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Home My WebLink AboutLand Use Case.HP.1006 E Cooper Ave.0004.2013.AHPCr 0004.2013.AHPC 1006 E. COOPER 2737 18 2 32 004 FINAL HPC Bb* 4 \-~ 2- 03* 7 014 0 i â‚¬0 4 4 oct AdÂ¢:r..2 1-31 1 4 THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0004.2013.AHPC PARCEL ID NUMBERS 2737 18 2 32 004 PROJECTS ADDRESS 1006 E. COOPER PLANNER JUSTIN BARKER CASE DESCRIPTION FINAL HPC REPRESENTATIVE STEEV WILSON DATE OF FINAL ACTION 3.28.13 CLOSED BY ANGELA SCOREY ON: 11/18/13 2797- /9 -2 -32 -004- c9004 0 20/3 Â·AH fc . + -. r.f L 11- 94 fle Edit *04 32Â·igate le Rexci foly Db Ed: 0 ..I...................~.. -..1.3..~~ f. 5 ........ ~.......... -J 11 1 E*Ingiti FEE- Pa SurimBrt ~tdons A-:epri 22:110Â·fÂ· ifu*on kd@Â·, Culor Faks 5 Â§Dem* FEr{Â¢ Ent@#D[ 033*Hstonctics, J Pa=#':312011-1-pc Adle 1... t.*9.-AL 1 **St*el r. .' ecu W,-Â·Â· -11 *Me Emi 8; iirl.-1 9.:rtÂ¥ran i FOR | 5* rencing 44.-7 Degion APPLCABCÂ¢~ FE HEC Flill ~0< 7~7 ~ Sub#ilted DEREK SIU) -- .-. Cod Â»1, C. 0 *E 0122011 mit â€¢er LE're UC ASPEN LY 1 81'2'E :PEMI 1 ~129 Plane -1 Addres BASALT 'c 81621 *liant I coeW/* Mn,me EM.,ers] 11 Frinamel MENE 1 1129 i Floill j - 001# 13317 , Addpo IRARAIT 00816?1 1 Lender LE nmle 1 . M name | i Nle l!. Addr~ 1 #5*bepelmilendeADdless &?250*21 â€¢gelds ~ 1#jit UCit 10 (60 *Ft cOPU On CK- 1 r9 50 - OD 20Â·o (k<LU F- ~uÂ·Â£-r f' 0 35 l 6 94 6*>UÂ©'b 1 .......1. 40....1 1 glow 1 -"-'0 .011 - judAA 3 - AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: (006 6 Goe..1- Are Aspen, CO STATE OF COLORADO ) ) SS. County of Pitkin ) I, .4,14â‚¬:~ 661 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (13) of the Aspen Land Use Code in the following manner: V~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 fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. Publication of notice: By the publication in the legal notice section of an official Paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. *gnature The foregoing "Affidavit of Notice" was acknowledged before me thiu.50-day of A.~r/7 , 2013, by '4641Â£24 1-0-0'-0,0-~ - WITNESS MY HAND AND OFFICIAL SEAL PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the My commission expires: . 3 11, l 6/{ C 47 approval of a site specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertain- ing to the following described property: 1006 E. 440*j- 4-4 */cap;- - Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen, Parcel ID: Notary Public 2737-182-32-004, by order of the Community De- velopment Director on April 22, 2013. The appli- cant, 8MD Aspen LLC, obtained approval to de- molish existing additions, relocate a historic structure, and construct a new rear addition through HPC Resolution #11, Series of 2013. For further information contact Justin Barker, at the City of Aspen Community Development Dept. 130 S. ATTACHMENTS: Galena St, Aspen, Colorado (970) 429-2797. COPY OF THE PUBLICATION s/ City of Aspen Published in the Aspen Times on April 25,2013. [9117021] DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect, excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. BMD Aspen LLC, 100 Elk Run Dr. #129, Basalt, CO 81621. Property Owner's Name, Mailing Address 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen, Colorado. Parcel ID #2737-18-2-32-004 Legal Description and Street Address of Subject Property The applicant received Final Major Development approval for demolition of existing additions, relocation of a historic structure, and construction of a new rear addition. Written Description of the Site Specific Plan and/or Attachment Describing Plan HPC granted approval with conditions via Resolution #11, Series of 2013 on April 10,2013. Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) April 25,2013. Effective Date of Development Order (Same as date of publication of notice of approval.) April 25,2016. Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 ofthe City of Aspen Municipal Code.) Issued this 22nd day of April, 2013, by the City of Aspen Community Development Director. , f 1 I! . \1 4 Chris Bendort~â‚¬ommunity Development Director RECEPT....#: 598768, 04/18/2013 at 09:52:05 AM, 1 OF 4, R $26.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 1006 E. COOPER AVENUE, LOT L AND THE WEST 10' OF LOT M, BLOCK 34, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #11, SERIES OF 2013 PARCEL ID: 2737-182-32-004 WHEREAS, the applicant, BMD Aspen LLC, represented by 1 Friday Design Collaborative, requested HPC Final Major Development and Variance approval for the property located at 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen; and WHEREAS, Section 26,415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415,070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the 1 1PC may approve variances to the Residential Design Standard Variances according to Section 26.410.020.D.2. 1-IPC must make a finding that a variance: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particul ar standard, In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or, b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties according to Section 26.415.110.F, Floor Area Bonus. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; 1006 E. Cooper Avenue HPC Resolution #11, Series of 2013 Page I o f 4 b. The historic building is the key element o f 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. 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; and, WHEREAS, Justin Barker, in his staff repoM to HPC dated April 10, 2013, performed an analysis of the application based on the standards and recommended approval with conditions: and WHEREAS, at their regular meeting on April 10,2013, 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 with conditions by a vote of 6 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development and Variance approval for the property located at 1006 E. Cooper Avenue with the following conditions: 1. A 7' reduction in the rear yard setback requirement was approved at Conceptual Review. 2. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation o f the Victorian building, as well as a plan for protection of the building from a housemover or structural engineer. 3. LIPC grants a variance from the Secondary Mass requirement of the Residential Design Standards. 4. HPC grants an FAR bonus of 160 square feet. 5. Remove the upper story window on the front faQade. 6. The horizontal east fagade window shall be removed or made vertical based on historic evidence found during construction. 7. No mechanical equipment may be placed on the front or sides of the historic structure. 8. Provide more information about the historic structure siding and front porch posts, fo r review and approval by staff and monitor. 9. Further detail of the proposed solar walls shall be provided as it is available, for review and approval by staff and monitor. 10. The existing crabapple trees and lilacs shall be preserved. 11. The development approvals granted herein shall constitute a site-specific development plan vested for a period o f three (3) years from the date of issuance of a development order. However, any failure to abide by any o f the terms and conditions attendant to th is 1006 E. Cooper Avenue HPC Resolution #11, Series of 2013 Page 2 of 4 approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days o f the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation o f a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval o f a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approvaL The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. 1006 E. Cooper Avenue HPC Resolution #11, Series of 2013 Page 3 of 4 . APPROVED BY THE COMMISSION at its regular meeting on the 10th day of April, 2013. 6520Â«5:9 Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: 41. Kathy Strie*tand, Chief Deputy Clerk 1006 E. Cooper Avenue I-I PC Resolution #11, Series of 2013 Page 4 of4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 10, 2013 between would do better to be larger. The light fixtures are fine and the stain selection is also OK. Ann said the board is accountable for the process from conceptual to final. It would have been better if the changes were explained. I feel what you have come up with works well. Jamie said the design is better but the building is getting higher and the mass and scale is changing and I think we need to see what was at conceptual and what is at final. Jay said this applicant should not be penalized. Hopefully with our growth as a commission we won't run into this again. MOTION: Ann moved to approve resolution #10 as presented, second by Willis. All in favor, motion carried. Vote: Jane, yes; Jay, yes; Ann, yes; Nora, yes; Willis, yes, Jamie, yes. 1006 E. Cooper Ave.- Final Major Development and Variances, Public Hearing Debbie said the public notice is in order and the applicant can proceed. Derek Skalko, architect for the applicant. Justin said the parcel currently contains a Victorian, additions and an out building on the back. HPC approved conceptual to remove the non-historic additions as well as the out building in back. The house would be moved toward the center o f the property and an addition built in the back. Two variances are being requested. Residential Design Standard for a secondary mass and a floor area bonus. Because o f the removal o f the additions it causes the project to be over 40% demolition so it is considered new construction which triggers the residential design standard which requires 10% of the mass for the new structure to be placed in a separate structure or a connecting element. The Victorian house is in the front with the additions to the back and as a result staff is in support o f the variance. The FAR bonus relates to a ten foot connector. They have provided the ten food connector which increases the FAR. The amount o f restoration is commendable and because of that staff supports the 160 square foot bonus. The only landscape issue is for the proposed fence that is unified. There is a 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 10, 2013 twisted metal fence that goes along the south side and a small portion of the west property. Staff recommends that decorative metal portion o f the fence remain. The windows need to be determined ifthey are historic or not in the field. The siding is proposed to match the existing. On the columns only the one that looks like it has been cut should be replaced if new columns are put in: Staff recommends approval with conditions: 7 foot setback from conceptual carry through Moving of the building Grant the variance from the secondary mass requirement Grant the FAR of 160 square feet Twisted wire fence remain Remove the upper story window from the front fagade No mechanical equipment on the front or sides o f the historic structure More information on the siding and front porch to be reviewed by staff and monitor. Derek did a power point on the conceptual approval recap. In 1997 there was a bathroom installed and the window was installed horizontally. It is a Pella window from the late 90's. All o f the posts on the front will be restored and one re-milled. There is a 60 square foot allowance in the event that the lower subgrade area calculates slightly different. We have to do a full soils and basically we will do a full basement under the miner' s cottage. The subgrade doesn't affect the scale and mass. On the main level we have an addition oftwo feet in the connection area. The chimney is in the historic location. The chimney is one foot smaller. The only other change was a door to a window from conceptual. We will reuse all materials that we can. Four inch lap siding is proposed and a prodema rain screen material which is a solar siding. All o f the new construction will be difficult to see from East Cooper. From the alley it would be prominent. The historical structure will read first and foremost. In researching the fence at East Cooper they were typically for ornamentation for graveyards and gardens. Fences from the 18 hundreds or 1900 hundreds were cast or wrought iron. This fence is a milled steel fence produced in 1950 or 1960's. It is a rolled bundled fence and is still available today. On the posts that are holding the fence some are metal and some are PVC. We would like to consider a fence that is more appropriate for the use and is more durable. To restore the fence there is probably a led based paint going through it. The cost implications with sandblasting etc. is a concern. On the fence we would like the ability to 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 10, 2013 study that further in the future and we could come to you with something that is more durable. Nora asked about the solar walls. Derek said they are used extensively in Germany and Spain is also doing their own division. Derek said we are using the same pitch in the roof. We were trying to tuck as much ofthe two story massing behind the historic house. Jane asked about window wells in the basement o f the historic house. Derek said one window well goes into the setback ofthe alley. On the east side o f the building there are two window wells. On the historic property the window well is tucked away on the corner and will not be visible at all. Amy pointed out that the fence is not original to the site but they are very common across the country. The fence added some ornateness and was affordable. We have tried to retain some o f these fences in town. Ann said the crab trees are great and the lilacs should be protected. Chairperson, Ann Mullins opened the public hearing portion of the agenda item. There were no public comments. The public comment was closed. Issues: 160 square foot bonus Fence 7 foot setback at conceptual Moving the building Two windows Mechanical equipment Porch posts. Jay said the fence can be handled by staff and monitor. Jay applauded the architect for using new technology. Jay said he would approve 180 square foot bonus just in case Derek made a mistake. Jane asked ifthere is a plan B ifthe product isn't appropriate. Derek said yes they have an alternative material. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 10,2013 Nora said she has seen that fence her entire childhood. It was used to keep horses in and to surround gardens. Amy said she feels the fence is historic. Willis said the solid guard rail looks a little over bearing. There might be something in between and possibly introduce something lighter. There is not quite enough distinction between new and old. Derek said he feels the guard rail should be closed because it is a very spacious area and they are going to have furniture and a hot tub up there. The window is an historic window that was probably on the property and then put in. I would hate to lose the bonus over a window. We are well below our square footage. MOTION: Jamie moved to approve resolution #11 and eliminating #5 on the twisted fence and add another one that staff and monitor are to review the solar wall material before installation to make sure it matches what our intention was. Motion second by Jay. Ann made the friendly amendment to add that the three crab apples and lilacs remain. Jamie added the friendly amendment to her motion, second by Jay. Jane said she doesn't want the applicant compromised with the trees and lilacs. Willis said having a sampling o f the siding is a good idea. Roll call vote: Jamie, yes; Willis, yes, Nora, yes; Jay, yes; Jane yes; Ann, yes. MOTION: Jay moved to adjourn, second by Jane. All in favor, motion carried. Meeti~ adjourned at 8:00 p. m. ~4360<:i lt. 2- -34~..~.1--L;~~CL- n,u-IÂ¥ Kathleen J. Striciliand, Chief Deputy Clerk 10 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Amy Guthrie, Historic Preservation Officer FROM: Justin Barker, Planner RE: 1006 E. Cooper Avenue- Final Major Development and Variance, Public Hearing DATE: April 10, 2013 SUMMARY: 1006 E. Cooper Avenue is a 4,372 square foot lot that currently contains a remodeled Victorian home and an outbuilding. The property owner has received HPC Conceptual approval to demolish all non-historic construction on the site, move the house to the east and construct a new addition. Final review approval is needed. HPC is also asked to address two variances not covered at Conceptual. The amount of demolition proposed is over 40%, causing the project to be considered new development, triggering the Residential Design Standards Secondary Mass requirement. The applicant is requesting a variance from this requirement. Additionally, the applicant is requesting a 160 square foot floor area bonus. Staff recommends approval with conditions. APPLICANT: BMD Aspen LLC, represented by 1 Friday Design Collaborative. PARCEL ID: 2737-182-32-004. ADDRESS: 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen. ZONING: RMF, Residential Multi-Family. MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is 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 of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve 1 with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shal[ be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Overall staff supports the proposal and finds it to be consistent with the relevant guidelines. The demolition and new construction help define the historic structure without overpowering it. One of the conditions for approval at Conceptual (minutes attached as Exhibit B) was to provide further information about the design and history of the chimney on the west side of the historic house. Through further study and site investigation, the applicant believes the chimney was likely original, serving as the primary heating and cooking source for the historic house. The stack sizing has been revised within the drawings to more accurately reflect the correct dimensions. The applicant was also required to restudy the link between the new and old construction, making it a full 10 feet long. This has been accomplished. Secondary Mass Requirement The proposal includes demolition of over 40% of the existing structures, causing the project to be considered new construction from a zoning perspective. The Residential Design Standards require all new single-family structures to locate at least ten percent (10%) of their total square footage in a mass which is completely detached from the principal building or linked to it by a subordinate linking element. An applicant who desires a variance from the Residential Design Standards shall demonstrate and the deciding board shall find that the variance, if granted would: a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose o f the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or b) Be clearly necessary for reasons o f fairness related to unusual site-specific constraints. The intent of the standard is to respect the scale of Aspen's historical homes by creating new homes which are similar in massing. If this was simply an addition being added onto the back of the historic house, the secondary mass would not be required. The applicant could leave the non- historic additions on the house to avoid this requirement, but is choosing to restore the historic house to an accurate form by removing all non-historic elements. Staff believes that the proposal 2 meets the intent of the standard by preserving the scale and improving the definition of the historic house. A variance from the secondary mass standard is recommended. Floor Area Bonus As part of the Conceptual review, HPC was in support of providing a Floor Area Bonus that would become necessary as part of the revised/lengthened connector link. The revised plans include the 10' connector required as a Conceptual condition of approval. The review criteria for HPC in determining approval for floor area bonus is Land Use Code Section 26.415.110.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 ofthe 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 ofthe 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. Staff believes that granting a floor area bonus would allows the project to satisfy the condition from Conceptual to the minimum extent. There is also substantial restoration work involved in this project that revives the importance and integrity of the historic structure. Staff recommends granting a 160 square foot floor area bonus. Landscaping There are minimal landscaping changes proposed. The existing poured concrete entry path will be replaced with flagstone pavers aligned with the entry of the relocated house. On the west side of the historic house and connector will be an-at grade patio using the same pavers as the front entry path. A 42" cedar lattice fence and spruce shrubs are proposed to partially screen the patio from Cooper Avenue. Only one existing tree is planned for removal on the north end o f the lot. The Parks Department has stated the tree is below the size that requires a permit. Staff finds the proposed landscaping to be minimal and consistent with the guidelines. 3 The applicant proposes to replace the existing fences on the property with a new unified metal fence. The twisted wire fence along the south and west property lines is an ornamental fence type from the early 1900s. The fence could potentially use some restoration work, but is considered historic and should remain in place. Fenestration At Conceptual, it was mentioned that the history of existing and proposed windows and doors on the Victorian need to be clarified. The upper floor window that is on the front of the house now, and shown on the proposed drawings, does not appear in the 1980 photo below. Also, one of the windows on the east faGacle is currently horizontal and in the 2000 photo below, but proposed as vertical to match the other east fagade window. - f . 2*~29** A A . ii..Â· ..i 39Â· Â· ~ I . P T H,~~~..~.AW.",1 44 '4,+~illamlibl ~3*13,1 ->/= '4.' M.fle~'LI.*MI".,-~LUL#/'lill VA~_ I ~L-1~i IM/'/28//ir 3-/pie - --T *~1/r:11:7 - , 1. . - - ' Â· 1- Â·Â· -~-6- = -3/ T'711*~/~IL- 1 .1 I --6 . -Si- --1- 1-1,4, 'ft22811 'A -* t .' 1 -It I ",11 + 1 '-11 61' ..4- 1006 E. Cooper - 1980 1006 E. Cooper - 2000 The historic house will already be undergoing significant alteration by removing the additions. All siding will be replaced, allowing a view of original framing during construction. Both of these windows, as well as the double hung at the porch, appear to be non-historic. Review in the field is needed to confirm all window alterations to comply with the following guidelines: 3.2 Preserve the position, number and arrangement of historic windows in a building wall. o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid- to-void is a character-defining feature. u Greater flexibility in installing new windows may be considered on rear walls. o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.4 Match a replacement window to the original in its design. o If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. u Matching the original design is particularly important on key character-defining facades. 3.6 Preserve the size and proportion of a historic window opening. u Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. 4 Lighting The only proposed lighting for the project will be puck-style lighting located in the ceiling area of the historic porch and walkout areas for the master bedroom and dining areas. These are downeast light fixtures that will have minimal impact. No landscape lighting has been proposed. Staff has no issues with the proposed lighting. Mechanical Most of the exterior mechanical equipment is currently located on the rear addition and is not visible from the street. A finalized mechanical plan has not been provided yet. In order to maintain a low visual impact, no mechanical equipment should be attached to the historic house unless it is on the north wall and necessary to the function of the building. Materials The applicant has proposed new siding to match existing conditions. Currently, the historic house contains vertical siding under the porch and large clapboard siding around the rest of the house, which are most likely not original. The plans indicate that the front porch columns will be custom milled painted wood columns. It is unclear if this is all of the posts or just the left one. The middle and right posts appear to be in good condition and should not be replaced. More information is needed on the siding and posts. Horizontal wood siding is proposed for the one-story portions of the new addition. This will be similar to the existing horizontal siding on the historical house, but will be fiush instead of lapped to differentiate from the historical house. The one-story portions of the new addition and the historic house are intended to be painted with matching colors. The two-story mass is proposed using a solar material wrap that will read similar to traditional board and batten vertical siding. The width will be approximately 6" and will be a darker color, due to solar heat gain efficiencies. Staff finds the proposed materials for the new construction to be acceptable for the proposal and are consistent with the guidelines. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. 5 STAFF RECOMMENDATION: Staff recommends approval with the following conditions: 1. A 7' reduction in the rear yard setback requirement was approved at Conceptual Review. 2. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the Victorian building, as well as a plan for protection of the building from a housemover or structural engineer. 3. HPC grants a variance from the Secondary Mass requirement of the Residential Design Standards. 4. HPC grants an FAR bonus of 160 square feet. 5. The twisted wire fence shall remain in place. 6. Remove the upper story window on the front fagade. 7. The horizontal east faQade window shall be removed or made vertical based on historic evidence found during construction. 8. No mechanical equipment may be placed on the front or sides o f the historic structure. 9. Provide more information about the historic structure siding and front porch posts. 10. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. 6 The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date o f publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Relevant Guidelines B. HPC Meeting Minutes - September 12,2012 C. Application Exhibit A Fences 1.1 Preserve original fences. u 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. o Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. 3 A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. o Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. o A fence that defines a front yard is usually low to the ground and "transparent" in nature. o On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) o A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. o Note that using no fencing at all is often the best approach. o Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. o Fence columns or piers should be proportional to the fence segment. 1.5 A side yard fence which extends between two homes should be set back from the street-facing facade. u 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. u 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. o 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. o Also consider using lattice, or other transparent detailing, on the upper portions of the fence. 7 Walkways 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. 1 This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond. o Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree. u Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Private Yard 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures. o 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. u Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department. o If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. 1.12 Preserve and maintain historically significant planting designs. 1 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. Treatment of Windows 3.1 Preserve the functional and decorative features of a historic window. Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings ofwindows. Repair frames and sashes rather than replacing them, whenever conditions permit. Preserve the original glass, when feasible. 2 Preserve the position, number and arrangement of historic windows in a building wall. Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. u Greater flexibility in installing new windows may be considered on rear walls. 1 Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary faeades. Replacement Windows 3.3 Preserve the historic ratio of window openings to solid wall on a facade. o Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. 8 CUC C C 00 0 u If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. o Matching the original design is particularly important on key character-defining facades. 3.5 In a replacement window, use materials that appear similar to the original. o Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those ofthe original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. u Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. o Consider reopening and restoring an original window opening where altered. Preserving Building Locations and Foundations 9.5 A new foundation should appear similar in design and materials to the historic foundation. u 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. o 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. New Additions 10.4 Design a new addition to be recognized as a product of its own time. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. u The new materials should be either similar or subordinate to the original materials. Color 14.3 Keep color schemes simple. Using one base color for the building is preferred. Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. 3 Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. 3 Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. The complexity of the accent colors should be appropriate to the architectural style of the building. Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. Window sashes are also an excellent opportunity for accent color. Brilliant luminescent or "day-glo" colors are not appropriate. Lighting 9 00 CL 00 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. o The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. o Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. u Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. 3 Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. On-going Maintenance of Historic Properties 14.9 Use the gentlest means possible to clean the surface of materials and features. 3 Perform a test patch (in an inconspieuous place) to make sure the cleaning method will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of character. u Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate. o If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first conducted to determine safety. 3 Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. 3 Avoid the removal of damaged materials that can be repaired. 1 Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 14.11 Plan repainting carefully. u Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details, When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes. 3 Remember good preparation is key to successful repainting but also the buildup of old paint is an important historic record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today's painting world. u Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. 14.12 Provide a weather-protective finish to wood surfaces. u The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties. 10 00 0 0 0 0 u Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance. Use water seal to preserve the porch deck. o Rustic finishes will not be approved. 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. u Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. o 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. A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. u 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. u 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. o Cutting channels into historic facade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front facade. 91 If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. 11 CC CL C A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 1006 E. COOPER AVENUE, LOT L AND THE WEST 10' OF LOT M, BLOCK 34, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #_, SERIES OF 2013 PARCEL ID: 2737-182-32-004 W-HEREAS, the applicant, BMD Aspen LLC, represented by 1 Friday Design Collaborative, requested HPC Final Major Development and Variance approval for the property located at 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Final Major Development Review, the LIPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020.D.2. HPC must make a finding that a variance: a. Provide an appropriate design or pattern of development considering the context in which the development is proposed and purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the board feels is necessary to determine i f the exception is warranted; or, b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties according to Section 26.415.110.F, Floor Area Bonus. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; 1006 E. Cooper Avenue HPC Resolution #_, Series of 2013 Page 1 of 3 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 o f 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. 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; and, WHEREAS, Justin Barker, in his staff report to HPC dated April 10, 2013, performed an analysis of the application based on the standards and recommended approval with conditions; and WHEREAS, at their regular meeting on April 10, 2013, 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 with conditions by a vote of _ to _. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development and Variance approval for the property located at 1006 E. Cooper Avenue with the following conditions: 1. A 7' reduction in the rear yard setback requirement was approved at Conceptual Review. 2. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation o f the Victorian building, as well as a plan for protection of the building from a housemover or structural engineer. 3. HPC grants a variance from the Secondary Mass requirement of the Residential Design Standards. 4. 11PC grants an FAR bonus of 160 square feet. 5. The twisted wire fence shall remain in place. 6. Remove the upper story window on the front ftwade. 7. The horizontal east fai;ade window shall be removed or made vertical based on historic evidence found during construction. 8. No mechanical equipment may be placed on the front or sides of the historic structure. 9. Provide more information about the historic structure siding and front porch posts. 10. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date o f issuance of a development order. However, any failure to abide by any o f the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development 1006 E. Cooper Avenue HPC Resolution #_, Series of 2013 Page 2 of 3 order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public o f the approval o f a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 1006 E. Cooper Avenue, Lot L and the West 10' of Lot M, Block 34, City and Townsite of Aspen, County of Pitkin, State of Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval o f the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of April, 2013. Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 1006 E. Cooper Avenue HPC Resolution #_, Series of 2013 Page 3 of 3 466,Â£0( 4- E> ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 12, 2012 Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Willis Pember, Jay Maytin, Jamie MeLeod, Patrick Segal, Sallie Golden and Jane Hills. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk MOTION: Jay moved to approve the minutes o f August 15th second by Nora. All in favor, motion carried. Public comments: Bill Wiener, 701 Gibson. It is important to preserve the character of this community. The height issue is now before the public because o f what went on with council and the 28 feet. When we put extra height on a building we are putting extra volume on it also. There are circumstances that where a building needs to be taller than 28 feet. To do that they need to mitigate. It is time to start looking at volume and that is mass and it is changing the character. There is a formula that I can work on. You would get setbacks that create urban feel with little gardens. Jay said our guidelines indicate no setbacks. Bill said the character of this community has been little gardens, flowers and a piece of sculpture and variety around town. This is not that kind of large city where we need everything to the property line. Bill said he will do a volume analysis. 1006 E. Cooper Ave. Conceptual Major Development, Demolition and Variances, Public Hearing Deborah Quinn, Assistant City Attorney said the public notice is appropriate and the applicant can proceed. Exhibit I. Amy said the parcel is 4,372 square feet. It is in the RMF zone on E. Cooper. There is a Victorian house on the site that has several additions to it. The proposal is to strip back to the original miner's cottage with a gable end facing Cooper Ave. One issue bringing the house back to the original is that they will be crossing the threshold of demolishing more than 40% ofthe structure and once you do that your project is considered new construction. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 12, 2012 They lose their right for the maximum FAR that they could have had if they kept the additions and just added on. They will take an FAR penalty of 20% on what they can build out. The proposal is within the 80% allowance 2,192 square feet and they are not currently asking for the FAR bonus. There has been some discussion about TDR's but that is not on the table tonight. They are requesting to demolish the shed in the back and we have no basis to think it has historical significance. There is a request to move the Victorian slightly on the site to allow for it to be free standing and up toward the front of the property. Right now it is slightly sequed on the property and there has been some suggestion that it has been moved in the past. In terms of the relocation there will be a lawn area all around the house. There is a connector that hooks to an addition in the back. One of the concerns is that the connector is 8 feet long rather than 10 feet long. The concern is consistency and is it providing the separation that is really needed. Staff recommends HPC hold firm to the 10 foot requirement. The addition has a simple gable end and is two stories tall and set well back. Part of the addition is one story. It represents a quiet back drop behind the miner' s cottage which makes it successful. They are asking for a five foot variance along the back depending how the connector discussion goes. Patrick inquired about the sheds. Derek said there is a tuff shed from 1998 to 2000, the rear structure and the main house. Staff is recommending that the connector extend by two feet and in order to fit the whole project on the site they either need to move forward or back. Jamie went over the issues to review: demolition o f more than 40%; demo of the non-historic shed and the tuff shed. Moving the Victorian and the connector piece and the five foot variance for living space above the garage. Derek Skalko, architect Adam Gillespie, owner Derek said there is the main cabin with several additions to it in the periods of 1937 -1942 and 1964-1969. In the rear there is a chicken coop. In the neighborhood we have an historic house, a large condominium and an apartment complex. It is a very diverse mix and not like the West End. The Moore family owned the house and it was moved once and possibly twice. Originally the property went back and west. Then the house was shifted in the 60's when a foundation was added to it and it was shifted 6 degrees. The 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 12, 2012 foundation is construction from the 60's or 70's. The chicken barn was added in the 40's with a flat roof. In the 90's the tuffshed was added, an awning and a new bathroom. Derek presented colored elevations as to when the additions occurred. There will be reconstruction ofthe west wall ofthe building. The addition that is to be removed is impeding any kind o f development. In our proposal we also have a perpetual easement of 121 square feet that further reduces our FAR by 18 square feet on the lot. The proposal is to move the building over five feet which we feel is more historically accurate and also five feet forward. We are creating a lot of open space around the property and pushing most of the massing to the rear of the property. The structure is a two story structure and the height of the condo building next door is 38 feet. We could extend the building another two feet but would need a variance. The existing shed is 7.5 feet offthe property line. We have kept all our light wells away from the side neighboring setback. We are not trying to maximumize the square footage of the property. We have already taken a 20% reduction in FAR and we have a perpetual easement and a program that works. With the extension of the breezeway we may ask for a bonus to make sure we can achieve the FAR. I f there is a way to do a TDR and use that for some other parcel we would entertain that. The FAR bonus if given would be for the project proposed and it wouldn't be for further development on the site. We are keeping the scale within the context ofthe miner's cottage. We want a clear definition of old and new and a simplistic design. Patrick said in the alley 20 years ago there were numerous chicken coops all along that alley. The 6 degrees is probably a declamation error and they used a magnetic north rather than a true north and forgot to compensate for that. The mass to the rear is a good fit. The front yards are a character of Aspen o f that time. Derek said there is a chimney inside but we have done no demolition at this point and we aren't sure if it can be used as an indoor/outdoor application for a fireplace. Amy said they have no onsite parking right now and they could maintain that legally. They are offering to ad one parking space. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 12, 2012 Willis asked when the gable was added to the chicken coop? Derek said he thinks it happened around 2002 or could have happened in the late 90's. Willis asked what advantage did you achieve by demolishing more than 40% o f the structure? Derek said from a square footage point we hurt ourselves. For our program we didn't have to use all of the square footage that an R6 lot would entail or grant us. The building size is 15 x 20. We want to work with what is truly representative ofthe building in 1890. Nora asked aesthetically what does it do by bringing the building forward two feet. Derek said theoretically we could move forward 10 feet. The applicant has concerns about having some space in the front yard so people aren't looking in the windows. Adam Gillespie said the property and neighboring properties are set back and we wanted to keep it in context with what the neighborhood was and it is a benefit to the property and the landscaping. Chairperson, Ann Mullins opened the public comments. There were no public comments. The public comment portion ofthe agenda item was closed. Ann stated the issues: Demolition and on-site relocation Length of connector Five foot variance for the building on the alley FAR bonus Jamie said she accepts everything except the five yard setback. The concern is too much two story on the alley. Patrick said the idea fits with the character ofthe neighborhood. The massing stepping down in the back is appropriate. Whether we do the five foot variance or the eight foot connector is not a huge concern. Jay said he is in agreement with everything including the bonus. Out o f the bonus I would give you the square footage that you need in order to make the project work. I also feel the connector should be ten feet and pushed back. The chimney should be restudied as it is big and bulky and represented as brick. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 12,2012 Nora thanked the applicant for doing a project that gets you the program that you want without a lot o f variances and square footage. Jane said she likes the entire project and the applicant should be commended for his appreciation in doing the project. I would like to be the monitor on this project. The project is an outstanding attribute to that neighborhood. Willis said he supports the project and the requests. Sallie also said she supports the demolition and relocation. A longer length would be acceptable and I support the FAR bonus which could be used to get more length. The chimney should be restudied. Ann said she would like to see what can be pulled away from the alley. The connector should be extended to ten feet but I don't want to see the house move forward because then it would be out of sink on either side. I am also in support ofthe FAR bonus if needed. Derek said all o f the two story massing in contextual form is keeping it to the back. There is a fireplace in the building and it will be restudied. Willis said he like the chimney the way it is drawn out. MOTION: Jay moved to approve the plan as proposed, resolution 21,with a restudy o f the chimney and a ten foot connector using the rear setback to make up for the two feet. (7 foot variance) The demolition and relocation are also approved. Motion second by Patrick. Amy said you need to provide a ten foot setback and they are providing five and now they are going to provide 3. Roll call: Patrick, yes; Jay, yes; Willis, yes; Sallie, yes. Nora, no; Jamie, no; Ann, no. Motion carried 4-3. Nora, Ann and Jamie did not want to see the building go into the setback. They liked the building in its current location. Derek clarified that the massing is to be taken toward the alley two feet and we have a ten foot connector. 5 KI:Utivcu MAR 6 2013 PO BOX 7928 Aspen, CO 81612-7928 CITY OF ASPEN Phone: 970.309.0695 COMMUNITY DEVELOPMENT 1 friday E-mail / Web: derek@IffidaÂ¥.corn / www.1 friday.com design collaborative To: Ms. Amy Guthrie; Director From: Derek Skalko, Principal The Aspen Historic Preservation Commission 1 Friday Design Collaborative E-mail: Amy.Guthrie@ci.aspen.co.us Date: Februaryl, 2013/REVISED 3/3/13 Phone: 970.429.2758 Pages: 12 Re: 1006 East Cooper Avenue - Explanation / CC: file Supplemental Info for Major Final Approval 1006 East Cooper Avenue HPC Major Development - HPC Final Approval Dear Amy & Members of the Aspen Historic Preservation Commission, We are approaching the commission on behalf of BMD Aspen LLC, care of Mr. & Mrs. Adam & Kirstin Gillespie, managers and property owners of 1006 East Cooper, to seek final approval from the Aspen HPC. We received our initial conceptual approval from the Aspen HPC in July of 2012. To again refresh your familiarity with 1006 East Cooper, the residence is an approximate 4,372 sq ft property located in the East End District of Aspen. The property is legally defined as Lot L & West 10' of Lot M, Block 34 within the Additional Townsite of Aspen and is, by definition a non-conforming lot according to land use code. The main residence was initially a 15' x 20' 1890's mining cottage to which two major time period additions were added, and it was determined and approved in our initial conceptual hearing, the non- contributing elements to this mining cottage, in addition to the significantly altered alley structure situated seven feet three inches into the public alley right of way, would be granted the right of removal to allow for the conceptual planning as presented. Although minimal, there were several conditional requests made by the Aspen HPC, and I will outline each of these elements in addition to the supplemental packet of drawing information provided. Packet Submission: The 24 x 36" drawing packet included for your review of 1006 East Cooper includes the following: Sheet Al 1: Existing Site Plan with noted structures, topography, and all property and easement setback conditions as recorded. Also included is the proposed Site Plan indicating structure locates, topography, and all improved property and setback conditions as proposed. Existing FAR and Proposed FAR breakdowns for the project are also provided. Sheet A23: The Proposed Lower Level (Subgrade) for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A24: The Proposed Main Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A25: The Proposed Upper Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A26: The Proposed Roof and Site Plan for the 1006 East Cooper Residence. Sheet A31: Proposed East Cooper Massing Comparison Street Elevation and West Side Yard View Plane and Massing Comparison elevation for 1006 East Cooper property. (Revised Per Conceptual) Sheet A32: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Sheet A33: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Proposed Project Overview, Variance Requests & Bonuses sought regarding 1006 East Cooper: In discussing the proposed project for 1006 East Cooper, the general program of the home essentially maintains a similar program to the existing conditions by maintaining similar bedroom counts and FAR comparatives. The major departure for the proposal of 1006 from the existing site is how we are seeking to "re-appropriate" the allowable FAR square footage of the disjointed existing two residence property into a cohesive single family residence with the major amenity of usable habitable area within the lower sub-grade level of the home, improved outdoor amenity (benefiting the neighboring historic property as well), and alley access to providing for an enclosed parking area. FAR BONUS REQUEST: 160 SQ FT REQUESTED PER CONCEPTUAL PROPOSAL The 1006 East Cooper conceptually approved plan eliminated approximately 51% of the existing main residence (the additions) and the rear alley outbuilding in full. We are aware that our allowable FAR for the property will be subject to the 80% allowable FAR of the property site's present FAR allowance of 2,740.75 square feet, which we have anticipated. We additionally have taken into consideration the 128 square foot perpetual easement reduction of the property, further reducing our allowable FAR to a total of 2,192.6 square feet. All things said, we are proposing a home that is at an FAR of 2,350.07 square feet, and requests no variances from the Aspen Land Use Code Zoning Section 26.710 on the South (East Cooper Fagade) and Neighboring (West -East Side Yard) Areas of the property. Saying all of the above, we feel it is important to additionally stress that of our used FAR number, 172.9 square feet has been allocated to the open aired deck off of the master bedroom area. An additional 70.78 square feet is being taken up by the open aired existing historic front porch, which again, is not contributing to additional massing burden on the property. Combined, these two areas contribute for 243.68 square feet of the proposed FAR, which is significantly more than the 160 square feet we have requested. REAR YARD (ALLEY) SETBACK VARIANCE OF 2' (GARAGE & HABITABLE) PER HPC CONCEPTUAL APPROVAL: Variances from the Residential Design Standards, Section 26.410.040: Per our conditional conceptual approval as approved by the HPC, we believe our design for 1006 East Cooper is in accordance with the following two bullet points stated in Section 26.410.040. a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or City of Aspen Land Use Code Part 400 - Residential Design Standards Page 4 b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The two items we are subject to are "Build To Lines" and "Establishment of a Secondary Massing" A condition of the HPC Conceptual approval required us to essentially leave the massing unchanged, but increase the connection width between the historic mining cottage and the major secondary new construction massing to a total distance of ten feet. We have increased this distance accordingly to the requested total, and in doing so, will require us to notice for a rear yard setback (alley) variance to accommodate for the garage and habitable second story massing of the structure. A variance request of two feet, or a three foot rear yard setback approval (we are looking to the HPC for proper wording on this matter) would accommodate the request made by the HPC at our conceptual approval stage. Again, even with the approval of a rear yard variance as requested, would still bring the massing of the addition into the property by 10'-3". The existing shed as it currently is situated is 713" over the property line into the public alley right of way, which we do understand to be a difficulty for the neighboring community through direct conversation with neighbors themselves. In responding to the requirement of a secondary massing, we are proposing a new massing structure that is two stories with several one story elements associated to the volume. We are maintaining the footprint of the two story massing to be aligned in its entirety "behind" the footprint of the historic cottage, which, again, is a total of 15' in width. This is virtually the smallest feasible width we are capable of designing around in order to create functional spaces. All other entities on the site do sit at a total height less than that the top of ridge elevation associated with the historic cottage. Due to the existing structure's unusually small size, it would be almost impossible to design massing any smaller without losing total function of the interior spaces. Similar award winning historic projects have implemented larger addition strategies with great success. 310 Hallam Street, Midland & Park Residence, The Conner Cabin Project, and the soon to be redevelopment of the 623 East Hopkins parcel are examples that immediately come to mind. We should also point out the project does comply with the definition of the subordinate linking element as stated below per the Residential Design Standards topic regarding Secondary Mass: A subordinate /inking e/ement 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. We believe the square footage, scale, and massing of the project as proposed is a very sensitive and appropriate strategy for 1006 East Cooper property, and we would be interested in understanding possible TDR scenarios where an FAR bonus could be transferred to "receivership" sites in addition to the standard methodologies associated with the HPC FAR bonus potential if our project were deemed worthy of such. ADDITIONAL STUDY OF THE MINING COTTAGE CHIMNEY & OUTDOOR AMENITY ASPECT: An item that was requested to be further studied at our conceptual hearing was the massing of the existing chimney associated with the mining cottage, and we have looked at this item with serious consideration. Through further site investigation with contractors of looking at how the chimney is "tied" into the former west wall of the mining cottage, it does appear to be of a construction methodology and aging timeline that indicates it was highly likely original to the historic structure. We believe it served as the chimney of the original building's primary heating and cooking source. The major item we did correct within the final application is the sizing of the stack. It was originally believed to be two feet (2') deep by three feet eight inches (3'-8") wide. We have been able to determine the sizing as more accurately (2') deep by two feet four inches (2'-4"), which reduces the visual massing of the stack by a dimension of one feet four inches (1'-4"), most notably from the East Cooper elevation. We have adjusted the drawings to reflect this change accordingly in all submitted plans and elevations. .. MATERIALS PROPOSED FOR MAIN COTTAGE AND NEW CONSTRUCTION OF 1006 EAST COOPER RESIDENCE: Please know we will be providing more extensive renderings at the actual hearing, but we have diagrammed below the intended materials desired for 1006 East Cooper. Please know all materials intended are also called out on the 24 x 36 plan sets provided to the HPC for more detailed reference. U 1 674-r p Al i- -1 m 16.7.91-- 1--1 n An El 1*1 T ~ , aff:MÂ·, 3 ' Â· El :Â·1 0' 0 r - / , -'PIe'- 41.A-/- IB- E B 1711 li , --â€ž C 1441- --- g-7 M",0--E E UJ C 93 F-/ LL--- ....6- ----------- ------ ---------------,------------- 2-------------------------, 1 --01919Rgi-r,1 , 1 HPC FINAL Proposed West Elevation /61 B & C: VOLUMES INTENDED .C...I G. ...... [f}- TO BE PAINTED WOOD WITH 1 LU A -- ~....... MATCHING COLOUR STRATE- Q] 1 - - -//1*918// â€ž1' GIES FOR MAIN SIDING D AREAS (sw snowbound) & TRIM ACCENT (sw light grey) DETAILING FORAREAS PER 6 #,- '-- A-- 4 B, ELEVATIONS PROVIDED E- 164111- 1*0 - - Â«11 -~ 1 A: METAL SOLAR WALL SIDING ~ '4, - CONTRAST ELEMENT (matte 1, 1 1 '1 1 E powder coated non-reflective 1 1: i in:=214 --*--â€ž -- finish charcoal grey) , 1 HPC FINAL Proposed South (East Cooper) Elevation \2,9 SCALE ' .. m ,+0- - le#,-r#il~---/6.--- .fy 1 3 Â» ,&4 f 4-jil#6Â£110~ t.~ Ali. - -0111 - 2 ==2 7-, - C) Example of Two Colour Scheme (Main & Accent) Tradional Lapped Wood Painted Residence with Traditional Cedar Shingle Roof - Details Consistent with 1006 East Cooper Residence .. - I itA+.i-'' . le - 442 4 - 4 ' - , 1.1 L . ' ., X,X J 1 111 .. 4 + ' 11 . h , 4 - 3. 4/ 3 0 I t 01. F / B & C) Similar Example of unifying a historic resource and new construction through a continuous paint scheme, as proposed for 1006 East Cooper Residence. . 70-v 1. 1 , --L. \ \ ~ =21 * A Area B Siding Detail: We are proposing a relatively standard modern siding detail for the painted wood areas of new construction on the 1006 East Cooper Residence. The noted differences we need to point out on the images shown from what we will be proposing is the width of the siding material and the spacing between the horizontal members themselves. Both of these are 6" and 8" widths respectively with a 34" spacing. We are proposing a material width and spacing per the elevations provided that is more closely correlated to the sizing of the historical resource while being careful not to confuse the specified areas as anything but a product of their own time period. The shadow casts of the traditional lapped siding in comparison to the new construction's wood detailing will be subtle yet capable of being differentiated even with a matching colour scheme as intended. .. Fan Pre-Heated Ilt Â«A'll".mir -0 SolarWallÂ® fresh air â€¢ Insulation jl Cold Invener outdoor air ~ ~ DC -11'94., - AC 71Â£3 F . r- Specially designed photovoltaic modules Air cavity j- :ii: A) Metal Solarwall Siding For New Addition Siding & Roofing Massing: We are proposing a solar material wrap for the structure which is anticipated to reduce the residences energy requirements by an estimate of 20% in the months of November through March while potentially achieving reductions as high as 50 to 60% during peak summer months. From an aesthetic standpoint, the wall will read similarily to a traditional board and batten vertical siding, and it is possible to achieve a siding width of 6" with the materials currently anticipated for the summer 2013 residential market. The manufacturer Dupont (in conjunction with a division of Prodema via Spain) is telling us a matte powder coated finish (non glare/ non reflective) will be made available in the residential line of the material. The colour choices anticipated are initially in the darker ranges of charcoal and charcoal grey due to the efficiencies provided by the further ability to absorb solar heat gain. The Inter,or loft ubhzes a slatted wood railing " wall detail allow,ng a passive Â· , ' ' dheating and cooling strategy to work within the intenor 1 spaces by creating a naturally 1 4Mfl . circulating al now pattern wrthin the interior Space *1|~ ~ Theintent,onally large design of Loom's ove,hangs - =-=ifbo r- 3 a I and deep window recesses --* als' assist in regulat~ng the amount of direct solar . gain the inter,or of tile studio rece,ves throughout j ~ This allows lor the sun to enter - more directly in the witer months 1_STIQD'FIA LOFINEA PASSIVE *L-G NORâ„¢ _2_*Tl.Â©Â© AREA i LOF- AREA PASSIVEE HEATÂ»Â«; - COO-G Â· LEAST U. when the addrbonal heat gain rs desired Interior Railing / Wall Detail Image . . . . r *11 V////ign & 1 - W#Arbi' 1 +44 1 Â» 9 1- ~/~~L~ D Unr, 2, - - _1_Sn.Â©Â©A,â‚¬A 1,<FTâ€¢â€¢EA PASS,â€¢'Eâ€¢â‚¬*TU;Â·COOLKÂ·SOLâ„¢ .A__STIÂ»O AREA :OFT A.,EA PAssrvE ,â‚¬ATI,3 coot--G WEST U. The exterior siding's application theory is similar to an interior concept utilized in Loom 216, a recently completed historical outbuilding in Aspen's west end. PROJECT COMPLIANCE TOWARDS HPC DESIGN REVIEW STANDARDS PER CHAPTERS 1, 10 & 14: Per request of a memo via Amy Guthrie, we are responding accordingly to the specified topics of Chapters 1,10 & 14 in the following: fences The current existing East Cooper fence of 1006 East Cooper is likely not original to the historic time period of the residence (being a combination of wire, wrought iron & chain link). We acknowledge the design guidelines for fences (as copied below) and are open to working with the HPC as a monitoring item as the project develops further. A metal fence direction is anticipated at this present time to comply with the visual openness requirements set forth and also due to the existing conditions indicating this direction has been utilized previously per what we can observe at the site currently. If the HPC feels a wood direction is more appropriate, we are open to their suggestion and guidance on this matter. 1.1 Preserve original fences. 61 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. u Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. u A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. u Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. u A fence that defines a front yard is usually low to the ground and "transparent" in nature. u On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. o Fence columns or piers should be proportional to the fence segment. 1.5 A side yard fence which extends between two homes should be set back from the street-facing facade. o This setback should be significant enough to provide a sense of open space between homes. 00 0 New Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. u Such an addition is usually similar in character to the original building in terms of materials, finishes and design. Per the conceptual approval of 1006 East Cooper, no additions were deemed historically significant to the mining cottage, and are being removed per the proposed plans and elevations provided. 10.2 A more recent addition that is not historically significant may be removed. Per the conceptual approval of 1006 East Cooper, no additions were deemed historically significant to the mining cottage, and are being removed per the proposed plans and elevations provided. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 1 A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 3 An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. u An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. Due to the proposed siting of the mining cottage, the design will allow one's ability to interpret the historic character of the residence far better than currently possible. The 1 940's existing addition to the main residence has, by far, done the most damage in response to this guideline, and we intend to remedy this with our proposed approach f removing all existing additions and pushing the majority of the massing to the rear of the property. 10.4 Design a new addition to be recognized as a product of its own time. 3 An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. The conceptually approved proposal clearly separates the construction periods of the old versus new without straying too far from the historical context of massing, scale, and formal relationships. The intention of the forms is directly responding to the historical nature of the site's context, while we are defining the old and new through material choices and modern detailing methods with a far less ornate and simplified aesthetic. 10.6 Design an addition to be compatible in size and scale with the main building. 1 An addition that is lower than or similar to the height of the primary building is preferred. We are maintaining the pitch of the existing gable for the proposed structure, in addition to holding the second story massing in line (15' in width) with the existing mining cottage to minimize the massing to the rear of the property. All being said, the reality is we need a second story for the program of the home to function appropriately, and have set back the massing location and plate heights accordingly to ensure the least amount of visual detection from the East Cooper view planes and right of ways. Please note the mining cottage is essentially a one story building which we are consciously responding to. 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. u A 1-story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. u The connector also should be proportional to the primary building. We have studied and worked the planning, scale and massing diligently to directly respond to the unusually small nature of the existing mining cottage, and feel strongly we are achieving a delicate balance between the relationship of the proposed and existing massing on not only 1006 East Cooper, but also within the context of the surrounding neighborhood, which we are significantly smaller than as a whole. Modeling and context street elevations drawings have been provided for further explanation. 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. u Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. u 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. We have adhered to the guideline in full in addition to the 10' distance for the connector area. Per the drawings provided, we are demonstrating we absolutely have considered the mining cottage as the primary visual aspect of the project from the street fagade. It is quite possible one will not be able to see the secondary massing in any capacity from the East Cooper as indicated in the provided cross elevations of the site. 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. The proposed roof forms are in direct contextual reference to the existing mining cottage and surrounding structures. We are keeping the forms very pure, as to respond to the unbroken gable of the mining cottage. The second story deck area is intended as a flat roof for the specific purpose of minimizing the massing of the form to keep it contextually in scale with the mining cottage and also with the neighboring flat roofed alley structure which it will be approximately sited within five feet of. The design of the area is a direct response to the inflection requirements of the residential design standards additionally. Please note the primary and majority of the roof areas are to be gable roofed massing elements. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. o For example, loss or alteration of architectural details, cornices and eave lines should be avoided. 0U All detailing will be maintained, repaired, or restored accordingly in regards to the mining cottage. The newly proposed detailing is intended to be simplified as to not compete with the historical nature of the existing structure and to clearly articulate itself as a product of its own time period while maintaining a secondary visual aesthetic to the historic resource. Color Since the HPC does not review the choice of color, these guidelines are provided to encourage the use of a paint scheme that would be similar to one used historically, as well as enhancing the structure and its character-defining features. We would like to stress to the HPC we have read and understand the desires of the provided guidelines pertaining to colour. Our goal is to unify the project through the use of window trim accent colours in addition to the wood materials choices that will be utilized on both the new and historic areas of the residence. We are proposing a solar technology based metal siding for the two story massing of the new construction located on the alley of the property. The intention is to maintain a matte, non-reflective powder coated finish to allow the metal to read as a wood comparative in a stained opaque finish. 14.3 Keep color schemes simple. Using one base color for the building is preferred. Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. u Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. u Chooseabase color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. 1 The complexity of the accent colors should be appropriate to the architectural style of the building. Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. Window sashes are also an excellent opportunity for accent color. Brilliant luminescent or "day-glo" colors are not appropriate. Residential Design Standards & compliance / applicability towards 1006 East Cooper: A. Site Design: Currently, the 1006 East Cooper Residence is off cardinal axis respective to the established property definitions. It is believed the mining cottage has been shifted throughout its existence at 1006 East Cooper, and we are proposing to move the structure 5' East and 5' South in the concept, additionally in this proposal, we are requesting to align the residence accordingly with the cardinal access directions of the lot. This would bring the residence into RDS compliance and would be in accordance with the typical conditions found through the East Cooper neighborhood regarding orientation. Our proposal of requesting the 5' shift of the property towards East Cooper additionally brings us closer to the compliance of RDS Build - to-Lines as defined in 26.410.040. B. Per RDS, any residence that has access to a private road or alley is required to utilize this amenity. We are proposing a design that is in accordance with RDS Sections pertaining to EC 0 CO Parking, Garages, and Carports. We will require a rear yard variance of 2' in order to adhere to the residential design standard pertaining to a 10' connection link for the 1006 East Cooper Residence. C. In discussing building elements, both the proposed restoration of the historic mining cottage and the proposed new construction are in full compliance of all sections pertaining to Section 26.410.040, Paragraph D and Subsections. The massing inflection proposed for 1006 East Cooper is in accordance with the neighboring parcels having the primary one-story sections of the proposed residence inflect to the historic corner property situated to the direct west neighboring property. Drawing documentation, imaging, and power point & computer rendering explanation will all be presented to further assist in demonstrating our final proposal upon our hearing. We are excited about the possibilities proposed and sincerely believe 1006 East Cooper will significantly better the property from 1006's long term desires and both the City of Aspen's and Aspen HPC's long term interests concerning historic preservation. In closing, we would simply like to express our sincere gratitude in considering our request regarding 1006 East Cooper Avenue. We look forward to presenting and discussing this concept with you further. Respectfully, Derek Skalko Principal, 1 Friday Design Collaborative Addedum: 1006 Site Vicinity Site Map Provided per Requisite . .. I V : El,7- -Irliel/frpl.jili'Lift/3. 'igm/:11;11:il â‚¬ , 0- d 8.4-36 t! 41; di/<â€ž74.* . 4, E W .1/44'li Liti/&44, 8 -t . I - 61. Â· - , r- . L.,1 -il,-Au . - 4 h.,47 1.1,~~ ,) 9... - *94 .l' 40..'.Â»e '4-4,9.67 4 4}'ll 1 â‚¬ 4 2/21 . . - r El . a, 661 -- - ,-I'..--- 4- .t , C Tr m . r -- J . %- Sile Vicinily MÂ® - 1006 Eosl Coolier Avenue r--EmEÂ¥71 rÂ»-13â‚¬t=31_i AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDR-ESS OF PROPERTY: C 00 6 D - /10/)9912 , Aspen, CO SCHEDULED PUBLIC HEARING DATE: /4%-Al- 10 9017Dk)EADAY 0)-PM, 2011 STATE OF COLORADO ) ) SS. County of Pitkin ) L <PUL]glyÂ© A. 14-6,4Â®/\25Â·t--1 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) o f the Aspen Land Use Code in the following manner: ~ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting ofnotice: 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 and was, continuously visible from the,2 ~ day of ~MA/O,3Â£/ , 20/3, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property ovmners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date o f the public hearing. A copy of the 0-witers and governmental agencies so noticed is attached hereto. (Continued on next page) 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. fil (All/1.4 ft) 3 . .44 Jij ~-tko /' SigNalyke 61- The foregoing "Affidavit ofNotice" was acknowledged before me this 21 day of Lib<13<14 , 201~ by JAUUm.-92 /4. KAL~4-EZ*77 PUBLIC NOTICE RE: 1006 E. COOPER AVENUE- FINAL MAJOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing WITNESS MY HAND AND OFFICIAL SEAL will be held on Wednesday, April 10.2013, at a meeting to begin at 5.00 p.m. before the Aspen Historic Preservation Commission, Council Cham bers, City Hall, 130 S. Galena St., Aspen, to con- sider an application submitted by BMD Aspen LLC, My commission expires: DA-1 ' 7 ~40!r c/o Adam Gillespie, 100 Elk Run Drive, Suite 129, Basalt, CO, 81621, represented by 1 Friday De- sign Collaborative, The subject properly is legally described as 1006 E. Cooper Avenue, Lot L and , . 2 N â€žra-- the West 10 of Lot M, Block 34, City and Townsite I 7;Q,CIA 1/ 673 534*f,t-Â·t,7,-0, r.---r-% of Aspen, PID #2737-182-32-004. The applicant requests Final design approval. The proposal in- 1 gftary Pubuc cludes a request for a 160 square foot floor area k Â·Â·Efil bonus and a variance from the Residential Design Guidelines Secondary Mass requirement. For fur- ther information, contact Justin Barker at the City of ~ Aspen Community Development Department, 130 I S. Galena St., Aspen, CO, (970) 429.2797, 1 ~ 2/~ JACYJa k..\ % Justin,barker@cityofaspen.com. i \-0*ATV #02 s/Ann Mullins, Chair Aspen Historic Preservation Commission Publish in The Aspen Times on March 21, 2013. ATTACHMENTS AS APPLICABLE: Â»,2...... [9009731] 92* * COPY OF THE, PUBLICATION 4431 * PHOTOGRAPH OF THE POSTED NOTICE (SIGN) * LIST OF THE, OWNERS AND GOVERNMENT AGENGIES NOTIED BY MAIL * APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 0 . AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: \CE)6 mÂ»eT- <39:XsEK ,â€¢WEOUE. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: UVE-D*JEÂ»r]A Y , AÂ¥â€¢ML 1074 ,20 1 -3 STATE OF COLORADO ) ) SS. County of Pitkin ) eeposse~mo E_ - tat:)6 12~q,- CCDFEAâ‚¬ I PE-Â¥Râ‚¬Ek: -Wk*LIâ€¢Â© - 6,v' P '18â‚¬*Ek) uc , (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) ofthe Aspen Land Use Code in the following manner: X Publication of notice: By the publication in the legal notice section o f 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 52~67-0ay of }'44 75-0-1 , 20 U to and including the date and time of the public hearing. Apholograph oftheposted 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*)(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. 14/4 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) 4/0. 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. M/A Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part ofa general revision ofthis Title, or whenever the text ofthis 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 o f 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 ofNotice" was acknowledged before me this 251#day of rnA~24-\ ,2013,by 0're Â£ Ske/Â£O WITNESS MY HAND AND OFFICIAL SEAL K BURKE NOTARYPUBLIC My commission expires: /O /0 ./0 STATE OF COLORADO ~ ~ NOTARY ID # 20084033914 'pi MY COMMISSION EXPIRES OCTOBER 16, 2016 Notary Public ATTACHMENTS AS APPLICABLE: â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 PUBLIC NOTICE RE: 1006 E. COOPER AVENUE- FINAL MAJOR DEVELOPMENT AND VARIANCES NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, April 10,20 13 - at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, CouIle:6 1 Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by BAAI) Aspen LLC, c/o Adam Gillespie, 100 Elk Run Drive, Suite 129, Basalt, CO, 81621, represented -bl.- 1 Friday Design Collaborative. The subject property is legally described as 1006 E. Coo per Avenue, Lot L and the West 10' ofLot M, Block 34, City and Townsite ofAspen, PID #2737- 182-32-004. The applicant requests Final design approval. The proposal includes a request fbI- a 160 square foot floor area bonus and a variance from the Residential Design Guideline s Secondary Mass requirement. For further information, contact Justin Barker at the City of As-rein Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.279-7 , Justin.barker@cityofaspen.com. s/Ann Mullins, Chair Aspen Historic Preservation Commission Published in the Aspen Times on March 21, 2013 City of Aspen Account 26 EAU CLAIRE LLC 306 ASSOCIATES LLC ABEL FAMILY LIV TRUST 452 WALNUT ST PO BOX 7067 523 CRAGMONT AVE NEW ORLEANS, LA 70118 BLOOMFIELD HILLS, MI 48302 BERKELEY, CA 94708 ASPEN EAST CONDO ASSOC AC ONE LLC APPEL JAMES R REVOCABLE TRUST COMMON AREA PO BOX 3417 40 SPRINGFIELD CT 980 E HYMAN AVE LITTLE ROCK, AR 72203 GLENDALE, MO 63122 ASPEN, CO 81611 BASALT RIVERVIEW LTD ASPENEYES LLC BARASH JAMES ROBERT & BETTEANNE 300-117 CENTRE POINTE DR PO BOX 270357 50 W CHEYENNE MTN BLVD OTTAWA ONTARIO HOUSTON, TX 77277-2369 COLORADO SPRINGS, CO 80906 CANADA K2G5X3, BELLINSON JAMES TRUST BAYLEY CAROL A BELSHER ELIZABETH S TRUST BELLINSON CAROLYN TRUST 950 E DURANT AVE #2 4919 E GRANDVIEW LN 370 E MAPLE RD STE 200 ASPEN, CO 81611 PHOENIX, AZ 85018 BIRMINGHAM, MI 48009 BERNI SHAEL MORGAN BGC Ill IRREVOCABLE 2011 TRUST 50% BIENENSTOCK SAMUEL J & LAUREN B 22 FROST RD 21 TECHNOLOGY DR #6 30800 TELEGRAPH RD #2925 GREENWICH, CT 06830 WEST LEBANON, NH 03784 BINGHAM FARMS, MI 48025 BOUSTEAD DOUGLAS BROUGHTON SARAH M BLAZEK CAROLINE J PO BOX 186 ROWLAND JOHN 1901 RESEARCH BLVD STE 220 149 ADIRONACK RD PO BOX 552 ROCKVILLE, MD 20850 ADIRONDACK, NY 12808 ASPEN, CO 81612 BROWN MATTHEW L BUCHHEIT GERALD A CADY VICKI REV TRST PO BOX 10129 6210 OLD LAKE SHORE RD 223 E PINE MEADOW CT ASPEN, CO 81612-7315 LAKE VIEW, NY 14085 ANDOVER, KS 67002 CAL-AMOS JOHN P CAREW 11 LLC 50% CAREW LLC 50% CAM FAMILY OFFICE 100 GALLERIA OFFICE CENTRE #427 100 GALLERIA OFFICENTRE #427 2020 CAL-AMOS CT STE#200 SOUTHFIELD, MI 48034 SOUTHFIELD, MI 48034 NAPERVILLE, IL 60563-2793 CHADVALE REALTY INC CHATEAU BLANC HOA CHATEAU EAU CLAIRE CONDO ASSOC PO BOX 11976 901 E HYMAN AVE 730 E DURANT AV ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 CHATEAU ROARING FORK CONDO CHATEAU RF 22 LLC CHATEAU ROARING FORK LLC ASSOC 350 NORTH LASALLE ST #800 8000 WALTON PKWY #100 FRIAS PROPERTIES CHICAGO, IL 60654 NEW ALBANY, OH 43054 730 E DURANT ASPEN, CO 81611 CITY OF ASPEN CHECK RICHARD COATES NELIGH C JR ATTN FINANCE DEPT 2309 S VALLEY RD 212 E LUPINE DR 130 S GALENA ST BERWYN, PA 19312 ASPEN, CO 81611 ASPEN, CO 81611 COFLIN DAVID L & MAXON PATRICIA A COHEN FAMILY NOMINEE TRUST COOPER TURTLE LLC PO BOX 11973 50 STONEHENGE RD 350 N LASALLE ST #800 ASPEN, CO 81612 PITTSFIELD, MA 012018421 CHICAGO, IL 60654 COOPER-TACHE CHRISTEN CRAFT HAROLD D CRAWFORD DON D 1001 EAST HYMAN 17240 LECHLADE WY PO BOX U3 ASPEN, CO 81611 DALLAS, TX 75252 ASPEN, CO 81612 CURTIS ALICE 80% DI LORENZO MICHAEL DOLGINOW SCOTT 50% 7457 GRANVILLE DR 30 EVERETT AVE 203 S CLEVELAND ST TAMARAC, FL 33321 WINCHESTER, MA 01890-3524 ASPEN, CO 81611 DORAN MICHAEL H ASP TEST TRST DORNEMANN MICHAEL EHRMAN JOSEPH S 1998 TRUST 4280 GUNNIN RD 390 LAKE AVE 170 MARION AVE NORCROSS, GA 30092 GREENWICH, CT 06830 LAKE FOREST, IL 600452962 ENCLAVE PHASE I & 11 CONDO ASSOC EUBANK CONDO ASSOC FIRESTONE CHARLES M & PATTIE P COMMON AREA COMMON AREA 3704 BRADLEY LN 360 WOOD RD 1022 E HYMAN AVE CHE\A' CHASE, MD 20815 SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 FISHER ELIZABETH B 99% FISHER JAMES B 1% FISHER WINSTON & JESSICA 216 STOUTENBURGH LN 2709 ST ANDREWS CT 299 PARK AVE 42ND FL PITTSFORD, NY 14534 JAMESTOWN, NC 27282 NEW YORK, NY 10171 FLANIGAN MICKIE FOLLIN KATHERINE C FOUR FORKS LLC 247 E. 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TUSCALOOSA, AL 35406 TRAVIS SHELBY J TRT OF COLORADO LLC 60% TYE MARK M TRUST 208 E 28TH ST - APT 2G 7200 COMMODORE DR PO BOX 8992 NEW YORK, NY 10016 TUSCALOOSA, AL 35406 ASPEN, CO 81612 VAN DEUSEN CONDO ASSOC VAN BILDERBEEK BERNARD H VANHEES GIORGIO JOANNE & ARNOLD COMMON AREA 13526 MONTEIGNE LN 95 HORATIO ST #9K 1006 E HYMAN AVE CYPRESS, TX 774294848 NEW YORK, NY 10014 ASPEN, CO 81611 VELEZ-ROSARIO F EVELYN VENRICK FRED C WALKER GEORGE M 425-17 CAMILE CIRCLE PO BOX 1362 2461 SHANNON RD SAN JOSE, CA 95134 ASPEN, CO 81612 NORTHBROOK, IL 60062 WERNING JOHN & ASSOC LLC WEAVER WENDY WILLMANN WEIL LORNE UNIFORM DEVOPMENTS 117 PO BOX 2477 750 LEXINGTON AVE CENTRE POINTE DR #300 ASPEN, CO 81612 NEW YORK, NY 10022 OTTAWA ONTARIO CANADA K2G5X3, WHITE JALEH WICHMAN CHARLES R & JEANNE R WILLINGHAM VIRGINIA 152 E DURANT AVE PO BOX 656 3914 HAZEL LANE ASPEN, CO 81611-1737 HONOLULU, HI 96809 GREENSBORO, NC 27408 WISE PEGGY S QUALIFIED PERS QUAL WILMERDING PATSY 50% WOGAN JAQUELINE T TRUST 203 S CLEVELAND ST PO BOX 158 1401 TOWER RD ASPEN, CO 81611 ASPEN, CO 81612 WINNETKA, IL 60093 WOOD JEFFREY R & SHANA B WOOD MARTHA L WYLY CHERYL R MARITAL TRUST 1616 S VOSS #150 5806 RUE BOURBON 300 CRESCENT CT STE 1000 HOUSTON, TX 77057 SAN ANTONIO, TX 78240 DALLAS, TX 75201 XAMASS ASPEN REAL ESTATE LLC YOST JOHN C YOUNG MOLLY H RE TRUST 100 W RIVER CENTER BLVD #1B 1601 B WEST 9TH STREET 9038 COUNTY ROAD 13 COVINGTON, KY 41011 AUSTIN, TX 78703 DEL NORTE, CO 81132 YPSI ANN ASSOCIATES 39577 WOODWARD AVE #300 BLOOMFIELD HILLS, MI 48304 - =04 -.*-- :~ 1*Â£1~J:.% t x- - --w- 9.7,?'" i 1 - KI ; 1 . -:il, 0 ;-E..:ri I 1~ . ~ i-li r 1 PUBLIC NOTICE * ~ Date: Wednesday April 10.2013 * p, Time: 5:oop.m .m 11 Place: City Hall 130 S. Galena f Â·' fi- '-1- 92 Street, Aspen - 1 Purpose: - U k - Â® *El 211 ~~ HPC will review Final Major C * ~ Development for this properly The ~ I applicant is BMD Aspen LLC,do ~ Adam Gillespie, 100 Elk Run Dr.,Ste. IMI, 1// *1#*triA# - ~ 129. Basalt. CO, 81621 Final design ~ H approval is requested for the - 7 *Ic:Â·TAer *~ construction of a new rear addition. - " /~/ For further information contact Aspen ~ . ~ Planning Dept. at 970-429-2797 -%. e=* I IN, - -~ -- '. 1 7 ---a - 4 9.1 0 3 .- , 1//:464< A 9-râ€¢â€¢rÂ·/ 3,/V--- ,/ -- 1, 14%.1 6/* . - h-. - - Justin Barker From: Derek Skalko <derek@lfriday.com> Sent: Monday, March 18, 2013 11:14 PM TO: Justin Barker CC: 'Derek Skalko' Subject: RE: 1006 E. Cooper Public Notice Info Attachments: image001jpg; image001jpg; image001jpg; 1006 EC Ext Lighting Can.pdf Hello Justin, Thank you for issuing everything. We have the sign issued to Aspen Repro and I anticipate we'll have everything up in place, notified and mailed by Thursday of this week. Also, per your request from last week, I'm attaching the cut sheet of the exterior BEGA lighting source we anticipate utilizing in the ceiling of the historical porch and then also within the ground level trellis structure (we'll bore it out accordingly) of the dining access area. At the present, this is the only anticipated lighting source regarding the project exteriors. Please note the source will not be visible until you are roughly five to seven feet under the down light and the glass will be frosted, so we will not be driving neighbors nuts with high powered directional units anywhere. As for the landscaping, we honestly do not intend any exterior lighting in the yard at the present time. Thank you Justin, Derek -----Original Message----- From: Justin Barker [mailto:Justin.Barker@cityofaspen.coml Sent: Monday, March 18, 2013 11:10 AM To: Derek@lfridav.com Subject: 1006 E. Cooper Public Notice Info i 4 Hi Derek, Here is the public notice info. I'rn attaching the notice that you mail out to everyone within 300% and the poster. Please print the poster at 24x36. Instructions for everything are attached. We will take care ofthe ~,~:, newspaper notice. Your posting and mailing needs to be done by 5 p.m. on March 26. Please complete the attached affidavit, marking "n/a" next to publication, neighborhood outreach, mineral estates, and rezoning. Attach the mailing list and a picture of the poster in place and return this to me on or before the hearing date. Let me know if you have any questions. Thanks, Justin Barker, LEED Green Associate, CNU-A Planner Community Development Department City of Aspen 130 S. Galena St. Aspen, CO 81611 1 -1. t O 0 --% -0, 02 BEGA - RECESSED CEILING - 1 ,â€¢ STAINLESS STEEL w GUARD ./ . U I U. . Recessed ceiling - stainless steel w/ guard Designed for down lighting atriums, canopkes, passages, and 1 . 1 other interior and exterior locations featuring small scale design. Recessed ceiling luminaires with stainless steel faceplate with guard and fully enclosed. U.L. listed, suitable for wet locations. Protection class: IP 64 _ifFO=H Finish: #4 brushed stainless steel. .. LJ.-1 0 4 . Select product I I No. for details Lamp Lun 1125/540 Etched glass (1) 20W T3 G4,12V 320 1127/540 Spread lens (1) 20W T3 G4,12V 320 1129/540 Ribbed glass (01) 20W T3 G4,12V 320 1136/540 Asym. (1) 20W T3 G4,12V 320 34/./ 1223/560 W T-former (1) 50W T4 GY6,35,12V 950 - 1227/560 Spread lens (1) 50W T4 GY6.35.12V 950 I 4 1233/560 Rjbbed glass (1) 50W T4 GY6,35,12V 950 1236/560 Asym. (1) 50W T4 GYâ‚¬.35,12V 950 COMMUNrn DET El.OPMENT DEPARTMENT Agreement to Pay Application Fees An agreement between the City of Aspen ("City") and Property [3Mp Â»REN i Luc Phone No.: G~/U,5-6,216:44#JOI=FECES Owner ("1"): C/o Ar>4 11 61(LESPIE Email: e en#IL. cay}1 - Address of 1 CSÂ©G EAST- Billing it) (30,< -792-8 Property: C-$309â‚¬A +6Â¥L. Address: (subject of (send bills here) ASAEC , CO E1412 application) I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ 0 Select Dept 0 Select Dept flat fee for . $ flat fee for 0 $ flat fee for Select Dept 0 Select Review $ flat fee for For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy induding consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 1,950 6 deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $0 0 deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. City of Aspen: Property Owner: BAD )225/ MEPEE, LLC Clo AC@Av'll CEAL.LESPIE Chris Bendon Community Development Director Name* DEeE K Â·94441<ts) ~ GPO ~ Title: 02.4,0â‚¬5 RE}aeENEUA-77 LE_ City Use: 1950 Fees Due: $ Received: $ Januan. 2013 Cit> of Aspen 13() S Galena St. (97(4 920-5090 ,9 OPMENT Ktut'VED / MAR 6 2013 PO BOX 7928 CITY OF ASPEN Aspen, CO 81612-7928 1 frid a y Phone: 970.309.0695 COMMUNITY DEVELOPMENT E-mail / Web: derek@lfridaÂ¥.com / www.1 friday.com design collaborative To: Ms. Amy Guthrie; Director From: Derek Skalko, Principal The Aspen Historic Preservation Commission 1 Friday Design Collaborative E-mail: Amy.Guthrie@ci.aspen.co.us Date: February 1, 2013 / REVISED 3/3/13 Phone: 970.429.2758 Pages: 12 Re: 1006 East Cooper Avenue - Explanation / CC: file Supplemental Info for Major Final Approval 1006 East Cooper Avenue HPC Major Development - HPC Final Approval Dear Amy & Members of the Aspen Historic Preservation Commission, We are approaching the commission on behalf of BMD Aspen LLC, care of Mr. & Mrs. Adam & Kirstin Gillespie, managers and property owners of 1006 East Cooper, to seek final approval from the Aspen HPC. We received our initial conceptual approval from the Aspen HPC in July of 2012. To again refresh your familiarity with 1006 East Cooper, the residence is an approximate 4,372 sq ft property located in the East End District of Aspen. The property is legally defined as Lot L & West 10' of Lot M, Block 34 within the Additional Townsite of Aspen and is, by definition a non-conforming lot according to land use code. The main residence was initially a 15' x 20' 1890's mining cottage to which two major time period additions were added, and it was determined and approved in our initial conceptual hearing, the non- contributing elements to this mining cottage, in addition to the significantly altered alley structure situated seven feet three inches into the public alley right of way, would be granted the right of removal to allow for the conceptual planning as presented. Although minimal, there were several conditional requests made by the Aspen HPC, and I will outline each of these elements in addition to the supplemental packet of drawing information provided. Packet Submission: The 24 x 36" drawing packet included for your review of 1006 East Cooper includes the following: Sheet Al 1: Existing Site Plan with noted structures, topography, and all property and easement setback conditions as recorded. Also included is the proposed Site Plan indicating structure locates, topography, and all improved property and setback conditions as proposed. Existing FAR and Proposed FAR breakdowns for the project are also provided. Sheet A23: The Proposed Lower Level (Subgrade) for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A24: The Proposed Main Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A25: The Proposed Upper Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A26: The Proposed Roof and Site Plan for the 1006 East Cooper Residence. Sheet A31: Proposed East Cooper Massing Comparison Street Elevation and West Side Yard View Plane and Massing Comparison elevation for 1006 East Cooper property. (Revised Per Conceptual) Sheet A32: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Sheet A33: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Proposed Project Overview, Variance Requests & Bonuses sought regarding 1006 East Cooper: In discussing the proposed project for 1006 East Cooper, the general program of the home essentially maintains a similar program to the existing conditions by maintaining similar bedroom counts and FAR comparatives. The major departure for the proposal of 1006 from the existing site is how we are seeking to "re-appropriate" the allowable FAR square footage of the disjointed existing two residence property into a cohesive single family residence with the major amenity of usable habitable area within the lower sub-grade level of the home, improved outdoor amenity (benefiting the neighboring historic property as well), and alley access to providing for an enclosed parking area. FAR BONUS REQUEST: 160 SQ FT REQUESTED PER CONCEPTUAL PROPOSAL The 1006 East Cooper conceptually approved plan eliminated approximately 51% of the existing main residence (the additions) and the rear alley outbuilding in full. We are aware that our allowable FAR for the property will be subject to the 80% allowable FAR of the property site's present FAR allowance of 2,740.75 square feet, which we have anticipated. We additionally have taken into consideration the 128 square foot perpetual easement reduction of the property, further reducing our allowable FAR to a total of 2,192.6 square feet. All things said, we are proposing a home that is at an FAR of 2,350.07 square feet, and requests no variances from the Aspen Land Use Code Zoning Section 26.710 on the South (East Cooper Fagade) and Neighboring (West -East Side Yard) Areas of the property. Saying all of the above, we feel it is important to additionally stress that of our used FAR number, 172.9 square feet has been allocated to the open aired deck off of the master bedroom area. An additional 70.78 square feet is being taken up by the open aired existing historic front porch, which again, is not contributing to additional massing burden on the property. Combined, these two areas contribute for 243.68 square feet of the proposed FAR, which is significantly more than the 160 square feet we have requested. REAR YARD (ALLEY) SETBACK VARIANCE OF 2' (GARAGE & HABITABLE) PER HPC CONCEPTUAL APPROVAL: Variances from the Residential Design Standards, Section 26.410.040: Per our conditional conceptual approval as approved by the HPC, we believe our design for 1006 East Cooper is in accordance with the following two bullet points stated in Section 26.410.040. a) Provide an appropriate design or pattern of development considering the context in which the development is proposed and the purpose of the particular standard. In evaluating the context as it is used in the criteria, the reviewing board may consider the relationship of the proposed development with adjacent structures, the immediate neighborhood setting or a broader vicinity as the board feels is necessary to determine if the exception is warranted; or City of Aspen Land Use Code Part 400 - Residential Design Standards Page 4 b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints. The two items we are subject to are "Build To Lines" and "Establishment of a Secondary Massing" A condition of the HPC Conceptual approval required us to essentially leave the massing unchanged, but increase the connection width between the historic mining cottage and the major secondary new construction massing to a total distance of ten feet. We have increased this distance accordingly to the requested total, and in doing so, will require us to notice for a rear yard setback (alley) variance to accommodate for the garage and habitable second story massing of the structure. A variance request of two feet, or a three foot rear yard setback approval (we are looking to the HPC for proper wording on this matter) would accommodate the request made by the HPC at our conceptual approval stage. Again, even with the approval of a rear yard variance as requested, would still bring the massing of the addition into the property by 10'-3". The existing shed as it currently is situated is 7'-3" over the property line into the public alley right of way, which we do understand to be a difficulty for the neighboring community through direct conversation with neighbors themselves. In responding to the requirement of a secondary massing, we are proposing a new massing structure that is two stories with several one story elements associated to the volume. We are maintaining the footprint of the two story massing to be aligned in its entirety "behind" the footprint of the historic cottage, which, again, is a total of 15' in width. This is virtually the smallest feasible width we are capable of designing around in order to create functional spaces. All other entities on the site do sit at a total height less than that the top of ridge elevation associated with the historic cottage. Due to the existing structure's unusually small size, it would be almost impossible to design massing any smaller without losing total function of the interior spaces. Similar award winning historic projects have implemented larger addition strategies with great success. 310 Hallam Street, Midland & Park Residence, The Conner Cabin Project, and the soon to be redevelopment of the 623 East Hopkins parcel are examples that immediately come to mind. We should also point out the project does comply with the definition of the subordinate linking element as stated below per the Residential Design Standards topic regarding Secondary Mass: A subordinate linking e/ement 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. We believe the square footage, scale, and massing of the project as proposed is a very sensitive and appropriate strategy for 1006 East Cooper property, and we would be interested in understanding possible TDR scenarios where an FAR bonus could be transferred to "receivership" sites in addition to the standard methodologies associated with the HPC FAR bonus potential if our project were deemed worthy of such. ADDITIONAL STUDY OF THE MINING COTTAGE CHIMNEY & OUTDOOR AMENITY ASPECT: An item that was requested to be further studied at our conceptual hearing was the massing of the existing chimney associated with the mining cottage, and we have looked at this item with serious consideration. Through further site investigation with contractors of looking at how the chimney is "tied" into the former west wall of the mining cottage, it does appear to be of a construction methodology and aging timeline that indicates it was highly likely original to the historic structure. We believe it served as the chimney of the original building's primary heating and cooking source. The major item we did correct within the final application is the sizing of the stack. It was originally believed to be two feet (2') deep by three feet eight inches (3'-8") wide. We have been able to determine the sizing as more accurately (2') deep by two feet four inches (2'-4"), which reduces the visual massing of the stack by a dimension of one feet four inches (1'-4"), most notably from the East Cooper elevation. We have adjusted the drawings to reflect this change accordingly in all submitted plans and elevations. .. MATERIALS PROPOSED FOR MAIN COTTAGE AND NEW CONSTRUCTION OF 1006 EAST COOPER RESIDENCE: Please know we will be providing more extensive renderings at the actual hearing, but we have diagrammed below the intended materials desired for 1006 East Cooper. Please know all materials intended are also called out on the 24 x 36 plan sets provided to the HPC for more detailed reference. 23 â€¢ 67-1,e., A, ..=-C- - %...... HEIJE Eli EE' Cm / a..1- - P. 4 al=:7.2 3 1 +E ' 4=e -- , 90= 6.4- - - -60 1 -IEM--'- 8 B rino L E ---CM F 12 -.in . 9 1 -1.17.- El Ir 1 1 HPC FINAL Proposed West Elevation ki,Ey SCALE W â€¢ 1Â·-Cr /2 --- -VI B & C: VOLUMES INTENDED ...Il...u..al TO BE PAINTED WOOD WITH MATCHING COLOUR STRATE- Lip GIES FOR MAIN SIDING 3 /k I -EFP -- AREAS (sw snowbound) & TRIM . - .. -- ... 1.0, ---+753'~me '... $1121 CNI=- ACCENT (sw light grey) i . .1-~ , Â·--,cÂ·run.~ ' i .z>m-== DETAILING FOR AREAS PER , -- [â€¢9:0-~ ~~.1 B~~~ ELEVATIONS PROVIDED 1 1 I - - - - 1 -501 7- E r-----4 ---- 1 1 : A: METAL SOLAR WALL SIDING ..8 - CONTRAST ELEMENT (matte powder coated non-reflective ' '' T TE ___I Ill...Bia r .2~is finish charcoal grey) 1 HPC FINAL Proposed South (East Cooper) Elevation 419 SCALE 'Ar - 1Â·/ r .- .2+k.1~ - ... - .....all. k - . 1../7. all j k L . - ,~----1--*-k..< - *--- I. m ..4 .1 - =--- ~Â»73?~ C) Example of Two Colour Scheme (Main & Accent) Tradional Lapped Wood Painted Residence with Traditional Cedar Shingle Roof - Details Consistent with 1006 East Cooper Residence 1 r .. 35 :; . 'r 4 4 96 .' '1 - 2,2, .' , .:.U- k --U 1 1. ' 2.1 I KWI , 1 +I - A 1 , . i 1 i t , 0 h t B & C) Similar Example of unifying a historic resource and new construction through a continuous paint scheme, as proposed for 1006 East Cooper Residence. , . .E.i, 4 Area B Siding Detail: We are proposing a relatively standard modern siding detail for the painted wood areas of new construction on the 1006 East Cooper Residence. The noted differences we need to point out on the images shown from what we will be proposing is the width of the siding material and the spacing between the horizontal members themselves. Both of these are 6" and 8" widths respectively with a %" spacing. We are proposing a material width and spacing per the elevations provided that is more closely correlated to the sizing of the historical resource while being careful not to confuse the specified areas as anything but a product of their own time period. The shadow casts of the traditional lapped siding in comparison to the new construction's wood detailing will be subtle yet capable of being differentiated even with a matching colour scheme as intended. .. Fan Pre-Heated : SolarWallÂ® fresh air I Insulation Cold Invener outdoor air + 4 1.- DC -11 Â©lk PnoÂ¥Â»10\10 P# 114 AC -11 4 79 . &-0.-/ Specially designed A) Metal Solarwall Siding For New Addition Siding & Roofing Massing: We are proposing a solar material wrap for the structure which is anticipated to reduce the residences energy requirements by an estimate of 20% in the months of November through March while potentially achieving reductions as high as 50 to 60% during peak summer months. From an aesthetic standpoint, the wall will read similarily to a traditional board and batten vertical siding, and it is possible to achieve a siding width of 6" with the materials currently anticipated for the summer 2013 residential market. The manufacturer Dupont (in conjunction with a division of Prodema via Spain) is telling us a matte powder coated finish (non glare/ non reflective) will be made available in the residential line of the material. The colour choices anticipated are initially in the darker ranges of charcoal and charcoal grey due to the efficiencies provided by the further ability to absorb solar heat gain. The Inter,or lon ut,Ilzes a slatted wood railing / wall heabng and cooling strategy 1 ) A, to work within theintenor detail allo-g a pass,ve spaces by creating a naturally ~ circulating w now pattern AK-1 1 1 1 ~~'"~ the,menor space. -r . L des,gil of Loom's overhangs The Intent,onally large L--â€ž- 11 1/9 <7 ~- ~ and deep window recesses -4.: r-1-1 1"+ p7--'- also assist in regulat;ng the amount of direct solar .4 7 1 L-J-1- 0 gain the interior of the - , ___ u. rece,ves throughout -- .bid~ t --- -- the year /3 Th,s allows for the sun to enter more directly . the winter months _1__STUX>AREA LOFTAREA PASSIVE *104GÂ·COOLING NORM &FUEâ€¢OAREA,lgEL-ZA PASSME HEAT- COOL-G EAST ~127'- when the addrbonal heat gain rs desired Interior Railing / Wall Detail Image 1 4 1 . , ./#11 1 it. - 41 -- .-2-1=1 ir 1 + 2 al -r 1_ SB,Â®Ipi~Aft0;Tj88EA PASS:vE .... . COOLNG SOUâ„¢ 4 ST,KJÂ© AFEA LOFT AIEA PASSIVE )â‚¬ATNGÂ· COOILING WEST U. The exterior siding's application theory is similar to an interior concept utilized in Loom 216, a recently completed historical outbuilding in Aspen's west end. PROJECT COMPLIANCE TOWARDS HPC DESIGN REVIEW STANDARDS PER CHAPTERS 1, 10 & 14: Per request of a memo via Amy Guthrie, we are responding accordingly to the specified topics of Chapters 1,10 & 14 in the following: Fences The current existing East Cooper fence of 1006 East Cooper is likely not original to the historic time period of the residence (being a combination of wire, wrought iron & chain link). We acknowledge the design guidelines for fences (as copied below) and are open to working with the HPC as a monitoring item as the project develops further. A metal fence direction is anticipated at this present time to comply with the visual openness requirements set forth and also due to the existing conditions indicating this direction has been utilized previously per what we can observe at the site currently. If the HPC feels a wood direction is more appropriate, we are open to their suggestion and guidance on this matter. 1.1 Preserve original fences. 1 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. u Any fence which is visible from a public right-of-way must be built of wood or wrought iron. Wire fences also may be considered. u A wood picket fence is an appropriate replacement in most locations. A simple wire or metal fence, similar to traditional "wrought iron," also may be considered. u Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards. 1.3 A new replacement fence should have a "transparent" quality allowing views into the yard from the street. u A fence that defines a front yard is usually low to the ground and "transparent" in nature. u On residential properties, a fence which is located forward of the front building facade may not be taller than 42" from natural grade. (For additional information, see the City of Aspen's "Residential Design Standards".) A privacy fence may be used in back yards and along alleys, but not forward of the front facade of a building. Note that using no fencing at all is often the best approach. Contemporary interpretations of traditional fences should be compatible with the historic context. 1.4 New fence components should be similar in scale with those seen traditionally. o Fence columns or piers should be proportional to the fence segment. 1.5 A side yard fence which extends between two homes should be set back from the street-facing facade. zi This setback should be significant enough to provide a sense of open space between homes. 00 0 New Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. u Such an addition is usually similar in character to the original building in terms of materials, finishes and design. Per the conceptual approval of 1006 East Cooper, no additions were deemed historically significant to the mining cottage, and are being removed per the proposed plans and elevations provided. 10.2 A more recent addition that is not historically significant may be removed. Per the conceptual approval of 1006 East Cooper, no additions were deemed historically significant to the mining cottage, and are being removed per the proposed plans and elevations provided. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 3 A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. o An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. o An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. u An addition that covers historically significant features is inappropriate. Â· Due to the proposed siting of the mining cottage, the design will allow one's ability to interpret the historic character of the residence far better than currently possible. The 1 940's existing addition to the main residence has, by far, done the most damage in response to this guideline, and we intend to remedy this with our proposed approach f removing all existing additions and pushing the majority of the massing to the rear of the property. 10.4 Design a new addition to be recognized as a product of its own time. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. u A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. The conceptually approved proposal clearly separates the construction periods of the old versus new without straying too far from the historical context of massing, scale, and formal relationships. The intention of the forms is directly responding to the historical nature of the site's context, while we are defining the old and new through material choices and modern detailing methods with a far less ornate and simplified aesthetic. 10.6 Design an addition to be compatible in size and scale with the main building. u An addition that is lower than or similar to the height of the primary building is preferred. We are maintaining the pitch of the existing gable for the proposed structure, in addition to holding the second story massing in line (15' in width) with the existing mining cottage to minimize the massing to the rear of the property. All being said, the reality is we need a second story for the program of the home to function appropriately, and have set back the massing location and plate heights accordingly to ensure the least amount of visual detection from the East Cooper view planes and right of ways. Please note the mining cottage is essentially a one story building which we are consciously responding to. 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. o A 1-story connector is preferred. u The connector should be a minimum of 10 feet long between the addition and the primary building. u The connector also should be proportional to the primary building. We have studied and worked the planning, scale and massing diligently to directly respond to the unusually small nature of the existing mining cottage, and feel strongly we are achieving a delicate balance between the relationship of the proposed and existing massing on not only 1006 East Cooper, but also within the context of the surrounding neighborhood, which we are significantly smaller than as a whole. Modeling and context street elevations drawings have been provided for further explanation. 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. 1 Locating an addition at the front of a structure is inappropriate. u Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 1 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. We have adhered to the guideline in full in addition to the 10' distance for the connector area. Per the drawings provided, we are demonstrating we absolutely have considered the mining cottage as the primary visual aspect of the project from the street fagade. It is quite possible one will not be able to see the secondary massing in any capacity from the East Cooper as indicated in the provided cross elevations of the site. 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. The proposed roof forms are in direct contextual reference to the existing mining cottage and surrounding structures. We are keeping the forms very pure, as to respond to the unbroken gable of the mining cottage. The second story deck area is intended as a flat roof for the specific purpose of minimizing the massing of the form to keep it contextually in scale with the mining cottage and also with the neighboring flat roofed alley structure which it will be approximately sited within five feet of. The design of the area is a direct response to the inflection requirements of the residential design standards additionally. Please note the primary and majority of the roof areas are to be gable roofed massing elements. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. u For example, loss or alteration of architectural details, cornices and eave lines should be avoided. 00 All detailing will be maintained, repaired, or restored accordingly in regards to the mining cottage. The newly proposed detailing is intended to be simplified as to not compete with the historical nature of the existing structure and to clearly articulate itself as a product of its own time period while maintaining a secondary visual aesthetic to the historic resource. Color Since the HPC does not review the choice of color, these guidelines are provided to encourage the use of a paint scheme that would be similar to one used historically, as well as enhancing the structure and its character-defining features. We would like to stress to the HPC we have read and understand the desires of the provided guidelines pertaining to colour. Our goal is to unify the project through the use of window trim accent colours in addition to the wood materials choices that will be utilized on both the new and historic areas of the residence. We are proposing a solar technology based metal siding for the two story massing of the new construction located on the alley of the property. The intention is to maintain a matte, non-reflective powder coated finish to allow the metal to read as a wood comparative in a stained opaque finish. 14.3 Keep color schemes simple. Using one base color for the building is preferred. Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. 14.4 Coordinating the entire building in one color scheme is usually more successful than working with a variety of palettes. 3 Using the color scheme to establish a sense of overall composition for the building is strongly encouraged. 14.5 Develop a color scheme for the entire building front that coordinates all the facade elements. 3 Choose a base color that will link the entire building face together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly. It can also help your building relate better to others in the district. u The complexity of the accent colors should be appropriate to the architectural style of the building. Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would have simply had a stain applied. Window sashes are also an excellent opportunity for accent color. Brilliant luminescent or "day-glo" colors are not appropriate. Residential Design Standards & compliance / applicability towards 1006 East Cooper: A. Site Design: Currently, the 1006 East Cooper Residence is off cardinal axis respective to the established property definitions. It is believed the mining cottage has been shifted throughout its existence at 1006 East Cooper, and we are proposing to move the structure 5' East and 5' South in the concept, additionally in this proposal, we are requesting to align the residence accordingly with the cardinal access directions of the lot. This would bring the residence into RDS compliance and would be in accordance with the typical conditions found through the East Cooper neighborhood regarding orientation. Our proposal of requesting the 5' shift of the property towards East Cooper additionally brings us closer to the compliance of RDS Build - to-Lines as defined in 26.410.040. B. Per RDS, any residence that has access to a private road or alley is required to utilize this amenity. We are proposing a design that is in accordance with RDS Sections pertaining to 00 0 00 Parking, Garages, and Carports. We will require a rear yard variance of 2' in order to adhere to the residential design standard pertaining to a 10' connection link for the 1006 East Cooper Residence. C. In discussing building elements, both the proposed restoration of the historic mining cottage and the proposed new construction are in full compliance of all sections pertaining to Section 26.410.040, Paragraph D and Subsections. The massing inflection proposed for 1006 East Cooper is in accordance with the neighboring parcels having the primary one-story sections of the proposed residence inflect to the historic corner property situated to the direct west neighboring property. Drawing documentation, imaging, and power point & computer rendering explanation will all be presented to further assist in demonstrating our final proposal upon our hearing. We are excited about the possibilities proposed and sincerely believe 1006 East Cooper will significantly better the property from 1006's long term desires and both the City of Aspen's and Aspen HPC's long term interests concerning historic preservation. In closing, we would simply like to express our sincere gratitude in considering our request regarding 1006 East Cooper Avenue. We look forward to presenting and discussing this concept with you further. Respectfully, 1/\ Iii 1 #04- Derek Skalko Principal, 1 Friday Design Collaborative .. Addedum: 1006 Site Vicinity Site Map Provided per Requisite 11 Eb-#11 - I *Pk-- - .... -.-- - - Ir ipâ€¢-_-~i k ':9~2~~ 6/ill""i//~bâ€¢ Ne,E S . Ar '15 14 , 1 J. I *~altk#lij~p~#~~~~.1,4 :l.&~ -4 1.10 '9:f 0 1/5, ~:4 4 2â€¢rÂ» pr 55*L..!AM#4=64 Sile Vicinity Mop - 1006 Eosl Cooper Avenue AMD ASPEN, LLC Rivenlew Flay.1.100 Elk Rtin f li-1,2'. Silite 12'1. Baiall ColoiÂ·<idc, Al (421 Phone. 1)701)27 4,549 ; Fax ~)70.827 (43{,8 Email gilleqi)iel,iwoffices#gmail Cl,111 June 27.2012 RECEIVED To Whom lt May Concern. MAR 6 2013 CITY OF ASPEN COMMUNITY DEVELOPMENT This letter is to verify that. 1. Adam Gillespie am the Manager of BMD ASPEN. LLC. Owner of 1006 E. Cooper Avenue. Aspen. Colorado 81611. Derek Skalko has complete authorization to make any submissions to the City of Aspen pertaining to the redevelopment of 1006 E. Cooper A~ -enue. Aspen. Colorado 81611. Regards. BMD ASPEN. LLC. , 2-44444 W. Adam Gillespie. Manager Cc: Derek Skalko -5 MUT-1 0:\ CÂ»Ir-707\0 ~6 ft -313 Â¥04 , . . <y= 2 /10 / -2.Ov--~ 26 EAU CLAIRE LLC 306 ASSOCIATES LLC ABEL FAMILY LIV TRUST 452 WALNUT ST PO BOX 7067 523 CRAGMONT AVE NEW ORLEANS, LA 70118 BLOOMFIELD HILLS, MI 48302 BERKELEY, CA 94708 ASPEN EAST CONDO ASSOC AC ONE LLC APPEL JAMES R REVOCABLE TRUST COMMON AREA PO BOX 3417 40 SPRINGFIELD CT 980 E HYMAN AVE LITTLE ROCK AR 72203 GLENDALE, MO 63122 ASPEN, CO 81611 BASALT RIVERVIEW LTD ASPENEYES LLC BARASH JAMES ROBERT & BETTEANNE 300-117 CENTRE POINTE DR PO BOX 270357 50 W CHEYENNE MTN BLVD OTTAWA ONTARIO HOUSTON, TX 77277-2369 COLORADO SPRINGS, CO 80906 CANADA K2G5X3, BELLINSON JAMES TRUST BAYLEY CAROL A BELSHER ELIZABETH S TRUST BELLINSON CAROLYN TRUST 950 E DURANT AVE #2 4919 E GRANDVIEW LN 370 E MAPLE RD STE 200 ASPEN, CO 81611 PHOENIX, AZ 85018 BIRMINGHAM, MI 48009 BERNI SHAEL MORGAN BGC Ill IRREVOCABLE 2011 TRUST 50% BIENENSTOCK SAMUEL J & LAUREN B 22 FROST RD 21 TECHNOLOGY DR #6 30800 TELEGRAPH RD #2925 GREENWICH, CT 06830 WEST LEBANON, NH 03784 BINGHAM FARMS, MI 48O25 BOUSTEAD DOUGLAS BROUGHTON SARAH M BLAZEK CAROLINE J PO BOX 186 ROWLAND JOHN 1901 RESEARCH BLVD STE 220 149 ADIRONACK RD PO BOX 552 ROCKVILLE, MD 20850 ADIRONDACK, NY 12808 ASPEN, CO 81612 BROWN MATTHEW L BUCHHEIT GERALD A CADY VICKI REV TRST PO BOX 10129 6210 OLD LAKE SHORE RD 223 E PINE MEADOW CT ASPEN, CO 81612-7315 LAKE VIEW, NY 14085 ANDOVER, KS 67002 CALAMOS JOHN P CAREW 11 LLC 50% CAREW LLC 50% CAM FAMILY OFFICE 100 GALLERIA OFFICE CENTRE #427 100 GALLERIA OFFICENTRE #427 2020 CAL-AMOS CT STE#200 SOUTHFIELD, MI 48034 SOUTHFIELD, MI 48034 NAPERVILLE, IL 60563-2793 CHADVALE REALTY INC CHATEAU BLANC HOA CHATEAU EAU CLAIRE CO NDO ASSOC PO BOX 11976 901 E HYMAN AVE 730 E DURANT AV ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611 CHATEAU ROARING FORK CONDO CHATEAU RF 22 LLC CHATEAU ROARING FORK LLC ASSOC 350 NORTH LASALLE ST #800 8000 WALTON PKWY #1 OO FRIAS PROPERTIES CHICAGO, IL 60654 NEW ALBANY, OH 43054 730 E DURANT ASPEN, CO 81611 CITY OF ASPEN CHECK RICHARD COATES NELIGH C JR ATTN FINANCE DEPT 2309 S VALLEY RD 212 E LUPINE DR 130 S GALENA ST BERWYN, PA 19312 ASPEN, CO 81611 ASPEN, CO 81611 COFLIN DAVID L & MAXON PATRICIA A COHEN FAMILY NOMINEE TRUST COOPER TURTLE LLC PO BOX 11973 50 STONEHENGE RD 350 N LASALLE ST #800 ASPEN, CO 81612 PITTSFIELD, MA 012018421 CHICAGO, IL 60654 COOPER-TACHE CHRISTEN CRAFT HAROLD D CRAWFORD DON D 1001 EAST HYMAN 17240 LECHLADE WY PO BOX U3 ASPEN, CO 81611 DALLAS, TX 75252 ASPEN, CO 81612 CURTIS ALICE 80% DI LORENZO MICHAEL DOLGINOW SCOTT 50% 7457 GRANVILLE DR 30 EVERETT AVE 203 S CLEVELAND ST TAMARAC, FL 33321 WINCHESTER, MA 01890-3524 ASPEN, CO 81611 DORAN MICHAEL H ASP TEST TRST DORNEMANN MICHAEL EHRMAN JOSEPH S 1998 TRUST 4280 GUNNIN RD 390 LAKE AVE 170 MARION AVE NORCROSS, GA 30092 GREENWICH, CT 06830 LAKE FOREST, IL 600452962 ENCLAVE PHASE I & 11 CONDO ASSOC EUBANK CONDO ASSOC FIRESTONE CHARLES M & PATTIE P COMMON AREA COMMON AREA 3704 BRADLEY LN 360 WOOD RD 1022 E HYMAN AVE CHEVY CHASE, MD 20815 SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81611 FISHER ELIZABETH B 99% FISHER JAMES B 1% FISHER WINSTON & JESSICA 216 STOUTENBURGH LN 2709 ST ANDREWS CT 299 PARK AVE 42ND FL PITTSFORD, NY 14534 JAMESTOWN, NC 27282 NEW YORK, NY 10171 FLANIGAN MICKIE FOLLIN KATHERINE C FOUR FORKS LLC 247 E. 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Enclosed is your Owner's Title Policy. The policy premium was paid for by the Seller at the time of closing, so there are no monies due from you in this regard. Please review and retain your policy with your other valuable records. We have a permanent file regarding your property and can offer expedient and cost efficient service with your future transactions. In the event you decide to sell or refinance your property, in the future, please contact us for special discounts and faster service. You may access all your closing documents through the Internet on SureClose by visiting www.stewartcolorado.com. You may contact your local Escrow Officer for login and password information. Sincerely, Stewart Title =11 ALTA Owner's Policy (6-17-06) POLICY OF TITLE INSURANCE ISSUED BY L_- . title guaranty company Any notice of claim and any other notice or statement in writing required to be given the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEFI1ONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE COND]TIONS, STEWART l'ITLE GUARANTY COMPANY, a Texas corporation, (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the insured be reason of: 1. Title being vested other than as stated in Schedule A 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud. undue influence, duress, incompetency, incapacity.orimpersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance: (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law (v) a document executed under a falsified, expired, or otherwise invalid power of attorney (vi) a document not properly filed, recorded, or indexed in the Public Recofds including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien ofreal estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) 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 Ihe term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land. and encroachments onto the L,and of existing improvements located on adjoining land 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, pmhibiting, or relating to (a) the occupancy, use, or enjoyment of the I.and; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting foith the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enfottement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement mferred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. Countersigned: f 1 /9 43-tdL.j p staNart - .019&}U--4 *0-3 L_--â€¢ title guaranty company Senior Chairman of the Board *orized Countersignage C 1 A . A , A /%%5:'441 . 0..11.. N U Stewart Title '022'4:,al -C//:-,_n Aspen Division ~Chairman of the Board 19 1908 8% 620 East Hopkins Avenue ~tri;-26'~' Aspen, Colorado 81611 (7**U__-- Phone: 970-925-3577 President Fax: 970-925-1384 Agent ID: 06011A Serial No.: O-9301-1724885 ALTA OWNER'S POLICY 6-17-06 If you want infolmation about coverage or need assistance to resolve complaints, please call our toll free number ] -800-729-1902. If you make a claim under your policy, you must furnish written notice in accordance with Section 3 of the Conditions. Visit our World-Wide Web site at www.stewart.corn, 11 COVERED RISKS (Continued) 9. Title being vested other than ab f wed in Schedule A or being defective (i) to be timely, or (a) as a mull of the avoidance in whole or in part, or from a court order (ii) to impart notice of its existence lo a purchaser mr value or to a providing an alternative remedy, of a trander of all or any pa,t of the title to judgment or lien creditor. or any interest in the L.and occurring prior to the transaction vesting Title 10. Any defect in or lien or encumbrance on the Title or other matter included in as shown in Schedule A because that prior transfer constituted a fraudulent Covered Risks 1 through 9 that has been created or attached or has been ttled or or preferential transfer under federal bankruptcy, state insolvency, or recorded in the Public Records subsequent to Date of Policy and prior to the similar creditors' fights laws; or recording of the deed or other instrumen[ of transfer in the Public Records that (b) becaw,e the instrument of transfer vesting Title 84 shown in Schedule A vests Title as shown in Schedule A. constitutes a preferential transfer under federal bankruptcy, state The Company will also pay the costs, attorney%' fees, and expenses incuned in defense insolvency. or similar creditors' rights laws by reason of the failure of ils of any matter insured against by this Policy, but only to the extent provided in the recording in the Public Records Condition5 EXCLUSIOINS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the (b) not Known to the Company, not recorded in the Public Records a[ Date of Company will not pay loss or damage, cosb, attorneys' fees, or expenses that arise by Policy, but Known to the Insured Claimant and not disclosed in writing to reason ofÂ· the Company by the Insured Claimant prior to the date the Insured 1. (a) Any law, ordinance, permit, or governmental regulation (including those Claimant became an Insured under this policy; relating to building and zoning) restricting, regulating, prohibiting, or relating to (c) resulting in no loss or damage to the Insured Claimant; (i) the occupancy, use, or enjoyment of the Land; (d) attaching or created subsequent to Date of Policy (however, this does not (ii) the character, dimensions, or location of any improvement erected on modi fy or limit the coverage provided under Covered Risk 9 and 10); or the Land; (e) resulting in loss or damage that would not have been sustained if the (iii) the subdivision of land; or Insured Claimant had paid value for [he Title. (iv) environmental protection; 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or or the effect of any violation of these laws, ordinances, or governmental regulations. similar creditors' rights laws, that the transaction vesting the Title as shown in This Exclusion Ha) does not modily or limit the coverage provided under Covered Schedule A, is Risk 5. (a) a fraudulent conveyance or fraudulent transfer: or (b) Any governmental police power. This Exclusion 1 (b) does not modify or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this limit the coverage provided under Covered Risk 6. policy. 2. 2. Rights of eminent domain. This Exclusion does not modify or limit the 5. Any lien on the Title for real estate taxes or aisessments impowxi by coverage provided under Covered Risk 7 or 8. governmental authority and created or attaching between Date of Policy and the 3. Defects, liens, encumbrances, adverse claims, or other matters date of recording of the deed or other instrument of transfer in the Public Recards (a) created, suffered, assumed, or agreed to by the Insured Claimant; that vests Title as shown in Schedule A. CONDITIONS 1. DEFINITION OF TERMS (ii) With regard to (A), (B), (C), and (D) reserving, however, all The following terms when used in this policy mean: rights and defense1 as to any 4uccessor that the Company would (a) "Amount of Insurance": The amount stated in Schedule A, as may be have had against any predecessor Insured. increased or decreased by endorsement to this policy, increased by (e) "Insured Claimant": An Insured claiming loss or damage. Section 8(b), or decreased by Sections 10 and l l of these Conditions, CO "Knowledge" or "Known": Actual knowledge, not constnictive (b) "Date of Policy": The date designated as "Date of Policy" in Schedule knowledge or notice that may be imputed to an Insured by reason of A. the Public Records or any other records that impart conuructive notice (C) 'Entity": A corporation, partnership, trust, limited liability company, of matters affecting the Title. or other similar legal entity. (g) 1.and": The land described in Schedule A, and affixed improvements (d) "In;ured": The Insured named in Schedule A. that by law constitute real property. The term 'Land" does not include (i) The term "Insured" also includes any property beyond the lines of the area described in Schedule A. nor (A) successors to the Title of the Insured by operation of law any right, title. interest, estate, or easernent in abutting s~reels. roads, as distinguished from purchase, including heirs, devisees, avenues, alleys. lanes, ways, er waterways, but this does not modify or survivon, penonal representatives, or next of kin; limit the extent that a right of access to and from the I.and is insured (B) successors to an Insured by dissolution, merger, by this policy. con40!idation, di4tribution, or reorganization; (h) 7Mortgage": Mortgage, deed of trust, trust deed, or other security (C) succeuors to an Insured by its conversion to another kind instrument, including one evidenced by electronic means autholized of Entity; by law. (i) (D) a grantee of an Insured under a deed delivered without 'Public Records": Records established under state statutes at Date of payment of actual valuable consideration conveying the Title Policy for the purpose of' imparting constructive notice of matters (1) if the stock shares, memberships, or other equity relating to real property to purchasers for value and without intereus of the grantee are wholly-owned by the named Knowledge. With respect to Covered Risk 5(d), 7ublic Recurds" Insured, the clerk of the United States District Coult for the digrict where the shall also include environmental protection liens filed in the records of (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity Land is located. of the named Insured, provided the amliated Entity and O) "Title": The estate or interest described in Schedule A the named Insured are both wholly-owned by the same (k) "Unmarketable Title": Title affected by an alleged or apparent matter person cir Entity, or that would permit a prospective pumhaser or lessee of the Title or (4) if the grantee i; a trustee or beneficiary of a trust lender on the Title to be released from the obligation to purchase, created by a written instrument establifhed by the Inbured lease, or lend if there is a contractual condi[ion requiring the delivery of marketable ti tie. named in Schedule A for estate planning purposes CONDITIONS (Continued) 2. CONTINUATION OF INSURANCE Whenever requested by the Company, the Insured, at the Company's The coverage of this policy shall continue in force as of Date of Policy in expense, shall give the Company all reasonable aid (i) in securing favor of an Insured, but only so long as the Insured retains an estate or evidence, obtaining witnesses. prosecuting or defending the action or interest in the Land, or holds an obligation secured by a purchase money proceeding, or effecting settlement. and (ii) in any other lawful act that Mortgage given by a purchaser from the Insured, or only w long as the in the opinion of the Company may be necessary or desirable to Insured ;hall have liability by reason of warranties in any transfer or establish the Title or any other matter as insured. If the Company is conveyance of the Title. This policy shall not continue in force in favor of prejudiced by the failure of the Insured to furnish the required any purchaser from the Insured of either (i) an estate or interest in the Land, cooperation, the Company's obligations to the Insured under the policy or (ii) an obligation Secured by a purchase money Mortgage given to the shall terminate, including any liability or obligation to defend, Insured prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. 3. NOTICE OF CLAIM TOBE GIVEN BY INSURED CLAIMANT (b) The Company may reasonably require the Insured Claimant to submit The Insured shall notify the Company promptly in writing (i) in case of any to examination under oath by any authorized representative of the litigation as set forth in Section 5(a) of these Condition8, (ii) in case Company and to produce for examination, inspection, and copying, at Knowledge shall come to an Insured hereunder of any claim of title or such reasonable times and places as may be designated by the interest that is adverse to the Title, as insured, and that might cause loss or authorized representative of the Company, all records, in whatever damage for which the Company may be liable by virtue of this policy, or (iii) medium maintained, including books, ledgers, checks, memoranda if the Title, as insured, is rejected as Unmarketable Title. If the Company is correspondence, reports, e-mails, disks, tapes, and videos whether prejudiced by the failure or the Insured Claimant to provide prompt notice, bearing a date before or after Date of Policy, thal inasonably pertain to the Company's liability to the Insured Claimant under the policy shall be the 105% or damage. Further, if requested by any authorized reduced to the extent of the prejudice. representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representati ve of the 4. PROOF OF LOSS Company to examine, inspect, and copy all of these records in the In the event the Company is unable to determine the amount of loss or custody or control of a third party that reasonably pertain to the loss or damage, the Company may. at its option, require as a condition of payment damage. All inforn~ion designated as confidential by the Insured that the Insured Claimant furnish a signed proof of loss. The proof of 105,5, Claimant provided to the Company punuant to this Section shall not must describe the defect, lien, encumbrance, or other matter insured against be disclosed to others unless. in the reasonable judgment of the by this policy that constitute4 the basis of loss or damage and shall state, to Company, it is necessary in the administration of the claim. Failure of the extent possible, the basis of calculating the amount of the loss or the Insured Claimant to submit for examination under oath, produce damage. any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as requi,ed in thiâ€¢, 5. DEFENSE AND PROSECUTION OF ACTIONS subsection, unless prohibited by law or governmental regulation, shall (a) Upon written request by the Insured, and subject to the options terminate any liability of the Company under this policy as to that contained in Section 7 of [hese Conditions, the Company, at its own claim. cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; covered by this policy adverse to the Insured, This obligation is TERMINATION OF LIABILITY limited to only those stated causes of action alleging matters insured In case of a claim under this policy, the Company shall have the following against by this policy. The Company shall have the right to select additional options: counsel of its choice (subject to the right of the Insured to object for (a) To Pay or Tender Payment of the Amount of Insurance. To pay or reasonable cause) to represent the Insured as to those stated causes of tender payment of the Amount of Insurance under this policy together action. It shall not be liable for and will not pay the fees of any other with any costs, attorneys' fees, and expenses incurred by the Insured counhel. The Company will not pay any fees, costs. or expenses Claimant that were authorized by the Company up to the time of incurred by the Insured in the defense of those causes of action that payment or tender of payment and that the Company i s obligated to allege matter.~ not insured against by this policy. pay. Upon the exercise by the Company of this option, all liability (b) The Company shall have the right, in addition to the options contained and obligations of the Company to the Insured under this policy, other in Section 7 of these Conditions, at its own cost, to institute and than to make the payment required in this subsection, shall terminate, prosecute any action or proceeding or to do any other act that in its including any liability or obligation to defend, prosecute, or continue opinion may be necessary or desirable to establish the Title, as any litigation. insured, or to prevent or reduce loss or damage to the Insured. The (b) To Pay cir Otherwise Settle With Parties Other Than the Insured or Company may take any appropriate action under the terms of this With the insured Claimant. policy, whether or not it shall be liable to the Insured. The exercke of (i) To pay or otherwise settle with other parties for or in the name these rights shall not be an admission of liability or waiver of any of an Insured Claimant any claim insured against under this provision of this policy. If the Company exercises its rights under this policy. In addition, the Company will pay any costs, attorneys' subsection, it must do so diligently. fees, and expenses incurred by the Insured Claimant [ha[ were (c) Whenever the Company brings an action or as,erts a defense as authorized by the Company up to the time of payment and that required or permitted by this policy, the Company Inay pursue the the Company is obligated to pay; or litigation to a final determination by a court of competent jurisdiction, (ii) To pay or otherwise settle with the Insured Claimant the loss or and it expressly reserves the right. in its sole discretion, to appeal any damage provided for under this policy, together with any cos~ adverse judgment or order. attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment 6. DUTY OF INSURED CLAIMANT TO COOPERATE and that the Company is obligated to pay. (a) In all cases where this policy pennits or requires the Company to Upon the exercise by the Company of either of the options provided prosecute or provide for the defenw of any action or proceeding and for in subsections (b*i) or (ii), the Company's obligations to the any appeals, the Insured shall secure to the Company the right to so Insured under this policy for the claimed loss or damage, other than prosecute or prnvide defense in the action or proceeding, including the the payments required to be made, shall terminate, including any right to use, at its option, the name of the Insured for this purpose. liability or obligation to defend, prosecute, or continue any litigation. CONDITIONS (Continued) 8. DErERMINATION AND EXTENT OF LIABILITY Insured Claimant, the Company shall defer the exercise of its right to This policy is a contract of indemnity against actual monetary loss or recover until after the Insured Claimant shall have recovered its loss. damage sustained or incurred by the Insured Claimant who has suffered loss (b) The Company's right of subrogation includes the rights of the Insured or damage by reason of matters insured against by this policy. to indemnities, guaranties, other policies of insurance, or bonds, (a) The extent of liability of the Company for loss or damage under this notwithstanding any terms or conditions contained in those policy shall not exceed the lesser of instruments that address subrogation rights. (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the 14. ARBITRATION value of the Title subject to the risk insured against by this Either the Company or the Insured may demand that the claim or policy. controversy shall be submitted to arbitration pursuant to the Title Insurance (b) If the Company pursues i th rights under Section 5 of these Conditions Arbitration Rules of the American Ijand Title Association ("Rules"). Except and is unsuccessful in establishing the Title, as insured, as provided in the Rules, there shall be no joinder or consolidation with (i) the Amount of Insurance shall be increased by 10%, and claims or controversies of other persons. Arbitrable matters may include. (ii) the Insured Claimant shall have the right to have the loss or but are riot limited to, any controversy or claim between the Company and damage determined either as of the date the claim was made by the insured arising out of or relating to this policy, any service in connection the Insured Claimant or 5 of the date it is settled and paid. with its issuance or the breach of a policy prnvision, or to any other (c) In addition to the extent of liability under (a) and (b), the Company controversy or cialm ansing out ot the transaction giving rise to this policy. will also pay those costs, attorneys' fees, and expenses incurred in All arbitrable matters when the Amount of Insurance is $2,000,000 or less accordance with Sections 5 and 7 of these Conditions. shall he arbitrated at the option of either the Company or the Insured. All arbitrable matiers when the Amount of Insurance is in excess of $2,000,000 9. LIMITATION OF LIABILITY shall be arbitrated only when agreed to by both the Company and the (a) If the Company establishes the Title, or removes the alleged defect, Insured. Arbitration pursuant to this policy and under the Rulec shall be lien, or encumbrance, or cures the lack of a right of access to or from bi nding upon the parties. Judgment upon the award rendered by the the L.and, or cures the claim of Unmarketable Title, all as insured, in a ArbitratorG) may be entered in any court of competent jurisdiction. reasonably diligent manner by any method, including litigation and the completion of any appeals. it shall have fully performed its obligations 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE with respect to that matter and shall not be liable for any loss or CONTRACT damage caused to the Insured. (a) This policy together with all endorsement%, if any, attached to it by the (b) In the event of any litigation, including litigation by the Company or Company is the entire policy and contract between the Insured and the with the Company's consent, the Company shall have no liability for Company. In interpreting any provision of thih policy, this policy shall loss or damage until there has been a final determination by a court of be construed as a whole. competent jurisdiction, and disposition of all appeals, adverse to the (b) Any claim of loss or damage that arises out of the status of the Title or Title, as insured. by any action asserting such claim shall be restricted to this policy. (c) The Company shall not be liable for loss or damage to the Insured for (c) Any amendment of or endonement to this policy must be in writing liability voluntarily assumed by the Insured in settling any claim or and authenticated by an authorized person, or expressly incorporated suit without the prior written consent of the Company. by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINA~ON this policy and is subject to all of its terms and provisions. Except as OF LIABILITY the endorsement expressly states, it does not (i) modify any of the All payments under this policy, except payments made for Â¢054 attorneys' terms and provisions of the policy, (ii) modify any prior endorsement, fees, and expenses, shall reduce the Amount of Insurance by the amount of (iii) extend the Date of Policy. or (iv) increase the Amount of the payment. Insurance. 11. LIABILITY NONCUMULATIVE 16. SEVERABILITY The Amount of Insurance shall be reduced by any amount the Company In the event any provision of this policy, in whole or in part, is held invalid pays under any policy insuring a Mortgage to which exception is taken in or unenforceable under applicable law, the policy shall be deemed not to Schedule B or to which the Insured has agreed, assumed, or taken subject, or include that provision or such part held to be invalid, but all other provisior-1 s which is, executed by an Insured after Date of Policy and which is a charge shall remain in full force and effect. or lien on the Title, and the amount so paid shall be deemed a payment to 17. CHOICE OF LAW; FORUM the Insured under this policy- (a) Choice of Law: The Insured acknowledges the Company has 12. PAYMENT OF LOSS underwritten the risks covered by this policy and determined the When liability and the extent of loss or damage have been definitely fixed in premium charged therefore in reliance upon the law airecting interests accordance with these Conditions, the payment shall be made within 30 in real property and applicable to the interpretation, rights, remedies. days. or enforcement of policies of title insurance of the jurisdiction where the Land is located. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT Therefore, the court or an arbitrator shall apply the law of the (a) Whenever the Company shall have settled and paid a claim under this jurisdiction where the Land is located to determine the validity of policy, it shall be subrogated and entitled to the rights of the Insured claims against the Title that are adverse to the Insured and to interpret Claimant in the Title and all other rights and remedies in respect to the and enforce the terms of this policy. In neither case shall the court or claim that the Insured Claimant has against any person or property, to arbitrator apply its conflicts of law principles to determine the the extent of the amount of any Ims, costs, attorneyh' fees, and applicable law. expenses paid by the Company. If requested by the Company, the (c) Choice of Forum: Any litigation or other proceeding brought by the Insured Claimant shall execute documenh to evidence the transfer to Insured against the Company mug be filed only in a state or federal the Company of these rights and remedies. The Insured Claimant court within the United States of America or its territories having shall permit the Company to sue, compromise, or settle in the name of appropriate jurisdiction the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a 18. NOTICES. WHERE SENT payment on account of a claim does not fully cover the loss of the Any notice of claim and any other notice or,tatement m writing required to be given to the Company under this policy must be given to the Company at Claims Department at P.O. Box 2029, Houston, TX 77252-2()29. ALTA OWNER'S POLICY (6/17/06) SCHEDULE A Name and Address of Title Insurance Company: Stewart Title Guaranty Company P.O. Box 2029 Houston, Texas 77252-2029 Prepared by: Colorado Regional Production Center Title Officer: Linda Williams Order Number: 956061 Policy Number: O-9301-1724885 Date of Policy: March 16, 2012 at 12:16 PM (or the date of recording of the insured deed, whichever is later) Amount of Insurance: $1,706,150.00 Premium: $3,421.00 *Address Reference: 1006 East Cooper Avenue Aspen, Colorado 81611 1. Name of Insured: BMD Aspen, LLC, a Colorado limited liability company 2. The estate or interest in the land that is insured by this Policy is: Fee Simple 3. Title to the estate or interest in the land is vested in: BMD Aspen, LLC, a Colorado limited liability company 4. The land referred to in this policy is described as follows: See Attached Legal Description *FOR COMPANY REFERENCE PURPOSE ONLY, NOT AN INSURING PROVISION ALTA Owner' s Policy - Schedule A Page 1 of 2 Policy Typist: liu- (*MY951. ALTA OWNER'S POLICY (6/17/06) SCHEDULE A LEGAL DESCRIPTION Lot L And the West 10 feet of Lot M Block 34, EAST ASPEN ADDITIONAL TOWNSITE And a Tract of land described as follows: A tract of land situated in Lot K, Block 34, East Aspen Additional Townsite, City of Aspen, State of Colorado, lying Westerly of and adjacent to the Easterly boundary line of said Lot K and being more particularly described as follows: Beginning at the Northeast Corner of said Lot K thence N 75Â°09' 11" W 4.08 feet along the Northerly boundary line of said Lot K to a point on the wallline of a shed as built and in place; thence S 14Â°28'26" W 1 1.67 feet along said shed wailline to the Southwest corner of said shed; thence S 14Â°28'26" W 23.85 feet along a fence as built and in place to its end; thence S 13Â°37'34" W 37.32 feet to the beginning of a fence as built and in place; thence S 14Â°49'23" W 24.69 feet along said fence to a fence corner; thence S 75Â°03'00" E 3.05 feet along said fence to a point on the Easterly boundary line of said Lot K; thence N 14Â°50'49" E 97.52 feet along the Easterly boundary line of said Lot K To The Point Of Beginning. COUNTY OF PITKIN, STATE OF COLORADO *FOR COMPANY REFERENCE PURPOSE ONLY, NOT AN INSURING PROVISION ALTA Owner' s Policy - Schedule A Page 2 of 2 Policy Typist: Ikr dlge,.'..A,oar.tÂ® SCHEDULE B Exceptions From Coverage Order Number: 956061 Policy Number: O-9301-1724885 This policy does not insure against loss or damage (and the Company will not pay costs, attorney's fees or expenses) which arise by reason of: 1. Rights or claims of parties in possession, not shown by the public records. 2. Easements, or claims of easements, 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. Unpatented mining claims, reservations or exceptions in patents, or in acts authorizing the issuance thereof. 6. Water rights, claims or title to water. 7. All taxes for 2012 and subsequent years, which are a lien not yet payable. 8. The effect of inclusions in any general or specific water conservancy, fire protection, soil conservation or other district or inclusion in any water service or street improvement area. 9. Reservations or exceptions in Patents, or in Acts authorizing the issuance thereof, including the reservation of a right of way for ditches or canals constructed by the authority of the United States, as reserved in United States Patent recorded in Book 185 at Page 69. 10. The premises hereby granted, with the exception of the surface, may be entered by the proprietor of any other vein, lode or ledge, the top or apex of which lies outside of the boundary of said granted premises, should the same in its dip be found to penetrate or intersect or extend into said premises for the purpose of extracting and removing the ore from such other vein, lode or ledge; and the right of way for ditches or canals constructed by the authority of the United States as reserved in United States Patent recorded in Book 180 at Page 454. 11. A reservation of all mineral rights contained in Agreement recorded in Book 67 at page 75. 12. Easement granted to Joyce K. McDonald aka Joyce K. Murray recorded August 25,1983 in Book 450 at Page 907 and Affidavit Correcting Description recorded September 9, 1985 in Book 494 at Page. 625 and in Decree recorded September 19, 1983 in Book 452 at Page 148 as Reception No. 253273. ALTA Owner's Policy Schedule B-I r stewart Page 1 of 2 L.--tttle g,aranty company ALTA OWNER'S POLICY (6/17/06) 13. Encroachment Agreement by and between City of Aspen and Ceclia Jane Rigsby recorded September 16,1991 in Book 656 at Page 663 as Reception No. 336478 and Amended Encroachment Agreement recorded January 15, 1992 in Book 666 at Page 781 as Reception No. 340556. 14. Resolution of the Aspen Historical Preservation Commission, No. 28, Series of 2000, Approving an Application for Landmark Designation of 1006 E. Cooper Avenue recorded October 10, 2000 as Reception No. 445978. 15. Aspen City Council Ordinance No. 30 Series of 2000, Approval for Landmark Designation of 1006 E Cooper Ave, Lot L and the West 10 Feet of Lot M. Block 34 recorded August 24,2000 as Reception No. 446357. 16. All matters shown on the Improvement Survey by Peak Surveying dated January 25, 2012 No. 078-Update.DWG. ALTA Owner's Policy Schedule B-1 Page 2 of 2 Lueact. ENDORSEMENT ATrACHED TO AND MADE A PART OF POLICY OF TITLE INSURANCE SERIAL NUMBER O-9301-1724885 istewart . title guaranty company HEREIN CALLED THE COMPANY Order Number: 956061 Charge: $150.00 The Policy is hereby amended by deleting Paragraph(s): 1-4, inclusive, of Schedule B This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. Countersigned: ~tdÂ« L 121 L---Â· title guaranty company -/. ht -11:*1 r..h Senior Chairman of the Board Â»94-5-â‚¬Pet Â¢*46â€¢~04,~4 (Â»Â« Stewart Title talf-p -*- 03-* WA. 1908 8/ Aspen Division k 2Â· Â·*- ,Â·S i (Chairman of the Board 620 East Hopkins Avenue Aspen, Colorado 81611 Â»)441.01._ Phone: 970-925-3577 President Fax: 970-925-1384 Agent ID: 06011A Serial No. E-9851-8587468 Form 110.1 Deletion of Exception(s) Endorsement mm'911 - 11, STG Pri.-_y Notice 1 (Rev 0U26/09) Stewart Title ..ompanies WHAT DO THE STEWART TITLE COMPANIES DO WITH YOUR PERSONAL INFORMATION? j Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal infornwtion. Please read this notice carefully to understand how we use your personal information- This privacy notice is distributed on behalf of the Stewart Title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA) The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as the Stewart Title Companies, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. A- Reasons we can share your personal information Do we share? Can you limit this sharing? For our everyday business purposes- to process your transactions and maintain your account. This may include running the business and managing customer Yes No accounts, such as processing transactions, mailing, and auditing services, and responding to court orders and legal investigations. For our marketing purposes-- to offer our products and services to you. Yes No ~ For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes- information about your transactions and experiences. Affiliates are companies related by common ownership or control. They can be financial and nonfinancial companies. Our Yes No affiliates may include companies with a Stewart name; financial companies, such as Stewart Title Company For our affiliates' everyday business purposes-- information about your No We don't share creditworthiness. For our affiliates to market to you Yes No For non-affiliates to market to you. Non-affiliates are companies not related by No We don't share common ownership or control. They can be financial and nonfinancial companies. We may disclose your personal infonnation to our affiliates or to non-affiliates as permitted by law. If you request a transaction with a non-affiliate, such as a third party insurance company, we will disclose your personal information to that non-affiliate. [We do not control their subsequent use of information, and suggest you refer to their privacy notices.] Sharing practices How often do the Stewart Title Companies We must notify you about our sharing practices when you request a transaction. notify me about their practices? How do the Stewart Title Companies To protect your personal information from unauthorized access and use, we use security protect my personal information? measures that comply with federal and state law. These measures include coniputer, file, and building safeguards. How do the Stewart Title Companies We collect your personal information, for example, when you collect my personal information? â€¢ request insurance-related services â€¢ provide such information to us We also collect your personal infonnation from others, such as the real estate agent or lender involved in your transaction, credit repoiting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, wedo not share your personal information in those instances. Contact Us ~ If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 Order Number: 956061 PO BOX 7928 Aspen, CO 81612-7928 1 frid a y Phone: 970.309.0695 E-mail / Web: derek@1 friday.com / www.1 friday.com design collaborative To: Ms. Amy Guthrie; Director From: Derek Skalko, Principal The Aspen Historic Preservation Commission 1 Friday Design Collaborative E-mail: Amy.Guthrie@ci.aspen.co.us Date: February 1, 2013 Phone: 970.429.2758 Pages: 3 Re: 1006 East CooperAvenue - Explanation / CC: file Supplemental Info for Major Final Approval 1006 East Cooper Avenue HPC Major Development - HPC Final Approval Dear Amy & Members of the Aspen Historic Preservation Commission, We are approaching the commission on behalf of BMD Aspen LLC, care of Mr. & Mrs. Adam & Kirstin Gillespie, managers and property owners of 1006 East Cooper, to seek final approval from the Aspen HPC. We received our initial conceptual approval from the Aspen HPC in July of 2012. To again refresh your familiarity with 1006 East Cooper, the residence is an approximate 4,372 sq ft property located in the East End District of Aspen. The property is legally defined as Lot L & West 10' of Lot M, Block 34 within the Additional Townsite of Aspen and is, by definition a non-conforming lot according to land use code. The main residence was initially a 15' x 20' 1890's mining cottage to which two major time period additions were added, and it was determined and approved in our initial conceptual hearing, the non- contributing elements to this mining cottage, in addition to the significantly altered alley structure situated seven feet three inches into the public alley right of way, would be granted the right of removal to allow for the conceptual planning as presented. Although minimal, there were several conditional requests made by the Aspen HPC, and I will outline each of these elements in addition to the supplemental packet of drawing information provided. Packet Submission: The 24 x 36" drawing packet included for your review of 1006 East Cooper includes the following- Sheet Al 1: Existing Site Plan with noted structures, topography, and all property and easement setback conditions as recorded. Also included is the proposed Site Plan indicating structure locates, topography, and all improved property and setback conditions as proposed. Existing FAR and Proposed FAR breakdowns for the project are also provided. Sheet A23: The Proposed Lower Level (Subgrade) for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A24: The Proposed Main Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A25: The Proposed Upper Level for the 1006 East Cooper Residence. Additionally, FAR information/ diagrammatic breakdowns are being provided per conditional approval of the 160 sq ft requested HPC bonus. Sheet A26: The Proposed Roof and Site Plan for the 1006 East Cooper Residence. Sheet A31: Proposed East Cooper Massing Comparison Street Elevation and West Side Yard View Plane and Massing Comparison elevation for 1006 East Cooper property. (Revised Per Conceptual) Sheet A32: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Sheet A33: Proposed elevations of 1006 East Cooper property for massing and scale associations with Material Callouts and General Massing Spot Elevation Callouts (Per Conceptual Approval). Proposed Project Overview, Variance Requests & Bonuses sought regarding 1006 East Cooper: In discussing the proposed project for 1006 East Cooper, the general program of the home essentially maintains a similar program to the existing conditions by maintaining similar bedroom counts and FAR comparatives. The major departure for the proposal of 1006 from the existing site is how we are seeking to "re-appropriate" the allowable FAR square footage of the disjointed existing two residence property into a cohesive single family residence with the major amenity of usable habitable area within the lower sub-grade level of the home, improved outdoor amenity (benefiting the neighboring historic property as well), and alley access to providing for an enclosed parking area. FAR BONUS REQUEST: 160 SQ FT REQUESTED PER CONCEPTUAL PROPOSAL The 1006 East Cooper conceptually approved plan eliminated approximately 51% of the existing main residence (the additions) and the rear alley outbuilding in full. We are aware that our allowable FAR for the property will be subject to the 80% allowable FAR of the property site's present FAR allowance of 2,740.75 square feet, which we have anticipated. We additionally have taken into consideration the 128 square foot perpetual easement reduction of the property, further reducing our allowable FAR to a total of 2,192.6 square feet. All things said, we are proposing a home that is at an FAR of 2,350.07 square feet, and requests no variances from the Aspen Land Use Code Zoning Section 26.710 on the South (East Cooper Fagade) and Neighboring (West -East Side Yard) Areas of the property. Saying all of the above, we feel it is important to additionally stress that of our used FAR number, 172.9 square feet has been allocated to the open aired deck off of the master bedroom area. An additional 70.78 square feet is being taken up by the open aired existing historic front porch, which again, is not contributing to additional massing burden on the property. Combined, these two areas contribute for 243.68 square feet of the proposed FAR, which is significantly more than the 160 square feet we have requested. REAR YARD (ALLEY) SETBACK VARIANCE OF 2' (GARAGE & HABITABLE) PER HPC CONCEPTUAL APPROVAL: A condition of the HPC Conceptual approval required us to essentially leave the massing unchanged, but increase the connection width between the historic mining cottage and the major secondary new construction massing to a total distance of ten feet. We have increased this distance accordingly to the requested total, and in doing so, will require us to notice for a rear yard setback (alley) variance to accommodate for the garage and habitable second story massing of the structure. A variance request of two feet, or a three foot rear yard setback approval (we are looking to the HPC for proper wording on this matter) would accommodate the request made by the HPC at our conceptual approval stage. Again, even with the approval of a rear yard variance as requested, would still bring the massing of the addition into the property by 10'-3" The existing shed as it currently is situated is 7'-3" over the property line into the public alley right of way, which we do understand to be a difficulty for the neighboring community through direct conversation with neighbors themselves. We believe the square footage, scale, and massing of the project as proposed is a very appropriate strategy for 1006 East Cooper, and we would be interested in understanding possible TDR scenarios where an FAR bonus could be transferred to "receivership" sites in addition to the standard methodologies associated with the HPC FAR bonus potential if our project were deemed worthy of such. ADDITIONAL STUDY OF THE MINING COTTAGE CHIMNEY & OUTDOOR AMENITY ASPECT: An item that was requested to be further studied at our conceptual hearing was the massing of the existing chimney associated with the mining cottage, and we have looked at this item with serious consideration. Through further site investigation with contractors of looking at how the chimney is "tied" into the former west wall of the mining cottage, it does appear to be of a construction methodology and aging timeline that indicates it was highly likely original to the historic structure. We believe it served as the chimney of the original building's primary heating and cooking source. The major item we did correct within the final application is the sizing of the stack. It was originally believed to be two feet (2') deep by three feet eight inches (3'-8") wide. We have been able to determine the sizing as more accurately (2') deep by two feet four inches (2'-4"), which reduces the visual massing of the stack by a dimension of one feet four inches (1'-4"), most notably from the East Cooper elevation. We have adjusted the drawings to reflect this change accordingly in all submitted plans and elevations. Drawing documentation, imaging, and power point & computer rendering explanation will all be presented to further assist in demonstrating our final proposal upon our hearing. We are excited about the possibilities proposed and sincerely believe 1006 East Cooper will significantly better the property from 1006's long term desires and both the City of Aspen's and Aspen HPC's long term interests concerning historic preservation. In closing, we would simply like to express our sincere gratitude in considering our request regarding 1006 East Cooper Avenue. We look forward to presenting and discussing this concept with you further. Respectfully, 4 1 .111 Derek Skalko Principal, 1 Friday Design Collaborative .. -11 - ' " fâ€ž 7- . 12 -6 . 404> 13 -= 1 "0 Te,Â¢,4,~ -0/2& c 42' 1 3514~/I.L 7**f~:~,=râ€¢*62 4 rl,WÂ»**44..~ 41 11 >44'' L ' . , ... 4 -,-r, I ' ...4-- , tliK;2414.. .. ArizA, ..;3,:,, 144 nk.â€ž,~ ff; 0 7.- 'f . 1 :M . ~/45,4 A.4/- All. - 2 ....7,1 tp 6- 'limt.zoare -/4.1 - -#.7,/A#*Fe"U......M./ 4.-10~ -t*'liQE - 294/4/&-d- .O- ..Ir q/ill" ./..TA/:4,8, .,> 6/ 4 MIZI~ L- 31 /1 -4>*4*- 1* * -4,5 -**9-2 -44$440*gRF,91:W#â€ži #i,1 4& 3 14 â‚¬ .â€¢ 9~179--~5â€¢. 71'94J 314 itA fOMJ~1~112~--~ 'trk-:Â·'54,1 1 1 :4 4- al 16%4 '46.447"~ 140 ==-Ff gl . 9,2 ?ftt,4.1 92- /1743<1#/1.9/4,1/ : : '114.ill.*.Li,Lidg./2./.29//4//f ':- I 'to, -fid.T- -74. 333 3-~ -*70 r A *1= i '46, Site Vicinlly MoD - 1006 Eost Cooper Avenue 1 , ilm â€¢ derek m skalko [thIDAY '1111, coll,1,1111,1 - ALLEY ACCESS, BLOCK 34 aspen colorado 81612 PO Box 7928 phone(970).309.0695 fax (970) . 925 + 5570 0-1 e-mail derek@lfriday.com www.lfriday.com Exis'ng Telephone Pole Locate 02012 1 FRIDAY DESIGN COLLABORATIVE, L.L.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN Relocated Telephone COLLABORATIVE LLC NO PART OF Po/Locate THIS INFORMATION MAYBE USED OR T--~-------------T-------------------1 F -------------- T'r---1- 1008 E~T COOPER AVENUE T --- T -------------------1 PERMIssION OF i FRIDAY DESIGN ,-- COPIED WITHOUTTHEPRIORWRITTEN I 1 ' LINE OF 2' REARYARD SETBACK PROPERTY LINE COLLABORATIVE L.L.C. 1 FRIDAY e | APPROVAL RETAIN ALL COMMON LAW STATUTORY vARIANCE PER HPC CONCEPTUAL DESIGN COLLABORATIVE L.L.C. SHALL 1. ~-~-~- 1 1 1 ......---- - 9 1 1 1 COPYRIGHT 2012 1006 EAST COOPER AVENUE I 5Â· REAR YARD SETBACK ~ ~ AND ALL OTHER RESERVED RIGHTS, 1 1 1 1 1 - . 1 1 10' MIN PRINCIPAL BL~EA~ - 1 1 1 1 1 1 1 1 1 1 1 1 1 -- 11 1 PROPOSED FAR BREAKDOWN: Adjacent Neighboring 1 1 . 1 Oulbullding 'i | Adjacent NeighboMng U 1 . 1 1 | | | | ~ ~ | LOWER LEVEL: 253 SQ FT FAR Outbullding 2" DIA W/ 2'-6Â» DRIPUNE L643 SQ FT NET FLOOR AREA HABITABLE ~ ~4---L - I WALL SURFACE TOTAL: 2,507.3 SQ FT I 1 1 1 - 1 | 1 ~ - ~ Â· 1 EXPOSED WALL SURFACE: 368.4 SQ FT 1 0 1 (15.4%) 1,643=253 SQ FT COUNTABLE FAR 1 1% I THEREFORE, 15.4 % EXPOSURE SUBGRADE I .C 1 1 1 1 1 1 1 1 1 1 1 1 1 . 1 1 1 1 | | | ~ ~ MAIN LEVEL: 1,389.53 SQ FT FAR ~ 1 1 1 ~ 1,267.77 SQ FT NET FLOOR AREA HABITABLE ~ C W 1 1 . 111/ 1 - 1 1 Ill %; ~ HISTORIC PORCH: 70.78 SQ FT FAR COUNTABLE~ Ill 0 - DUE TO NATURE OF ROOF OVERHANG E-E U) C 1 1, 1 1 1 GARAGE: 50.98 SQ FT FAR COUNTABLE 1 1 | 351.96 SQ FT NET FLOOR AREA ACTUAL O. Lu- -O 1 1 1 1 1 J I 11 - ' 1ST 250 SQ FT ACCESSED OFF ALLEY EXEMPT ~ 1 1 1 1 INO | 2ND 250 SQ FT COUNTS @ 1/2 FAR I I I I M I 1 1 THEREFORE: 351.96 - 250 = 101.96 | ~ I UPPER LEVEL: 707.54 SQ FT FAR I < ~ I | 101.96 (1/2) = 50.98 FAR COUNTABLE 1 1 1 1 1 1 1 1 1 11 4/1/1 I 1 | | | |SEME* tb 1 603.2 SQ FT NET FLOOR AREA HABITABLE I j- < ~ LOT INFORMATION 1 ~ Iti18 h 19 1 SUBTRACT 68.56 SQ FT OPEN AREA STAIR I 1 - i 6 1 0 1 THEREFORE, 534.64 SQ FT HABITABLE FAR I - 4- r- 1006 EAST COOPER AVENUE | l | ZONED: HMF | - .: P& 1 1 0 1 r I . 1 1 DECK: 172.9 SQ FT FAR COUNTABLE 1 0 > PARCEL ID: 2737 - 182 - 32 - 004 3 05 1* 1 11 4 7 1 9 1 1 CD 1 1 + 1 SUB EAST ASPEN 1 - 1 502.9 SQ FT NET FLOOR AREA OF DECK j i FAR ALLOWS 15% OF ALLOWABLE FAR 4 o ~ LOTS L&M,WEST 10' OF LOT M 1 ~- = 0 1 - b WHICH IS 2,192.6 SQ FT IN THE CASE OF 1006 EC~ - ~ 2,192.6 (15%) = 330 SQ FT ALLOWABLE FAR ~ -5 1 ~ LOT SIZE :4345.58 Sq Ft | I , ~ --i_- ~ ' :- l LOTAREA: 4216.98 Sq Ft (128.6 SQ ~3 - 502.9 SQ FT ACTUAL - 330 ALLOWABLE = 172.9 -- L ' I 1,1 '1 1 FT EASEMENT) 1 r= 4/42 -12 - ' 172.9 SQ FT COUNTABLE TOWARDS FAR \~ -11 11111 Gil 1 | 1 0 L. -- 1 1 1-' MIN FRONT YARD: 1 \ 1 2--7 r- M 10' PRIN / 15' ACCES | AtÂ» 1 1 1 3 I | 1 1\I 1 0 1- di | ~ MIN SIDE YARD (0-4500 SQ FT): ~ ~ _ - 2 7- m 1 5'MIN. / 10' TOTAL SIDE YARD AdpoentNe~ng PL w T TOTAL PROPOSED FAR FOR 1006 EAST COOPEN: /5!den- | i| | 1 12 i# 5 Adiacent Neighboring 1<11 M -il- 1 Ull 10' PRIN/5'GARAGE /5' ACCES ~ | 13 1 1 1 I MIN. REAR YARD: | MAX. HEIGHT: 25' | | i =4 I 2,350.07 SQ FT FAR I Z \ SI 1 1 PERMIT PROPOSED SUBMISSION 1 \ I |~ I SITE COVERAGE -NO LIMIT I ~ C I 157.47 SQ FT FAR BONUS REQUIRED TO LEGALLY \ % OPEN SPACE-NA I I x 1 /r\ I foreach additional 100 sq ft oflot area to 1 1 1 B . -_~~~~~ |~|f ~~~1 ~~~~ 'E._ C | FAR: 2400 sq ft +28 Sq Ftof Floor Area < I ~ ~ ~ < \ 9 1/ 160 SQ FT FAR BONUS IS REQUESTED I W 4 a i a maximum of 3240 Sq Ft J ~ .l . ~1 - <1 i JIII - - -- / | Therefore, 4216.98 - 3000 = 1216.98 | ~ ' 0 1 A / 1 1 ---- - -\Ul\ Â¢ DIA W/111' DRIPUNE 1216.98/ 100 = 12.1698 (28)= 340.7544 4 s z --1 ,< 49292 , 340.7544 + 2400 = 2740.75 Sq Ft FAR L I L 1\ g f -- *1 - I \ Â¢ DLA W/~ 11' DRIPUNE m - -1.-L~ /. ~ base, but on Rl MF designation, new or 1 - 42 099D)8 10' MIN. PRINCIPAL BLD. FRONT .49 SETBACK 1 - 90- replacement after demolition = 80%, ~ I ORT - - /. 9 . < 10â€¢ MIN PRINCIPAL BLD. FRONT YA* SETBACK \\ 1 1 | therefore. FAR allowable = 2.192.6 Sq Ft 1 3@/ \ \0 - 1 1/1 ~ FAR I |l W 10' --- 1 1 1 1 / / . 1 1 LOT K 61 ~~ LOT L LOT M 1 1 LOT K 11 ~ LOT L I U *0 LOT 2M 1 LOT M 9" DIA W/ 15' PRIPUNE < 7.5- lbIA W/ 113' DRIPUN I ~ 9. DIA W/ 15' PRIPUNE .5' DIA W/ 130 DRIPUN DECD.O-6 \ DECDJOLS 12 692 ------------1--------------------1 d - / \ / - / 1006 EAST gOOPER AVENUE 46 0 -/ 4 - ---PRePERTY LINE 4 -- 8 4 1 1 1 1 0 1 L - 1 1 1 - L L @ 1 1 0 1 1 1 1 1 1 1 1 DEaDUOUS a 4 4 A R<1* EAST COOPER AVENUE EAST COOPER AVENUE . / 1 J Existing Site Plan, Lot Information & Topographic Conditions - 1006 East Cooper Residence 221 Proposed Site Plan, FAR Information & Topographic Conditions - 1006 East Cooper Residence <Al.olj SCALE : 1/8" = 1'-0" <Al.09 SCALE : 1/8" = 1'-0" .. - eoual)!sabl Jadooo Jse3 900 L ise3 900 L 1 0.1 i 6*4'% EAST COOPER AVENUE 3ON3OIS3Â¥ k[3dOOO iSVEI 900K- 1VN[H uc!:dijosepl 133HS 1VAOblddV 1VN AE H38W3330 pen ssi elep 9NI1Â§IX3 /3d000 15Â¥3 9001 SNOUIONO] /SNVId 311Â§ (13Â§0dmld Â¥ 311ll 9NIMVkla Â¥IUII Jdll 20 13. /0.4/ CU13 1181[lAy d,Ill, Coll,hilill,1 derek m skalko f 1 3 HPC FINAL Proposed Lower Level FAR Diagram - 1006 East Cooper Residence aspen colorado 81612 PO Box 7928 phone (970) . 309.0695 fÂ»Â«fff SCALE : 3/16" = 1'-0" f a x (970) . 925. 5570 e-mail derek@lfriday.com www.1 friday.com 02012 1 FRIDAY DESIGN COLLABORATIVE, L.L.C. THE INFORMATION AND DESIGN INTENT . CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN COLLABORATIVE LLC. NO PART OF THIS INFORMATION MAYBE USED OR ~ COPIED WITHOUT TME PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN COLLABORATIVE L.L.C. 1 FRIDAY DESIGN COLLABORATIVE L.L.C. SHALL ; . RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, COPYRIGHT 2012 Lower Level Footprht as Proposed = 1643 Sq Ft Total for the Net (Actual) Floor Area. There is 2,507.3 Sq Ft of Wall Surface Area with 386.4 Sq Ft of that being exposed for Lightwells and Grade Exposure, bringing the proposed exposure percentage to 15.4% exposure. The resulting FAR for Ihe proposed lower level = 253 Sq Ft FAR. /2-3 HPC FINAL Proposed Lower Level Plan - 1006 East Cooper Residence \4123/ SCALE : 3/16" = 1'-0" U '00 00 L M â€ž69,09 0-k L S PROPERTY LINE 1006 EAST COOPER AVENUE . -Â·--Â·--Â·1 011-10 WEST SIDE LIGHT WELL TO .. ADDITION PROPOSED TO BE OPEN w/ 36" HIGH RAILING PER IRC CODE STANDARD , |0' * REQUIREMENTS CD WEST SIDE LIGHT WELL TO HISTORIC SUBGRADE AREA *0 --_ _Bedroom_Closet_____ ALL MASSING REMAINS AS PROPOSED TO BE ENCLOSED BY MCNICHOLS ALUMINUM ~ 011 ~ PROPOSED @ CONCEPTUAL GRATE SYSTEM w/ EGRESS HATCH PER IRC CODE LU WITH CONNECTION AREA BEING REQUIREMENTS FOR MINIMAL VISUAL IMPACT z -T-ZILLE-_-r-- 1 Location of original house n - EXTENDED FROM 8' TO 10' PER | ' iD gp il ~ '~ f t ~ 0 0 9- H CONCEPTUAL APPROVAL 13 09 IF - - - - - - las depicted shown five A 0 2 1 Ii Bedroom One Cooper) and four feet * 9 1 1 1351 I lili i l eight inches East to allow r 0- 1 1 \ Media/ Recreation for greater amenity of I 1 ----- lili \ 11 11 Il 1 0 Bathroom 1-=1 1 yard and solar path ----- L_ -IL_ _IL_-IL_ 1 -2 considerations. South 1 1 11 11 1 1----- 1- 1 0 .~--- f I up is 2,507.3 Sq Ft of Wall Surface Area with m historic properties. Ft Total for the Net (Actual) Floor Area. There the home with neighboring ~ il 1 386.4 Sq Ft of that being exposed for Lightwells Bedroom Three and Grade Exposure, bringing the proposed rii.6-1 Media/ Recreation exposure percentage to 15.4% exposure. The ~ [66-il resulting FAR for the proposed lower level = - 253 Sq Ft FAR. 1 1 1 1 1 - 1 El 11 1 . ====91 11 11 1 11 -1 11 1_57711 1 11 1 _Bedroom Two 11 1-El -[ZE 11 U 11 1 1 11 -fÂ« 11\\ Mechanical ' / 1 H Â«ttÂ» u --- Bathroom 1-El 'f=% 18,39 1 1 U 0 4 - - >IOVE-LEIS OBVA 30IS NI]Al.9 -. -. 3Nll Alhd3dO@d - Ill---Il 3nN3AÂ¥ WEIdOOO 1SV3 900L 4- 5' MIN. SIDE YARD SETBACK 2/4 1 1 01 feet South (towards East 5 Lu Lower Level Footprint as Proposed = 1643 Sq move additionally aligns Bedroom C'ret 1 1 . UÂ« 1 Jouls!(] pu3 1seEI 'enueAv Jedooo 1se) 900 L opeJoloo - uedsÂ¥ Jo NVId -13All 13#01 03Â§0dOEd : 1Â¥Nli )dH 3nN3AV hl3d0031 LIAN 3IAV U IEL 2000 JI SV~I 33N3a193hl 83dOoO -1-SVE 900K - 1VNI:l OdH uo!:d!.10Sap 133HS WVIDVIC NMOONvm m 9 >IOV813S DEIVA .LNONd 'a18 1VdIONIbld 'NIIN Ol. 1 101 1006 EAST COOPER AVENUE 5' REAR YARD SETBACK L 1VAOblddÂ¥ 1VNI=I OdH - eouel)!sehl Jedooo ise3 900 L 1102 ~ M391~30310 penss! ejep 311ll 9N MVhla EO Z-V _JEA mAY d.:11100111'.1.11Â¥1 derek m skalko PO Box 7928 211-HEC_FINALProposed-Main Level FAR Diagram - 1006 East Cooper Residence aspen colorado 81612 phone (970) . 309.0695 SCALE : 3/16" = 1'-0" fax (970) . 925. 5570 e-mail derek@lfriday.com THiS INFORMATION MAYBE USED O www.1 friday.com a h Illevelluarage: COLLABORATIVE, L.L.C. THE INFORMATION AND DESIGN INTENT 13 Â©2012 1 FRIDAY DESIGN CONTAINED ON THIS DOCUMENT IS THE ~q I Actualli ,-1,1 $*.9.-4.. ; PROPERTY OF 1 FRIDAY DESIGN ...# .. COLLABORATIVE L.L. C. NO PART OF empt (Acess * Alley * ...1......i......i . COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN COLLABORATIVE Â¢~ 1450I Sq # Â¢6,1Â¢!E~ I@ t?,1 4Â¢rÂ¢fÂ¢ rd : ~ porch Area (- - T.012 LLC 1 DESIGN COLLABORATIVE L.L.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, 19 .96 q Ft ~1~2)- 0.98 untabl owards Main Level: 70-78 Sq Ft Actual 70.78 Sq Ft Countable i Towards FAR Main Level Habitable: 1267.77 Sq Ft Actual 1267.77 Sq Ft Countable Towards FAR 221HRQE-INAL_Proposed-Main Level Plan - 1006 East Cooper Residence \â‚¬~/ SCALE : 3/16" = 1'-0" C a) 2 0 ,00*00 L M â€ž69,09 09[ S PROPERTY LINE I 1006 EAST COOPER AVENUE / a) \ \0 \ * D 1-10" WEST SIDE LIGHT WELL TO 2 I ADDITION PROPOSED TO BE / j~*Â¥//t g J \ OPEN w# 36" HIGH RAILING PER ~ N Â¤- IRC CODE STANDARD 10' ~ - REQUIREMENTS 5' MIN. SIDE YARD SETBACK f AAN(,129& . 0 2 i -- _ /- E- \1 U \/ 1 WEST SIDE LIGHT WELL TO HISTORIC SUBGRADE AREA \ b , *0 ALL MASSING REMAINS AS PROPOSED TO BE ENCLOSED BY MCNICHOLS ALUMINUM 4 ' B 111 - ~ PROPOSED @ CONCEPTUAL GRATE SYSTEM w/ EGRESS HATCH PER IRC CODE ~ WITH CONNECTION AREA BEING REQUIREMENTS FOR MINIMAL VISUAL IMPACT \ 01 Z -1 | EXTENDED FROM 8' TO 10' PER \ / .. HPC CONCEPTUAL APPROVAL /-%*44Â§{.AR.::<. : :::'.::. :} 11 1 1 \ / ~ 1--9-wn ED -821!KEn ~~ ~ ~~ f~i 5 -- - / 0 D. 1,1 CD 0 j 0 Garage : ' / O 6 lo = 0 1 - E LU / rmyl 11 11 11 11 Entr9 Porbh ho 1 1 1 11 11 11 11 ~riT6-1 1 - 2-_]L__11_-1.-1-3 rEl 11 11 1.Jl \ 0 ~Study/Office I j J --I --- -- --- 11 11 11 L Main Lev Gatage 100/ Dn Up ' 35 . 6 S4 Ft Actual SAND ~ET CUT FL#GSTONE~PAVERS - / PROPOSED TO REpLACE EXISTING t 250 SÂ¢1 Ft Exempt (Acess of Alley) ~ i 4 ~ Porch Area pouRED CONCREfE SIDEWALK, PAVERS 2nd 250 $q ft Counts @ 1/2, Therefore: 1 .... I :- I t... i , 1~lain Level PROI~OSED @ 2'-8~ WIDE x 2' DEEP ~ ----- -1-01-:96-Sci Ft (1/2) = 50.98 Countable Towards R Il~il I ~~~ 1 - -~ Â·Â· 1 : 7 -< 10.78 dq F Actual / 70.78 Sq F Countable / I Livina Area : . 1 1 : 1 1 / Pantry TowaÂ® F R / 4 \\ 4 . it; 1 0 11 11 , - 1 f 11110 / 11 11 * i 0 1 3-. - 1 CIo 1 7 17 --- 1 1, 1 11 11 Outdoor Courtyard with / = Main Level Habitable: HI n Fire Amenity / 1 -- 1 0/ I HEE Coats ri~irl // -*- r -1- 11 lilli ~ 1267.77 Sq Ft Actual -1 . v 40/ CD 1267.77 Sq Ft Countable U) k.Â·2 WEST PATIO AREA PROPOSED 1,~' 1 ' 0 11 * Towards FAR .1.-~ ASAFLAGSTONE PAVER LAYOUT Â» , /1= 1 r- , OR COLORADO BUFF SANDSTONE - / .1 1\ 0 01) to - 1 LL Kitchen with Â·+~.. P ' TO MATCH ENTRY WALK PATHWAY \091 --- 00 penninsula Â·Â· / ' 0 *DÂ· ' -3 Dining Area 1- 0 42" TALL x9' LONG CEDAR LATTICE / m 0 1 01(3 -1187FiÂ· .Â· [i8~ FENCE SCREEN w/ 28'MAX J < D I Laun 1 :~ ~ ~ DIAMETER SPRUCE~SHRUB / < O 102 PROPOSED TO WtST SIDE YARD. I 2 0 1 I ao Im I~ 25 9 1 \ 'M C 1 SCREEN TO B~E SET 28' BACK FROM y m- 1/ - - - - / MOV8138 DEVA 301S NIE .9 \ ~ EAST COOPER PROPERTY LINE 1 1 0- /\ Z 1 L.- ___~ 1/ 0 1 - 1 / Z<0.1 U.1 . IM~Il--Ill- .-il -~~-Il--- - - ....- M----A -Ill ........~ 1 J><1 Â§ - -- - 1/// C / r- LCD / \ - 1 / 1 / / rN l 4--- ---- / 3Nll Alk13dObld 3nN3AV H3dOOJ 1.SV3 900L 1 4 .. Â«414-1 ~9 00. 1 Puls!Cl pu3 1seEI 'enueAv Jadooo ise3 900 L opeJoloo - uedsÂ¥ Jo Nnd 13A31 NIVW 03Â§Odmld : 1Villi ) 1VAOhlddV 1VNI=I OdH - ao aP! hi Jadooo Jse3 900 L ZLOZ b1381/,3030 located Telephone 11' DR T COOPER AVENUE NI dlk:ICI 3NlldIMO 3nNBAV 233 65 1SV3 900 PROPERTY LINE 3ON301S3N &3dOO0 1SV3 900IÂ·- 1VNId OdH uo!11!JOSep 133HS Wn19VI(1 NM00)IV3118 118 N f[AV LLSVII 30Â¥8139 aNVA 31111 ONIMVEJO IANCE PER HPC )OPER AVENUE REAR YARD SETBACK 4Ull Jdll 20 1.1 Â£,U. U/ 2U1,j -1DAY *lilli"1~Illtl~1 derek m skalko PO Box 7928 11HECIINALProposed Upper Level FAR Diagram - 1006 East Cooper Residence phone (970) . 309.0695 aspen colorado 81612 ~.0~ SCALE : 3/16" = 1'-0Â· f a x (970) . 925. 5570 e-mail derek@lfriday.com www.lfriday.com Upper Level Habitable: 02012 1 FRIDAY DESIGN COLLABORATIVE. L.L.C. 603.2 Sq Ft Actual CONTAINED ON THIS DOCUMENT IS THE THE INFORMATION AND DESIGN INTENT PROPERTY OF 1 FRIDAY DESIGN COLLABORATIVE LLC NO PART OF Including Stair Area COLLABORATIVEE LLC. 1 FRIDAY COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN 68.56 Sq Ft Reduction COPYRIGHT 2012 DESIGN COLLABORATIVE L.L.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, For Open Stair Area, Therefore: 534.64 Sq Ft Countable Towards FAR i AftTT W+Un~~~76-T-f- --Af~ _ ~~_L-1- ~ Deck as Proposed = 502.9 Sq Ft a ...e.....Â·*Â·Â·Â· pÂ·Â·Â·Â·Â·9Â·Â·Â·+Â·Â·Â·Â·Â·Â·Â·Â·"'~'~-~-~t~~'~' 1-1- 1 jj .2:i} 1 (: 4-4-1. Total, Assuming 80% FAR is , ..: ...........*......z... 1 ..., ="P "4---Â·Â·Â·:Â·"fâ€ž".1 ..i ...1......4......6+ 1/.i: 1 1 1 allowable, FAR total allowable = 1=1 1 1' 1 1 1 1 I :fi i I i ' 1 *:-:-1 - J- 2192, with 15% of decks allowable = .4-4-4-U.Â»424-4-4â€ž.4-Ll- #44.-4-i-i .-L*Â·t~~â€žâ€ž k- 1-- - - -â€žT . 8-U+W,+.~4 Z LU ' '1 1 1 ~ ..1..1. ~ ~ i ? 330 Sq Ft, therefore, estimate 172.9 i-T ---1- "--+--9-t-4-,4- -"4Â·Â·Â·Â·- 7-4-1-~--1*-- -,- Â· - Â·Â· 11 - 2, : ...Z... P 1 4.....4.1+1.,1... :1. 1 .~. ; L. 1 ~ , . 1 1 i. Sq Ft Countable towards FAR I 1 r : # ~ |~6 |~ ~~~f 1 . L 1 Â·Â·Â·Â·Â·Â·Â·Â· ' A-' ) ~ . i iiI! 4 regarding Upper Deck. Planting ..' r-,+t -1 areas & Half Wall/ Rail Surround 1 1 : :- 1 : : , . a:i' included in calculations. . e : 1 ' -:. 1++1.4......9.... + (D ..j: a g /21 HPC FINAL Proposed Upper Level Plan - 1006 East Cooper Residence < SCALE : 3/16" = 1'-0" 0 :00 00 L M â€ž69,09 0-P L S PROPERTY LINE - - 1006 EAST COOPER AVENUE r 1 - / / / m / <1/9 - 10' 1 0-\ F.-4 ~ ALL MASSING REMAINS AS l 5' MIN. SIDE YARD SETBACK j . 1 / () ---- - -- Ill--gl--IW~W-~ 6 ..... i j PROPOSED @ CONCEPTUAL l / Z # LU 31 1 WITH CONNECTION AREA BEING \ /1 \1 0 1 g . m EXTENDED FROM 8' TO 10' PER \ / E HPC CONCEPTUAL APPROVAL \ / ~ /< 1 - a. 9--1-4-O- 11 11 1 1 11&13.=L- / 01 B 1 / -- 11 11 1 1 11-7 1 v~ LOOI a. lili 1-3 1 11 11 .W / 11 31- 11 11 / 1 ho 11 43==CE Master Bedroom |~ || '' MAL-F--1 0-1 f \\ 3/ U. / 11 11 Master Closet 11 ~ -- - 11 1=1 11 - 11 11 En Upper Level Habitable: ii N Master Bath SAND dET CUT FLAGSTONE PAVERS 'Master Toilet Mastert!911 ~ ~ - ITTE- 11-lf-P[ITT i lili Gif--4-1]-1 il Illilli PROPOSED TO REpLACE EXISTING_ _ - -- 603.2 Sq Ft Actual N '11 / 1 - ,-,5: ~ r205-1 , POURED CONCRE|rE SIDEWALK. PAVERS ~ Including Stair Area 1 68.56 Sq Ft Reduction / 1 For Open Stair Area, 1 - / 1 1 Therefore: 534.64 Sq Ft | 1 Countable Towards FAR 202 1 Show 2 - 1 1 / 7Â«Â«- CI~ El 1 *- ~ , czz~LIEJOILLEJerz-LJOLLJczz~LIEDLECLEJ \ / -624 -\% 1 WEST PATIO AREA PROPOSED e AS A FLAGSTONE PAVER LAYOUT 4 OR COLORADO BUFF SANDSTONE l - = i TO MATCH ENTRY WALK PATHWAYÂ»y ~ / / / to\\ 1 / ,-!====Â¥-----,---1 .. 03- ~ - Cifillill-3-3[3 r~ 927*ith=15%-6ft!*bks dowe~U = ~ 2 1 0/ / 1 1\ \0 1 151\10.-0/lzl --/ -Pr--r~~~~7:~:330 StrFUtherefore,=atimate-le. 2 , r * 0. \ --=-3CLED -- 1 ~P-r-=-r=n=~~~S4IEÂ¢Â¢~iktats'616*ahlit#*9-n - rj-na 42" TALL x9' LONG CEDAR LATTICE / 01 \ l__U FENCE SCREEN w/ 28"MAX i\\ly///, <DI DIAMETER SPRUCE?~SHRUB / ~~*302% a Q 1 \ ~ *_rÂ·.â€ž PROPOSED TO WtST SIDE YARD. 4 / 01 1 ~1===Â«r----n - F--Jgnr=--pq - 71- Â»tuded=in- -BE'=C 4 9 EAST COolÂ» PROPERTY LINE 1 3) Â¤ ' ~/ /9 Â»> SCREEN TO BE SET 28' BACK FROM . 1 1 0 0110 0 0 =Cd~<3 - P I \ 11 / 11 --/00-01 \ b 1/ \1 / \ \ / L -~-~~-~~'~~~~~'~ ~ 3Nll AIBBdOWd .-- 3nN3AV H3dOOO 1SV3 900L ITI THIS INFORMATION MAY 8E USED OR '.1 %:i}. i ~.W~.J...~~.k ' 1 : * 11 2 .. 'j 4 t. ' l 0 O 1 1 1 - . -il- 1 44 - Lm 1- PRO'lOSED @ 2'-8~ WIDE x 2' DEEP fl 1 t -CID(=DE_J*eck as Proposed===-50Â£9~*~EL=_~ , . al P 4* Pâ‚¬T---3 6 I ili Urs - / >IOÂ¥813S 021Â¥A 3aIS NI,1,9 ~ / 1VAOhlddÂ¥ 1 1=1 OdH - eouep!sea Jadooo ise3 900 L ZLOZ ' 8318~13030 Pujsla 3 'anueAv Jedooo Jse3 9 OL Opejoloo - U Nnd 13A31 Uddll 03Â§0dmld 1Â¥NI:I )dH Telephone snona o D EAST COOPER AVENUE Â·3NlldING Ff /M 3Nlldl 3n 3AV VEIdOQO SV3 900 L HAN~AV U)2000 JI SV~ 30N301S3W 233dOO0 1SV3 900lÂ· - 1VNII OdH uoild!JOS@p 133HS WVNDVIO NAA00)1Â¥m mi >IOV813S ably* 1NObl=I -018 1Vd IONIbld L NE OF 2' REAR YARD SETBACK NCE PER HPC CONCEPTU AST COOPER AVENUE 5' REAR YARD SETBACK AP ROVA 9Ull Jd[1 20 1JZ 44. 23 LUIJ bRAIDAY 11:Ill Colll""Illl derek m skilko PO Box 7928 aspen colorado 81612 [==11 phone (970) . 309.0695 f a x (970) . 925. 5570 e-mail derek@lfriday.com www.lfriday.com 02012 1 FRIDAY DESIGN COLLABORATIVE. L.L.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN COLLABORATIVE L L.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN COL1_ABORATIVE L.L.C. 1 FRIDAY DESIGN COLLABORATIVE L.L.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, COPYRIGHT 2012 21182CE]-NAL_P roposed Roof & Overhead Ste Plan - 1006 East Cooper Residence o \02.0Â§/ SCALE : 3/16" = 1 '-0" . Â»4 / 40 '00.00[ M â€ž6->,09 09 L S PROPERTY LINE -- 1006 EAST COOPER AVENUE / / / Z LU \0 11 - 0) 0 1-10'1 / 3,2 1 0 CO 1 <5\ O_ 111 101 1 -9**01 00 \ I ai 5' MIN. SIDE YARD SETBACK I 994Â£522. O 11 @El ~ ALL MASSING REMAINS AS / I C C> // -1 6-4 9, a) C \ 4/ / *0 0 a) ~8~ WITH CONNECTION AREA BEING \ / 1/ PROPOSED @CONCEPTUAL ~ ~ / -4 20 4 a) < EXTENDED FROM 8 TO 10 PER \ ~/ D an -0 L 11 'Fl'T- lilli 111#1|~1'fill-lf'.% 1 1 1 111'T 1-1-1--~11 111111' 111'111111.L~Irri 1-16 1 r!1'rr -r ~, HPC CONCEPTUAL APPROVAL \ 0 32 4- 1 Â§ 2 111 lilli a) a o // y / ao m' In o 9% i 1 1~1* 1111'll'~1~11111111~1111~1111~11111~11~111111111~11~11111~11111111~~11111111111111111111111'lll'11111111111 ~ ~111111111 1 ~ [1-1 11 111 lilli 111'111 111 lili lilli 11]111 . LU - 1111111 1 /< 1 r.' 0 1 b 0 6 Il 1-a- / 1 CL+; 1 1 1 111 1 1111~11~1111'll'1111111~11~1111111 ~1111'~li 1 1 mt \ 111 lili CO 111 lilli'11'11111'1~1111 lili:Ill . 1 11 111111.1.11.11]11111111 --1 1 . A o /- 111 X1111~1.1!1.1111-1111 1~!1-111-1;~1 #1:11-1.1.'lli;111 ~~11 1.111~111~ il 1.11 ; 11, ~1 1- 11111,<1111~111-).;~111!~.111~1~ ~111~~~bl.~ 11 111 1~1~11~ 1 - 111.11!1-11 l ili. 1/- -IÂ»43 / O 1#1111 ' 1111111~ 1111 111'~li.Ul [lilli 111 lilli 1.1.11.11;111111 1 0 1 " 3-1 I[ 4 J--]i-li-H-JiliII--1 I--4- I-[flflEI-]-17-[i Ji i i 11713-P -3-1 i v / I ll lili l 11111111 ~11 111111111 ~111111111111 1111111111 l ili 11 1 11 1 l il li 111-11-1 ill'll lill-ill''ll'll' 11111'll i Illl'~1 rl '111111'll lilli ill'il - - 1 11 ill'llill"ll'll'llill 11-'ll 11]3fTÂ»flrTE-[UNIT[fU--[TU-f-TTT[-77-P-[IF--Ufft Â«40= / 1 / 1 0 1 1 1 1 11 lilli 1 IT ~11111 ~111~1~ 11111 1 1111111 11 1 . ~11111111Mil 1 <1 192)3~ 4 1 1 li 0 11 1 11 1 / 11 1 1 2- j - ~ I .- - 1,ELIZED - 1 \ 237-03060 j - 08/3-IDDELu-IDDELu E~D :7 2/ 2/ / *-X - -1 - -3 1 7%[142--14<ELL>u- Fil/DEDI-DI//3 \ 11~DULLI-JEZEDilij I33*SETTT~~Â«23 1-098 - -'31 - 1 / i-F---r=Â»-not---1-njimilliWIII- 0Â«-1 COL__1 : 2 1 \01 1 21 1 I=~---t-I][2*ELI-J~ -- ' __11[~Â» 4 . / *0. \ i LU -Â»1-9-Jggl-En-- - / iNE [=rt[E u- i 1 2\\\9///, gol / / 01 \ 08 1 2 L__u_lcunu==IL._L_IcID - ---UCILIC=1 / 1 234*2Â£ 0 21 1 i 5 W I E g D- - 17 U_J -DI-:-EnDEol-0306 lulu'l 00 L 7~1 -- 'Fl-~AW-BEDÂ«lo -- E <~ 'M I ~ IZI 1 6254+Li,12 - 01 1 3557/1Â»2>= : w. 1 Nal.1 EQI :_JUDEIJCIEDLE][EDI ~ ~ ~ ~~ ~ ~ ~ 1 N 8 218@ - m I @E 0 OTO O 0 42Â«~a~~~ =90 177-]0-30--m'1=7--11 - 3 1 / / \ 1 I Z<a- I LUÂ« . \ 1 ----------- --1--3 - - ---- ----- - / MOYSIBS abIVA 3019 -NIIN .9 I / .--. - 0 D J I 1 U 1 k < \ f / / -- 1 L . -Ilill -- .Ill--I-- . - Ill. - 3NI-1 Alk13dOHd 3nN3AV N3dOO31SV3 900L 1 1 lili 1 111,11 111 1 I 1 -1 15 UJ U -*-- 1--~ 1 111 1 111111 1,-1 0 1 . 1 .. 3Nlldlhla , L Relo~ed Telephone Â·3NlldlhICI 3Nlld 1Â¥AOblddÂ¥ I I 03 jse3 900 L 21Â·OZ 8381A13030 penssi ejep opefoloo ueds LLSVII >IOÂ¥8139 ably* 1NOU Cl 1 dIO IHd -NIIAI .OL 33N301932 B3d003 19Â¥3 900L- -IVNI=l OdH uo!;d!.osep 133HS NVId 100H 03Â§0dmid : 1VNH )dH 311ll ONI MVE) Cl 90 I-V 6uiloq46!eN jueoefpv boring MUTI Jdl] dO 1.3. 40. 00 /Ulj t~imAY "11,1 coll.1.1.11,1 derek m skalko PO Box 7928 aspen colorado 81612 phone (970) . 309.0695 fax (970) .925. 5570 11=11 e-mail derek@lfriday.com www.lfriday.com 02012 1 FRIDAY DESIGN COLLABORATIVE, LLC. THE INFORMATION AND DESIGN INTENT j ' '1 CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN COLLABORATIVE L.L.C. NO PART OF THIS INFORMATION MAYBE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN 1 - COLLABORATIVE L.L.C. 1 FRIDAY 1 Iii 2 I .Â·~ 1' - - Â· RETAIN ALL COMMON LAW STATUTORY Â¥1 1 1 DESIGN COLLABORA-TIVE L L.C. SHALL - AND ALL OTHER RESERVED RIGHTS, COPYRIGHT 2012 91 91 7 11 / Fl F - g - 9 11 1 , LI , - .1 /././ ; U, / iii . 1 hit f 4 ,n Â· /Ill EN . 1 1,9 2,1 al 1 1 11/1 .47 -,Ill \.41 25' HEISHT LIMIT m, MIPPOINT OFâ€¢ ROOF flope) 1 1 A i i I 11 1 1 \\ 1 11111 - /3 11 111 11 1 1 - - // 0 1 bÂ» ,\\ 11 2, 1 . 1 - 11>~ IL=Ul - 1 0 lilli 1111 1 1 ' 1 11[ IP' 111 11111 1 1 1 1 1 1 I 1 1 ' i l' III ' Il MI LU 1 0 11. 1,1 1 lili 1 111 11 Illili i I 1 1 1.1 lili 1 1 E 1.- 1 1 - - U) 1-1- - il 0 CO 1 1 1 1 1. 1 : - 1 1 -- . 1 1 0*0,0 0~0*080~010= ./.â€¢Oâ€¢0*0â€¢0/0/0/0/ - 1 1 :Rfy]**2'?3~23 1. nk,<guo." : :8@*Â».> . 1 1 ip h -- c 1 11@lu - ' ' O < 1 1 1-/ 1 11 -11 1 1 1 1 000 1 - --6..7~ (1) ci 21-lt[PQE[NALfroposed East Cooper South Street Elevation - Massing Comparative : 1002,1006 & 1012 \â‚¬~,y SCALE. 3/16" = 1'-0" Il 11 A j j il /, i I 4 11 0 i i /FE'r , , 1, El \\ 11 9 8 11 1 1 1 ~ '|' ~.,~~||1|||~i~ ||~ '|~~ ~~' ||~~~ ||||~ i~i il,i, '' lili 11 1 111111 1 1 1 ~ 11 ~111 ;1 1,1~ 1 1 1 1 \\1 , " | 1 1 '111 'V i 1 4 lili lili il 11 - - 6 - M - - - - - - - - - - - - - - - - '' i"MI'b. 'IiI 1 Â·i di'lili 1111111:Ii,lill' 11 l" 11 1 1:,i' r !~ 1 1,1 . i 1 1 ' 1 1' 1~ 111 1111! ~ 1 1111~ 111 11~ 111 11111111 ~1 1 .1 1 EllÂ· i~~Â·~Im #jib,$2% ~ 1 | 2*EXX X~eÂ»*0Â« ~~ ~~~ 1 1 I 1 \- 11 1 kt;-1 1-/*im-Ufforl~POINT oF ROOF SLOPe | 11 m i,.. 4------ 1 1 -1 1 1 B I 1 11 ' 4 111 b j ':'I 'jil ii'.i I~ ':: ,Â«E~r Iiirr 1:4~II"lii UY<v~41*;14~ F i~ 1 1 1 111 11 12 11 11 1 11 1 1 111 11 1 11111 lilli 1 1 -- 1-/ 1 /.3 1 1 11 11 , 1 '1111~1111 + 1111111'11 311 , lili 111:111~1111'11'1~:1~1:111 111111 11 1. ~~ 1)1 1 1 2/ 1 1 ! 11 ill,1111111 1~ 1 111 1 1.11 lilli 11 1 1, 1 111 11 * 1 11 1 11 1 // 1 1 1 I ' 1// 1 1 < i Z 4~44 'r k Â£ 1/j 1 - LL r I 0 MI Ihillillillilillitillill'.G; 2 1.11 lilli[ : 1 111 11 1 i 1.11 1 1 I 1 4 1111111 lilli lilli 11 11! 111 11 lillill lili.1111 11 1 1 11 1 1 11 1 1 0 lilli 11 lilli 1 1 1 - 1 1 - 1 1 1111111~1 1 ---- 1 1 1 1 k LINE OF:~VIER FROM -LIG SIDDIALK ~ ~ 0 - FOR T+IGAL 6' INDIVIDUAL . m 11 1 IE]ILIF-1 - A ,LiOE~11O11O | | 1%29 m. El'=2=11 1 E 1/ -~11 1 1 1 1 1 1 t 11111 1 1111111 1~1 'I 111. 1 I 1 1 - -10- 11 1 1 | iti 1, E-11 1 r---711--il 1-J 1 1 - 11- 1 1 1 1--1 Â£11 1 1 1 | | /Imm! 1**0* 1 K:%2271 1 i - Id E 11 111 1 i - 1 12 -HEC FINAL_Proposed West Lot Elevation - Massing Comparative : 1006 & 1012 East Cooper ~ A2.05 SCALE : 3/16" = 0 . 19.01Â°ERTY LINE 1VAOk:IddÂ¥ 1Â¥NI Jadooo jse3 900 L ELOE b1381~13030 penssi opeJoloo - uedsÂ¥ 10 40 laM Â¥ Illn05 03Â§0d0Ed : 1Â¥NU ) 'anUGA o ise3 900 L Er,WAV 'bla,:1003 -LSVE JO 3ON3GS3H &3dOOO 1SV3 9001. u 133HS SdIHSNOI11Vill 9NISSVW Â¥ N0I1VA313 13~15 311ll 9NIMVHO VUII Jdll /O 1.3. OV. 35 LUIJ IDAY u de:Ill coll,1,1,Il,1 derek m skalko PO Box 7928 aspen colorado 81612 6 T.O. RIDGE ADDITION phone (970) .309.0695 A T.O. RIIÂ»E ADDITION - - - - - - - - - - - - - - ELEY.126'-43/8" 6/.1.r.) f a x (970) . 925. 5570 9 ELEV. 126'-4 8/6" I.F.) ~i <, 'L,~ 25 HEISHT LIMIT (TO MIPPOINT OF ROOF SLOPE> derek@lfriday.com e-mail 25' HEIGHT LIMIT (TO MIPPOINT OF ROOF SLOPE) _________ ~~!i 'Â·1' l~~'1~ ~ i'~1'~' www.lfriday.com MIDPOINT OF ROOF SABLE - 1111'lly Ill 'llili 0 2012 1 FRIDAY DESIGN MIDPOINT OF ROOF SABLE 4 4 jl PROPERTY OF 1 FRIDAY DESIGN PERMISSION OF 1 FRIDAY DESIGN 1 1 COLLABORATIVE, L.L.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE COLLABORATIVE L L.C. NO PART OF 2 * T.O. PLATE UPPER LEVEL SABLE 6 T.O. PLATE UPPER LEVEL SABLE THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN 1 11 7 ELEV. 1141-8 3/4" DESIGN COLLABORATIVE L.L.C. SHALL COLLABORATIVE LLC. 1 FRIDAY 4 1 111 111~ 1 lilli.Ill' 1 RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, COPYRIGHT 2012 3 6 T.O. HISTORIC RI[Â»E 3 ~" 6/.1.F.; ~2 5/4" ~ ~ iii, ~ T.O. FLASHING CAP DECK RAILING 7 10 4 1 T.O. PLFNE>. UPPER LEVEL - A T.o. Pi.WD. UPPER LEVEL TA ---- - -- - ---- ---- ~11 -BLEVIffip=5-574'1 ------ 1 T.O. PLATE LIVING/ GARAGE .kT.O. PLATELIVINS/GARAGE ------------ ------ "ll-|-|1|~4 ~ 22_______1-333_Lit 5 - - - - - - - - - - -I- - - - ~1 -i - - - - --/ 111111 lillil||1 lili â€¢k T.O. PLATE CONNECTOR 1 T.O. PLATE CONNECTOR 7 ELEV. laci'-3" --- ----1 11 lilli. lilill I - 411111111111 1~il 1 4 - ~ 11 1' 11 o.o.o.o.o.o.o.o.o. o.o.o.o.o.o=o.o.o. - ~ n'31- 00 0 2 9 1 - 111 w @00 --IU131~ 4 4 3 -- lili 1111111 F .. -- -- Ilw l 4 poo ~~ ; -- ------ 1 T.O. PLAD. MAIN LEVEL 1 1 - - - - - - 1 T,O. PLÂ»0. MAIN LEVEL ----- 1 1 1 1 -------- == -1- I III I 1 I 11 11 1 123113 1 I E----22223--------r----7 I ' I 11 %----1 ~ i ift' 11 11 r---4 a) < 11 L___21 1 11 1 11 1 11 4---4 1 1 1 r-----1 1 11 1 4-liq Â® a B 11 11 1 1 1 h - --1 1 1 1 11 4-_-2 1 1 12 Ill 12Â«Eff K===4 1 6 T.O. ROCK INFILL LIGHT WELLS | 1 L...7 | | #-------~ | A T.O. ROCK INFILL LIGHT FIELLS .- 1 11 1 121-27.dil*IM" 11 L 1 1 r--------J 'lel-EV~I'-CIA" 11 1 7 1 11 11 1 11 1 1 T.O. GONG. LOWER LEVEL Lt 2222222222222222 Eutl~1-1-1-1-1-1-1-1-8-11-1-11-111 E- - -_2 ----~Egi -'-3 1//' 21_lj HPC FINAL Proposed Soutn (East Cooper) Elevation (21 HPC FINAL Proposed North (Alley) Elevation \03.0* SCALE : 1/4" = 1'-0" \03.02~ SCALE : 1/4" = 1'-0" r-1 2" VERTICAL-LY APPLIED PRODEMA BAG + WOOD RESIN PANELINS - COLOUR: MOCCA L_LI PRODEâ€¢IA SIDINe TO BE INTEGRATED INTO CO)UNCTION WIâ„¢ A VISUAL 2" VERTIGAL METAL PANEL SIDING ON PEST AND SOUTH FAGADES (NON-REFLECTIVE) - SOL.Al*NALL (SOLAR POPER SIDING) COLOUR TO MATCH PRODEMA MOCZA Â¢ ALL DETAILING CONDITIONS TO ALIeN FLUSH **iPROPEMACOM *~iSOLARFNALL.COM 91 WINDOMe 4 DOORS TO NON HISTORIC AREAS OF HOME PROPOSED AS PAINT LOCKED METAL CLAD EXTERIOR UNITS PillTH NAWRAL WOOD INTERIOR MAPLE STAINED FINISHES. SUPPLIER - LOE)â‚¬N WINDOM Â¢ DOORe F*'ffi-05â‚¬N.COM 3 1 X 4. VERTICALLY APPLIED SHIPPED LAPPED STAINED #2 CLEAR eRADE WOOD SIDINS STAIN COLOUR TO BEE DETERMINED. FACE TO BE SMOOTH SAP+1 Â® 1 X 6. MOR\ZONTAUY APPLIED STAINED MOOD SIDINS ON 1-1/2" FURRING STRIPS o 24"04 SIDINS SET 0 6-1/4" OL. - STAIN COLOUR TBD. #2 CLEAR eRADE SPECIES - SMOOTH SAWN POMPER COATED NON-REFLECTIVE MET'AL TRELLIS. SHOP INFORMATION Â¢ FABRICATION TO BE PROVIPED BY PITKIN IRON ~ TRADITIOhkLY APPLIED WOOD CEDAR SHINBLES. SHAPE Â¢ PATTERN TO BE CONSISTENT 2 =---- --- --- ~ ----------------- 11 11 Â·05 CD 11 0 1 1 11 11 1 T.O. GONG. LOMER LEVEL ------------------------- WITH TRADITIONAL APPLICATIONS CONSISTENT TO THE IMOS MINING GOTTA,GE ~ TRADITIONAL RUNNINe BOND STACK CHIMNEÂ¥. ANÂ¥ RESTORATION OF THE STACK TO MATOH EXISTINS CONDITIONS AND CONSTRUCTION TO THE EXTENT POSSIBLE. GHIMNEY PER HISTORICAL CONSTRUCTION TO BE 2' DEEP BY 20-4" WIDE ONâ‚¬ AXIS) Â· ~ PORGH AS CLOSELY AS POSSIBLE. SHOP DRAMINGS TO BE REVIEhED BY DESIeNER $ Hit MONITOR PRIOR TO FABRICATION ~ ALL WINDOWS LOCATED IN HISTORIC MININe COTTASE TO BEE MAINTAINED IN ORIGINAL LOCATES 5 4 REI=URBISHED AS REQUIRED BY PHOENIX RESTORATION OUT OF DENVER, COLORADO WINDOVe ALONG PEST FACADE (RESTORATIVE FACADE), TO BE PROVIDED AS WOOD DOUBLE HUNe CUSTOM MILLED UNITS FROM LODEN WINDOWS AND DOORS. PROFILES TO MATCH THE SIZINS AND DETAILINS TO THE EXTENT POSSIBLE WILL BE APHERED TO ~ 1 X 6" 0 x 4" VISIBLE) HORIZONTALLY APPLIED PAINTED WOOD SIDINS SIDINS DETAIL TO BE TRADITIONALLY LAPPED CONDITION TO MATCH EXISTING GONDITIONS ~ 1 X 4" (1 x 4Â» VISIBLe VERTIGALLY APPLIED PAINTED WOOD SIDINe SIDINe DETAIL TO BE TRADITIONALLY BUTT-JOINTED GONDITION TO MATCH EXISTINe CONDITIONS ALL HOOD SIDINS TO BE SMOOTH FINISH MOGI< UPe OF ALL DETAILS AND FINISHES TO BE APPROVED BY rN DESIeNER BEFORE FINAL INSTALLATIOW ASSEMBLY ORDER OF SIDINe INSTALLATIONS/ ASSEMBLIES TO BE DISGUESSED O WITH DESIeNER PRIOR TO COMMENGEMENT OF NORK TO DETERMINE IF AND P+ERE DEADMEN MILL BE NECESSARY Materials Key / Description CUSTOM MILLED PAINTED WOOD COLOUMbe TO MATCH HIBTORICAL CDNDITIONS OF OPEN-AIRED .. 1VAOZ:IddÂ¥ 1Â¥NI=I OdH - 00 isea 900 L ELOZ h1381~13030 penss! elep P!49!Cl pu3 1se3 'an 223 900 L opeJoloo - uedsÂ¥ SNOIIVA313 0 Â§O 1 : 1V 1 )dH n 7 7 1-1 -T i-1 33N30193kl 83doOO 1SV3 900IÂ· - 1Â¥Nld OdH uoild!JOS@p 133HS Hld00] lin 900 I flflo~V~ SIVIE~.LVW Â¥ 311ll 9NIMVhla MUI I Jd[ I dO 1 J. DE. 33 LU 1 J i.....<Ix.> I 3 *F 1 [mIDAY dI:Ill Colll~111Illl TO RIDGE ADDITION derek m skalk o - - - - - ------- - ~ ELEV. 126'-4 3/8" 6/.1.Fj PO Box 7928 A - m 2. VERTICALLY APPLIED PRODEMA BAG + WOOD REIN PAIELING -COLOUR, MOGGA 111*4 #fl W #I lilli 11'1~111'P 1 lilli.. 1 , 1 11'11'IT'1111111 PRODEMA SIDING TO BE INTEBRATED INTO COPUINCTION WITH A VISUAL 2' VERTICAL METAL aspen colorado 81612 PANEL SIDINS ON kâ‚¬ST AND SOUTH FACADES (NON-REFLECTIVE) - SOL.ARFNALL (SOLAR POVER SIDING) COLOUR To MATCH ARODEMA MOCCA 4 ALL DETAILING CONDITIONB TO ALIeN FLUSH *IMIPRODEMA.COM *~ALSOLARN-LOOM ~4941MI~Ii#:Milll Alil#Tr~#~fi~114~1~FyZ~r~~Iil~~4I~~I~~I~Il~LI~LitÂ£6~I<~;I~ ~~~~â„¢~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~---------- derek@lfriday.com 25'HEIGHT LIMIT (TO MIDPOINT OF ROOF SLOPE) phone (970) . 309.0695 fax (970).925. 5570 e mail MIDIÂ°OINT OF ROOF SABLE www.lfriday.com ~ MINDOMS Â¢ DOORS TO NON HISTORIC AREAS OF HOME PROPOSED AS PAINT LOCKED METAL GLAD EXTERIOR UNITS HITH NATLRAL PNOOD INTERIOR MAPLE STAINED FINISHES. SUPPLIER - LOEMEN HINDOPâ‚¬ 4 DOORS 02012 1 FRIDAY DESIGN 11 lili 11 1 11 11 COLLABORATIVE, L.L.C. M+U.OEPâ‚¬N.COM 111 11 THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE 1 X 4" VERTICALLY APPLIED SHIPPED LAPPEP STAINED *2 GLEAR SIRADE )40OD SIDINS 1 1 11 1 1 11 111111 111; lilli 1 PROPERTY OF 1 FRIDAY DESIGN STAIN COLOUR TO BE DETERMINED. PAGE TO BE SMOOTH SAP+1 COLLABORATIVE LLC NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN 1 X 6" HORIZONTALLY APPLIED STAINED HOOD SIDINS ON 1-1/2" FVRRINS STRIPS 0 24' 0.0. DESIGN COLLABORATIVE L.L.C. SHALL SIDING SET 0 6-1/4' O.6. - STAN COLOUR TBD. 02 CLEAR eRADE SPECIES - SMOOTH SAP#1 PONDER COATED NON-REFLECTIVE METAL TRELLIS. SHOP IbFORMATION Â¢ FABRICATION COLLABORATIVE L.L.C. 1 FRIDAY 1 lilli 1----1 T.O. HISTORIC RIPSE RETAIN ALL COMMON LAW STATUTORY 1111111 111 1 Ilj,t~~IÂ·1 i ~ -~ ~"(V.I.FJ AND ALL OTHER RESERVED RIGHTS, :22.*0*3)0Â· ELEV.15'-2 5/4,1 COPYRIGHT 2012 TO BEE PROVIDED BÂ¥ PITKIN IRON 1 T.O. FLASHIN@ CAP PECK RAILING Te\DITIONALLY APPLIED HOOD CEDAR SHINGLES. SHAPE 4 PATTERN TO BE CONSISTENT 3 6 WITH TRADITIONAL APPLICATIONS CONSISTENT TO THE 18405 MINING GOTTAÂ®E WITIONAL RUNNING BOND STACK CHIMIEY. ANY RESTORATION OF THE STACK TO MATCH 5 7 EXISTINe GONDITIONS AND CONSTRUCTION TO THE EXTENT POSSIBLE. CHIMNEÂ¥ PER 1 T.O. PLFÂ©.UPPER LEVEL HISTORICAL CONSTRUCTION TO BE 2' DEEP BÂ¥ 2'-4" WIDE AE AXIS) - ~" CUSTOM MILLED PAINTED NOOD COLOUMNS TO MATCH HISTORICAL CONDITIONS OF OPEN-AIRED - --- ELEV.IIO'--3" 51111+171.11 ------------------------222------------------- ; T.O. PLATE MAIN LIVING POROH AS GLOBELY AS POSSIBLE. SHOP DRAWINGS TO BE REVIDED BY DESIGNER 4 HPU - --- --- ~ T.O. PLATE CONNECTOR 4 MONITOR PRIOR TO FABRICATION ELEV. lOg'-3" b 'Ul :L ' ALL WINDOWS LOGATED IN HISTORIC MINING COTTABE TO BE MAINTAINED IN ORIeltVAI. LOCATES Ir)/3- 1 6-1 WINDOWS ALONS HEST FALADE RESTORATIVE FAGADE), TO BE PROVIDED AS WOOD DOUBLE ~ ~ ' 8 r---] O.0.0.0.0.0 1-UNe CUSTOM MILLED UNITS FROM LODâ‚¬N ),11,DO,6 AND DOORS. PROFILES TO MATOH THE SIZING AND DETAILING TO THE EXTENT POSSIBLE MILL BE ADHERED TO 00Â» 1 SIDING DETAIL TO BEE RADITIONALLY LAPPED CONDITION TO MATCH EXISTING CONDITIONs ~ 1 X 4' 01 x 4" VISIBLE) VERTIGALLY APPLIED PAINTED WOOD SIPINS 1~---- io o 11!Z SIDINe DETAIL TO BEE RADITIONALLY BUTT-JOINTED CONDITION TO MATOH EXISTINS CONDITION5 ALL WOOD SIDINe TO BE SMOOTH FINISH ------------------------ ---- ------------ ---- = -~~~ 2=~~~= === ; T.O. PLWD. MAIN LEVEL- 0 ======================= ============== === ============ =--------- ~ MOCK UPS OF ALL DETAILS AND FINISHES TO BE APPROVED BY DESIeNER BEFORE FINAL INSTALLATIOW ASSEMBLY 1 r -LL 1- 11 -Jl 0 0 11 Il . ORDER OF 911)'Ne INSTALLATIOE ASSEMBLIES To BE DISCUSSSED [1 1 1 1 1 1 1 MITH DESIeNER PRIOR TO COMMENCEMENT OF WORK TO DETERMINE | IF AND nERE DEADMEN WILL BE NECESSARY 1 Ill C 1 1 11 11 %4 2 1 1 11 11 Materials Key / Description -1 1 H P -0 -d 1 -a (D .2 A- 1 1 11 1 | | | 1 0 TO. ROUX WRLL 1.-I~ PELLS Na b #222-3 1 ~ ~ ~ ~ -_ ELEV.fic-fl/4" Of 8 2% 1 11 11 11 0----1 1 53 0 6 A T.O.GONG. LOMER LEVEL 2.1HECEINAL Proposed West Elevation LU 4123/ SCALE: 1/4" = 1'-0" 6 T.O. RIDSE ADDITION -r |TTITT r- 1 --1 ELEV.~26'-43/8"(V.I.F.) 25' HEIGHT LIMIT (TO MIDPOINT OF ROOF SLOPE) 11'-1-,7 - -~-i--- ~--- - - i--u6 11 'Ild '11&#il it 111111 lilli' i 212-22 Im~lt ~Ii d" 1 1 1 11 lili 111 11 11 2 * T.O. PLATEUPPER LEVEL SABLE ELEV. 119'-8 9/4" * T.O. HIST;RIG RIDGE ELEV. 116 -4 1/16" (V.I.F) 6 lilli' 1 1 1 11111111111 111' 11 11111111111 111 d 111 '111 111 I l ill i 4 T.O. PLPIP. UPPER LEVEL - -ELEV.Ill~53/4" * T.O. PLATE LIVING/ GARAGE ELEV. 110'-3" 4 --- -- 1 +1 ~NNEUTOR e e 4 -- 1 8 0-1 3 . 1 11 lili 11 ' 11 11 I U 1> U') 0 (D - -- Im 1 T.O. PUMP. MAIN LEVEL ------~-I--- ------------ --i--~-------~1 ------- ji~~- --------~liW~- -------- ------------------- ---------------- -- -- ---- ~ 11 1 1 1 ---------1 lili Il F===T~111 1 lili 11 11 F.--'In' 1 lili 1 1 1 1-1 lili t---h i i 101011 1 I I lili I I lili 0 11 1 lili 1 1---f---- ------------- ~ ~~ 1 ~a.ROCKINFI~LL LISHT WELLS 1 + 1 lili 11 1 lili LEV. cll'-1 1/4 ,-b r.) 11 11 lili - ; T.o. CONG. LOPNER LEVEL D _____-_______________-222*I_-_11_-___ -_-_----_--------____-__----------------_-_--- TELEV. 89'-3 1/4" . 11-HECIINALfrogsed East Elevation \03.03,/ SCALE : 1/4" = 1'-0" 0 0 D glflIEgjQ) 1Â¥AOhlddÂ¥ 1Â¥NI:I OdH - e O ls83 900 L ZIÂ·OZ ' 2138013030 P!49!Cl pu3 1se3 'enue ~soeo 900 L 3ON30193}d kl3doOO 1SV3 900 L - -1Â¥NI=I OdH uo!; 133HS SNO 1VA3 3 0 50dO : 19 13 )dH 11100) 113 900' T'ollt~~ flv~1)1Â¥W 9 31 ll 1 9NIMVHO MUI I Jd I I 20 1 3. 00. U