HomeMy WebLinkAboutLand Use Case.420 W Francis St.A93-972735-124-13-005 A93-97
420 W. Francis Conditional Use for ADU
CI
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City Land Use Application Fees:
00113-63850-041
Deposit
-63855-042
Flat Fee
-63860-043
HPC
-63885-268
Public Right -of -Way
-63875-046
Zoning & Sign Permit
-MR011
use Tax
10000-67100-383
Park Dedication
15000-63050-480
AH Commercial
15000-63065-482
AH Residential
County Land Use Application Fees:
00113.63800-033 Deposit
-63805-034 Flat Fee
-63820-037 Zoning
-63825-038 Board of Adjustment
Referral Fees:
00113-038)0-035
County Engineer
00115-63340-163
City Engineer
62023-63340-190
Housing
00125-63340-205
Environmental Health
00113-63815-036
County Clerk
00113-63812-212
Wildlife Officer
Sales:
00113-63830-039 County Code
-69000-145 Copy Fees
Other
Name: 21407
Address: , 4)
Phone: q26 - 2(p
Total_�� _
Date: _Check:96gLy
Project: 420
F-Kaal-ie)
Case No: _
No. of Copies
1� - D�
9 a
PARCEL ID: 2735 124-13-005 DATE RCVD: 12/5/97 # COPI s1+
CASE NAME. 420 W. Francis Conditional Use for ADU I
PROD ADDRI 420 W. Francis CASE TYP: Conditional Use for ADU
OWN/APP: Halprin, Barry & File E 420 W. Francis C(S(Z: Aspen, CO 81611
REP: Jim Colombo - Colombo In t 520 E. Cooper St. C/S/Z: Aspen, CO 81611
FEES DUE: 245 A FEES RCVD 245
REFERRALS REFT
ONOTICE
V BODY PH
CASE NOIA093-97
Amy Amidon
PHN: 544 1793
PHN 925 7806
: STAT: r
DATE OF FINAL ACTION
REMARKS BOCC\CC:.
PZ.
CLOSED: pY: BOA.
HRG OFF
MEL
PLAT SUBMITD: PLAT (BK,PG): ADMI
UE
0 .
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A CONDITIONAL USE FOR AN ACCESSORY
DWELLING UNIT AT THE HALPERIN RESIDENCE LOCATED AT 420 WEST
FRANCIS STREET, LOTS N AND O, BLOCK 34,
CITY OF ASPEN
Resolution 97-
WHEREAS, The Community Development Department received an application
from Barry and Ellen Halperin, owners, for a Conditional Use Review for an Accessory
Dwelling Unit having approximately five hundred (500) square feet; and
WHEREAS, Pursuant to Section 26.40.090 of the Aspen Municipal Code,
Accessory Dwelling Units may be approved by the Planning and Zoning Commission as
Conditional Uses in conformance with the requirements of said Section; and
WHEREAS, the Housing Office, Parks Department and Community
Development Department reviewed the proposal and recommended approval with
conditions; and
WHEREAS, during a public hearing at a regular meeting on December 16, 1997,
the Planning and Zoning Commission approved by a 7-0 vote the Conditional Use for the
Halperin Accessory Dwelling Unit as designed, withthe conditions recommended by the
Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Conditional Use for an Accessory Dwelling Unit containing approximately 500
square feet over a detached garage at the Halperin residence at 420 West Francis Street is
approved with the following conditions:
Prior to the issuance of any building permits, the applicant shall comply with the
following:
A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation to
the Planning Department. The deed restriction shall state that the accessory
units meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six
months or longer; and
B. Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs.
2. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208).
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the
unit to ensure compliance with the conditions of approval.
4. All new surface utility needs and pedestals must be installed on -site.
5. The applicant shall consult the City Engineer for design considerations of
development within public rights -of -way, and the Parks Department for vegetation
species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the City Streets Department.
6. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
APPROVED by the Commission at its regular meeting on Decmber 16, 1997.
Attest:
Planning and Zoning Commission:
Jackie Lothian, Deputy City Clerk Sara Garton, Chairperson
DRAFT
Roger Hunt questioned the side yard set back change. Guthrie replied the side
yard set back, as approved by the fire marshall, would be changed from five feet
(5') to, three feet (3'). She noted this was compatible with the historic structures in
town. Hunt stated concern for the decrease in space between buildings. He asked
how the size of the building would be constrained. Davis answered that duplex
FAR would be followed in that case. Hunt asked about snow sloughing from the
roof in a 3' area and windows on that side of the house. Guthrie said that snow
shedding would still be required. Ron Kanan noted that avalanche clips could be
used and all would be to the building code. Hunt said the building code could not
be relied upon for enforcement. Garton stated the smaller buildings would be
preferable. Julie Ann Woods commented that a memo would go to the bhilding
department regarding the change.
MOTION: Bob Blaich moved to recommend to City Council approval
for the proposed code amendments to the R/NUF zone district as
described in the staff memo of December 16, 1997. Marta Chaikovska
second. APPROVED 6-1 (Hunt opposed).
PUBLIC HEARING:
FY411 �_*t oil:. • ►11 VEIN" slim
Steve Buettow stepped down from this public hearing. David Hoefer stated for
the record an affidavit of notice had been provided and met jurisdictional
requirements. Amy Guthrie explained the applicant requested conditional use for
an ADU on a historical 6,000 square foot lot in the west end. She noted a
Victorian era house and a more recent out -building which includes the ADU (built
prior to the ADU regulations). She said the applicant requested from HPC the
retention of the unit �dd a one stall garage to the building. Guthrie stated
Parks had concerns about some large trees.
Guthrie commented the applicant reworked the approach to demolish and retain a
small portion of the existing building and reconstruct with a two stall garage on
the ground level and a 500 square foot ADU on the top level. She said HPC will
review (1 Z/ 17/97 orttrtr—architecture and" vanance (on the rear lot line due to tree
constraints). She noted the FAR allowed this construction. Guthrie noted the unit
was reviewed by Housing and stated the usual conditions. She recommended
approval with the conditions 1-6 as outlined in the memo on pages 4 & 5.
2
. - No Public Comments. r
Jim Colombo, representative for the applicant, explained the owners were making
vast improvements to this property. He said the plan meets the expectations of the
area and provides an ADU without impacting the trees.
Bob Blaich noted the design is compatible to the houses in the neighborhood.
MOTION: Roger Hunt moved to approve the conditional use for an
ADU at 420 West Francis Street with conditions 1-6, with lc. removed,
from the Community Development Office Memo dated December 16,
1997. Jasmine Tygre 2nd. APPROVED 7-0. —
ACTION ITEM:
3
U
0
MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Stan Clauson, Community Development Director
Julie Ann Woods, Deputy Director� '
FROM: Amy Guthrie, Historic Preservation O ,cer
RE: 420 W. Francis Street, Halprin, Conditional Use for an Accessory
Dwelling Unit (ADU) - Public Hearing.
DATE: December 16, 1997
SUMMARY: The applicant is requesting Conditional Use approval to construct a
detached Accessory Dwelling Unit (ADU) above a new garage. A unit currently exists
on the site which is not legalized since it was built prior to the ADU program. The
applicant had originally intended to make some minor improvements to the existing unit
and to add a garage stall. During the HPC review, it was determined that the new garage
stall was likely to have an impact on some significant trees on the site, therefore the
applicant was asked to redesign.
The proposal is to tear down the existing structure (except for a small shed which will be
retained and connected to the new structure), and build a two car garage with an ADU
above. HPC will review the design of the building because the property is a landmark.
HPC will also review the rear yard setback variance and height of the structure.
At this time it is unclear whether or not the applicant is requesting the FAR bonus and
mandatory rental requirement. This must be clarified to the Commission at the review.
APPLICANT: Barry and Ellen Halprin, represented by Colombo International.
LOCATION: 420 W. Francis Street.
ZONING: R-6, Historic Landmark.
CURRENT LAND USE: Detached single-family residential with accessory unit.
LOT SIZE: 6,000 square feet.
REVIEW PROCEDURE: Accessory Dwelling Units (ADU's) require conditional use
approval by the Planning and Zoning Commission at a public hearing. It is a one-step
review that requires notification to be published, posted and mailed in accordance with
Section 26.52.060(E).
Exhibit A
• 0
The following sections of the code are applicable to conditional use reviews of ADU's:
Section 26.40.090, Accessory Dwelling Units; Section 26.28.040, Medium -Density
Residential (R-6); Section 26.60.040, Standards Applicable to All Conditional Uses;
and, Section 26.58.040, Residential Design Standards.
REFERRAL COMMENTS: The comments from the Housing Department are included
as Exhibit B. Please note that the unit is in fact a detached unit.
STAFF COMMENTS:
Section 26.40.090(B), Accessory Dwelling Units, Development review standards.
1. The proposed development is compatible with and subordinate in character to the
primary residence located on the parcel as well as development located within the
neighborhood, and assuming year-round occupancy, shall not create a density pattern
inconsistent with the established neighborhood.
Response: An accessory unit has existed on this property for some time, so no additional
impacts should be expected. The proposed unit is at the rear of the lot and completely
detached from the primary residence. The City has developed programs that encourage
this sort of infill housing development, which is particularly compatible with the
character of the West End.
Section 26.28.040, Medium -Density Residential (R-6) Zone District
Accessory dwelling units are permitted within the R-6 zone district as conditional uses.
The proposed plans indicate that the development would meet the dimensional
requirements of the zone district with two exceptions; height, rear yard setback and
sideyard setback. These issues will be reviewed by HPC. The applicant wishes to place
the garage at the rear lot line where the existing outbuilding stands. Also, the applicant
will retain a shed that encroaches into the west sideyard setback. In terms of height, the
applicant proposes a height of 17 feet, which is allowed for accessory units over a garage.
Section 26.60.040, Standards Applicable to All Conditional Uses
Pursuant to Section 26.60.040, a development application for a conditional use approval
shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the zone district
in which it is proposed to be located.
Response: The stated purpose of the R-6 zone district "is to provide areas for long-
term residential purposes with customary accessory uses." ADU's are allowed as
PJ
conditional uses in the R-6 zone district, and the proposal helps further one of the stated
themes of the AACP with regard to "revitalizing the permanent community" by
"increase(ing) resident housing." Also, the proposal is consistent with the following
purposes, goals, objectives and standards of the AACP:
• "Promote, market and implement Cottage Infill and Accessory Dwelling Unit
programs;"
• "Develop small scale resident housing which fits the character of the community and
is interspersed with free market housing throughout the Aspen Area and up valley of
Aspen Village;" and,
• "The public and private sectors together should develop . . . employee -occupied
accessory dwelling units, to achieve the identified unmet need to sustain a critical mass of
residents."
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development.
Response: The subject parcel is surrounded by duplex and single-family residential
uses, and an ADU use is both consistent and compatible with the existing residential
development in the immediate vicinity.
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise, vibrations and
odor on surrounding properties.
Response: The unit is located on an alley above a garage and will not have significant
impacts on any circulation areas. One of the two parking spaces in the garage will be
assigned to the ADU (The house has never had off-street parking, so no parking is
technically required to be provided for it. The applicant's proposal . improves the
situation.) The building will be screened by the large trees that surround it.
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical services, drainage systems,
and schools.
Response: The unit will not have a significant impact on public facilities and
services.
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use.
Response: The applicant has volunteered to provide the unit. No mitigation is owed.
3
0
F. The proposed conditional use complies with all additional standards imposed on it
by the Aspen Area Comprehensive Plan and by all other applicable requirements of this
title.
Response: The proposed conditional use will comply with all additional standards
imposed on it be the AACP and by all other applicable requirements of the Municipal
Code, such as those contained in Section 26.58.040, Residential Design Standards.
STAFF FINDINGS AND RECOMMENDATION: Based upon review of the
applicant's land use application and the referral comments, Community Development
staff finds that the application should be approved as submitted, with the following
conditions:
1. Prior to the issuance of any building permits, the applicant shall comply with the
following:
A. The owner shall submit the appropriate deed restrictions to the Aspen/Pitkin
County Housing Office for approval. Upon approval of the deed restrictions
by the Housing Office, the applicant shall record the deed restrictions with
the Pitkin County Clerk and Recorders Office with proof of recordation to
the Planning Department. The deed restriction shall state that the accessory
units meets the housing guidelines for such units, meets the definition of
Resident Occupied Unit, and if rented, shall be rented for periods of six
months or longer; and
B. Kitchen plans shall be verified by the Housing Office to ensure compliance
with specifications for kitchens in ADUs.
C. Be granted a FAR bonus equal to 50% of the ADU floor area (up to a
maximum of 350 sf) r4 ly if the ADU is registered with the Housing Office
and available for rental to a qualified employee working within Pitkin
County;
2. The ADU shall be clearly identified as a separate dwelling unit on building permit
plans and shall comply with 1994 UBC Sound Transmission Control guidelines
(Appendix Chapter 12, Division II, Section 1208).
3. Prior to issuance of a Certificate of Occupancy, the Housing Office shall inspect the
unit to ensure compliance with the conditions of approval.
4. All new surface utility needs and pedestals must be installed on -site.
4
0
5. The applicant shall consult the City Engineer for design considerations of
development within public rights -of -way, and the Parks Department for vegetation
species, and shall obtain permits for any work or development, including
landscaping, within public rights -of -way from the City Streets Department.
6. All material representations made by the applicant in the application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
RECOMMENDED MOTION: "I move to approve the conditional use for an ADU at
420 W. Francis Street with the conditions as outlined in the Planning Office Memo dated
December 16, 1997.
EXHIBITS:
A. Staff memo dated December 16, 1997
B. Conditional Use Application
C. Referral Comments
E
DEC 10 '97 10:49AN ASFEN HOUSING OFC: P.1
• s
�Fna►n�a wi iPA
TO: Amy Guthrie, Community Development Dept.
FROM: Cindy Christensen, Housing Office
DATE: December 9, 1997
RE: Halperin Conditional Use for an Accessory Dwelling Unit
Parcel ID No.
f3,EQ1lEST: The applicant is requesting approval for a 500 square foot accessory dwelling unit to
be located above an attached garage.
RACKORQIM: Accordina to Section 26.40.090, Accessory Dwelttng Urrfts, a unit shall
contain not less than 300 ai'l6are feet of net livable area and not more than 700 square feet of ret
livable area.
IMLIE-8: When the Housing Office reviews plans for an accessory dwelling unit, there are
particular areas that are given special attention. They are as follows:
1. The unit must be a totally private unit, which means the unit must have a private entrance
and there shall be no other rooms in this unit that need to be utilized by the individuals in
the principal residence; i.e., a mechanical room for the principal residence. Also, is the
unit just an "additicnal bedroom" to the principal residence.
2. The kitchen includes a minimum of a two -burner stove with oven, standard sink, and a 5-
cubic foot refrigerator plus freezer.
3. The unit has natural light into the unit; i.e.; windows, sliding glass door, etc., especially if
the unit is, located below grade.
4. Should the unit be used to obtain an FAR bonus, the unit MUST be rented to a qualified
employee.
MENDATIQN; Staff recommends apprr al of this unit as long as the followinq conditions
are met
1. The kitchen is as stated above.
2. An accessory dwelling unit deed restriction must be recorded prior to building permit
approval (this form is provided by the Housing Office). Should the unit be utilized to obtain
an FAIL bonus, the deed restriction will include the provision that the unit MUST be rentod
to a qualified employee.
3. Inspection of the unit by the Housing Office prior to Certificate of Occupancy.
Exhibit C
TEL: 970 925-7806
COLOM15O*
INTERNATIONAL, INC.
520 E. COOPER ASPEN, CO 81611
420 West Francis
Aspen Historical Preservation Commission
Conditional Use
For Accessory Dwelling Unit
Applicant
Barry Halprin
420 West Francis
Aspen, Colorado
presented to:
CITY OF ASPEN
COMMUNITY DEVELOPMENT
ASPEN PLANNING & ZONING COMMISSION
130 S. Galena St.
Aspen, Colorado 81611
FAX: 970 925-3972
Exhibit B
• 0
COLOMbo
INTERNATIONAL, INC.
520 E. COOPER ASPEN, CO 81611
TEL: 970 925-7806
Project Information
FAX: 970 925-3972
Halperin Accessory Dwelling Unit
420 West Francis
Aspen, Colorado
Project Description
Regarding the Halprin Accessory Dwelling Unit, we are proposing to
retain the existing Shed to the West. This will not impact the existing trees
on the neighbors property to the West. We will convert the existing Residentual
Unit to a Garage. In order to provide adequate interior space we will need to
expand the East wall 2'-6".
The existing 5'-0" x 12'-0" Bay Window on the South side is going to be
remodeled into the new Entry/ Stair. These functions require a space
6'-6" x 14'-0" as shown on the Plan. The slight expansion required moves the South
wall 1'-6" further into the Halperin lawn.
We are adding a 500 SF Upper Level A. D. U. Unit. The maximum height
of the proposed addition will be 17'-0" at the Roof 1 /3 point.
The existing mature trees in the East yard will not be impacted.
COLOMbO*
INTERNATIONAL, INC.
520 E. COOPER ASPEN, CO 81611
TEL: 970 925-7806 FAX: 970 925-3972
HALPERIN ACCESSORY DWELLING UNIT
420 WEST FRANCIS
ASPEN, COLORADO
NEIGHBORHOOD CONTEXT
This proposed Remodel of the Halperin Accessory Building promotes
the charactor of the West End Alleys. The existing acessory building is one
of twelve present in this blocks alley. The A.A.C.P. encourages this
type of development. Off street Parking accessed off the alleys is noted
with the high emphasis and voluntary Accessory Dwelling Units add to the
Cities rental inventory. This Project provides two off street Parking
spaces that are currently unavailable.
Specifically this Project responds to concern regarding the
existing mature tree on the West neighbors property. There are
also existing mature trees on this property to the East. This Project impacts
none of these trees.
In detail, the Project incorporates the existing shed into the
proposed building. The existing Accessory Building is remodeled
by converting the existing Rental Unit into a Garage and adding an
Upper Level Accessory Dwelling Unit. The Design is accomplished using
a cross gable 8/12 pitched roof with shingles to match those of the
existing Main House on the Property. The maximum height of this addition
will be 17'-0" at the roof 1 /3 point. The exterior wall finish is proposed
to be 6" horizontal redwood clapboard to match the Main House.
The Windows will be wood double hung units to match the Main House.
Overall, this Project adds several important elements to the
neighborhood while imposing minimal impact at the alley.
y) L'rojcc- :amc
2) 1->roj ect Lotion
� 4 d -�;-+ G1'f�-f '1"DI�I�l5l�� o -fN
(indicate stzMet 3&keS s, lot & block amber, legal vim
appropriate)
3) Print Zoning �i6 .4) Iat Size
5) Applicant's Name, Address F. Pt cne `�� I T � ri V � fi i j �P► ✓ P i2.l j`{
6) Representative I s Name, Address
r72o E cow �E� s'T - pEE �-� - 76
7) Zype of Appliaticn (please che(-� all that apply):
Corriitioral use Caxmptual SPA ual 'Historic Cev_
Scec. al Revierr Final SPA Final Histcr c Cev-
3040 Q:e,--zline teal PJD Mimr rLi to c Dev-
St- Yargin Final. PUD Historic DE-nnoiiticn
N�mtain Vim ?lane Subdivisim iii5. oric Desk;raticn
iniiani '�ticccl TC.�:lI7 emit GAS ii3lotZt
Lot Sol- t/'Lct Line �"`. _ C
Adj ustme.^.t
8) Desor.gticn of Exj•=s�4 Uses -(rx=ber and type of exist, -in-
apor-ma ate sq- ft- ; rzmYx>r of beckcams; any gzevious appzwals granted to the
9) D,,crir, On o f Developnest Application
r
10) Have yc i attached the follczrurI-
✓ Res�e to Attu--' 2, Min msa Sim-ssian Contents
—t Fuse to AttaC=ent 3, Specific &km ssion Content; Y_
Iles Aft 4, Review Standards for Your Application
�
I
Z
/
/D
l A9 PwJpJA Fr+d
•I (/\` p C (o BAN •A - � ' l
sy ' J apn,as - Q c c h
■7 /Ct _ P� l ce P 5` � JS�/
°4 q D°Q � lS
tI e a
ct JS
\o
� 3� v o\ ICI � �� F��� /S Uh. •J
a
FsP o.
0 eC C.
Ilt
L ` w
e(� v
i g
1 Cc _
✓�\ Dy cw�oP�ery. � 1
'H rSilverOuee-
Go1W°Za
Ve
/-� ul M•ai,S`6 ire E �•\ �'—
Of
Cl
cj,
ce.d PI a
/�JJ j MOO Ct�K P
r
Ic
Ltie
o r
0
m
LJ
CL
74
U
W
7
Q
a
i
�I 1 \ • 1 r 1
it
u "
.f
p
� h
o
zE
,f
J
A
A
C`3
a
Z
p -
U �
p
Q
9L u PEP Z/v zo>y ; -911
�d.•d ;� p,.� Exhiait C
sasa�as3slrssa.>=.3 aa,a.aa:saaata� s at �:a ass =asaa��a a �=s�s.�=a =:
i-
00V •'�L
�g C
.Z
2 f M
SEb /E;Vz
y� 1
Z II
.I
U
q
Ll
0 0
At.
'QILBTABLE AD1
ACOliSTICAL CF1►p TILE 4C. T.
AN/]/OW BCLT Aa
ALTERNATE ACT.
AACHMEC-URAL ARCH.
SEMI SAL
SIOCItNG BlXO.
3EARN0 BRM
901`7jM OF FO CTWO BF.
90T _M OTM.
SY OWPBI B.C.
��
:ABINET CAS.
CETVTIRLBE CL
CELM CLO,
COMyO WALL TILE C'.w.T,
CONCRETE CORD
xNfBa+ous Corn.
CEIAMC TILE CT.
COLUMN COI.
CONNECTION CONK
DETAIL OIL
DONE O0L
E.1CM WAY a
E70STNG DamMEVATTON
EL a ELEY.
O nTPwoA OR.
FLOORRAIL
FgINMTON FARO.
IOOTNB F M
�'E GAL
OYPBIBE WALLBO,AAD (LWa
OIAE LAW O.L.
HOMNT NQT.
HOT WATM REASONKW.
HORAMOMAL HOISL
PFORIMTON NPOML
NBlLAT10NPIBUL
jow AT.
LIE 1A POST L.F.
LO�ONAL LONOT.
G1! ROAD LL
NOT N OONTRACT N1C
CW'D'SrrE Opp.
PED PTD,
PLATE
A
FOMTID PETM
Rg0►@RTTY LINEPL
PLYWOOD 0 LYWO.
RFSUCNTF P�F'
RESL
AWu1ED R51
RVAa®REV.
SH ETMEIALSAL
STUN! fiS.f.
so" SIIL
STEELS SALL
T<AIMRD STD.
Top O TEAL
TOP Of TOM.
TOP OF PLATE T.OP.
TOPS 8W T.O.S.
STEEL
:RAMdNEISE TRANBV.
TOP OF WALL T.O.W.
TOWEL BAR Ta
TYPICAL TYP.
UMLE38 OT,43,, E MM UOII
VERFY IN FIELD V.LF,
VERTICAL
VNYL WALL FABRIO V.WF.
VERT,
WATEARIOOP
WPN pgy AMID'.
WATER RESISTANT R W.
W00p wD.
WRN W
ZONING ANALYSIS
EARTH
MASONRY
wow
UNDISTURBED
COMM BLOCK
STIp '•
WALL
GRAVEL
3RfCK
SAFC
ASPINLT
FMW
FINISHES
'DONCREM
INSULATION
PLYWOOD
MISC.
GYPSUM BOARD
BLANG7
iPLASTER
NEW W-)Op WALL
CONST"LlCTTDN
CERAMIC
tg01E
�
METAL
STEEL
--
A� IEDNy pp�Iry RESOE9NRAL
10JN�N MDISTANCE 81; rwEEFN BIADPg6
ON TIE LOTS A
Y.UJT 91ZEyapp S.F.
11 ANNLIM OPEN SPACE NO REOIAgpBgT
S.P9WTTED USMF...MIYLNDWtS1Aq
ILVaEaNAL FLOOR AREA RATIO(FAM
%0A4M
LTAAV ATTAO® rEaOgNWlp
ON IDT D► Ptm LP. OR OREARgP��
•AOCELSOIRY DWELLN0 UTm
,NIB ASM RNNOq MAq:iW NU DET9WM SB
AANIW LOT 8QX. S.F.
MINT EAQI ar TIIB aPMItA FAINLr 14-oc DEl MAY
HIARARAO.UYIMgI WILL AE DEm AESTRICI®
&ASHMAN LOT AREA POI 01VE L NG UNT:
UIBLg T1( ADAANB Ida( wuaM MIT11[MifTY
M1A�! NPILYfAA AOA�Sv4 OP�P TIP�E AEy� �
MMaIE DETAOI®DWSl10aP0e L.F
TPO DCTAO� DMQyAIBBaaN SPAAMT
'f T A ILNRIF111 aP IBM f PEA UNT
LWMAM PWONT• REAR Y
R7gNWClAL ARID:
FT. TOTAL
1LGAM '
ApAFMGI ar U►TO MRf NAIAOMmPASA pWatAJO
vrr1110VTOOLA1110
MTrIlA tO AT.AMIBmWG SIDE
TOWARD RAg
PROM MI V TD NM f.OA{WAa PLCCNI AIAPA ppAPIMI
7JOgWAN SIDE YANG:
Y Oy FAR PM TO • M f ar iARI.ND' MIA aE
ARIBA L'NER MI IF O"M AS A.All MIA
S FT EAON SAIL Mal
LMA"AM SRE COVpIA e:
RUALOMJM HEIGHT:
AC(CSjDRu':., L6s" Y
GENERAL NOTES
• MPL1CAdJ? CODES. O�RDI/WOEl UWS. ►OWBi'a ANp M AOCOPOANC[ WT.H ALL
CONTRACT ooa.LAeNrB.
L 'O"EMTRUC110N ON THE UM RESPONSIBLE FOR THE ACCURATE PLACEMENT Of ALL NEW
tTME CC OR SMALL YER, ALL DIMENSIONS AND SITE OCMrRONS BEFORE BTANTW:
DOCUMENT& OR BETWEEN TNE
NSTRUCTIONNOON NOWTO NpAND � COMrr�n NOTIFY THE ARCif}EOTT AT ONCE FOR
ISHOULD 9 ,ACONFLICT Ano SMALL
TAF NOR BETWEEN auwPNoa AND BPEdIgC,ATOM& THE
HAS BE$I OBTAINED WHp PRECEDEOE UWE" A WRITTEN DECISION FROM THE AW"TECT
MATEtiM& DESCRIBES A CLAR1FiCAT1oN OR ALTERNATE METHOD AND, rAi
S. THE CONTRACTOR SIOLL CONFINE
AASACCA IRIW 161 O►EIIATArp ON 7VE SITE ro AREAS R9a4TT'_` 9Y
LNO 04ALL NOT BE AN® N A Ctfi ORDERLY COMMON. FRM OF 013FU NO
LIgEASONAN,Y
EACH SLbQONTRACiOR MEI:IATELY ON BIIXAWERED 0ON OF EACH
ANY IRE O T HM OR EQUIPMENT.
AISLOK ALL TIRASN AND DEMIIB AESLILTTNO FROMTHW HER OP9UTLOK OF HI41 HER WOW SIM4
TALL MATOWM.S STORM. ON TSITE *%LL BE PNOFOILY STACKED AIO DAMAGE MID DETHYOIURM ON, FAILURE TO PROTECT MAY STA S WAY BE PFCTrcE 1r aO mwyE
OF WOWL
`THE CONTRACTOR ro &4 LL Do � OuTrB14 RTTM OR PATpf/B OF MW HIM WORM -,MAT MAY BE
RE"' A WON( NY SEVERAL PARTS RT TOOE'— PROPERLY AM S1WL NOT EION"M NM'
P rr. ALL ►A ClM AEA E7M OR Fq OR OTHE R ISB ALTERva THE TOTAL VAN( CA ANY PART
N Emcl— o WO R @NALL1B, D RE4AmlG OF WTENALB APO SURFACES OUT .JA DmvAED
WORK MALL Be DOME WRM,APPUGBLE IMTEATLMI o THAT SURFACES
RELAC� MILL USN WIfLETLM Wlp/ BURRDI�Ira o� ... -. �
/ WEBi6NC® F UNTILE WORK TIE REOLRIBN A aMOP DMWM OR SABLE aUBM"oN MALL Be
'� OF THE WORK a1�WL BEINNNAOOO�µCE EV�REVIEWED By THE ASHOP TOpAWPW N
+IDIME NSIONIa:
NALL DaMENdONa SHALL TAKE PREC®EICE OVER SCALE OF DRAWNG
*ALL OIIAEN8I046 ARE TO FACE OF STUD LMLESS4CeLlM HEIGHT DIMENSIONS OTHERWISE aPECiRE'D
MATERIAL UANESa 'E RE FROMFINNIH FLOOR" TO FACE OF FHW1 CELm
CIFIED
'I
CWo'7 TOg TO OROVOE ,ALL NEaaaAaY BL. —'a- L-KIN. NO RLL ONG Rog EMS
REQUIREDEI-ECIRgx Uali As EOI�MNT RECEaeEO rtENs. MO ALL orNO1 rrHaE
z NGTH WAND CONDUITS. TM
HERE THE PAS F Na OCIXA�IIL IXTgID THE � SUAPAAC(OF THE WALL MM AM
VCNMATE ALL SA�EPANELS AS REOUa1ED BY OOLgyOg CODES T O ALL CONCEALED SPACES.
TYPE REQUIRED WTM ARCIRT&:T IMP TO INSTALLATION.
A ORTERIALI CONTRACTOR UNLESSOT BWMEBE SEEOTm By TTE OWNgL FWaWLED AND INSTALLED In
�Ma NO aATiAIOCMp TO NAVE 9OLMp GATT NL1( aATIOM IN WA"Cg1�1(9
SYMBOLSLEGEND
BUEDNO
MS:IENAILIBIBI
A
SECTION
�
`-��tMMLE
WALLA4C}ION
PLLIBBI
A
SECTION
DMWN
DETAIL
SECTIOPI
DETAIL
._.•!�BtFKMANw
�xIBISTWP.,E
ELEV. MARK
IMMAgR
FMB► SBA
v
DOORfY1BOl '1s1
WMDOW SYMBOL A
R(MUOR
EL MARK
NORTH ARROW
ROOM NUMBER TIt
NEW CONTOURS
EXISTING
CONTOURS - - - - - - - - - -
SMOKE DETECTOR
STAIRS SYMBOL
FLOOR AREA CALCULATIONS
SITE---M S.F.
MAX.ALLOMABLE F.A.R .-----3210 S.F
EXISTING F.A.N. 29iI.25 5 F
TOTAL AREA OF OED(S- 389.61 S F
(151 OF 3240 S.F.=486 S.F. TNEIUCTIE DECKS E)(ENPTI
TOTAL ►%A Y GARAGE------429.5 S.F
(250 S F EXF)PT :75 5 SF X 5- 87 75 g1
4AIN LEVEL MIX!/ ENTRY— ----- 91 SF
OR LEVEL A.O.0 IIIIT-----516.5 g
EXISTING MAIN t9JSE------- 2373 SF
NEiI F.A 0 --3068 25 5 F.
10
SHEET lN6jj____A
%2
MIN
RCCa s:l
13
=AISTi AO�
W -.
S
?pin SEGO Lvaa LEVa �a �.IN
�.:
�X AOU FLOM P'Llm
T(?OSEO AOU/ SARArk r � it
6.2
---q
"'GIOSSEO AOU UPPER F1Y3r %LAN
'7
'LORT8 6 SOUTH ELEVAT?;NS
>a
=AST 5 NEST ELEVATIONS
'9
ACU ELEVATIONS iPROPO5E01
L9 N
DRRSE' AOLI ELEVATIONS
UO
40U ELEVATIONS
EXISTI ACCESSiM IMIT IVATIM
4 1
ECTIONS G DETAILS
AIIONS
At3
iN�Iop ELEVATIONS
A14
INTERIOR ELE-NATIONS
--------------
PROJECT DESCRIPTION
PROJECT INFORMATION
HALPERIN RESIDENCE
420 W.FRANCIS STREET
ASPEN,COLORADO
OWNERS: BARRY 6 ELLEN HALPERIN
PHONE: (970)544-1793
DESIGNER/CONTRACTOR:
COLOM BO INTERNATIONAL
520 E. COOPER ST
SUITE AE 205
ASPEN, CO. 81611
PHONE: (970)925 - 7806
FAX: (970)925 - 3972
ENGINEER: MAGGERT 3 ASSOCIATES INC.
580 MAIN ST. SUITE A 300
PHONE: 970)9E.CO. 818
63-9644 23
qEMOvE oi S alp �IEPLACE-
EXIST' EXISTING Sr� SIZE S COLOR
30'-gw
104 Ir 20'-4 I/T
.2
%-YlVir WALLS ti..8
BEDROOM
TOOL KITCHEN
SHED
SKI
2ROOM
DARKROOM
L ----------- - ------
03
11 1 ::: -7 SOVE -VALES
X _OOR
2, LIVINGRoom
. ........... .
..........
51-on 2}11 I/Z- 6'-6- 2�1 1,-,-
REPLACE WINOMS
TO MATCli EXISTING STYLE & COLOR
Lo
ADU FLOOR PLAN(EMSTING&DEMOLMON)
SCALE:1/4'
1%
9
10*-.3,
20'-6'
it
I
- - - - - - - - - -
TO n+IS LNE
SHO
4
I
GARAGE
'OP OF am
S--6-
rN FWIE
H
qATED
i 3B.C.
MUD ROOM
w
S Al i
fey _Z 3 5 6
-CLw^
HALPERIN AD MAIN LEVEL(PROPOSFD)
SCI%LEI/,V- -1,.
12•-6' .2•-6',
I
I
I
I
I
I
WRI
'J7
CI
�
cl:o
�¢
Q U ao
w
3 a
Na
AwA,
gr Tr
SET w
•
•
•
ISSjE oA-E
To
SHEE—T-E
A.D.U. UPPER PLAN
JW YUY EEY 171"7R
GATE
DRAB O�
aeAsoY�
No
-im I ]Am
1
C�YEN*9
..........
..........
..........
..........
j TOP OF ROOF RIDGE
- _ - - - - - - - - - - - - -
121- - '- - - 6-
i
1 20 =0 NEW SHINGLES TO MATCH --- - - - Z - - -
EXISTING e
_ TOP OF BEARING PLATE
--------------
2 X 6 WOOD FASCIA
SLIDING GLASS DOOR
'AM HANDRAIL TO MATCH
MAIN HOUSE
TOP OF UPPER FLOOR
108:6.---------------
6-REDWOOD CLAPBOARD
TO MATCH MAIN HOUSE
WOOD GARAGE DOORS
TOP OF GARAGE SLAB/ GRADE
100--0'
li
TOP OF ROOF RIDGE
-- - - - - ----- ------ -------- ---- -- - ----- -----
121'-6'
_. _.,Z_.Z-. _.-- _-. j2_---- ----------- -.-._._ --- _._.---
120'-O-
�a Bc ae
TOP OF BEARING PLATE
--- --- --- - - ---- --- -- ---------
WOW
NEW MATCH DOUBLE USTIN HUNG WINDOWS 115-6'
\TO MATCH EXISTING
i2 X 12 WOOD HORI2DNTAL TRIM
I
TOP OF ROOF RIDGE
-- ----------------------------
121'-8-
-------
-+ -----------------------------------
--
120'-0' NEW SHINGLES TO MATCH
a--
\
EXISTING
TOP OF BEARING PLATE
++-------------------------------
8' REDWOOD CLAPBOARD
TO MATCH MAIN HOUSE
TOP OF UPPER FLOOR
EXISTING SHED
�^ EL!
r
TOP OF GARAGE SLAB/ GRADE
100'-0-
- _ -_ _ ___-- - --.--- - TOP OF UPPER FLOOR
_EXISTING SHED 106'-6'
TOP OF GARAGE SLAB/ GRADE
100'-0'
TOP OF ROOF RNDCE
_ _ _ _ _._._ _ _ _-.-._._ _ _ _ _-
!2
..
2 X 8 WOW
TOP OF BEARING PLATE
- - - - _
rr
u NEW WODOUBLE HUNG WINDOWS OD
TO MATCH MAIN HOUSE
I■ 1 N ■
TOP OF UPPER FLOOR
106'-6-
NEW WOOD DOOR
® NEW WOOD COLUMN
TOP OF GARAGE SLAB/ GRADE
100'-0-
•
In TOP OF ROOF RIDGE
T21'-8'- -- ---- - --- --
j T�^0 NEW S14IMMES TO MATCH _
EXISTING
TOP OF BEARING PLATE
-----------------
W 11 S.-G.
6' REDWOOD CLAPBOARD
TO MATCH MAIN HOM \
TOP OF UPPER FLOOR
106'-6-
NEW WOOp DOOR
NEW WOOD COLUMll
� I \
TOP OF GARAGE SLAB/ GRADE
100'-0'
TOP OF ROOF RIDGE
{ 1zo'-o ------
TOP OF BEARING PLATE
----
TOP OF UPPER FLOOR
TOP OF GARAGE SLAB/ GRADE
100'-0'
40 •
TOP OF ROOF RIDGE
B I� B
' ES 2 X 6 WOOD FASCIA
TOP OF BEARING PLATE
__._.____._- -__
—� ❑ _ _ _ NEW WOOD DOUBLE HUNG WINDOWS 1IV-6-
TO MATCH EXISTING
—�z
NEW WOOD HANDRAIL
TO MATCH MAIN HOUSE
WO - - - - - - - -_ TOP OF UPPER FLOOR
2 X 12 OD HORIZONTAL TRIM - - - l OS-6-
® ® , 6- REDWOOD CLAPBOARD
TO HATCH MAIN HOUSE
® TOP OF GARAGE SLAB/ GRADE
100•-0'
TOP OF ROOF RIDGE
1zT•-e-
NEW SHINGLES TO MATCH EXISTING
- _ - -
TOP OF BEARING PLATE
6' REDWOOD CLAPBOARD
TO MATCH MAIN HOUSE
2 X 12 HORIZONTAL WOOD TRIM
TOP OF UPPER FLOOR
1 os•-a•
EXISTING SHED
TOP OF GARAGE SLAB, GRADE
1
100'-0'
U`
y
~
TQ
'n a
U
U
m
LLw
�a
O Q
N
7
—TARE
BErw
•
•
•
03UE DATE
TO
WEEI I'c
A.D.U. ELEVATIONS
"-.r 1715A7R
DATE 12-1.07
OR- BY
REY190 1110C10
1
3
CQ-E.rt
.' .' .'