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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
April 13, 2022
4:30 PM,
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I.SITE VISIT
II.ROLL CALL
III.MINUTES
III.A.HPC Draft Minutes - 2/9/22, 2/23/22, 3/9/22
minutes.hpc.20220209_DRAFT.docx
minutes.hpc.20220223_DRAFT.docx
minutes.hpc.20220309_DRAFT.docx
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
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X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
XIII.A.949 W. Smuggler– AspenModern Historic Designation and Benefits, Conceptual
and Final Major Development, Relocation, Demolition, TDR, Subdivision, Growth
Management- PUBLIC HEARING
949 W Smuggler_AspenModern HPC Review.pdf
Resolution.pdf
Exhibit A_Historic Designation and Benefits.pdf
Exhibit B_HP Guidelines Criteria.pdf
Exhibit C_Relocation Criteria.pdf
Exhibit D_Demolition Criteria.pdf
Exhibit E_SetbackVariationCriteria.pdf
Exhibit F_ParkingVariationCriteria.pdf
Exhibit G_TDRCriteria.pdf
Exhibit H_Subdivision.pdf
Exhibit I_Growth Management.pdf
Exhibit J_Referral Comments.pdf
Exhibit K_Application.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
(1 Hour, 10 Minutes for each Major Agenda Item)
1. Declaration of Conflicts of Interest (at beginning of agenda)
2. Presentation of proof of legal notice (at beginning of agenda)
3. Applicant presentation (20 minutes)
4. Board questions and clarifications of applicant (5 minutes)
5. Staff presentation (5 minutes)
6. Board questions and clarifications of staff (5 minutes)
7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair)
8. Close public comment portion of hearing
9. Applicant rebuttal/clarification (5 minutes)
10. Staff rebuttal/clarification (5 minutes)
End of fact finding. Chairperson identifies the issues to be discussed.
11. Deliberation by the commission and findings based on criteria commences. No further
input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if
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there is a factual error to be corrected. If the item is to be continued, the Chair may
provide a summary of areas to be restudied at their discretion, but the applicant is not to
re-start discussion of the case or the board’s direction. (20 minutes)
12. Motion
Updated: November 15, 2021
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 9, 2022
Chairperson Thompson opened the meeting of the Aspen Historic Preservation Commission at 4:30pm.
Commissioners in attendance: Jeffrey Halferty, Jodi Surfas, Kara Thompson, Peter Fornell and Roger
Moyer.
Staff present:
Amy Simon, Planning Director
Natalie Feinberg Lopez, Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Mike Sear, Deputy City Clerk
MINUTES: Mr. Fornell motioned to approve the minutes from January 12
th, 2022; Mr. Moyer seconded.
Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All
in favor; motion passed.
PUBLIC COMMENTS: None.
COMMISSION MEMBER COMMENTS: Mr. Moyer commented on an article in the newspaper about two
unfinished buildings in town owned by Mark Hunt. They are the Main Street Bakery and the old Crystal
Palace. He asked if anyone knew what was going on with these buildings that have been sitting for many
years now and if there is anything they can do about it.
Ms. Feinberg Lopez said there has been a fair amount of movement with the Main Street Bakery
building and that Ms. Yoon has received an application that they are reviewing, but there are several
things that have to be reviewed to get anything moving forward. She has had conversations on The
Crystal Palace all week and there are several issues that they have with respect to the wall that has been
saved with the mural. They related to how to deal with the building around it and make sure to keep the
wall intact.
Mr. Fornell asked Ms. Feinberg Lopez if they removed more of the wall than they were supposed to. She
said no.
Ms. Surfas asked what was supposed to be preserved on that building. Ms. Simon said the review
process was lengthy on that project and that it wasn’t what it appeared to be architecturally. What we
knew as the dinner theatre was actually built I in the 1970s and there was a Victorian era structure there
before that partially collapsed. She mentioned that HPC went back and forth on whether the 1970s
structure was historic or nothing was historic and what to do. The decision was to keep the that portion
of the west wall as it was considered to have the most integrity.
Ms. Thompson proposed that HPC do an in-person work session in the next month or two to review
some items that have been raised at previous meetings and the project monitoring process. She also
wanted to talk about how Aspen modern projects fit into the guidelines that are more intended for
Victorian era structures. The rest of the board supported that.
Ms. Thompson asked about what Council has been discussing regarding preservation benefits.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 9, 2022
Ms. Simon said there hasn’t been anything specifically discussed, just a general sense that additions are
larger than Council would like.
DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Thompson said that she is conflicted and will be turning
the meeting over to Mr. Halferty as Vice Chair for the first agenda item.
PROJECT MONITORING: None.
STAFF COMMENTS: None.
CERTIFICATE OF NO NEGATIVE EFFECT: None.
CALL UP REPORTS: None.
SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that
notice was provided per the code for the agenda item.
OLD BUSINESS: None.
NEW BUSINESS:
925 King Street – Demolition Review, PUBLIC HEARING
Applicant presentation: Sara Adams – Bendon Adams
Ms. Adams stated that they are requesting demolition of a cabin on the property. They were before HPC
in 2021 to redefine the preservation boundaries of this property and to request a lot split. The cabin was
included in the application, but after site visits with staff it was decided to try to get more information
because of questions about the cabin’s history. She stated that there was no mention of the cabin on
the Historic Inventory forms, but there is a 1995 notarized letter that mentions that the cabin was
originally located on Hwy 82 in the Stillwater neighborhood and then was moved to Waters Ave. in
1957. It was then moved up to King St.
Ms. Adams then showed the only historic photo that was found which is of Sparky’s Cabins and Trailer
Court located in Stillwater. It seemed to be a landing ground for many random buildings. She showed
the existing conditions at King St. and pointed out the miner’s cottage that is on the property. There is
no development of this cottage that is part of this application. They had removed the T1-11 siding in the
hopes of revealing something interesting, but rather it gave more questions. What was found was a lot
of haphazard construction, including lots of seams, and cut logs. She then showed a few pictures of the
cabin highlighting the construction issues and also described the roof framing, confirming the rebuild.
She went over the Purpose and Intent section of the HP guidelines and said that the program is not
about preserving every old building but finding a reasonable balance. She stated that if the cabin were
to stay it would require a full restoration and they would be guessing to what it looked like. She then
went over the demolition criteria that is being reviewed tonight and said they find criteria D is met, that
there is not documentation to support that the property has historic significance. She finished by stating
that the reason they are requesting demolition is to avoid guessing at history.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 9, 2022
Mr. Fornell asked who does the scoring for demolition. Ms. Adams said that the scores in the application
was from her calculations.
Mr. Halferty asked what the use was in the cabin. Ms. Adams said that it was a residential rental. Mr.
Halferty asked about what was found in the attic space upon inspection. Ms. Adams said that all the
rafters were cut and there was a new ridge beam. It seemed to all have been rebuilt once it was moved
from Waters to King St. Ms. Feinberg Lopez said that it was all new truss work that was haphazard.
Staff Presentation: Natalie Feinberg Lopez, Historic Preservation Officer
Ms. Feinberg Lopez Showed the North and West elevations and described the details of the lot and
zoning. She said her and Ms. Yoon had been to the property many times to make sure they feel
comfortable with the proposal. She went over some of the alterations done over time between 1945
and today. She pointed out an addition on the south elevation and showed the east elevation, pointing
out the damage to the log structure and the haphazard way the logs were put back together. She
pointed out several new penetrations on the east and west elevations. She then showed some interior
photos.
Ms. Feinberg Lopez then went over the items staff is asking to be looked at for demolition and stated
that staff feels that we have lost the integrity and is recommending demolition. Staff finds the current
log structure to have significant loss of original materials, form and character defining features, such
that demolition is a viable option.
Mr. Fornell asked if staff agreed with the determination of the scoring that was provided by the
applicant. Ms. Feinberg Lopez said that she found that Ms. Adams did an excellent job in the research
and scoring.
Mr. Fornell thought that blatantly missing from the application is the requirement for the property
owner and applicant to provide affordable housing mitigation for the demolition. He stated that per
Land Use Code, if it can be demonstrated that the parcel provided workforce housing that the
requirement for affordable housing mitigation is absolute. He is confused as to why it is not mentioned
or being satisfied.
Ms. Feinberg Lopez said that this is just one of many reviews that will occur related to this property.
Mr. Fornell said that the construction of a new addition to the historic resource will kick in affordable
housing, but that it is separate to the employee housing replacement when you have a demolition.
Ms. Adams stated that Mr. Fornell is talking about the multi-family replacement section of the code and
that this property is not considered multi-family. It had a lot of bandit units on it with people living in
them, but was never a legally established multi-family property, therefore does not trigger replacement
with the demolition.
Mr. Fornell mentioned that the fathering parcel had four units on it and asked if the lot split that
occurred was by design to avoid the multi-family replacement.
Ms. Adams said the City never recognized this as multi-family, so they never required replacement and
that it was not the reason for the lot split.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 9, 2022
Ms. Feinberg Lopez said that this structure is considered by staff to be the same as “sheds” or “out
buildings”.
Mr. Fornell said that it could be easily demonstrated that the bandit units were all occupied over time.
He asked if there was any affordable housing replacement required with the lot split.
Ms. Johnson noted from the Land Use Code that affordable housing replacement would be required if
you demolished a multi-family resident housing. She then quoted the definition of multi-family
residence. She said that there were no mitigation requirements associated with the lot split. She said
she did not believe it applies in this instance but said that if further development were to take place on
the property it would likely trigger affordable housing mitigation requirements.
Mr. Fornell said that he is not prepared to vote on this until he received a legal opinion on this.
Ms. Feinberg Lopez said that they are following code here and that is her job.
Mr. Fornell said that he thought it was an awful loophole in the affordable housing requirement.
PUBLIC COMMENT: None.
BOARD DISCUSSION:Mr. Halferty went over the criteria in front of the board.
Mr. Fornell made a motion to continue until they got a legal response from the attorney’s office
regarding the housing mitigation. No second made.
Ms. Johnson mentioned that the resolution in the packet had some errors. She said that if the Board
wishes to consider passage of the resolution, that they consider the amended resolution that Ms.
Feinberg Lopez set to members today. She went over some of the identifying information that was
corrected.
MOTION: Mr. Moyer moved to approve the demolition as per the amended resolution. Ms. Surfas
seconded. Roll call vote: Mr. Fornell, abstained; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; 3-0 in
favor, motion passes.
Mr. Moyer referred to a walk around that HPC and staff did on the property approximately 2 years ago
and mentioned that there was no discussion of affordable housing. He asked Ms. Feinberg Lopez and
Ms. Johnson if employee housing something HPC is supposed to consider.
Ms. Johnson agreed that Mr. Fornell is right, that there are issues with the code that they hope to
correct. That affordable housing credits are not doing what they were designed to do. That said, every
project before HPC, we are going to look to the code to determine what the affordable housing
mitigation requirements are.
Mr. Halferty said he understood Mr. Fornell’s point but voted the way he did because of the criteria in
front of them.
Mr. Fornell said that he was not going to let this go and had talked with the mayor and Community
Development about the matter. He said it is a problem loophole that needs to be closed.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 9, 2022
Mr. Moyer asked if when the miner’s cabin development comes before HPC in the future can they make
affordable housing mitigation part of their demands.
Ms. Johnson said it would depend on how it comes to them. If the land use approval is submitted after
the moratorium, it would be subject to any new terms. It would be subject to review for those issues
and HPC would be asked, as part of their conditions of approval, if those requirements had been met.
ADJOURN: Mr. Moyer moved to adjourn. Ms. Thompson seconded. All in favor; motion passed.
____________________
Mike Sear, Deputy City Clerk
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022
Chairperson Thompson opened the meeting of the Aspen Historic Preservation Commission at 4:30pm.
Commissioners in attendance: Jeffrey Halferty, Jodi Surfas, Kara Thompson, Peter Fornell and Roger
Moyer.
Staff present:
Amy Simon, Planning Director
Natalie Feinberg Lopez, Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Mike Sear, Deputy City Clerk
MINUTES: Mr. Moyer motioned to approve the minutes from January 26
th, 2022; Mr. Halferty seconded.
Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All
in favor; motion passed.
PUBLIC COMMENTS: None.
COMMISSION MEMBER COMMENTS: Mr. Moyer said he was thinking about the employee housing
issue and thought that they had made some mistakes over the past few years. He referenced the vacant
building next to White House Tavern and said that it previously had two employee units in it that
currently are empty and not being used. He thought that if employee housing is such an issue that they
should be keeping that in mind when making decisions. He also referenced a building near his house at
the corner of Park and Park Circle which for 30 years used to house about 20 units and is now owned by
Mark Hunt and is sitting empty. He asked if HPC had any recourse to do anything. Then mentioning the
Chase Bank building, he asked why it is only one story. Why aren’t there two more stories for employee
housing. He didn’t know if HPC could make those demands but thought the City should consider these.
Ms. Simon said that there were two deed restricted units at 304 E Hopkins (next to White House Tavern)
that were replaced with housing credits.
Mr. Halferty mentioned the Chase building as well and pointed out the large neon sing in the back of the
interior. He thought it may pass code because it was more than 10 feet from the windows but said it was
very bright back there and asked if it actually passed code.
Ms. Simon said that depending on how far back into the interior it changes the degree of regulations.
Ms. Feinberg Lopez responded to Mr. Moyer’s comments on employee housing saying that the
moratorium is designed to address some issues around affordable housing and that there are also some
lighting code changes coming up as well. She mentioned that some of these could be topics of
discussion for HPC’s upcoming work session.
Mr. Fornell stated that when a Historic property comes to HPC for review they are the final authority in
that review. He thought they should be keeping an eye on not just the roof lines and shapes of windows
but on the applicant’s applicability to the code when it comes to affordable housing mitigation. He used
the 925 King St. project as an example.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022
Ms. Simon commented that the 925 King St. property, after staff had gone back and reviewed things
again, did not qualify as multi- family housing and a specific determination of that was made in 2015 if
not earlier.
Ms. Thompson noted that from a land use code perspective, all affordable housing issues falls to
Council.
DISCLOSURE OF CONFLICTS OF INTEREST: None.
PROJECT MONITORING: Ms. Yoon mentioned that she would be reaching out to Ms. Thompson and Mr.
Halferty about some project monitoring questions.
STAFF COMMENTS: None.
CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Feinberg Lopez said one at 627 E. Hopkins for fixing some
drainage issues and another at 400 W. Main for some window replacements.
CALL UP REPORTS: None.
SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that
notice was provided per the code for both agenda items.
OLD BUSINESS:
233 W. Bleeker- Conceptual Major Development, Relocation, Setback Variations, and Floor Area
Bonus - CONTINUED PUBLIC HEARING
Applicant Presentation:Sara Adams – Bendon Adams
Ms. Adams mentioned that the owners and Brandon Architects are on the call. This project was
discussed in January and was continued until tonight. She went over their requests as stated in the
January meeting and covered the HPC feedback from that meeting. The feedback was to lower the
height of the addition to match the height of the historic gable facing Bleeker St. She stated that she
would be focusing on the feedback from HPC. She then showed a comparison of the proposal from
January and the revised proposal presented now. She stated that previously the height of the gable on
the addition was about 2’ 9” taller than the gable on the historic asset. The location of the addition and
connector has not changed, and the addition is set back about 15’ 6” from the historic façade. She then
compared the square footage changes of the historic asset and addition from January to February noting
that the height of the addition has been reduced by 2’ 9” and the square footage is down slightly. She
then went over the changes to the second-floor layout of the addition and also the gables on the
addition. She then went over the changes to the side porch and carriage house from January to
February. She talked about a few Historic Preservation guidelines and said she thought the historic
resource is the focus of the property, especially now that the height of the addition is lower. She showed
a few historic photos referencing the restoration work to be done and went over the FAR bonus criteria.
They are in agreement with of all staff recommendations in the memo.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022
Mr. Halferty asked to see the historic photo of the carriage house again and asked about what appeared
to be a garage door.
Mr. Fornell thanked Ms. Adams for the work and thought it was an improvement over what they saw
before. He asked if Ms. Adams had been engaged by the owners prior to the close. Ms. Adams didn’t
think that was relevant to the HPC review.
Staff Presentation:Sarah Yoon – Historic Preservation Planner
Ms. Yoon summarized the prior meeting on this property and highlighted HPC’s direction on what
changes they wanted to see related to the compatibility of the height between the historic resource and
the new addition. She then went over the requests for approval and description of the lot. She pointed
out the larger changes that Ms. Adams went over related to the height of the proposed addition and the
subsequent change to the massing of the addition seen from the South elevation. She said that staff
believes that the changes are in line with HPC’s direction given in January. She said it is clear that the
amount of restoration work deserves to be evaluated for the full FAR bonus, however the care for the
restoration needs to be as accurate of we can get. Staff is very excited to see both historic structures
come back to the historic conditions they were in. She then went over the benefits request of the west
side yard setback variation and 500SF Floor Area Bonus. Next, she went over the staff recommendations
outlined in the staff memo found in the packet.
Ms. Surfas asked about the Zoning department’s comments related to a variance needed for the stairs
at the screen porch. Ms. Yoon mentioned that it was determined that the amount of changes in the
revised application did not need another round of reviews by city departments and that the stairs have
been removed as part of the revised application. Ms. Surfas also asked about comments related to a
parking easement needed for a transformer. Ms. Yoon said that there was a response submitted as part
of the revised application addressing this.
Mr. Fornell pointed out a couple of incidences in the packet where the requested west side yard setback
variance is referred to as an “east” side yard setback. Ms. Yoon said that correction would be made.
Mr. Halferty asked if staff had looked at the landscaping related to the driveway leading to the carriage
house. Ms. Yoon said that staff advised against a proposed driveway leading to the garage door and that
it has been removed.
PUBLIC COMMENT: None.
BOARD DISCUSSION:
Ms. Thompson summarized the general consensus from the last meeting was that HPC wanted to see
the height reduction on the addition and that they hesitated on the FAR bonus approval until they saw
that massing reduction would look like. She thought the applicant did an excellent job with the revised
design and that she would be willing to approve the Floor Area Bonus.
Mr. Moyer agreed with staff and Ms. Thompson.
Mr. Halferty also agreed with staff and the other commissioners as far as the FAR bonus.
Ms. Surfas said she thought it was a great improvement and is in favor.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022
Mr. Fornell said he thought they were complying with the requirements and guidelines and agreed with
everyone here. He said he thought we were in an environment with our community where we are at
odds with size and scale and that HPC was handing out Floor Area Bonuses and set back variances like
chicklets. He said this project is more deserving than some. He felt that he was not one to hand these
things out lightly.
Ms. Thompson said she thought they were not either and that they have strict criteria for allocating
those bonuses which have become stricter over time. She mentioned that the applicant is preserving an
outbuilding and doing a lot of restoration to a building significantly impacted over the years to get it
back to what it was. She thought that the historic structure is the key element, they are being pretty
strict, and that the applicant has met the guidelines and accommodated the mass and scale comments
made by HPC.
Mr. Halferty said that in caretaking the property and in knowing the family he knew that they beat up
the property. They preserved it but added and changed things, so to see a true restoration is
complimentary. This is why they give FAR bonuses and variances when needed, when it is a fantastic and
exemplary project.
Ms. Thompson asked commissioners if they had any input of landscaping around the carriage house.
Mr. Halferty said to do more research on the western façade of the carriage house and that having a
door that looks like a garage door and having grass in front of it is a little confusing.
Ms. Thompson agreed.
MOTION: Ms. Thompson moved to approve Resolution #3 with the revisionto condition #5 and the
addition of condition #8. Mr. Halferty seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms.
Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes.
NEW BUSINESS:
135 W. Francis Street - Final Major Development, PUBLIC HEARING
Applicant Presentation: Kim Raymond – Kim Raymond Architects
Ms. Raymond thanked HPC for their approval of the form and massing and mentioned that they are
here tonight to talk about materials, a few staff concerns and fenestration. She showed pictures of the
existing conditions and reviewed the project including the existing and proposed site plans. She
highlighted the straightening of the building on the lot and keeping it in the historic location with
relation to the front setback. She then showed pictures from the 1960s and described the restoration
plans for some of the historic elements. The south and west elevations were then shown, and Ms.
Raymond talked about the fenestration on the new addition and how it was attempting to mimic the
look of historic resource. She then showed a rendering of the front of the building and noted the similar
roof lines between the historic resource and new addition. She pointed out that the garage doors on the
alley side would be frosted glass. The landscape plan was then described and also the proposed
materials for the restoration and new addition. Renderings and elevations were shown highlighting the
placement of different materials on the historic asset and new addition including siding, roofing, and
glass. Ms. Raymond then went over a few staff comments including the storm water management and
preservation plans that they are addressing.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022
Ms. Thompson asked if the lightwells would have grates and Ms. Raymond said yes. Ms. Thompson
referenced the landscape plan and asked about a few pavers that seemed to be going from the property
line to the fence. Ms. Raymond said they lead to the small patio area between the historic resource and
the new addition.
Staff Presentation:Sarah Yoon – Historic Preservation Planner
Ms. Yoon noted that the applicant has received conceptual approval for major development, relocation,
setback variations and a 60 square foot floor area bonus and are back tonight for final review including
materials, landscaping and lighting plans. She said that staff finds the landscape plan to be respectful of
the design guidelines. She mentioned that the exploratory demolition will be important on this project
especially on the porch and its framing. She then went over staff comments about approval conditions
related to fence details, light fixtures, garage door materials and FDC hook up. Going over the staff
recommendations she noted that because of the additional information provided by the applicant,
conditions #4 and #5 have been stricken. She said staff is recommending approval of the application for
final review with conditions #1, #2, #3, and #6.
PUBLIC COMMENT: Ms. Thompson noted that Ms. Yoon forwarded a public comment to commissioners
and asked if commissioners had received and read that. All commissioners said yes. She asked if there
would be any response to it. Ms. Yoon said it will be part of the public record and was sent to the
applicant. Staff and HPC members discussed some of the comments made and Ms. Raymond said they
would be willing to reach out to the neighbor about her concerns.
BOARD DISCUSSION:Ms. Thompson went over the criteria for review, including fenestration, materials,
and landscaping. She agreed with Ms. Yoon’s removal of conditions #4 and #5 that had been addressed
and did not have any additional comments.
Mr. Moyer thought it was a good project. He thought it might be helpful to tag along to a Historical
Society tour and try to think of what a tourist may think of when looking at a project such as this. He
wondered if tourists would be able to differentiate between the historic and new addition.
MOTION: Ms. Thompson moved to approve Resolution #4 with conditions # 8 and #9 removed. Mr.
Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms.
Thompson, yes. All in favor, motion passes.
Mr. Fornell was assigned to be the project monitor on this.
The commissioners and staff discussed the scheduling of the upcoming HPC work session.
ADJOURN: Ms. Thompson motioned to adjourn. Mr. Halferty seconded. All in favor; motion passed.
____________________
Mike Sear, Deputy City Clerk
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 9, 2022
Chairperson Thompson opened the meeting of the Aspen Historic Preservation Commission at 4:45pm.
Commissioners in attendance: Jeffrey Halferty, Kara Thompson, Sheri Sanzone and Roger Moyer.
Staff present:
Natalie Feinberg Lopez, Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Mike Sear, Deputy City Clerk
Risa Rushmore, Administrative Assistant II
MINUTES: Ms. Thompson motioned to continue the approval of minutes from February 9th, 2022; Mr.
Halferty seconded. All in favor; motion passed.
PUBLIC COMMENTS: None.
COMMISSION MEMBER COMMENTS: Ms. Thompson asked about the date scheduled for the work
session. Ms. Feinberg Lopez said they were moving forward with April 27
th.
DISCLOSURE OF CONFLICTS OF INTEREST: None.
PROJECT MONITORING: None.
STAFF COMMENTS: None.
CERTIFICATE OF NO NEGATIVE EFFECT: None.
CALL UP REPORTS: None.
SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that
notice was provided per the code for both agenda items.
OLD BUSINESS:
303 S. Galena Street -Minor Development Review, PUBLIC HEARING CONTINUED
TO 5/25
MOTION: Ms. Thompson moved to continue this item to May 25th. Mr. Halferty seconded. Roll call vote:
Mr. Moyer, yes; Ms. Sanzone, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes.
132 W Hopkins Major Conceptual Review - PUBLIC HEARING
Applicant Presentation: Gretchen Greenwood – Gretchen Greenwood Architects, Inc.
Ms. Greenwood went over a quick review of the project showing a few historic pictures that she has
been using to address the restoration. The house used to be located at 120 N. Spring and was moved to
132 W. Hopkins around 1980. She then went over some of the planned restoration details as referenced
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 9, 2022
from the historic pictures. She mentioned that she would be going over the items and comments
provided by HPC at the last hearing, including a restudy of the roof, zoning compliance, engineering
comments and issues raised by Parks about the cottonwood tree located on the property. She started by
describing the roof restudy and commented that while on HPC she always thought better projects
usually came out of restudies. Showing the previous proposed south elevation and the new revised
proposal, Ms. Greenwood said she was able to lower the height of the main gable of the addition by 2’
10” and reduced the form of the previous flat roof section to a sloping angled 12 & 12 pitch. She also
reduced the size of the main window and removed the sun overhang above it. The new proposed height
of the gable is 26 feet. She then showed the east and north elevations and further described the
lowered gable roof height. She then shared some renderings done of the proposed project describing
the historic resource and new addition in relationship to what is currently there. Referencing the Zoning
comments, Ms. Greenwood said she had several meetings with Zoning to go over floor area. The existing
floor area is 1,576 square feet and the proposed is 1,809 square feet. During the meetings they also
went over the setbacks and she then described the four sections of proposed setbacks variations on the
west and north sides. She then emphasized that he proposed footprint of the building is slightly smaller
than the existing one. The civil engineering comments related to the electrical source for this building.
Ms. Greenwood said she talked with the City Utilities department, and they confirmed that they do have
400 amps for the property. The current house draws 200 amps, and they are asking for 200 more, which
will be tied in with the transformer for the Molly Gibson Lodge. Engineering also wanted them to sign a
sidewalk agreement that will be signed by the owner and wants them to create a curbed sidewalk
around the cottonwood tree in the front of the property which will be presented at final.
Ms. Thompson asked about the fireplace and commented on the height. Ms. Greenwood showed the
historic photo again and pointed out how tall it was historically.
Mr. Halferty asked to see the main level floor plan again and asked if the bay window bump out on the
west elevation was historic. Ms. Greenwood said yes, it is. Mr. Halferty then asked for Ms. Greenwood
to go over the proposed setback variations again. He also asked what the requested Floor Area Bonus
was. Ms. Greenwood said they are requesting 105 square feet and mentioned that the neighboring
property was granted 116 in 2017.
Staff Presentation:Natalie Feinberg Lopez, Historic Preservation Officer
Ms. Feinberg Lopez started by showing the current conditions of the property and reviewed the
approval requests, including conceptual major development, relocation, setback variation and floor area
bonus. She then went over the previously reviewed items of concern regarding the restoration and
previous alterations. She then reviewed the changes to the new addition that Ms. Greenwood had
described earlier and the referral comments for City departments that Ms. Greenwood has addressed.
She went over the multiple requested setback variations and floor area bonus request. The setback
variations include a rear yard reduction of 5’ on the north, and side yard reductions of 4’ on the west
side and on the east side reductions of 3’ (segment A), 1’ (segment B), and 4’2” (segment C). She then
stated that staff recommends HPC approve this application as all items requested for restudy have been
addressed. She pointed out that staff is going to be interested in finding out the original placement of
the chimney when demolition starts. Staff believes it may have been rebuilt when the building was
moved.
15
REGULAR MEETING HISTORIC PRESERVATION COMMISSION MARCH 9, 2022
PUBLIC COMMENT: None.
BOARD DISCUSSION:
Ms. Thompson started with a request for comments on the relocation of the building and the related
criteria for approval. No comments from commissioners. She then stated that the massing and scale,
setback variations and floor area bonus were fairly tied together and suggested that discussion on these
occur together.
Mr. Moyer agreed with staff recommendations and that Ms. Greenwood had done a great job.
Mr. Halferty thanked Ms. Greenwood for listening to the commission’s comments and thought that
reducing the height on the rear gable was very affective. He thought that because of the amount of
restoration being proposed and that they were asking for less than the allowable floor area bonus, he
would be in support of this and found it to be a great project. He requested that the applicant work with
Parks and their civil engineer on the different department comments.
Ms. Sanzone agreed with previous comments and thought it was greatly improved. She liked the
modern addition in its new form and appreciated the extra time spent with staff drilling down on the
issues and coming up with great solutions.
Ms. Thompson agreed and is supportive of this. She appreciated the removal of the window near the
front porch to make this a true restoration. She agreed with Mr. Halferty that it is such an oddly shaped
lot and because of that the setback variations are well earned. She thought the fact that this is a long
and skinny house, combined with the revisions to the height of the rear addition, the addition would not
be very visible from the street and what would be visible would be complimentary to the historic
resource. She liked the revisions to the siding from the original design and thought it was successful in
breaking up the mass. She then asked Ms. Greenwood about the existing drywell and asked if it needed
to be deepened. Ms. Greenwood said it was installed in 2010 when the foundation around the entire
house was fixed. At that time Parks and Civil Engineering watched the installation of the drywell. She
said that more information would be coming in the final review.
Ms. Sanzone mentioned that the conditions for approval in the resolution were different from what Ms.
Feinberg Lopez’s final slide showed. She asked if Ms. Feinberg Lopez’s final slide showed the comments
from the previous meeting that had been addressed. Ms. Feinberg Lopez said they were from the
previous meeting.
MOTION: Mr. Moyer moved to approve the Resolution with conditions. Ms. Thompson seconded. Roll
call vote: Mr. Moyer, yes; Ms. Sanzone, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion
passes.
ADJOURN: Ms. Thompson motioned to adjourn. Mr. Moyer seconded. All in favor; motion passed.
____________________
Mike Sear, Deputy City Clerk
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Planning Director
MEETING DATE: April 13, 2022
RE: 949 W. Smuggler– AspenModern Historic Designation and Benefits,
Conceptual and Final Major Development, Relocation, Demolition, TDR,
Subdivision, Growth Management- PUBLIC HEARING
APPLICANT /OWNER:
Vandemoer Family, Inc., Chris
Vandemoer
REPRESENTATIVE:
Haas Land Planning
1 Friday Design
LOCATION:
Street Address:
949 W. Smuggler Street
Legal Description:
Lot 2, Vandemoer Hill Lot Split,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-122-12-003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & LAND USE:
Subdivision; Parcel A Two
detached homes, Parcel B
Single-family home
R-6: Medium Density
Residential
SUMMARY:
The applicant has offered voluntary AspenModern historic
designation of a 1946 Chalet style home, and requests Major
Development, Relocation, Demolition, Variations, TDR,
Subdivision, Growth Management and other preservation
benefits be reviewed for a project which involves preserving
the resource in place and development of two new adjacent
homes in the future.
STAFF RECOMMENDATION:
Staff recommends continuation to May 11th for restudy of
certain aspects of the proposal.
Site Locator Map – 949 W. Smuggler
949
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Page 2 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
949 W. Smuggler is an 18,000 square foot lot located in the R-6 zone district. The site contains
a 1946 Chalet home, which is essentially unaltered, and two related outbuildings, built by the
family who has owned the property for 75 years. The site has no landmark protection in place
and has long been identified as a priority for preservation through AspenModern.
This application was permitted to be submitted during the current residential development
moratorium because the Council ordinance specifically exempted voluntary AspenModern
designations from being held up.
The Historic Preservation Commission (HPC) is making a recommendation to Council. Submittal
of an AspenModern application triggers a 90 day negotiation period, during which the applicant
and City attempt to find agreement and passage of a designation ordinance within three months.
The negotiation may be extended, but expedited review is intended.
This application has been designed to request HPC Conceptual and Final review at one stage.
Following HPC, the review will proceed to Council with no further HPC discussion other than
project monitoring.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A through J for more detail.
Staff supports the voluntary designation of this property as one of the best and most intact
examples of a Chalet in Aspen. This is likely among the first buildings constructed here after
World War II and is therefore particularly illustrative of the early spirit of the ski resort. Staff finds
the benefits requested for designation to be reasonable in consideration of the community benefit
of the project.
Staff finds the project approach to model the ideal preservation outcome. The Chalet is preserved
with no addition and new construction is detached and located at the rear and side of it. While
staff has no concerns with the only construction that has been designed at this time, we
recommend HPC provide feedback on the development that will occur in the future on the corner
lot, particularly it’s placement, extent of design review, and required affordable housing mitigation.
REFERRAL COMMENTS:
The application was referred out to other City departments to preliminarily identify requirements
that may affect permit review. Comments from Engineering and Zoning are attached. Parks has
supported the proposal as defined so far. Housing is supportive of a request for deferral of
affordable housing mitigation if a specific circumstance discussed in the Growth Management
exhibit would occur. The applicant is working to follow-up on the comments and no significant
impacts to the proposal are expected.
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Page 3 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue the project with the following
direction:
1. Discuss the Engineering referral comments and provide a response on the historic significance of
a fence near the home’s entry, in public right-of-way. Discuss the continued existence of parking in
front of the home, impacts of reconfiguring to parallel parking, and how to ensure that the approach
to the home is preserved, and impacts of any future sidewalk requirement are considered.
2. Discuss the applicant’s request to not designate the new corner lot. While the applicant can make
any request for negotiation as part of AspenModern review, staff is concerned that the lack of formal
designation would make award of the historic preservation benefits debatable. Among the flexibility
desired on that lot is reduced setbacks, award of a Transferable Development Right and a
modification to the level of affordable housing required for a lot subject to Major Subdivision. The
applicant’s main concern appears to be avoiding full HPC design review, which can be addressed
without forgoing designation.
ATTACHMENTS:
Resolution #__, Series of 2022
Exhibit A – Historic Designation and Benefits Criteria/Staff Findings
Exhibit B – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit C – Relocation Criteria/Staff Findings
Exhibit D – Demolition Criteria/Staff Findings
Exhibit E – Setback Variation Criteria/Staff Findings
Exhibit F – Parking Variation Criteria/Staff Findings
Exhibit G –TDR Criteria/Staff Findings
Exhibit H – Subdivision Criteria/Staff Findings
Exhibit I – Growth Management Criteria/Staff Findings
Exhibit J – Referral Comments
Exhibit K – Application
19
HPC Resolution #__, Series of 2022
Page 1 of 3
RESOLUTION #__, SERIES OF 2022
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
GRANTING MAJOR DEVELOPMENT REVIEW, RELOCATION, AND
DEMOLITION, AND RECOMMENDING CITY COUNCIL GRANT ASPENMODERN
HISTORIC DESIGNATION AND BENEFITS, TDR, SUBDIVISION, AND GROWTH
MANAGEMENT FOR THE PROPERTY LOCATED AT 949 W. SMUGGLER STREET,
LOT 2, VANDEMOER HILL LOT SPLIT, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID: 2735-122-12-003
WHEREAS, the applicant, Vandemoer Family, Inc., c/o Chris Vandemoer, P.O. Box 668,
Sterling, Colorado 80751, has requested review of AspenModern Historic Designation and
Benefits, Major Development, Relocation, Demolition, TDR, Subdivision and Growth
Management for the property located at 949 W. Smuggler Street, Lot 2, Vandemoer Hill Lot
Split, City and Townsite of Aspen, Colorado, PID 2735-122-12-003; and
WHEREAS, the proposal has been deemed to be exempt from the applicability of Ordinance
#27, Series of 2021 and Ordinance #6, Series of 2022, ordinances which generally placed a
temporary moratorium on residential development, and has been allowed to proceed because
land use applications involving voluntary AspenModern landmark designation are specifically
permitted to be processed at this time; and
WHEREAS, the application was deemed to be complete on March 31, 2022 and is to be
reviewed according to the land use regulations in affect prior to the adoption of Ordinance #27,
Series of 2021. The date of completeness commenced a code mandated 90 day period for the
City to negotiate historic designation with the property owner; and
WHEREAS, the AspenModern designation process is described at Section 26.415.025 and
Section 26.415.030 of the Municipal Code and allows for City Council approval of site specific
benefits to secure voluntary historic designation; and
WHEREAS, for approval of Major Development, 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 of the
Municipal Code. In the case of this project, HPC must also apply the Residential Design
Standards of Section 26.410.040 to proposed new construction. 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, for approval of Relocation, HPC must find the application meets the requirements
of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and
WHEREAS, for approval of Demolition, HPC must find the application meets the requirements
of Aspen Municipal Code Section 26.415.080.A, Demolition of historic properties; and
20
HPC Resolution #__, Series of 2022
Page 2 of 3
WHEREAS, for approval of Setback Variations, HPC must find the application meets the
requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, to recommend Council approval of a TDR, HPC must find the application meets
the requirements of Aspen Municipal Code Section 26.535.070, Transferable Development
Rights; and
WHEREAS, to recommend Council approval of Subdivision, HPC must find the application
meets the requirements of Aspen Municipal Code Section 26.480.070, Major Subdivision; and
WHEREAS, to recommend Council approval of a Growth Management allotment, HPC must
find the application meets the requirements of Aspen Municipal Code Section 26.470.080 and
26.470.100, Planning and Zoning Commission Growth Management review; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards, sought referral comments from other City
Departments with requirements relevant to the proposal, and recommends approval with
conditions; and
WHEREAS, HPC reviewed the project on April 13, 2022 and May 11, 2022, considered the
application, the staff memo and public comments, and found the proposal consistent with the
review standards. HPC granted approval for Major Development, Relocation and Demolition
and recommended Council approval of AspenModern designation and Benefits, TDR,
Subdivision and Growth Management, with conditions, by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
Section 1: Approvals
HPC supports the application and hereby states the following conditions:
1. The entire subject property shall be landmark designated. Development of the corner lot is
only subject to compliance with the Residential Design Standards at Municipal Code Section
26.410 and shall not require Major Development or other review established in Section
26.415.
2. Residential Design Standards compliance for the new house proposed on the Chalet lot shall
be waived as part of the AspenModern landmark designation negotiation.
3. HPC finds that the fence near the entry to the Chalet home is original and historically
significant and should remain in place, and should be granted a permanent encroachment
license to sit in the public right-of-way. HPC supports an encroachment license to allow
the continued existence of parking in the right of way in front of the home, and has the
following direction with regard to mitigating the impacts of reconfiguring to parallel
parking to ensure that the approach to the home is preserved… HPC recommends any
future sidewalk in this area be…
21
HPC Resolution #__, Series of 2022
Page 3 of 3
4. As part of building permit submittal, the applicant must provide a plan for the safe
relocation of the “chicken-coop” and provide a financial assurance of $15,000 to be held
by the City until the structure is placed on a new foundation.
5. On the Chalet lot, the “chicken-coop” is approved for a 5 foot east setback where it
should have 10. The new house along the alley is approved for a 5 foot rear setback rather
than the 10 feet required for proposed below grade space, a second floor deck, and a
lightwell.
6. On the corner lot, A reduction in the combined side yard setback is approved to be…after
further study of a larger above grade front setback. Should the City of Aspen secure a
“right of first refusal” to purchase this lot for affordable housing development, the
setbacks shall be…
7. HPC supports the proposed creation of one TDR from the corner lot.
8. HPC supports the requested benefits including deferral of affordable housing mitigation
as described in the application, and approval of ten years of Vested Rights.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of May, 2022.
Approved as to Form: Approved as to Content:
__________________ __________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, HPC Chair
ATTEST:
_____________________________
Mike Sear, Deputy City Clerk
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Page 1 of 4
Exhibit A
Historic Designation and Benefits Criteria
Staff Findings
26.415.030 Designation of Historic Properties. The designation of properties to an official list,
that is known as the Aspen Inventory of Historic Landmark Sites and Structures which is
maintained by the City, is intended to provide a systematic public process to determine what
buildings, areas and features of the historic built environment are of value to the community.
Designation provides a means of deciding and communicating, in advance of specific issues or
conflicts, what properties are in the public interest to protect.
C. Aspen Modern
1. Criteria. To be eligible for designation on the Aspen Inventory of Historic Landmark
Sites and Structures as an example of AspenModern, an individual building, site,
structure or object or a collection of buildings, sites, structures or objects must have a
demonstrated quality of significance. The quality of significance of properties shall be
evaluated according to criteria described below. When designating a historic district,
the majority of the contributing resources in the district must meet at least two (2) of the
criteria a-d, and criterion e described below:
a) The property is related to an event, pattern, or trend that has made a contribution
to local, state, regional or national history that is deemed important, and the
specific event, pattern or trend is identified and documented in an adopted
context paper;
b) The property is related to people who have made a contribution to local, state,
regional or national history that is deemed important, and the specific people are
identified and documented in an adopted context paper;
c) The property represents a physical design that embodies the distinctive
characteristics of a type, period or method of construction, or represents the
technical or aesthetic achievements of a recognized designer, craftsman, or
design philosophy that is deemed important and the specific physical design,
designer, or philosophy is documented in an adopted context paper;
d) The property possesses such singular significance to the City, as documented
by the opinions of persons educated or experienced in the fields of history,
architecture, landscape architecture, archaeology or a related field, that the
property's potential demolition or major alteration would substantially diminish
the character and sense of place in the city as perceived by members of the
community, and
e) The property or district possesses an appropriate degree of integrity of location,
setting, design, materials, workmanship and association, given its age. The City
Council shall adopt and make available to the public score sheets and other
devices which shall be used by the Council and Historic Preservation
Commission to apply this criterion.
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Page 2 of 4
Staff Finding: According to the Pitkin County Assessor, and corroborated by this applicant, the Chalet
home at 949 W. Smuggler was built in 1946 and appears to be one of the first new homes constructed in
Aspen following World War II. The applicant is the great grandson of the original builder and the family
has owned the property and used it as a vacation home continuously for 75 years. It is an excellent and
unaltered example of the European chalet architectural references being incorporated into the architecture
of the ski resort town, more fully detailed in the City’s architectural context paper on the Chalet style in
Aspen.
Regarding the designation review criteria, staff finds that three of the five criterion are met (only one is
required.) The home demonstrates the early development patterns of the ski town and it clearly
demonstrates the following key features of the Chalet Style in Aspen; low pitched roof with deep eaves,
decorative fascia, balconies, and railings with cut out motifs from nature. To judge the integrity of the
property, the City developed, and City Council adopted scoring sheets. Staff agrees with the assessment
provided in the application, which indicates the integrity score for this structure is a 19 out of 20, putting it
24
Page 3 of 4
in “best” range for historic integrity. Staff fully supports the designation of this property that contains the
oldest and best example of a postwar Chalet style home in the community.
The designation of properties as AspenModern is voluntary and allows the applicant to
request benefits on a case by case basis as follows.
26.415.025.C. AspenModern Properties. Properties associated with Aspen’s 20th century
history shall be called AspenModern. Properties identified on the AspenModern Map shall be
eligible for certain preservation benefits without being designated by City Council and may be
awarded preservation incentives above and beyond those identified at Section 26.415.110, as
follows. Property owners are encouraged to meet proactively with the historic preservation
commission before undertaking development plans to receive preliminary feedback on
appropriate development and benefits.
1. Ninety-Day Negotiation Period. In the case that the owner of a property on the
AspenModern Map submits a land use application which includes voluntary landmark
designation, a negotiation period of up to 90 days shall be initiated.
A letter from the property owner indicating an understanding of this ninety-day negotiation
period shall accompany the land use application. The ninety-day negotiation period may
be extended an additional thirty (30) days upon a resolution adopted by the Council, or
longer if mutually acceptable to both the Council and the property owner. Nothing herein
shall prevent the City from reviewing any land use application or building permit affecting
the subject property during the ninety-day negotiation period.
Within the ninety-day negotiation period, the following shall occur:
a) The Community Development Director shall offer to meet with the property owner to
discuss the City's Historic Preservation Program and benefits that the property may be
eligible to receive upon designation as a Historic Landmark.
b) The Community Development Director shall confer with the Historic Preservation
Commission, at a public meeting, regarding the proposed land use application or
building permit and the nature of the property. The property owner shall be provided
notice of this meeting.
The Historic Preservation Commission, using context papers and integrity scoring
sheets for the property under consideration, shall provide Council with an assessment
of the property’s conformance with the designation criteria of Section 26.415.030.C.1.
When any benefits that are not included in Section 26.415.110 are requested by the
property owner, HPC shall also evaluate how the designation, and any development
that is concurrently proposed, meets the policy objectives for the historic preservation
program, as stated at Section 26.415.010, Purpose and Intent. As an additional
measure of the appropriateness of designation and benefits, HPC shall determine
whether the subject property is a “good, better, or best” example of Aspen’s 20th century
historic resources, referencing the scoring sheets and matrix adopted by City Council.
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Page 4 of 4
c) The Community Development Director shall confer with the City Council regarding the
proposed land use application or building permit, the nature of the property, and the
staff and Historic Preservation Commission's assessment of its historic significance and
the effects of the application or building permit. The property owner shall be provided
notice of this meeting.
d) The City Council may negotiate directly with the property owner or may choose to direct
the Community Development Director, or other City staff as necessary, to negotiate
with the property owner to reach a mutually acceptable agreement for the designation
of the property. The City Council may choose to provide this direction in Executive
Session, pursuant to State Statute. As part of the mutually acceptable agreement, the
City Council may, at its sole discretion, approve any land use entitlement or fee waiver
permitted by the Municipal Code and may award any approval that is assigned to
another Board or Commission, including variations. Council shall consider the
appropriateness of benefits in light of whether the property is identified as a “good,
better, or best” example of Aspen’s 20th century history and shall also seek to be
equitable in the benefits awarded through the negotiation process. The monetary value
of benefits being requested shall be defined, to the extent possible. Council shall seek
compatibility with the neighborhood surrounding the subject property.
When benefits are awarded as part of the negotiation, Council shall require that the
property be designated as a Historic Landmark, pursuant to the standards and
limitations of Section 26.415.030, Designation of Historic Properties. As part of the
mutually acceptable agreement, the City Council may choose to require the land use
application or building permit that initiated the negotiation to be withdrawn by the
property owner if said application or permit would have negatively affected the historic
significance of the property.
Once a property identified on the AspenModern Map is designated to the Aspen
Inventory of Historic Landmark Sites and Structures, additional negotiation under this
section is not allowed.
e) If, upon the passage of 90 days or any extension thereof, the City and the property
owner have failed to reach a mutually acceptable agreement, affected land use
applications shall be issued a Development Order upon compliance with all applicable
provisions of the City of Aspen Land Use Code. The City Council, or the property
owner, may choose to terminate negotiations at any time.
Staff Findings: The applicant has requested benefits related to voluntary designation, which are
to be evaluated by HPC and recommended to Council.
Staff finds that the preservation approach in this project is ideal and deserving of the City’s
partnership. This is a voluntary landmark designation resulting in the Chalet being preserved in
place with no addition and the new construction is completely detached.
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Page 1 of 8
Exhibit B
Historic Preservation Design Guidelines Criteria
Staff Findings
26.415.070.D Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated historic
property or a property located within a Historic District until plans or sufficient information have
been submitted to the Community Development Director and approved in accordance with the
procedures established for their review. An application for a building permit cannot be submitted
without a development order.
This applicant has requested that Conceptual and Final design review be combined. No
alterations are planned for the Chalet and no significant landscape changes are envisioned at
this time. The only new construction that has been prepared for review is the new home
proposed to the south of the Chalet, along the alley.
Following are the relevant design guidelines.
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the
neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development
is typically uncharacteristic of the historic context. Do not design a project which leaves
no useful open space visible from the street.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk
to a semi-public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry
on residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is
typical of the period of significance.
• Use paving materials that are similar to those used historically for the building style and
install them in the manner that they would have been used historically. For example on
an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light
grey concrete, brick or red sandstone are appropriate private walkway materials for most
landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces
rather than many small unusable areas.
• Open space should be designed to support and complement the historic building.
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Page 2 of 8
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be
better integrated into the proposal. All landscape plans presented for HPC review must
include at least a preliminary representation of the stormwater design. A more detailed
design must be reviewed and approved by Planning and Engineering prior to building
permit submittal.
• Site designs and stormwater management should provide positive drainage away from
the historic landmark, preserve the use of natural drainage and treatment systems of the
site, reduce the generation of additional stormwater runoff, and increase infiltration into
the ground. Stormwater facilities and conveyances located in front of a landmark should
have minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case
by case basis.
1.11 Preserve and maintain historically significant landscaping on site, particularly
landmark trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal
of damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in
coordination with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original
plant materials.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which
is overtextured or overly complex in relationship to the historic resource, particularly in
Zone A. In Zone A, new planting shall be species that were used historically or species
of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in
height, sod, and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a
limited patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the
building must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as
not to over plant either property, or remove all evidence of the landscape characteristics
from before the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are
encouraged.
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1.13 Additions of plant material to the landscape that could interfere with or block views
of historic structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources.
Planting trees too close to a landmark may result in building deteriorate or blocked views
and is inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety
considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on
a case-by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the
building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
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1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be
moved, removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be
preserved.
1.25 New development on these sites should respect the historic design of the
landscape and its built features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement,
height, material, and overall appearance. Place new art away from significant landscape
features.
• Avoid installing utility trenches in cultural landscapes if possible.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
8.1 If an existing secondary structure is historically significant, then it must be
preserved.
• When treating a historic secondary building, respect its character-defining features.
These include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional.
The determination of significance is based on documentation of the construction date of
the outbuilding and/or physical inspection. A secondary structure that is related to the
period of significance of the primary structure will likely require preservation.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure
• should be maintained except when HPC finds that an alternative is the best preservation
option.
• Some AspenModern properties incorporated garages and carports into the architecture.
This pattern should be maintained.
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9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures
than those in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that
buildings were placed on the site historically, and the open yards visible from the street
are characteristics that should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a
building relocation.
• In some cases, the historic significance of the structure, the context of the site, the
construction technique, and the architectural style may make on-site relocation too
impactful to be appropriate. It must be demonstrated that on-site relocation is the best
preservation alternative in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original
exterior surface of the building above grade, it is not an appropriate preservation option.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback
variations where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new
building in front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees.
Consult with the City Forester early in the design process. Do not relocate a building so
that it becomes obscured by trees.
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if
needed to address drainage issues. A substantial change in position relative to grade is
inappropriate.
• Avoid making design decisions that require code related alterations which could have been
avoided. In particular, consider how the relationship to grade could result in non-historic
guardrails, etc.
9.5 A new foundation shall appear similar in design and materials to the historic
foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone
foundation on a miner’s cottage where there is no evidence that one existed historically
is out of character and is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using
stone salvaged from the original foundation as a veneer. The replacement must be
similar in the cut of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure
preservation of the design intent.
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9.7 All relocations of designated structures shall be performed by contractors who
specialize in moving historic buildings, or can document adequate experience in
successfully relocating such buildings.
• The specific methodology to be used in relocating the structure must be approved by
the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to
protect existing openings and historic glass. Special care shall be taken to keep from
damaging door and window frames and sashes in the process of covering the openings.
Significant architectural details may need to be removed and securely stored until
restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by
case basis and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
11.1 Orient the new building to the street.
• Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the
traditional grid pattern.
• AspenModern alignments shall be handled case-by-case.
• Generally, do not set the new structure forward of the historic resource. Alignment of
their front setbacks is preferred. An exception may be made on a corner lot or where a
recessed siting for the new structure is a better preservation outcome.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
• The front porch shall be functional, and used as the means of access to the front door.
• A new porch must be similar in size and shape to those seen traditionally.
11.3 Construct a new building to appear similar in scale and proportion with the historic
buildings on a parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic
buildings on the original site.
• Reflect the heights and proportions that characterize the historic resource.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front shall not appear taller than the historic structure.
11.6 Design a new structure to be recognized as a product of its time.
• Consider these three aspects of a new building; form, materials, and fenestration. A
project must relate strongly to the historic resource in at least two of these elements.
Departing from the historic resource in one of these categories allows for creativity and
a contemporary design response.
• When choosing to relate to building form, use forms that are similar to the historic
resource.
• When choosing to relate to materials, use materials that appear similar in scale and finish
to those used historically on the site and use building materials that contribute to a
traditional sense of human scale
• When choosing to relate to fenestration, use windows and doors that are similar in size
and shape to those of the historic resource.
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12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and
trash storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their
visual impact. Where rooftop units are visible, it may be appropriate to provide screening
with materials that are compatible with those of the building itself. Use the smallest, low
profile units available for the purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a
discrete location. Use pedestals when possible, rather than mounting on a historic
building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending
with their backgrounds
• In general, mechanical equipment should be vented through the roof, rather than a wall,
in a manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
Staff Finding: The basic concept of this project, preserving the Chalet with no addition or
alterations, and placing all new construction in detached units is ideal in terms of the preservation
guidelines.
Staff finds the new structure to be appropriate. The building area is limited in footprint and well
distanced from the historic resource. The flat roof is sympathetic by keeping the height of the
structure as low as possible. The materiality, fenestration and detailing of the new unit make
gentle references to the Chalet, but are clearly distinct and provide a simple backdrop to that
highly decorative home. Staff does not propose any areas for restudy.
The new home is subject to compliance with the Residential Design Standards, but it does not
comply in several ways. It is simply not designed to be a building strongly related to the street.
It does not break down its massing in the ways the standards require because the project has
already separated the allowed development into two halves, smaller than most structures in the
neighborhood. It is approached from the alley, to leave the setting of the Chalet intact. Below
are some of the standards that are not met. Staff recommends a full waiver of RDS be accepted
for the new unit as part of the AspenModern negotiation.
Articulation of Building Mass
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Build to lines
One story element
Entry connection
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Exhibit C
Relocation Criteria
Staff Findings
26.415.090.C. Standards for the relocation of designated properties.
Relocation for a building, structure or object will be approved if it is determined that it meets any
one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not
affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or
property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely
affect the integrity of the Historic District in which it was originally located or diminish the
historic, architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
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Staff Finding: There are two structures on this property that exemplify Chalet style architecture:
the main house and an outbuilding identified as the “chicken coop.” Currently located south of the
main home, the applicant proposes to move the contributing outbuilding towards the northeast.
No change in location is proposed for the main home. The proposed location for the outbuilding
maintains the contextual relationship between the two structures while providing adequate room
for the new home proposed along the alley.
Staff finds the proposed relocation does not diminish the historic integrity of the resource and
supports the relocation of the outbuilding. A letter from an engineer determining the resource
capable of withstanding the relocation and a financial assurance in the amount of $15,000 will be
required prior to building permit submission.
Staff finds the relocation criteria are met.
26.415.090.C - Relocation for a building, structure or object will be approved if it is determined that
it meets any one of the following:MET NOT MET DOES NOT
APPLY
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or N/A
2. It does not contribute to the overall character of the historic district or parcel on which it is located
and its relocation will not have an adverse impact on the Historic District or property; or N/A
3. The owner has obtained a certificate of economic hardship; or N/A
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect the
integrity of the Historic District in which it was originally located or diminish the historic, architectural
or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:MET NOT MET DOES NOT
APPLY
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;CONDITION
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary financial
security.
CONDITION
MET
MET
Review Criteria for 949 W. Smuggler
Summary of Review Criteria for Relocation Request
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Exhibit D
Demolition Criteria
Staff Findings
Section 26.415.080 – Demolition of Designated Historic Properties:
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently, no demolition of properties
designated on the Aspen Inventory of Historic Landmark Site and Structures or properties within
a Historic District will be allowed unless approved by the HPC in accordance with the standards
set forth in this Section.
4) The HPC shall review the application, the staff report and hear evidence presented by
the property owners, parties of interest and members of the general public to determine
if the standards for demolition approval have been met. Demolition shall be approved if
it is demonstrated that the application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner;
b) The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure;
c) The structure cannot practically be moved to another appropriate location in Aspen;
or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance; and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District
in which it is located:
b) The loss of the building, structure or object would not adversely affect the integrity of
the Historic District or its historic, architectural or aesthetic relationship to adjacent
designated properties; and
c) Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
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Staff Findings: A total of three structures are located on this lot. The applicant proposes to
preserve the main house and the small outbuilding, known as the chicken coop, but demolish the
one-story shed structure on the southeast corner of the property. This one-story shed structure
has a simple gable roof form with minimal architectural detailing.
Staff finds that the structure makes a limited contribution to the historic significance of the
development on the site. The applicant does not offer its preservation, even in a different position
on the site. The demolition of this structure is deemed inconsequential to the preservation needs
of the area.
Staff finds the criteria are met to demolish the shed structure as proposed.
26.415.080 - Demolition. It is the intent of this Chapter to preserve the historic and architectural
resources that have demonstrated significance to the community. Consequently, no demolition of
properties designated on the Aspen Inventory of Historic Landmark Site and Structures or
properties within a Historic District will be allowed unless approved by the HPC in accordance with
the standards set forth in this Section. Demolition shall be approved if it is demonstrated that the
application meets any one of the following criteria:
MET NOT MET DOES NOT
APPLY
a. The property has been determined by the City to be an imminent hazard to public safety and the
owner/applicant is unable to make the needed repairs in a timely manner;N/A
b. The structure is not structurally sound despite evidence of the owner's efforts to properly
maintain the structure;.N/A
c. The structure cannot practically be moved to another appropriate location in Aspen; or N/A
d. No documentation exists to support or demonstrate that the property has historic, architectural,
archaeological, engineering or cultural significance; and
Additionally, for approval to demolish, all of the following criteria must be met:MET NOT MET DOES NOT
APPLY
a. The structure does not contribute to the significance of the parcel or Historic District in which it is
located:
b. The loss of the building, structure or object would not adversely affect the integrity of the Historic
District or its historic, architectural or aesthetic relationship to adjacent designated properties; and
c. Demolition of the structure will be inconsequential to the historic preservation needs of the area.MET
MET
MET
Review Criteria for 949 W. Smuggler
The applicant proposes to demolish a non-contributing detached shed structure.
Summary of Review Criteria for Demolition Request
MET
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Exhibit E
Setback Variations Criteria
Staff Findings
26.415.110.C: Variations:
Dimensional variations are allowed for projects involving designated properties to create
development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between
buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Staff Finding: The application accommodates the Chalet in its original location and protects the
significant trees in front of it. No variations are needed to accomplish this, however it affects
where other development can occur on the site, and influences the need for setback variations.
Setback variations are requested on the Chalet lot for the “chicken-coop” and the proposed new
home along the alley. The chicken-coop has a 5 foot east setback where it should have 10. The
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new house along the alley provides a 5 foot rear setback rather than the 10’ required for some of
the proposed below grade space, a second floor deck, and a lightwell.
A reduction in the combined side yard setback on the corner lot is requested to offset the fact that
the development will provide more than the standard front yard setback to protect some of the
view of the historic house from 8th Street. A combined sideyard of 15 feet is proposed where 25
feet is required.
Staff finds that in general, these setback reductions are in character with the neighborhood and
are for the express purpose of distancing the new structures from the resource. Staff recommends
further conversation about the building area for the corner lot. An larger front setback, even if that
is only above grade, could be balanced with a 0 foot setback on the east, where no neighbor is
affected.
The location of the building area needs further discussion relative to the applicant’s request for no
HPC design review, only Residential Design Standards review, on this lot.
As a further consideration, during Council discussion, the possibility of requesting the City be
granted a “right of first refusal” to purchase the corner lot at market rate for affordable housing will
be raised. HPC should indicate whether that idea affects setback considerations.
Staff recommends HPC discussion guide an appropriate finding on the criteria for setback
variations on the corner lot.
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Exhibit F
Parking Variations Criteria
Staff Findings
26.415.110. D. Parking. On-site parking reductions are permitted for designated historic
properties unable to contain the number of parking spaces required by the underlying zoning due
to the existence of a historic resource. In these circumstances, alternative mitigation in the form
of cash-in-lieu, pursuant to Chapter 26.515, may be accepted by HPC for commercial
development. HPC may waive cash-in-lieu for residential development.
In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of
payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate
an adverse impact on the historic significance or architectural character of a designated historic
property, an adjoining designated property or a historic district.
Staff finding: There is currently no on-site parking for this property. The owner has parked in
the City right-of-way along Smuggler Street. As an AspenModern benefit, they would like to
continue to utilize that area, although the Engineering Department has indicated that the parking
configuration will have to be parallel rather than head-in for safety.
The Chalet does not require any parking to be provided. The new home along the alley requires
two spaces. The applicant plans to create two garaged spots along the alley and assign one to
each home. Because they are meeting the requirement for two spots on site, and the City does
not have the capacity to enforce who is using the spaces, their representation is noted, but a
parking variation is not technically required.
Staff finds that no parking variation is needed.
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Exhibit F
Transferable Development Rights Criteria
Staff Findings
Section 26.535.070
A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption
of an ordinance, finds all the following standards met:
A. The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties
on which such development is a conditional use shall not be eligible.
Staff Findings: 920 E. Hyman Avenue is designated a historic landmark that is an eligible
sending site that can establish and sever transferable development rights (TDRs). Single-
family residential is a permitted use in the RMF zone district.
B. It is demonstrated that the sending site has permitted unbuilt development rights, for either
a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square
feet of floor area multiplied by the number of historic TDR certificates requested.
Staff Findings: According to the floor area calculations provided by the applicant,
approximately 250 sf will remain as unbuilt developable floor area. One TDR equaling 250
sf may be established, and final floor area calculations will be verified by the Zoning
Department prior to the issuance of a TDR.
C. It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not increase
the specific nonconformity.
Staff Findings: The creation of a TDR will not create or increase a nonconformity.
D. The analysis of unbuilt development right shall only include the actual built development,
any approved development order, the allowable development right prescribed by zoning
for a single-family or duplex residence, and shall not include the potential of the sending
site to gain floor area bonuses, exemptions or similar potential development incentives.
Properties in the MU Zone District which do not currently contain a single-family home or
duplex established prior to the adoption of Ordinance #7, Series of 2005, shall be permitted
to base the calculation of TDRs on 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. This is only for the purpose of creating TDRs and does not
permit the on-site development of 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. If the additional 20% of allowable floor area exceeds 500 square
feet, the applicant may not request a floor area bonus from HPC at any time in the future.
Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
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Staff Findings: The applicant requests the creation of on TDR from the corner lot. The allowable
floor area for a detached single-family residence on that 8,000 sf R-6 zone district site is 3,520 sf.
The applicant requests one 250 square foot of floor area TDR as an AspenModern designation
benefit and will then forgo 30 square feet of floor area to leave the lot with 3,240 square feet for a
new home. This is what would be allowed for a lot 2,000 square feet smaller.
E. The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses,
the maximum development of the property, independent of the established property
use, shall be the floor area of a single-family or duplex residence (whichever is
permitted) minus two hundred fifty (250) square feet of floor area multiplies by the
number of historic TDR certificates established.
The deed restriction shall not stipulate an absolute floor area, but shall stipulate a
square footage reduction from the allowable floor area for a single-family or duplex
residence, as may be amended from time to time. The sending site shall remain
eligible for certain floor area incentives and/or exemptions as may be authorized by
the City Land Use Code, as may be amended from time to time. The form of the
deed restriction shall be acceptable to the City Attorney.
Staff Findings: At the time of issuing a TDR certificate, the applicant will be required to file a
deed restriction that will permanently reduce the allowable floor area on the corner lot by 250 sf.
The applicant may obtain a template for the deed restriction from staff when needed. All
documents shall be reviewed by the City Attorney prior to execution.
F. A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject property
together with the appropriate fee for recording the deed restriction with the County Clerk
and Recorder's office.
Staff Findings: This is a mandatory process that the applicant must pursue.
G. It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community Development
Director. Certain review fees may be required for the confirmation of built floor area.
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Staff Findings: The applicant will likely create and sell or retain the TDR prior to selling the corner
lot. The plat will be labeled to indicate that no more than 3,240 square feet of floor area will be
allowed to be built on that parcel, to be calculated at the time that a building permit is submitted.
H. The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin
County Clerk and Recorder and must be reported by the grantor to the City of Aspen
Community Development Department within five (5) days of such transfer. The report of
such transfer shall disclose the certificate number, the grantor, the grantee and the total
value of the consideration paid for the certificate. Failure to timely or accurately report such
transfer shall not render the transferable development right certificate void.
Staff Findings: This is a mandatory process that the applicant must pursue.
I. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
J. City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Staff Findings: The applicant is requesting HPC recommend in favor of establishing one TDR
with this application. HPC is a recommending body and City Council is the final authority for
granting a TDR request.
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Exhibit H
Major Subdivision Criteria
Staff Findings
26.480.070. Major subdivisions.
The following subdivisions shall be approved, approved with conditions, or denied by the
City Council, after receiving a recommendation from the Planning and Zoning
Commission. Major subdivisions are subject to Section 26.480.030 – Procedures for
Review, the standards and limitations of Section 26.480.040 – General Subdivision
Review Standards, and the standards and limitations of each type of subdivision,
described below. All subdivisions not defined as administrative or minor subdivisions shall
be considered major subdivisions.
A. Land Subdivision. The division or aggregation of land for the purpose of creating
individual lots or parcels shall be approved, approved with conditions, or denied according
to the following standards:
1. The proposed subdivision complies with the requirements of Section 26.480.040
– General Subdivision Review Standards.
Staff Finding: The General Subdivision Review Standards are addressed in the next
section of this exhibit. Staff finds this criterion is met.
2. The proposed subdivision enables an efficient pattern of development that
optimizes the use of the limited amount of land available for development.
Staff Finding: The proposal divides the subject parcel into two smaller lots that are
consistent with the typical lot size of the surrounding neighborhood. Staff finds this
criterion is met.
3. The proposed subdivision preserves important geologic features, mature
vegetation, and structures or features of the site that have historic, cultural, visual,
or ecological importance or contribute to the identity of the town.
Staff Finding: Large trees are preserved around the historic resource, which will be
protected in perpetuity for the benefit of the community. Staff finds this criterion is met.
4. The proposed subdivision prohibits development on land unsuitable for
development because of natural or man-made hazards affecting the property,
including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil
creep, rock falls, rock slides, mining activity including mine waste deposit,
avalanche or snow slide areas, slopes in excess of 30%, and any other natural or
man-made hazard or condition that could harm the health, safety, or welfare of the
community. Affected areas may be accepted as suitable for development if
adequate mitigation techniques acceptable to the City Engineer are proposed in
compliance with Title 29 – Engineering Design Standards. Conceptual plans for
45
mitigation techniques may be accepted with specific design details and timing of
implementation addressed through a Development Agreement pursuant to
Chapter 26.490 – Approval Documents.
Staff Finding: The lot is relatively flat, and undeveloped. No mitigation of hazards is
anticipated. Staff finds this criterion is met.
5. There has been accurate identification of engineering design and mitigation
techniques necessary for development of the proposed subdivision to comply with
the applicable requirements of Municipal Code Title 29 – Engineering Design
Standards and the City of Aspen Urban Runoff Management Plan (URMP). The
City Engineer may require specific designs, mitigation techniques, and
implementation timelines be defined and documented within a Development
Agreement.
Staff Finding: The density of the proposed development is typical of the surrounding
neighborhood. No special mitigation efforts are anticipated beyond the standard
stormwater requirements applied to all single family homes in Aspen. Staff finds this
criterion is met.
6. The proposed subdivision shall upgrade public infrastructure and facilities
necessary to serve the subdivision. Improvements shall be at the sole cost of the
developer.
Staff Finding: Engineering has preliminary commented on upgrades needed for utilities
on private property, but has not yet indicated public infrastructure improvements are
required. Staff finds this criterion is met.
7. The proposed subdivision is exempt from or has been granted all growth
management approvals pursuant to Chapter 26.470 – Growth Management Quota
System, including compliance with all affordable housing requirements for new and
replacement development as applicable.
Staff Finding: Growth Management review and findings are addressed as another
exhibit to this packet. Staff finds this criterion is met.
8. The proposed subdivision meets the School Land Dedication requirements of
Chapter 26.620 and any land proposed for dedication meets the criteria for land
acceptance pursuant to said Chapter.
Staff Finding: The development proposed in the future on this property will be subject
to impact fees, including Park Development fees and Transportation Demand
Management fees. Only the historic resource and accessory building receive exemption
from these assessments as a standing provision of the code. The City collects School
Lands fees on behalf of the school district. The amount of payment required is related to
the amount of new floor area developed and/or the value of the lot the development is
occurring on. These calculations will occur at time of building permit. It is possible to
46
dedicate land to the School District instead of paying a cash-in-lieu fee but the applicant
is not suggesting that option. Staff finds this criterion is met.
9. A Subdivision Plat shall be reviewed and recorded in the office of the Pitkin County
Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents.
Staff Finding: A draft plat is provided in the application and will be finalized and recorded
after the land use review is complete. Staff finds this criterion will be met.
10. A Development Agreement shall be reviewed and recorded in the office of the
Pitkin County Clerk and Recorder, pursuant to Chapter 26.490 – Approval
Documents.
Staff Finding: The proposal does not involve any unique obligations, responsibilities or
improvements be committed for the benefit of the community, therefore a Development
Agreement will not be required. Staff finds this criterion is not applicable.
______________________________________________________________________
______________________________________________________________________
26.480.040. General subdivision review standards.
All subdivisions shall be required to conform to the following general standards and
limitations in addition to the specific standards applicable to each type of subdivision:
A. Guaranteed Access to a Public Way. All subdivided lots must have perpetual
unobstructed legal vehicular access to a public way. A proposed subdivision shall not
eliminate or obstruct legal vehicular access from a public way to an adjacent property. All
streets in a Subdivision retained under private ownership shall be dedicated to public use
to ensure adequate public and emergency access. Security/privacy gates across access
points and driveways are prohibited.
Staff Finding: The two lots resulting from this subdivision will front Smuggler Street
and/or 8th Street, as well as an alley, and will therefore maintain their existing access to
public ways. Staff finds this criterion is met.
B. Alignment with Original Townsite Plat. The proposed lot lines shall
approximate, to the extent practical, the platting of the Original Aspen Townsite, and
additions thereto, as applicable to the subject land. Minor deviations from the original
platting lines to accommodate significant features of the site may be approved.
Staff Finding: The two new lots are orthogonal and divided north/south, following the
pattern of the neighborhood. Staff finds this criterion is met.
C. Zoning Conformance. All new lots shall conform to the requirements of the zone
district in which the property is situated, including variations and variances approved
pursuant to this Title. A single lot shall not be located in more than one zone district unless
47
unique circumstances dictate. A rezoning application may be considered concurrently
with subdivision review.
Staff Finding: The zoning for the newly created lots will remain as is; R-6 Medium
Density Residential. Staff finds this criterion is met.
D. Existing Structures, Uses, and Non-Conformities. A subdivision shall not
create or increase the non-conformity of a use, structure or parcel. A rezoning application
or other mechanism to correct the non-conforming nature of a use, structure, or parcel
may be considered concurrently.
In the case where an existing structure or use occupies a site eligible for subdivision, the
structure need not be demolished and the use need not be discontinued prior to
application for subdivision.
If approval of a subdivision creates a non-conforming structure or use, including a
structure spanning a parcel boundary, such structure or use may continue until
recordation of the subdivision plat. Alternatively, the City may accept certain assurance
that the non-conformities will be remedied after recordation of the subdivision plat. Such
assurances shall be reflected in a development agreement or other legal mechanism
acceptable to the City Attorney and may be time-bound or secured with a financial surety.
Staff Finding: The proposal includes moving a small existing structure to a new location
that requires a setback variation. Setback variations are also required to accept the areas
identified for future construction of new homes on each of the subdivision’s lots. The
merits of these variations will be addressed as part of the landmark designation review,
and if approved, the conditions will not be considered to be non-conformities.
48
Exhibit I
Growth Management Criteria
Staff Findings
Regarding Growth Management, the proposal involves preserving one existing home
without expansion, and the future construction of two new homes. As it stands, the
subject property has the right to develop one new home through an Administrative
Exemption to the Growth Management review system. In order to receive that
exemption, the owner must provide affordable housing mitigation. The existing code
language at Section 26.470.090.a allows a property owner to select from a list of options
which range from creating affordable housing on or off-site, to paying cash-in-lieu, or
providing affordable housing credits. Full-time working residents may defer their
mitigation until the time they sell to someone who is not.
This code language is being amended as part of the existing moratorium on residential
development, and the applicant indicates they will adhere to the future requirement, so
current code it is not provided in this exhibit. The applicant asks that the new house on
the Chalet lot be subject to the requirements for Administrative Growth Management
exemption at the time of building permit application. Also requested is the ability to defer
mitigation for this unit, even though the applicant does not qualify as a full-time working
resident. APCHA has indicated that they are willing to accept this request, and will work
with the owner to record a binding agreement noting that if the unit behind the Chalet is
built before the corner lot is sold, the applicant would like to delay affordable housing
mitigation until one month after the corner lot is transferred to an unrelated party. If the
corner lot is sold before the new house on the Chalet lot is built, mitigation will be paid
when required at building permit issuance.
The request to subdivide the applicant’s property into the Chalet parcel and a new corner
parcel when it was itself recently created through a lot split action is required to be
reviewed as Major Subdivision. According to Aspen’s land use code, a site can only be
split once through a simple lot split review process and Growth Management exemption.
The review standards below must be met.
26.470.080. General Review Standards.
All Planning and Zoning Commission and City Council applications for growth
management review shall comply with the following standards.
A. Sufficient Allotments: Sufficient growth management allotments are available to
accommodate the proposed development, pursuant to Subsection 26.470.040.B.
Applications for multi-year development allotment, pursuant to Paragraph 26.470.110.A
shall be required to meet this standard for the growth management years from which the
allotments are requested.
49
Staff Finding: The Growth Management Quota System allows for 19 new free-market
homes that do not qualify under the exemption language noted above, to be approved
per year. No allotments have been granted for 2022, so there are sufficient allotments
for this proposal. Staff finds this review criterion to be met.
B. Development Conformance: The proposed development conforms to the
requirements and limitations of this Title, of the zone district or a site specific development
plan, any adopted regulatory master plan, as well as any previous approvals, including
the Conceptual Historic Preservation Commission approval, the Conceptual Commercial
Design Review approval and the Planned Development – Project Review approval, as
applicable.
Staff Finding: The development is being reviewed for conformance with the Municipal
Code and is seeking Conceptual Historic Preservation Commission approval. Staff finds
this review criterion to be met.
C. Public Infrastructure and Facilities. The proposed development shall upgrade
public infrastructure and facilities necessary to serve the project. Improvements shall be
at the sole costs of the developer. Public infrastructure includes, but is not limited to, water
supply, sewage treatment, energy and communication utilities, drainage control, fire and
police protection, solid waste disposal, parking and road and transit services.
Staff Finding: No required improvements to public infrastructure have been identified at
this time. Staff finds this review criterion to be met.
D. Affordable Housing Mitigation.
1) For commercial development, sixty-five percent (65%) of the employees generated
by the additional commercial net leasable space, according to Section
26.470.050.B, Employee generation rates, shall be mitigated through the provision
of affordable housing.
2) For lodge development, sixty-five percent (65%) of the employees generated by
the additional lodge pillows, according to Section 26.470.050.B, Employee
generation rates, shall be mitigated through the provision of affordable housing.
For the redevelopment or expansion of existing lodge uses, see section
26.470.100.G.
3) For the redevelopment of existing commercial net leasable space that did not
previously mitigate (see Section 26.470.070.F), the mitigation requirements for
affordable housing shall be phased at 15% beginning in 2017, and by 3% each
year thereafter until 65% is reached, as follows:
50
Development Order applied
for during calendar year -
Mitigation required
(percent of employees generated by
the existing space that has
previously not mitigated)
2017 15%
2018 18%
2019 21%
2020 24%
2021 27%
2022 30%
2023 33%
2024 36%
2025 39%
2026 42%
2027 45%
2028 48%
2029 51%
2030 54%
2031 57%
2032 60%
2033 63%
2034 65%
4) Unless otherwise exempted in this chapter, when a change in use between
development categories is proposed, the employee mitigation shall be based on
the use the development is converting to. For instance, if a commercial space is
being converted to lodge units, the mitigation shall be based on the requirements
for lodge space, outlined in subsection 2, above. Conversely, if lodge units are
being converted to commercial space, the mitigation shall be based on the
requirements for commercial space, outlined in subsections 1 and 3, above.
51
5) For free-market residential development, affordable housing net livable area shall
be provided in an amount equal to at least thirty percent (30%) of the additional
free-market residential net livable area.
6) For essential public facility development, mitigation shall be determined based on
Section 26.470.110.D.
7) For all affordable housing units that are being provided as mitigation pursuant to
this chapter or for the creation of a Certificate of Affordable Housing Credit
pursuant to Chapter 26.540, or for any other reason:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority, as amended.
b. Required affordable housing may be provided through a mix of methods outlined
in this chapter, including newly built units, buy down units, certificates of affordable
housing credit, or cash-in-lieu.
c. Affordable housing that is in the form of newly built units or buy-down units shall
be located on the same parcel as the proposed development or located off-site
within the City limits. Units outside the City limits may be accepted as mitigation
by the City Council, pursuant to Section 26.470.110.B. When off-site units within
City limits are proposed, all requisite approvals shall be obtained prior to approval
of the growth management application.
d. Affordable housing mitigation in the form of a Certificate of Affordable Housing
Credit, pursuant to Chapter 26.540, shall be extinguished pursuant to Section
26.540.120, Extinguishment and Re-Issuance of a Certificate, utilizing the
calculations in Section 26.470.050.F, Employee/Square Footage Conversion.
e. If the total mitigation requirement for a project is less than 0.1 FTEs, a cash-in-lieu
payment may be made by right. If the total mitigation requirement for a project is
0.1 or more FTEs, a cash-in-lieu payment shall require City Council approval,
pursuant to Section 26.470.110.C.
f. Affordable housing units shall be approved pursuant to Paragraph 26.470.100.D,
Affordable housing, and be restricted to a Category 4 rate as defined in the
Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant
may choose to provide mitigation units at a lower category designation.
g. Each unit provided shall be designed such that the finished floor level of fifty
percent (50%) or more of the unit's net livable area is at or above natural or finished
grade, whichever is higher. This dimensional requirement may be varied through
Special Review, Pursuant to Chapter 26.430
8) Affordable housing units that are being provided absent a requirement ("voluntary
units") may be deed-restricted at any level of affordability, including residential
occupied (RO).
52
Staff Finding: The applicant has indicated that the new house on the corner lot will
provide affordable housing mitigation according the requirements in place at the time of
building permit. This will be a condition of approval. A Growth Management allotment is
being provided through this approval, but mitigation will be due. The application infers
that mitigation should be according to requirements for exempt development, but staff
finds it should comply with the higher requirement typically necessary for Major
Subdivision. Staff will recommend a condition of approval so that this criterion is met.
53
Engineering1 - 949 W Smuggler - LPA-22-029
Page: 29
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
HPC should make a
determination on the historical
importance of the fence.
Following Engineering
Standards at the time of
development the existing fence
must be relocated within the
property line and out or the City
ROW.
APPLICATION PACKAGE (FINAL)-AspenModern949 W Smuggler.pdf (14)
Page: 29
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
To divide the lot into parcels the
existing water service line needs
to be rerouted. Or an easement
provided.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
As part of this development and
plat a new easement needs to
be put in place for the proposed
transformer. Dimensions of the
easement shall be 3' beyond the
vault. Call out three phase or
single phase. Pedestals cannot
be placed within the 3' clearance
distances.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
The existing water service line
would need to be abandoned
and removed or an easement
put in place prior to dividing the
lot into Parcel A and B.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Applicant will need to coordinate
with City electric to understand
the full extents of the addition of
the proposed transformer to the
system. For HPC review and
determining mass and scale
showing an appropriate
easement is sufficient.
x x x x
xx x x x
S74° 14' 02"E 180.00'
25.5"x40'
8"x16'
FLAGSTONE WALK
GRAVEL
(HATCHED)
7898
7897
75.00' WEST
SMUGGLER R.O.W.
20.65' BUILDING TIE
EL:7897.65EL:7897.94
25.2"x32'
HPC should make a determination on the historical
importance of the fence. Following Engineering
Standards at the time of development the existing
fence must be relocated within the property line and
out or the City ROW.
XWL XWL XWL XWL XWL XWL
x x x x x
2 - VANDEMOER HILL LOT
SPLIT
18,000 SQ. FT. +/-
0.4132 ACRES +/-
To divide the lot
into parcels the
existing water
service line needs
to be rerouted. Or
an easement
provided.XXXXSS SS SS SS SSGGGGG
E
G
AR.G
AR.4
EEEEEEEEEE
TCTCTCTCTCTCTCTC
CT
E
NEW ELECTRIC
TRANSFORMER
& PEDESTALS
REROUTE GAS
AR.H
AR.3 SLSLSLXXXSS SS SS
7899As part of this development and
plat a new easement needs to
be put in place for the proposed
transformer. Dimensions of the
easement shall be 3' beyond
the vault. Call out three phase
or single phase. Pedestals
cannot be placed within the 3'
clearance distances.
W W W W W W W W W W7898PROPOSED PROPERTY LINEEX. WATER SERVICE
BUILDING SETBACKThe existing water service line
would need to be abandoned
and removed or an easement
put in place prior to dividing the
lot into Parcel A and B.XXSS SS SS GAR.G
EEEEETCTCTCCT
E
NEW ELECTRIC
TRANSFORMER
& PEDESTALS
RERO
AR.H
XXXXSS SS SS SS
7899Applicant will need to
coordinate with City electric to
understand the full extents of
the addition of the proposed
transformer to the system. For
HPC review and determining
mass and scale showing an
appropriate easement is
sufficient.
54
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
A sidewalk with a 5' landscape
buffer is required in this location.
If the lot is divided into parcel A
and B the sidewalk adjacent to
each property will be required at
time of development. Please
show a sidewalk for HPC review.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
The parking/pull out area must
meet COA Engineering
standards for width. See street
cross section in appendix C of
the Design Standards. Head in
parking is not permitted.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Show that the 5' easement on
Parcel B provides adequate
space to accommodate a water
service line. The easement width
may beed to be expanded.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
A drainage conveyance swale
will be required within the ROW
at building permit to show how
drainage is handled offsite
adjacent to the property.
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Could the Chalet and Alley
residence be subdivided in the
future? If so each structure is
required to have their own water
service line. Show service lines
and appropriate easements.
X X XXX X X X X7897
PROPERTY LINE
TOFF/METER
ANOUT
A sidewalk with a 5' landscape
buffer is required in this location. If
the lot is divided into parcel A and
B the sidewalk adjacent to each
property will be required at time of
development. Please show a
sidewalk for HPC review.
X X X
XX X X X X X X X X X789678977898
W. Smuggler Street
The parking/pull out area must meet COA Engineering standards for
width. See street cross section in appendix C of the Design
Standards. Head in parking is not permitted. XXXXXWS WS WS WS WS WS WS WS WS WS
Show that the 5' easement on Parcel B provides adequate space
to accommodate a water service line. The easement width may
beed to be expanded.
X X X X X X X X X X
X78967897
muggler Street
A drainage conveyance swale will be required within the ROW
at building permit to show how drainage is handled offsite
adjacent to the property.BUILDING SETBACKPROPERTY LINE
BUILDING SETBACK
4''Ø4''Ø4''ØPIPE THE EX. ROOF
DRAINS, TYP.
Ex. Chalet
Could the Chalet
and Alley
residence be
subdivided in the
future? If so each
structure is
required to have
their own water
service line. Show
service lines and
appropriate
easements.
55
Page: 31
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
This is a long run for a water
service line. There is a water
main in Smuggler St. What is the
motivation for tapping a new line
off 8th St? The water service
locations should be ironed out
prior to any new plat recordation
in case additional easements are
required.
Page: 61
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Page: 62
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Page: 62
File Name: APPLICATION PACKAGE
(FINAL)-AspenModern949 W Smuggler.pdf
Author: haileyg
Parking spaces along Smuggler
St will be signed residential 2
hour parking
G G G G G G G G
T T T T T T T T XXXXXXXXWS WS WS WS WS WS WS WS WS WS WS WS WS WS W
SS SS SS SS SS SS SS SS
78
9
9
NE
BACK
NEW WATER SERVICE
IN EASEMENT
APPROX. LOCATION
OF EX. SEWER MAIN
avel Alley This is a long run for a water
service line. There is a water
main in Smuggler St. What is
the motivation for tapping a new
line off 8th St? The water
service locations should be
ironed out prior to any new plat
recordation in case additional
easements are required.
Page 4-10
Per Code Section 26.415.110(d), on-site parking reductions are permitted for designated
historic properties unable to contain the number of parking spaces required by the
underlying zoning due to the existence of a historic resource. When the parking waiver
will enhance or mitigate an adverse impact on the historic significance or architectural
character of the designated property, the HPC may also waive any otherwise required
cash-in-lieu of on-site parking for residential development.
Since the Chalet Lot will contain two detached single-family residences, the Code would
require four on-site parking spaces, or two per dwelling. The Applicant is requesting a
parking waiver of two spaces to allow one on-site parking space per dwelling. The
proposed plans include two one-car garages within the new detached structure. One of
these spaces is to be dedicated to the chalet structure and the other is for the new
residence. The two garages are separated by an interior wall and only one of the two
spaces is accessible from within the attached residence. In addition, the Applicant seeks
approval to maintain the existing fence and parking pull-out area within the West
Smuggler Street right-of-way, as these have existed since the 1940s. Relocating the circa
1940s fence to match the West Smuggler Street property line is not feasible or desirable
as it would necessitate impacts to the historically significant trees. This pull-out area
within the West Smuggler Street right-of-way provides an additional 3-4 off-street
parking spaces.
Placing two additional parking spaces on-site would require the removal of additional
trees and greater impact on/crowding of the historic resources. A waiver of the
requirement for two additional on-site spaces allows the two historic assets to stand-
alone, without additions or alterations, surrounded by the massive trees that have always
added to the character of the property and an appropriate, ample amount of open
ground. As such, the waiver will enhance or mitigate an adverse impact on the historic
significance or architectural character of the designated property; therefore, the fee in-
lieu should be waived as well.
Transferable Development Rights (TDR).
Section 26.415.110(k) provides that owners of properties listed on the Inventory may
sever and convey, as a separate development right, undeveloped floor area to be
developed on a different property within the City. The proposed Vacant Lot, being 8,000
square feet in the R-6 zone district, would normally allow 3,520 square feet of Floor Area
for a single-family residence. However, in another proactive effort to ensure sensitivity
f-way provides an additional 3-4 off-street
site would require the removal of additional
of the historic resources. A waiver of the
aces allows the two historic assets to stand-
ounded by the massive trees that have always
Parking spaces along Smuggler
St will be signed residential 2
hour parking
56
57
XGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXETC XETC XETC XETC XETC XETCXGASXGASXGASXGASXGASXGASXGASXGASXGAS
XWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWLXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUT
XUT
XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS XGAS XGAS XGASXUTXELXETCGXETCGXETCGXETCGxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxFOUND NO. 5 REBAR &1.25" PLASTIC CAPSTAMPED "LS 28643"FLUSH WITH GRADEWATER SERVICE LINEWATER MAINS74° 14' 02"E 180.00'N15° 45' 58"E 100.00'N74° 14' 02"W 180.00'FOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPROJECT BENCHMARK ELEVATION = 7897.8'FOUND NO. 5 REBAR &1.25" PLASTIC CAP ILLEGIBLE0.2' BELOW GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADE4.3"x7'4.4"x7'5.9"x8'4.7"x7'4.3"x7'4.1"x7'4.1"x7'4.5"x7'25.5"x40'8"x16'7.7"x14'2-4.1"x10'3-4.4"x10'11.0"x13'18.6"x30'16.7"x30'21.5"x30'23.6"x20'15.8"x22'9"x13'14.9"x22'7.4"x12'12.6"x18'11.1"x16'12.6"x16'11.2"x13'N15° 45' 58"E (BASIS OF SITE BEARING) 100.00'TWO STORY HOUSEWOOD FRAME HOUSESPLIT RAIL FENCE (TYPICAL)WOOD SHED20.3'12.5'
12.5'20.3'11.3'11.3'11.3'11.3'WOODSTRUCTURE43.3'26.3'43.3'26.3'CONCRETEPADFLAGSTONE WALKWOOD DECKUPPER LEVEL WOOD DECKGRAVEL(HATCHED)ASPHALTSURFACE789878997895 7899 78987895 789878977
8
9
6
78967897789878997900790179007899 7900LOT 2 - VANDEMOER HILL LOTSPLIT18,000 SQ. FT. +/-0.4132 ACRES +/-LOT 1 - VANDEMOER HILL LOTSPLIT949 WEST SMUGGLER ST LLCPITKIN COUNTY PARCEL ID. NO.273512212002GRAVEL(HATCHED)19.44' ALLEY R.O.W.5.00' PUBLIC UTILITY EASEMENTREC. NO. 67057275.00' WESTSMUGGLER R.O.W.75.37' N. 8TH STREET
R.O.W.
5.00' PUBLIC UTILITY EASEMENTREC. NO. 670572 20.65' BUILDING TIE22.39' BUILDING TIESE FIELD TOPOGRAPHYCITY OF ASPEN LIDAR 1 FOOT CONTOURSFINISHED FLOORELEVATION 7901.0'EL:7897.65EL:7895.68EL:7895.09EL:7896.29EL:7897.94EL:7897.68EL:7896.2830.2"x27.6'28.1"x32'22.4"x34'25.2"x32'FOUND NO. 5 .REBARAND CAP STAMPED"PLS 28643"FLUSH WITH GRADEPROPERTY DESCRIPTIONLOT 2,VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOFRECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.COUNTY OF PITKIN,STATE OF COLORADONOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGALACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARSAFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTIONBASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TENYEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.SOPRIS ENGINEERING - LLCCIVIL CONSULTANTS502 MAIN STREET, SUITE A3CARBONDALE, COLORADO 81623(970) 704-0311 SOPRISENG@SOPRISENG.COM 12/7/2021 - G:\2020\30137 VANDEMOER HILL LOT 2\SURVEY\Survey DWGs\Survey Plots and Exhibits\30137.02 ISP.dwgVICINITY MAPSCALE: 1" = 2000'GENERAL UTILITY NOTES:The locations of underground utilities have been plotted based on utility maps,construction/design plans, other information provided by utility companies and actualfield locations in some instances. These utilities, as shown, may not represent actualfield conditions. It is the responsibility of the contractor to contact all utilitycompanies for field location of utilities prior to construction.IMPROVEMENT SURVEY PLATI, MARK S. BECKLER, HEREBY CERTIFY TO ISABEL A. VANDEMOER, PHOEBE E.VANDEMOER, AND LAND TITLE GUARANTEE COMPANY, THAT THIS IS AN“IMPROVEMENT SURVEY PLAT” AS DEFINED BY C.R.S. § 38-51-102(9), ANDTHAT IT IS A MONUMENTED LAND SURVEY SHOWING THE CURRENTLOCATION OF ALL STRUCTURES, WATER COURSES, WATER FEATURESAND/OR BODIES OF WATER , VISIBLE ROADS, UTILITIES, FENCES, OR WALLSSITUATED ON THE DESCRIBED PARCEL AND WITHIN FIVE FEET OF ALLBOUNDARIES OF SUCH PARCEL, ANY CONFLICTING BOUNDARY EVIDENCEOR VISIBLE ENCROACHMENTS, AND ALL EASEMENTS AND RIGHTS OF WAYOF A PUBLIC OR PRIVATE NATURE THAT ARE VISIBLE, OR APPARENT, OR OFRECORD AND UNDERGROUND UTILITIES DESCRIBED IN LAND TITLEGUARANTEE COMPANY TITLE INSURANCE ORDER NO. Q62012373, OROTHER SOURCES AS SPECIFIED ON THE IMPROVEMENT SURVEY PLAT.THE ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1/15,000.________________________________MARK S. BECKLER L.S. #28643IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY OFLOT 2, VANDEMOER HILL LOT SPLITA PARCEL OF LAND SITUATED IN THE SW 1/4 AND THE NW 1/4 OF SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6th P.M.CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.SHEET 1 OF 1SOURCE DOCUMENTS:·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.NOTES1)DATE OF FIELD WORK: DECEMBER, 2001-JUNE, 2001; SEPTEMBER 2019, SEPTEMBER 2020,AND SEPTEMBER, 2021.2)DATE OF PREPARATION: DECEMBER, 2001--JUNE, 2001; UPDATED SEPTEMBER-OCTOBER2019, AUGUST-SEPTEMBER, 2020, AND OCTOBER, 2021.3)BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPSCONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCISAND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THENORTHEAST CORNER OF LOT 2 AND THE SOUTHEAST CORNER OF LOT 2, BEING FOUNDMONUMENTS AS SHOWN.4)BASIS OF SURVEY: THE VANDEMOER HILL LOT SPLIT, PLAT BOOK 129 AT PAGE 11,RECEPTION NO. 670572 OF PITKIN COUNTY RECORDS.5)THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TODETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDINGEASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE TITLECOMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62012373EFFECTIVE DATE JUNE 3, 2021.6)BASIS OF ELEVATION: BASIS OF ELEVATION - 2009 CITY OF ASPEN GPS MARCIN CONTROLMAP DATUM, WHICH IS BASED ON AN ELEVATION OF 7911.98 (NAVD 1988) ON THE NGSSTATION "Q-159". THIS ESTABLISHED A SITE BENCHMARK ELEVATION OF 7897.8' ON THETOP OF A #5 REBAR WITH CAP L.S. 28643 MONUMENTING THE NORTH WEST PROPERTYCORNER OF LOT 22, AS SHOWN HEREON. FIELD WORK SUPPLEMENTED WITH 1 FOOT CITYOF ASPEN LIDAR DATA TRANSLATE TO MARCIN COORDINATE SYSTEM.7)CONTOUR INTERVAL ONE (1) FOOT.8)PROPERTY ADDRESS: 949 WEST SMUGGLER STREET, ASPEN, CO 816119)PITKIN COUNTY PARCEL ID NUMBER 27351221200310)PER CITY OF ASPEN MUDFLOW FIGURE 7.1 C -CASTLE CREEK/RED BUTTE MUDFLOW ZONES,REVISED 11/2014, THE SUBJECT PROPERTY IS NOT IN A MUD FLOW ZONE.11)PER FIRM MAP 08097C0354E, EFFECTIVE DATE 08/15/2019, THE SUBJECT PROPERTY FALLSUNDER SHADED ZONE "X", (AREA OF MINIMAL FLOOD HAZARD, USUALLY DEPICTED ONFIRMS AS ABOVE THE 500-YEAR FLOOD LEVEL. ZONE X IS THE AREA DETERMINED TO BEOUTSIDE THE 500-YEAR FLOOD AND PROTECTED BY LEVEE FROM 100-YEAR FLOOD.) SITE(BASIS OF BEARING)S74°14'15"EGPS-9(R)GPS-20(TIE ONLY) S51° 36' 05"E 413.09'(TIE ONLY) S40° 02' 59"E 460.91'TREE LEGENDCONIFEROUS TREEDECIDUOUS TREEEXISTING CURB STOPEXISTING GAS METEREXISTING ELECTRIC METEREXISTING CATV PEDESTALEXISTING LEGENDEXISTING CONTOUREXISTING CONTOUR INTERVAL7900EXISTING WOOD RAIL FENCExxEXISTING WATER SERVICE/MAINXWLXWLEXISTING GASXETCXETCEXISTING TELEPHONEXGASXGASXGASEXISTING UNDERGROUND ELECTRICEXISTING CABLEEXISTING ELEC, TELE, CABLEXUTXUTXUTXELXELXELXTVXTVXTVXETCGXETCGEXISTING ELEC, TELE, CABLE, GAS1 inch = ft.( IN U.S. SURVEY FEET )GRAPHIC SCALE0101020104054.5" X 7' = 4.5" TRUNK DIAMETER WITH 7' DRIPLINEPURPOSE STATEMENTTHE PURPOSE OF THIS IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY IS TO SHOW THE EXISTING PROPERTYBOUNDARIES, SITE CONDITIONS, ENCUMBRANCES, AND TOPOGRAPHY OF THE SUBJECT PROPERTY.10-05-2158
LOT 1 - VANEMOER HILL LOT SPLIT949 WEST SMUGGLER ST LLCPITKIN COUNTY PARCEL ID. NO. 273512212002FOUND NO. 5 REBAR &1.25" PLASTIC CAPSTAMPED "LS 28643"FLUSH WITH GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPOINT OF BEGINNING PARCEL BPOINT OF COMMENCEMENT PARCEL AFOUND NO. 5 REBAR &1.25" PLASTIC CAP ILLEGIBLE0.2' BELOW GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPARCEL A10,000 SQ. FT.0.2296 ACRES +/-PARCEL B8000 SQ. FT.0.1837 ACRES +/-75.00' W. SMUGGLER STREET R.O.W.19.44' ALLEY R.O.W.75.37' N. 8TH STREET R.O.W.POINT OF BEGINNING PARCEL ASET NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADESET NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADE5.00' PUBLIC UTILITY EASEMENTREC. NO. 670572N15° 45' 58"E 100.00'S74° 14' 02"E 100.00'N15° 45' 58"E 100.00'N74° 14' 02"W 100.00'N74° 14' 02"W 80.00'S15° 45' 58"W (BASIS OF SITE BEARING) 100.00'S74° 14' 02"E 80.00'LOT 1 - HOWER EXEMPTIONAEB REALTYPITKIN COUNTY PARCEL ID. NO. 273512365001LOT 2- HOWER EXEMPTIONSAXON DELTA TRUSTPITKIN COUNTY PARCELID. NO. 273512365002BLOCK 3 - LOTS P, Q, R, & SMCTAMANEY, ROBERT A III TRUSTPITKIN COUNTY PARCELID. NO. 273512365001BLOCK 2 - LOTS Q, R, & SSCHUHMACHER, JOHN W. TRUSTPITKIN COUNTY PARCELID. NO. 273512211002LOT 2 - VANDEMOER LOT SPLITRATNER, DENNIS F. TRUSTPITKIN COUNTY PARCELID. NO. 273512282004NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGALACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARSAFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTIONBASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TENYEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.SOPRIS ENGINEERING - LLCCIVIL CONSULTANTS502 MAIN STREET, SUITE A3CARBONDALE, COLORADO 81623(970) 704-0311 SOPRISENG@SOPRISENG.COM 12/9/2021 - 31037.02 - G:\2020\30137 VANDEMOER HILL LOT 2\SURVEY\Survey DWGs\Survey Plots and Exhibits\30137.02 AMENDED PLAT_LOT 2 SPLIT.dwgVICINITY MAPSCALE: 1" = 2000'GENERAL UTILITY NOTES:The locations of underground utilities have been plotted based on utility maps,construction/design plans, other information provided by utility companies and actualfield locations in some instances. These utilities, as shown, may not represent actualfield conditions. It is the responsibility of the contractor to contact all utilitycompanies for field location of utilities prior to construction.FINAL SUBDIVISION PLAT OF THEVANDEMOER LOT 2 SUBDIVISIONA PARCEL OF LAND SITUATED IN THE SW 1/4 AND THE NW 1/4 OF SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6th P.M.CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.SHEET 1 OF 1PURPOSE STATEMENTTHE PURPOSE OF THIS PLAT IS THE SUBDIVISION OF LOT 2, VANDEMOER HILL LOT SPLIT (RECORDED IN BOOK 129 AT PAGE 11, AS RECEPTION NO. 670572), INTOTWO NEW PARCELS TO HEREAFTER BE KNOWN AS PARCELS A AND B OF THE VANDEMOER LOT 2 SUBDIVISION.1 inch = ft.( IN U.S. SURVEY FEET )GRAPHIC SCALE0202040208010PROPERTY DESCRIPTION BEFORE LOT SPLITLOT 2,VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOFRECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.COUNTY OF PITKIN,STATE OF COLORADOCOMMUNITY DEVELOPMENT DIRECTOR CERTIFICATETHIS LOT SPLIT PLAT OF THE VANDEMOER HILL PARCEL A & B WAS REVIEWEDAND APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OFASPEN THIS DAY OF , 202___. TO THE EXTENT THATANYTHING IN THIS PLAT IS INCONSISTENT OR IN CONFLICT WITH ANY CITY OFASPEN DEVELOPMENT ORDERS FOR THIS PROPERTY OR ANY OTHER PROVISIONOF APPLICABLE LAW INCLUDING BUT NOT LIMITED TO OTHER APPLICABLE LANDUSE REGULATIONS OR BUILDING CODES, SUCH OTHER DEVELOPMENT ORDERSOR APPLICABLE BUILDING CODE SHALL CONTROL.COMMUNITY DEVELOPMENT DIRECTORCITY ENGINEER’S REVIEWTHIS PLAT WAS REVIEWED FOR THE DEPICTION OF THE ENGINEERINGDEPARTMENT SURVEY REQUIREMENTS THIS DAY OF ,202__.CITY ENGINEERTITLE CERTIFICATETHE UNDERSIGNED, A DULY AUTHORIZED REPRESENTATIVE OF LAND TITLE GUARANTEE COMPANY WHICH ISREGISTERED TO DO BUSINESS WITHIN PITKIN COUNTY, COLORADO, DOES HEREBY CERTIFY THAT THE OWNERS OFTHE REAL PROPERTY DESCRIBED HEREON HOLD FEE SIMPLE TITLE TO THE PROPERTY FREE AND CLEAR OF LEINS,TAXES, AND ENCUMBRANCES EXCEPT FOR THE MATTERS OF RECORD LISTED ON THE TITLE COMMITMENT ISSUEDBY LAND TITLE GUARANTEE COMPANY UNDER FILE NO. Q62012373 EFFECTIVE DATE JUNE 3, 2021. ALTHOUGHWE BELIEVE THE FACTS STATED ARE TRUE, THIS CERTIFICATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF TITLENOR AN OPINION OF TITLE NOR A GUARANTEE OF TITLE, AND IT IS UNDERSTOOD AND AGREED THAT LAND TITLEGUARANTEE COMPANY NEITHER ASSUMES NOR WILL BE CHARGED WITH ANY FINANCIAL OBLIGATIONWHATSOEVER.BY:TITLE:STATE OF COLORADO )) SSCOUNTY OF PITKIN )THE TITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , 202__, BY AS THE TITLE OFFICER OFLAND TITLE GUARANTEE COMPANY.WITNESS MY HAND AND OFFICIAL SEALASPEN CITY COUNCIL APPROVALTHIS FINAL PLAT OF THE VANDEMOER HILL PARCELS A & B WAS REVIEWED AND APPROVED BYTHE CITY OF ASPEN CITY COUNCIL ON THE DAY OF _______________, 202__, BYORDINANCE NO. _____, SERIES 202__, RECORDED ON IN THE OFFICE OF THE CLERK ANDRECORDER OF PITKIN COUNTY IN BOOK , PAGE AS RECEPTION NO. .MAYOR, CITY OF ASPENDATEATTEST:CITY CLERKCERTIFICATE OF DEDICATION AND OWNERSHIPKNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED BEING THE OWNER IN FEE SIMPLE OF CERTAIN LANDS IN THE CITY AND TOWNSITE OF ASPEN,PITKIN COUNTY, COLORADO, DESCRIBED AS FOLLOWS:LOT 2, VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOF RECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.DOES HEREBY PLAT THIS REAL PROPERTY UNDER THE NAME AND STYLE OF THE FINAL PLAT OF: VANDEMOER HILL PARCELS A & B, CITY OF ASPEN, PITKINCOUNTY, COLORADO; DIVIDE THE REAL PROPERTY INTO PARCELS A AND B AS SHOWN HEREON; AND DEDICATES EASEMENTS TO THE CITY OF ASPEN AS SHOWNHEREON FOR THE USES AND PURPOSES MORE FULLY DESCRIBED IN THE EASEMENT AGREEMENT RECORDED AT RECEPTION NO. ______________ OF THE PITKINCOUNTY RECORDS.EXECUTED THIS _____ DAY OF _________ , 2022.VANDEMOER FAMILY INCA COLORADO INCORPORATIONBY:___________________PRINT NAME: CRAIG VANDEMOERTITLE:MANAGERSTATE OF __________))SSCOUNTY OF ________)THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE METHIS ____ DAY OF ____________, 202__, BY CRAIG VANDEMOER ASMANAGERS OF VANDEMOER FAMILY INC.MY COMMISSION EXPIRES: ___________.WITNESS MY HAND AND OFFICIAL SEAL______________________NOTARY PUBLICSOURCE DOCUMENTS:·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)·THE OFFICIAL MAP OF THE CITY OF ASPEN APPROVED BY THE CITY ENGINEER G.E.BUCHANAN DATED DECEMBER 15 1959ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.NOTES1)DATE OF FIELD WORK: DECEMBER, 2001-JUNE, 2001; SEPTEMBER 2019, SEPTEMBER 2020,AND SEPTEMBER, 2021.2)DATE OF PREPARATION: DECEMBER, 2001--JUNE, 2001; UPDATED SEPTEMBER-OCTOBER2019, AUGUST-SEPTEMBER, 2020, AND OCTOBER AND DECEMBER, 2021.3)BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPSCONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCISAND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THENORTHEAST CORNER OF LOT 2 AND THE SOUTHEAST CORNER OF LOT 2, BEING FOUNDMONUMENTS AS SHOWN.4)BASIS OF SURVEY: THE VANDEMOER HILL LOT SPLIT, PLAT BOOK 129 AT PAGE 11,RECEPTION NO. 670572 OF PITKIN COUNTY RECORDS.5)THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TODETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDINGEASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE TITLECOMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62012373EFFECTIVE DATE JUNE 3, 2021.6)PROPERTY ADDRESS: 949 WEST SMUGGLER STREET, ASPEN, CO 816117)PITKIN COUNTY PARCEL ID NUMBER 273512212003SITE(BASIS OF BEARING)S74°14'15"EGPS-9(R)GPS-20(TIE ONLY) S51° 36' 05"E 413.09'(TIE ONLY) S40° 02' 59"E 460.91'DRAFTSURVEYOR CERTIFICATEI, MARK S. BECKLER, DO HEREBY STATE THAT I AM A REGISTERED LAND SURVEYOR LICENSED UNDER THE STATE OF COLORADO,THAT THIS PLAT IS A TRUE, CORRECT AND COMPLETE PLAT OF THE FINAL SUBDIVISION PLAT OF VANDEMOER LOT 2 SUBDIVISION ASLAID OUT, PLATTED, DEDICATED AND SHOWN HEREON, THAT SUCH PLAT MEETS THE REQUIREMENTS OF A LAND SURVEY PLAT ASSET FORTH IN C.R.S. SECTION 38-51-106, WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY ME AND UNDER MYSUPERVISION AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONS OF THE LOTS, EASEMENTS AND STREETS OF SAIDSUBDIVISION AS THE SAME ARE STAKED UP THE GROUND IN COMPLIANCE WITH STATE REGULATIONS COVERING THE SUBDIVISIONOF LAND. RECORDED EASEMENTS, RIGHTS-OF-WAY AND RESTRICTIONS ARE SHOWN HEREON AND ARE THE SAME AS THOSE SETFORTH IN THE TITLE COMMITMENT PREPARED TITLE COMPANY OF THE ROCKIES COMMITMENT NUMBER 0706274-C2, EFFECTIVEDATE JUNE 5TH, 2020 AND COMMITMENT ORDER NUMBER. Q62012373 EFFECTIVE DATE JUNE 3, 2021.IN WITNESS WHEREOF I HAVE SET MY HAND AND SEAL THIS ____ DAY OF _________, 2021._____________________________MARK S. BECKLER, L.S. #28643LOT 1 AMENDED - RANGER STATION SUBDIVISION
COLOSAL CORPERATION
PITKIN COUNTY PARCEL I.D. NO. 273512428001
59
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7899NORTH
RevisionDate
923 Cooper Avenue
Suite 201
Glenwood Springs, CO 81601
tele: 970.945.5252
fax: 970.384.2833
Engineer or Surveyor Seal
Sheet
Client Information:
PROJECT NO.
FILE NAME:
Designer:
Drafter:
Date:N:\PROJECTS\2021\21066-949 W Smuggler\dwg\21066-V-Topo.dwg 12/10/2021 3:35 PM9.
8.
7.
6.
5.
4.
3.
2.
12/10/21
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21066-v-topo.dwg
21066
Aspen, Coloroado 81611
949 W. Smuggler Street
Chris Vandemoer
Aspen, Colorado1.HPC Review / Preliminary PlanGrading, Drainage & Underground Piping Plan949 W. Smuggler StreetC.1
00 10'20'
Scale: 1" = 10'
Scale: N.T.S.
Downspout Connection & Area Drain2
TYPICAL
SITE DRAIN TYPICAL
ROOF DRAIN BUILDING30" MIN.TEE TEE REDUCER
(WHERE
APPLICABLE)
90° BEND
HEAT TAPE INSTALLED
PER NOTES
4"Ø RISER
TEE/BENDS WITH GLUED
JOINTS OR WATERTIGHT
ADAPTERS
6"Ø RISER, TYP.
DOWNSPOUT FITTING OR IF DOWNSPOUT IS TOO
LARGE, USE A 12" SQUARE NYLOPLAST INLINE
DRAIN GRATE W/ A HOLE CUT IN GRATE TO
MATCH THE DOWNSPOUT AND SLEEVE THE
DOWNSPOUT/CHAIN AT LEAST 6" INTO THE PIPE.
12"Ø NYLOPLAST AREA DRAIN WITH DOME
GRATE, 6"Ø PVC RISER OR BEND, TYP.
INSTALL HEAT TAPE THROUGH THE PIPE AND
CONNECT TO THE BOTTOM OF THE
GRATE,TYP. INSTALL TEMPORARY FILTER
FABRIC OR SEDIMENT BASKET UNDER THE
GRATE.
CAULK/SEAL
WHERE DOWNSPOUTS ARE NOT IN
IMMEDIATE PROXIMITY, INSTALL HEAT
TAPE THROUGH AN ELECTRICAL CONDUIT.
6"Ø OR 8"Ø STORM
SEWER (PER PLAN)
NOTES:
1.ALL DOWNSPOUTS AND DECK DRAINS SHALL BE
CONNECTED TO ADS N-12-WT CPP (WATERTIGHT),
SCH.40 PVC OR SDR35 PVC. FLEXIBLE CORRUGATED
PLASTIC IS NOT ACCEPTABLE.
2.ADDITIONAL FITTINGS AND BENDS MAY BE REQUIRED
TO DEFLECT OVER OR AROUND LANDSCAPE WALLS.
3.HEAT TAPE SHALL BE INSTALLED IN ALL
DOWNSPOUTS/STORM SEWER PIPES AND
CONNECTED TO THE BOTTOM OF ALL INLET GRATES.RAIN CHAINOR DOWNSPOUT24" (MIN.)
NOTES:
1.PRECAST MANHOLE SECTIONS SHALL MEET ASTM C-478 AND BE H-20 LOAD RATED.
2.THE EDGE OF THE DRYWELL (AT FILTER FABRIC) SHALL BE INSTALLED AT LEAST
10-FEET AWAY FROM ANY FOUNDATION WALL.
3.BACKFILL EXCAVATION AROUND THE STRUCTURE WITH COMPACTED 3/4" CRUSHED
WASHED SCREENED STONE TO THE TOP OF THE DRYWELL AND WITH STRUCTURAL
CLASS 2 ABC TO 12" BELOW FINISH GRADE.COMPACT BACKFILL TO 95% STANDARD
PROCTOR.
4.PERFORATED SECTION TO BE INSTALLED 4 FT. MINIMUM INTO PERVIOUS ALLUVIUM.
ENGINEER TO BE CONTACTED IMMEDIATELY IF GROUNDWATER OR BEDROCK IS
ENCOUNTERED.
5.INLET AND OUTLET PIPES SHOULD ENTER DRYWELL AWAY FROM THE DRYWELL STEPS.
12"
Scale: N.T.S.
WQCV Drywell with Skimmer Pipe113'PRECAST CONCRETE
SECTION(S)
4'Ø
10' MIN.
PLACE MIRAFI FILTERWEAVE 500 (OR
EQUAL) FILTER FABRIC AROUND, UNDER
AND OVER CRUSHED STONE
SKIMMER PIPE
(SEE DETAIL)
PRECAST PERFORATED RISER SECTION
W/ 1"Ø PERCOLATION HOLES
8" THICK PRECAST CONCRETE LID
SECTION WITH RUST RESISTANT ACCESS
HATCH WITH LIFTING HANDLES.DRYWELL (7')INFLOW STORM/
UNDERDRAIN PIPE
SYSTEM
2' PRECAST
CONE SECTION
3/4" CRUSHED WASHED SCREENED
STONE AROUND THE PERIMETER
AND 1' BELOW THE DRYWELL
UNDISTURBED SOIL
10"Ø SCH.40 PVC TO OTHER
DRYWELL BARREL,
12" ABOVE GRAVEL BASE
10''ØD D
26'-6"8'-10"24"
TYP.
INTERCONNECT DRYWELL BARRELS
WITH 10"Ø SCH.40 PVC
INFLOW
PLAN VIEW
48"
STANDARD 4'Ø
DRYWELL
FILTER FABRIC
24"Ø DUCTILE IRON FRAME AND SOLID LID (H-20),
SHIM TO MATCH THE SURFACE GRADE
RIM: PER PLAN @ CENTER OF MANHOLE
12"
WQCV DRYWELL:
ATTACH THE HEAT TAPE
AND ABSORPTION
PILLOW TO THE TOP
LADDER RUNG, TYP.
SKIMMER PIPE24"8"Ø STEEL RISER WITH
FLANGE END
6"
DRILL (4) 1/2"Ø
WEEP HOLES AT
THE BASE
WRAP THE BASE
WITH A ROCK
SOCK
1/2"Ø AIR RELEASE
HOLEBMP BIO-SKIRT BIO20.
SECURE ABOVE THE
FLANGE WITH STAINLESS
STEEL WIRE. REPLACE
THE SKIRT ANNUALLY)
ACCESS LID
SECTION VIEW
FILTER
FABRIC, PIN
INTO
GRAVELS
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EXISTING/PROPOSED ASPHALT
PROPOSED IMPERVIOUS WALK/PATIO
(CONCRETE OR PAVERS)
PROPOSED GRASS/LAWN
GENERAL DIRECTION OF FLOW
T CE EXISTING/PROPOSED UTILITY
PEDESTALS & METERS
T CE GM EM
7965
LEGEND
7965
4''Ø 4''Ø
X X X
C/O
8''Ø 8''Ø
W SO
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EXISTING CONTOUR
PROPOSED CONTOUR
PROPERTY LINE
SETBACK
EXISTING FENCE
EXISTING/PROPOSED WATER SERVICE/SHUTOFF/METER
EXISTING/PROPOSED SEWER SERVICE/CLEANOUT
EXISTING/PROPOSED GAS
PROPOSED FOUNDATION DRAIN SYSTEM (BY OTHERS)
HEAT TAPE
PROPOSED 4"Ø PVC STORM PIPE (WATERTIGHT)
PROPOSED 8"Ø PVC STORM PIPE (WATERTIGHT)
WS WS WSWS
SL SL SLSL
GG
PROPOSED 6"Ø PVC STORM PIPE (WATERTIGHT)6''Ø 6''Ø
EXISTING/PROPOSED SEWERSSSS
EXISTING/PROPOSED WATER MAINWW
S
WV
EXISTING/PROPOSED ELECTRICEE
EXISTING/PROPOSED TELEPHONETT
PROPOSED 4"Ø PERF. UNDERDRAIN PIPE
NOTE: THIS PLAN IS INTENDED TO BE PLOTTED IN COLOR. FAILURE TO DO SO
MAY RESULT IN MISSING DATA AND INFORMATION CRITICAL TO THE PROJECT.
/
/
/
/
/
/
/
PROPOSED SWALE FLOWLINE>>>>
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Page 4-10
with or in any way overwhelm the historic resources. It also ensures that the old and new
will be clearly and easily differentiated such that nobody will confuse the two.
On the Vacant Lot, it is proposed that the standard 10-foot front setback be increased
three-fold to 30-feet for above-grade improvements to assure maximum visibility of the
historic structures from West Smuggler Street and its North 8th Street intersection
(utilities and subgrade improvements would continue to be subject to the standard 10-
foot front yard setback requirement). To accommodate this, it is also proposed that the
east side yard setback for this 8,000 square foot lot be 5-feet, as required (adjacent to the
nearly 30-feet of unoccupied right-of-way between the property line and the N. 8th Street
roadway), and that the combined side yard setback requirement be waived or established
at 15-feet (a 10-foot variation from the 25-foot requirement). The proposed side yard
setbacks and the 5-foot/10-foot rear yard setback are consistent with the underlying R-6
zoning. If preferable to the City, the Applicant is amenable to establishing these setbacks
as a formal “building envelope” to be delineated on the Final Subdivision Plat.
The proposal is wholly compatible with the surrounding neighborhood. In addition, the
requested variations are fully appropriate and warranted in exchange for guaranteeing
the perpetual preservation of a substantial community benefit and valuable community
asset by landmark designating Aspen oldest remaining example of a chalet residence and
associated outbuilding. The layout of the proposal has been very carefully considered to
guarantee the design of the new residence is sympathetic and subservient to the historic
resource while maintaining the prominence of the chalet and associated trees from West
Smuggler and 8th Streets. The chalet’s iconic north and east facades, including the second-
floor deck facing 8th Street, will forever remain highly visible and unobstructed,
especially given the proposed building envelope/setbacks on the Vacant Lot.
On-Site Parking.
Per Code Section 26.415.110(d), on-site parking reductions are permitted for designated
historic properties unable to contain the number of parking spaces required by the
underlying zoning due to the existence of a historic resource. When the parking waiver
will enhance or mitigate an adverse impact on the historic significance or architectural
character of the designated property, the HPC may also waive any otherwise required
cash-in-lieu of on-site parking for residential development.
Since the Chalet Lot will contain two detached single-family residences, the Code would
require four on-site parking spaces, or two per dwelling. The Applicant is requesting a
parking waiver of two spaces to allow one on-site parking space per dwelling. The
proposed plans include two one-car garages within the new detached structure. One of
these spaces is to be dedicated to the chalet structure and the other is for the new
residence. The two garages are separated by an interior wall and only one of the two
spaces is accessible from within the attached residence. In addition, the Applicant seeks
approval to maintain the existing fence and parking pull-out area within the West
Smuggler Street right-of-way, as these have existed since the 1940s. Relocating the circa
1940s fence to match the West Smuggler Street property line is not feasible or desirable
as it would necessitate impacts to the historically significant trees. This pull-out area
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within the West Smuggler Street right-of-way provides an additional 3-4 off-street
parking spaces.
Placing two additional parking spaces on-site would require the removal of additional
trees and greater impact on/crowding of the historic resources. A waiver of the
requirement for two additional on-site spaces allows the two historic assets to stand-
alone, without additions or alterations, surrounded by the massive trees that have always
added to the character of the property and an appropriate, ample amount of open
ground. As such, the waiver will enhance or mitigate an adverse impact on the historic
significance or architectural character of the designated property; therefore, the fee in-
lieu should be waived as well.
Transferable Development Rights (TDR).
Section 26.415.110(k) provides that owners of properties listed on the Inventory may
sever and convey, as a separate development right, undeveloped floor area to be
developed on a different property within the City. The proposed Vacant Lot, being 8,000
square feet in the R-6 zone district, would normally allow 3,520 square feet of Floor Area
for a single-family residence. However, in another proactive effort to ensure sensitivity
to the important historic resources on the adjacent Chalet Lot, the Applicant is
volunteering that the Vacant Lot be limited to just 3,240 square feet of floor area, or the
same floor area allowed for a lot of only 6,000 square feet. With this 280 square foot
reduction, the Applicant is requesting one (1) 250 square foot historic TDR that can be
sold for use on a different, eligible receiver site within the City.
All other dimensional requirements of the R-6 zoning, as may be amended, would
continue to govern development on the Vacant Lot. Such development will also remain
subject to all other applicable codes, including but not necessarily limited to the
Residential Design Standards.
F. RESIDENTIAL DESIGN STANDARDS, CHAPTER 26.410
As codified at Section 26.410.010(a),
The City’s Residential Design Standards are intended to ensure a strong connection
between residences and street; ensure buildings provide articulation to break up bulk and
mass; and preserve historic neighborhood scale and character. The standards do not
prescribe architectural style, but do require that each home, while serving the needs of its
owner, contribute positively to the streetscape.
The Code further provides that the Residential Design Standards (RDS) are intended to
achieve an environment where homes have a connection to the street, respond to
neighboring properties, and reflect traditional building scale. The proposal preserves the
historic chalet that has engaged the street for some 75 years and provides articulation by
breaking up available bulk and mass into three small-to-modest, detached structures. It
also not only preserves historic neighborhood scale and character, but its buildings are
critical in defining the neighborhood’s historic character and scale. Obtaining HPC
approval of the proposed development inherently guarantees achieving of the objectives
and intent of the RDS.
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MEMORANDUM
TO: Amy Simon, Planning Director
FROM: Sophie Varga, Zoning Enforcement Officer
DATE: 03/31/2022
RE: 949 W Smuggler Referral Comments
Floor Area Calculations:
Decks: per a conversation with Derek Skalko, we will work through deck
calculations before final review. Subgrade Exposure on Historic Resource: The
math for calculated subgrade floor area is inaccurate and will be fixed before
final review.
Application Sheets: “Existing Floor Area” (pgs. 36-37), “Proposed Floor Area” (pgs.
38-39). Code Section: 26.575.020(d)
Parking Requirements:
Note: two parking spaces are required per dwelling unit, for a total of four
parking spaces. The parking spaces in the Right of Way cannot be used to fulfill
this requirement.
Application Sheets: Dimensional Requirements Form (pg. 20), “Proposed Site
Plan” (pg. 34), “Proposed: Alley Residence Floor Plans” (pg. 43). Code Sections:
Table 26.515-1, 26.515.070.
Setback Variations:
Note: Since the two detached residential dwelling units have a setback of more
than 10 feet between them, the 10,000 SF Lot is not subject to combined side
yard setbacks. Please add the 10’ setback to the site plan. If the applicant does
not want a setback of 10’ between the two residential units, please request a
variation to the combined side yard setbacks.
Application Sheet: “Proposed Site Plan” (pg. 34). Code Section: 26.710.040(5)
Survey: Please have the surveyor add a slope table. The table should list the area
of the parcel with a 0-20% slope, 20-30% slope, and 30% slope (as applicable). If
any portion of the parcel has a slope of more than 20%, it will impact allowable
floor area calculations.
Application Sheet: Survey (pg. 29). Code Section: 26.575.020(c).
This memorandum summarizes major items. A variety of other requirements will
be necessary for building permit submittal and zoning review.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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HAAS LAND PLANNING, LLC
420 E. Main Street, Suite 220 Aspen, CO 81611 (970) 309-2773 mitch@hlpaspen.com
March 18, 2022
Aspen Historic Preservation Commission and City Council
c/o Aspen Community Development Department
427 Rio Grande Place
Aspen, CO 81611
Dear HPC, City Council and Staff:
Please accept this application for voluntary AspenModern (hereinafter “AM”) historic
designation. As part of the AM negotiation, the following approvals are requested in this
application: Combined Conceptual and Final Major Development Review, Demolition,
Setback Variations, Historic Benefits, Major Subdivision, and Growth Management.
Introduction:
As detailed in “The Proposal” section below, this application volunteers Landmark
Designation for proposed Parcel A of the “Vandemoer Lot 2 Subdivision,” including the
existing home and “chicken coop” outbuilding at 949 West Smuggler Street, and assurances
of historic preservation in exchange for the granting of approvals and incentives available
through AM negotiation.
AM is a program adopted by the City of Aspen to address, through negotiation of incentives
for designation, the negative impacts that the loss of landmark eligible buildings would have
on the health, peace, safety, and general well-being of the residents and visitors of Aspen,
and the diminishment of Aspen’s unique architectural character, livability, and attractive-
ness as a destination. Inherent in this negotiation process is a clear recognition by the City
that incentives and benefits beyond the typical scope of the Land Use Code must be offered
and conferred upon many property owners who would otherwise forego landmark
designation in favor of demolition and replacement absent the restrictions and processes that
come with historic designation. In other words, the willingness to accept not only permanent
landmark designation but also the perpetual preservation and protection through the
oversight of the HPC of a landmark property and the structure(s) located thereon are the
benefits the City receives while the benefits to be conferred upon the applicant in exchange
is what gets negotiated.
This application is submitted by Chris Vandemoer of Vandemoer Family, Inc. (hereinafter
the “Applicant”), pursuant to Sections 26.415.025(c) and 26.415.030(c) of the Aspen Land Use
Code (the Code). Given the codified terms and provisions of the AM program, those are the
only directly applicable Sections of the Code. Since the AM program is a negotiated approval
process through which preservation benefits and incentives beyond those identified in the
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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Code are available to an applicant, the applicable sections and provisions of the Code take
on a flexibility that does not exist with other types of applications. The normally applicable
Code Sections include: 26.304, Common Development Review Procedures, including
26.304.060(B)(1), Combined Reviews; 26.410, Residential Design Standards; 26.415.025(C),
Identification of Historic Properties; 26.415.030, Designation of Historic Properties;
26.415.070, Development Involving Designated Historic Properties; 26.415.080, Demolition
of Historic Properties; 26.415.110, Benefits; 26.470, Growth Management; 26.480, Subdivision;
and 26.710.040, Medium-Density Residential (R-6) Zone District.
For the reviewer’s convenience, all pertinent supporting documents relating to the project
are provided in the various exhibits to the application, as follows:
• Exhibit 1: Land Use Application, Dimensional Requirements, Homeowners Association
Compliance, Fee Agreement, and Chalet Historic Integrity Scoring Forms.
• Exhibit 2: Full Plans Set, including: Existing Lot Split Plat; Improvement Survey;
Proposed Subdivision Plat; Grading, Drainage and Underground Piping Plan; Existing
and Proposed Site Plans; Site Coverage Diagrams; Existing and Proposed Floor Area
Plans and Calculations; Existing and Proposed Floor Plans; Existing and Proposed
Elevations; Site Context Photos and Elevations; Proposed Exterior Lighting Plan; and
Models/Renderings
• Exhibit 3: Pre-Application Conference Summary prepared by Amy Simon.
• Exhibit 4: Review Requirements/Code Standards and Responses.
• Exhibit 5: Previous Approvals (Ordinance No. 02-2020, Vandemoer Hill Lot Split Plat,
and Notice of Exemption and Authorization to Apply During term of Moratorium).
• Exhibit 6: Proof of the Applicant’s Ownership and Authority.
• Exhibit 7: 90-Day Negotiation Understanding Letter from Applicant.
• Exhibit 8: Vicinity Map.
• Exhibit 9: Authorization for Haas Land Planning, LLC and 1 Friday Design Collaborative
to represent the Applicant.
• Exhibit 10: Mailing addresses of record for all property owners located within 300-feet
of the subject property.
In addition, with the architectural plans and renderings prepared by Derek M. Skalko of 1
Friday Design Collaborative, a proposed “Final Subdivision Plat of The Vandemoer Lot 2
Subdivision” is included as part of Exhibit 2.
While the Applicant has attempted to address all relevant provisions of the Code, and to
provide sufficient information to enable a thorough evaluation of the application, questions
may arise which require further information and/or clarification. Upon request, Haas Land
Planning, LLC and 1 Friday Design Collaborative will provide such additional information.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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Background/History:
Back in the 1940s, just after the end of World War II, Herbert Robbins (H.R.) Vandemoer and
his son Herbert (Herb) Vandemoer came to Aspen to purchase and develop land. The father
and son built a 3-bed/2-bath home with an accompanying garage and “little house” on West
Smuggler Street to welcome generations of their families into for decades to come.
H.R. would bring the entire family to the home on weekends, over holidays, and for various
getaways throughout the years. Herb eventually had children of his own: Cory, Craig and
Chris. They were raised between farming in Northeast Colorado and enjoying the nature in
Aspen, hiking and camping throughout the area, climbing many of its notorious peaks,
fishing every creek for fresh trout, and riding the area’s first chairlifts. They experienced
Aspen’s development into a World Class ski resort and tourist destination.
Chris is now 65 years old and has spent every single Christmas holiday in Aspen, except in
2016 when his father (Herb) passed. The same is true of his daughters, Isabel and Phoebe,
Herb’s only two grandchildren and the fourth generation of Vandemoer’s to cherish this
property. Herb adored his grandchildren. Any day skiing with them was “the best day ever,”
and we know if he was here today, he would be right by Chris’s side applying for the
preservation of the Vandemoer’s Aspen home.
Keeping and maintaining the property has not been easy. Increases in property value and
the growing resort and tourism economies brought tax burdens and the pressure to sell. This
led to the family selling a portion of the property on the north side of Smuggler Street many
years back. That helped to lighten the pressures for some time, but not permanently.
The latest challenge was the internal pressure from the secondary family members to sell.
That pressure grew to an uncomfortable degree that divided the family and evolved into an
emotional and strenuous legal battle, eventually ending in an arbitration agreement that
resulted in the land’s current state: Lots 1 and 2 of the Vandemoer Hill Lot Split.
The Vandemoer’s gave the Hill’s the 39,129 square foot Lot 1 and kept only the 18,000 square
foot Lot 2, even though the Vandemoer’s owned the majority stake. The Hill’s have since
sold their lot and received the windfall they desired.
With only one modest cabin and three families (Chris and his two siblings) left owning the
18,000 square foot property, Chris’s siblings recognized that ownership of the property
should lie with Chris. Having the only Vandemoer grandchildren, Chris had too strong of
an emotional connection to the property and Aspen itself to walk away from both, despite
the large windfall he would have gained by selling.
Chris committed to undertake the huge financial burden that was necessary to pay his
siblings fair market value to keep this legacy property in his family. However, Chris now
finds himself in the same stressful position as his predecessors and needing to find a way to
afford the property, preferably while preserving the historic significance of the home and
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outbuilding --- thus, this Aspen Modern application. If this application is not successful,
reality may force Chris to sell the property to the highest bidder, who is not likely to keep
the historic 75-year-old structures that his father built.
Chris wants dearly to keep this property in his family for his daughters to have and cherish
the way he has for 65 years. He also wants to keep his family legacy alive as a part of the
Aspen community. It is hard to fathom just how deep the emotional ties are to the property
the family has known and loved for their entire lives. It is the place of their dearest childhood
and family memories, and a place for future memories and “best days ever” to be created.
The home serves as a humble reminder of simpler times in Aspen, Colorado for visitors and
residents alike.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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Existing Conditions:
The subject property was recently created through a 2020 minor subdivision for a lot split
that divided the original larger parcel into two. The property is a rectangular-shaped 18,000
square foot lot (180’ x 100’) in the R-6 Zone District. It is legally described as Lot 2,
Vandemoer Hill Lot Split according to the final plat thereof recorded November 6, 2020, in
Plat Book 129 at Page 11, and it includes Lots D-I of Block 3, City and Townsite of Aspen (see
Exhibit 5). Lot 1 is a vacant parcel under separate ownership and is not part of this
application. A Vicinity Map showing the property’s general location relative to the
surrounding area is attached to this application as Exhibit 7. Existing conditions are also
summarized on the Dimensional Requirements Form included with Exhibit 1.
Excerpt Screenshot from Final Plat of the Vandemoer Hill Lot Split (Subject Property Outlined in Red):
Modern architecture made its first appearance in Aspen after World War II. The period of
historic significance for modernist buildings in Aspen is between 1945 and approximately
1975. according to the City’s published Aspen Modern National Trust for Historic
Preservation booklet, “The Swiss-style is a favorite, with a range of homes tucked into
neighborhoods like little Alpine cabins. Yet, this traditional look (such as the 1946 single-family chalet
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at 949 West Smuggler Street, possibly Aspen’s oldest example of this style) mixes easily with the more
contemporary versions, referred to locally as ‘Modern Chalets’.”
Furthermore, per the City of Aspen’s website (http://www.aspenmod.com/places/949-w-
smuggler/), the home at 949 West Smuggler Street “is a highly decorative, classic example of the
Chalet style, and was likely the first example built in town, just as the first chairlift was opening on
Aspen Mountain. The house appears to be as originally designed. Built for a family from the Denver
area, it is an example of an early ski vacation home in Aspen.” The home is considered
representative of the period of ski industry development in Aspen and, having never
changed hands, remains under the ownership of the Vandemoer family, its original
developers.
Completely intact and unaltered, with an historic integrity score of 19 points (out of a
possible 19 points), the home has often been referred to by City historic preservation staff
and commissioners as the single “most important property” on the AM list of potentially
historic structures. This application offers the chance to have this one-of-a-kind, important
historic treasure forever preserved and protected against intentional loss, inappropriate
alteration, or redevelopment.
In addition to the original chalet-style home built circa 1946, the lot also contains an historic
“chicken coop” outbuilding as well as a storage shed. The screenshots pasted below depict
an existing conditions site plan, as well as photos of the existing structures.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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While the actual dates of the black-and-white photos below remain unknown, they are
believed to be from shortly after the home was built in 1946. As can be seen in the more
recent, color photo of the house (farther below), the same architectural form and detailing
remains. It is also interesting to note that the same plantings remain, although the trees
flanking the corners of the house have grown from maybe 8-feet tall in the black-and-white
photo to more like 60-80 feet tall today. A pair of current photos of the associated “chicken
coop” outbuilding are provided below as well, including a close-up of the original “HERBERT
VANDEMOER” weathervane.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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As mentioned above, the current configuration of the subject property is the result of
Ordinance No. 2 (Series of 2020) (hereinafter the “Ordinance”) and the associated Final Plat
(see Exhibit 5). The Ordinance did not historically designate the property or put any
restrictions of note on it. Instead, any future development on Lot 2 is merely subject to the
requirements of the R-6 zone district in place at such time as a development or
redevelopment application is submitted (which time is now).
Due to setbacks resulting from the Lot Split, the two outbuildings (shed structures) are noted
in the Ordinance as being subject to the Non-Conformities regulations in Land Use Code
Section 26.312. Furthermore, the Ordinance provides that Lot 2 “shall not be further subdivided
through the Minor Subdivision – Lot Split process.” As such, this application does not seek a
Minor Subdivision or Lot Split but instead requests Major Subdivision approval through the
AM process to divide Lot 2 into Parcels A and B.
Under current Code and zoning, as an existing 18,000 square foot lot in the R-6 zone district,
the subject property can be developed with two (2) detached single-family homes or a duplex
using a combined 4,590 square feet of floor area (or roughly 9,000 square feet of gross area,
including basements). The existing structures can be demolished and lost forever, there is no
historic designation, and the redevelopment would not be subject to HPC purview. For the
Applicant to willingly forego the relative ease and value of the status quo by landmarking
the historic structures, this baseline development potential will need to be significantly
improved.
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The Proposal: (proposed incentives/benefits are indicated in purple font)
The applicant intends to subdivide the property into two lots, as follows:
(A) Parcel A (also referred to herein as the “Chalet Lot” or “Historic Lot”) to be a 10,000
square foot, historically designated lot (100’ x 100’) and contain the historic chalet and
relocated chicken coop (Outbuilding “B”), as well as a new detached single-family
residence along the alley frontage; and
(B) Parcel B (also referred to herein as the “Vacant Lot”) to be a vacant 8,000 square foot
lot (80’ x 100’) that will be given a residential growth management allotment but will
not be designated or otherwise subject to HPC purview for future development of a
single-family home. The existing storage building (Outbuilding “A”) will be
demolished.
The Applicant seeks approval to maintain the existing fence and parking pull-out area within
the West Smuggler Street right-of-way, as these have existed since the 1940s. The principal
historic chalet structure will be unaltered, and the large, mature evergreen trees marking its
three main corners will be maintained as well. Relocating the circa 1940s fence to match the
West Smuggler Street property line is not feasible or desirable as it would necessitate impacts
to the historically significant trees.
The reduced-size diagrams provided below depict the proposed layout of the lots and
structures as well as the proposed setback requirements.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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It is proposed that the standard 10-foot front setback on the Vacant Lot be increased three-
fold to 30-feet for above-grade improvements to assure maximum visibility of the historic
structures from West Smuggler Street and its North 8th Street intersection (utilities and
subgrade improvements would continue to be subject to the standard 10-foot front yard
setback requirement). To accommodate this, it is also proposed that the east side yard setback
for this 8,000 square foot lot be 5-feet, as required (adjacent to the nearly 30-feet of
unoccupied right-of-way between the property line and the N. 8th Street roadway), and that
the combined side yard setback requirement be waived or established at 15-feet (a 10-foot
variation from the 25-foot requirement). The proposed side yard setbacks and the 5-foot/10-
foot rear yard setback are consistent with the underlying R-6 zoning. If preferable to the City,
the Applicant is amenable to establishing these setbacks as a formal “building envelope” to
be delineated on the Final Subdivision Plat.
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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The proposed Vacant Lot, being 8,000 square feet in the R-6 zone district, would normally
allow 3,520 square feet of Floor Area for a single-family residence. However, in another
proactive effort to ensure sensitivity to the important historic resources on the Chalet Lot,
the Applicant is volunteering that the Vacant Lot be limited to just 3,240 square feet of floor
area, or the same floor area allowed for a lot of only 6,000 square feet. With this 280 square
foot reduction, the Applicant is requesting one (1) 250 square foot historic TDR that can be
sold for use on a different, eligible receiver site within the City. Except for the combined side
yard setback variation discussed above, all other dimensional requirements of the R-6
zoning, as may be amended, would continue to govern development on the Vacant Lot. Such
development will also remain subject to all other applicable codes, including but not
necessarily limited to the Residential Design Standards (RDS).
These “benefits” related to the vacant lot are proposed in the context of the AM negotiation
for the landmark designation of the chalet lot and its unique historic resources even though
the vacant lot will not itself be historically designated. Given that the RDS will continue to
apply and the minimum front yard setback for above grade structures will be established at
three times the normal requirement, it is felt that the primary concerns of an HPC review of
the eventual development on the vacant lot are proactively addressed since visibility of the
historic resources and the inability for new development to overwhelm them in any meaning
manner will already be guaranteed.
The Chalet Lot and its proposed development is consistent in virtually all respects with the
underlying R-6 zone district dimensional requirements, including its limitations on floor
area (see form included with Exhibit 1). The Applicant is not requesting a Floor Area Bonus
from the HPC. As indicated and calculated on the attached plans, the existing chalet
residence includes 1,888.44 square feet of Floor Area (including subgrade and decks), and
the chicken coop (Outbuilding “B”) to be maintained has a Floor Area of 127.5 square feet.
The current Land Use Code and R-6 zoning allow the proposed 10,000 square foot Chalet
Lot two detached residential dwellings with a combined Floor Area of 4,140 square feet.
After deducting the Floor Area of the two historic structures to be maintained, there is
2,124.06 square feet of Floor Area available for use in the new residence (4140 – [1888.44 +
127.5]). Calculated pursuant to current Code, the proposed additional residence has a
measured Floor Area of only 2,108.39 square feet. As such, the total proposed Floor Area to
be located on the Chalet Lot is 4,124.33 square feet, or 15.67 square feet less than the 4,140
square feet of Floor Area the zoning allows.
The only Chalet Lot variations requested from the zoning involve (1) the relocated chicken
coop having a five-foot east side yard setback where ten-feet would otherwise be required;
(2) a five-foot rear yard setback variation to allow a lightwell that exceeds minimum size;
and (3) five-foot rear setback for spaces that will not be used solely as garage, including both
the new residence’s below grade mechanical and laundry rooms under the garage (within
the same foundation) and a deck area on top of the garage. The zoning allows a 5-foot rear
yard setback for that portion of the principal structure used solely as a garage but otherwise
requires a 10-foot rear yard setback; the applicant merely seeks to utilize the spaces above
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
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and below those first five feet of garage. All above-grade massing and scale conditions for
the proposed alley residence comply with R-6 dimensional requirements.
It is further requested that the AM negotiation include approval for all proposed aspects of
development on the Chalet Lot, as depicted on the accompanying plans set, including
Conceptual and Final Major Development and Residential Design Standards review.
Similarly, the AM approval would include Major Subdivision, Growth Management, and
acceptance of the proposed on-site parking for the Chalet Lot (one space pre residence, plus
maintenance of the historic parking in the Smuggler Street right-of-way).
While this AM negotiation application seeks major subdivision approval, it is requested that
both resulting lots be permitted to mitigate for affordable housing in accordance with and
pursuant to the Codes in effect for the development of preexisting parcels or lots created
through a Lot Split process, as such code provisions may exist at the time of building permit
applications.
It is the Applicant’s intention to keep the Chalet Lot, including its two historic structures and
the new residence they will build thereon. It is unlikely but possible that the new residence
at the rear of the Chalet Lot could be developed in advance of the Vacant Lot being sold to a
third party. The developing of this new residence at the rear of the Chalet Lot will trigger a
requirement for payment of an affordable housing mitigation fee. Even though the
Vandemoer family does not permanently reside within Aspen, but in recognition of the
family having owned the subject property for more than 75 years, it is requested that full
payment of the required affordable housing mitigation associated with the new residence on
the Chalet Lot be deferred until at least one month following the Vacant Lot being sold to a
party unassociated with the Vandemoer family. If the Vacant Lot is sold prior to building
permit for the new alley residence on the Chalet Lot, then full payment of the applicable
mitigation fee will be made at the time of its permit issuance.
Finally, once the negotiated approvals are granted, the historic designation will take
immediate and perpetual effect. However, the Applicant does not have the financial
wherewithal to immediately develop the new residence at the rear of the Chalet Lot and
seeks a reasonable time cushion to be able to realize this plan. Consequently, the Applicant
requests a 10-year period of vested property rights with the approvals granted pursuant to
this AM application. With this, it is recognized that fees due for mitigation requirements for
development on a preexisting parcel or lot created through a Lot Split would be based on the
Codes in affect at the time the fee is incurred (i.e., at the time of building permit application),
that the vested rights would not protect against newly adopted or amended rules of general
applicability (i.e., fire, energy, electrical codes, etc.), and that any duly adopted short-term
rental restrictions would apply to the resulting properties.
Please refer to the submitted plan sets for details and renderings of the proposed designs.
The proposal envisions maintaining the historic buildings intact and without alteration other
than the chicken coop’s relocation, and there are no plans for development of the vacant lot.
76
949 W. Smuggler AspenModern (PID 2735-122-12-003)
14
As proposed, the new alley residence will be set some 68-feet back from the front property
line on a lot that is only 100’ deep. With its 5-foot rear yard setback, this means the new
residence is only a modest 27-feet deep at its largest point from front to back. For sake of
comparison, consider that the chalet structure, including roof overhangs, is 35’-8” deep from
front to back. In addition, the historic chalet structure and the new alley residence will be a
very generous 23’-10” apart (wall-to-wall) in a zone district that requires only 5-feet between
detached structures. These ample distances, combined with the preservation of the extremely
large evergreen trees, ensure that the proposed alley residence’s 25-foot maximum height
(including rooftop solar panels) will achieve a sympathetic and subservient relationship with
the historic assets.
The compact design of the new residence is simply in form, scale, and massing. Combined
with the separation distances described above, the simple and clean form of the proposed
design serves to ensure that the new structure will not visually compete with or in any way
overwhelm the historic resources. It also ensures that the old and new will be clearly and
easily differentiated such that nobody will confuse the two.
77
949 W. Smuggler AspenModern (PID 2735-122-12-003)
10
The layout of the proposal has been very carefully considered to guarantee the design of the
new residence is sympathetic and subservient to the historic resource while maintaining the
prominence of the chalet and associated trees from West Smuggler and 8th Streets. The
chalet’s iconic north and east facades, including the second-floor deck facing 8th Street, will
forever remain highly visible and unobstructed, especially given the proposed building
envelope/setbacks on the Vacant Lot.
Pursuant to Code Section 26.415.025(C)(1), the submittal of this application initiates a
negotiation period of up to ninety (90) days, which may be extended an additional thirty
days upon resolution adopted by City Council, or longer if mutually acceptable to both
Council and the Applicant. The City Council or the Applicant may choose to terminate the
negotiations at any time.
The goal of the negotiation period is to reach a mutually acceptable agreement for the
landmark designation of the property. As part of the mutually acceptable agreement, the
City Council may, at its sole discretion, approve any land use entitlements or fee waiver
permitted by the Municipal Code and may award any approval that is normally assigned to
another Board or Commission, including variations. Inherent in this negotiation process is a
clear recognition by the City that incentives and benefits beyond the typical scope of the
Land Use Code must be offered and conferred upon many property owners who would
otherwise forego landmark designation in favor of demolition and replacement absent the
restrictions and processes that come with such designation.
Council’s charge includes seeking compatibility with the neighborhood surrounding the
subject property and weighing the benefits considering whether the property is identified as
a “good, better, or best” example of Aspen’s 20th century history. It is felt that the proposal
is wholly compatible with the surrounding neighborhood. In addition, the requested
incentives are fully appropriate and warranted in exchange for guaranteeing the perpetual
preservation of a substantial community benefit and valuable community asset by landmark
designating Aspen oldest remaining example of a chalet residence and associated
outbuilding. These irreplaceable, “best” rated resources have remained under the ownership
of the original family who built them, and their historic integrity assessment achieves a
perfect score. It is earnestly hoped that demolition and redevelopment will be averted in
78
949 W. Smuggler AspenModern (PID 2735-122-12-003)
15
favor of the requested benefits and incentives allowing the subject property to be protected
and preserved through its addition to the Aspen Inventory of Historic Landmark Sites and
Structures.
Review Requirements
This application is submitted pursuant to Sections 26.415.025(c) and 26.415.030(c) of the
Aspen Land Use Code (the Code). Given the codified terms and provisions of the AM
program, those are the only directly applicable Sections of the Code.
Since the AM program is a negotiated approval process through which preservation benefits
and incentives beyond those identified in the Code are available to an applicant, the
applicable sections and provisions of the Code take on a flexibility that does not exist with
other types of applications.
Direct compliance with the normally or otherwise applicable review criteria of the Code is
not necessarily required. Nevertheless, those normally applicable Code Sections include:
26.304, Common Development Review Procedures, including 26.304.060(B)(1), Combined
Reviews; 26.410, Residential Design Standards; 26.415.025(C), Identification of Historic
Properties; 26.415.030, Designation of Historic Properties; 26.415.070, Development
Involving Designated Historic Properties; 26.415.080, Demolition of Historic Properties;
26.415.110, Benefits; 26.470, Growth Management; 26.480, Subdivision; and 26.710.040,
Medium-Density Residential (R-6) Zone District.
These Code provisions are addressed in the various portions of Exhibit 4, attached hereto, as
well as in the Dimensional Requirements Forms attached as part of Exhibit 1.
Summary
It is the Applicant’s desire to see the iconic historic chalet and associated outbuilding at 949
West Smuggler Street preserved in perpetuity via historic landmark designation under the
AspenModern program. In exchange for this perpetual preservation guarantee, the
Applicant seeks benefits that are warranted, necessary and/or enumerated in the Code as
appropriate for designated landmarks. As stated in Code Section 26.415.110,
Benefits to encourage good historic preservation practices by owners of historic properties
are an important aspect of Aspen’s historic preservation program. Historic resources are a
valuable community asset and their continued protection is the basic premise supporting the
creation of an innovative package of preservation tools that are unlike any other in the country.
AspenModern was adopted to address, through negotiation of incentives for designation
beyond the scope of the codified regulations, the negative impacts that the loss of landmark
eligible buildings would have on the health, peace, safety, and general well-being of the
residents and visitors of Aspen, and the diminishment of Aspen’s unique architectural
character, livability, and attractiveness as a destination. The Applicant is offering assurances
for the perpetual preservation of Aspen’s oldest residential chalet in association with certain
79
949 W. Smuggler AspenModern (PID 2735-122-12-003)
16
land use entitlements. The proposal outlined herein is fully worthy of City and community
support.
With a Code stating that, to be worthy of preservation incentives and to evaluate the
equitability of such incentives, an AspenModern property must be rated on a “good, better or
best” scale with regard to its contribution to and significance in Aspen’s 20th century history,
it seems more than clear --- and actually obvious --- that the subject property should be
rated as the single “best” of all historic residential chalet properties in Aspen. It is,
therefore, felt that the requested incentives are not only reasonable but fully appropriate
and warranted in an equitable exchange for providing the substantial community benefits
described hereinabove and a valuable community asset by landmark designating a
property that embodies the earliest days of Aspen’s development as an international ski
resort.
It is hoped that the requested approvals will be granted, and the property will be forever
protected through its addition to the Aspen Inventory of Historic Landmark Sites and
Structures. If I can be of further assistance in any way, or if you should have any questions,
please do not hesitate to contact me. I can be reached at (970) 309-2773 or by email to
mitch@hlpaspen.com.
Yours truly,
Haas Land Planning, LLC
Mitch Haas
Owner/President
Exhibits:
1: Land Use Application, Dimensional Requirements, Homeowners Association
Compliance, Fee Agreement, and Chalet Historic Integrity Scoring Forms
2: Full Plans Set, including: Existing Lot Split Plat; Improvement Survey; Proposed
Subdivision Plat; Grading, Drainage and Underground Piping Plan; Existing and
Proposed Site Plans; Site Coverage Diagrams; Existing and Proposed Floor Area Plans
and Calculations; Existing and Proposed Floor Plans; Existing and Proposed
Elevations; Site Context Photos and Elevations; Proposed Exterior Lighting Plan; and
Models/Renderings
3: Pre-Application Conference Summary prepared by Amy Simon
4: Review Requirements/Code Standards and Responses
5: Previous Approvals (Ordinance No. 02-2020, Vandemoer Hill Lot Split Plat, and
Notice of Exemption and Authorization to Apply During term of Moratorium)
6: Proof of the Applicant’s Ownership and Authority
7: 90-Day Negotiation Understanding Letter from Applicant
8: Vicinity Map
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949 W. Smuggler AspenModern (PID 2735-122-12-003)
17
9: Authorization for Haas Land Planning, LLC and 1 Friday Design Collaborative to
represent the Applicant;
10: Mailing addresses of record for all property owners located within 300-feet of the
subject property
81
82
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the
high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in
the Municipal Code.)
Commercial net leasable: Existing: Proposed:
Number of residential units: Existing: Proposed: _______________________________
Proposed % of demolition: ____________________________________%
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing: Allowable: Proposed:
Principal Bldg.: Existing: Allowable: Proposed:
Accessory Bldg.: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined Front/Rear:
Indicate N, S, E, W
Existing: Required: Proposed: _______________
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Distance between buildings Existing: Required: Proposed:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variances needed):
949 WEST SMUGGLER STREET ASPENMODERN (Lot 2, Vandemoer Hill Lot Split; Parcel ID No. 2735-122-12-003)
Vandemoer Family, Inc., a Colorado company
949 West Smuggler Street, Aspen, Colorado 81611
R-6
Primary SFR (Chalet) -2,652 sf (gross):
0 sf demolition proposed Outbuilding (Chicken Coop)
127.5 sf (gross): 0 sf of
demolition proposed
NA NA
1 SFR / 1 hab
(out) / 1 garage
2,015.94 sf
used (total)
"EXISTING / AS IS" CONDITIONS FOR 18,000 SF LOT
NA
Outbuilding (Storage Shed / Non
Compliant Garage) 253.75 sf
(gross)
18,000 SF
18,000 SF
++
4,590 sf total
for 2 detached
dwellings or
one duplex
20
NA NA
8.44%25% maximum
25' maximum
Chalet: 23'-1"
Ridgeline / 24'-4"
Chimney (v.i.f.)
Coop-9'-9.5" Ridgeline /
Shed - 8'-7" RL 25' maximum
13'-10" (v.i.f.)
to porch stair 10' minimum
10' habitable min. /
5' garage min.
46'-10" chalet /1'-10"
coop / 1'-4" storage
15'-2" (v.i.f.)NA
Existing Chicken Coop - Rear Yard (s) Encroachment : 1'-10" from Property Line / 10' Required (Habitable) // Existing Outbuilding / Shed East Side Yard Encroachment : 3'-1" from east side yard property line /
15' Required // Existing Outbuilding / Shed South Rear Yard Encroachment: 1'-4" from Rear Yard Property Line / 5' Required. No On Site Parking - 2 required per Existing Conditions / Existing Parking Area
Off Smuggler Street (North) / COA ROW - Currently utilized for 949 W Smuggler Parking . It is unknown if any encroachment licenses have been granted at this time for the said existing conditions.
40' Minimum
15' minimum
15' minimum
5' minimum
(w) Chalet: 17'-3"
(w) Coop: 43'-5"
(w) Storage: 156'-7"
(e) Chalet: 109'-3"/ Coop:125'-3"/
(e) Storage: 3'-1"
20'-4" combined
33'-7" between Chalet & Coop
101' Coop / Storage
83
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the
high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in
the Municipal Code.)
Commercial net leasable: Existing:
Number of residential units: Existing:
Proposed % of demolition: ____________________________________%
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing: Allowable: Proposed:
Principal Bldg.: Existing: Allowable: Proposed:
Accessory Bldg.: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined Front/Rear:
Indicate N, S, E, W
Existing: Required: Proposed: _______________
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Distance between buildings Existing: Required: Proposed:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variances needed):
949 WEST SMUGGLER STREET ASPENMODERN (Lot 2, Vandemoer Hill Lot Split; Parcel ID No. 2735-122-12-003)
Vandemoer Family, Inc., a Colorado company
949 West Smuggler Street, Aspen, Colorado 81611
R-6
Primary SFR (Chalet) -2,652 sf (gross):
0 sf demolition proposed Outbuilding (Chicken Coop)
127.5 sf (gross): 0 sf of
demolition proposed
NA
1 SFR / 1 hab
(outbuilding)
2,015.94 sf
used (total)
"PROPOSED" CONDITIONS FOR 10,000 SF INTERIOR LOT
Proposed: NA
Proposed: ___________________________
Outbuilding (Storage Shed / Non
Compliant Garage) 253.75 sf
(gross) 100% demolition proposed
10,000 SF
10,000 SF
++
4,140 sf total
for 2 detached
dwellings or
one duplex
2 per residence0
NA NA
12.45% 37.33% maximum
25' maximum
Chalet: 23'-1"
Ridgeline / 24'-4"
Chimney (v.i.f.)
Coop-9'-9.5" Ridgeline /
Shed - 8'-7" RL 25' maximum
13'-10" (v.i.f.)
to porch stair 10' minimum
10' habitable min. /
5' garage min.
46'-10" chalet /1'-10"
coop / 1'-4" storage
15'-2" (v.i.f.)NA
Existing Chicken Coop - Rear Yard (s) Encroachment : 1'-10" from Property Line / 10' Required (Habitable) // Existing Outbuilding / Shed East Side Yard Encroachment : 3'-1" from east side yard property line /
15' Required // Existing Outbuilding / Shed South Rear Yard Encroachment: 1'-4" from Rear Yard Property Line / 5' Required. No On Site Parking - 2 required per Existing Conditions / Existing Parking Area
Off Smuggler Street (North) / COA ROW - Currently utilized for 949 W Smuggler Parking . It is unknown if any encroachment licenses have been granted at this time for the said existing conditions.
NA - 2 detached
> 10' seperation
10' minimum
10' minimum
5' minimum
(w) Chalet: 17'-3"
(w) Coop: 43'-5"
(w) Storage: 156'-7"
(e) Chalet: 109'-3"/ Coop:125'-3"/
(e) Storage: 3'-1"
20'-4" combined
33'-7" between Chalet & Coop
101' Coop / Storage
3,033.25 sf ft total / 253.75 sq ft demo
proposed = 8.37% demolition proposed
2,015.94 sf FA - existing + 2,108.39 sf
FA - new /proposed = 4,124.33 sf FA
proposed site total
Chalet: 23'-1" Ridgeline / 24'-4" Chimney (v.i.f.) "as existing"
Alley Res: (PROPOSED) 23'-11" Flat-roof / 24'-10" Solar Panels /
26'-7.75" Chimney
Coop: 9'-9.5" Ridgeline / 11'-9" Weather Vein (v.i.f.) "as existing"
2 Detached SFR Dwellings (1 dedicated garage each residence/
1 Outbuilding
1,137.40 Chalet + 127.75 Coop + 1,266.87 Alley
= 2,532.02 sf, therefore: 25.32% site coverage
2 On site Parking Spaces proposed / Requested use of Existing COA
ROW Smuggler Parking
NA
13'-10" (v.i.f.) for Existing Chalet / 35'-6" proposed for Existing Coop/
68' proposed for alley residence
NA
46'-10" for Existing Chalet (hab) / 53' for Existing Coop (hab)
5'-4" for Proposed Garage (above grade + habitable below grade /
deck above garage) / 10'-3" proposed alley habitable above grade
(w) Chalet (EX): 17'-3"
(w) Coop (EX/ relocated): 83'-9"
(w) Alley Res (PR): 10'-4" (lightwell) / 13'-4" Structure
(e) Chalet (EX): 29'-1"
(3) Coop (EX / relocated): 5' building / 3'-5" roof overhang
(e) Alley Res (PR) : 23'-3"
NA - 2 detached : > 10' separation
19' Between Chalet & Alley Res
12'-1" Between Chalet & Coop
5' - East Side Yard Variation requested: Chicken Coop - Proposed Coop Structure 5' from property line (habitable structure) with 16" roof overhang
5' - Rear Yard variation requested for : Proposed mechanical area (habitable) below garage footprint / Lightwell that exceeds minimum size in rear yard setback / Usable
deck "air space" above conforming garage massing. NOTE: all massing and scale conditions for proposed alley residence are in compliance above grade.
84
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen | 130 S. Galena Street. | (970) 920 5090 Historic Land Use Application Requirements, Updated: March, 2020
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the
high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in
the Municipal Code.)
Commercial net leasable: Existing: Proposed:
Number of residential units: Existing: Proposed: _______________________________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing: Allowable: Proposed:
Principal Bldg.: Existing: Allowable: Proposed:
Accessory Bldg.: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: Proposed:
% Site coverage: Existing: Required: Proposed:
% Open Space: Existing: Required: Proposed:
Front Setback: Existing: Required: Proposed:
Rear Setback: Existing: Required: Proposed:
Combined Front/Rear:
Indicate N, S, E, W
Existing: Required: Proposed: _______________
Side Setback: Existing: Required: Proposed:
Side Setback: Existing: Required: Proposed:
Combined Sides: Existing: Required: Proposed:
Distance between buildings Existing: Required: Proposed:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variances needed):
949 WEST SMUGGLER STREET ASPENMODERN (Lot 2, Vandemoer Hill Lot Split; Parcel ID No. 2735-122-12-003)
Vandemoer Family, Inc., a Colorado company
949 West Smuggler Street, Aspen, Colorado 81611
R-6
Proposed % of demolition: _100_______%
NA NA
"PROPOSED" CONDITIONS FOR 8,000 SF CORNER LOT
NA
Outbuilding (Storage Shed / Non Compliant
Garage) 253.75 sf
(gross)- assumes complete demolition
8,000 SF
8,000 SF
3,240 sf total
for 1 SFR
0
NA
NA
43.33% maximum
25' maximum
25' maximum
10' minimum
10' principal min. / 5' accessory min.
NA NA
It is unknown if any encroachment licenses have been granted at this time for the said existing conditions.
25' Minimum
5' minimum
5' minimum
5' minimum
(w) N/A (assumes
shed demolition)
(e)N/A (assumes
shed demolition)
N/A (assumes
shed demolition)
N/A (assumes
shed demolition)
NA
(w) 10' proposed
(e) N/A 5' proposed
15' proposed / 10' variation
requested
NA
No change per R-6 zoning
No change per R-6 zoning
No change per R-6 zoning
NA
NA
N/A (assumes
shed demolition)
NA
N/A (assumes
shed demolition)
N/A (assumes
shed demolition)
But no more than 1 unit of denisity
No change per R-6 zoning
No change per R-6 zoning
2 per residence
N/A (assumes
shed demolition)
N/A (assumes
shed demolition)
30' (ABOVE GRADE) minimum proposed
- variation for 20' ADDITION requested
Existing Storage Shed structure is non-conforming relative to east side yard and rear yard setback requirements, it encroaches upon a 5-foot public utility easement, and its roof
overhangs encroach into the alley right-of-way
VARIATIONS REQUESTED:
REDUCE Allowable FAR by 280SF in exchange for one TDR worth 250SF
INCREASE of Front Yard Setback Requirement (For above-grade structures only) from 10-feet to 30-feet
REDUCE Minimum Combined Side Yard Setbacks from 25-feet to 15-feet (10-foot variation)
85
86
87
1) A large singular roof form, generally low in slope,
with the ridge running along the short dimension of
the structure covers the entire structure without
interruption, the eave of the roof usually comes
down to a low plate height at the upper level
Character Defining Features of the Chalet Style
4) Continuous porch or balcony running at least the length of the primary side
7) Stucco ground floor, may have battered walls,
openings are minimal, with wood lintels
Total Points, 0 –10
6) Rectangular footprint sometimes oriented
towards mountains
2) Deep overhangs with the structure of the roof expressed on the underside
3) Eaves and rakes decorated with cutouts and fretwork bargeboards
5) Decorative elements, usually two dimensional, such as balustrades with cut out
shapes, generally hearts, edelweiss, snowflakes or other decorative themes from
nature
1
4
2
3
5
6
7
Check box if
statement is true.
One point per box.
8) Windows are generally sliders or casements,
horizontally proportioned and used sparingly
10) Colors are restricted to the white of the stucco
base, the dark brown of the wood walls, eaves,
balustrades, etc., bright colors are used sparingly to
accent eaves and balustrades and other decorative
elements, murals and painted decorative details are
sometimes found on the stucco surface
A building must have 6 of the 10
character defining features, either
present or clearly documented
through photographic of physical
evidence to qualify as Chalet Style.
Restoration may be required as part
of the award of incentives.
If the property earned 6 or more
points, continue to the next page.
If the property earned less than 6
points, scoring ends.
9) Decorative shutters or flowerboxes
9
10
8
88
INTEGRITY SCORING
If a statement is true, circle the number of points associated with that true statement.
Integrity Score (this page) maximum of 10 points:
HISTORIC ASSESSMENT SCORE:
Best: 15 up to 20 points
Better: 12 up to 15 points
Good: 10 up to 12 points
Not Eligible:0 up to 10 points
Character Defining Features Score (first page) maxi-
mum of 10 points:
LOCATION OF BUILDING ON THE LOT:
The bui l di ng i s i n i ts ori gi nal l ocation.2 poi nts
The bui l di ng has be e n shi ft e d on the ori gi nal parce l , but mai ntai ns i ts ori gi nal
al i gnme nt and/or prox i mi ty to the stre e t.1 poi nt
SETTING :
The prope rty i s l ocate d wi thi n the ge ographi cal are a surrounde d by Castl e
Cre e k, the Roari ng Fork Ri ve r and A spe n Mountai n.1 poi nt
The prope rty i s outsi de of the ge ographi cal are a surround by Castl e Cre e k, the
Raori ng Fork Ri ve r and Aspe n Mountai n.1/2 poi nt
DESIG N:
The form of the bui l di ng (f ootpri nt, roof and w al l pl ane s) are unal te re d f rom
the ori gi nal de si gn.3 poi nts
a.) The f orm of the bui l di ng has be e n al te re d but l e ss than 25% of the ori gi nal
wal l s have be e n re move d, OR
b.) The al te rations to the f orm al l occur at the re ar of the subj e ct bui l di ng, OR
c.) The f orm of the bui l di ng has be e n al te re d but the addi tion i s l e ss than 50%
of the si ze of the ori gi nal bui l di ng, OR
d.) The re i s a roof top addi tion that i s l e ss than 50% of the footprint of the roof.
2 poi nts
MATERIALS
Exteri or mate rial s
The original e x te ri or mate ri al s of the bui l di ng are stil l i n pl ace , wi th the
e x ce ption of normal mai nte nance and re pai rs.2 poi nts
50% of the e x te ri or mate ri al s have be e n re pl ace d, but the re pl ace me nts
match the ori gi nal condi tion.1 poi nt
Windows and doors
The ori gi nal wi ndows and doors of the bui l di ng are stil l i n pl ace , wi th the
e x ce ption of normal mai nte nance and re pai rs.2 poi nts
50% of the ori gi nal wi ndows and doors have be e n re pl ace d, but the
re pl ace me nts match the ori gi nal condi tion.1 poi nt
89
PVPV
" 9 4 9 s m u g g l e r "
9 4 9 w e s t s m u g g l e r | c i t y o f a s p e n : : c o l o r a d o
C H A L E T D E S I G N A T I O N / A L L E Y R E S I D E N C E P R O P O S A L :: A S P E N M O D E R N H I S T O R I C P R E S E R V A T I O N H P C design review committee application package :: february 28th, 2022 d e r e k m s k a l k o
E W
COVER
PAGE
FEB 2022
949-COVER
"949-HOUSE"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
90
949 West Smuggler . Aspen . Colorado . 81611 :: " 949 "
Easement / Agreements / Misc.
Cover Letter/ Application Information Submission - Haas Land Planning C/O Mitch Haas / Architectural - 1 Friday Design C/O Derek Skalko
TBD
Architectural Related Drawings / Documents 1 Friday Design
949-1.A : Lot 2 Vandemoer Hill Lot Split Existing (18,000 sf ft) & Proposed Vandemoer Lot 2 Subdivision (10,000 / 8,000 sq ft) Lot Site Plans + Existing 18,000 sq ft Floor Area Calculations - (1/16" Arch)
949-1.B : Existing Lot 2 Vandemoer Hill Lot Split with House + Outbuildings / Utilities Located / Site represented @ 1' Topographical Contour Intervals / - (1/10" Architectural)
949-2 : Existing Lower Level (and Subgrade Wall Exposure Diagrams) + Existing Main Level Floor Plans: Chalet Residence - (3/16" Architectural)
949-5 : Proposed Lower, Main & Upper Floor Plans / Roof Plan - Detached Alley Residence ( 3/16" Architectural)
949-6 : Proposed 949 W Smuggler North Elevation (Site Context-Street) & Proposed North Alley Residence Elevation with Materials Callouts / Schedules ( 3/16" Architectural)
949-7 : Proposed East & West Alley Residence Elevations + Site Existing / Proposed Relationship Context Elevations with Materials Callouts / Schedules ( 3/16" Architectural)
949-8 : Proposed South (Alley) Elevation - Alley Residence with Materials Callouts / Schedules ( 3/16" Architectural) / Materials Graphic Examples Description Provided
949-10 : Proposed Massing Models & Scale Perspectives - Alley Residence Site Concept - 10,000 sf lot (No Associative Scale)
949-11 : Proposed Massing Models & Scale Perspectives - Alley Residence Site Concept - 10,000 sf lot (No Associative Scale)
Survey + Civil Related Drawings / Documents Sopris Engineering Inc. - Surveyor // Boundaries Unlimited Inc. - Civil Engineer
949 West Smuggler Application Architectural Related Drawings / Documents Package :Pages Index
949-COVER : 949 West Smuggler . Aspen . Colorado :: Aspen Modern Historic Preservation Application
949-INDEX : 949 West Smuggler Pages Reference , Conceptual Locate + Site Imaging / Context + Preliminary Legal Lot Descriptions (Existing & Proposed)
Final Recorded Plat - Vandemoer Hill Lot Split , Book 129, Page 11 - (1/30" Engineering Scale)
C.1 : 949 West Smuggler Grading, Drainage & Underground Piping Preliminary Planning Information & Specification (1/10" Engineering Scale)
Stamped Improvement Survey Plat with 1' Topographic Representation - Lot 2, Vandemoer Hill Lot Split - (1/10" Engineering Scale)
Proposed Draft of Final Subdivision Plat - Vandemoer Lot 2 Subdivision - (1/ 20" Engineering Scale)
949-1.C : Proposed Vandemoer Lot 2 Subdivision with House + Outbuildings (Existing & Proposed) / Utilities Located / Site represented @ 1' Topographical Contour Intervals / - (1/10" Architectural)
949-3 : Existing Upper Level + Roof Plan : Chalet Residence // Existing Main Level Floor Plan + Roof Plan : Chicken Coop (Outbuilding) - (3/16" Architectural)
949-4 : Existing Elevations : Chalet Residence + Chicken Coop (Outbuilding) - (3/16" Architectural)
ZN-003 : Lot 2 Vandemoer Hill Lot Split Existing (18,000 sf ft) & Proposed Vandemoer Lot 2 Subdivision (10,000 / 8,000 sq ft) Lot Site Coverage Diagrammatic Plans & Calculations - (1/16" Arch)
ZN-004 : Existing Lower Lvl. (and Subgrade Wall Exposure Diagrams) + Existing Main Lvl. Floor Plans: Chalet Residence & Chicken Coop Outbuilding Diagrammatic Plans + Floor Area Calculations - (1/8" Arch)
ZN-005 : Existing Upper Lvl. Floor Plan: Chalet Residence & Roof Plans : Chalet Residence + Chicken Coop Outbuilding : Diagrammatic Plans + Floor Area Calculations - (1/8" Arch)
ZN-006 : Proposed Lower Lvl. (& Subgrade Wall Exposure Diagrams) Floor Plans: Chalet Residence : Diagrammatic Plans + Floor Area Calculations - (1/8" Arch)
ZN-007 : Proposed Lower Lvl. (& Subgrade Wall Exposure Diagrams) Floor Plans: Chalet Residence : Diagrammatic Plans + Floor Area Calculations - (1/8" Arch)
949-9 : Proposed Alley residence Exterior Lighting Plans & Callouts - Fixture Cut Sheets Provided ( 3/16" Architectural)
949 INDEX,
SITE CONTEXT,
DESCRIPTIONS
FEB 2022
949-INDEX
"949-HOUSE"
1
TBD
INDEX + SHEET DESCRIPTION: 949 SMUGGLER
SCALE : N/A
a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
LEGAL PROPOSED PROPERTY DESCRIPTIONS (DRAFT): 949 SMUGGLER
SCALE : N/A
3
TBD
SITE IMAGES + CONTEXT : 949 SMUGGLER
SCALE : N/A
91
92
XGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXETC XETC XETC XETC XETC XETCXGASXGASXGASXGASXGASXGASXGASXGASXGAS
XWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWLXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUTXUT
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XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT XUT
XGAS
XGAS
XGAS
XGAS
XGAS
XGAS
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XGAS XGAS XGAS XGASXUTXELXETCGXETCGXETCGXETCGxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxFOUND NO. 5 REBAR &1.25" PLASTIC CAPSTAMPED "LS 28643"FLUSH WITH GRADEWATER SERVICE LINEWATER MAINS74° 14' 02"E 180.00'N15° 45' 58"E 100.00'N74° 14' 02"W 180.00'FOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPROJECT BENCHMARK ELEVATION = 7897.8'FOUND NO. 5 REBAR &1.25" PLASTIC CAP ILLEGIBLE0.2' BELOW GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADE4.3"x7'4.4"x7'5.9"x8'4.7"x7'4.3"x7'4.1"x7'4.1"x7'4.5"x7'25.5"x40'8"x16'7.7"x14'2-4.1"x10'3-4.4"x10'11.0"x13'18.6"x30'16.7"x30'21.5"x30'23.6"x20'15.8"x22'9"x13'14.9"x22'7.4"x12'12.6"x18'11.1"x16'12.6"x16'11.2"x13'N15° 45' 58"E (BASIS OF SITE BEARING) 100.00'TWO STORY HOUSEWOOD FRAME HOUSESPLIT RAIL FENCE (TYPICAL)WOOD SHED20.3'12.5'
12.5'20.3'11.3'11.3'11.3'11.3'WOODSTRUCTURE43.3'26.3'43.3'26.3'CONCRETEPADFLAGSTONE WALKWOOD DECKUPPER LEVEL WOOD DECKGRAVEL(HATCHED)ASPHALTSURFACE789878997895 7899 78987895 789878977
8
9
6
78967897789878997900790179007899 7900LOT 2 - VANDEMOER HILL LOTSPLIT18,000 SQ. FT. +/-0.4132 ACRES +/-LOT 1 - VANDEMOER HILL LOTSPLIT949 WEST SMUGGLER ST LLCPITKIN COUNTY PARCEL ID. NO.273512212002GRAVEL(HATCHED)19.44' ALLEY R.O.W.5.00' PUBLIC UTILITY EASEMENTREC. NO. 67057275.00' WESTSMUGGLER R.O.W.75.37' N. 8TH STREET
R.O.W.
5.00' PUBLIC UTILITY EASEMENTREC. NO. 670572 20.65' BUILDING TIE22.39' BUILDING TIESE FIELD TOPOGRAPHYCITY OF ASPEN LIDAR 1 FOOT CONTOURSFINISHED FLOORELEVATION 7901.0'EL:7897.65EL:7895.68EL:7895.09EL:7896.29EL:7897.94EL:7897.68EL:7896.2830.2"x27.6'28.1"x32'22.4"x34'25.2"x32'FOUND NO. 5 .REBARAND CAP STAMPED"PLS 28643"FLUSH WITH GRADEPROPERTY DESCRIPTIONLOT 2,VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOFRECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.COUNTY OF PITKIN,STATE OF COLORADONOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGALACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARSAFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTIONBASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TENYEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.SOPRIS ENGINEERING - LLCCIVIL CONSULTANTS502 MAIN STREET, SUITE A3CARBONDALE, COLORADO 81623(970) 704-0311 SOPRISENG@SOPRISENG.COM 12/7/2021 - G:\2020\30137 VANDEMOER HILL LOT 2\SURVEY\Survey DWGs\Survey Plots and Exhibits\30137.02 ISP.dwgVICINITY MAPSCALE: 1" = 2000'GENERAL UTILITY NOTES:The locations of underground utilities have been plotted based on utility maps,construction/design plans, other information provided by utility companies and actualfield locations in some instances. These utilities, as shown, may not represent actualfield conditions. It is the responsibility of the contractor to contact all utilitycompanies for field location of utilities prior to construction.IMPROVEMENT SURVEY PLATI, MARK S. BECKLER, HEREBY CERTIFY TO ISABEL A. VANDEMOER, PHOEBE E.VANDEMOER, AND LAND TITLE GUARANTEE COMPANY, THAT THIS IS AN“IMPROVEMENT SURVEY PLAT” AS DEFINED BY C.R.S. § 38-51-102(9), ANDTHAT IT IS A MONUMENTED LAND SURVEY SHOWING THE CURRENTLOCATION OF ALL STRUCTURES, WATER COURSES, WATER FEATURESAND/OR BODIES OF WATER , VISIBLE ROADS, UTILITIES, FENCES, OR WALLSSITUATED ON THE DESCRIBED PARCEL AND WITHIN FIVE FEET OF ALLBOUNDARIES OF SUCH PARCEL, ANY CONFLICTING BOUNDARY EVIDENCEOR VISIBLE ENCROACHMENTS, AND ALL EASEMENTS AND RIGHTS OF WAYOF A PUBLIC OR PRIVATE NATURE THAT ARE VISIBLE, OR APPARENT, OR OFRECORD AND UNDERGROUND UTILITIES DESCRIBED IN LAND TITLEGUARANTEE COMPANY TITLE INSURANCE ORDER NO. Q62012373, OROTHER SOURCES AS SPECIFIED ON THE IMPROVEMENT SURVEY PLAT.THE ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1/15,000.________________________________MARK S. BECKLER L.S. #28643IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY OFLOT 2, VANDEMOER HILL LOT SPLITA PARCEL OF LAND SITUATED IN THE SW 1/4 AND THE NW 1/4 OF SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6th P.M.CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.SHEET 1 OF 1SOURCE DOCUMENTS:·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.NOTES1)DATE OF FIELD WORK: DECEMBER, 2001-JUNE, 2001; SEPTEMBER 2019, SEPTEMBER 2020,AND SEPTEMBER, 2021.2)DATE OF PREPARATION: DECEMBER, 2001--JUNE, 2001; UPDATED SEPTEMBER-OCTOBER2019, AUGUST-SEPTEMBER, 2020, AND OCTOBER, 2021.3)BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPSCONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCISAND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THENORTHEAST CORNER OF LOT 2 AND THE SOUTHEAST CORNER OF LOT 2, BEING FOUNDMONUMENTS AS SHOWN.4)BASIS OF SURVEY: THE VANDEMOER HILL LOT SPLIT, PLAT BOOK 129 AT PAGE 11,RECEPTION NO. 670572 OF PITKIN COUNTY RECORDS.5)THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TODETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDINGEASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE TITLECOMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62012373EFFECTIVE DATE JUNE 3, 2021.6)BASIS OF ELEVATION: BASIS OF ELEVATION - 2009 CITY OF ASPEN GPS MARCIN CONTROLMAP DATUM, WHICH IS BASED ON AN ELEVATION OF 7911.98 (NAVD 1988) ON THE NGSSTATION "Q-159". THIS ESTABLISHED A SITE BENCHMARK ELEVATION OF 7897.8' ON THETOP OF A #5 REBAR WITH CAP L.S. 28643 MONUMENTING THE NORTH WEST PROPERTYCORNER OF LOT 22, AS SHOWN HEREON. FIELD WORK SUPPLEMENTED WITH 1 FOOT CITYOF ASPEN LIDAR DATA TRANSLATE TO MARCIN COORDINATE SYSTEM.7)CONTOUR INTERVAL ONE (1) FOOT.8)PROPERTY ADDRESS: 949 WEST SMUGGLER STREET, ASPEN, CO 816119)PITKIN COUNTY PARCEL ID NUMBER 27351221200310)PER CITY OF ASPEN MUDFLOW FIGURE 7.1 C -CASTLE CREEK/RED BUTTE MUDFLOW ZONES,REVISED 11/2014, THE SUBJECT PROPERTY IS NOT IN A MUD FLOW ZONE.11)PER FIRM MAP 08097C0354E, EFFECTIVE DATE 08/15/2019, THE SUBJECT PROPERTY FALLSUNDER SHADED ZONE "X", (AREA OF MINIMAL FLOOD HAZARD, USUALLY DEPICTED ONFIRMS AS ABOVE THE 500-YEAR FLOOD LEVEL. ZONE X IS THE AREA DETERMINED TO BEOUTSIDE THE 500-YEAR FLOOD AND PROTECTED BY LEVEE FROM 100-YEAR FLOOD.) SITE(BASIS OF BEARING)S74°14'15"EGPS-9(R)GPS-20(TIE ONLY) S51° 36' 05"E 413.09'(TIE ONLY) S40° 02' 59"E 460.91'TREE LEGENDCONIFEROUS TREEDECIDUOUS TREEEXISTING CURB STOPEXISTING GAS METEREXISTING ELECTRIC METEREXISTING CATV PEDESTALEXISTING LEGENDEXISTING CONTOUREXISTING CONTOUR INTERVAL7900EXISTING WOOD RAIL FENCExxEXISTING WATER SERVICE/MAINXWLXWLEXISTING GASXETCXETCEXISTING TELEPHONEXGASXGASXGASEXISTING UNDERGROUND ELECTRICEXISTING CABLEEXISTING ELEC, TELE, CABLEXUTXUTXUTXELXELXELXTVXTVXTVXETCGXETCGEXISTING ELEC, TELE, CABLE, GAS1 inch = ft.( IN U.S. SURVEY FEET )GRAPHIC SCALE0101020104054.5" X 7' = 4.5" TRUNK DIAMETER WITH 7' DRIPLINEPURPOSE STATEMENTTHE PURPOSE OF THIS IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY IS TO SHOW THE EXISTING PROPERTYBOUNDARIES, SITE CONDITIONS, ENCUMBRANCES, AND TOPOGRAPHY OF THE SUBJECT PROPERTY.10-05-2193
LOT 1 - VANEMOER HILL LOT SPLIT949 WEST SMUGGLER ST LLCPITKIN COUNTY PARCEL ID. NO. 273512212002FOUND NO. 5 REBAR &1.25" PLASTIC CAPSTAMPED "LS 28643"FLUSH WITH GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPOINT OF BEGINNING PARCEL BPOINT OF COMMENCEMENT PARCEL AFOUND NO. 5 REBAR &1.25" PLASTIC CAP ILLEGIBLE0.2' BELOW GRADEFOUND NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADEPARCEL A10,000 SQ. FT.0.2296 ACRES +/-PARCEL B8000 SQ. FT.0.1837 ACRES +/-75.00' W. SMUGGLER STREET R.O.W.19.44' ALLEY R.O.W.75.37' N. 8TH STREET R.O.W.POINT OF BEGINNING PARCEL ASET NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADESET NO. 5 REBAR &1.25" ORANGE PLASTIC CAPSTAMPED "PROP COR 28634"FLUSH WITH GRADE5.00' PUBLIC UTILITY EASEMENTREC. NO. 670572N15° 45' 58"E 100.00'S74° 14' 02"E 100.00'N15° 45' 58"E 100.00'N74° 14' 02"W 100.00'N74° 14' 02"W 80.00'S15° 45' 58"W (BASIS OF SITE BEARING) 100.00'S74° 14' 02"E 80.00'LOT 1 - HOWER EXEMPTIONAEB REALTYPITKIN COUNTY PARCEL ID. NO. 273512365001LOT 2- HOWER EXEMPTIONSAXON DELTA TRUSTPITKIN COUNTY PARCELID. NO. 273512365002BLOCK 3 - LOTS P, Q, R, & SMCTAMANEY, ROBERT A III TRUSTPITKIN COUNTY PARCELID. NO. 273512365001BLOCK 2 - LOTS Q, R, & SSCHUHMACHER, JOHN W. TRUSTPITKIN COUNTY PARCELID. NO. 273512211002LOT 2 - VANDEMOER LOT SPLITRATNER, DENNIS F. TRUSTPITKIN COUNTY PARCELID. NO. 273512282004NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGALACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARSAFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTIONBASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TENYEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.SOPRIS ENGINEERING - LLCCIVIL CONSULTANTS502 MAIN STREET, SUITE A3CARBONDALE, COLORADO 81623(970) 704-0311 SOPRISENG@SOPRISENG.COM 12/9/2021 - 31037.02 - G:\2020\30137 VANDEMOER HILL LOT 2\SURVEY\Survey DWGs\Survey Plots and Exhibits\30137.02 AMENDED PLAT_LOT 2 SPLIT.dwgVICINITY MAPSCALE: 1" = 2000'GENERAL UTILITY NOTES:The locations of underground utilities have been plotted based on utility maps,construction/design plans, other information provided by utility companies and actualfield locations in some instances. These utilities, as shown, may not represent actualfield conditions. It is the responsibility of the contractor to contact all utilitycompanies for field location of utilities prior to construction.FINAL SUBDIVISION PLAT OF THEVANDEMOER LOT 2 SUBDIVISIONA PARCEL OF LAND SITUATED IN THE SW 1/4 AND THE NW 1/4 OF SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6th P.M.CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.SHEET 1 OF 1PURPOSE STATEMENTTHE PURPOSE OF THIS PLAT IS THE SUBDIVISION OF LOT 2, VANDEMOER HILL LOT SPLIT (RECORDED IN BOOK 129 AT PAGE 11, AS RECEPTION NO. 670572), INTOTWO NEW PARCELS TO HEREAFTER BE KNOWN AS PARCELS A AND B OF THE VANDEMOER LOT 2 SUBDIVISION.1 inch = ft.( IN U.S. SURVEY FEET )GRAPHIC SCALE0202040208010PROPERTY DESCRIPTION BEFORE LOT SPLITLOT 2,VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOFRECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.COUNTY OF PITKIN,STATE OF COLORADOCOMMUNITY DEVELOPMENT DIRECTOR CERTIFICATETHIS LOT SPLIT PLAT OF THE VANDEMOER HILL PARCEL A & B WAS REVIEWEDAND APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OFASPEN THIS DAY OF , 202___. TO THE EXTENT THATANYTHING IN THIS PLAT IS INCONSISTENT OR IN CONFLICT WITH ANY CITY OFASPEN DEVELOPMENT ORDERS FOR THIS PROPERTY OR ANY OTHER PROVISIONOF APPLICABLE LAW INCLUDING BUT NOT LIMITED TO OTHER APPLICABLE LANDUSE REGULATIONS OR BUILDING CODES, SUCH OTHER DEVELOPMENT ORDERSOR APPLICABLE BUILDING CODE SHALL CONTROL.COMMUNITY DEVELOPMENT DIRECTORCITY ENGINEER’S REVIEWTHIS PLAT WAS REVIEWED FOR THE DEPICTION OF THE ENGINEERINGDEPARTMENT SURVEY REQUIREMENTS THIS DAY OF ,202__.CITY ENGINEERTITLE CERTIFICATETHE UNDERSIGNED, A DULY AUTHORIZED REPRESENTATIVE OF LAND TITLE GUARANTEE COMPANY WHICH ISREGISTERED TO DO BUSINESS WITHIN PITKIN COUNTY, COLORADO, DOES HEREBY CERTIFY THAT THE OWNERS OFTHE REAL PROPERTY DESCRIBED HEREON HOLD FEE SIMPLE TITLE TO THE PROPERTY FREE AND CLEAR OF LEINS,TAXES, AND ENCUMBRANCES EXCEPT FOR THE MATTERS OF RECORD LISTED ON THE TITLE COMMITMENT ISSUEDBY LAND TITLE GUARANTEE COMPANY UNDER FILE NO. Q62012373 EFFECTIVE DATE JUNE 3, 2021. ALTHOUGHWE BELIEVE THE FACTS STATED ARE TRUE, THIS CERTIFICATE IS NOT TO BE CONSTRUED AS AN ABSTRACT OF TITLENOR AN OPINION OF TITLE NOR A GUARANTEE OF TITLE, AND IT IS UNDERSTOOD AND AGREED THAT LAND TITLEGUARANTEE COMPANY NEITHER ASSUMES NOR WILL BE CHARGED WITH ANY FINANCIAL OBLIGATIONWHATSOEVER.BY:TITLE:STATE OF COLORADO )) SSCOUNTY OF PITKIN )THE TITLE CERTIFICATE WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , 202__, BY AS THE TITLE OFFICER OFLAND TITLE GUARANTEE COMPANY.WITNESS MY HAND AND OFFICIAL SEALASPEN CITY COUNCIL APPROVALTHIS FINAL PLAT OF THE VANDEMOER HILL PARCELS A & B WAS REVIEWED AND APPROVED BYTHE CITY OF ASPEN CITY COUNCIL ON THE DAY OF _______________, 202__, BYORDINANCE NO. _____, SERIES 202__, RECORDED ON IN THE OFFICE OF THE CLERK ANDRECORDER OF PITKIN COUNTY IN BOOK , PAGE AS RECEPTION NO. .MAYOR, CITY OF ASPENDATEATTEST:CITY CLERKCERTIFICATE OF DEDICATION AND OWNERSHIPKNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED BEING THE OWNER IN FEE SIMPLE OF CERTAIN LANDS IN THE CITY AND TOWNSITE OF ASPEN,PITKIN COUNTY, COLORADO, DESCRIBED AS FOLLOWS:LOT 2, VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOF RECORDED NOVEMBER 16, 2020 IN PLAT BOOK 129 AT PAGE 11.DOES HEREBY PLAT THIS REAL PROPERTY UNDER THE NAME AND STYLE OF THE FINAL PLAT OF: VANDEMOER HILL PARCELS A & B, CITY OF ASPEN, PITKINCOUNTY, COLORADO; DIVIDE THE REAL PROPERTY INTO PARCELS A AND B AS SHOWN HEREON; AND DEDICATES EASEMENTS TO THE CITY OF ASPEN AS SHOWNHEREON FOR THE USES AND PURPOSES MORE FULLY DESCRIBED IN THE EASEMENT AGREEMENT RECORDED AT RECEPTION NO. ______________ OF THE PITKINCOUNTY RECORDS.EXECUTED THIS _____ DAY OF _________ , 2022.VANDEMOER FAMILY INCA COLORADO INCORPORATIONBY:___________________PRINT NAME: CRAIG VANDEMOERTITLE:MANAGERSTATE OF __________))SSCOUNTY OF ________)THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE METHIS ____ DAY OF ____________, 202__, BY CRAIG VANDEMOER ASMANAGERS OF VANDEMOER FAMILY INC.MY COMMISSION EXPIRES: ___________.WITNESS MY HAND AND OFFICIAL SEAL______________________NOTARY PUBLICSOURCE DOCUMENTS:·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)·THE OFFICIAL MAP OF THE CITY OF ASPEN APPROVED BY THE CITY ENGINEER G.E.BUCHANAN DATED DECEMBER 15 1959ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.NOTES1)DATE OF FIELD WORK: DECEMBER, 2001-JUNE, 2001; SEPTEMBER 2019, SEPTEMBER 2020,AND SEPTEMBER, 2021.2)DATE OF PREPARATION: DECEMBER, 2001--JUNE, 2001; UPDATED SEPTEMBER-OCTOBER2019, AUGUST-SEPTEMBER, 2020, AND OCTOBER AND DECEMBER, 2021.3)BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPSCONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCISAND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THENORTHEAST CORNER OF LOT 2 AND THE SOUTHEAST CORNER OF LOT 2, BEING FOUNDMONUMENTS AS SHOWN.4)BASIS OF SURVEY: THE VANDEMOER HILL LOT SPLIT, PLAT BOOK 129 AT PAGE 11,RECEPTION NO. 670572 OF PITKIN COUNTY RECORDS.5)THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TODETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDINGEASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE TITLECOMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62012373EFFECTIVE DATE JUNE 3, 2021.6)PROPERTY ADDRESS: 949 WEST SMUGGLER STREET, ASPEN, CO 816117)PITKIN COUNTY PARCEL ID NUMBER 273512212003SITE(BASIS OF BEARING)S74°14'15"EGPS-9(R)GPS-20(TIE ONLY) S51° 36' 05"E 413.09'(TIE ONLY) S40° 02' 59"E 460.91'DRAFTSURVEYOR CERTIFICATEI, MARK S. BECKLER, DO HEREBY STATE THAT I AM A REGISTERED LAND SURVEYOR LICENSED UNDER THE STATE OF COLORADO,THAT THIS PLAT IS A TRUE, CORRECT AND COMPLETE PLAT OF THE FINAL SUBDIVISION PLAT OF VANDEMOER LOT 2 SUBDIVISION ASLAID OUT, PLATTED, DEDICATED AND SHOWN HEREON, THAT SUCH PLAT MEETS THE REQUIREMENTS OF A LAND SURVEY PLAT ASSET FORTH IN C.R.S. SECTION 38-51-106, WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY ME AND UNDER MYSUPERVISION AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONS OF THE LOTS, EASEMENTS AND STREETS OF SAIDSUBDIVISION AS THE SAME ARE STAKED UP THE GROUND IN COMPLIANCE WITH STATE REGULATIONS COVERING THE SUBDIVISIONOF LAND. RECORDED EASEMENTS, RIGHTS-OF-WAY AND RESTRICTIONS ARE SHOWN HEREON AND ARE THE SAME AS THOSE SETFORTH IN THE TITLE COMMITMENT PREPARED TITLE COMPANY OF THE ROCKIES COMMITMENT NUMBER 0706274-C2, EFFECTIVEDATE JUNE 5TH, 2020 AND COMMITMENT ORDER NUMBER. Q62012373 EFFECTIVE DATE JUNE 3, 2021.IN WITNESS WHEREOF I HAVE SET MY HAND AND SEAL THIS ____ DAY OF _________, 2021._____________________________MARK S. BECKLER, L.S. #28643LOT 1 AMENDED - RANGER STATION SUBDIVISION
COLOSAL CORPERATION
PITKIN COUNTY PARCEL I.D. NO. 273512428001
94
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(SEE DETAIL)PROPERTY LINEEASEMENTBUILDING SETBACKPROPOSED PROPERTY LINEPROPOSED BUILDING SETBACKPROPERTY LINE
BUILDING SETBACK
PROPERTY LINE
BUILDING SETBACK
EASEMENT
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PIPE THE NEW ROOF
DRAINS, TYP.4''Ø4''Ø4''Ø4''Ø4''Ø 4''Ø
4''ØPIPE THE EX. ROOF
DRAINS, TYP.4''ØSLSLSLNEW WATER SERVICE
IN EASEMENT
APPROX. LOCATION
OF EX. SEWER MAIN
W. Smuggler Street
N. 8th StreetEx. Chalet
Proposed Alley
Residence
Relocated
Chicken Coop
WSWSWSOEX. WATER SERVICE
Gravel Alley PROPERTY LINEBUILDING SETBACKXXXXSS SS SS SS SS
7899NORTH
RevisionDate
923 Cooper Avenue
Suite 201
Glenwood Springs, CO 81601
tele: 970.945.5252
fax: 970.384.2833
Engineer or Surveyor Seal
Sheet
Client Information:
PROJECT NO.
FILE NAME:
Designer:
Drafter:
Date:N:\PROJECTS\2021\21066-949 W Smuggler\dwg\21066-V-Topo.dwg 12/10/2021 3:35 PM9.
8.
7.
6.
5.
4.
3.
2.
12/10/21
djw
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21066-v-topo.dwg
21066
Aspen, Coloroado 81611
949 W. Smuggler Street
Chris Vandemoer
Aspen, Colorado1.HPC Review / Preliminary PlanGrading, Drainage & Underground Piping Plan949 W. Smuggler StreetC.1
00 10'20'
Scale: 1" = 10'
Scale: N.T.S.
Downspout Connection & Area Drain2
TYPICAL
SITE DRAIN TYPICAL
ROOF DRAIN BUILDING30" MIN.TEE TEE REDUCER
(WHERE
APPLICABLE)
90° BEND
HEAT TAPE INSTALLED
PER NOTES
4"Ø RISER
TEE/BENDS WITH GLUED
JOINTS OR WATERTIGHT
ADAPTERS
6"Ø RISER, TYP.
DOWNSPOUT FITTING OR IF DOWNSPOUT IS TOO
LARGE, USE A 12" SQUARE NYLOPLAST INLINE
DRAIN GRATE W/ A HOLE CUT IN GRATE TO
MATCH THE DOWNSPOUT AND SLEEVE THE
DOWNSPOUT/CHAIN AT LEAST 6" INTO THE PIPE.
12"Ø NYLOPLAST AREA DRAIN WITH DOME
GRATE, 6"Ø PVC RISER OR BEND, TYP.
INSTALL HEAT TAPE THROUGH THE PIPE AND
CONNECT TO THE BOTTOM OF THE
GRATE,TYP. INSTALL TEMPORARY FILTER
FABRIC OR SEDIMENT BASKET UNDER THE
GRATE.
CAULK/SEAL
WHERE DOWNSPOUTS ARE NOT IN
IMMEDIATE PROXIMITY, INSTALL HEAT
TAPE THROUGH AN ELECTRICAL CONDUIT.
6"Ø OR 8"Ø STORM
SEWER (PER PLAN)
NOTES:
1.ALL DOWNSPOUTS AND DECK DRAINS SHALL BE
CONNECTED TO ADS N-12-WT CPP (WATERTIGHT),
SCH.40 PVC OR SDR35 PVC. FLEXIBLE CORRUGATED
PLASTIC IS NOT ACCEPTABLE.
2.ADDITIONAL FITTINGS AND BENDS MAY BE REQUIRED
TO DEFLECT OVER OR AROUND LANDSCAPE WALLS.
3.HEAT TAPE SHALL BE INSTALLED IN ALL
DOWNSPOUTS/STORM SEWER PIPES AND
CONNECTED TO THE BOTTOM OF ALL INLET GRATES.RAIN CHAINOR DOWNSPOUT24" (MIN.)
NOTES:
1.PRECAST MANHOLE SECTIONS SHALL MEET ASTM C-478 AND BE H-20 LOAD RATED.
2.THE EDGE OF THE DRYWELL (AT FILTER FABRIC) SHALL BE INSTALLED AT LEAST
10-FEET AWAY FROM ANY FOUNDATION WALL.
3.BACKFILL EXCAVATION AROUND THE STRUCTURE WITH COMPACTED 3/4" CRUSHED
WASHED SCREENED STONE TO THE TOP OF THE DRYWELL AND WITH STRUCTURAL
CLASS 2 ABC TO 12" BELOW FINISH GRADE.COMPACT BACKFILL TO 95% STANDARD
PROCTOR.
4.PERFORATED SECTION TO BE INSTALLED 4 FT. MINIMUM INTO PERVIOUS ALLUVIUM.
ENGINEER TO BE CONTACTED IMMEDIATELY IF GROUNDWATER OR BEDROCK IS
ENCOUNTERED.
5.INLET AND OUTLET PIPES SHOULD ENTER DRYWELL AWAY FROM THE DRYWELL STEPS.
12"
Scale: N.T.S.
WQCV Drywell with Skimmer Pipe113'PRECAST CONCRETE
SECTION(S)
4'Ø
10' MIN.
PLACE MIRAFI FILTERWEAVE 500 (OR
EQUAL) FILTER FABRIC AROUND, UNDER
AND OVER CRUSHED STONE
SKIMMER PIPE
(SEE DETAIL)
PRECAST PERFORATED RISER SECTION
W/ 1"Ø PERCOLATION HOLES
8" THICK PRECAST CONCRETE LID
SECTION WITH RUST RESISTANT ACCESS
HATCH WITH LIFTING HANDLES.DRYWELL (7')INFLOW STORM/
UNDERDRAIN PIPE
SYSTEM
2' PRECAST
CONE SECTION
3/4" CRUSHED WASHED SCREENED
STONE AROUND THE PERIMETER
AND 1' BELOW THE DRYWELL
UNDISTURBED SOIL
10"Ø SCH.40 PVC TO OTHER
DRYWELL BARREL,
12" ABOVE GRAVEL BASE
10''ØD D
26'-6"8'-10"24"
TYP.
INTERCONNECT DRYWELL BARRELS
WITH 10"Ø SCH.40 PVC
INFLOW
PLAN VIEW
48"
STANDARD 4'Ø
DRYWELL
FILTER FABRIC
24"Ø DUCTILE IRON FRAME AND SOLID LID (H-20),
SHIM TO MATCH THE SURFACE GRADE
RIM: PER PLAN @ CENTER OF MANHOLE
12"
WQCV DRYWELL:
ATTACH THE HEAT TAPE
AND ABSORPTION
PILLOW TO THE TOP
LADDER RUNG, TYP.
SKIMMER PIPE24"8"Ø STEEL RISER WITH
FLANGE END
6"
DRILL (4) 1/2"Ø
WEEP HOLES AT
THE BASE
WRAP THE BASE
WITH A ROCK
SOCK
1/2"Ø AIR RELEASE
HOLEBMP BIO-SKIRT BIO20.
SECURE ABOVE THE
FLANGE WITH STAINLESS
STEEL WIRE. REPLACE
THE SKIRT ANNUALLY)
ACCESS LID
SECTION VIEW
FILTER
FABRIC, PIN
INTO
GRAVELS
10''ØD
REVIEW
CTCURTS
NO NOIFTON R
O
EXISTING/PROPOSED ASPHALT
PROPOSED IMPERVIOUS WALK/PATIO
(CONCRETE OR PAVERS)
PROPOSED GRASS/LAWN
GENERAL DIRECTION OF FLOW
T CE EXISTING/PROPOSED UTILITY
PEDESTALS & METERS
T CE GM EM
7965
LEGEND
7965
4''Ø 4''Ø
X X X
C/O
8''Ø 8''Ø
W SO
WM
EXISTING CONTOUR
PROPOSED CONTOUR
PROPERTY LINE
SETBACK
EXISTING FENCE
EXISTING/PROPOSED WATER SERVICE/SHUTOFF/METER
EXISTING/PROPOSED SEWER SERVICE/CLEANOUT
EXISTING/PROPOSED GAS
PROPOSED FOUNDATION DRAIN SYSTEM (BY OTHERS)
HEAT TAPE
PROPOSED 4"Ø PVC STORM PIPE (WATERTIGHT)
PROPOSED 8"Ø PVC STORM PIPE (WATERTIGHT)
WS WS WSWS
SL SL SLSL
GG
PROPOSED 6"Ø PVC STORM PIPE (WATERTIGHT)6''Ø 6''Ø
EXISTING/PROPOSED SEWERSSSS
EXISTING/PROPOSED WATER MAINWW
S
WV
EXISTING/PROPOSED ELECTRICEE
EXISTING/PROPOSED TELEPHONETT
PROPOSED 4"Ø PERF. UNDERDRAIN PIPE
NOTE: THIS PLAN IS INTENDED TO BE PLOTTED IN COLOR. FAILURE TO DO SO
MAY RESULT IN MISSING DATA AND INFORMATION CRITICAL TO THE PROJECT.
/
/
/
/
/
/
/
PROPOSED SWALE FLOWLINE>>>>
95
MAIN
CHALET
"B""A"
ALLEY
WEST SMUGGLER
FENCE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
18,000 SF EXSITING
180 x 100
10' FRONT YARD
15' SIDE YARD WEST
15' SIDE YARD EAST
10' REAR HAB/ (PRIMARY)
5' REAR GARAGE
(SECONDARY)
10
15
10
5
15
PARKING / PULL OUT
MAIN LVL:
HABITABLE -
1118.0 SQ FT
DECK (EXISTING) - 701.4
(EXEMPT FA) - 15% of 4,590 SQ FT
= 688.50 SQ FT DECK FA
MAIN DECK: 701.4 (281.2 EXEMPT) = 420.2
5 SQ FT DECK SURFACE
TOTAL MAIN DECK - 425.2 SF
1,118.0 SQ FT COUNTABLE (MAIN)
UPPER LVL:
HABITABLE -
1118.0 SQ FT/ 703.98 SF FA
(OPEN LIVING - 360.55)
(OPEN STAIR - 53.47)
DECK (EXISTING) - 45 SQ FT
(EXEMPT FA) - 15% of 4,490 SQ FT
= 688.50 SQ FT, THEREFORE
0 SQ FT COUNTABLE
703.98 SQ FT COUNTABLE (UPPER)
1,118
360.55
701.4
53.47
45
MAIN CHALET TOTAL:
HABITABLE -
66.46 (L) + 1118 (M) + 703.98 (U) = 1,888.44 SQ FT
(DECK EXEMPT FA) - 15% of 4,490 SQ FT = 688.5 SQ FT
DECK (EXIST) - 746.4 SQ FT / 281.2 SF EXEMPT = 465.2 SF
ROOF / DECK OVERHANG = 5 + 86.6 = 91.6 SQ FT
556.8 SQ FT DECK / = O FA COUNTABLE (131.7 SF UNDER)
1,888.44 SQ FT COUNTABLE (TOTAL)
"B"
127.5
OUTBUILDINGS TOTAL:
"A" HABITABLE -
254 SQ FT
"B" HABITABLE -
127.5 SQ FT
381.5 SQ FT COUNTABLE (TOTAL)
FA TOTAL USED FOR 18,000 SF LOT R-6 ZONING:
4,490 SF POSSIBLE
2,269.94 SQ FT FA USED / 2,220.06 AVAILABLE
MAIN CHALET SUBGRADE LEVEL:
HABITABLE -
590.0 SQ FT TOTAL WALL
108.4 SQ FT EXPOSED WALL=
18.37% EXPOSURE
416.0 SQ FT SUBGRADE (18.37%) =
66.46 SQ FT COUNTABLE FA
(A)
(B)
(C)
(D)
(A)
LINE OF GRADE:
EXTERIOR
21.74 exposed
110.0 total wall7'-6"6'-134"UNDERSIDE OF
STRUCTURE
14'-8"1'-414"7'-6"6'-134"1'-414"(B)33.4 exposed
185.0 total wall
(C)19.86 exposed
110.0 total wall
UNDERSIDE OF
STRUCTURE
UNDERSIDE OF
STRUCTURE
24'-8"7'-6"6'-134"1'-414"14'-8"
LINE OF GRADE:
HIDDEN
CRAWLSPACE
LINE OF GRADE:
HIDDEN
CRAWLSPACE
36.82
416 /
86.6
ROOF (OVERHANGS):
COUNTABLE FA -
86.6 SQ FT + 5 SF UPPER DECK = 91.6
OVERHANG 4'-6" AROUND CHALET
4' OVERHANG ALLOWABLE FOR FA
EXEMPTION, THEREFORE 6"
PERIMETER SURROUND COUNTABLE
= 0 SQ FT
5
1,11824'-8"24'-8"14'-8"
14'-8"7'-6"6'-134"1'-414"UNDERSIDE OF
STRUCTURE
24'-8"
LINE OF GRADE:
HIDDEN
CRAWLSPACE
(D)33.4 exposed
185.0 total wall
281.2 EXEMPT
STREET FACING
DECK TOTALS:
ALLOWABLE FA - 688.5 SF
281.2 (EXM)/ 425.2 SF MAIN
45 SF UPPER
86.6 ROOF OVERHANG
THEREFORE ,
556.8 SQ FT USED
131.7 SF UNDER / 0 SF FA
"A"
OUTBUILDING "A":
254 SF
OUTBUILDING "B":
127.5 SF
MAIN
CHALET
"B"
10,000 SF PROPOSED
100 x 100 8,000 SF PROPOSED
80 x 100
30' FRONT YARD
10' SIDE YARD WEST
5' SIDE YARD EAST
30
10
10
10
10
5
10
5
10 5
ALLEY
WEST SMUGGLER
FENCE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PARKING / PULL OUT
CONCEPTUAL
SITE PLANS
PROPOSED
FEB 2022
949-1-"A"
"949-HOUSE"
1
TBD
SITE PLAN EXISTING: 949 SMUGGLER
SCALE : 1/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
3
TBD
EXISTING (R-6 - 18,000 SF LOT) FLOOR AREA CONDITIONS: 949 SMUGGLER
SCALE : 1/16" = 1'-0"
2
TBD
SITE PLAN PROPOSED: 949 SMUGGLER
SCALE : 1/16" = 1'-0"
96
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWFND. REBAR W/ALUM CAP
NO MARKINGS
ELEVATION = 7895.94'
PROJECT BENCHMARK
LOT 2
-
V
A
N
D
E
M
O
E
R
H
I
L
L
L
O
T
SPLIT18,00
0
S
Q
.
F
T
.
+
/
-
0.413
2
A
C
R
E
S
+
/
-
LOT 1
-
V
A
N
D
E
M
O
E
R
H
I
L
L
L
O
T
S
P
L
I
T
949 W
E
S
T
S
M
U
G
G
L
E
R
S
T
L
L
C
PITKIN
C
O
U
N
T
Y
P
A
R
C
E
L
I
D
.
N
O
.
2
7
3
5
1
2
2
1
2
0
0
2
19.44
'
A
L
L
E
Y
R
.
O
.
W
.
75.00
'
W
E
S
T
SMU
G
G
L
E
R
R
.
O
.
W
.
FINIS
H
E
D
F
L
O
O
R
ELEV
A
T
I
O
N
7
9
0
1
.
0
'
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BS PINE
22.4"/ 34' DL
BS PINE
28.1"/ 32' DL
LOT
2
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXISTING WOOD FENCEEXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
BS PINE
25.2"/ 32' DL
BS PINE
25.2"/ 32' DL
PRO
P
E
R
T
Y
L
I
N
E
DECID
8"/ 16' DL
STO
N
E
ENR
Y
P
A
V
E
R
S
WOO
D
W
R
A
P
A
R
O
U
N
D
D
E
C
K
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
PROPERTY LINE15' EAST SIDE YARD SETBACK10' F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
10' F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
15' WEST SIDE YARD SETBACKPROPERTY LINE10' R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(
P
R
I
M
A
R
Y
)
5' RE
A
R
Y
A
R
D
S
E
T
B
A
C
K
(
S
E
C
O
N
D
A
R
Y
)
PRO
P
E
R
T
Y
L
I
N
E
18,0
0
0
S
Q
F
T
+
/
-
0.41
3
2
A
C
R
E
S
+
/
-
EXIS
T
I
N
G
G
R
A
V
E
L
P
A
R
K
I
N
G
/
PULL
O
F
F
DECID
3 - 4.4"/ 10' DL
BS PINE
30.2"/ 27'-6" DL
DECID
11"/ 13' DL
BS PINE
7.7"/ 14' DL
DECID
2 - 4.1"/ 10' DL
DECID
4.5"/ 7' DL
DECID
4.1"/ 7' DL
DECID
4.1"/ 7' DL
DECID
5.9"/ 8' DL
DECID
4.4"/ 7' DL
DECID
4.3"/ 7' DL
DECID
4.7"/ 7' DL
DECID
4.3"/ 7' DL
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXISTING WOOD FENCEDECID
9"/ 13' DL
BS PINE
15.8"/ 22' DL
DECID
16.7"/ 30' DL
DECID
21.5"/ 30' DL
DECID
21.5"/ 30' DL
DECID
14.9"/ 22' DL
DECID
12.6"/ 18' DL
DECID
7.4"/ 12' DL
DECID
11.2"/ 13' DL
DECID
11.1"/ 16' DL
78
9
9789978
9
8
7898789778967895789478987898 789778977897789
6
7896
78
9
878977
8
9
8
7896
789
6
789
578977896
7896
7898EXISTING
SITE PLAN
FEB 2022
949-1-"B"
"949-HOUSE"
1
TBD
SITE PLAN EXISTING: 949 SMUGGLER
SCALE : 1:10 / 1'-0"= 10'a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
97
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W WWWWWWWWWWWWWWWWWWWFND. REBAR W/ALUM CAP
NO MARKINGS
ELEVATION = 7895.94'
PROJECT BENCHMARK
LOT 1
-
V
A
N
D
E
M
O
E
R
H
I
L
L
L
O
T
S
P
L
I
T
949 W
E
S
T
S
M
U
G
G
L
E
R
S
T
L
L
C
PITKIN
C
O
U
N
T
Y
P
A
R
C
E
L
I
D
.
N
O
.
2
7
3
5
1
2
2
1
2
0
0
2
19.44
'
A
L
L
E
Y
R
.
O
.
W
.
75.00
'
W
E
S
T
SMU
G
G
L
E
R
R
.
O
.
W
.
FINIS
H
E
D
F
L
O
O
R
ELEV
A
T
I
O
N
7
9
0
1
.
0
'
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
BS PINE
22.4"/ 34' DL
BS PINE
28.1"/ 32' DL
LOT
2
(
B
)
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXISTING WOOD FENCEEXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
BS PINE
25.2"/ 32' DL
BS PINE
25.2"/ 32' DL
PRO
P
E
R
T
Y
L
I
N
E
DECID
8"/ 16' DL
STO
N
E
ENR
Y
P
A
V
E
R
S
WOO
D
W
R
A
P
A
R
O
U
N
D
D
E
C
K
PRO
P
E
R
T
Y
L
I
N
E
PRO
P
E
R
T
Y
L
I
N
E
PROPERTY LINE5' EAST SIDE YARD SETBACK(PROPOSED)30' F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
P
E
R
R-6 (
P
R
O
P
O
S
E
D
)
10' F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
10' WEST SIDE YARD SETBACK(PROPOSED)PROPERTY LINE10' R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(
P
R
I
M
A
R
Y
)
5' RE
A
R
Y
A
R
D
S
E
T
B
A
C
K
(
S
E
C
O
N
D
A
R
Y
)
PRO
P
E
R
T
Y
L
I
N
E
8,00
0
S
Q
F
T
+
/
-
0.18
3
7
A
C
R
E
S
+
/
-
EXIS
T
I
N
G
G
R
A
V
E
L
P
A
R
K
I
N
G
/
PULL
O
F
F
DECID
3 - 4.4"/ 10' DL
BS PINE
30.2"/ 27'-6" DL
DECID
11"/ 13' DL
BS PINE
7.7"/ 14' DL
DECID
2 - 4.1"/ 10' DL
DECID
4.5"/ 7' DL
DECID
4.1"/ 7' DL
DECID
4.1"/ 7' DL
DECID
5.9"/ 8' DL
DECID
4.4"/ 7' DL
DECID
4.3"/ 7' DL
DECID
4.7"/ 7' DL
DECID
4.3"/ 7' DL
EXIS
T
I
N
G
W
O
O
D
F
E
N
C
E
EXISTING WOOD FENCEDECID
12.6"/ 18' DL
DECID
7.4"/ 12' DL
DECID
11.2"/ 13' DL
DECID
11.1"/ 16' DL
78
9
9789978
9
8
7898789778967895789478987898 7897789778977896
7896
78977
8
9
8
7896
78
9
6
789
578977896
7896
789810' WEST SIDE YARD SETBACK(PROPOSED)PROPERTY LINE (PROPOSED)PROPERTY LINE (PROPOSED)10' F
R
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
ALLO
W
A
B
L
E
F
O
R
A
L
L
U
T
I
L
I
T
Y
+
SUB
G
R
A
D
E
I
M
P
R
O
V
E
M
E
N
T
S
P
E
R
R-6 (
P
R
O
P
O
S
E
D
)10' EAST SIDE YARD SETBACK(PROPOSED)LOT
2
(
A
)
10,0
0
0
S
Q
F
T
+
/
-
0.22
9
6
A
C
R
E
S
+
/
-
10' R
E
A
R
Y
A
R
D
S
E
T
B
A
C
K
(PRI
M
A
R
Y
)
5' RE
A
R
Y
A
R
D
S
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T
B
A
C
K
(
S
E
C
O
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A
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Y
)
LINE
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ABOV
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LINE OF DECK ABOVELINE OF DECK ABOVEE
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C-1
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C-3
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L
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R
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L
V
L
.
CONC
.
P
A
T
I
O
(
<
6
"
)
CON
C
.
P
A
T
I
O
(
<
6
"
)
CONC
.
S
L
A
B
(
<
6
"
)
CONC
.
S
L
A
B
(
<
6
"
)
CONC
.
A
P
R
O
N
(
<
6
"
)
CONC
.
P
A
T
I
O
(
<
6
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)
TRELL
I
S
/
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A
N
G
A
B
O
V
E
UPPE
R
L
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L
R
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F
A
B
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UPPER LEVEL ROOF ABOVEFINIS
H
E
D
F
L
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O
R
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H
1
0
0
'
-
0
"
=
7
9
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.
5
ROOF
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E
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H
A
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E
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I
L
D
I
N
G
)
5'
3'-8"SHED - 5' FROM EAST SIDE PLOVERHANG - 3'-8" FROM EAST PLLINE
O
F
R
O
O
F
A
B
O
V
E
LINE
O
F
R
O
O
F
A
B
O
V
E
WOO
D
W
R
A
P
A
R
O
U
N
D
D
E
C
K
PROPOSED
SITE PLAN
FEB 2022
949-1-"C"
"949-HOUSE"
1
TBD
SITE PLAN PROPOSED: 949 SMUGGLER
SCALE : 1:10 / 1'-0"= 10'a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
98
MAIN
CHALET
"B""A"
ALLEY
WEST SMUGGLER
FENCE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
18,000 SF EXSITING
180 x 100
10' FRONT YARD
15' SIDE YARD WEST
15' SIDE YARD EAST
10' REAR HAB/ (PRIMARY)
5' REAR GARAGE
(SECONDARY)
10
15
10
5
15
PARKING / PULL OUT
EXPOSED SITE
NON-ENCLOSED AREAS /
CANOPY OVERHEAD
LEGEND
ENCLOSED STRUCTURE
EXISTING SITE COVERAGE CALCULATIONS
TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
1,518.90 (SF)
EXISTING SITE COVERAGE DIAGRAM (18,000 SF LOT) : 1/16" = 1'-0"EXISTING SITE PLAN (SINGLE LOT 18,000 SF) : 1/16" = 1'-0"
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
EXISTING SITE COVERAGE (R-6 MAX = 25%)8.44% (ALLOWABLE)
PROPOSED SITE COVERAGE CALCULATIONS
PROPOSED SITE COVERAGE (R-6 MAX = 37.33%)
2,532.02 (SF)PROPOSED 949 W SMUGGLER SITE COVERAGE (SQ FT)
GROSS LOT SIZE / NET LOT SIZE (SQ FT)
PROPOSED SITE COVERAGE DIAGRAM (10,000 SF LOT) : 1/16" = 1'-0"PROPOSED SITE PLAN (SLPIT LOTS - 10,000 SF LOT FOCUS) : 1/16" = 1'-0"
10,000 (SF) / 10,000 (SF)
EXISTING 949 W SMUGGLER SITE COVERAGE (SQ FT)
1,518.90 (SF)2,532.02 (SF)TOTAL STRUCTURE FOOTPRINT AREA (SQ FT)
25.32% (ALLOWABLE)
18,000 (SF) / 18,000 (SF)
MAIN
CHALET
"B"
10,000 SF PROPOSED
100 x 100 8,000 SF PROPOSED
80 x 100
30' FRONT YARD
10' SIDE YARD WEST
5' SIDE YARD EAST
30
10
10
10
10
5
10
5
10 5
ALLEY
WEST SMUGGLER
FENCE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINE
PARKING / PULL OUT
949 WEST SMUGGLER
18,000 sq ft
EXISTING CHALET
FOOTPRINT - 1,137.40 sq ft
SITE COVERAGE
1,518.90 sq ft / 18,000 sq ft =
8.44 % Site Coverage Exisiting
EXISTING CHICKEN COOP
FOOTPRINT - 127.75 sq ft
EXISTING OUTBUILDING
FOOTPRINT - 253.75 sq ft
949 WEST SMUGGLER
10,000 sq ft
SITE COVERAGE
2,532.02 sq ft / 10,000 sq ft =
25.32 % Site Coverage
Proposed (10,000 sq ft
interior lot)
PROPOSED CHALET
FOOTPRINT - 1,137.40 sq ft
PROPOSED CHICKEN COOP
FOOTPRINT - 127.75 sq ft
PROPOSED ALLEY SFR
FOOTPRINT - 1,266.87 sq ft
FEB 2022
ZN-003
SITE COVERAGE
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
99
EXISTING CHALET BASEMENT/ SUBGRADE FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
FAR (Z-004)
EXISTING CHALET / EXT. COOP MAIN LEVEL FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"
416.0 GROSS SQ FT TOTAL SUBGRADE:
18.37% WALL EXPOSURE MECHANICAL SUBGRADE
EXCAVATION (3 OF 4 WALL HIDDEN TO EXTERIOR)
36.82 SQ FT FA COUNTABLE
KEY - SUBGRADE LVL. / EXISTING SUBGRADE WALL DIAGRAMS (CHALET) : 1/8" = 1'-0"
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING MAIN / GROUND FLOOR AREA CALCULATIONS - 949 W SMUGGLER (CHALET +EXT. COOP)
EXISTING/ PROPOSED FLOOR AREA CALCULATIONS (CHALET & CHICKEN COOP)
EXISTING SUBGRADE / LOWER LVL. WALL AREA CALCULATIONS - 949 W SMUGGLER (CHALET + EXT. COOP)
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)416.0 66.46
Main Level Habitable Chalet (Ground Floor)1,118.0 1,118.0
Upper Level Habitable Chalet
ZN-004 - ZN-007
Porch/ Stair Access /Deck/ Roof Overhang Area
Total 2,779.5 Habitable / 0 Garage 2,015.94 (FA USED-HISTORIC)2,124.06 (FA UNUSED: PROPOSED ALLOWABLE MAXIMUM FA)
Total Allowable FA For Two Detached Dwellings on10,000 square foot lot PER R-6 COA LAND USE CODE = 4,140.0 FA
Main Level Habitable Chicken Coop 127.5 127.5
Exterior Storage Area - Mechanical Usage NA NA
0 (GROSS)
127.5 (FA)
0 (GROSS)
1,245.50 (FA)
701.4 (GROSS) / 281.2 EX
(15% of 4,140.0) = 621 SF allow
1,118.0 (GROSS)
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,118.0 703.98
0 FA Countable / 621.0 Allowable838.0 (Total) / 281.2 (Exempt)
1,245.5 (FA) CHALET + CHICKEN COOPTOTAL EXISTING GROUND FLOOR AREA (SQ FT)
TOTAL EXISTING FLOOR AREA CALCULATIONS - 949 W SMUGGLER (CHALET +EXT. COOP)
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA - CHALET (SQ FT)
2ND FLOOR AREA - CHALET (SQ FT)
PORCH/ DECK AREA TOTAL (SQ FT)
TOTAL EXISTING FLOOR AREA (SQ FT)
416.0 / 66.46 (FA)
1,118.0 / 1,118.0 (FA)
746.4 GROSS / 281.2 EX
2,015.94 (FA)(2,015.94 FA < 4,140.0 FA)
127.5 / 127.5 (FA)
(4,140 x .15%) = 621.0 allow
1,118.0 / 703.98 (FA)
1118.0 GROSS SQUARE FEET AREA
1118.0 SF FA COUNTABLE (CHALET)L-A :M-A :
M-B :
M-C :281.2 SF EXT. ENTRY (PRIMARY) STEPS +
FRONT PORCH: STREET FACING /
(HISTORIC)
THEREFORE, 281.2 SF EXEMPT FROM FA
TOTAL DECK CALCULATION
M-D :DECK OVERHANG ABOVE
(OVERHANG EXCEEDS 48")
5.0 SF FA COUNTABLE
M-E :
KEY - EXISTING MAIN / GROUND LVL. (CHALET + CHICKEN COOP)
BASEMENT FLOOR WALL LABEL TOTAL WALL AREA (SQ FT)EXPOSED WALL AREA (SQ FT)
A 110.0 21.74
B 185.0 33.4
C 110.0 19.86
D 185.0 33.4
OVERALL TOTAL WALL AREA (SQ FT)590.0
EXPOSED WALL AREA (SQ FT)108.4
18.37%SUBGRADE 949 WALL EXPOSURE CALCULATION
18.37% (416.0 ACTUAL SF) = 66.46 SF FA COUNTABLE
EXISTING & PROPOSED BASEMENT/ SUBGRADE FLOOR AREA CALCULATIONS - 949 CHALET + CHICKEN COOP
MECHANICAL / SUBGRADE FLOOR AREA (SQ FT)416.0
(18.37% X 416.0)66.46949 SUBGRADE COUNTABLE FLOOR AREA (SQ FT)
TOTAL BASEMENT COUNTABLE FLR AREA (SQ FT)
PORCH/ DECK AREA COUNTABLE (SQ FT)
GROUND FLOOR AREA TOTAL HAB. (SQ FT) - FA
GROUND PORCH/ DECK/OVERHANGS (GROSS SF)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.
GROUND FLOOR AREA - CH (GROSS SQ FT HAB)
GROUND PORCH/ DECK AREA (COUNTABLE FA)420.2 -CH / 5.0 -OH (425.2)
LEGEND (WALLS)
EXPOSED WALL
WALL BELOW GRADE
Entry Porch Area/ Stairs Exempt
425.2 -M / 131.6 -U = (556.8), therefore 0 FA7'-6"6'-134"14'-8"1'-414"7'-6"6'-134"1'-414"24'-8"6'-134"14'-8"6'-134"24'-8"
110.0 sq ft / 21.74 sq ft ex
UNDERSIDE OF STRUCTURE
LINE OF GRADE : HIDDEN CRAWL SPACE
UNDERSIDE OF STRUCTURE
LINE OF GRADE :
EXTERIOR
UNDERSIDE OF STRUCTURE
LINE OF GRADE : HIDDEN CRAWL SPACE
UNDERSIDE OF STRUCTURE
LINE OF GRADE : HIDDEN CRAWL SPACE
7'-6"1'-414"7'-6"1'-414"185.0 sq ft / 33.4 sq ft ex 110.0 sq ft / 19.86 sq ft ex 185.0 sq ft / 33.4 sq ft ex
CH-001
EXCAVTED SUBGRADE
FOUNDATION AREA /
MECHANICAL
ELEV: 100'-0"
T.O. Gravel Foundation Level
ARCH 100'-0" = 7860.0
9" x 12"
FP
CLEANOUT
18" x 18"
FP
CLEANOUT
(A)
(B)
(C)
(D)
416.0
24'-8"24'-8"14'-8"
14'-8"
ELEV: 100'-0"
T.O. F.F. Main Level
ARCH 100'-0" = 7860.0
123456
7
8
7.257.757.757.58.08.57.5
7.5
8.0
7.0
6.0
6.0
CH-100
CHALET ENTRY/
STAIR
CH-107
LIVING AREA
CH-106
DINING AREA
MASONRY
WOOD BURNING
FIREPLACE
CH-104
KITCHEN
PASS
THROUGH
CH-103
BATHROOM
CH-110
BEDROOM 2
CH-108
BEDROOM 1
CH-100
CHALET WRAPAROUND
DECK
1118.0
701.5
CH-109
CLOSET 1
CH-105
SUB ACCESS
CH-101
HALLWAY
8.0
4.5
7.5
CH-102
CLOSET
CH-111
CLOSET 2
CH-103
CLOSET
DW
REF RANGE/
OVEN6.06.0SINK
CC-100
OUTBUILDING
OPEN PLAN
ELEV: 100'-0"
T.O. Plwd. F.F. Main Level
ARCH 100'-0" = 7899.5 GRADE ELEV
127.5
ROOF OVERHANG
ABOVE
701.4 GROSS SQUARE FEET AREA
WRAP-AROUND MAIN LEVEL PORCH
(CHALET)
127.5 GROSS SQUARE FEET AREA
127.5 SF FA COUNTABLE (CHICKEN COOP)
NOTE :FOR 10,000 SF TWO DETACHED DWELLING R-6 LOT,
FLOOR AREA ALLOWABLE = 4,140 SF
THERFORE, DECKS FA EXEMPT TO 15% OF 4,140 SF, WHICH
EQUALS 621 SF BEFORE COUNTABLE TOWARDS FA
MAIN LEVEL DECK / OVERHANG SF TOTAL:
701.4 (TOTAL) - 281.2 ( FRONT) + 5 (OVERHANG) = 425.2 SF
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.
GROUND FLOOR AREA - CC (GROSS SQ FT HAB)GROUND FLOOR AREA - EX. COOP (SQ FT)
ROOF/ DECK OVERHANG AREA TOTAL (SF)131.6 GROSS
Chalet / Ext. Coop Hab
Existing Floor Area - Historic Chalet + Chicken Coop (Sq Ft)
556.8 SF Deck Area Used for Historic / 621.0 Allowable = 64.2 SF
Deck Exemption Area Remaining for PROPOSED until countable @ 1:1
(4,140 x .15%) = 621.0 allow
Floor Area Breakdown: 949 West Smuggler (Historical / Existing Conditions)
ZN-004
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
FEB 2022
AREAa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
100
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
EXISTING UPPER LVL. CHALET / FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"EXISTING ROOF AREA DIAGRAMS (CHALET + EXT. COOP) : 1/8" = 1'-0"
EXISTING UPPER FLOOR AREA CALCULATIONS - HISTORICAL CHALET
EXISTING FLOOR AREA CALCULATIONS
UPPER FLOOR AREA - VICTORIAN (SQ FT) - FA
45.0UPPER PORCH/ DECK AREA CHALET (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
703.98 (FA)
53.47 (GROSS)53.47 Open Stair Exemption
1102.60 (GROSS)UPPER FLOOR AREA- CHALET (GROSS SQ FT)
KEY - EXISTING UPPER LEVEL - CHALET
ALL SF (FA) COUNTABLE ROOF AREAS/
OVERHANGS REPRESENTED ON UPPER
LEVEL PLANNING DIAGRAM FOR CHALET.
NO COUNTABLE FA REGARDING EXT.
CHICKEN COOP ROOF
U-A :NOTE :
KEY - EXISTING ROOF LVLS.
53.47 SQ FT EXEMPT AREA
FOR OPEN STAIR (CHALET)
EXISTING UPPER FLOOR DECK AREA TOTAL (SQ FT)
UPPER ROOF OVERHANGS > 48" (GROSS SQ FT)
703.98 (FA)TOTAL EXISTING UPPER FLOOR AREA (SQ FT)
45.0 GROSS SQUARE FEET AREA
UPPER LEVEL DECK AREA / 5.0 SF
AREA COUNTABLE PER 48" MAXIMUM
PROJECTION
86.6 SQ FT ROOF (OVERHANG)
4'-6" OVERHANG AROUND CHALET, 4'
OVERHANG ALLOWABLE FOR FA
EXEMPTION, THEREFORE - 6"
PERIMETER SURROUND COUNTABLE
TOWARDS FA TOTAL
U-B :
U-C :
U-D :
U-E :
(4,140.0 x .15%) = 621.0 allow
(4,140.0 x .15%) = 621.0 allow
425.2 -M / 304.35 -U (131.6) = 556.8 total < 621 allowable
86.6
45.0
OPEN TO BELOW
123456
7
8
7.257.757.757.58.08.57.5
7.5
8 7.5
8 7.5
8 7.5
8 7.5
8 7.5
8 7.5 CH-200
UPPER LOFT/
STAIR
CH-204
UPPER LOFT/
STAIR
CH-202
BEDROOM 3
CH-201
UPPER LOFT/
STAIR
CH-205
BEDROOM 3
DECK
360.55
53.47
BUILT-IN CLOSET
WALL
1118.0 SLOPE13
7.5 VIF
SLOPE13
7.5 VIF SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
SLOPE13
7.5 VIF SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
EXISTING WOOD
CEDAR SHINGLE
ROOF
EXISTING WOOD
CEDAR SHINGLE
ROOF
EXISTING WOOD
CEDAR SHINGLE
ROOF
SLOPE
12
7 VIF
SLOPE
12
7 VIF
EXISTING WOOD
CEDAR SHINGLE
ROOF
1118.0 GROSS SQUARE FEET AREA
703.98 SF FA COUNTABLE (CHALET)
UPPER LEVEL
U-A
U-C
U-B
360.55 SQ FT EXEMPT AREA
FOR OPEN TWO STORY LIVING
AREA VOLUME
U-D
U-E
NOTE :FOR 10,000 SF TWO DETACHED DWELLING R-6 LOT,
FLOOR AREA ALLOWABLE = 4,140 SF
THERFORE, DECKS FA EXEMPT TO 15% OF 4,140 SF, WHICH
EQUALS 621 SF BEFORE COUNTABLE TOWARDS FA
MAIN LEVEL DECK / OVERHANG SF TOTAL:
701.4 (TOTAL) - 281.2 ( FRONT EXEMPTION) + 5.0(OVERHANG)
= 425.2 SF
UPPER LEVEL DECK SF TOTAL:
45.0 (TOTAL) + 86.6 (OVERHANG) = 131.6 SF
TOTAL DECK FA USED (HISTORIC PORTION) = 556.8 SF
(621.0 SF DECK EXEMPTION ALLOWABLE/ 64.2 SF REMAINING)
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)416.0 66.46
Main Level Habitable Chalet (Ground Floor)1,118.0 1,118.0
Upper Level Habitable Chalet
ZN-004 - ZN-007
Porch/ Stair Access /Deck/ Roof Overhang Area
Total 2,779.5 Habitable / 0 Garage 2,015.94 (FA USED-HISTORIC)2,124.06 (FA UNUSED: PROPOSED ALLOWABLE MAXIMUM FA)
Floor Area Breakdown: 949 West Smuggler (Historical / Existing Conditions)Total Allowable FA For Two Detached Dwellings on10,000 square foot lot PER R-6 COA LAND USE CODE = 4,140.0 FA
Main Level Habitable Chicken Coop 127.5 127.5
Exterior Storage Area - Mechanical Usage NA NA
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,118.0 703.98
0 FA Countable / 621.0 Allowable838.0 (Total) / 281.2 (Exempt)
TOTAL EXISTING FLOOR AREA CALCULATIONS - 949 W SMUGGLER (CHALET +EXT. COOP)
BASEMENT FLOOR AREA (SQ FT)
GROUND FLOOR AREA - CHALET (SQ FT)
2ND FLOOR AREA - CHALET (SQ FT)
PORCH/ DECK AREA TOTAL (SQ FT)
TOTAL EXISTING FLOOR AREA (SQ FT)
416.0 / 66.46 (FA)
1,118.0 / 1,118.0 (FA)
746.4 GROSS / 281.2 EX
2,015.94 (FA)(2,015.94 FA < 4,140.0 FA)
127.5 / 127.5 (FA)
(4,140 x .15%) = 621.0 allow
1,118.0 / 703.98 (FA)
PORCH/ DECK AREA COUNTABLE (SQ FT)425.2 -M / 131.6 -U = (556.8), therefore 0 FA
GROUND FLOOR AREA - EX. COOP (SQ FT)
ROOF/ DECK OVERHANG AREA TOTAL (SF)131.6 GROSS
Existing Floor Area - Historic Chalet + Chicken Coop (Sq Ft)
556.8 SF Deck Area Used for Historic / 621.0 Allowable = 64.2 SF
Deck Exemption Area Remaining for PROPOSED until countable @ 1:1
(4,140 x .15%) = 621.0 allow
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.360.55 (GROSS)360.55 Two Story Exemption
ZN-005
EXISTING FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
FEB 2022
AREAa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
101
EXPOSED WALL
WALL BELOW GRADE
LEGEND
HABITABLE
PROPOSED ALLEY RESIDENCE : BASEMENT FLOOR AREA DIAGRAM : 1/8" = 1'-0"PROPOSED FLOOR AREA CALCULATIONS
FAR (Z-006)
LP-A :1,266.85 GROSS SQUARE FEET
TOTAL SUBGRADE
PERIMETER CONSTRUCTION:
5.01% SUBGRADE WALL
EXPOSURE, THEREFORE
63.47 SQ FT FA COUNTABLE
LP-A
11'10'58'-4"11'10'17'-4"11'10'33'-91
2"
18'-11
2"4'11'-8"11'10'4'-2"11'10'23'-81
2"11'10'22'-4"
9'-2"4'9'-2"
641.67 sq ft / 0 sq ft ex
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
190.67 sq ft / 0 sq ft ex 45.83 sq ft / 0 sq ft ex
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
371.71 sq ft / 44.0 sq ft ex
LW LW
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
LINE OF GRADE: EXTERIOR
UNDERSIDE OF STRUCTURE
CEILING HEIGHT
260.80 sq ft / 0 sq ft ex 245.67 sq ft / 44.0 sq ft ex
TOTAL PROPOSED ALLEY RESIDENCE FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND MAIN FLOOR AREA (SQ FT)
2ND FLOOR / UPPER LEVEL AREA (SQ FT)
PORCH/ DECK/ OVERHANGS AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA - ALLEY (SQ FT)
1,266.85 / 63.47 (FA)
669.78 / 669.78 (FA)
2,108.39 (FA) for Proposed Alley Residence Utilized
2,108.39 FA (AR) + 2,015.94 (HIS) = 4,124.33 SF FA TOTAL
288.86 / 19.43 (FA)
(4,140.0 x .15%) = 621.0 allowable
1,027.14 / 940.55 (FA)
453.98 total / 389.78 (FA)
TOTAL PROJECT FLOOR AREA IF APPROVED
GARAGE FLOOR AREA - CHALET (SQ FT)300.76 / 25.38 (FA)
ZN-006
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
FEB 2022
AREAa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
102
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGEND
PROPOSED ALLEY RESIDENCE MAIN FLOOR AREA PLANNING DIAGRAM : 1/8" = 1'-0"PROPOSED ALLEY RESIDENCE UPPER FLOOR AREA PLANNING DIAGRAM: 1/8" = 1'-0"
PROPOSED ALLEY RESIDENCE UPPER FLOOR AREA CALCULATIONS
PROPOSED ALLEY RESIDENCE FLOOR AREA CALCULATIONS
PROPOSED ALLEY RESIDENCE MAIN LEVEL / GROUND FLOOR AREA CALCULATIONS
669.78 (FA)GROUND FLOOR AREA (SQ FT) - FA
64.2 (Exemption Remaining)GROUND PORCH/ DECK AREA (GROSS SQ FT)
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT.0
669.78 (GROSS)GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE (PROPOSED) FLOOR AREA (SQ FT) - FA
GARAGE (PROPOSED)FLOOR AREA (GROSS SQ FT)288.86 (GROSS)
19.43 (FA)
Standard R-6 Zoning Allowance
All SF 1:1 Countable
621.0 Lot Total Allowable
669.78 GROSS SQ FT AREA
669.78 SF FA COUNTABLE
MAIN LVL. ALLEY RESIDENCE
UPPER FLOOR AREA - (SQ FT) - FA
UPPER PORCH/ DECK AREA (GROSS SQ FT)
940.55 (FA)
86.59 (GROSS)86.59 Open Stair Exemption
1,027.14 (GROSS)UPPER FLOOR AREA- FRONT (GROSS SQ FT HAB)
1st 250 Exempt / 2nd 250 - 50%
1,374.67 (FA)TOTAL PROPOSED UPPER FLOOR AREA (SQ FT)
KEY - PROPOSED ALLEY RESIDENCE MAIN LEVEL
MP-A :
KEY - PROPOSED ALLEY RESIDENCE UPPER LEVELS
MP-B :
MP-D :20.0 SQ FT EXTERIOR OVERHANG
4PROJECTION - 48" BEYOND
EXTERIOR WALL CONDITION
(COUNTABLE TOWARDS FA)
288.86 SF GARAGE (DEDICATED TO
PROPOSED ALLEY RESIDNCE)
1st 250 SF EXEMPT
2nd 250 SF @ 1/2 = 38.86 SF
19.43 SF FA COUNTABLE
1,027.14 GROSS SQUARE FEET AREA
940.55 SF FA COUNTABLE
86.59 SQ FT EXEMPT AREA
FOR OPEN STAIR (ALLEY RESIDENCE)
322.48 GROSS SQUARE FEET AREA
LIVING / DINING DECK
UP-A :
UP-B :
UP-C :
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.
GROUND OVERHANG AREAS (COUNTABLE FA)20.0 (Countable Towards FA)
TOTAL PROPOSED GROUND FLOOR AREA (SQ FT)714.59 (FA) / 20 SF towards 64.2 Deck Exemption
TOTAL PROPOSED ALLEY RESIDENCE FLOOR AREA CALCULATIONS
BASEMENT FLOOR AREA (SQ FT)
GROUND MAIN FLOOR AREA (SQ FT)
2ND FLOOR/ UPPER LEVEL AREA (SQ FT)
PORCH/ DECK/ OVERHANGS AREA (SQ FT)
TOTAL PROPOSED FLOOR AREA (SQ FT)
GARAGE FLOOR AREA - ALLEY (SQ FT)
1,266.85 / 63.47 (FA)
669.78 / 669.78 (FA)
2,108.39 (FA) for Proposed Alley Residence Utilized
2,108.39 FA (AR) + 2,015.94 (HIS) = 4,124.33 SF FA TOTAL
288.86 / 19.43 (FA)
(4,140.0 x .15%) = 621.0 allowable
1,027.14 / 940.55 (FA)
453.98 total / 389.78 (FA)
TOTAL PROJECT FLOOR AREA IF APPROVED
ENTRY HALL (A)
M-100
ELEV: 100'-0"
T.O. F.F. Main Level
ARCH 100'-0" = 7900.5
0SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
02 MIN 0SLOPE
2 MIN
SLOPE SLOPE2 MINSLOPE2 MIN00
0KING
GARAGE DEPTH POTENTIAL TO
CREATE REAR WALL STORAGE
AREAS + WORKING SURFACES
(2' DEEP )
TRASH RECYCLE
"ALLEY" GARAGE
(1 STALL)
M-106
LINE OF UPPER LEVEL
ABOVE
M-107
"CHALET" GARAGE
(1 STALL)
TRASH RECYCLE
CLOSET AREAGUEST
MASTER
BEDOOM
M-103
GUEST MASTER
OFFICE/ FLEX
M-104 GUEST MASTER
BATHROOM
M-105
STAIRCASE
M-101
MUDROOM
M-102 LINE OF DECK ABOVELINE OF DECK ABOVE22 R @ 5-13/16" = 10'-7 3/4" (V.I.F.)DN
23 T @ 11" (2 LANDING @ 3'-6") V.I.F.24 R @ 6-3/4" = 13'-6" (V.I.F.)UP
21 T @ 11" (1 LANDING @ 4'-2") V.I.F.E
G
C-1 C-2 C-3
ELEV: 99'-9"
T.O. Plwd. Main Lvl.
ELEV: 100'-0"
T.O. Conc. Garage
ELEV: 99'-5"
T.O. Plwd. Garage
ENTRY HALL (B)
LW OPEN TO
SUBGRADE LVL.
LW OPEN TO
SUBGRADE LVL.
STORAGE/
ENTRY
CLOSET /
MUD
ELEV: 100'-0"
T.O. Conc. Garage
ELEV: 99'-5"
T.O. Plwd. Garage
CONC. PATIO (< 6")
CONC. PATIO (< 6")
CONC. SLAB (< 6")
CONC. SLAB (< 6")
CONC. APRON (< 6")
CONC. PATIO (< 6")
TRELLIS / OVERHANG ABOVE
KING
36" REF/FREEZE36" COOKTOPWITH HOOD ABOVE/OVEN BELOW36" SS DOUBLE
WASH BASIN
DW
48" GAS
FIREPLACE
12" VEGETABLE
SINK
U-207
EXTERIOR BUILT-IN
GRILL AMENITY WITH/
ACCESS TO/ FROM
KITCHEN
WRAPAROUND DECK
AREA ABOVE GARAGE
U-211
LIVING ROOM
U-205
U-204
DINING AREA
KITCHEN
U-203
KITCHEN
ISLAND
U-206
DN
CLOSET AREAMASTER DECK
AREA
U-210
POWDER
U-201
MASTER
BEDOOM
MASTER
BATHROOM
U-209
HALLWAY
U-202
STAIRCASE
U-200
36" BAR AREA
INTEGRATED INTO
FP FEATURE
ROOF OVERHANG 21 T @ 11" (1 LANDING @ 4'-2") V.I.F.22 R @ 5-13/16" = 10'-7 3/4" (V.I.F.)ELEV: 110'-7 3/4"
T.O. F.F. Upper Level
ELEV:110'-4 3/4"
T.O. Plwd. Upper Lvl.
ELEV: 110'-7 3/4"
T.O. F.F. Upper Deck
ELEV:110'- 3/4"
T.O. Plwd. Upper Deck
ELEV: 110'-7 3/4"
T.O. F.F. Upper Deck
ELEV:110'- 3/4"
T.O. Plwd. Upper Deck
BUILT IN SHELVING
& STORAGE
INTEGRATED INTO FP
LW OPEN TO
SUBGRADE LVL.
LW OPEN TO
SUBGRADE LVL.
ROOF OVERHANG
2'-6" x 5'-6"
BUILT-IN TUB
30" HEIGHT
3' x 6'-3"
EUROGLASS SHOWER
TRELLIS / OVERHANG BELOW
MP-C
MP-D
MP-B :300.76 SF GARAGE (DEDICATED TO
EXISTING HISTORIC CHALET)
1st 250 SF EXEMPT
2nd 250 SF @ 1/2 = 50.76 SF
25.38 SF FA COUNTABLE
MP-B MP-A
GARAGE (CHALET) FLOOR AREA (SQ FT) - FA
GARAGE (CHALET) FLOOR AREA (GROSS SQ FT)300.76 (GROSS)
25.38 (FA)
Standard R-6 Zoning Allowance
1st 250 Exempt / 2nd 250 - 50%
621.0 Lot Total Allowable
MP-A
MP-BMP-C
MP-D
MP-F
MP-E
77.9 GROSS SQUARE FEET AREA
MASTER BEDROOM DECK
UP-D :
NOTE :FOR 10,000 SF TWO DETACHED DWELLING R-6 LOT,
FLOOR AREA ALLOWABLE = 4,140 SF
THERFORE, DECKS FA EXEMPT TO 15% OF 4,140 SF, WHICH
EQUALS 621 SF BEFORE COUNTABLE TOWARDS FA
MAIN LEVEL DECK / OVERHANG SF TOTAL:
0 (TOTAL DECK) + 20.0 (48" + OVERHANG) = 20.0 SF
UPPER LEVEL DECK / OVERHANG SF TOTAL:
400.38 (TOTAL DECK) + 33.6 (48"+ OVERHANGS) = 433.98 SF
TOTAL DECK FA USED (HISTORIC PORTION) = 556.8 SF
(621.0 SF DECK EXEMPTION ALLOWABLE/ 64.2 SF REMAINING)
THEREFORE; 20.0 + 433.98 = 453.98 SF DECK AREA USED
TOWARDS ALLEY RESIDENCE / 453.98 (PR) - 64.2 (BALANCE)
DECK FLOOR AREA = 389.78 SF (COUNTABLE FA)
22.0 GROSS SQUARE FEET AREA
LIVING AREA - 48"+ ROOF OVERHANG
UP-E :
11.6 GROSS SQUARE FEET AREA
MST. BEDROOM- 48"+ ROOF OVERHANG
UP-F :
GARAGE FLOOR AREA - CHALET (SQ FT)300.76 / 25.38 (FA)
Floor Area Summary Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft)Reference
ZN-004, ZN-006
ZN-005, ZN-007
Basement Habitable (Lower Subgrade Level)1,266.85 63.47
Main Level Habitable (Ground Floor)669.78 669.78
Upper Level Habitable
ZN-004 - ZN-007
Porch/ Stair Access /Deck/ Roof Overhang Area
Total 2,963.74 Habitable / 589.62 Garage 2,108.39 (FA PROPOSED - ALLEY)4,124.33 SF FA TOTAL PROJECT PROPOSED / 4,140.0 ALLOWABLE
Floor Area Breakdown: 949 West Smuggler (Proposed Alley Residence)Total Allowable FA For Two Detached Dwellings on10,000 square foot lot PER R-6 COA LAND USE CODE = 4,140.0 FA
Garage (Alley Residence Dedicated)288.86 19.43 ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
ZN-005, ZN-007
1,027.14 940.55
64.2 FA Remaining / 621.0 Allowable453.98 (Total) / 389.78 (Countable)
Proposed Floor Area - Alley Residence (Sq Ft)
556.8 SF Deck Area Used for Historic / 621.0 Allowable = 64.2 SF
Deck Exemption Area Remaining for PROPOSED until countable @ 1:1
Proposed Total ( 453.98 - 64.2 Remaining FA) = 389.78 FA Countable
Garage (Historical Chalet Dedicated)300.76 25.38
Each dedicated Side per R-6: 1st 250 sf exempt / 2nd 250 sf @ 1/2
Each dedicated Side per R-6: 1st 250 sf exempt / 2nd 250 sf @ 1/2
400.38 (GROSS)621.0 Lot Total Allowable
33.6 (Countable Towards FA)621.0 Lot Total AllowableUPPER OVERHANG AREAS (COUNTABLE FA)
ZN-007
PROPOSED FLOOR
DIAGRAMS &
NUMERIC
BREAKDOWNS
1/8" = 1'-0"
FEB 2022
AREAa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
103
CH-001
EXCAVTED SUBGRADE
FOUNDATION AREA /
MECHANICAL
ELEV: 100'-0"
T.O. Gravel Foundation Level
ARCH 100'-0" = 7860.0
9" x 12"
FP
CLEANOUT
18" x 18"
FP
CLEANOUT
(A)
(B)
(C)
(D)
416.0
ELEV: 100'-0"
T.O. F.F. Main Level
ARCH 100'-0" = 7860.0
123456
7
8
7.257.757.757.58.08.57.5
7.5
8.0
7.0
6.0
6.0
CH-100
CHALET ENTRY/
STAIR
CH-107
LIVING AREA
CH-106
DINING AREA
MASONRY
WOOD BURNING
FIREPLACE
CH-104
KITCHEN
PASS
THROUGH
CH-103
BATHROOM
CH-110
BEDROOM 2
CH-108
BEDROOM 1
CH-100
CHALET WRAPAROUND
DECK
1118.0
701.5
CH-109
CLOSET 1
CH-105
SUB ACCESS
CH-101
HALLWAY
8.0
4.5
7.5
CH-102
CLOSET
CH-111
CLOSET 2
CH-103
CLOSET
DW
REF RANGE/
OVEN6.06.0SINK
(A)
LINE OF GRADE:
EXTERIOR
21.74 exposed
110.0 total wall7'-6"6'-134"UNDERSIDE OF
STRUCTURE
14'-8"1'-414"7'-6"6'-134"1'-414"(B)33.4 exposed
185.0 total wall
(C)19.86 exposed
110.0 total wall
UNDERSIDE OF
STRUCTURE
UNDERSIDE OF
STRUCTURE
24'-8"7'-6"6'-134"1'-414"14'-8"
LINE OF GRADE:
HIDDEN
CRAWLSPACE
LINE OF GRADE:
HIDDEN
CRAWLSPACE
7'-6"6'-134"1'-414"UNDERSIDE OF
STRUCTURE
24'-8"
LINE OF GRADE:
HIDDEN
CRAWLSPACE
(D)33.4 exposed
185.0 total wall
EXISTING:
CHALET FLOOR
PLANS
FEB 2022
949-2
"949-HOUSE"
1
TBD
EXISTING SUBGRADE FLOOR PLAN - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
EXISTING MAIN LEVEL FLOOR PLAN - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
3
TBD
EXISTING SUBGRADE WALL SURFACE DIAGRAMS - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
104
45.0
OPEN TO BELOW
123456
7
8
7.257.757.757.58.08.57.5
7.5
8 7.5
8 7.5
8 7.5
8 7.5
8 7.5
8 7.5 CH-200
UPPER LOFT/
STAIR
CH-204
UPPER LOFT/
STAIR
CH-202
BEDROOM 3
CH-201
UPPER LOFT/
STAIR
CH-205
BEDROOM 3
DECK
360.55
53.47
BUILT-IN CLOSET
WALL
1118.0
CC-100
OUTBUILDING
OPEN PLAN
ELEV: 100'-0"
T.O. Plwd. F.F. Main Level
ARCH 100'-0" = 7899.5 GRADE ELEV
127.5
ROOF OVERHANG
ABOVE
SLOPE
12
7 VIF
SLOPE
12
7 VIF
EXISTING WOOD
CEDAR SHINGLE
ROOFSLOPE13
7.5 VIF
SLOPE13
7.5 VIF SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
SLOPE13
7.5 VIF SLOPE13
7.5 VIF
SLOPE13
7.5 VIF
EXISTING WOOD
CEDAR SHINGLE
ROOF
EXISTING WOOD
CEDAR SHINGLE
ROOF
EXISTING WOOD
CEDAR SHINGLE
ROOF
EXISTING:
CHALET FLOOR
PLANS CONT.
/ CHICKEN COOP
FEB 2022
949-3
"949-HOUSE"
1
TBD
EXISTING UPPER LEVEL FLOOR PLAN - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
EXISTING ROOF PLAN - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
3
TBD
EXISTING MAIN LEVEL FLOOR PLAN - CHICKEN COOP: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
4
TBD
EXISTING ROOF PLAN - CHICKEN COOP: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
105
7.0
6.0
6.0
6.0
25' MAXIMUM HEIGHT LIMIT : R-6
NORTH FACADE
T.O. F.F. Ext. Chalet Deck
ELEV - 99'-4" (V.I.F.)
T.O. F.F. Chalet Main Level
ELEV - 100'-0" (V.I.F.)
T.O. Spring Point - 13/7.5 Gable
ELEV - 112'-1 3/4" (V.I.F.)
T.O. Ext. Masonry Chimney
ELEV - 121'-6 1/4" (V.I.F.)
T.O. Ext. Gable Roof Ridge
ELEV - 120'-2 1/2" (V.I.F.)
T.O. Chalet F.F. Upper Level
ELEV - 108'-10 3/4" (V.I.F.)
T.O. Subgrade F.F. - Crawl/ Mech
ELEV - 91'-7 1/4" (V.I.F.)
T.O. Underside of Ridge -Gable
ELEV - 118'-7" (V.I.F.)
T.O. Ext. Chalet Deck Rail
ELEV - 102'-10" (V.I.F.)
T.O. F.F. Ext. Chalet Deck
ELEV - 99'-4" (V.I.F.)
T.O. F.F. Chalet Main Level
ELEV - 100'-0" (V.I.F.)
T.O. Spring Point - 13/7.5 Gable
ELEV - 112'-1 3/4" (V.I.F.)
T.O. Ext. Masonry Chimney
ELEV - 121'-6 1/4" (V.I.F.)
T.O. Ext. Gable Roof Ridge
ELEV - 120'-2 1/2" (V.I.F.)
T.O. Chalet F.F. Upper Level
ELEV - 108'-10 3/4" (V.I.F.)
T.O. Subgrade F.F. - Crawl/ Mech
ELEV - 91'-7 1/4" (V.I.F.)
13
7.5 V.I.F.
T.O. Underside of Ridge -Gable
ELEV - 118'-7" (V.I.F.)
T.O. Ext. Chalet Deck Rail
ELEV - 102'-10" (V.I.F.)
25' MAXIMUM HEIGHT LIMIT : R-6
WEST FACADE
8.0
7.0
6.0
6.0
4.5
7.5
8.0
25' MAXIMUM HEIGHT LIMIT : R-6
WEST FACADE
13
7.5 V.I.F.
T.O. F.F. Ext. Chalet Deck
ELEV - 99'-4" (V.I.F.)
T.O. F.F. Chalet Main Level
ELEV - 100'-0" (V.I.F.)
T.O. Spring Point - 13/ 7.5 Gable
ELEV - 112'-1 3/4" (V.I.F.)
T.O. Ext. Masonry Chimney
ELEV - 121'-6 1/4" (V.I.F.)
T.O. Ext. Gable Roof Ridge
ELEV - 120'-2 1/2" (V.I.F.)
T.O. Chalet F.F. Upper Level
ELEV - 108'-10 3/4" (V.I.F.)
T.O. Subgrade F.F. - Crawl/ Mech
ELEV - 91'-7 1/4" (V.I.F.)
T.O. Underside of Ridge -Gable
ELEV - 118'-7" (V.I.F.)
T.O. Ext. Chalet Deck Rail
ELEV - 102'-10" (V.I.F.)
8.0
7.0
6.0
6.0
4.5
7.5
8.0
25' MAXIMUM HEIGHT LIMIT : R-6
SOUTH FACADE
T.O. F.F. Ext. Chalet Deck
ELEV - 99'-4" (V.I.F.)
T.O. F.F. Chalet Main Level
ELEV - 100'-0" (V.I.F.)
T.O. Spring Point - 13/ 7.5 Gable
ELEV - 112'-1 3/4" (V.I.F.)
T.O. Ext. Masonry Chimney
ELEV - 121'-6 1/4" (V.I.F.)
T.O. Ext. Gable Roof Ridge
ELEV - 120'-2 1/2" (V.I.F.)
T.O. Chalet F.F. Upper Level
ELEV - 108'-10 3/4" (V.I.F.)
T.O. Subgrade F.F. - Crawl/ Mech
ELEV - 91'-7 1/4" (V.I.F.)
T.O. Underside of Ridge -Gable
ELEV - 118'-7" (V.I.F.)
T.O. Ext. Chalet Deck Rail
ELEV - 102'-10" (V.I.F.)
8.0
7.5
4.5
12
7 V.I.F.
T.O. F.F. Chicken Coop
ELEV - 100'-0" (V.I.F.)
T.O. 7/12 Spring Point Chicken Coop
ELEV - 105'-7" (V.I.F.)
T.O. 7/12 Gable Ridge Chicken Coop
ELEV - 109'-1/4" (V.I.F.)
NOTE: NO FOUNDATION - OUTBUILDING
APPROX. 5" OFF GRADE W/ RUBBLE -ROCK
BUILT UP CONDITION
E W
ARCH 100'-0" = 7899.5 GRADE ELEV
T.O. F.F. Chicken Coop
ELEV - 100'-0" (V.I.F.)
T.O. 7/12 Spring Point Chicken Coop
ELEV - 105'-7" (V.I.F.)
T.O. 7/12 Gable Ridge Chicken Coop
ELEV - 109'-1/4" (V.I.F.)
NOTE: NO FOUNDATION - OUTBUILDING
APPROX. 5" OFF GRADE W/ RUBBLE -ROCK
BUILT UP CONDITION
N S
ARCH 100'-0" = 7899.5 GRADE ELEV
T.O. F.F. Chicken Coop
ELEV - 100'-0" (V.I.F.)
T.O. 7/12 Spring Point Chicken Coop
ELEV - 105'-7" (V.I.F.)
T.O. 7/12 Gable Ridge Chicken Coop
ELEV - 109'-1/4" (V.I.F.)
NOTE: NO FOUNDATION - OUTBUILDING
APPROX. 5" OFF GRADE W/ RUBBLE -ROCK
BUILT UP CONDITION
S N
ARCH 100'-0" = 7899.5 GRADE ELEV
12
7 V.I.F.
T.O. F.F. Chicken Coop
ELEV - 100'-0" (V.I.F.)
T.O. 7/12 Spring Point Chicken Coop
ELEV - 105'-7" (V.I.F.)
T.O. 7/12 Gable Ridge Chicken Coop
ELEV - 109'-1/4" (V.I.F.)
NOTE: NO FOUNDATION - OUTBUILDING
APPROX. 5" OFF GRADE W/ RUBBLE -ROCK
BUILT UP CONDITION
W E
ARCH 100'-0" = 7899.5 GRADE ELEV
EXISTING:
CHALET
ELEVATIONS.
/ CHICKEN COOP
FEB 2022
949-4
"949-HOUSE"
1
TBD
EXISTING NORTH (949 WEST SMUGGLER) ELEVATION - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
EXISTING WEST ELEVATION - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
3
TBD
EXISTING SOUTH (REAR YARD / ALLEY) ELEVATION - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
4
TBD
EXISTING EAST ELEVATION - CHALET: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
5
TBD
EXISTING NORTH ELEVATION - CHICKEN COOP
SCALE : 3/16" = 1'-0"
6
TBD
EXISTING WEST ELEVATION - CHICKEN COOP
SCALE : 3/16" = 1'-0"
5
TBD
EXISTING SOUTH ELEVATION - CHICKEN COOP
SCALE : 3/16" = 1'-0"
5
TBD
EXISTING EAST ELEVATION - CHICKEN COOP
SCALE : 3/16" = 1'-0"
106
MEDIA ROOM /
RECREATION
L-002
CLOSET AREABEDROOM 1
OFFICE/ FLEX
BEDROOM 1
BATHROOML-009
L-010
STAIRCASE
L-001
BEDROOM /
FLEX ROOM 1
L-008
EGRESS WELL
QUEEN
WASH DRY
UP
18 T @ 12" (1 LANDING @ 3'-1") V.I.F.17 R @ 6-15/16" = 10'-9 1/4" (V.I.F.)CLOSET AREA
STORAGE
L-003
BEDROOM /
FLEX ROOM 2
L-005
SHELVING AREA
SHELVING / STORAGE0SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
0BATHROOM 2
L-004
MECHANICAL
ROOM/ ELECTRIC
L-007
LAUNDRY
ROOM
L-006
EGRESS WELL
ELEV: 86'-6"
T.O. F.F. Lower Lvl.
ELEV: 86'-2 1/4"
T.O. Conc. Lightwell
ELEV: 86'-2 1/4"
T.O. Conc. Lightwell
ELEV: 86'-5 1/4"
T.O. Conc. Lower Lvl.
KING
65'-0"
5'-0"60'-0"24'-0"9'-4"5'-4"9'-4"65'-0"
5'-0"25'-41
2"
34'-71
2"
17'-51
2"5'-4"11'-10"24'-0"5'-0"19'-0"ENTRY HALL (A)
M-100
ELEV: 100'-0"
T.O. F.F. Main Level
ARCH 100'-0" = 7900.5
0SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
02 MIN 0SLOPE
2 MIN
SLOPE SLOPE2 MINSLOPE2 MIN00
0KING
GARAGE DEPTH POTENTIAL TO
CREATE REAR WALL STORAGE
AREAS + WORKING SURFACES
(2' DEEP )
TRASH RECYCLE
"ALLEY" GARAGE
(1 STALL)
M-106
LINE OF UPPER LEVEL
ABOVE
M-107
"CHALET" GARAGE
(1 STALL)
TRASH RECYCLE
CLOSET AREAGUEST
MASTER
BEDOOM
M-103
GUEST MASTER
OFFICE/ FLEX
M-104 GUEST MASTER
BATHROOM
M-105
STAIRCASE
M-101
MUDROOM
M-102 LINE OF DECK ABOVELINE OF DECK ABOVE22 R @ 5-13/16" = 10'-7 3/4" (V.I.F.)DN
23 T @ 11" (2 LANDING @ 3'-6") V.I.F.24 R @ 6-3/4" = 13'-6" (V.I.F.)UP
21 T @ 11" (1 LANDING @ 4'-2") V.I.F.E
G
C-1 C-2 C-3
ELEV: 99'-9"
T.O. Plwd. Main Lvl.
ELEV: 100'-0"
T.O. Conc. Garage
ELEV: 99'-5"
T.O. Plwd. Garage
ENTRY HALL (B)
LW OPEN TO
SUBGRADE LVL.
LW OPEN TO
SUBGRADE LVL.
STORAGE/
ENTRY
CLOSET /
MUD
ELEV: 100'-0"
T.O. Conc. Garage
ELEV: 99'-5"
T.O. Plwd. Garage
CONC. PATIO (< 6")
CONC. PATIO (< 6")
CONC. SLAB (< 6")
CONC. SLAB (< 6")
CONC. APRON (< 6")
CONC. PATIO (< 6")
TRELLIS / OVERHANG ABOVE24'-0"60'-0"5'-0"24'-0"19'-0"60'-0"
25'-41
2"
34'-71
2"
KING
36" REF/FREEZE36" COOKTOPWITH HOOD ABOVE/OVEN BELOW36" SS DOUBLE
WASH BASIN
DW
48" GAS
FIREPLACE
12" VEGETABLE
SINK
U-207
EXTERIOR BUILT-IN
GRILL AMENITY WITH/
ACCESS TO/ FROM
KITCHEN
WRAPAROUND DECK
AREA ABOVE GARAGE
U-211
LIVING ROOM
U-205
U-204
DINING AREA
KITCHEN
U-203
KITCHEN
ISLAND
U-206
DN
CLOSET AREAMASTER DECK
AREA
U-210
POWDER
U-201
MASTER
BEDOOM
MASTER
BATHROOM
U-209
HALLWAY
U-202
STAIRCASE
U-200
36" BAR AREA
INTEGRATED INTO
FP FEATURE
ROOF OVERHANG 21 T @ 11" (1 LANDING @ 4'-2") V.I.F.22 R @ 5-13/16" = 10'-7 3/4" (V.I.F.)ELEV: 110'-7 3/4"
T.O. F.F. Upper Level
ELEV:110'-4 3/4"
T.O. Plwd. Upper Lvl.
ELEV: 110'-7 3/4"
T.O. F.F. Upper Deck
ELEV:110'- 3/4"
T.O. Plwd. Upper Deck
ELEV: 110'-7 3/4"
T.O. F.F. Upper Deck
ELEV:110'- 3/4"
T.O. Plwd. Upper Deck
BUILT IN SHELVING
& STORAGE
INTEGRATED INTO FP
LW OPEN TO
SUBGRADE LVL.
LW OPEN TO
SUBGRADE LVL.
ROOF OVERHANG
2'-6" x 5'-6"
BUILT-IN TUB
30" HEIGHT
3' x 6'-3"
EUROGLASS SHOWER
TRELLIS / OVERHANG BELOW
64'-0"
9'-0"49'-0"6'-0"25'-6"5'-0"19'-0"1'-6"25'-6"5'-0"11'-7"1'-6"7'-5"64'-0"
9'-0"18'-41
2"
34'-71
2"0SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
00SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
00SLOPE
2 MIN
SLOPE
2 MIN SLOPE2 MINSLOPE2 MIN00
0FORTY (40) PANEL
PHOTO VOLTATIC
ROOF MOUNTED PANEL
FIELD. PANELS APPROX.
4' x 3' WITH 15 DEGREE
SET ORIENTATION. FINAL
LAYOUT TBD.
ULTRA HIGH TEMP EPDM
ROOFING (NON-REFLECTIVE) w/
STONE BALLAST OVERLAY
LIVING DECK BELOW MASTER DECK BELOWFIREPLACE CHIMNEY FLUE
WITH OPEN AIRED METAL
SCREEN SURROUND
ELEV: 122'-10"
T.O. Exterior Roof
ELEV:122'-2 1/2"
T.O. Plwd. Ext. Roof
TRELLIS / OVERHANG BELOW24'-0"59'-0"24'-0"59'-0"
PROPOSED:
ALLEY RESIDENCE
FLOOR PLANS
FEB 2022
949-5
"949-HOUSE"
1
TBD
PROPOSED LOWER / SUBGRADE FLOOR PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
PROPOSED MAIN / ENTRY LEVEL FLOOR PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
4
TBD
PROPOSED ROOF PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
3
TBD
PROPOSED UPPER LEVEL FLOOR PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
107
T.O. F.F. Main Lvl. / Conc. Garage
ELEV - 100'-0"
T.O. F.F. Upper Lvl. Alley House
ELEV - 110'-7 3/4"
25' MAXIMUM HEIGHT LIMIT : R-6
NORTH FACADE
T.O. Deck Wall Alley House
T.O. Flat Roof Exterior
T.O. Chimney Flue
ELEV - 113'-10 3/4"
ELEV - 120'-7 3/4"
ELEV - 122'-10" (V.I.F.)
ELEV - 125'-10" (V.I.F.)
T.O. Plate Living Area
T.O. Plate Main Lvl.
ELEV - 109'-0"949 W SMUGGLEREAST SIDE YARD - PROPERTY LINEEAST SIDE YARD - 5' SETBACKWEST SIDE YARD - 10' SETBACK949 W SMUGGLERWEST SIDE YARD -PROPERTY LINE15' MAXIMUM DEPTH LIMIT : R-6
T.O. Plate Lower Level
ELEV - 98'-2 1/4"
T.O. Underside Ceiling Lower Lvl.
ELEV - 96'-5 1/4"
T.O. F.F. / Conc. Lower Level
ELEV - 86'-5 1/4"
T.O. Plwd Upper Lvl.
ELEV - 110'-4 3/4"
T.O. Conc. Lightwell
ELEV - 86'-2 1/4"
T.O. Plwd Roof Upper Lvl.
ELEV - 122'-2 1/2"
CHALET LOCATION ALONG
WEST SMUGGLER STREET
PV PV PV PV
E
ARCH 100'-0" = 7900.5 GRADE ELEV
2
3
8
9
5
1
3
3
2
1 1
224
4
6
3
6
E l e v :: N o r t h
25' MAXIMUM HEIGHT LIMIT : R-6
NORTH FACADE
949 W SMUGGLEREAST SIDE YARD - PROPERTY LINEEAST SIDE YARD - 10' SETBACKWEST SIDE YARD - 10' SETBACK949 W SMUGGLERWEST SIDE YARD - PROPERTY LINEPROPOSED NEIGHBORING WEST SIDEYARD - 15' SETBACK12
7 V.I.F.
E W
T.O. Main Lvl. F.F. / Conc. Garage
ELEV - 100'-0"
T.O. F.F. Upper Lvl. Alley House
ELEV - 110'-7 3/4"
T.O. Deck Wall Alley House
T.O. Flat Roof Exterior
T.O. Chimney Flue
ELEV - 113'-10 3/4"
ELEV - 120'-7 3/4"
ELEV - 122'-10" (V.I.F.)
ELEV - 125'-10" (V.I.F.)
T.O. Plate Living Area
T.O. Plate Main Lvl.
ELEV - 109'-0"
T.O. Plate Lower Level
ELEV - 98'-2 1/4"
T.O. Underside Ceiling Lower Lvl.
ELEV - 96'-5 1/4"
T.O. F.F. / Conc. Lower Level
ELEV - 86'-5 1/4"
T.O. Plwd Upper Lvl.
ELEV - 110'-4 3/4"
T.O. Conc. Lightwell
ELEV - 86'-2 1/4"
T.O. Plwd Roof Upper Lvl.
ELEV - 122'-2 1/2"
ARCH 100'-0" = 7900.5 GRADE ELEV
E l e v :: N o r t h
LEGEND:
WINDOW TAG
WINDOW TAG
MATERIAL LIST:
MATERIALS ELEVATION TAG:
LEGEND
NTRUE
NORTH
16.0 o
SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY
ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40"
A.F.F. UNLESS OTHERWISE NOTED
(SEE ELEVATION AND SECTION
DWGS).
1.PROPOSED GLAZING & DOOR
SYSTEMS. BASIS OF DESIGN :
WEILAND LIFT AND SLIDE ALUMINUM
FRAME SYSTEM WINDOWS & DOORS.
GLAZING BASIS OF DESIGN VIRICON
INSULATED GLASS GLAZING.
ALTERNATE : PANORAMAH AH!60
PERFORMANCE SERIES. HIGH
ALTITUDE GLAZING SYSTEM WITH
ANODIZED ALUMINUM FRAME FINISH.
ALL NEW WINDOWS + DOORS WILL
HAVE A FACTORY APPLIED NFRC
STICKERED LABEL LISTING THE
U-FACTOR OF THE ENTIRE ASSEMBLY.
ALL GLAZING SHALL BE TEMPERED
SAFETY GLAZING U.O.N.
2.8" HORIZONTALLY APPLIED PARKLEX
PRODEMA "RUSTIK -NATURSIDING-W"
RAIN-SCREEN SIDING APPLICATION
OVER FURRING STRIPS @ 16" O.C.
PARKLEX PRODEMA EXTERIOR
EXPOSED MOUNTING SYSTEM
ADVISED. GENERAL NOTE: SOFFIT
AREAS PRPOSED AS PARKLEX
PRODEMA "GREY AYOUS /
NATURSOFFIT-W"
3.BRIDGERSTEEL VERTICALLY APPLIED
3/4" MODERN CORRUGATED SIDING IN
BLACK PAINT LOCK FINISH.
ALTERNATE: NAKOMOTO FORESTRY
"SHOU SIGU BAN" SUYAKI FINISH.
SELECT CLEAR GRADE 1 X 4 X 12
MATERIAL. METAL 1.5" FLASH CAP
UTILIZED WHEREVER NEEDED.
4.DEKTON EXTERIOR FACADE SURFACE
PANELING OR METAL COLD ROLLED
STEEL PANEL SYSTEM AT MIN. 20
GAUGE OR PER RECOMMENDATION
OF MANUFACTURER TO FACILITATE
NO OIL CANNING OF SURFACE.
PANELS TO FOLD ALL EDGES TO
DEPTH MIN. OF 1". BLUE STEEL FINISH
OR EQUIVALENT TO BE DETERMINED.
5.FIREPLACE FLUE / VENT SHROUD -
METAL FRAME AUTOMOTIVE PAINT
LOCK FINISH (BLACK) WITH
MCNICHOLS DESIGNER PERFORATED
ALUMINUM METAL SCREEN PANELS -
DIAMOND PATTERN / GRECIAN ALLOY
TYPE 3003-H14 - MILL FINISH.
6.POURED CONCRETE STAIR AND
PATIO AREAS WITH CHAMFERED
EDGE AND ACID ETCH FINISH.
COLOUR T.B.D. ALTERNATE: BASALT
GRANITE CUT STONE SLABS - FLAMED
FINISH- 2-1/4 " THICK MINIMUM.
POURED IN PLACE CONCRETE
FOUNDATION. INDUSTRY STANDARD
CONCRETE AGGREGATE MIX AND
FORM FINISH.
7.FLASHING AND TRELLIS AREAS TO BE
BRIDGERSTEEL PAINT LOCK METAL
FINISH. 29 GAUGE MINIMUM - BLACK
OR GUNMETAL GREY PER DIRECTION
OF SIDING TBD / APPROVED.
8.AUTOMOTIVE PAINT LOCK FINISH
METAL RAILING WITH ALUMINUM
CABLE RAIL HORIZONTAL CROSS
MEMBERS - 4" MAX. SPACING PER IRC
CODE.
9.SOLAR PANELS PER MANUFACTURER
TBD. TILT NOT TO EXCEED 45
DEGREE INSTALLATION AND
ORIENTATION TBD. REPRESENTATION
FOR GRAPHIC PURPOSES / FUTURE
INTENT OF APPROVAL.
10.FOUR PANEL FROSTED GLAZED
OVERHEAD GARAGE DOOR SYSTEMS
- FABRICATOR: OVERHEAD GARAGE
DOOR COMPANY.
GENERAL NOTE: IF DEEMED NECESSARY,
ALL CHALET WINDOWS TO BE RESTORED /
REPAIRED AS NECESSARY BY AN HPC
APPROVED SUBCONTRACT ENTITY. ASPEN
RESTORATION COMPANY AND/ OR
PHOENIX RESTORATION RECOMMENDED
FOR ALL HISTORICAL WINDOW AND DOOR
CONSIDERATIONS IF NECESSARY AT A
FUTURE TIME.
GENERAL NOTE: ALL ORNATE DETAILING
SPECIFIC TO EXISTING HISTORICAL
CHALET & CHICKEN COOP TO BE
MAINTAINED. REPAIR AND REPLACE
ELEMENTS AS DETERMINED NECESSARY
PER ALL ASPEN HPC APPROVALS. MATCH
EXISTING CONDITIONS WHEREVER
POSSIBLE.
GENERAL NOTE: PAINTED WOOD FASCIA
AND SOFFIT CONDITIONS. MATCH
EXISTING HISTORICAL CONSTRUCTION AS
NECESSARY SHOULD REPAIR /
REPLACEMENT BE DEEMED NECESSARY.KEY PLAN
NOTES:
1.FOR DOOR AND WINDOW
SCHEDULES SEE A-80.00 SERIES
1.TAG BELOW RESPECTIVE
ELEVATION
HPC PROVISIONS:
RECESSED WALL LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
E l e v :: A
1
1
1
RECESSED SOFFIT LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
WALL MOUNTED LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
1.GENERAL NOTE: IT IS TO BE
UNDERSTOOD ALL MATERIALS &
SPECIFICATIONS AS DESCRIBED ARE
SUBJECT TO PRODUCT AVAILABILITY
AND COST CONSIDERATIONS AT THE
TIME OF ACTUAL CONSTRUCTION. IF
FOR REASONS OUT OF OUR CONTROL
ALTERNATIVE MATERIALS, MEANS OR
METHODS NEED BE CONSIDERED,
THE HPC STAFF & MONITOR IS TO BE
NOTIFIED ACCORDINGLY FOR
SOLUTION DIALOGUE & APPROVAL AT
SAID TIME
A
110
C-2
PROPOSED:
ALLEY RESIDENCE
ELEVATIONS +
SITE CONTEXT
FEB 2022
949-6
"949-HOUSE"
1
TBD
PROPOSED NORTH (949 WEST SMUGGLER) ELEVATION - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
PROPOSED NORTH (949 WEST SMUGGLER) ELEVATION - ALLEY RESIDENCE (W/ SITE CONTEXT): 949 SMUGGLER
SCALE : 3/16" = 1'-0"
108
25' MAXIMUM HEIGHT LIMIT : R-6
WEST FACADE
NORTH FRONT YARD (SMUGGLER) - PROPERTY LINENORTH FRONT YARD (SMUGGLER) - 10' FRONT YARD SETBACKSOUTH REAR YARD (ALLEY) -PROPERTY LINESOUTH REAR YARD (ALLEY) - 5' GARAGE SETBACKPVPV
T.O. Main Lvl. F.F. / Conc. Garage
ELEV - 100'-0"
T.O. F.F. Upper Lvl. Alley House
ELEV - 110'-7 3/4"
T.O. Deck Wall Alley House
T.O. Flat Roof Exterior
T.O. Chimney Flue
ELEV - 113'-10 3/4"
ELEV - 120'-7 3/4"
ELEV - 122'-10" (V.I.F.)
ELEV - 125'-10" (V.I.F.)
T.O. Plate Living Area
T.O. Plate Main Lvl.
ELEV - 109'-0"
T.O. Plate Lower Level
ELEV - 98'-2 1/4"
T.O. Underside Ceiling Lower Lvl.
ELEV - 96'-5 1/4"
T.O. F.F. / Conc. Lower Level
ELEV - 86'-5 1/4"
T.O. Plwd Upper Lvl.
ELEV - 110'-4 3/4"
T.O. Conc. Lightwell
ELEV - 86'-2 1/4"
T.O. Plwd Roof Upper Lvl.
ELEV - 122'-2 1/2"
ELEC
GAS
25'-4"
4'-10"19'-0"1'-6"
30'-10"16'-4"
72'-6"
ARCH 100'-0" = 7900.5 GRADE ELEV
6
3
2
2
2
3
4
9
1
1
1
8
7
6
5
3
E l e v :: E a s t
SOUTH REAR YARD (ALLEY) -PROPERTY LINESOUTH REAR YARD (ALLEY) - 5' GARAGE SETBACK25' MAXIMUM HEIGHT LIMIT : R-6
EAST FACADE
NORTH FRONT YARD (SMUGGLER) - 10' FRONT YARD SETBACKNORTH FRONT YARD (SMUGGLER) - PROPERTY LINECHICKEN COOP
PROPOSED LOCATE
EAST SIDE YARDSOUTH REAR YARD (ALLEY) - 10' HABITABLE SETBACKT.O. F.F. Main Lvl. / Conc. Gar
ELEV - 100'-0"
T.O. F.F. Upper Lvl. Alley House
ELEV - 110'-7 3/4"
T.O. Deck Wall Alley House
T.O. Flat Roof Exterior
T.O. Chimney Flue
ELEV - 113'-10 3/4"
ELEV - 120'-7 3/4"
ELEV - 122'-10" (V.I.F.)
ELEV - 125'-10" (V.I.F.)
T.O. Plate Living Area
T.O. Plate Main Lvl.
ELEV - 109'-0"
T.O. Plate Lower Level
ELEV - 98'-2 1/4"
T.O. Ceiling Lower Lvl.
ELEV - 96'-5 1/4"
T.O. F.F. / Conc. Lower Level
ELEV - 86'-5 1/4"
T.O. Plwd Upper Lvl.
ELEV - 110'-4 3/4"
T.O. Conc. Lightwell
ELEV - 86'-2 1/4"
T.O. Plwd Roof Upper Lvl.
ELEV - 122'-2 1/2"
PV PV
25'-4"
4'-10"19'-0"1'-6"
30'-10"16'-4"
72'-6"
ARCH 100'-0" = 7900.5 GRADE ELEV
3
4
11
11
7
5
2
2
2
4
8
3
9
6
6
E l e v :: W e s t
LEGEND:
WINDOW TAG
WINDOW TAG
MATERIAL LIST:
MATERIALS ELEVATION TAG:
LEGEND
NTRUE
NORTH
16.0 o
SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY
ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40"
A.F.F. UNLESS OTHERWISE NOTED
(SEE ELEVATION AND SECTION
DWGS).
1.PROPOSED GLAZING & DOOR
SYSTEMS. BASIS OF DESIGN :
WEILAND LIFT AND SLIDE ALUMINUM
FRAME SYSTEM WINDOWS & DOORS.
GLAZING BASIS OF DESIGN VIRICON
INSULATED GLASS GLAZING.
ALTERNATE : PANORAMAH AH!60
PERFORMANCE SERIES. HIGH
ALTITUDE GLAZING SYSTEM WITH
ANODIZED ALUMINUM FRAME FINISH.
ALL NEW WINDOWS + DOORS WILL
HAVE A FACTORY APPLIED NFRC
STICKERED LABEL LISTING THE
U-FACTOR OF THE ENTIRE ASSEMBLY.
ALL GLAZING SHALL BE TEMPERED
SAFETY GLAZING U.O.N.
2.8" HORIZONTALLY APPLIED PARKLEX
PRODEMA "RUSTIK -NATURSIDING-W"
RAIN-SCREEN SIDING APPLICATION
OVER FURRING STRIPS @ 16" O.C.
PARKLEX PRODEMA EXTERIOR
EXPOSED MOUNTING SYSTEM
ADVISED. GENERAL NOTE: SOFFIT
AREAS PRPOSED AS PARKLEX
PRODEMA "GREY AYOUS /
NATURSOFFIT-W"
3.BRIDGERSTEEL VERTICALLY APPLIED
3/4" MODERN CORRUGATED SIDING IN
BLACK PAINT LOCK FINISH.
ALTERNATE: NAKOMOTO FORESTRY
"SHOU SIGU BAN" SUYAKI FINISH.
SELECT CLEAR GRADE 1 X 4 X 12
MATERIAL. METAL 1.5" FLASH CAP
UTILIZED WHEREVER NEEDED.
4.DEKTON EXTERIOR FACADE SURFACE
PANELING OR METAL COLD ROLLED
STEEL PANEL SYSTEM AT MIN. 20
GAUGE OR PER RECOMMENDATION
OF MANUFACTURER TO FACILITATE
NO OIL CANNING OF SURFACE.
PANELS TO FOLD ALL EDGES TO
DEPTH MIN. OF 1". BLUE STEEL FINISH
OR EQUIVALENT TO BE DETERMINED.
5.FIREPLACE FLUE / VENT SHROUD -
METAL FRAME AUTOMOTIVE PAINT
LOCK FINISH (BLACK) WITH
MCNICHOLS DESIGNER PERFORATED
ALUMINUM METAL SCREEN PANELS -
DIAMOND PATTERN / GRECIAN ALLOY
TYPE 3003-H14 - MILL FINISH.
6.POURED CONCRETE STAIR AND
PATIO AREAS WITH CHAMFERED
EDGE AND ACID ETCH FINISH.
COLOUR T.B.D. ALTERNATE: BASALT
GRANITE CUT STONE SLABS - FLAMED
FINISH- 2-1/4 " THICK MINIMUM.
POURED IN PLACE CONCRETE
FOUNDATION. INDUSTRY STANDARD
CONCRETE AGGREGATE MIX AND
FORM FINISH.
7.FLASHING AND TRELLIS AREAS TO BE
BRIDGERSTEEL PAINT LOCK METAL
FINISH. 29 GAUGE MINIMUM - BLACK
OR GUNMETAL GREY PER DIRECTION
OF SIDING TBD / APPROVED.
8.AUTOMOTIVE PAINT LOCK FINISH
METAL RAILING WITH ALUMINUM
CABLE RAIL HORIZONTAL CROSS
MEMBERS - 4" MAX. SPACING PER IRC
CODE.
9.SOLAR PANELS PER MANUFACTURER
TBD. TILT NOT TO EXCEED 45
DEGREE INSTALLATION AND
ORIENTATION TBD. REPRESENTATION
FOR GRAPHIC PURPOSES / FUTURE
INTENT OF APPROVAL.
10.FOUR PANEL FROSTED GLAZED
OVERHEAD GARAGE DOOR SYSTEMS
- FABRICATOR: OVERHEAD GARAGE
DOOR COMPANY.
GENERAL NOTE: IF DEEMED NECESSARY,
ALL CHALET WINDOWS TO BE RESTORED /
REPAIRED AS NECESSARY BY AN HPC
APPROVED SUBCONTRACT ENTITY. ASPEN
RESTORATION COMPANY AND/ OR
PHOENIX RESTORATION RECOMMENDED
FOR ALL HISTORICAL WINDOW AND DOOR
CONSIDERATIONS IF NECESSARY AT A
FUTURE TIME.
GENERAL NOTE: ALL ORNATE DETAILING
SPECIFIC TO EXISTING HISTORICAL
CHALET & CHICKEN COOP TO BE
MAINTAINED. REPAIR AND REPLACE
ELEMENTS AS DETERMINED NECESSARY
PER ALL ASPEN HPC APPROVALS. MATCH
EXISTING CONDITIONS WHEREVER
POSSIBLE.
GENERAL NOTE: PAINTED WOOD FASCIA
AND SOFFIT CONDITIONS. MATCH
EXISTING HISTORICAL CONSTRUCTION AS
NECESSARY SHOULD REPAIR /
REPLACEMENT BE DEEMED NECESSARY.KEY PLAN
NOTES:
1.FOR DOOR AND WINDOW
SCHEDULES SEE A-80.00 SERIES
1.TAG BELOW RESPECTIVE
ELEVATION
HPC PROVISIONS:
RECESSED WALL LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
E l e v :: A
1
1
1
RECESSED SOFFIT LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
WALL MOUNTED LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
1.GENERAL NOTE: IT IS TO BE
UNDERSTOOD ALL MATERIALS &
SPECIFICATIONS AS DESCRIBED ARE
SUBJECT TO PRODUCT AVAILABILITY
AND COST CONSIDERATIONS AT THE
TIME OF ACTUAL CONSTRUCTION. IF
FOR REASONS OUT OF OUR CONTROL
ALTERNATIVE MATERIALS, MEANS OR
METHODS NEED BE CONSIDERED,
THE HPC STAFF & MONITOR IS TO BE
NOTIFIED ACCORDINGLY FOR
SOLUTION DIALOGUE & APPROVAL AT
SAID TIME
A
110
C-2
PROPOSED:
ALLEY RESIDENCE
ELEVATIONS +
SITE CONTEXT
FEB 2022
949-7
"949-HOUSE"
1
TBD
PROPOSED WEST ELEVATION - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
2
TBD
PROPOSED EAST ELEVATION - ALLEY RESIDENCE (W/ SITE CONTEXT): 949 SMUGGLER
SCALE : 3/16" = 1'-0"
109
949 W SMUGGLEREAST SIDE YARD - PROPERTY LINEEAST SIDE YARD - 10' SETBACKWEST SIDE YARD - 10' SETBACK949 W SMUGGLERWEST SIDE YARD - PROPERTY LINEPROPOSED NEIGHBORING WEST SIDEYARD - 10' SETBACK25' MAXIMUM HEIGHT LIMIT : R-6
SOUTH FACADE
15' MAXIMUM DEPTH LIMIT : R-6
25' MAXIMUM HEIGHT LIMIT : R-6
NORTH FACADE
E
G
12
7 V.I.F.
W E
C-1 C-2 C-3
PVPVPV
ARCH 100'-0" = 7900.5 GRADE ELEV
T.O. F.F. Main Lvl. / Conc. Gar
ELEV - 100'-0"
T.O. F.F. Upper Lvl. Alley House
ELEV - 110'-7 3/4"
T.O. Deck Wall Alley House
T.O. Flat roof Exterior
T.O. Chimney Flue
ELEV - 113'-10 3/4"
ELEV - 120'-7 3/4"
ELEV - 122'-10" (V.I.F.)
ELEV - 125'-10" (V.I.F.)
T.O. Plate Living Area
T.O. Plate Main Lvl.
ELEV - 109'-0"
T.O. Plate Lower Level
ELEV - 98'-2 1/4"
T.O. Ceiling Lower Lvl.
ELEV - 96'-5 1/4"
T.O. F.F. / Conc. Lower Level
ELEV - 86'-5 1/4"
T.O. Plwd Upper Lvl.
ELEV - 110'-4 3/4"
T.O. Conc. Lightwell
ELEV - 86'-2 1/4"
T.O. Plwd Roof Upper Lvl.
ELEV - 122'-2 1/2"
ARCH 100'-0" = 7900.5 ELEV
6
3
3
4
9
3
3
2
1010
2
1 1
1
11
8 8
77
6
6
2
2
2
5
3
E l e v :: S o u t h
LEGEND:
WINDOW TAG
WINDOW TAG
MATERIAL LIST:
MATERIALS ELEVATION TAG:
LEGEND
NTRUE
NORTH
16.0 o
SAFETY GLAZING
ALL GLASS SHALL BE
TEMPERED/SAFETY GLASS UNLESS
OTHERWISE NOTED
EMERGENCY
ESCAPE
ALL EMERGENCY ESCAPE EGRESS
WINDOWS SHALL HAVE SILLS 40"
A.F.F. UNLESS OTHERWISE NOTED
(SEE ELEVATION AND SECTION
DWGS).
1.PROPOSED GLAZING & DOOR
SYSTEMS. BASIS OF DESIGN :
WEILAND LIFT AND SLIDE ALUMINUM
FRAME SYSTEM WINDOWS & DOORS.
GLAZING BASIS OF DESIGN VIRICON
INSULATED GLASS GLAZING.
ALTERNATE : PANORAMAH AH!60
PERFORMANCE SERIES. HIGH
ALTITUDE GLAZING SYSTEM WITH
ANODIZED ALUMINUM FRAME FINISH.
ALL NEW WINDOWS + DOORS WILL
HAVE A FACTORY APPLIED NFRC
STICKERED LABEL LISTING THE
U-FACTOR OF THE ENTIRE ASSEMBLY.
ALL GLAZING SHALL BE TEMPERED
SAFETY GLAZING U.O.N.
2.8" HORIZONTALLY APPLIED PARKLEX
PRODEMA "RUSTIK -NATURSIDING-W"
RAIN-SCREEN SIDING APPLICATION
OVER FURRING STRIPS @ 16" O.C.
PARKLEX PRODEMA EXTERIOR
EXPOSED MOUNTING SYSTEM
ADVISED. GENERAL NOTE: SOFFIT
AREAS PRPOSED AS PARKLEX
PRODEMA "GREY AYOUS /
NATURSOFFIT-W"
3.BRIDGERSTEEL VERTICALLY APPLIED
3/4" MODERN CORRUGATED SIDING IN
BLACK PAINT LOCK FINISH.
ALTERNATE: NAKOMOTO FORESTRY
"SHOU SIGU BAN" SUYAKI FINISH.
SELECT CLEAR GRADE 1 X 4 X 12
MATERIAL. METAL 1.5" FLASH CAP
UTILIZED WHEREVER NEEDED.
4.DEKTON EXTERIOR FACADE SURFACE
PANELING OR METAL COLD ROLLED
STEEL PANEL SYSTEM AT MIN. 20
GAUGE OR PER RECOMMENDATION
OF MANUFACTURER TO FACILITATE
NO OIL CANNING OF SURFACE.
PANELS TO FOLD ALL EDGES TO
DEPTH MIN. OF 1". BLUE STEEL FINISH
OR EQUIVALENT TO BE DETERMINED.
5.FIREPLACE FLUE / VENT SHROUD -
METAL FRAME AUTOMOTIVE PAINT
LOCK FINISH (BLACK) WITH
MCNICHOLS DESIGNER PERFORATED
ALUMINUM METAL SCREEN PANELS -
DIAMOND PATTERN / GRECIAN ALLOY
TYPE 3003-H14 - MILL FINISH.
6.POURED CONCRETE STAIR AND
PATIO AREAS WITH CHAMFERED
EDGE AND ACID ETCH FINISH.
COLOUR T.B.D. ALTERNATE: BASALT
GRANITE CUT STONE SLABS - FLAMED
FINISH- 2-1/4 " THICK MINIMUM.
POURED IN PLACE CONCRETE
FOUNDATION. INDUSTRY STANDARD
CONCRETE AGGREGATE MIX AND
FORM FINISH.
7.FLASHING AND TRELLIS AREAS TO BE
BRIDGERSTEEL PAINT LOCK METAL
FINISH. 29 GAUGE MINIMUM - BLACK
OR GUNMETAL GREY PER DIRECTION
OF SIDING TBD / APPROVED.
8.AUTOMOTIVE PAINT LOCK FINISH
METAL RAILING WITH ALUMINUM
CABLE RAIL HORIZONTAL CROSS
MEMBERS - 4" MAX. SPACING PER IRC
CODE.
9.SOLAR PANELS PER MANUFACTURER
TBD. TILT NOT TO EXCEED 45
DEGREE INSTALLATION AND
ORIENTATION TBD. REPRESENTATION
FOR GRAPHIC PURPOSES / FUTURE
INTENT OF APPROVAL.
10.FOUR PANEL FROSTED GLAZED
OVERHEAD GARAGE DOOR SYSTEMS
- FABRICATOR: OVERHEAD GARAGE
DOOR COMPANY.
GENERAL NOTE: IF DEEMED NECESSARY,
ALL CHALET WINDOWS TO BE RESTORED /
REPAIRED AS NECESSARY BY AN HPC
APPROVED SUBCONTRACT ENTITY. ASPEN
RESTORATION COMPANY AND/ OR
PHOENIX RESTORATION RECOMMENDED
FOR ALL HISTORICAL WINDOW AND DOOR
CONSIDERATIONS IF NECESSARY AT A
FUTURE TIME.
GENERAL NOTE: ALL ORNATE DETAILING
SPECIFIC TO EXISTING HISTORICAL
CHALET & CHICKEN COOP TO BE
MAINTAINED. REPAIR AND REPLACE
ELEMENTS AS DETERMINED NECESSARY
PER ALL ASPEN HPC APPROVALS. MATCH
EXISTING CONDITIONS WHEREVER
POSSIBLE.
GENERAL NOTE: PAINTED WOOD FASCIA
AND SOFFIT CONDITIONS. MATCH
EXISTING HISTORICAL CONSTRUCTION AS
NECESSARY SHOULD REPAIR /
REPLACEMENT BE DEEMED NECESSARY.KEY PLAN
NOTES:
1.FOR DOOR AND WINDOW
SCHEDULES SEE A-80.00 SERIES
1.TAG BELOW RESPECTIVE
ELEVATION
HPC PROVISIONS:
RECESSED WALL LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
E l e v :: A
1
1
1
RECESSED SOFFIT LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
WALL MOUNTED LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
1.GENERAL NOTE: IT IS TO BE
UNDERSTOOD ALL MATERIALS &
SPECIFICATIONS AS DESCRIBED ARE
SUBJECT TO PRODUCT AVAILABILITY
AND COST CONSIDERATIONS AT THE
TIME OF ACTUAL CONSTRUCTION. IF
FOR REASONS OUT OF OUR CONTROL
ALTERNATIVE MATERIALS, MEANS OR
METHODS NEED BE CONSIDERED,
THE HPC STAFF & MONITOR IS TO BE
NOTIFIED ACCORDINGLY FOR
SOLUTION DIALOGUE & APPROVAL AT
SAID TIME
A
110
C-2
PROPOSED:
ALLEY RESIDENCE
ELEVATIONS +
SITE CONTEXT
FEB 2022
949-8
"949-HOUSE"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
1
TBD
PROPOSED SOUTH (REAR YARD / ALLEY) ELEVATION - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
2
TBD
PROPOSED MATERIALS KEY - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : NO SCALE
110
ENTRY HALL (A)
M-100
"ALLEY" GARAGE
(1 STALL)
M-106
LINE OF UPPER LEVEL
ABOVE
M-107
"CHALET" GARAGE
(1 STALL)
GUEST
MASTER
BEDOOM
M-103
GUEST MASTER
OFFICE/ FLEX
M-104 GUEST MASTER
BATHROOM
M-105
STAIRCASE
M-101
MUDROOM
M-102
LINE OF DECK ABOVEDNUP
E
G
C-1 C-2 C-3
ENTRY HALL (B)
LW OPEN TO
SUBGRADE LVL.
LW OPEN TO
SUBGRADE LVL.
TRELLIS / OVERHANG ABOVE DECK OVERHANG ABOVETRELLIS / OVERHANG ABOVELINE OF DECK ABOVE1
1 1
1
1 1
1 1 1 1
2
2
1
2
3 RECESSED WALL LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
RECESSED SOFFIT / UNDERSIDE OF ROOF
OVERHANG LIGHTING / FIXTURE LOCATE -
DOWN DIRECTIONAL ONLY
WALL MOUNTED LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
U-207
WRAPAROUND DECK
AREA ABOVE GARAGE
U-211
LIVING ROOM
U-205
U-204
DINING AREA
KITCHEN
U-203
KITCHEN
ISLAND
U-206
DN
MASTER DECK
AREA
U-210
POWDER
U-201
MASTER
BEDOOM
MASTER
BATHROOM
U-209
HALLWAY
U-202
STAIRCASE
U-200
ROOF OVERHANG
ROOF OVERHANG
TRELLIS / OVERHANG BELOW ROOF OVERHANG1
1
1
1 1 1 1
1
1
3
3
3
3
3
3 3 3
3
3
3
3
1
2
3 RECESSED WALL LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
RECESSED SOFFIT / UNDERSIDE OF ROOF
OVERHANG LIGHTING / FIXTURE LOCATE -
DOWN DIRECTIONAL ONLY
WALL MOUNTED LIGHTING / FIXTURE
LOCATE - DOWN DIRECTIONAL ONLY
PROPOSED:
ALLEY RESIDENCE
EXTERIOR
LIGHTING PLAN
FEB 2022
949-9
"949-HOUSE"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
1
TBD
PROPOSED SUBGRADE + MAIN LEVEL EXTERIOR LIGHTING PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
2
TBD
PROPOSED UPPER LEVEL EXTERIOR LIGHTING PLAN - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
3
TBD
PROPOSED EXTERIOR LIGHTING FIXTURES - ALLEY RESIDENCE: 949 SMUGGLER
SCALE : 3/16" = 1'-0"
111
PROPOSED:
MODELING SITE
CONCEPT
FEB 2022
949-10
"949-HOUSE"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
1
TBD
PROPOSED MODELING SITE CONCEPTS (C-5) CHALET + ALLEY RESIDENCE: 949 SMUGGLER
SCALE : NOT APPLICABLE
112
PROPOSED:
MODELING SITE
CONCEPT
FEB 2022
949-11
"949-HOUSE"a r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1ADDRESS2013 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDDate:Rev.
Construction
issue date:
Drawing Title:
Sheet #:
1JOB NAMEXXXXX
NOT FOR CONSTRUCTIONw w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
119 - BRANDT
01DEC-2015 PITKIN AE / SP FINAL
c STUDIO B ARCHITECTS, INC 2015BRANDT RESIDENCE119 South Little Texas Lane, Woody Creek CO 81656LANDSCAPE ARCHITECT
Lift Studio LLC
Landscape Architecture
PO Box 2748
Aspen, Colorado 81612
T: 970.404.5610
www.liftstudiolandscape.net
MEP ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
GENERAL CONTRACTOR
G.F. Woods Construction
430 East Hyman Avenue
Aspen, Colorado 81611
T: 970.544.1833
www.gfwoods.com
2015 STUDIO B ARCHITECTS P.C. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF STUDIO B ARCHITECTS P.C. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF STUDIO B ARCHITECTS P.C. STUDIO B ARCHITECTS P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDa r c h i t e c t u r e + i n t e r i o r s5 0 1 r i o g r a n d e p l a c e s u i t e 1 0 4 a s p e n, c o 8 1 6 1 1w w w . s t u d i o b a r c h i t e c t s . n e t 9 7 0 . 9 2 0 . 9 4 2 8 ( t )STRUCTURAL ENGINEER
Resource Engineering Group Inc.
502 Whiterock Avenue, Suite 102
Crested Butte, CO 81224
T: 970.349.1216
www.reginc.com
G.F.WOODS CONSTRUCTION
CIVIL ENGINEER
High Country Engineering, Inc.
1517 Blake Avenue, Suite 101
Glenwood Springs, CO 81601
T: 970.945.8676
www.hceng.com
ISSUANCE
FOR CITY OF ASPEN USE
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
949 SMUG
01 HPC- ASPEN MODERN c 1 FRIDAY DESIGN, LLC 2022949 WEST SMUGGLER "CHALET RESIDENCE" 949 West Smuggler :: West End, City of Aspen, COOwner:
Mr. Chris Vandemoer, Manager
949 West Smuggler
Aspen, CO 81611
PROJECT DESIGNER /
CITY OF ASPEN
REPRESENTATIVE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
Contact: Derek Skalko, Principal
2022 1 FRIDAY DESIGN/ DEREK SKALKO LLC. THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF 1 FRIDAY DESIGN LLC. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF 1 FRIDAY DESIGN LLC. 1 FRIDAY DESIGN LLC. SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO ALL RIGHTS RESERVEDISSUANCE DATE:
LAND SURVEY ENGINEER
Sopris Engineering Inc.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.704.0311
www.soprisengineering.com
NEGOTIATION
LAND PLANNING
Haas Land Planning LLC
240 East Main Street, Suite 220
Aspen, CO 81611
T: 970.925.7819
E: mitch@hlpaspen.com
Contact: Mitch Haas, Principal
CIVIL ENGINEER
Boundaries Unlimited Inc.
923 Cooper Avenue, Suite 201
Glenwood Springs, CO 81601
T: 970.945.5252
www.bu-inc.com
COA - 949 W SMUGGLER
1
TBD
PROPOSED MODELING SITE CONCEPTS (C-5) CHALET + ALLEY RESIDENCE: 949 SMUGGLER
SCALE : NOT APPLICABLE
113
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Simon, amy.simon@cityofaspen.com
DATE: September 10, 2020 (updated December 8, 2021)
PROPERTY: 949 W. Smuggler
REPRESENTATIVE: Chris Vandemoer, cvandemoer@outlook.com
DESCRIPTION: 949 W. Smuggler, Lot 2 of the Vandemoer Hill Lot Split, was recently created
through a subdivision that divided the original larger parcel into two. Lot 2 contains a home built in
1946 and is therefore eligible for voluntary historic designation through the City’s AspenModern
program. This designation process allows the property owner to negotiate site specific benefits to
be awarded by City Council in response to the owner’s commitment to historic preservation.
The property owner plans to divide Lot 2, with the historic resource and a new detached dwelling
unit on one parcel, and a right to develop a new single family home on the other parcel.
Benefit requests must be specified in the application. The first review step will be a hearing with
HPC, who will provide a recommendation to City Council on the appropriateness of landmark
designation, land use requests and the benefits package. Council will make the final determination.
The Municipal Code provides that the process should be accomplished within 90 days, unless the
City and applicant agree to a longer timeframe. The applicant may withdraw from the process at any
time until a designation ordinance is passed. Final review will be required by HPC but will occur after
the 90 day designation period.
Below are links to the Land Use Application form and Land Use Code:
Historic Preservation Land Use Application Land Use Code
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.410 Residential Design Standards
26.415.025.C Identification of Historic Properties
26.415.030 Designation of historic properties
26.415.070 Development involving designated historic properties
26.415.080 Demolition of designated historic properties
26.415.110 Benefits
26.470 Growth Management
26.480 Subdivision
Review by: Staff for completeness and recommendations
HPC for recommendations
Council for decisions
Public Hearing: Yes, at HPC and Council
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Referrals: Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee meeting
or referral fees.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.) This fee will be due at Conceptual and
Final submittal. Voluntary historic designation is exempt from land use fees,
however the development aspect of the application is billable
Total Deposit: $1,950.00
To apply, first submit one printed copy of the following information:
Completed Land Use Application.
An 8 1/2” x 11” vicinity map locating the subject parcel within the City of Aspen.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to
occur, consisting of a current (no older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the
State of Colorado, listing the names of all owners of the property, and all mortgages,
judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act on
behalf of the applicant.
A site improvement survey (no older than a year from submittal) including topography and
vegetation and the high-water line and 100 year flood plain (flood hazard area) showing
the current status of the parcel certified by a registered land surveyor by licensed in the
State of Colorado.
HOA Compliance form.
List of adjacent property owners within 300’ for public hearing. To create labels go to:
https://maps.pitkincounty.com/gvh/?viewer=portal
A written description of the proposal and an explanation of how the proposed development
complies with the review standards relevant to the development application.
A map indicating the boundaries of the historic designation.
Historic property description, including narrative text, photographs and/or other graphic
materials that document its physical characteristics.
Written description of historic preservation benefits which the property owner request be
awarded at the time of designation, and relationship to Section 26.415.010, Purpose and
Intent of the historic preservation program.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including
their height, massing, scale, proportions and roof plan; and the primary features of all
elevations.
Supplemental materials to provide a visual description of the context surrounding the
designated historic property including photographs and other exhibits, as needed, to
accurately depict location and extent of proposed work.
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For Conceptual, the following items will need to be submitted in addition to the items listed
above:
Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed
above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs.
Samples are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Disclaimer:The foregoing summary is advisory in nature only and is not binding on the City. The
summary is based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The summary does not create a legal or vested
right.
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Since the AspenModern program is a negotiated approval process through which
preservation benefits and incentives beyond those identified in the Code are available to
an applicant, the applicable sections and provisions of the Code take on a flexibility that
does not exist with other types of applications. Direct compliance with the normally or
otherwise applicable review criteria of the Code is not necessarily required in the context
of an AM negotiation. Nevertheless, the normally applicable Code Sections are addressed
below. Proposed incentives/benefits are indicated in purple font.
A.DESIGNATION OF ASPENMODERN PROPERTIES, SECTIONS 26.415.025 AND 0.30
With respect to Code Section 26.415.025, the 949 West Smuggler Street property is
identified on the AspenModern map, referenced in the adopted Chalet Style Buildings
context paper, and has been included in City of Aspen surveys since at least 2000. In
addition, the National Trust for Historic Preservation sponsored a booklet on
AspenModern properties that features the 949 West Smuggler Street chalet, as shown
below.
The designation of AspenModern properties to the Aspen Inventory of Historic Landmark
Sites and Structures (the Inventory) is governed by Section 26.415.030(c) of the Code. To be
eligible for designation, an individual building, site, structure, or object, or a collection of
buildings, sites, structures, or objects must have a demonstrated quality of significance.
Furthermore, to be worthy of preservation incentives and to evaluate the equitability of such
incentives, an AspenModern property must be rated on a “good, better or best” scale regarding
its contribution to and significance in Aspen’s 20th century history. Section 26.415.030(C)(1)
of the Code states that,
a. The property is related to an event, pattern, or trend that has made a contribution to local,
state, regional or national history that is deemed important, and the specific event, pattern
or trend is identified and documented in an adopted context paper;
EXHIBIT 4
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b. The property is related to people who have made a contribution to local, state, regional or
national history that is deemed important, and the specific people are identified and
documented in an adopted context paper;
c. The property represents a physical design that embodies the distinctive characteristics of
a type, period or method of construction, or represents the technical or aesthetic
achievements of a recognized designer, craftsmen, or design philosophy that is deemed
important and the specific physical design, designed, or philosophy is documented in an
adopted context paper;
d. The property possesses such singular significance to the City, as documented by the
opinions or persons educated or experienced in the fields of history, architecture,
landscape architecture, archaeology or a related field, that the property’s potential
demolition or major alteration would substantially diminish the character and sense of
place in the city as perceived by members of the community, and
e. The property or district possesses an appropriate degree of integrity of location, setting,
design, materials, workmanship and association, given its age. The City Council shall
adopt and make available to the public score sheets and other devices which shall be used
by the Council and Historic Preservation Commission to apply this criteria.
949 West Smuggler Street represents the post-war ski industry and resort economy
development of Aspen, and the chalet buildings were directly related to this as a way of
mimicking the styles commonly associated with established European ski and tourism
destinations. The 949 West Smuggler Street property embodies the chalet style aesthetic that
symbolizes the local, state, regional and national level importance that was placed on
rejuvenating picturesque mountain towns by replacing the long-lost silver mining era with
a tourism-based economy that could compete with Europe’s traditional ski resorts.
Modern architecture made its first appearance in Aspen after World War II. The period of
historic significance for modernist buildings in Aspen is between 1945 and approximately
1975. According to the City’s published Aspen Modern National Trust for Historic
Preservation booklet, “The Swiss-style is a favorite, with a range of homes tucked into
neighborhoods like little Alpine cabins. Yet, this traditional look (such as the 1946 single-family chalet
at 949 West Smuggler Street, possibly Aspen’s oldest example of this style) mixes easily with the more
contemporary versions, referred to locally as ‘Modern Chalets’.”
Furthermore, per the City of Aspen’s website (http://www.aspenmod.com/places/949-w-
smuggler/), the home at 949 West Smuggler Street “is a highly decorative, classic example of the
Chalet style, and was likely the first example built in town, just as the first chairlift was opening on
Aspen Mountain. The house appears to be as originally designed. Built for a family from the Denver
area, it is an example of an early ski vacation home in Aspen.” The home is considered
representative of the period of ski industry development in Aspen and, having never
changed hands, remains under the ownership of the Vandemoer family, its original
developers.
Completely intact and unaltered (even its interiors), with an historic integrity score of 19
points (out of a possible 19 points), the home has often been referred to by City historic
preservation staff and commissioners as the single “most important property” on the AM
list of potentially historic structures. The chalet house and outbuilding are irreplaceable,
“best” rated resources that have remained under the ownership of the original family who
built them, and their historic integrity assessment achieves a perfect score. Preservation of
this disappearing type of construction and important style is imperative to Aspen’s post War
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heritage, as noted in the City’s chalet style context paper. This application offers the chance
to have this one-of-a-kind, important historic treasure forever preserved and protected
against intentional loss, inappropriate alteration, or redevelopment.
B. MAJOR DEVELOPMENT REVIEW (CONCEPTUAL & FINAL)
Any development involving historic properties designated on the Aspen Inventory of
Historic Landmark Site and Structures requires the approval of a development order and a
certificate of appropriateness before a building permit or any other work authorization will
be issued by the City.
No additions or alterations are proposed to a historic resource other than the on-site
relocation of the small chicken coop outbuilding. Only a new, completely detached structure
is proposed, and said structure is sufficiently in character with and sympathetic to the
historic structure without mimicry. The historic buildings are retained on the property, and
they will maintain visual prominence from West Smuggler and North 8th Streets. The
proposed detached structure runs entirely on the alley side of the property, separated from
the historic chalet by a distance approximating the ridge height of the resource.
Given the lack of change proposed on or for the historic chalet structure and as a negotiated
AspenModern incentive, this application seeks combined Conceptual and Final Major
Development Review approvals. Furthermore, in the context of the negotiation, the
proposed designs are supplied as being consistent with more than enough of the potentially
applicable HPC Design Guidelines to warrant the requested approvals regardless of whether
there may be individual Guidelines that are not met. To the extent that the proposal may be
interpreted as inconsistent with any of the Guidelines, waiver of the “requirement” to be
found consistent with such Guideline is necessary as part of the AspenModern negotiated
approval.
Regarding the Streetscape Guidelines:
• The buildings reinforce the traditional grid pattern of the neighborhood.
• The open spaces around and in front of the chalet are preserved and the visual
porosity of the site is maintained.
• No changes to the streets or alleys are proposed and there are no ditches on the
property.
• The 8th Street driveway access will be removed and only alley access will remain;
however, it is proposed that the parking in the West Smuggler Street right-of-way be
maintained as it has been since the chalet was originally built in 1946.
• The historic hierarchy of spaces is unchanged in the proposal; the simple walkways
and the same fencing that have existed since the 1940s will be maintained and these
succeed in distinguishing between public, semi-public, and private spaces.
• A preliminary stormwater plan is provided with this application, and a more detailed
plan will be provided at building permit application.
• No built-in furnishings or features are proposed.
• The impressively large trees flanking the chalet are being preserved, and the only
anticipated tree removals involve insignificant and/or poor-condition trees along the
alley.
• No new landscaping is proposed as a way of honoring the existing, simple but mature
landscape around the chalet, maintaining the existing degree of porosity.
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• No landscape lighting exists, and none is proposed.
• There are no retaining walls existing or proposed on the site, and existing grades will
be maintained through and after the development of the new, detached residence
along the alley.
The Restoration Guidelines of Chapters 2-7 are not applicable. The chalet structure is intact,
will not be altered, and requires no restoration. The building materials, windows, doors,
porch and decks, architectural details, and roofs will be unaffected. The same is true of the
chicken coop outbuilding that will merely be relocated from its obscure location along the
alley to a more prominent spot where it will better compliment the historic significance of
the chalet.
Moving on to the Chapter 11 Guidelines normally applicable to the new detached residence,
the following applies:
• The new building is oriented parallel to the lot lines to maintain the traditional grid and
to relate to the chalet.
• The idea is for the chalet to remain the “front” building, with its primary entrance defined
by a simple walkway and a front porch. To maintain this prominence, the new structure
will have a secondary feeling, exemplified by its less-defined entrance and primary
access. Although the structures are amply detached, this property is intended to function
as one.
• The new building relates to the size of the historic chalet. As proposed, the new alley
residence will be set some 68-feet back from the front property line on a lot that is only
100’ deep. With its 5-foot rear yard setback, this means the new residence is only a modest
27-feet deep at its largest point from front to back. For sake of comparison, consider that
the chalet structure, including roof overhangs, is 35’-8” deep from front to back. In
addition, the historic chalet structure and the new alley residence will be a very generous
23’-10” apart (wall-to-wall) in a zone district that requires only 5-feet between detached
structures. These ample distances, combined with the preservation of the extremely large
evergreen trees, ensure that the proposed alley residence’s 25-foot maximum height
(including rooftop solar panels) will achieve a sympathetic and subservient relationship
with the historic assets.
The compact design of the new residence is simply in form, scale, and massing.
Combined with the separation distances described above, the simple and clean form of
the proposed design serves to ensure that the new structure will not visually compete
with or in any way overwhelm the historic resources. It also ensures that the old and new
will be clearly and easily differentiated such that nobody will confuse the two. See images
pasted below.
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• The layout of the proposal has been very carefully considered to guarantee design of
the new residence is sympathetic and subservient to the historic resource while
maintaining the prominence of the chalet and associated trees from West Smuggler
and 8th Streets. The chalet’s iconic north and east facades, including the second-floor
deck facing 8th Street, will forever remain highly visible and unobstructed, especially
given the proposed building envelope/setbacks on the Vacant Lot.
C. DEMOLITION OF DESIGNATED HISTORIC PROPERTIES
Section 26.415.080 of the Code provides the standards for the review of any request to
demolish a structure within a designated historic property. Of course, the subject
property is not yet designated historic and any of its structures can still be demolished
by right. The applicant intends to maintain the primary chalet structure as well as the
associated “chicken coop” outbuilding after its relocation (addressed below). However,
the 20.3’ x 12.5’, one-story shed that currently sits at the southeast corner of the property
will be demolished.
Per Section 26.415.080(a)(4), demolition shall be approved if it is demonstrated that the
application meets any one of the following criteria:
a. The property has been determined by the City to be an imminent hazard to public safety and
the owner/applicant is unable to make the needed repairs in a timely manner;
b. The structure is not structurally sound despite evidence of the owner's efforts to properly
maintain the structure;
c. The structure cannot practically be moved to another appropriate location in Aspen; or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance;
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Additionally, for approval to demolish, all the following criteria would normally need to
be met, although not necessarily in the case of an AspenModern negotiated designation:
a. The structure does not contribute to the significance of the parcel or Historic District in
which it is located;
b. The loss of the building, structure or object would not adversely affect the integrity of the
Historic District or its historic, architectural or aesthetic relationship to adjacent designated
properties; and
c. Demolition of the structure will be inconsequential to the historic preservation needs of the
area.
The shed structure cannot practically be moved to another appropriate location on-site,
but if, prior to its demolition, someone would like to move it to another appropriate
location in Aspen, the Applicant is willing to allow it to be taken. Moreover, there is no
known documentation to demonstrate that this outbuilding has historic, architectural,
archaeological, engineering or cultural significance. It is felt that the structure does not
contribute to the historic significance of the parcel, and it resides on the proposed, non-
historic vacant lot. The loss of the shed will not adversely affect the perfect integrity
scoring of this property. There are no adjacent designated properties, and demolition of
the shed will be inconsequential to the historic preservation effort proposed herein or to
the needs of the area.
D. RELOCATION OF HISTORIC CHICKEN COOP (OUTBUILDING)
Code Section 26.415.090 explains its intent as being the preservation of designated historic
properties in their original locations, as much of their significance is embodied in their
setting and physical relationship to their surroundings. However, it is also recognized
that occasionally the relocation of a property may be appropriate as it provides an
alternative to demolition or because it only has a limited impact on the attributes that
make it significant.
In the current case, the primary historic resource of the chalet residence will not be
relocated or altered in any fashion. Instead, only the small “chicken coop” outbuilding
currently located along the alley is proposed for on-site relocation. The applicable review
criteria for this proposal are found in Section 26.415.090(c) and HPC Design Guidelines
9.1 through 9.8, as addressed below.
(c) Standards for the relocation of designated properties. Relocation for a building, structure or
object will be approved if it is determined that it meets any one of the following standards:
(1) It is considered a noncontributing element of a historic district and its relocation will not
affect the character of the historic district; or
(2) It does not contribute to the overall character of the historic district or parcel on which it
is located and its relocation will not have an adverse impact on the Historic District or
property; or
(3) The owner has obtained a certificate of economic hardship; or
(4) The relocation activity is demonstrated to be an acceptable preservation method given
the character and integrity of the building, structure or object and its move will not
adversely affect the integrity of the Historic District in which it was originally located or
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diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
Additionally, for approval to relocate all of the following criteria must be met:
(1) It has been determined that the building, structure or object is capable of withstanding
the physical impacts of relocation;
(2) An appropriate receiving site has been identified; and
(3) An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
As stated above, only the small “chicken coop” outbuilding is proposed for on-site
relocation. The outbuilding is original to the site but its small stature and its location
along the alley and within/under vegetation is such that it is barely noticeable.
This outbuilding measures just 11.3’ x 11.3’, is less than a full story in height, and sits on
a rock foundation. It will be stabilized, lifted, and moved some 50 or so feet to the
northeast, where it will reside adjacent to and east of the rear half of the chalet, partially
beneath the branches of the large conifer that marks the back corner of the resource. It
will be sensitively placed back on a new slab that will help to better support the structure
while avoiding impacts to the tree’s root system. This small structure is capable of being
lifted and its new base will provide structural stability ensuring its future. Other than this
relocation, the structure will not be altered. The new location assures not only increased
stability but also a greater degree of prominence and association with the historic chalet
structure.
HPC Design Guideline 9.1 is not applicable since the proposal does not involve the
development of a basement beneath the relocated outbuilding. Regarding Guidelines 9.2
through 9.7, this on-site relocation is for only a small outbuilding -- not relocation of the
primary resource – that is not within a historic district. The accompanying plans show
the existing and proposed locations for the structure. Its existing location is not much
contributing to the historic significance of the property since it is hardly even noticeable,
and the proposed relocation will enhance the relationship between the primary and
accessory structures. The outbuilding’s orientation will be maintained (i.e., the door
facing north), as will its historic elevation above grade. Its new foundation will appear
similar in design and materials to the historic “foundation;” simply laying small rocks
around its base will accomplish this. Similarly, its original exterior will be unaltered and
require no reconstruction. There will be no lightwells as the structure will not have any
subgrade area. The relocation will be accomplished by experienced and qualified
contractors. Guideline 9.8 is inapplicable since the proposed relocation is on-site.
E. SECTION 26.415.110 - BENEFITS
Section 26.415.110 of the Code explains that the City is committed to providing support
to property owners to assist their efforts to maintain, preserve, and enhance their historic
properties. Recognition that these properties are valuable community assets is the basic
premise underlying the provision of special procedures and programs for designated
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properties, and the same recognition goes even further in underlying the AspenModern
program through which the City negotiates the granting of benefits and incentives
beyond those specified in the Code to convince an owner to willingly landmark their
property.
The Applicant is not requesting a historic landmark lot split but is instead utilizing the
AspenModern negotiation to request a subdivision and associated GMQS exemption that
would result in one additional unit of density (these are separately addressed below). Of
the “benefits” provided for in Section 26.415.110 of the Code, the Applicant is requesting
only minor setback variations, a slight on-site parking reduction, and the issuance of a
transferable development right (TDR). The Applicant is not requesting a Floor Area
bonus, any conditional uses, or any funds or fee waivers.
In relevant part, the HPC is empowered to grant variations to allow:
(a) development within the side, rear and front setbacks;
(b) development that does not meet the minimum distance requirements between
buildings; and
(c) up to 5% additional site coverage.
The proposed development complies with the R-6 zone district requirements for front
setbacks, minimum distance between detached buildings on a lot, and site coverage
limitations. That said, to the extent that any such requirements are later determined to be
unmet, it is proposed that the provided site plan be established as approved under the
terms of the AspenModern designation.
Setbacks.
In granting a variation, the HPC must determine that the variation “Is similar to the pattern,
features and character of the historic property…and/or Enhances or mitigates an adverse impact
to the historic significance or architectural character of the historic property…”
The only Chalet Lot variations requested from the zoning involve (1) the relocated
chicken coop having a five-foot east side yard setback where ten-feet would otherwise be
required; (2) a five-foot rear yard setback variation to allow a lightwell that exceeds
minimum size; and (3) five-foot rear setback for spaces that will not be used solely as
garage, including both the new residence’s below grade mechanical and laundry rooms
under the garage (within the same foundation) and a deck area on top of the garage. The
zoning allows a 5-foot rear yard setback for that portion of the principal structure used
solely as a garage but otherwise requires a 10-foot rear yard setback; the applicant merely
seeks to utilize the spaces above and below those first five feet of garage. All above-grade
massing and scale conditions for the proposed alley residence comply with R-6
dimensional requirements.
As proposed, the new alley residence will be set some 68-feet back from the front property
line on a lot that is only 100’ deep. With its 5-foot rear yard setback, this means the new
residence is only a modest 27-feet deep at its largest point from front to back. For sake of
comparison, consider that the chalet structure, including roof overhangs, is 35’-8” deep
from front to back. In addition, the historic chalet structure and the new alley residence
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will be a very generous 23’-10” apart (wall-to-wall) in a zone district that requires only 5-
feet between detached structures. These ample distances, combined with the preservation
of the extremely large evergreen trees, ensure that the proposed alley residence’s 25-foot
maximum height (including rooftop solar panels) will achieve a sympathetic and
subservient relationship with the historic assets.
The compact design of the new residence is simply in form, scale, and massing.
Combined with the separation distances described above, the simple and clean form of
the proposed design serves to ensure that the new structure will not visually compete
with or in any way overwhelm the historic resources. It also ensures that the old and new
will be clearly and easily differentiated such that nobody will confuse the two.
On the Vacant Lot, it is proposed that the standard 10-foot front setback be increased
three-fold to 30-feet for above-grade improvements to assure maximum visibility of the
historic structures from West Smuggler Street and its North 8th Street intersection
(utilities and subgrade improvements would continue to be subject to the standard 10-
foot front yard setback requirement). To accommodate this, it is also proposed that the
east side yard setback for this 8,000 square foot lot be 5-feet, as required (adjacent to the
nearly 30-feet of unoccupied right-of-way between the property line and the N. 8th Street
roadway), and that the combined side yard setback requirement be waived or established
at 15-feet (a 10-foot variation from the 25-foot requirement). The proposed side yard
setbacks and the 5-foot/10-foot rear yard setback are consistent with the underlying R-6
zoning. If preferable to the City, the Applicant is amenable to establishing these setbacks
as a formal “building envelope” to be delineated on the Final Subdivision Plat.
The proposal is wholly compatible with the surrounding neighborhood. In addition, the
requested variations are fully appropriate and warranted in exchange for guaranteeing
the perpetual preservation of a substantial community benefit and valuable community
asset by landmark designating Aspen oldest remaining example of a chalet residence and
associated outbuilding. The layout of the proposal has been very carefully considered to
guarantee the design of the new residence is sympathetic and subservient to the historic
resource while maintaining the prominence of the chalet and associated trees from West
Smuggler and 8th Streets. The chalet’s iconic north and east facades, including the second-
floor deck facing 8th Street, will forever remain highly visible and unobstructed,
especially given the proposed building envelope/setbacks on the Vacant Lot.
On-Site Parking.
Per Code Section 26.415.110(d), on-site parking reductions are permitted for designated
historic properties unable to contain the number of parking spaces required by the
underlying zoning due to the existence of a historic resource. When the parking waiver
will enhance or mitigate an adverse impact on the historic significance or architectural
character of the designated property, the HPC may also waive any otherwise required
cash-in-lieu of on-site parking for residential development.
Since the Chalet Lot will contain two detached single-family residences, the Code would
require four on-site parking spaces, or two per dwelling. The Applicant is requesting a
parking waiver of two spaces to allow one on-site parking space per dwelling. The
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proposed plans include two one-car garages within the new detached structure. One of
these spaces is to be dedicated to the chalet structure and the other is for the new
residence. The two garages are separated by an interior wall and only one of the two
spaces is accessible from within the attached residence. In addition, the Applicant seeks
approval to maintain the existing fence and parking pull-out area within the West
Smuggler Street right-of-way, as these have existed since the 1940s. Relocating the circa
1940s fence to match the West Smuggler Street property line is not feasible or desirable
as it would necessitate impacts to the historically significant trees. This pull-out area
within the West Smuggler Street right-of-way provides an additional 3-4 off-street
parking spaces.
Placing two additional parking spaces on-site would require the removal of additional
trees and greater impact on/crowding of the historic resources. A waiver of the
requirement for two additional on-site spaces allows the two historic assets to stand-
alone, without additions or alterations, surrounded by the massive trees that have always
added to the character of the property and an appropriate, ample amount of open
ground. As such, the waiver will enhance or mitigate an adverse impact on the historic
significance or architectural character of the designated property; therefore, the fee in-
lieu should be waived as well.
Transferable Development Rights (TDR).
Section 26.415.110(k) provides that owners of properties listed on the Inventory may
sever and convey, as a separate development right, undeveloped floor area to be
developed on a different property within the City. The proposed Vacant Lot, being 8,000
square feet in the R-6 zone district, would normally allow 3,520 square feet of Floor Area
for a single-family residence. However, in another proactive effort to ensure sensitivity
to the important historic resources on the adjacent Chalet Lot, the Applicant is
volunteering that the Vacant Lot be limited to just 3,240 square feet of floor area, or the
same floor area allowed for a lot of only 6,000 square feet. With this 280 square foot
reduction, the Applicant is requesting one (1) 250 square foot historic TDR that can be
sold for use on a different, eligible receiver site within the City.
All other dimensional requirements of the R-6 zoning, as may be amended, would
continue to govern development on the Vacant Lot. Such development will also remain
subject to all other applicable codes, including but not necessarily limited to the
Residential Design Standards.
F. RESIDENTIAL DESIGN STANDARDS, CHAPTER 26.410
As codified at Section 26.410.010(a),
The City’s Residential Design Standards are intended to ensure a strong connection
between residences and street; ensure buildings provide articulation to break up bulk and
mass; and preserve historic neighborhood scale and character. The standards do not
prescribe architectural style, but do require that each home, while serving the needs of its
owner, contribute positively to the streetscape.
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The Code further provides that the Residential Design Standards (RDS) are intended to
achieve an environment where homes have a connection to the street, respond to
neighboring properties, and reflect traditional building scale. The proposal preserves the
historic chalet that has engaged the street for some 75 years and provides articulation by
breaking up available bulk and mass into three small-to-modest, detached structures. It
also not only preserves historic neighborhood scale and character, but its buildings are
critical in defining the neighborhood’s historic character and scale. Obtaining HPC
approval of the proposed development inherently guarantees achieving of the objectives
and intent of the RDS.
As such, to the extent that the proposed development and design of the new structure on
the Chalet Lot fails to comply with any of the applicable RDS, it is proposed that such
standard be waived under the umbrella of the negotiated AspenModern approval. The
future development of the Vacant Lot, on the other hand, will be subject to consistency
with any then applicable RDS.
G. GROWTH MANAGEMENT, CHAPTER 26.470
While this AM negotiation application seeks Major Subdivision approval and the
granting of a residential development allotment for the Vacant Lot, it is requested that
both resulting lots be permitted to mitigate for affordable housing in accordance with and
pursuant to the Codes in effect for the development of preexisting parcels or lots created
through a Lot Split process, as such code provisions may exist at the time of building
permit applications.
Development of a second residential dwelling on the proposed 10,000 square foot Chalet
Lot, as allowed by the R-6 zoning dimensional requirements, is exempt from growth
management pursuant to Code Section 26.470.090(a) and will provide affordable housing
mitigation accordingly. As requested, the Vacant Lot will allow the future development
of a single-family home that is similarly exempt from growth management pursuant to
Section 24.470.090(a). The existing lot was created by a Lot Split, and the new lots will
have been subdivided and found to comply with the provisions of Subsection 26.480.020
(addressed later herein). As such, both resulting lots will mitigate for affordable housing
in accordance with and pursuant to the Codes in effect at the time of building permit
applications and no related fee waivers are requested.
It is the Applicant’s intention to keep the Chalet Lot, including its two historic structures
and the new residence they will build thereon. It is unlikely but possible that the new
residence at the rear of the Chalet Lot could be developed in advance of the Vacant Lot
being sold to a third party. The developing of this new residence at the rear of the Chalet
Lot will trigger a requirement for payment of an affordable housing mitigation fee.
The Vandemoer family does not permanently reside within Aspen. Nevertheless, in
recognition of the family having owned the subject property for more than 75 years, it is
requested that, in the event the new residence on the Chalet Lot is to be developed in
advance of the Vacant Lot having been sold, payment of the required affordable housing
mitigation fee associated with the new residence on the Chalet Lot be allowed to be
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deferred until at least one month following the Vacant Lot being sold to an unassociated
third party. If the Vacant Lot is sold prior to building permit for the new alley residence
on the Chalet Lot, then full payment of the applicable mitigation fee will be made at the
time of its permit issuance.
H. SUBDIVISION, CHAPTER 26.480
The purpose of Chapter 26.480, Subdivision, of the Aspen Land Use Code is to: (a) assist
in the orderly and efficient development of the City; (b) ensure the proper distribution of
development; (c) encourage the well-planned subdivision of land by establishing
standards for the design of a subdivision; (d) safeguard the interests of the public and the
subdivider and provide consumer protection for the purchaser; (e) provide procedures
so that development encourages the preservation of important and unique natural or
scenic features, including but not limited to mature trees or indigenous vegetation, bluffs,
hillsides or similar geologic features or edges of rivers and other bodies of water; and (f)
promote and protect the health, safety and general welfare of the residents of the City of
Aspen.
The subject property was recently created through a 2020 Minor Subdivision for a Lot
Split that divided the original larger, merged parcel into two. The property is a
rectangular-shaped 18,000 square foot lot (180’ x 100’) in the R-6 Zone District. It is legally
described as Lot 2, Vandemoer Hill Lot Split according to the final plat thereof recorded
November 6, 2020, in Plat Book 129 at Page 11, and it includes Lots D-I of Block 3, City
and Townsite of Aspen (see Exhibit 5). Lot 1 is a vacant parcel under separate ownership
and is not part of this application.
Excerpt Screenshot from Final Plat of the Vandemoer Hill Lot Split (Subject Property Outlined in Red):
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The current configuration of the subject property is the result of Ordinance No. 2 (Series
of 2020) (hereinafter the “Ordinance”) and the associated Final Plat. The Ordinance did
not historically designate the property or put any significant restrictions on it. Instead,
the Ordinance provides that any future development on Lot 2 is merely subject to the
requirements of the R-6 zone district in place at such time as a development or
redevelopment application is submitted (which time is now). However, the Ordinance
provides that Lot 2 “shall not be further subdivided through the Minor Subdivision – Lot Split
process.” As such, this application does not seek a Minor Subdivision or Lot Split but
instead requests Major Subdivision approval through the AM process to divide Lot 2 into
Parcels A and B. Nonetheless, it is requested that both resulting lots be permitted to
mitigate for affordable housing in accordance with and pursuant to the Codes in effect
for the development of preexisting parcels or lots created through a Lot Split process, as
such code provisions may exist at the time of building permit applications.
More specifically, the applicant intends to subdivide the property into two lots, as
follows:
(A) Parcel A (also referred to herein as the “Chalet Lot” or “Historic Lot”) to be a 10,000
square foot, historically designated lot (100’ x 100’) and contain the historic chalet
and relocated chicken coop (Outbuilding “B”), as well as a new detached single-
family residence along the alley frontage; and
(B) Parcel B (also referred to herein as the “Vacant Lot”) to be a vacant 8,000 square
foot lot (80’ x 100’) that will be given a residential growth management allotment
but will not be designated or otherwise subject to HPC purview for future
development of a single-family home. The existing storage building (Outbuilding
“A”) will be demolished.
The reduced-size diagrams provided below depict the proposed layout of the lots and
structures as well as the proposed setback requirements.
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Because this application does not involve a request for condominiumization, timesharing, a
boundary adjustment, a lot split, or a historic landmark lot split, and because of the terms
of the Ordinance, the review is Major Subdivision. Accordingly, the Applicant has provided
information below relevant to and addressing the requirements in Code Sections 26.480.040,
General Subdivision Review Standards, and 26.480.070, Major Subdivision.
Sec. 26.480.040, General Subdivision Review Standards.
All subdivisions are required to meet the following general standards and limitations in
addition to the specific standards applicable to each type of subdivision. The applicable
standards are provided below in indented and italicized text, and each is immediately
followed by the Applicant’s response demonstrating compliance or consistency
therewith, as applicable.
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(a) Guaranteed Access to a Public Way. All subdivided lots must have perpetual
unobstructed legal vehicular access to a public way. A proposed subdivision shall not
eliminate or obstruct legal vehicular access from a public way to an adjacent property.
All streets in a Subdivision retained under private ownership shall be dedicated to
public use to ensure adequate public and emergency access. Security/privacy gates
across access points and driveways are prohibited.
The proposal allows for guaranteed perpetual and unobstructed legal vehicular access to
the alley at the rear of the property as well as both North Eighth Street and West Smuggler
Street. All other properties utilizing these public rights-of-way will maintain
unobstructed access as well. There are and will not be any streets within the subdivision.
No security or privacy gates across access points or driveways are proposed.
(b) Alignment with Original Townsite Plat. The proposed lot lines shall approximate, to
the extent practical, the platting of the Original Aspen Townsite, and additions thereto,
as applicable to the subject land. Minor deviations from the original platting lines to
accommodate significant features of the site may be approved.
The proposed lot line runs in a straight line from the alley to West Smuggler Street, As
such, it conforms to and aligns with the platting of the Original Aspen Townsite.
(c) Zoning Conformance. All new lots shall conform to the requirements of the zone
district in which the property is situated, including variations and variances approved
pursuant to this Title. A single lot shall not be located in more than one zone district
unless unique circumstances dictate. A rezoning application may be considered
concurrently with subdivision review.
The proposed lots will contain 10,000 and 8,000 square feet where the underlying R-6
zoning stipulates a minimum lot area of 6,000 square feet. The lots will also have a 100-
and 80-foot lot widths where the required minimum is 60-feet. As such, the result will be
two fully conforming lots of record. A rezoning is not required or requested, and both
lots will remain zoned R-6.
(d) Existing Structures, Uses, and Non-Conformities. A subdivision shall not create or
increase the non-conformity of a use, structure or parcel. A rezoning application or
other mechanism to correct the non-conforming nature of a use, structure, or parcel
may be considered concurrently.
In the case where an existing structure or use occupies a site eligible for subdivision,
the structure need not be demolished and the use need not be discontinued prior to
application for subdivision.
If approval of a subdivision creates a non-conforming structure or use, including a
structure spanning a parcel boundary, such structure or use may continue until
recordation of the subdivision plat. Alternatively, the City may accept certain
assurance that the non-conformities will be remedied after recordation of the
subdivision plat. Such assurances shall be reflected in a development agreement or
other legal mechanism acceptable to the City Attorney and may be time-bound or
secured with a financial surety.
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The structures to be maintained are in conformance with the requirements of the
underlying R-6 zoning, as such requirements are being varied through the AM process.
The proposed single-family residential uses and densities are consistent with the R-6
zoning as well. The shed structure located along the southeast property lines where the
alley meets N. 8th Street, is proposed for demolition. Thus, the proposed subdivision, with
concurrent approval of the proposed setback provisions, will not result in any
nonconformities.
Sec. 26.480.070, Major Subdivisions.
Code Section 26.480.070 provides that major subdivisions shall be approved, approved
with conditions, or denied by the City Council, after receiving a recommendation from
the Historic Preservation Commission. Major subdivisions are subject to Section
26.480.030, Procedures for Review, the standards and limitations of Section 26.480.040,
General Subdivision Review Standards (addressed above), and the standards and
limitations applicable to a land subdivision, as addressed below.
(a) Land Subdivision. The division or aggregation of land for the purpose of creating
individual lots or parcels shall be approved, approved with conditions, or denied
according to the following standards:
(1) The proposed subdivision complies with the requirements of Section 26.480.040—
General Subdivision Review Standards.
The proposed division of land for purposes of creating individual lots is considered a
major subdivision. Compliance with the requirements of Section 26.480.040 has been
demonstrated above.
(2) The proposed subdivision enables an efficient pattern of development that optimizes
the use of the limited amount of land available for development.
The existing 18,000 square foot lot is not fully built out in terms of allowable floor area or
density. The underlying R-6 zoning carries a minimum gross lot size of 6,000 square feet.
Therefore, it is theoretically possible to subdivide the property into three conforming lots.
However, such subdivision into three 6,000 square foot lots would not be possible
without moving or demolishing the historic chalet that currently sits on three original
townsite lots. Further, given the requirement for the subdivision to align with the original
townsite plat, it would also be necessary to remove several of the exceptional trees from
the property to make room for development of the three lots that would result. These are
not acceptable or appropriate outcomes.
It would be possible to subdivide the 18,000 square feet of land into two lots of 9,000
square feet each, which would enable development of four single-family dwellings
instead of the three proposed. While such a subdivision would optimize density, it is felt
that it would also inappropriately crowd and overwhelm the historic community assets
and the large trees. As such, it is believed that the proposed subdivision enables an
appropriately efficient pattern of development that sensitively optimizes the use of the
limited amount of land available.
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(3) The proposed subdivision preserves important geologic features, mature vegetation,
and structures or features of the site that have historic, cultural, visual, or ecological
importance or contribute to the identity of the town.
The proposed subdivision would guarantee the perpetual preservation of two vital
historic structures. It has also been carefully planned to maximize preservation of the
important mature vegetation on the property. These features to be preserved have
historic, cultural, visual, and ecological importance, all of which greatly and indisputably
contributes to the identity of the town. There are no known geologic features on the
property.
(4) The proposed subdivision prohibits development on land unsuitable for development
because of natural or man-made hazards affecting the property, including flooding,
mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock
slides, mining activity including mine waste deposit, avalanche or snow slide areas,
slopes in excess of thirty percent (30%), and any other natural or man-made hazard
or condition that could harm the health, safety, or welfare of the community. Affected
areas may be accepted as suitable for development if adequate mitigation techniques
acceptable to the City Engineer are proposed in compliance with Title 29—
Engineering Design Standards. Conceptual plans for mitigation techniques may be
accepted with specific design details and timing of implementation addressed through
a Development Agreement pursuant to Chapter 26.490—Approval Documents.
The subject property is not known to be subject to or in any way affected by flooding,
mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rockslides,
mining activity, avalanche or snowslides, slopes greater than 30% or any other hazard or
condition that could harm the health, safety or welfare of the community or any
inhabitants of the property itself. The only “unsuitable” land for development on the
property is the areas beneath the large conifer trees and these areas are being sufficiently
avoided to ensure no harm to these resource trees.
(5) There has been accurate identification of engineering design and mitigation
techniques necessary for development of the proposed subdivision to comply with the
applicable requirements of Municipal Code Title 29 - Engineering Design Standards
and the City of Aspen Urban Runoff Management Plan (URMP). The City Engineer
may require specific designs, mitigation techniques, and implementation timelines be
defined and documented within a Development Agreement.
All identification of engineering design and mitigation techniques for development of the
proposed subdivision was considered with the Vandemoer Hill Lot Split. All new
development will require the same types of engineering studies and design
considerations that are typical throughout the West End area. A new home was recently
developed immediately across North Eighth Street and the subject property is not
significantly different from an engineering or URMP perspective. All new development
will comply with adopted engineering standards.
(6) The proposed subdivision shall upgrade public infrastructure and facilities necessary
to serve the subdivision. Improvements shall be at the sole cost of the developer.
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It is not anticipated that the proposed subdivision would generate impacts that would
necessitate significant upgrades to public infrastructure and facilities. However, should
any such improvements prove necessary, the developer will bear all associated costs.
(7) The proposed subdivision is exempt from or has been granted all growth management
approvals pursuant to Chapter 26.470—Growth Management Quota System,
including compliance with all affordable housing requirements for new and
replacement development as applicable.
As part of the AM negotiated benefits, it is requested that the Vacant Lot be granted a
residential development allotment. Further, while this AM negotiation application seeks
major subdivision approval, it is requested that both resulting lots be permitted to
mitigate for affordable housing in accordance with and pursuant to the Codes in effect
for the development of preexisting parcels or lots created through a Lot Split process, as
such code provisions may exist at the time of building permit applications. In effect, the
Vacant Lot will allow the future development of a single-family home that is similarly
exempt from growth management pursuant to Section 24.470.090(a). As such, the
necessary administrative growth management exemptions have been requested
concurrent with this subdivision and AM approval.
(8) The proposed subdivision meets the School Land Dedication requirements of Chapter
26.620 and any land proposed for dedication meets the criteria for land acceptance
pursuant to said Chapter.
The subject property does not include adequate area for the dedication of land. As such,
fees in lieu of school land dedication will be paid in association with development of the
resulting Vacant Lot. Such fees will be paid at the time of building permit issuance for
the new home on the Vacant Lot.
(9) A Subdivision Plat shall be reviewed and recorded in the office of the Pitkin County
Clerk and Recorder, pursuant to Chapter 26.490—Approval Documents.
A proposed Final Subdivision Plat of The Vandemoer Lot 2 Subdivision is provided
herewith for review, as part of the attached proposed plans package. The Final
Subdivision Plat will be recorded in the office of the Pitkin County Clerk and Recorder,
pursuant to Chapter 26.490, Approval Documents.
(10) A Development Agreement shall be reviewed and recorded in the office of the Pitkin
County Clerk and Recorder, pursuant to Chapter 26.490—Approval Documents.
Should this application be approved, a Development Agreement memorializing the
terms of the approval will be provided to the City for review and recording in the office
of the Pitkin County Clerk and Recorder, pursuant to Chapter 26.490, Approval
Documents. As is customary, it is requested that a draft Development Agreement be
required to be submitted to the City for review within 180-days of this application’s final
approval.
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I. MEDIUM-DENSITY RESIDENTIAL (R-6) ZONING, SECTION 26.710.040
The proposal provides areas for long-term residential purposes and customary accessory
uses. Recreational and institutional uses are found in proximity to the property and its
existing and intended detached residential dwellings. The property is within the original
Aspen Townsite and will contain an appropriately dense settlement of detached
residences within walking distance of both the center of the City and locally and
regionally serving transit stops. Therefore, the proposal is completely consistent with the
codified Purpose of the underlying R-6 zone district.
The proposed detached residential dwellings are a permitted use, and no conditional uses
are being considered. The proposed lots comply with the 6,000 square foot minimum
gross lot area and the 60-foot minimum lot width requirements. The proposed residential
densities on each of the lots are consistent with the minimum net lot area per dwelling
unit requirements of the R-6 zone.
The Chalet Lot (proposed Parcel A) and its proposed development is consistent in
virtually all respects with the underlying R-6 zone district dimensional requirements,
including its limitations on floor area. The Applicant is not requesting a Floor Area Bonus
from the HPC. Minimum front yard setback requirements are and will continue to be
exceeded.
The Chalet Lot will have two detached residential dwellings and, since these will be
separated by more than ten (10) feet, they are not subject to a combined side yard setback
requirement. The Chalet Lot will comply with the 10-foot minimum west side yard
setback requirement, but an east side yard setback variation is requested from the HPC
to allow the small chicken coop outbuilding to be relocated such that it would have a 5-
foot east side yard setback.
The R-6 zoning allows a 5-foot rear yard setback for accessory buildings and for the
portion of a principal building used solely as a garage; this application requests that the
HPC grant a rear yard setback variation to allow the principal residence to benefit from
the same 5-foot rear yard setback requirement and to have a lightwell of more than
minimum size in the rear yard setback.
The existing and proposed structures on the Chalet Lot comply with the 25-foot
maximum height, and all structures will have more than 5-feet of separation between
them. The 10,000 square foot Chalet Lot will have a maximum site coverage requirement
of 36.66%, or 3,666 square feet. The proposed site plan and its 25.32% site coverage
complies with this limitation.
As indicated and calculated on the attached plans, the existing chalet residence includes
1,888.44 square feet of Floor Area (including subgrade and decks), and the chicken coop
(Outbuilding “B”) to be maintained has a Floor Area of 127.5 square feet. The current
Land Use Code and R-6 zoning allow the proposed 10,000 square foot Chalet Lot two
detached residential dwellings with a combined Floor Area of 4,140 square feet. After
deducting the Floor Area of the two historic structures to be maintained, there is 2,124.06
square feet of Floor Area available for use in the new residence (4140 – [1888.44 + 127.5]).
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Calculated pursuant to current Code, the proposed additional residence has a measured
Floor Area of 2,108.39 square feet. As such, the total proposed Floor Area to be located
on the Chalet Lot is 4,124.33 square feet, or 15.67 square feet less than the 4,140 square
feet of Floor Area the R-6 zoning allows.
On the Vacant Lot (proposed Parcel B), it is proposed that the standard 10-foot front
setback be increased three-fold to 30-feet for above-grade improvements to assure
maximum visibility of the historic structures from West Smuggler Street and its North 8th
Street intersection (utilities and subgrade improvements would continue to be subject to
the standard 10-foot front yard setback requirement). To accommodate this, it is also
proposed that the east side yard setback for this 8,000 square foot lot be 5-feet, as required
(adjacent to the nearly 30-feet of unoccupied right-of-way between the property line and
the N. 8th Street roadway), and that the combined side yard setback requirement be
waived or established at 15-feet (a 10-foot variation from the 25-foot requirement). The
proposed side yard setbacks and the 5-foot/10-foot rear yard setback are consistent with
the underlying R-6 zoning. If preferable to the City, the Applicant is amenable to
establishing these setbacks as a formal “building envelope” to be delineated on the Final
Subdivision Plat.
The proposed Vacant Lot, being 8,000 square feet in the R-6 zone district, would normally
allow 3,520 square feet of Floor Area for a single-family residence. However, in another
proactive effort to ensure sensitivity to the important historic resources on the Chalet Lot,
the Applicant is volunteering that the Vacant Lot be limited to just 3,240 square feet of
floor area, or the same floor area allowed for a lot of only 6,000 square feet. With this 280
square foot reduction, the Applicant is requesting one (1) 250 square foot historic TDR
that can be sold for use on a different, eligible receiver site within the City. All other
dimensional requirements of the R-6 zoning, as may be amended, would continue to
govern development on the Vacant Lot. Such development will also remain subject to all
other applicable codes, including but not necessarily limited to the Residential Design
Standards.
Also, please refer to the Dimensional Requirements Forms included with Exhibit 1.
J. COMBINED REVIEWS, SECTION 26.304.060(B)(1)
Section 26.304.060(b)(1) of the Code provides that,
The procedures for reviewing development plans and applications where more than one
(1) development approval is being sought simultaneously may be combined or modified
whenever the Community Development Director determines, in consultation with the
applicant, that such combination or modification would eliminate or reduce duplication
and ensure economy of time, expense and clarity; provided, however, that all public
noticing normally associated with the subject development application(s) is maintained
and that a thorough and full review of the application and proposed development as
otherwise required by this Title is achieved.
An AspenModern proposal such as that provided in this application inherently requires
a comprehensive, combined review where all requests are considered concurrently.
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Combining the various reviews that are requested will eliminate or reduce duplication
while ensuring the economy of time, expense and clarity required under Code Section
26.415.025(c)(1), Ninety-Day Negotiation Period. Duly public noticed public hearings will
continue to take place before the HPC as well as the Aspen City Council, and a thorough
and full review of the application and proposed development will be achieved.
As part of this Combined Review and AM negotiation, the Applicant seeks to obtain both
Conceptual and Final Major Development approval from the HPC. A thorough and full
review of the application and proposed development will be achieved since the historic
assets are not being added to or otherwise altered. The architectural detailing of the
proposed new residence along the alley are sufficiently represented to enable Final
Review to occur concurrently with the Conceptual Review, and the Vacant Lot will not
be subject to HPC purview. Nothing worthwhile would be gained by separating the
Conceptual and Final Reviews into two applications and two processes but doing so
would cause duplication and unnecessary increases in time and expense for the
Applicant, who has willfully entered a 90-Day AspenModern Negotiation.
K. EXTENSION OF VESTED RIGHTS, SECTION 26.308.010(C)
Once the negotiated approvals are granted, the historic designation will take immediate
and perpetual effect. However, the Applicant does not have the financial wherewithal to
immediately develop the new residence at the rear of the Chalet Lot and seeks a
comfortable time cushion to be able to realize this plan.
Consequently, the Applicant requests a 10-year period of vested property rights with the
approvals granted pursuant to this AM application. With this, it is recognized that fees
due for mitigation requirements would be based on the Codes in affect at the time the fee
is incurred (i.e., at the time of building permit application), that the vested rights would
not protect against newly adopted or amended rules of general applicability (i.e., fire,
energy, electrical codes, etc.), and that any duly adopted short-term rental restrictions
would apply to the resulting properties.
Per Section 26.308.010(c) of the Code, the City Council may approve an extension of
vested rights. In reviewing such a request, the City Council shall consider, but not be
limited to, the following criteria (each is cited below in indented and italicized text and
immediately followed by the Applicant’s response):
a. The applicant's compliance with any conditions requiring performance prior to the
date of application for extension or reinstatement;
This standard is not applicable given that the request is for an extended period of initial
vested rights, not a reinstatement or extension. Nevertheless, as stated above, the City
will immediately have its part of the deal (the historic designation) guaranteed in
perpetuity.
b. The progress made in pursuing the project to date including the effort to obtain any
other permits, including a building permit and the expenditures made by the applicant
in pursuing the project;
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This standard is also not applicable given that the request is for an extended period of
initial vested rights, not a reinstatement or extension. Regardless, the Applicant has
voluntarily incurred and covered all costs associated with preparing this application
(including but not limited to legal, planning, surveyor, engineering and architectural
fees). There have also been substantial “soft costs” incurred and risked by the Applicant
in making this AM negotiation possible, including but not limited to the extended period
of incurring taxes and the carry/opportunity costs of having kept and not sold the
property.
c. The nature and extent of any benefits already received by the City as a result of the
project approval such as impact fees or land dedications;
The guaranteed and perpetual nature and substantial benefits that will be received by the
City because of the project approval have been addressed at length throughout the
foregoing. The City has demonstrated a very high level of decades-long interest in
historically designating the subject property. Only now, with this Applicant as the sole
remaining owner of the property, does the City finally find itself in a position where there
is an earnest opportunity to achieve the public goals of historic preservation at 949 West
Smuggler Street. Although entitled to make such requests, the Applicant is not requesting
any fee waivers beyond those normally allowed for historic properties (i.e., a residential
parking waiver without a fee in-lieu).
d. The needs of the City and the applicant that would be served by the approval of the
extension or reinstatement request.
The Applicant does not have the financial wherewithal to immediately develop the new
residence at the rear of the Chalet Lot and seeks a comfortable time cushion to be able to
realize this plan. The Applicant will also need to sell the Vacant Lot and needs adequate
time to get this done before the remaining vested rights period is too short or hurried. In
short, the Applicant does not want to be hurried to act upon the approval while the
historic designation granted in exchange is guaranteed in perpetuity.
The Applicant is not requesting an equal exchange in the form of perpetual vested rights,
although one might argue that such would be warranted. Instead, the Applicant is
requesting just ten years of vested rights to act upon the approvals but with the public-
benefitting caveats that:
(1) The historic preservation needs of the City will be immediately and perpetually
satisfied;
(2) The affordable housing mitigation required will remain subject to whatever is
current at the time of building permit application (i.e., not vesting against changes
to affordable housing mitigation requirements);
(3) The vested rights will not protect against newly adopted or amended rules of
general applicability (i.e., fire, energy, electrical codes, etc.); and
(4) Any duly adopted short-term rental restrictions will apply to the resulting
properties.
These recognized and understood caveats ensure that important City needs will continue
to be served.
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141
142
Exhibit A
Legal Description of subject property (un-subdivided)
PARCEL 1
LOTS A. B. C, D, E. F, G. H AND (,.BLOCK 3, CITY AND TOWNSITE OF ASPEN,
PARCEL 2
THAT CERTAIN PARCEL OF LAND, TOGETHER WITH ALL RIGHTS, PRIVILEGES AND EASEMENTS
CONTAINED IN THE DEED HEREINAFTER DESCRIBED, CONVEYED TO H.R. VANDEMOER BY VIRGINIA
S. CHAMBERLAIN BY DEED DATED APRIL 20.1.959, DULY RECORDED JUNE 2,1959 AS RECEPTION NO.
100073 IN BOOK 187 AT PAGE—= OF THE RECORDS IN THE OFFICE OF THE CLERK OF THE
RECORDED OF PITKIN COUNTY, COLORADO.
SAID PARCEL OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS (FROM RECEPTION
NO, 34 j :
THAT CERTAIN PARCEL OF LAND IN SECTION 12, TOWNSHIP 10. SOUTH, RANGE 85 WEST, 6TH P.M.,
DESCRIBED IN DOCUMENT NO.96608 IN BOOK 170 AT PAGE = OF THE RECORDS FOR PITKIN
COUNTY LYING NORTHERLY OF THE CENTERLINE OF THE ALLEY IN BLOCK 3 OF THE CITY AND
TOWNSITE OF ASPEN PROJECTED WESTERLY TO ITS INTERSECTION WITH THE WESTERLY LINE OF
SAID TRACT OF LAND DESCRIBED IN.SAID DOCUMENT NO. gem OF THAT PARCEL OF LAND
CONVEYED BY MICHAEL MAROLT TO H.R. VANDEMOER AND ARTHUR PFISTER BY QUIT CLAIM DEED
DATED JULY 1a,1%9.
INCLUDING ALL RIGHTS AND PRIVILEGES TO USE THE ROADWAY AS NOW CONSTRUCTED AND IN USE
FROM SMUGGLER STREET ACROSS SAID ABOVE DESCRIBED PROPERTY TO THAT PORTION OF LAND
DESCRIBED IN SAID DOCUMENT NO. WO LYING SOUTHERLY OF THE CENTERLINE OF THE ALLEY IN
SAID BLOCK 3 PROJECTED WESTERLY, IT BEING THE INTENTION OF THE GRANTOR TO RELEASE AND
QUIT -CLAIM FOREVER HER INTEREST IN SAID EASEMENT USED FOR INGRESS AND EGRESS TO
SMUGGLER STREET.
LESS AND EXCEPT ALL OF THAT PROPERTY DESCRIBED IN THAT DOCUMENT RECORDED JUNE 2,
1959 IN BOOK 187 AT PAGE M, AS RECEPTION NO. 108072.
COUNTY OF PITKIN.
STATE OF COLORADO.
Page 5 of 5
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427 Rio Grande Place, Aspen, CO 81611
(970) 920.5090
www.aspen.gov
NOTICE OF EXEMPTION AND AUTHORIZATION TO APPLY FOR LAND
USE/BUILDING PERMITS DURING THE EFFECTIVE TERM OF
ORDINANCE #27, SERIES OF 2021
Property Address:
Parcel ID Number:
Property Owner:
Representative/email:
Scope o f Work (Provide narrative here and a separate pdf which is a succinct and
clear set of supporting documents, to be attached to this form as Exhibit A, such as
Letters of Completeness, Resolutions, Development Orders, Land Use Case
numbers, Building Permit numbers etc. If the representation being made is that the
work does not involve dimensional changes prohibited by the moratorium provide
existing and proposed calculations, f loor Plans and and elevations to be attached:
___________________________________________________________________
___________________________________________________________________
Due to the circumstances noted below, the above referenced project as defined by
the Scope o f Work is exempt from the application of Ordinance #27, Series of 2021,
and is authorized to pursue a land use review and/or building permit review during
the effective term o f Ordinance #27, Series of 2021, an ordinance which generally
places a moratorium on residential development. This authorization does not
guarantee issuance o f a building permit or approval of any land use application. The
applicant must submit complete information and pursue all authorized approvals in a
timely fashion, adhering to all deadlines for submission, terms of Vested Rights,
response times required to maintain an active building permit, and all other Land Use
Code and Building Code requirements in effect as of December 8, 2021. Any
amendments and or additional approvals not addressed or identified in the
application, may be subject to Ordinance #27, Series of 2021.
The project described above is permitted to proceed with land use review because
(check all that apply):
145
□A land use application for a Development Order or Notice of Approval was
submitted to the Community Development Department prior to final passage of
the ordinance on December 8, 2021, and was subsequently deemed to be
c omplete by the Community Development Department Director.
□The land use application is seeking a Development Order or Notice of Approval
for a project consisting of 100% Af fordable Housing as that term is defined at
§26.104.100 of the Aspen Municipal Code, or as may be deemed necessary for
the issuance of C ertificates of Affordable Housing for a 100% Affordable Housing
project, or as determined by the Community Development Director .
□The land use application involves Voluntar y AspenModern designation
processes that meet the requirements of Section 26.415.025.C and
26.415.030.
□The land use application or administrative request may be necessary to issue
exempt building per mits as described below , and as determined by the
Comm unity Development Director .
The project described above is perm itted to submit for building permit review
bec ause (check all that apply ):
□A building permit application was submitted to the Community Development
Department prior to final passage of the ordinance on December 8, 2021, and
was subsequently deemed to be c omplete by the Chief Building Official.
□It is a building permit for a project that will not increase the gross square
footage of development, Net leasable area, or Net livable area of any building
and does not m eet the definition of demolition.
□It is a building permit for a project that will not increase the Height of any
building. This includes additions to or replacement of mechanical equipment or
energy eff iciency systems pursuant to height exemptions as set f orth at
§26.575.020 of the Aspen Municipal Code, or as determined by the Community
Development Director.
□It is a building permit for commercial and lodge development as stand-alone
uses on a parcel or property .
□The project has received or is eligible to receive a Development Order or
Notice of Approval on the effective date of this ordinance.
□It is a building perm it for 100% affordable housing projects as that term is
defined at §26.104.100 of the Aspen Municipal Code.
□It is a building permit for demolition or repair of non-habitable str uctures.
Issued on ___________________, 20___, this certif icate is valid through the
effective date of Ordinance #27, Series of 2021, or any Ordinance which supersedes
a provision of Ordinance #27, Series of 2021 in a manner which is relevant to the
Scope of Work. A copy of this certificate is required when applying for any land use
review or building permit. This Notice is not a Development Or der or Administrative
Determination that is subject to appeal.
___________________________________
Phillip Supino
Com munity Development Director
Disclaimer: This exemption is given based on the information provided by the applicant. If changes are
made, o r the scope, after a more detailed review, is found to be subject to Ordinance 27, 2021, the exemption may be revoked.
Exhibit A: Floor plans and elevations representing scope of work
Planning Director, for
146
Land Title Guarantee Company
Customer Distribution
PREVENT FRAUD - Please remember to call a member of our closing team when
initiating a wire transfer or providing wiring instructions.
Order Number:Q62013800 Date: 12/10/2021
Property Address:949 W SMUGGLER ST, ASPEN, CO 81611
PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS
For Closing Assistance For Title Assistance
Land Title Roaring Fork Valley Title
Team
533 E HOPKINS #102
ASPEN, CO 81611
(970) 927-0405 (Work)
(970) 925-0610 (Work Fax)
valleyresponse@ltgc.com
Seller/Owner
VANDEMOER FAMILY INC,
Delivered via: Delivered by Realtor
MITCH
Attention: MITCH
mitch@hlpaspen.com
Delivered via: Electronic Mail
VANDEMOER FAMILY, INC
Attention: CHRIS VANDEMOER
PO BOX 668
STERLING, CO 80751
(970) 580-5801 (Work)
Delivered via: Electronic Mail
147
Copyright 2006-2021 American Land Title Association. All rights reserved.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing
as of the date of use. All other uses are prohibited. Reprinted under license from the
American Land Title Association.
Property Address:
949 W SMUGGLER ST, ASPEN, CO 81611
1.Effective Date:
12/03/2021 at 5:00 P.M.
2.Policy to be Issued and Proposed Insured:
"TBD" Commitment
Proposed Insured:
A BUYER TO BE DETERMINED
$0.00
3.The estate or interest in the land described or referred to in this Commitment and covered herein is:
A FEE SIMPLE
4.Title to the estate or interest covered herein is at the effective date hereof vested in:
VANDEMOER FAMILY INC., A COLORADO S-CORP
5.The Land referred to in this Commitment is described as follows:
LOT 2,
VANDEMOER HILL LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOF RECORDED NOVEMBER 16,
2020 IN PLAT BOOK 129 AT PAGE 11.
COUNTY OF PITKIN,
STATE OF COLORADO.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62013800
148
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62013800
All of the following Requirements must be met:
This proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company
may then make additional Requirements or Exceptions.
Pay the agreed amount for the estate or interest to be insured.
Pay the premiums, fees, and charges for the Policy to the Company.
Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or
both, must be properly authorized, executed, delivered, and recorded in the Public Records.
1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF
THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED.
2.LAND TITLE WILL REQUIRE EVIDENCE OF THE RETT BEING SATISFIED ON DEED RECORDED
DECEMBER 3, 2020 AS RECEPTION NO. 671156.
3.DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
VANDEMOER FAMILY INC., A COLORADO S-CORP AS A CORPORATION. THE STATEMENT OF
AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED, THE MAILING ADDRESS OF
THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE
INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY
ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-
172, CRS.
NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER.
4.GOOD AND SUFFICIENT DEED FROM VANDEMOER FAMILY INC., A COLORADO S-CORP TO A BUYER TO
BE DETERMINED CONVEYING SUBJECT PROPERTY.
NOTE: ADDITIONAL REQUIREMENTS OR EXCEPTIONS MAY BE NECESSARY WHEN THE BUYERS
NAMES ARE ADDED TO THIS COMMITMENT. COVERAGES AND/OR CHARGES REFLECTED HEREIN, IF
ANY, ARE SUBJECT TO CHANGE UPON RECEIPT OF THE CONTRACT TO BUY AND SELL REAL ESTATE
AND ANY AMENDMENTS THERETO.
THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO.
149
This commitment does not republish any covenants, condition, restriction, or limitation contained in any
document referred to in this commitment to the extent that the specific covenant, conditions, restriction,
or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender
identity, handicap, familial status, or national origin.
1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land and not shown by the Public
Records.
4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by
law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records or attaching subsequent to the effective date hereof but prior to the date of the proposed
insured acquires of record for value the estate or interest or mortgage thereon covered by this
Commitment.
6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public
agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown
by the records of such agency or by the Public Records.
7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water.
8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN
RECORDED JANUARY 17, 1888 IN BOOK 59 AT PAGE 292, PROVIDING AS FOLLOWS: THAT NO TITLE
SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY
VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS.
9.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN
RECORDED AUGUST 08, 1888 IN BOOK 59 AT PAGE 468, PROVIDING AS FOLLOWS: THAT NO TITLE
SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY
VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS.
10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF ORDINANCE BY THE ASPEN CITY COUNCIL,
NO. 02, SERIES OF 2020 RECORDED AUGUST 14, 2020 AS RECEPTION NO. 666991.
11.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF VANDEMOER HILL LOT SPLIT RECORDED NOVEMBER 16, 2020 IN BOOK 129 AT PAGE 11.
12.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF EASEMENT AGREEMENT RECORDED
NOVEMBER 16, 2020 AS RECEPTION NO. 670573.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62013800
150
LAND TITLE GUARANTEE COMPANY
DISCLOSURE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the
clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least
one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that,
the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or
filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters
which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for
recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title
Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal
documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy
when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of
Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following
conditions:
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
The Subject real property may be located in a special taxing district.(A)
A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in
which the real property is located or that county treasurer's authorized agent unless the proposed insured provides
written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real
property).
(B)
The information regarding special districts and the boundaries of such districts may be obtained from the Board of
County Commissioners, the County Clerk and Recorder, or the County Assessor.
(C)
The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
(A)
No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land
described in Schedule A of this Commitment within the past 6 months.
(B)
The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and
material-men's liens.
(C)
The Company must receive payment of the appropriate premium.(D)
If there has been construction, improvements or major repairs undertaken on the property to be purchased within
six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include:
disclosure of certain construction information; financial information as to the seller, the builder and or the
contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company,
and, any additional requirements as may be necessary after an examination of the aforesaid information by the
Company.
(E)
151
Note: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may
include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance
company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for
the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award
payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of
Regulatory Agencies.
Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing
protection letter for the lender, purchaser, lessee or seller in connection with this transaction.
Note: Pursuant to CRS 10-1-11(4)(a)(1), Colorado notaries may remotely notarize real estate deeds and other
documents using real-time audio-video communication technology. You may choose not to use remote notarization for
any document.
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other
minerals, or geothermal energy in the property; and
(A)
That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
(B)
152
JOINT NOTICE OF PRIVACY POLICY OF
LAND TITLE GUARANTEE COMPANY,
LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY
LAND TITLE INSURANCE CORPORATION AND
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance
Corporation and Old Republic National Title Insurance Company.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state
privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence
is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized
access to your non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
applications or other forms we receive from you, including communications sent through TMX, our web-based
transaction management system;
your transactions with, or from the services being performed by us, our affiliates, or others;
a consumer reporting agency, if such information is provided to us in connection with your transaction;
and
The public records maintained by governmental entities that we obtain either directly from those entities, or from
our affiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows:
We restrict access to all Personal Information about you to those employees who need to know that information in
order to provide products and services to you.
We may share your Personal Information with affiliated contractors or service providers who provide services in the
course of our business, but only to the extent necessary for these providers to perform their services and to
provide these services to you as may be required by your transaction.
We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your
Personal Information from unauthorized access or intrusion.
Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action.
We regularly assess security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT
IS NOT STATED ABOVE OR PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We
may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for
example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your
Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is
needed to enforce our rights arising out of any agreement, transaction or relationship with you.
Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy
policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction
thereof.
153
Commitment For Title Insurance
Issued by Old Republic National Title Insurance Company
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER
REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING
ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND
CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN
ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE
CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. .
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, Old Republic National Title Insurance
Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is
effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the
specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met
within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1. DEFINITIONS
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates
and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or
other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The
Company shall not be liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
i. comply with the Schedule B, Part I—Requirements;
ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
iii. acquire the Title or create the Mortgage covered by this Commitment.
“Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a)
“Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any
property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues,
alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(b)
“Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c)
“Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(d)
“Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e)
“Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this
Commitment.
(f)
“Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters
relating to real property to purchasers for value and without Knowledge.
(g)
“Title”: The estate or interest described in Schedule A.(h)
the Notice;(a)
the Commitment to Issue Policy;(b)
the Commitment Conditions;(c)
Schedule A;(d)
Schedule B, Part I—Requirements; and(e)
Schedule B, Part II—Exceptions; and(f)
a counter-signature by the Company or its issuing agent that may be in electronic form.(g)
The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the
Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed
Insured’s good faith reliance to:
(a)
The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the
matter and did not notify the Company about it in writing.
(b)
The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the
Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.
(c)
The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment
Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(d)
The Company shall not be liable for the content of the Transaction Identification Data, if any.(e)
154
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the
Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma
policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of
either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at
http://www.alta.org/arbitration.
IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown
in Schedule A to be valid when countersigned by a validating officer or other authorized signatory.
Issued by:
Land Title Guarantee Company
3033 East First Avenue Suite 600
Denver, Colorado 80206
303-321-1880
Craig B. Rants, Senior Vice President
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II
—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements
have been met to the satisfaction of the Company.
(f)
In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g)
Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a)
Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b)
Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject
matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral,
express or implied, relating to the subject matter of this Commitment.
(c)
The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the
terms and provisions of this Commitment or the Policy.
(d)
Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e)
When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f)
155
156
157
158
159
160
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. The
information maintained by the County may not be complete as to
mineral estate ownership and that information should be
determined by separate legal and property analysis.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273512212003 on 02/07/2022
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
161
WERNER DANA HERSCHMANN REV TRUST
LAS VEGAS, NV 89146
3065 S JONES BLVD
LOT 1 VANDEMOER HILL LOT SPLIT LLC
ASPEN, CO 81612
PO BOX 1470
FRANCIS STREET TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
901 W FRANCIS ST
GOLDRICH MELINDA REV TRUST
ASPEN, CO 81611
825 W NORTH ST
CURTON CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
939 W FRANCIS ST
CURLEE CYNTHIA A FAM TRUST
ASPEN, CO 81612
PO BOX 692
COLOSAL CORP
ASPEN, CO 81611
715 W MAIN ST #201
817 WEST NORTH STREET LLC
CORPUS CHRISTI, TX 78401
518 PEOPLES ST
MASS ANN M
ASPEN, CO 81611
225 N MILL ST #116
NALADHU LLC
ASPEN, CO 81611
901 W FRANCIS ST
WALDECK TOM & VIVIAN G
ASPEN, CO 81611
915 W NORTH ST
CAROLYN PARRY CONDO ASSOC
ASPEN, CO 81611
505 S SNEAKY LN
AEB REALTY
GREENWICH, CT 06830
239 GREENWICH AVE
NEWMAN JOEL
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
SHARP DESIGNS INC
ASPEN, CO 81611
936 W FRANCIS
SCHUHMACHER JOHN W TRUST
ASPEN, CO 81611
505 N 8TH ST
RATNER DENNIS F TRUST
VIENNA, VA 22182
1577 SPRING HILL RD # 500
FRANCIS STREET LLC
ASPEN, CO 81612
PO BOX 1365
HARRIS JOAN W REV TRUST
CHICAGO, IL 60611
209 E LAKE SHORE DR
POWELL WILLIAM E TRUST
SAN ANTONIO, TX 78218
11 LYNN BATTS LN #100
BRIEN ALICE
ASPEN, CO 81612
PO BOX 10521
STARODOJ BETSY H & THOMAS S II
ASPEN, CO 81612
PO BOX 2298
DRAMATIC VIEW HOLDINGS LLC
DENVER, CO 80201
PO BOX 3053
JAMIE ALEXANDER LLC
NEW YORK, NY 10021
720 PARK AVE #4A
ASPEN FOREST 8TH STREET LLC
LAS VEGAS, NV 89135
113999 SUMMIT CLUB DR
BAIRD STEPHEN W & SUSAN MERRITT
CHICAGO, IL 60603
120 S LASALLE ST # 2000
CAMP ROBERT C REV TRUST
ASPEN, CO 81612
PO BOX 692
WERNER MICHAEL B REV TRUST
LAS VEGAS, NV 89146
3065 S JONES BLVD
810 WEST SMUGGLER STREET LLC
ASPEN, CO 81611
101 S MILL ST #200
162
SAXON FAMILY DELTA TRUST
TULSA, OK 74136
6677 S EVANSTON CIR
SAXON BRUCE CHARLES
TULSA, OK 74136
6677 S EVANSTON CIR
FOREST LOOKOUT II LLC
ASPEN, CO 81611
605 W MAIN ST #2
SCHWAB LOUISE H NON-EXEMPT MARITAL TRUST
LOS ANGELES, CA 90024
10940 WILSHIRE BLVD #2250
NEWMAN JOEL
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
TREEHOUSE CONDO ASSOC
ASEPN, CO 81611
COMMON AREA
822 W SMUGGLER ST
BEN-HAMOO PATRICE CONYERS
ASPEN, CO 81612
PO BOX 2902
KEILIN KIM MILLER TRUST
ASPEN, CO 81612
PO BOX 10064
SCHWAB ROBERT H SURVIVORS TRUST
LOS ANGELES, CA 90024
10940 WILSHIRE BLVD #2250
NEWMAN FAMILY TRUST
GOLDEN BEACH, FL 33160
355 OCEAN BLVD
POWELL WILLIAM E TRUST
SAN ANTONIO, TX 78218
11 LYNN BATTS LN #100
FOREST SERVICE ASPEN HEADQUARTERS
ASPEN, CO 81611
806 HALLAM ST
RUBEY ROBERT
DENVER, CO 80209
3465 BELCARO DR
TALENFELD ELIZABETH G
ASPEN, CO 81611
915 W FRANCIS ST
HARRIS JOAN W REMAINDER TRUST
CHICAGO, IL 60611
209 E LAKE SHORE DR
5 STRING LLC
GATLINBURG, TN 37738
PO BOX 1709
SCHUHMACHER MARIANNE H TRUST
ASPEN, CO 81611
505 N 8TH ST
SOPRIS INVESTMENT HOLDINGS CORP
ASPEN, CO 81611
715 W MAIN ST #201
MCTAMANEY ROBERT A III TRUST
ASPEN, CO 816113104
908 W FRANCIS ST
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