADDITIONAL REQUIREMENTS OR EXCEPTIONS M AY BE NECESSARY WHEN THE BUYERS NAMES ARE ADDED TO THIS COM MITMENT. COVERAGES AND/OR CHARGES REFLECTED HEREIN, IF ANY, ARE SUBJECT TO CHANGE UPON RECEIPT OF THE CONTRACT TO BUY AND SELL REAL ESTATE AND ANY AMENDM ENTS THERETO. ALTA COMMITMENT Old R epublic N ational Title Insurance Company Schedule B , Part I (R equirements) Order Number: Q62008788 All of the following Requirements must be met: P108 IV.B. This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN DEED FROM THE CITY OF ASPEN RECORDED DECEM BER 5, 1887 IN BOOK 59 AT PAGE 122, "THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY M INE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY VALID M INING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS". 9.M ATTERS DISCLOSED ON IM PROVEM ENT SURVEY PLAT PREPARED BY SOPRIS ENGINEERING, LLC CERTIFIED JUNE 18, 2015, INCLUDING, BUT NOT LIM ITED TO THE EFFECT OF THE SHED, OUT BUILDING, PAVERS, DECK, CONCRETE AND LANDSCAPE TIM BERS BEING BUILT OUTSIDE OF THE BUILDING SETBACK, THE WIRE FENCE BUILT ONTO HALLAM STREET AND THE DUMPSTER ON SKIDS ENCROACHING ONTO BLOCK 29. SAID DOCUM ENT STORED AS OUR ESI 31995545. ALTA COMMITMENT Old R epublic N ational Title Insurance Company Schedule B , Part II (Exceptions) Order Number: Q62008788 P109 IV.B. LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective Septem ber 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom m argin of at least one half of an inch. The clerk and recorder m ay refuse to record or file any document that does not conform, except that, the requirem ent for the top m argin shall not apply to docum ents using forms on which space is provided for recording or filing information at the top margin of the docum ent. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all m atters which appear of record prior to the tim e of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal docum ents resulting from the transaction which was closed". Provided that Land Title Guarantee Com pany conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception num ber 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Com mitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or m aterial for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The inform ation regarding special districts and the boundaries of such districts may be obtained from the Board of County Comm issioners, the County Clerk and Recorder, or the County Assessor. (C) The land described in Schedule A of this com mitment m ust be a single family residence which includes a condominium or townhouse unit. (A) No labor or materials have been furnished by mechanics or m aterial-men for purposes of construction on the land described in Schedule A of this Comm itm ent within the past 6 m onths. (B) The Company m ust receive an appropriate affidait indemnifying the Company against un-filed m echanic's and material-m en's liens. (C) The Company m ust receive payment of the appropriate prem ium .(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of Comm itm ent, the requirem ents to obtain coverage for unrecorded liens will include: disclosure of certain construction inform ation; financial information as to the seller, the builder and or the contractor; payment of the appropriate prem ium fully executed Indemnity Agreem ents satisfactory to the company, and, any additional requirements as m ay be necessary after an examination of the aforesaid inform ation by the Company. (E) P110 IV.B. This notice applies to owner's policy comm itm ents disclosing that a m ineral estate has been severed from the surface estate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or m isleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the com pany. Penalties may include im prisonment, fines, denial of insurance, and civil dam ages. Any insurance company or agent of an insurance company who knowingly provides false, incom plete, or misleading facts or inform ation to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds som e or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such m ineral estate m ay include the right to enter and use the property without the surface owner's permission.(B) P111 IV.B. JOINT NOTICE OF PRIVACY POLICY OF LAND TITLE GUARANTEE COMPANY, LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY LAND TITLE INSURANCE CORPORATION AND OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provided to you as a customer of Land Title Guarantee Com pany and Meridian Land Title, LLC, as agents for Land Title Insurance Corporation and Old Republic National Title Insurance Com pany. We want you to know that we recognize and respect your privacy expectations and the requirem ents of federal and state privacy laws. Inform ation security is one of our highest priorities. We recognize that m aintaining your trust and confidence is the bedrock of our business. We m aintain and regularly review internal and external safeguards against unauthorized access to non-public personal inform ation ("Personal Information"). In the course of our business, we may collect Personal Information about you from : applications or other forms we receive from you, including com munications sent through TM X, our web-based transaction managem ent system; your transactions with, or from the services being perform ed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records m aintained by governm ental entities that we either obtain directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Inform ation are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Inform ation from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Inform ation. WE DO NOT DISCLOSE ANY PERSONAL INFORM ATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT PERM ITTED BY LAW. Consistent with applicable privacy laws, there are som e situations in which Personal Information may be disclosed. We may disclose your Personal Inform ation when you direct or give us perm ission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also m ay disclose your Personal Inform ation when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and judgm ent upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. P112 IV.B. Commitment For Title Insurance Iss ued by Old Re public National Title Insuranc e Corporation NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. . COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. CO MMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Comitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or not easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (f) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions[; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: (a) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (c) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment(d) P113 IV.B. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Com pany 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 President Old Republic National Title Insurance Company, a Stock Com pany 400 Second Avenue South Minneapolis, Minnesota 55401 (612)371-1111 Mark Bilbrey, President Rande Yeager, Secretary This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Land Title Insurance Corporation. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount. The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (c) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) P114 IV.B. exhibit K$19506P115IV.B. exhibit LP116IV.B. Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512432001 on 10/03/2017 Instructions: Disclaimer: http://www.pitkinmapsandmore.com exhibit M P117 IV.B. NATIONWIDE THEATRES CORP CARLSBAD, CA 92018 PO BOX 847 BRAY FAMILY TRUST DALLAS, TX 75219 3899 MAPLE AVE # 300 LEVINE THEODORE A TRUST NEW YORK, NY 10024 15 WEST 81ST ST 4H SWANSON LUCIA TRUST NEW YORK, NY 10022 425 E 58TH ST #25H FERGUS ELIZABETH DAWSON ASPEN, CO 81612 PO BOX 1515 HENRY KRISTEN ASPEN, CO 81611-1246 525 W HALLAM ST GLENN SALLY RAE ASPEN, CO 81611 504 W HALLAM AVE HILLMAN TATNALL L REV TRUST ASPEN, CO 81611 504 W BLEEKER ST BLEEKER STREET PROP LLC LOS ANGELES, CA 90049 PO BOX 491246 COLLETT JOHN & VIRGINIA C CHARLOTTE, NC 28204 1111 METROPOLITAN AVE #700 501 WEST HALLAM LLC VAIL , CO 81658 PO BOX 3389 CONNERY FAMILY TRUST LARKSPUR, CA 949391345 135 WARD ST MACDONALD BETTE S TRUST ENGLEWOOD, CO 80110 15 BLACKMER RD 323 NORTH 5TH ST LLC HOUSTON, TX 77019 2219 BRENTWOOD DR FELD ANNE S DALLAS, TX 75201 1700 PACIFIC AVE #4100 MINERS CABIN LLC ASPEN, CO 81611 620 W HALLAM SHELBY LLC DENVER, CO 80218 1201 WILLIAMS ST #6 MCCAUSLAND LINDA REV TRUST ASPEN, CO 81611 609 W FRANCIS ST HILLMAN DORA B TRUST ASPEN, CO 81611 504 W BLEEKER PDT PARTNERS LLC NEW YORK, NY 10024 209 W 78TH ST EGGLESTON ROBERT H JR & TRACY H ASPEN, CO 81611 434 W HALLAM HALLAM WEST END LLC ASPEN, CO 81611 625 E MAIN ST # 102B-141 WARE NINA COULTER LIV TRUST SAINT LOUISI, MO 68146 13021 KING ARTHUR SPUR COOK ROBERT C & MARSHA N ASPEN, CO 81611 621 W FRANCIS ST KEY R BRILL & ELIZABETH R ASPEN, CO 816111141 731 CEMETERY LN WJWJ RANCH HOLDINGS III LLC BASALT, CO 81621 2542 EMMA RD BLAICH JANET S TRUST ASPEN, CO 81611 319 N FOURTH ST BLAICH ROBERT I TRUST ASPEN, CO 81611 319 N FOURTH ST MAGGOS LAURA P ASPEN, CO 81611 317 NORTH 4TH ST ASPEN HISTORICAL SOCIETY ASPEN, CO 81611 620 W BLEEKER ST P118 IV.B. FISCHER SISTIE ASPEN, CO 81611 442 W BLEEKER CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST 605 W BLEEKER LLC MONROE, CT 06468 PO BOX 5010 SCHWARTZ RACHEL K & MARK BLOOMFIELD HILLS, MI 483042603 1061 COUNTRY CLUB RD WOGAN WENDY ASPEN, CO 81611 533 W FRANCIS ST 529 W FRANCIS LLC ASPEN, CO 81611 625 E HYMAN AVE # 201 CLARKS ADDITION CONDO ASSOC ASPEN, CO 81611 COMMON AREA 317 N FOURTH ST REEDS HOUSE CONDO ASSOC ASPEN, CO 81611 COMMON AREA 621 W FRANCIS ST 530 HALLAM LLC ASPEN, CO 81611 623 E HOPKINS P119 IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/3/2017 3:40:17 PMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 106 STREETSCAPE 1 10.02.2017 HPC PACKAGE HALLAM STREET VIEW 5TH STREET VIEW exhibit N P120IV.B. 791579157914791379137914 791279127912141414 135th Street Gravel Alley Hallam Street Front Yard Setback Proposed Flower & Groundcover Bed Proposed Lawn Property Line Proposed Lawn Edge Of Street Proposed Residence Existing Aspen Tree To Remain Proposed Stone Paver Entry Walk Proposed Lawn Existing Trees Off Property Stone Paver Patio Light Well Per Architect 6' Tall Fence Along Property Line Property Line Stone Paver Garage Apron Proposed Enclosed Trash Bin Proposed Lawn Light Well Per Architect Property Line Relocated Existing Shed 10' Side Yard Setback 10' Rear Yard Setback Light Well Per Architect Property Line Edge Of Gravel Alley Proposed Stone Paver Walkway Edge Of Street Proposed Lawn Existing Cottonwood Tree To Remain Proposed Flower & Groundcover Bed Stone Paver Patio Existing Spruce Trees To Remian Proposed 42" Tall Fence Proposed Lawn Proposed 42" Fence Proposed Stone Pavers On Concrete Building Line Building Line Landscape Architecture • Environmental Planning 117 South Spring Street, Suite 202 • Aspen, Colorado 81611 Ph: (970) 925-8963 • Fax: (970) 925-1217 • Email: gma@rof.net GREG MOZIAN AND ASSOCIATES, INC. Duncan Residence Landscape Plan Re. 10/31/17 3/16"=1'-0" 09/28/17 exhibit O P121IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:38 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 000 HPC CONCEPTUAL HPC 000 VICINITY MAP AND INDEX HPC 001 SUPPLIED INFORMATION HPC 002 SITE IMPROVEMENT SURVEY HPC 100 EXISTING SITE PLAN HPC 101 EXISTING MAIN LEVEL HPC 102 EXISTING UPPER LEVEL HPC 103 EXISTING ROOF PLAN HPC 104 EXISTING ELEVATIONS HPC 105 EXISTING ELEVATIONS HPC 106 STREETSCAPE HPC 200 PROPOSED COMPARATIVE PLAN HPC 202 PROPOSED SITE PLAN HPC 203 PROPOSED LOWER LEVEL HPC 204 PROPOSED MAIN LEVEL PLAN HPC 205 PROPOSED UPPER LEVEL PLAN HPC 206 PROPOSED ROOF PLAN HPC 207 PROPOSED ELEVATIONS HPC 208 PROPOSED ELEVATIONS HPC 209 PROPOSED PERSPECTIVES HPC 210 PROPOSED PERSPECTIVES HPC 300 EXISTING UPPER LEVEL AREA PLAN HPC 301 EXISTING MAIN LEVEL AREA PLAN HPC 302 PROPOSED UPPER LEVEL AREA PLAN HPC 303 PROPOSED MAIN LEVEL AREA PLAN HPC 304 PROPOSED LOWER LEVEL AREA PLAN HPC 305 PROPOSED AREA ELEVATIONS-BASEMENT HPC 306 PROPOSED AREA CALCULATIONS HPC 307 EXISTING ELEVATION AREAS (DEMOLITION) HPC 308 EXISTING ELEVATION AREAS (DEMOLITON) HPC 309 EXISTING ROOF AREAS (DEMOLITION) DRAWING INDEX 1 10.11.2017 HPC PACKAGE P122IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:38 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 001 HPC SUPPLIED INFORMATION 1 10.11.2017 HPC PACKAGE P123IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:39 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 002 SITE IMPROVEMENT SURVEY 1 10.11.2017 HPC PACKAGE P124IV.B. ETCGEE791579157915 791579 1 5 7915791579127912791279127913791379137914 79147914 7914 7914LOT KLOT LBLOCK 29EX:7912.8'±EX:7912.9'±EX:7913.0'±EX:7912.8'±EX:7914.4'±EX:7914.4'±EX:7914.6'±EX:7914.7'±EX:7914.1'±EX:7912.7'±EX:7914.4'±EX:7915.1'±HALLAM STREET74.38' RIGHT-OF-WAYASPHALT SURFACEFOUND ORIGINAL CITY BLOCK CORNER1" PIPE W/UNMARKED METAL CAPFOUND NO. 5 REBAR W/PLASTIC CAPP.L.S. 14111FOUND NO. 5 REBAR W/PLASTIC CAPP.L.S. 14111FOUND NO. 5 REBAR W/ALUMINUM CAPP.L.S. 23765TH STREET76.24' RIGHT-OF-WAYASPHALT SURFACEBLOCK 29 ALLEY20.69' RIGHT-OF-WAYGRAVEL SURFACE20.39055.35934.86905.606712.3080CITY OF ASPEN CONTROL MONUMENT NO.96TH & FRANCISBASIS OF ELEVATION = 7906.09'LOT BLOT AFOUND NO. 5 REBAR W/ALUMINUM CAPILLEGIBLECURB LINE (TYP.)LANDSCAPE TIMBERLANDSCAPE TIMBER LANDSCAPE TIMBER LANDSCAPETIMBERLANDSCAPETIMBERBUILDING LINELANDSCAPETIMBER5.3' X 6.3' OUT BUILDING DUMPSTER ON SKIDSN 74°13'37" WBASIS OF BEARINGCITY OF ASPEN CONTROL MONUMENT NO.207TH & FRANCIS10.0000 SIDE YARD SETBACKSEE NOTE NO. 71245678910111213141516172122232425N33° 34' 12"W507.57'S74° 19' 26"E 60.00'S15° 40' 34"W 100.00'N74° 19' 26"W 60.00'N15° 40' 34"E 100.00'10' - 0"10' - 0"5' - 0"5' - 0" METAL FENCE METAL GATE WOOD FENCE WOOD GATE WOOD GATE PROPERTY CORNER METAL FENCE BUILDING LINE HARDSCAPE PAVERS WOOD DECK WOOD STEP WOOD DECK HARDSCAPE PAVERS WOOD GATE ENTRY PORCHLANDSCAPE TIMBERS PROPERTY CORNER PROPERTY CORNER PROPERTY CORNER7x3 SHEDDUMPSTER ON SKIDS UTILITIESGRAVEL ALLEYN 5TH STREET W HALLAM STREETLANDSCAPE TIMBERS 5'-0" SETBACK PROPERTY LINE 10'-0" SETBACK PROPERTY LINE 10'-0" SETBACKPROPERTY LINE5'-0" SETBACKPROPERTY LINEWOOD GATE NORTH Consultant ARCHITECTURE PLANNING+ ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 2017 PROJECT NO: Issue: SCALE:10/30/2017 10:46:35 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 100 EXISTING SITE PLAN SCALE 1/8" = 1'-0"1 EXISTING SITE PLAN 1 10.11.2017 HPC PACKAGE P125IV.B. PROPERTY LINE 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE UP UP UP UP NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:40 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 101 EXISTING MAIN LEVEL SCAL E 1/4" = 1'-0"1 EXISTING MAIN LEVEL PLAN 1 10.11.2017 HPC PACKAGE P126IV.B. PROPERTY LINE 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE DN UP NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:41 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 102 EXISTING UPPER LEVEL SCAL E 1/4" = 1'-0"1 EXISTING UPPER LEVEL PLAN ATTIC CRAWL SPACE 1 10.11.2017 HPC PACKAGE P127IV.B. PROPERTY LINE 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE12 : 1212 : 127 : 12 7 : 1212 : 1212 : 1212 : 1212 : 1212 : 1212 : 12 12 : 1212 : 12 1 : 12 2.5 : 12 8.5 : 12 6 : 121 : 1212 : 1212 : 12 7 : 1214 : 1214 : 12 14 : 126 : 126 : 12 6 : 1214 : 1214 : 1212 : 1212 : 12 FLAT FLAT6 : 126 : 12Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:41 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 103 EXISTING ROOF PLAN SCAL E 1/4" = 1'-0"1 EXISTING ROOF PLAN 1 10.11.2017 HPC PACKAGE P128IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:45 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 104 EXISTING ELEVATIONS SCAL E 3/8" = 1'-0"1 EXISTING NORTH ELEVATION SCAL E 3/8" = 1'-0"2 EXISTING EAST ELEVATION 1 10.11.2017 HPC PACKAGE P129IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:49 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 105 EXISTING ELEVATIONS SCAL E 3/8" = 1'-0"1 EXISTING WEST ELEVATION SCAL E 3/8" = 1'-0"2 EXISTING SOUTH ELEVATION 1 10.11.2017 HPC PACKAGE P130IV.B. LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW 9' - 4" HISTORIC ASSET IS RELOCATED 9'-4" FORWARD (NORTH) ON-SITE. PROPOSED STRUCTURE EXISTING STRUCTURE HISTORIC STRUCTURE TO BE PRESERVED PDR CL BAR CHINA CABINET DINING OFFICE ENTRY PORCHENTRY PORCHENTRY BREAKFAST KITCHEN LIVING FIREPLACE ELEVATO R ELEVATOR PANTRY ENTRYSTORAGE D N U P NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:34:59 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 200 PROPOSED COMPARATIVE PLAN SCAL E 1/4" = 1'-0"1 PROPOSED COMPARATIVE PLAN 1 10.11.2017 HPC PACKAGE P131IV.B. 791579157914791379137914 791279127912141414 135th Street Gravel Alley Hallam Street Front Yard Setback Proposed Flower & Groundcover Bed Proposed Lawn Property Line Proposed Lawn Edge Of Street Proposed Residence Existing Aspen Tree To Remain Proposed Stone Paver Entry Walk Proposed Lawn Existing Trees Off Property Stone Paver Patio Light Well Per Architect 6' Tall Fence Along Property Line Property Line Stone Paver Garage Apron Proposed Enclosed Trash Bin Proposed Lawn Light Well Per Architect Property Line Relocated Existing Shed 10' Side Yard Setback 10' Rear Yard Setback Light Well Per Architect Property Line Edge Of Gravel Alley Proposed Stone Paver Walkway Edge Of Street Proposed Lawn Existing Cottonwood Tree To Remain Proposed Flower & Groundcover Bed Stone Paver Patio Existing Spruce Trees To Remian Proposed 42" Tall Fence Proposed Lawn Proposed 42" Fence Proposed Stone Pavers On Concrete Landscape Architecture • Environmental Planning 117 South Spring Street, Suite 202 • Aspen, Colorado 81611 Ph: (970) 925-8963 • Fax: (970) 925-1217 • Email: gma@rof.net GREG MOZIAN AND ASSOCIATES, INC. Duncan Residence Landscape Plan Re. 09/28/17 3/16"=1'-0" 09/20/17P132 IV.B. LIGHT WELL LIGHT WELL CLO. LIGHT WELL LIGHT WELL BDRM #4 W.C. BATH #2 BDRM #1 BDRM #2 CLO. DRESS W.C. BATH #1 W.C. BATH #2 BDRM #3 CLO. DRESS CLO. BATH #4 W.C. ELEV. MECH. LAUNDRY MECH. PWDR FAMILY / GAME CLO. DRESS SHWRSHWR SHWR SHWR UP BENCHTUBTUBBENCHBENCHBENCHTV TV TV TV TV MEDIA STO. ELEV. PROPERTY LINE 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:02 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 203 PROPOSED LOWER LEVEL SCAL E 1/4" = 1'-0"1 PROPOSED BASEMENT PLAN 1 10.11.2017 HPC PACKAGE P133IV.B. PROPERTY LINE 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW CHINA CABINET BAR DINING OFFICE PDR CL ENTRY KITCHEN BREAKFAST LIVING ELEVATOR PANTRY GARAGE BIKE STORAGE ENTRY FIREPLACE ENTRY PORCH ENTRY PORCHENTRY PORCHD N U P10' SETBACKSHED PATIO AREA 10' - 0" 3' - 0"NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:03 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 204 PROPOSED MAIN LEVEL PLAN SCAL E 1/4" = 1'-0"1 PROPOSED MAIN LEVEL PLAN 1 10.11.2017 HPC PACKAGE P134IV.B. CLO. MASTER BDRM CLO. ELEV. W/D LESLIE'S OFFICE LANDING MASTER BATH W.C.FIREPLACED NBENCHSHWR 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE10' SETBACKNORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:03 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 205 PROPOSED UPPER LEVEL SCAL E 1/4" = 1'-0"1 PROPOSED UPPER LEVEL PLAN 1 10.11.2017 HPC PACKAGE P135IV.B. SLOPE 12:12 SLOPE 12:12 FLAT FLAT FLAT FLAT FLAT FLAT FLAT FLAT SLOPE 12:12 SLOPE 12:12 SLOPE 12:12 SLOPE 12:12 SLOPE 12:12 SLOPE 12:12 SLOPE12:12SLOPE12:12SLOPE12:12SLOPE12:12FLAT FLAT FLATFLAT SLOPE 12:12 SLOPE 12:12 10' SETBACK PROPERTY LINE10' SETBACK5' SETBACKPROPERTY LINE5' SETBACK PROPERTY LINE10' SETBACKNORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:04 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 206 PROPOSED ROOF PLAN SCAL E 1/4" = 1'-0"1 PROPOSED ROOF PLAN 1 10.11.2017 HPC PACKAGE P136IV.B. EXISTING GRADE PROPOSED GRADE22' - 9 3/8"21' - 11 1/8"FLAT ROOF MAX HEIGHT PITCHED ROOF MAX HEIGHT NARROW VERTICAL WOOD SIDING NARROW HORIZONTAL WOOD SIDING 6" HORIZONTAL WOOD SIDING WOOD FASCIA WOOD FASCIA 6" HORIZONTAL WOOD SIDING WOOD COLUMN METAL CLAD WINDOWS Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:08 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 207 PROPOSED ELEVATIONS SCAL E 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION SCAL E 1/4" = 1'-0"2 PROPOSED EAST ELEVATION 1 10.11.2017 HPC PACKAGE P137IV.B. 22' - 9 3/8"21' - 11 1/4"EXISTING GRADE PROPOSED GRADE PITCH ROOF MAX HEIGHT FLAT ROOF MAX HEIGHT 10'-0"10' - 10 1/2" 18' - 5 1/2"METAL PANEL SIDING AROUND FIREPLACE METAL CLAD WINDOWS WOOD SHINGLES WOOD FASCIA NARROW HORIZONTAL WOOD SIDING WOOD FASCIA 6" HORIZONTAL WOOD SIDING WOOD COLUMNS WOOD SHINGLES WOOD FASCIA METAL CLAD WINDOWS NARROW HORIZONTAL WOOD SIDING 6" HORIZONTAL WOOD SIDING WOOD FASCIA WOOD COLUMNS Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:12 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 208 PROPOSED ELEVATIONS SCAL E 1/4" = 1'-0"1 PROPOSED WEST ELEVATION SCAL E 1/4" = 1'-0"2 PROPOSED SOUTH ELEVATION 1 10.11.2017 HPC PACKAGE P138IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:14 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 209 PROPOSED PERSPECTIVES 1 10.11.2017 HPC PACKAGE NORTH ELEVATION NORTHWEST ELEVATION WEST ELEVATION SOUTHWEST ELEVATIONP139 IV.B. Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:17 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 210 PROPOSED PERSPECTIVES 1 10.11.2017 HPC PACKAGE SOUTHWEST ELEVATION SOUTHEAST ELEVATION WEST ELEVATION NORTH ELEVATIONP140 IV.B. DN UP 208 sf 366 sf 41sf < 5'-6"sf58sf <30" Vertical 58sf <30" VerticalOPEN TO BELOW CHIMNEY EXISTING SQUARE FEET FLOOR AREA GARAGE (<250 EXEMPT) TOTAL UPPER LEVEL FLOOR AREA ATTIC <30" (EXEMPT) TOTAL TOTAL FAR 1,853sf 232sf 1,853sf 574sf 116sf 574sf 2,427sf PORCH (EXEMPT)50sf <5'-6" (EXEMPT)41sf NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:18 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 300 EXISTING UPPER LEVEL AREA PLAN SCAL E 1/4" = 1'-0"1 EXISTING UPPER LEVEL AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P141IV.B. 1,640 sf 232 sf (GARAGE)<250 = 0 207 sf 31 sf 50 sf EXISTING SQUARE FEET FLOOR AREA GARAGE (<250 EXEMPT) TOTAL UPPER LEVEL FLOOR AREA ATTIC <30" (EXEMPT) TOTAL TOTAL FAR 1,853sf 232sf 1,853sf 574sf 116sf 574sf 2,427sf PORCH (EXEMPT)50sf <5'-6" (EXEMPT)41sf NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:18 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 301 EXISTING MAIN LEVEL AREA PLAN SCAL E 1/4" = 1'-0"1 EXISTING MAIN LEVEL AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P142IV.B. D CLO. MASTER BDRM CLO. ELEV. W/D LESLIE'S OFFICELANDING MASTER BATH W.C. LEVEL 2 1057 sf OPEN TO BELOW SHWR NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:19 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 302 PROPOSED UPPER LEVEL AREA PLAN SCAL E 1/4" = 1'-0"1 PROPOSED UPPER LEVEL AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P143IV.B. ELEV. GARAGE STORAGE ENTRY PANTRY PWDR PWDR OFFICE ENTRYENTRY HALL KITCHEN BRKFST DINING FAMILY / LIVING STAIRS BIKES GARAGE AREA = 571 sf LEVEL 1 AREA = 2022 sf 91 sf 50 sf 51 sf LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW LIGHT WELL BELOW SINK RANG E 31sf 43 sf BAR CHINA CUPBOAR D NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:20 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 303 PROPOSED MAIN LEVEL AREA PLAN SCAL E 1/4" = 1'-0"1 PROPOSED MAIN LEVEL AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P144IV.B. LIGHT WELL LIGHT WELL CLO. LIGHT WELL LIGHT WELL BDRM #4 W.C. BATH #2 BDRM #1 BDRM #2 CLO. DRESS W.C. BATH #1 W.C. BATH #2 BDRM #3 CLO. DRESS ELEV. CLO. BATH #4 W.C. ELEV. MECH. LAUNDRY MECH. PWDR FAMILY / GAME CLO. DRESS SHWRSHWR SHWR SHWR BASEMENT LEVEL AREA = 3472 sf 23 sf 25 sf 33 sf27 sf 60' - 9 1/2"2' - 1"13' - 8 1/2"5' - 0"6' - 2"12' - 1"12' - 1"11' - 5"8"5' - 0" 5' - 0"53' - 1"5' - 0"21' - 5"4' - 6"36' - 6"1' - 5"5' - 0"42' - 5"NORTH Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:21 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 304 PROPOSED LOWER LEVEL AREA PLAN SCAL E 1/4" = 1'-0"1 PROPOSED LOWER LEVEL AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P145IV.B. T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 40 sf 4' - 4"11' - 6 1/2"8" 5' - 0" 11 sf 7 sf 9"8" 1' - 5" 7 sf 60' - 9 1/2" 627 sf 10' - 3 3/4"T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 13 sf 1' - 5" 2' - 1" 8 sf 47 sf 5' - 0" 5 sf 1' - 5"8" 2' - 1" 13 sf 8 sf 141 sf 13' - 8 1/2" T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 42' - 5"10' - 3 3/4"437 sf T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 21' - 5" 221 sf 5' - 0" 40 sf 4' - 4"8" 11 sf 46 sf 5' - 0" 5 sf T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 5' - 0" 40 sf 4' - 4"8" 11 sf T.O.S. PLY WD @ L1 100' - 0" T.O.S. PLY WD @ BL 88' - 5 1/2" 547 sf 53' - 1"4' - 6" 36 sf 11 sf 8"3' - 10" 40 sf 4' - 4"8" 5' - 0" 11 sf 32' - 6" 335 sf 10' - 3 3/4"-ABOVE GRADE (EXPOSED) -BELOW GRADE HATCH AREA LEGEND - (ELEVATIONS) Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:23 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 305 PROPOSED AREA ELEVATIONS- BASEMENT LEVEL Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:23 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 305 PROPOSED AREA ELEVATIONS- BASEMENT LEVEL SCAL E 1/4" = 1'-0"1 1 SCAL E 1/4" = 1'-0"2 2 SCAL E 1/4" = 1'-0"3 3 SCAL E 1/4" = 1'-0"4 4 SCAL E 1/4" = 1'-0"5 5 SCAL E 1/4" = 1'-0"6 6 SCAL E 1/4" = 1'-0"7 7 SCAL E 1/4" = 1'-0"8 8 SCAL E 1/4" = 1'-0"9 9 SCAL E 1/4" = 1'-0"10 10 SCAL E 1/4" = 1'-0"11 11 SCAL E 1/4" = 1'-0"12 12 SCAL E 1/4" = 1'-0"13 13 SCAL E 1/4" = 1'-0"14 14 SCAL E 1/4" = 1'-0"15 15 SCAL E 1/4" = 1'-0"16 16 1 10.11.2017 HPC PACKAGE1 10.11.2017 HPC PACKAGE P146IV.B. BASEMENT LEVEL FLOOR AREA CALCULATIONS BASEMENT LEVEL TOTAL = 465 sf LEVEL 1 = 2,022 sf LEVEL 2 LEVEL 1 TOTAL = 2,593 sf 43 sf 91 sf 50 sf +51 sf (EXCLUDED) = 235 sf LEVEL 1 AREA GARAGE AREA LEVEL 2 TOTAL = 1,057 sf 3,240 sf 500 sf TOTAL FAR ALLOWABLE LOT FAR ALLOWABLE EXCEPTIONAL AWARD BONUS SUMMARY 465 sf 2,593 sf +1,057 sf BUILDING TOTAL = 4,115 sf BASEMENT LEVEL 1 LEVEL 2 BUILDING TOTAL = 3,740 sf GARAGE EXEMPTION 375 sf DECK AREA (EXCLUDED) = 571 sf BUILDING TOTAL -GARAGE EXEMPTION 4,115 sf -375 sf TOTAL AREA = 3,740 sf -ABOVE GRADE (EXPOSED) -BELOW GRADE HATCH AREA LEGEND - (ELEVATIONS) -LIGHT WELL - DECKS HATCH AREA LEGEND -(PLAN) - GARAGE - LIVABLE ABOVE GRADE = 322 sf BELOW GRADE = 2,396 sf ABOVE GRADE (322 sf) / BELOW GRADE (2,396 sf) = 13.4% 13.4% X INCLUDED BASEMENT AREA (3,472 sf) = 465 sf TOTAL INCLUDED BASEMENT LEVEL AREA = 465 sf ELEVATION ABOVE BELOW 1 40 11 2 7 7 3 627 4 13 8 5 47 5 6 13 8 7 141 8 437 9 221 10 40 11 11 46 5 12 40 11 13 547 14 36 11 15 40 11 16 335 TOTAL S 322 sf 2,396 sf ELEVATION AREAS (sf.) BASEMENT LEVEL FLOOR AREA CALCULATIONS Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:24 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 306 PROPOSED AREA CALCULATIONS 1 10.11.2017 HPC PACKAGE P147IV.B. 64 sf 7 sf 124 sf 3 sf 76 sf 3 sf 68 sf 3 sf 23 sf 7 sf 7 sf 83 sf 728 sf 34 sf 12 sf EXISTING SQUARE FEET WALL AREA ROOF AREA TOTAL AREA OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL PERCENTAGE OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL 2,485 3,210 5,695 1,934 2,263 4,197 78% 70% 74% KEY EXISTING TO REMAIN TO BE DEMOLISHED Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:25 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 307 EXISTING ELEVATION AREAS (DEMOLITION) SCAL E 1/4" = 1'-0"1 NORTH ELEVATION DEMO AREAS SCAL E 1/4" = 1'-0"2 EAST ELEVATION DEMO AREAS 1 10.11.2017 HPC PACKAGE P148IV.B. 184 sf 667 sf 122 sf 16 sf 14 sf 27 sf 75 sf 65 sf 182 sf 38 sf 5 sf KEY EXISTING TO REMAIN TO BE DEMOLISHED EXISTING SQUARE FEET WALL AREA ROOF AREA TOTAL AREA OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL PERCENTAGE OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL 2,485 3,210 5,695 1,934 2,263 4,197 78% 70% 74% Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:27 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 308 EXISTING ELEVATION AREAS (DEMOLITION) SCAL E 1/4" = 1'-0"1 WEST ELEVATION DEMO AREAS SCAL E 1/4" = 1'-0"2 SOUTH ELEVATION DEMO AREASSCAL E 1/4" = 1'-0"3 NORTH SECTION DEMO AREAS SCAL E 1/4" = 1'-0"4 SOUTH SECTION DEMO AREAS 1 10.11.2017 HPC PACKAGE P149IV.B. 7 : 12 7 : 1212 : 1212 : 1212 : 1212 : 1212 : 1212 : 12 12 : 1212 : 12 1 : 12 2.5 : 12 8.5 : 12 6 : 121 : 1212 : 1212 : 12 7 : 1214 : 1214 : 12 14 : 126 : 126 : 12 6 : 1214 : 1214 : 1212 : 1212 : 12 FLAT FLAT6 : 126 : 127sf 100sf 310sf 25sf 39sf 114sf 40sf 167sf 61sf 152sf 125sf 38sf38sf 235sf 31sf 123sf 217sf 119sf135sf 136sf 120sf 118sf 112sf 124sf 117sf 30sf 89sf 78sf 78sf 34sf 12sf 63sf 15sf KEY EXISTING TO REMAIN TO BE DEMOLISHED EXISTING SQUARE FEET WALL AREA ROOF AREA TOTAL AREA OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL PERCENTAGE OF DEMOLITION SQUARE FEET WALL AREA ROOF AREA TOTAL 2,485 3,210 5,695 1,934 2,263 4,197 78% 70% 74% Consultant ARCHITEC TURE PLANN ING + ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 SHEET TITLE BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDINGCOPYRIGHT THERETO. c 201 7 PROJECT NO: Issu e: SCALE:10/30/2017 10:35:27 AMDUNCAN SKIHAUS LLC 533 W. HALLAM HPC 309 EXISTING ROOF AREAS(DEMOLITION) SCAL E 1/4" = 1'-0"1 ROOF DEMO AREAS 1 10.11.2017 HPC PACKAGE P150IV.B. option B P151IV.B. 20'-10 1/2"26'-3 5/8"P152IV.B. P153IV.B. P154IV.B. P155IV.B. P156IV.B. P157IV.B. P158IV.B. P159IV.B. exhibit P P160 IV.B. EXHIBIT / / AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE C DEE ADDRESS OF PROPERTY: 552, \tl. -FIv%a-m SV ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ) ss. County Aof Pitkin ) I, - ccXo +�M (name,please print) being or r�epr enes ting 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: 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, 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_ 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 —�itlMr (epait3 WS. mail to all owners of property within three hundred (300) feet of the 12411-..property, subject,to;the development application. The names and addresses of pfi#&W.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) 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. Signatud The f_oreggoing"Affidavit of Notice"was acknowledged before me this X91 day of CL4OlzeS , 20_l7by Ane NOTICE OF PUBLIC HFAgING 533 W.Hallam Street Public Hearing.a Sop m,Wadnesday,NovaW nY WITNESS MY HAND AND OFFICIAL SEAL 6,20R MlaHing Lccarllon: Ciry Hall Ciry Council Cham- bers 13p 5.Galena SIme1.Aspan.CO 81611 Pncieel LoulloK 533 W Hallam Sl,,,, Lagel De%ripllom. L"Is N a12- Blp1 29,CM of L / � plres: Aspen.Cobratlo. PIDp?]35924-32001 mBOI 511 pnan-h iltIXicppatltliO�OnrS t0a thlaS OlarMmahaO svuClwe. t0 rets Ie Ina nistor, strutlura onto a • ew Wsennon and tc construct a new adlll m,Tile Died indudes Setback va,,bons and a IINr arae �°"aa Notary Public teM Uae BavWxa: ConcepWal Maur OeveloP NICOLE ELIZABETH HENNIIIO enl.Demdiala Hebeodr eHa Vanetials Comml�O^aslal � •Pav: Hsimc Preservation NOTAflY PUBLIC STATE OF COLORADO n 41VIkamt:Duncan SNllaaa LLC,boo Traria#a . ouston Notary Identification a2o154012950 HTnorMore Intorm4l For IuMer infamulaun railed My Commission Elp1IeS 3/31/2019 to the Pmlect,Cantad Sema noon at"Cay d N- Pan COnimunity aC0 (9,0) DepadnMat. ,30 9. ATTACHMENTS AS APPLICABLE: aGalana ah ySt.on ACOen.CO,(.820.5144, semn.yoonO mpen.cpn. PubWan.a in me AsPan ranee an Oti W 19,zm>.4PUBLICATION (o 132989) 'H OF THE POSTED NOTICE (SIG19 • LIST OF THE OWNERSAND GOVERNMENTAL AGENCIESNOTICED BYMAIL • APPLICANT CERTIFICATION OF&HIVERAL ESTAE OWNERS NOTICE AS REQUIRED BY CR.S. §24-65.5-103.3 A AFFIDAVIT OF PUBLIC NOTICE EXHIBIT REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE COD ADDRESS OF PROPERTY: 4;�Q ( F 4L ytnr� At . ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: & V 8 e fly tr ,201 STATE OF COLORADO ) ss. County of Pitldn ) (name,please print) being o rrepresenting an Applicant to th ity 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: VftPublication 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, 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_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 F pirnpaid U.S. mail to all owners of property within three hundred (300) feet of the [#pperty 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) 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. Signature The for�e ,o,,�Tg-/"Affidavit of Notice"was acknowledge before me this /�'day of DC 201? ,by NOTICE OF PUBLIC HEAPING "I E.Hymen Avenue WITNESS MY HAND AND OFFICIAL SEAL F4db NavNo /:90p.m.,WehravEey. IJevarrlbar 9. f1) 3 3� Isom l 1ifUm. City LABII.Lpy Coaail Gam ' L ra s Gaana sveet.Aspen.Co stat' My CpmmiSSiOn ex lre5: Protect LPealbn:201 E.Hymn Avenue Lot DsacHplkm:Loa A,B Ton no west 2/3ra of Col Colora ,PID 76. C24 3- TpwreBe al Aspen. Description: n:TIfe3542atreq . Ovacnpllon.Taut p ffn req M, a n,.l for en 0 east sitleyartlaemack variation mr mechen¢el equip mem Notary Public l.mr0 on Making Semack Histonon Declabn Making BaaY: Historic Paeervelion commission 7SOTARY ELIZABETH PENNING APPIIunL 201 EH InvesMenS LLC, rlo Jaron Grosleltl.Manager, 10900 N5lenlre BOWeveN.Su9e LIC STATE coLUaAoo2222.Los Mgelas.CA 90024J101 hlicalion;x20154012950slavaIMormatbnFor heti ml0nneaon ala mil tome proloi contest Amy Simon at me city a As commission Expires 3/31/2019 pen Cornmimny Dovtiosmant Department. 100 B. ""°"°�` "'°'" CO.(M)°"�2'� "" °" °" 'TACHMENTS AS APPLICABLE: Otllyahepert.mm. PuE9anatl„ma Aapan rimae m Odober 10.2017._ _3LICATIUN (00100132M) • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY CR.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060(E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: _201 East Hyman Ave ,Aspen,CO SCHEDULED PUBLIC HEARING DATE: _Wednesday,November 8th_,2017 STATE OF COLORADO ) ) ss. County of Pitkin ) 1, Derek Skalko c/o 201 EH Investments LLC_(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 of the publication is attached hereto. — October 19`k,Aspen Times _X_ 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, 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 17th day of_October , 2017 to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. _ X_ 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 a copy of airy 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 atTected 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. 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. ��/` '111191 Signature The foregoing"Affidavit of Notice"was acknowledged before me this jam( day of Oc-+b6i 20-aby 1 0pa, rnaFf-KtA .; Sk.a /ko WITNESS MY HAND AND OFFICIAL SEAL KAYLA M WARREN NOTARY PUBLIC My commission.e. pires: STATE OF COLORADO NOTARY ID 20184030838 MY COMMISSION EXPIRES AUGUST la 2020 Notary ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S.§24-65.5-103.3 I THE CITY OF ASPEN City of Aspen 130 S. Galena Street,Aspen, CO 81611 p: (970)920.5000 f: (970)920.5197 w:www.aspenpitkin.com NOTICE OF PUBLIC HEARING 201 E. Hyman Avenue Public Hearing: 4:30 p.m., Wednesday, November 8, 2017 Meeting Location: City Hall, City Council Chambers 130 S. Galena Street, Aspen, CO 81611 Project Location: 201 E. Hyman Avenue Legal Description: Lots A, B and the west 2/3r1 of Lot C, Block 76, City and Townsite of Aspen, Colorado, PID#2735-124-73-001. Description: The applicant requests approval for an east sideyard setback variation for mechanical equipment. Land Use Reviews: Setback Variation Decision Making Body: Historic Preservation Commission Applicant: 201 EH Investments LLC, c/o Jason Grosfeld, Manager, 10880 Wilshire Boulevard, Suite 2222, Los Angeles, CA 90024-4101. 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, amy.simon@cityofaspen.com. Published in the Aspen Times on October 19,2017 f PUBLIC NOTICE Date: Wed. Nov s, 2017 Time: -4:30 l) m. Place: Council Chambers_City _ Nall,130 5.Galena _Aspen Purpose: PC will consider a setback variation '_r mechanical equipment on the st side of this Property,The_ 1 2222, Los Angeles, CA 90024-4101 a For further information contact Aspen- Planning-Dept., 970-429-2758. + A Nc - UI r a. Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512473001 on 10/23/2017 tTKIN 4 C OUNTI 1�?ZD*C\g Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page"or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. hftp://www.i)itkinmapsandmore.com VANOVER STEFANIE RIVOLI INVESTMENTS LLC DATUSE LLC 533 E HOPKINS AVE 533 E HOPKINS AVE 3RD FLR #1213 27 COMMERCIAL RD ASPEN,CO 81611 ASPEN,CO 81611 NEWSTEAD OLD 4006 AUSTRALIA, CITY OF ASPEN JPL LLC CASA KESS LLC 130 S GALENA ST 2201 E CAMELBACK RD#650 PO BOX 8442 ASPEN,CO 81611 PHOENIX,AZ 85016 ASPEN,CO 81612 PARRA KEVIN REV TRUST DOLLE NORMA L REV TRUST LEDINGHAM DAVID CHARLES 75-1 HO'OLEI CIR 1103 HERITAGE DR 124 E COOPER ST WAILEA,HI 96753 CARBONDALE,CO 81623 ASPEN,CO 81611 LARRABEE DONALD C JR LARKIN FRED C SPOUSAL TRUST DORNBUSCH ELLIOT&JESSICA 1417 POTTER DR STE 105 ONE COVE LN BISCAYNE BLVD#808 COLORADO SPRINGS,CO 80909 BOW MAR,CO 80123 AVENTURA,FL 33180 SHAW ROBERT GUTNER KENNETH H REV TRUST CRETE ASSOCIATES LP 5408 BIRCHMAN AVE 260 N DEERE PARK DRIVE 1062 E LANCASTER AVE#30B FORT WORTH,TX 76107 HIGHLAND PARK, IL 60035 BRYN MAWR,PA 19010 CLAUSEN FAMILY TRUST#1 JACOBSON FAMILY TRUST LORING PETER&ELIZABETH S 900 W US ROUTE 6 3237 SUMMER WIND LN#1424 230 CONGRESS ST MORRIS, IL 60450 LITTLETON,CO 80129 BOSTON,MA 02110 FYRWALD JON ERIK&GUDRUN DCBD2 LLC NEWMAN KERRY J&RICKI R 126 EAST HICKORY ST 2100 ROSS AVE#3300 617 PRINCE DR HINSDALE,IL 60521 DALLAS,TX 75201 NEWBURGH,IN 47630 KNAPP MICHAEL P TRUST BOGIN ROBERT M HOLDER STEPHANIE 100 E COOPER#7 4280 S MEADOW BROOK LN 100 E COOPER AVE#5 ASPEN,CO 81611 EVERGREEN,CO 80439 ASPEN,CO 81611 PRODINGER IRMA FTG ASPEN LLC GOOLSBY BRYAN&MICHELLE PO BOX 1245 6735 TELEGRAPH RD#110 6722 WAGGONER ASPEN,CO 81612 BLOOMFIELD HILLS,MI 48301-3141 DALLAS,TX 75230 KAMINER NINA KEBER VINCENT M III CARRIGAN RICHARD A JR 15 WILLIAM ST#D4 1301 WAZEE#2E 2044 AUDUBON AVE#505 NEW YORK,NY 10005 DENVER,CO 80204 NAPERVILLE,IL 605635352 UNNY SNOW LTD LEATHERMAN ROBERT D PITNER N KATHRYN O8 TORCIDO DR PO BOX 11930 PO BOX 11930 AN ANTONIO,TX 78209 - ASPEN,CO 81612 ASPEN,CO 81612 r ENT STACEY TOMLINSON JAMES SHENNAN MELISSA A 57 SCHOONER LN 457 SCHOONER LN 1242 N LAKE SHORE DR#4S ARBONDALE,CO 81623 CARBONDALE,CO 81611 CHICAGO,IL 60610 CULL JAMES E LARRAC INV LLC SERIES H BARRETT STEVEN R O BOX 2051 840 FM 474 150 N MARKET SPEN,CO 81612 BOERNE,TX 78006 WICHITA,KS 67202 I OFINO MICHAEL D JR MURPHY JULIANNE RUTH&WILLIAM R JR R LEE FRANCIS A 00 E COOPER AVE APT 3 100 E COOPER AVE#8 706 NORMANDY .SPEN,CO 81611 ASPEN,CO 816111763 MOORESVILLE,NC 28117 VALET LISL PARTNERSHIP LTD GUNION JOHN F CHRISPAT ASPEN LLC 00 E HYMAN AVE 1004 MARINA CIR 1107 5TH AVE#3S .SPEN,CO 81611 DAVIS,CA 95616 NEW YORK,NY 10128 IOSKIN REEDE FREDRICK LARRY D ROBERTS JANET A i'O BOX 2478 215 S MONARCH ST#6101 215 S MONARCH ST#6101 ASALT,CO 81621-2478 ASPEN,CO 81611 ASPEN,CO 81611 IOJO ASPEN LLC CLARKS ASPEN LLC GRAND SLAM HOLDINGS LLC . 15 S MONARCH#13102 818 SOUTH MAIN ST 215 S MONARCH ST#101 .SPEN,CO 81611 BLANDING,UT 84511 ASPEN,CO 81611 )RR ROBERT L CLARK FAMILY TRUST BRINING ROBERT D ,700 G ROAD#12A PO BOX 362 215 S MONARCH#203 ;RAND JUNCTION,CO 81506 ASPEN,CO 81612 ASPEN,CO 81611 CU-5 LLC HART GEORGE DAVID&SARAH BERNSTEIN JEREMY M PROFIT SHARING PL O BOX 2563 PO BOX 5491 610 NORTH ST .SPEN,CO 81612 SNOWMASS VILLAGE,CO 81615 ASPEN,CO 81611 ELLY GARY DAVIDSON DONALD W 1000 EAST HOPKINS LLC O BOX 12356 864 CEMETERY LN 215 S MONARCH #104 -.SPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611 BRINING ROBERT DAVIS HORN INCORPORATED GOODING NANCY A 215 S MONARCH ST#203 215 S MONARCH#104 4800 S HOLLY ST ASPEN,CO 81611 ASPEN,CO 81611 ENGLEWOOD,CO 80111 TRUE JAMES R JOHNSON PETER C&SANDRA K PARK CENTRAL CONDO ASSOC PO BOX 2864 51 OVERLOOK OR 215 S MONARCH ST STE 203 ASPEN,CO 81612 ASPEN,CO 81611-1008 ASPEN,CO 81611 DUNN DAVID&POLLY COX HEATHER J HOLYOAKE LAURENCE M&COX HEATHER. 611 S UPPER BROADWAY 555 E DURANT#4A 555 E DURANT#4A CORPUS CHRISTI,TX 78401 ASPEN.CO 81611 ASPEN,CO 81611 BRAYMAN WALTER W&PATRICIA DESOTO LINDA JANE LIVING TRUST GORDON BRIAN S 844 ROCKWELL LN 155 LONE PINE RD#9 26985 CRESTWOOD KANSAS CITY,MO 64112-2363 ASPEN,CO 81611 FRANKLIN, MI 48025 MORRONGIELLO LYDIA LIVING TRUST FEDER HAROLD L&ZETTA F DAVIDSON ARIAIL SCOTT 8109 WILLOW BEND CT 985 CASCADE AVE PO BOX 5141 BOULDER,CO 80301 BOULDER,CO 80302-7550 ASPEN,CO 81612 COHEN FRANK R PLACE BRADLEY E JR REV TRUST PLACE PENNY L REV TRUST 360 S MONROE ST#702 5701 S COLORADO BLVD 5701 S COLORADO BLVD DENVER,CO 80209 LITTLETON,CO 80121 LITTLETON,CO 80121 YOUNGS RICHARD B&JACOULINE L YOUNG BARBARA A WHITMAN WENDALIN 3940 MARSH RD 210 E HYMAN#9 PO BOX 472 BROOKLYN,MI 49230 ASPEN,CO 81611 ASPEN,CO 81612 WHITMAN WENDALIN IFTNFS LLC BUSH ALAN DAVID 210 E HYMAN AVE#101 0115 GLEN EAGLES DR 0046 HEATHER LN ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611-3342 MACDONALD VALERIE HOMONY MICHAEL J BULL RUN ENTERPRISES LLC PO BOX 1681 202 BLUE BONNET BLVD PO BOX 75 ASPEN,CO 81612 SAN ANTONIO,TX 78209 CANADIAN,TX 79014 JACARANDA ASPEN LLC GLISMANN JOHN P HUNT CHRISTINA PO BOX 11980 681 SOPRIS MOUNTAIN RANCH RD 28526 EVERGREEN MANOR DR ASPEN,CO 81612 BASALT,CO 81621 EVERGREEN,CO 80439 �.�OHEN JACK DAVID PENTHOUSE ONE&TWO LLC JMS LLC 05 S ASPEN ST#3 PO BOX 11980 0115 GLEN EAGLES DR /.SPEN,CO 81611 ASPEN,CO 81611 ASPEN,GO 81611 '•IX STONES LLC GLICKMAN DAVID PAUL&PAIGE JONES MICHAEL C FO BOX 626 21000 MENDENHALL CT PO BOX 7966 PEBBLE BEACH,CA 93953 TOPANGA,CA 90290 ASPEN,CO 81612 f OHN PETER L FUQUA ALVAH D JR&DIANNE L WICHMANN VICTORIA PO BOX 2138 446 LAKE SHORE DR 119 E COOPER ST#4 i.SPEN,CO 81612 SUNSET BEACH,NC 28468 ASPEN,CO 81611 t iELSON ARLENE VANOVER STEFANIE KAI FRY KATHERINE 19 E COOPER ST#6 PO BOX 3394 PO BOX 5082 i.SPEN,CO 81611 ASPEN,CO 81612 SNOWMASS VILLAGE,CO 816155082 r 1OLLICONI CHARLES A KEEFE MERRY L REV TRUST PURVIS ROBERT K TRUST 19 E COOPER#10 119 E COOPER#11 PO BOX 3089 ,.SPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612 AISER HARRIS FAMILY TRUST RUMSEY DANIEL W SEP PROP TRUST GUBSER NICHOLAS J 2942 CHALON RD 1325 PACIFIC HWY#1902 PO BOX 870 1 OS ANGELES,CA 90049 SAN DIEGO,CA 92101 ASPEN,CO 81612 OHEN SANDRA IRREV TRUST ROSSI HALSTON A&TAYLOR R MURRAY EDWARD M JR&MELISSA A 000 ISLAND BLVD#2608 8135 RIDGEFIELD DR 498 WOODBRIDGE WY i.VENTURA,FL 33160 HUNTINGTON BEACH,CA 92646 DURANGO,CO 81301 I.OPKIN PHILIP G MESSNER CHRISTIAN RUMSEY LIVING TRUST f'O BOX 7956 119 E COOPER AVE#21 1325 PACIFIC HWY 01902 1.SPEN,CO 81612 ASPEN,CO 81611 SAN DIEGO,CA 92101 ;EORGIEFF KATHERINE REV LVG TRUST SCHUMACHER JENNIFER CALLAHAN PATRICIA LIVING TRUST 1 TOPPING LN PO BOX 445 184 MOUNTAIN LAUREL DR T LOUIS,MO 63131 WOODY CREEK,CO 81656 ASPEN,CO 81611 JARREN MATTHEW L HARLOW VIRGINIA TRUST KAUFMAN STEVEN TRUST .022 BASELINE DR 0554 ESCALANTE 0554 ESCALANTE ;RAND JUNCTION,CO 81507 CARBONDALE,CO 81623 CARBONDALE,CO 81623 WHITE JALEH REV TRUST PROSPECTOR FRACTIONAL OWNERS ASSO ELLIOTT ELYSE A TRUST 960 E DURANT AVE#7 301 E HYMAN AVE#108 610 NORTH ST ASPEN,CO 816112053 ASPEN,CO 81611 ASPEN,CO 81611 HBN FAMILY TRUST RACZAK JOSEPH S&JANET L CAYTON ANDREA TRUST 9420 WILSHIRE BLVD#400 0234 LIGHT HILL RD 2379 EARLS CT BEVERLY HILLS,CA 90212 SNOWMIASS,CO 81654 LOS ANGELES,CA 90077 OFM HOLDINGS LP 210 COOPER CONDO ASSOC WINFIELD ARMS CONDO ASSOC PO BOX 541208 210 E COOPER AVE 600 E HOPKINS AVE#203 DALLAS,TX 75354 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN SKIING COMPANY LLC LIMELIGHT SUB/PUD CENTRAL VIEW TOWNHOMES CONDO PO BOX 1248 E HYMAN AVE 107 E HYMAN AVE ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611 COOPER ST LOFT CONDO ASSOC CORKSCREW DUPLEX CONDO ASSOC TRENTLY TRUST COMMON AREA COMMON AREA 16130 VENTURA BLVD#320 ASPEN,CO 81611 118 E HYMAN AVE ENCINO,CA 91436 ASPEN,CO 81611 JCS GARMISCH LLC 306 S GARMISCH TOWNHOMES CONDO ASPEN/PITKIN COUNTY HOUSING AUTH 0.01 PO BOX 11636 16130 VENTURA BLVD#320 210 E HYMAN AVE#202 ALEXANDRIA,LA 71315 ENCINO.CA 91436 ASPEN,CO 81611 DER BERGHOF CONDO ASSOC GOOD THUNDER CONDO ASSOC PARK CENTRAL WEST CONDO ASSOC COMMON AREA PO BOX 871 210 E HYMAN AVE 110 E COOPER AVE ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611 SMITH FRANK FORD JR&KATHARINE LIND PARKER RICHARD C&KAREN S 233 COOPER ASPEN LLC 2506 STRATFORD DR 3029 BAKER MDWS SE 1035 N DEARBORN ST FL 19 AUSTIN,TX 78746 ATLANTA,GA 303394814 CHICAGO,IL 60610 COOPER TWO LLC DUPLEX INVESTMENTS LLC VORTEX INVESTMENTS LLC 950 HILL RD 10601 N PENNSYLVANIA AVE 15 W 6TH ST#2400 WINNETKA,IL 60093 OKLAHOMA CITY,OK 73120 TULSA,OK 74119 BROADSCOPE PTY LTD KNAPP C EVAN REV TRUST SIMPSON JANET MARIE 149 RIVERTON DR 233 E COOPER AVE#WS-2 233 E COOPER AVE#205 ROSSMOYNE WESTERN AUSTRALIA 6148, ASPEN,CO 81611-1821 ASPEN,CO 81611 NOLPERT FAMILY REV TRUST ATTERBURY ANDREW L PRENTICE GWYN A ?280 KOHLER DR 2001 SHAWNEE MISSION PKY 2001 SHAWNEE MISSION PKY 3OULDER,CO 80305 SHAWNEE MISSION,KS 66205 SHAWNEE MISSION.KS 66205 dWFLLC MOP LLC CORKSCREWLLC 'O BOX 1026 9101 ALTA DR#1801 PO BOX 24540 BALM BEACH, FL 33480 LAS VEGAS,NV 89145 OKLAHOMA CITY,OK 73124 SILVER QUEEN LLC PAY-ASE PROPERTIES LLC MONARCH ON THE PARK CONDO ASSOC 'O BOX 24540 2200 ROSS AVE 0 3838 233 E COOPER AVE DKLAHOMA CITY,OK 73124 DALLAS,TX 75201 ASPEN,CO 81611 312 EAST HYMAN AVENUE LLC ?001 N HALSTED#304 3HICAGO,IL 60614 '-' ■ gyp-----T- T -r;i r�1q,T•�. ,�- 1. EXHIBIT AFFIDAVIT OF PUBLIC NOTICE n REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE n rn ADDRESS OF PROPERTY: 533 West Hallam Street._,Aspen,CO 0 0 0 M SCHEDULED PUBLIC HEARING DATE: _Nov. 8th ,2017 D A < STATE OF COLORADO ) rn rn )ss. County of Pitkin ) I, Sara Adams (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: 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. _x 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, 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 24 day of October, 2017, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. _x 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 ofpublic tot fcation and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) v 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. 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. Signature The foregoing"Affidavit of Notice" was ac wled� �d efpre e this�day of 20a, by � a anrn s WITNESS MY HAND AND OFFICIAL SEAL =TARALSON pUBLIC M commission ex fires: I ZS 2- LORADO y p014030017 -- � V �Septemt�er 25,2021 Illi 1. Notary Public ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OFMINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 NOTICE OF PUBLIC HEARING 533 West Hallam Street Project Location: 533 West Hallam Street THE CITY OF ASPEN Land Use Reviews: Conceptual Major Development, Demolition, Relocation and Variations 130 S. Galena Street, Decision Making Body: Historic Preservation Commission Aspen, CO 81611 Hearing Date: November 8, 2017, 4:30 p.m. p: (970) 920.5000 Hearing Location: City Hall, City Council Chambers; 130 S. f: .asp 920kin.c Galena St; Aspen, CO 81611 www.aspenpitkin.com p Project Description: The applicant requests approval to demolish non-historic additions to this landmarked structure, to relocate the historic structure onto a new basement,and to construct a new addition. The project includes setback variations and a floor area bonus. Legal Description: Lots A and B, Block 29, City of Aspen, Colorado. Parcel ID: 2735-124-32-001 Applicant: DuncanSkihaus LLC, 600 Travis #3550, Houston TX 77002 Represented by BendonAdams. More Information: For further information related to the project, contact Sarah Yoon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 920.5144, sarah.yoon@cityofaspen.com BendonAdams 300 So Spring St 202 Aspen, CO 81611 970.925.2855 bendonadams.com I exhibit M Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512432001 on 10/03/2017 tTKIN COUNT� 1�?XVN9 Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page., or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmapsandmore.com NATIONWIDE THEATRES CORP BRAY FAMILY TRUST LEVINE THEODORE A TRUST PO BOX 847 3899 MAPLE AVE#300 15 WEST 81 ST ST 4H CARLSBAD,CA 92018 DALLAS,TX 75219 NEW YORK,NY 10024 SWANSON LUCIA TRUST FERGUS ELIZABETH DAWSON HENRY KRISTEN 425 E 58TH ST#25H PO BOX 1515 525 W HALLAM ST NEW YORK,NY 10022 ASPEN,CO 81612 ASPEN,CO 81611-1246 GLENN SALLY RAE HILLMAN TATNALL L REV TRUST BLEEKER STREET PROP LLC 504 W HALLAM AVE 504 W BLEEKER ST PO BOX 491246 ASPEN,CO 81611 ASPEN,CO 81611 LOS ANGELES,CA 90D49 COLLETT JOHN&VIRGINIA C 501 WEST HALLAM LLC CONNERY FAMILY TRUST 1111 METROPOLITAN AVE#700 PO BOX 3389 135 WARD ST CHARLOTTE.NC 28204 VAIL,CO 81658 LARKSPUR,CA 949391345 MACDONALD BETTE S TRUST 323 NORTH 5TH ST LLC FELD ANNE S 15 BLACKMER RD 2219 BRENTWOOD DR 1700 PACIFIC AVE#4100 ENGLEWOOD,CO 80110 HOUSTON,TX 77019 DALLAS,TX 75201 MINERS CABIN LLC SHELBY LLC MCCAUSLAND LINDA REV TRUST 620 W HALLAM 1201 WILLIAMS ST#6 609 W FRANCIS ST ASPEN,CO 81611 DENVER,CO 80218 ASPEN,CO 81611 HILLMAN DORA B TRUST PDT PARTNERS LLC EGGLESTON ROBERT H JR&TRACY H 504 W BLEEKER 209 W 78TH ST 434 W HALLAM ASPEN,CO 81611 NEW YORK,NY 10024 ASPEN,CO 81611 HALLAM WEST END LLC WARE NINA COULTER LIV TRUST COOK ROBERT C&MARSHA N 625 E MAIN ST#10213-141 13021 KING ARTHUR SPUR 621 W FRANCIS ST ASPEN,CO 81611 SAINT LOUISI,MO 68146 ASPEN,CO 81611 KEY R BRILL&ELIZABETH R WJ WJ RANCH HOLDINGS III LLC BLAICH JANET S TRUST 731 CEMETERY LN 2542 EMMA RD 319 N FOURTH ST ASPEN,CO 816111141 BASALT,CO 81621 ASPEN,CO 81611 BLAICH ROBERT I TRUST MAGGOS LAURA P ASPEN HISTORICAL SOCIETY 319 N FOURTH ST 317 NORTH 4TH ST 620 W BLEEKER ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 FISCHER SISTIE CITY OF ASPEN 605 W SLEEKER LLC 442 W SLEEKER 130 S GALENA ST PO BOX 5010 ASPEN,CO 81611 ASPEN,CO 81611 MONROE,CT 06468 SCHWARTZ RACHEL K 8 MARK WOGAN WENDY 529 W FRANCIS LLC 1061 COUNTRY CLUB RD 533 W FRANCIS ST 625 E HYMAN AVE#201 BLOOMFIELD HILLS,MI 483042603 ASPEN,CO 81611 ASPEN,CO 81611 CLARKS ADDITION CONDO ASSOC REEDS HOUSE CONDO ASSOC 530 HALLAM LLC COMMON AREA COMMON AREA 623 E HOPKINS 317 N FOURTH ST 621 W FRANCIS ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 i._ 't �. e4 J5 �� A F � D. olT Place:130 S Gatena Si_City We > 1 .. nr o. 7z' ^rte, F kw /� � �`� - tag �._4_ _ � � . lJ`��'�� ( a �,t_' •- f t i VA \� / �• 1 � � ': ♦ . rues. �ti is .. .1 .. �■lj/ s��1�Y. mid � �y'lll#�M 1��'J���7 ;;���t•,Wy e4��+h fh; .,4` f<f'C�, - Vt aY yam' C {�� ,ti';YY:�.�+ ati r" � 'Fri k����• r• . , r . _ S •• � ;. r -J.� � �r.�_.,ti...s.'��Rl'� JJ}Yy„ Fylor ?.yt�'clwY��4�r Y[ y�'�1 ,� '� � • +'�':NY ( . � � vf �^•T'�d« / .^ ' : _ 5 r�',n. ^�'•=A'�'r_.\•'gyS+•1 y�* �'a r'Iv�'t�+"�t w . „I1ftl7��rf1�. 't � sy w^' �[!"� rte.�j �• •y'"r.'Y.� ' � ti , EXHIBIT 533 W HALLAM STREET-PUBLIC COMMENT From: Sarah Yoon Sent: Tuesday, November 7,2017 3:12 PM To: 'kristen henry' Cc: Amy Simon; 'Sara Adams' Subject: RE: Message from Kristen Henry re: redevelopment proposal for 533 W. Hallam St. Hello Kristen, We will make sure that your comments are distributed and taken into consideration during the hearing tomorrow. I did want to clarify the staff suggestion you brought up in this email.Staff acknowledged the need for further study and discussion regarding the relocation of the historic resource as a whole.The move eastward was to study how to move just the historic Victorian, not the new above grade addition, out of the branches of the large Spruce if they proceed to relocate the historic resource forward.The distance is something that would require more study and review.Staff is also concerned with the relocation of the resource to the 10'front setback because it would change the historic alignment with 525 W Hallam. I hope that clarifies our position. Thank you for providing your comments. -Sarah Yoon- From:kristen henry[mailto:khenza@vahoo.coml Sent:Tuesday, November 7,201712:11 PM To:Sarah Yoon<sarah.voon@citvofaspen.com> Subject:Message from Kristen Henry re: redevelopment proposal for 533 W. Hallam St. Hi Sarah, This is in regards to the HPC hearing tomorrow, 11/8/17,for 533 W. Hallam St. I own the historic Victorian to the east,525 W. Hallam St. This project directly impacts my property and I have some comments to pass on to you as I will be unable to attend the hearing tomorrow evening. The proposal to move the historic structure to the edge of the 10'setback concerns me. This would put it out of alignment with my historic house to the east and would affect the integrity of alignments throughout the neighborhood. I think it would be preferable to leave more space between the north facade and the 10'setback if possible. Regarding the proposed location of the garden shed, I support the currently proposed placement at the southeast corner of the property. Regarding the roof line in Option A, the flat roof over Leslie's office, I prefer the flat roof. In response to Staffs suggestion to relocate the entire project farther to the east by 4'to 5',this is absolutely unacceptable.This proposal would place the eastern side of the structure practically on the property line,which would be an unacceptable encroachment.That is totally out of character for the neighborhood, and would present serious challenges not only during the construction process, but also for necessary maintenance once the building process is completed. I cannot state strongly enough my opposition to this suggestion. My house is about T from the property line,and placing the new structure on the property line would be ridiculous. I have worked in the past with the architectural firm of Poss and Associates, and I have a high regard for the quality of their work.They have identified potential drainage Issues along the eastern side of the proposed project,and have assured me that they are addressing those concerns with their plan. Generally I support the rest of the development plan as proposed. Thank you for taking my comments into consideration. Respectfully, Kristen Henry EXHIBIT Amy Simon From: Corbin, David <dcorbin@aspensnowmass.com> �— Sent: Friday, November 3, 2017 6:04 PM To: Amy Simon Cc: Stettner, Richard; Rahm, Henning; Shaffer, Aaron; Clark, David Subject: RE: 201 E. Hyman Ave., Set back Variance Request Amy, Thank you for forwarding the link to the HPC meeting materials and the variance application proposed for the mechanical equipment associated with 201 E. Hyman Ave. J✓e have reviewed the HPC materials provided by the staff and the applicant concerning the placement and height of mechanical equipment designed to be located in the east side set back of 201 E. Hyman Ave. We understand that the 27" variance requested applies to the height of the requested equipment above grade. Aspen Skiing Company owns the adjacent Limelight Lodge immediately east of the subject property. Our building's west side elevation at the ground plane is an unbroken wall, behind which are the garage entry and back of house Functions. There should be no visual impact affecting our building and likely no noise or vibration impacts that might be attributable to the height of the equipment proposed. Aspen Skiing Company has no objection to the variance request as proposed. Dlease feel free to include this correspondence in the project file and public record regarding the variance request. Regards, David Corbin ✓ice President Planning and Development I Aspen Skiing Company 3: 970.923.8751 www.asponsnowmass.com 3nowmass I Aspen Mountain I Aspen Highlands I Buttermilk From: Amy Simon [mailto:amy.simon@cityofaspen.com] Sent: Friday, November 03, 2017 11:43 AM To: Corbin, David Cc: Stettner, Richard; Rahm, Henning; Shaffer, Aaron; Clark, David Subject: RE: 201 E. Hyman Ave., Set back Variance Request Hi- here is a link to the packet for the HPC meeting next Wednesday. You'll be able to see the staff memo and the application. http://aspen siretechnologies.com/SIREPub/mtgviewer.aspx?meetid=1624&doctype=AGENDA The request is for a setback variation along the east side of the 201 E. Hyman property, next to the Limelight. As noted in the memo, mechanical equipment is allowed in the area being discussed. The proposed equipment requires a variation because it is taller than allowed. There are ways it could be ok if it were installed on the ground, but instead it is to be hung on the side of the applicant's building, a couple feet above grade and that makes it exceed the height limit. 1 The building department reviews all equipment to make sure it meets the limits for decibel levels at the property line, and meets safety requirements. Let me know any other questions. From: Corbin, David [mailto:dcorbin@aspensnowmass.comj Sent:Thursday, November 2, 2017 4:48 PM To:Amy Simon<amv.simon@cityofaspen.com> Cc:Stettner, Richard <rstettner@limeli¢hthotels.com>; Rahm, Henning<hrahm@limeliahthotels.com>;Shaffer,Aaron <ashaffer@asoensnowmass.com>; Clark, David <dclark(Maspensnowmass.com> Subject: 201 E. Hyman Ave., Set back Variance Request Dear Amy, Aspen Skiing Company,the owner of the Limelight Hotel, which adjoins the Grosfeld property at 201 E. Hyman Ave., has received the Notice of Public Hearing for Wednesday, Nov. 81'at 4:30 PM concerning a Setback Variance the Applicant Grosfeld is requesting for his property. Can you provide copies of the site plan, proposed location of the equipment, nature,type, size and technical specifications of the equipment so we can evaluate its impacts on our property? The potential for noise,vibration, risk of fire in the event of equipment failure and similar matters may be of concern to us, but we require additional information to evaluate the impacts. Thank you. David Corbin Vice President Planning and Development I Aspen Skiing Company P: 970.923-8751 www.aspensnowmass.com Snowmass I Aspen Mountain I Aspen Highlands I Buttermilk 2