HomeMy WebLinkAboutagenda.apz.20230103AGENDA
ASPEN PLANNING & ZONING
COMMISSION
January 3, 2023
CITY OF ASPEN
4:30 PM, Virtual Meeting (See
agenda packet for instructions to
join the meeting)
I. VIRTUAL MEETING INSTRUCTIONS
TO JOIN ONLINE:
Go to www.webex.com and click on "Join a Meeting"
Enter Meeting Number: 2550 971 2108
Enter Password: 81611
Click "Join Meeting"
TO JOIN BY PHONE:
Call: 1-650-479-3208
Enter Meeting Number:
Enter Password: 81611
II. ROLL CALL
III. COMMENTS
IV. MINUTES
2550 971 2108
IV.A November 17, 2022 Draft Minutes
minutes.apz.20221117.docx
IV.B December 6, 2022 Draft Minutes
minutes.apz.20221206.docx
V. DECLARATION OF CONFLICT OF INTEREST
VI. PUBLIC HEARINGS
VI.A Lot 1 Vandemoer Hill Lot Split I Variations from Certain Residential Design
Standards I Special Review to Develop Accessory Dwelling Units I Certificates of
Affordable Housing Credits I Growth Management Review
Memo to P&Z_Lot 1 Vandemoer Hill Lot Split_ADU.pdf
1
Resolution No. XX_Series of 2023_Vandemoer Hill Lot Split.pdf
Exhibit A_RDS Variations —Staff Findings.pdf
Exhibit B_Accessory Dwelling Unit Design Standards_ Staff Findings.pdf
Exhibit C_Special Review Standards_ Staff Findings.pdf
Exhibit D_Accessory Dwelling Unit and Carriage House Special Review
Standards.pdf
Exhibit E_Growth Management —Staff Finds.pdf
Exhibit F_Certificates of Affordable Housing Credits —Staff Findings.pdf
Exhibit G_APCHA Referral Comments.pdf
Exhibit H_Application.pdf
VII. OTHER BUSINESS
VIII. ADJOURN
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
1) Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8) Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission
commences. No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners* 14) Motion* *Make sure the discussion and
motion includes what criteria are met or not met
Revised January 9, 2021
K
Minutes Aspen Planning and Zoning Commission November 17, 2022
Page 1 of 1
Chairperson McGovern called the Special Planning and Zoning (P&Z) meeting for November 17
th, 2022 to
order at 4:30 PM.
Commissioners in attendance: Teraissa McGovern was the only member in attendance.
Staff in Attendance:
Risa Rushmore, Community Development
James R True, City Attorney
Cindy Klob, Records Manager
COMMISSIONER COMMENTS
None
STAFF COMMENTS
Mr. True stated this meeting was set for the appeal of denial of demolition permits for five applicants
and added all the parties have decided to continue the hearing until December 20, 2022.
PUBLIC COMMENTS
None
APPROVAL OF MINUTES
None
DECLARATION OF CONFLICT OF INTEREST
None
PUBLIC HEARINGS
Appeal Hearings to Review the Community Development Director’s Notice of Denial for
Demolition Allotment Permits
Ms. McGovern opened the hearing and moved to continue it until December 20, 2022.
Ms. McGovern then closed the hearing.
OTHER BUSINESS
None
ADJOURN
Ms. McGovern motioned and approved to adjourn the meeting. The meeting was adjourned at 4:35 PM.
Cindy Klob, Records Manager
3
Minutes Aspen Planning and Zoning Commission December 6, 2022
Page 1 of 5
Vice Chairperson Spencer McKnight called the regular Planning and Zoning (P&Z) meeting for December
6th, 2022 to order at 4:30 PM.
Commissioners in attendance: Brittanie Rockhill, Christine Benedetti, Jason Suazo, Sam Rose, Tom
Gorman, and Spencer McKnight.
Commissioners not in attendance: Teraissa McGovern
Staff in Attendance:
Amy Simon, Community Development Planning Director
Ben Anderson, Community Development Deputy Director
Haley Hart, Long Range Planner
Sophie Varga, Zoning Enforcement Officer
Kate Johnson, Assistant City Attorney
Cindy Klob, Records Manager
COMMISSIONER COMMENTS
Mr. Rose announced he had picked up a petition to run for City Council. He was congratulated by the
other commissioners.
STAFF COMMENTS
Ms. Simon stated this would be the only meeting in December. She thanked everyone for their time on
the commission.
PUBLIC COMMENTS
None
APPROVAL OF MINUTES
None
DECLARATION OF CONFLICT OF INTEREST
None
PUBLIC HEARINGS
None
4
Minutes Aspen Planning and Zoning Commission December 6, 2022
Page 2 of 5
OTHER BUSINESS
Outdoor Lighting – Land Use Code Update Presentation and Discussion
Mr. Ben Anderson introduced Ms. Haley Hart. Ms. Hart introduced Ms. Sophie Varga and stated they
have been working on proposed revisions to the lighting code. They are meeting with the commissions
and technical stakeholders for feedback on the 50% completed draft version.
She stated there will be a more formalized outreach campaign with the general public early next year
which will contain feedback from this meeting. At this time, staff is asking for feedback on the draft and
not a formal recommendation.
Ms. Hart then described the lighting code standards apply to any outdoor lighting on residential,
commercial, lodge or public buildings or properties. The code does not apply to right-of-way light such
as streetlights.
Ms. Hart reviewed the history of the lighting code and some current issues with it including performance
considerations, overall outdated code, inconsistent requirements across use types, and light trespassing
from inside a building.
She described how the lighting design and engineering firm, Clanton and Associates, is assisting with the
development of the proposed code changes. The firm did a walking tour in the spring of 2022 and
provided a memo of the findings from the tour.
Ms. Hart then reviewed the proposed code updates including:
Focus on lighting performance by parcel
Introducing concept of “lighting zones” to identify performance standards
Updating terminology providing flexibility as lighting technology changes over time
Clear rules and expectations during remodels and retrofitting
Improved definitions and processes
Incorporating “dark skies” best practices without pursuing certification
Mr. Anderson noted a couple of council members are very interested in pursuing certification, but staff
is not recommending it at this time.
Mr. McKnight asked if this would be done about the same time as the 5G towers. Mr. Anderson stated
the wireless industry is a bit unknown at this time. So far, the city has only received applications for 10
fixtures to be installed next summer. He stated the lights associated with the towers will be “dark sky”
compliant. He estimated there are 750 streetlights in Aspen today and it would be multi-million dollar
exercise to replace or upgrade them. He did not believe the Utilities Department is planning to do this at
this time.
Ms. Hart asked the commissioners to respond to some questions.
1) What are some words or phrases that you would use to describe what outdoor lighting should
be like or what outcomes it should achieve?
Mr. McKnight provided “soft and purposeful”.
Mr. Rose agreed with Mr. McKnight and added “safety”.
Mr. Gorman agreed with Mr. Rose.
5
Minutes Aspen Planning and Zoning Commission December 6, 2022
Page 3 of 5
Ms. Benedetti agreed with “purposeful” and added “thoughtful”.
Ms. Rockhill agreed with “safety” and feels the code should work with businesses who are trying
to draw in customers so it’s not too much.
Mr. Suazo agreed with the other commissioners.
Mr. McKnight asked staff to share the memo from the consultants.
Ms. Hart replied the different zones are identified, but they are not mapped at this time.
Mr. Anderson stated they are discussing options for defining the zones including distance from
downtown, density of housing, etc.
2) In your own experiences of living and working in Aspen, (and in your work on P&Z) do you have
any concerns or issues related to outdoor lighting that we should consider in the draft code?
Mr. Suazo asked if the city logs complaints regarding holiday lights.
Ms. Simon stated the city has tried to educate the public regarding how wrapping tree branches
can impact their health and growth and the impact of lights on wildlife. The city tries to limit the
use of it.
Ms. Varga noted the draft has a time range for holiday lighting.
Mr. Suazo asked if wildlife areas/migratory paths could be a separate zone.
Mr. Anderson asked if limits should be year ‘round or specific times.
Mr. Suazo it may be challenging to define a holiday date range.
Mr. Suazo is concerned about the cost of retrofitting.
Mr. Anderson stated the team is trying to land on a reasonable timeframe, possibly a five to ten
year to achieve a level of compliance.
Mr. Anderson asked if they look at the picture displayed (outside of the Cowenhoven building at
night), what limits should be applied, if at all.
Mr. McKnight likes the lighting on the features of the building in the city core butdoesn’t want
to see it spill over. He hopes the new code will hope to focus the lighting and make it
purposeful.
Mr. Gorman asked if the downtown lights as currently experienced on buildings such as the
Hotel Jerome will continue to be allowed or not.
Mr. Anderson replied not unless there is a proposal to change it. He added there may be some
thresholds set on tenant finishes.
Ms. Rockhill feels this is good timing with the new construction at Lift 1A. She asked if the city is
looking into the lights in the doors of the Residence Clubs and hotels can not be on if no one is in
the room.
Mr. Anderson replied the lighting plans submitted by both projects at Lift 1A included some of
the techniques included in the proposed lighting performance code changes. He is noted the
building code that is ready to be adopted addresses some of her concerns regarding interior
6
Minutes Aspen Planning and Zoning Commission December 6, 2022
Page 4 of 5
controls of lighting but may not address everything. He added the code currently does not
address any light trespassing from the interior to the exterior and this makes up a lot of
complaints received. He stated it is challenging to come up with enforceable regulations.
3) Do you have any question or comments about concepts, definitions or review processes
proposed in the 50% draft?
Mr. Rose feels it would be good if the lighting code could honor the buildings with old western
town features.
Ms. Hart stated they will be sending an updated list of comments to the Clanton team by the end of the
week and asked if any commissioner has additional input, to please send it in.
Mr. Gorman stated he had visited Ann Arbor Michigan which is considered a dark sky city. He noted they
do not have a curfew and the new code is applied to new development and remodels only.
Mr. Gorman asked if the level of specificity is necessary regarding acceptable solutions as described on
page 5.
Mr. Gorman asked if there was a national or industry standard or is this something specific to Aspen.
Mr. Gorman feels the suggested curfew could present safety issues.
Mr. Gorman asked if the city has established any baselines.
Mr. Anderson responded the consultant captured some satellite readings and looked at available data.
He responded Aspen’s contribution to light pollution is likely tied to the streetlights. He noted there may
be some residential or commercial applications that are especially egregious. He added the space they
are investigating in regards to curfews is with holiday lighting or commercial lights when the business is
not open.
Mr. Gorman asked how much the proposed residential changes would lower the emissions. Is it worth
pursuing them if they do not have a large impact. This is why he asked about establishing baselines.
Mr. Anderson responded their ultimate purpose is not to significantly reduce the lighting from
residential buildings. They want to attempt to address areas of complaints, provide more consistent
requirements and a reasonable path forward for residents to improve the lighting on their property
without a long review process.
Mr. Gorman suggested staff consult with first responders, insurance people and property managers as
to what they need for safety.
Mr. Gorman asked if an information campaign would be effective and adopt a subsidy to assist those
who can not afford upgrades.
Mr. Anderson believes the focus will be with new development and remodels. He added CORE provides
subsidies for upgrades.
Ms. Hart thanked everyone for their comments.
Discussion of Future Meeting Format
7
Minutes Aspen Planning and Zoning Commission December 6, 2022
Page 5 of 5
Ms. Johnson stated staff has been evaluating the status of the meeting venues. With COVID there was
an emergency ordinance allowing P&Z to meet virtually. She noted the Historic Preservation
Commission there had been issues raised with the virtual meeting platform. Staff is gauging how the
commissions want to meet and City Council has left it up to the chair to make the decision regarding the
meeting format. She reiterated the city does not have the resources to accommodate hybrid meetings.
She stated Chairman McGovern has indicated an interest to move back to in person meetings in January
of next year. There is a discussion item on tonight’s agenda to allow for commissioners to object to Ms.
McGovern’s interest or request a full discussion on the topic.
Ms. Simon stated there have been several glitches with the virtual platforms and noted it is a no win
situation because some members of the public will prefer the format to remain virtual and some will
want the meetings in person. She stated it needs to be one way or the other because it is confusing to
the public to switch back and forth.
Ms. Benedetti stated she would support moving back to in person meetings and feels it will be more
effective.
Mr. Rose is not opposed to in person meetings, but it may make it more difficult for him to attend
meetings at times.
Mr. Gorman feels both formats have advantages, and he would anticipate missing in person meetings
due to other commitments. He thinks there is an advantage to meeting in person.
Ms. Rockhill stated from a health perspective she is trying to stay away from people since she has a
newborn child. She would prefer delaying meeting in person until warmer weather such as March or
April.
Mr. McKnight agrees with Ms. Rockhill. He also acknowledges in person meetings can be better,
especially for new commissioners. He anticipates missing more meetings if it is switched back to the in
person format. He suggested having additional discussion at the next meeting.
Ms. Simon stated the plan will be to meet virtually January 3rd, 2023 and discuss it again.
ADJOURN
Mr. Gorman motioned to adjourn and was seconded by Mr. Rose. All in favor and the meeting was
adjourned.
Cindy Klob, Records Manager
8
Page | 1
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Kevin Rayes, Planner
THRU: Amy Simon, Planning Director
RE: Lot 1 Vandemoer Hill Lot Split | Variations from Certain Residential Design
Standards | Special Review to Develop Accessory Dwelling Units |
Certificates of Affordable Housing Credits | Growth Management Review
Public Hearing
MEETING DATE: January 3, 2023
Applicant:
Lot 1 Vandemoer Hill Lot Split LLC, PO
Box 1470, Aspen, CO 81611
Representative:
Chris Bendon, Bendon Adams, 300 South
Spring Street, Aspen, CO 81611
Location:
Lot 1 Vandemoer/Hill Lot Split
Current Zoning:
Medium-Density Residential (R-6) and
Low-Density Residential (R-30)
Summary:
The Applicant plans to develop two free-
market residential dwellings on the subject
property. The proposed design of the
dwellings does not meet certain
Residential Design Standards, triggering a
request for variations from RDS
standards.
Additionally, the Applicant plans to
voluntarily develop two onsite deed-
restricted accessory dwelling units. The
units exceed the maximum size allowed
by-right, triggering a request for Special
Review. Because the units are not
required for mitigation purposes, the
Applicant also requests Growth
Management Review to establish
Certificates of Affordable Housing Credits.
Staff Recommendation:
The proposal to pair the free market development of
this site with two new mandatory occupancy
affordable dwelling units has community benefit and
is generally supported by staff with some caveats.
Regarding design of the project, given the unique
siting of the property at the bend in a steep and
sometimes heavily used route out of Aspen, staff
can support some of the Applicant’s Residential
Design Standards variation requests, but not others
that don’t have a clear justification.
Staff supports the request for Growth Management/
Certificates of Affordable Housing Credits and for
Special Review to develop two deed-restricted
accessory dwelling units beyond the maximum size
allowed by-right, but recommends they each be 3-
bedroom units
Lot 1
Lot
1
Figure 1: Subject Property
9
Page | 2
1. The portion of Power Plan Road bisecting the property was dedicated to the City in 2020.
REQUEST OF THE PLANNING AND ZONING COMMISSION:
The Applicant is requesting the following approvals from the Planning and Zoning Commission:
• Residential Design Standards Variations (Code Section 26.410.020.d)
Certain design standards related to bulk, mass, connection to the street and historic
neighborhood character are required for residential dwellings. The proposed free-market
dwellings (AKA the “north” and “south” homes) fall short of meeting several of these standards,
triggering multiple variation requests.
• Accessory Dwelling Unit & Carriage House Special Review (Code Section 26.430.040
and Code Section 26.520.080)
The land use code prescribes a maximum ADU/Carriage House size of 1,200 sq. ft. of Net
Livable Area. The application proposes development of two ADUs each with a Net Livable
Area of 1,365 sq. ft. The Applicant requests Special Review to develop two ADUs that are
larger than what is allowed pursuant to underlying zoning.
• Certificates of Affordable Housing Credit (Code Section 26.540)
The Applicant plans to develop and deed-restrict two onsite accessory dwelling units. These
units are not required for mitigation purposes. The Applicant requests the Planning & Zoning
Commission approve the generation of Certificates of Affordable Housing Credits to help fund
the development. Credits are issued to the developer of affordable housing after a Certificate
of Occupancy is obtained. Another entity can purchase a Certificate and use it to satisfy
housing mitigation requirements.
• Growth Management Review (Code Section 26.470.080.D & Code Section 26.470.100)
The proposed ADUs are not considered units of density and no development allotments are
needed as part of this request, so many of the Growth Management Review criteria are not
applicable. Regardless, because the Applicant requests to generate Certificates of Affordable
Housing Credits, Growth Management Review is triggered.
BACKGROUND:
The subject property is bisected by W. Smuggler Street
as it curves into Power Plant Road.1 The lot is currently
vacant and is the result of a Lot Split approved by City
Council via Ordinance #2, Series of 2020. The portion of
property west of Power Plant Road is very steep and not
contemplated for development. The portion of property
located to the east of Power Plant Road is relatively flat
and may accommodate development without significant
grading. The property is 36,129 sq. ft. in size and is
located within the Medium-Density Residential (R-6) and
Low-Density Residential (R-30) zone districts.
Pursuant to Land Use code Section 26.710.022, Zoning
of Lands Containing More than One Underlying Zone
District, when a parcel of land contains more than one
underlying zone district and a proposed use is not allowed
within all respective zone districts, then, the use can only be developed on land in which it is
permitted. External Floor Area and density which applies to the use is calculated based on the
land area of the zone district in which the use is permitted. While both zone districts allow for
residential use, R-6 allows for the development of two single-family dwellings, a density that is
prohibited within the R-30 zone district.
R-30
R-6
Key
Lot 1 Property
Boundary
Figure 2: Lot 1 is located within
two zone districts and is bisected
by Powerplant Road
10
Page | 3
PROJECT SUMMARY:
As represented in Figure 3, the Applicant plans to build two free-market residences and two deed-
restricted accessory dwelling units (ADUs) on the portion of the property located within the
Medium-Density Residential (R-6) zone district. Because of the large lot size, these improvements
are allowed by-right. Upon completion, the property will be condominiumized and the free-market
dwellings will be sold to individual owners and each ADU will be sold to APCHA-qualified
purchasers.
As represented in Table I, each ADU will contain just over 1,365 sq. ft. of Net Livable Area. One
unit is proposed to contain four bedrooms and the other unit is to contain three bedrooms which
is equivalent to housing a total of 6.5 Full-Time Equivalents (FTEs).
Unit Bedrooms Net Livable Area Minimum Required FTEs Housed
ADU 1 4 1,365 sq. ft. 1,500 sq. ft. 3.5
ADU 2 3 1,365sq. ft. 1,200 sq. ft. 3
Figure 3: Proposed Site Plan | Two-free market homes (“north house” and “south house”) and
Two Deed-Restricted ADUs
Table I: Proposed ADU Dimensions & FTEs Housed
11
Page | 4
Vehicular access to all four units will come from 8th Street through an alley located along the
southern side of the property.
REQUESTED REVIEWS & STAFF DISCUSSION:
To accommodate the proposed development, multiple land use reviews are requested. For
simplicity, these reviews are broken into two categories: (1) reviews associated with the free
market dwellings; and (2) reviews associated with the accessory dwelling units.
1. Reviews associated with the free-market dwellings:
The proposed designs of the two free-market dwellings (AKA the “north” and “south” house)
require variations from certain Residential Design Standards. The purpose of RDS is to
“ensure a strong connection between residences and the streets; ensure buildings provide
articulation to break up bulk and mass; and preserve historic neighborhood scale and
character.” While the Code does not give direction to architectural style, it does require
adherence to the intent of the standards.
Standards are identified either as “Flexible” or “Non-Flexible.” Variations to Flexible
standards may be approved administratively if staff is confident that a design is inconsistent
with a standard but meets the intent. Staff can also defer a Variation to a Flexible standard
to P&Z’s judgement. Staff cannot vary Non-Flexible standards, however P&Z can, again
based on a finding that intent is met, or that there is a property hardship. This application
requests variations from Flexible and Non-Flexible standards from the Planning and Zoning
Commission.
To grant a variation, the Planning & Zoning Commission must make a finding that the
variation, if granted would: (1) provide an alternative design approach that meets the overall
intent of the standard as indicated in the intent statement for that standard as well as the
general intent statements set forth in Land Use Code Section 26.410.010.A1-3; or (2) be
clearly necessary for reasons of fairness related to unusual site-specific constraints.
It's important to point out that the subject property has street frontage with W. Smuggler
Street to the north and Powerplant Road to the west. Residential Design Standards generally
Figure 4: Alley Access from 8th Street to the Subject Parcel
Subject Parcel
12
Page | 5
require compliance on all street-facing
façades of a property. In this instance,
however, staff has determined that property
has little to no relationship with Powerplant
Road. As depicted in Figures 5 & 6,
Powerplant Road is well below finished
grade of the subject property. When more
than 10-ft. of vertical separation exists
between a road and a property, RDS
standards do not apply.
The RDS variations requested in this application are limited to the property’s relationship to
W. Smuggler Street. Each variation is described and discussed below.
a. Articulation of Building Mass (Non-Flexible) | A variation is requested for the north
home
This standard is intended to “reduce
the overall perceived mass and bulk
of buildings on a property.”
Compliance can be met in one of
three ways: (1) provide a maximum
sidewall depth of 50 ft., (2) provide a
one-story connecting element, or (3)
increase the setback at the rear of
the building in the form of a one-story
stepdown.
The North House is designed with a
maximum sidewall depth of
approximately 80 feet from the front
most wall facing W. Smuggler Street
to the rear wall. Incorporating
articulation to meet one of the three
options provided for in the Code
would satisfy this standard.
81.3 ft.
Figure 7: The north house does not provide
sufficient articulation to meet this standard.
7870
7875
7885
Figure 5 & 6: The street frontage along most the west side of the subject property
exceeds ten vertical feet from Powerplant Road to finished grade. Residential Design
Standards along this side of the property are not applicable.
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Page | 6
As a Non-Flexible standard, staff does not support a variation. Given that this is new
construction on a lot which is much larger than typical for the West End, there is no
clear obstacle to comply with the standard.
b. Build-to Requirement (Flexible) | A variation is requested for the south house
The purpose of this standard is to establish a consistent physical pattern of front
facades close to and parallel to streets to frame the street. Buildings should be located
to provide a strong physical presence and integration with the streetscape. To meet the
standard, at least sixty percent of
the front façade of a principal
building should be within five feet
of the minimum front yard setback
line.
As depicted in Figure 8, the north
house and the ADUs contribute
towards the framing of W.
Smuggler Street. Meanwhile, the
south house has a minimal
relationship to the street as it is
located entirely behind the north
house.
Because the intent of this
standard is sufficiently met
through the placement of the
north house and the ADUs, staff
supports a variation from the
standard for the south house.
c. One-Story Element (Flexible) | A variation is requested for the north and south homes
This standard is meant to encourage pedestrian related architectural features.
Specifically, “designs should utilize street-facing architectural elements, such as
porches, that imitate those of historic Aspen residential buildings. Buildings should
provide visual evidence or demarcation of the stories of a building to relate to
pedestrians.” One-story features cannot exceed ten feet in height.
A Projecting One-Story Element is one of the
design options that may satisfy this requirement. To
comply, the projecting one-story element must
protrude at least six feet from the front façade, have
a width equivalent to at least twenty percent of the
building’s overall width, and be a minimum of fifty
sq. ft. in area. This feature may be enclosed living
space or a front porch that is open on three sides.
The design elements proposed on the north house
fail to satisfy this standard, triggering a request for
a variation. As represented in Figure 9, a front entry
porch is proposed on the east elevation. The porch is six feet deep, fifty sq. ft. and one-
story tall, but it is not open on three sides and represents only sixteen percent of the
Figure 9: A code-compliant
projecting one-story element
Figure 8: The north house sufficiently frames
the street for the lot.
14
Page | 7
building’s overall width. By falling short of the latter two requirements, staff believes the
intent of providing a meaningful feature that relates to the pedestrian experience is not
met. Small tweaks to the design are all that is needed for this feature to comply.
There does not appear to be any unusual site-specific constraints that would prevent
the Applicant from meeting the standard. Neighboring homes on much smaller lots
throughout the West End have successfully done so without hardship. As a new-build
on one of the largest lots in the area, it is not burdensome to design a one-story element
that meets the Code. Additionally, at least part of the proposed projecting one-story
element does not meet the criteria to be exempt from Floor Area.
The north house has significant frontage with W. Smuggler Street as it is located in front
of all other dwellings on the property. Providing a one-story element that meets the
mininal dimensional requirements will provide a much needed contribution to the
pedestrian experience. Staff does not support a variation from the standard. A one-
story element that is at least twenty percent of the buildings overall width and that is
open on at least three sides is not a significant request and one that can be met by
making small tweaks to the existing design.
The south house also falls short of providing a code-compliant projecting one-story
element. The proposed feature projects only 4.5 ft. from the front facade (six ft.
minimum), it is only 33.6 sq. ft. in area (fifty sq. ft. minimum) and is taller than one-story
as defined by the Code (ten ft. maximum).
~ 13 ft.
Figure 11: To satisfy the requirement
for a projecting one-story element, the
feature cannot exceed ten ft. in height.
The proposed projecting one-story
element is thirteen ft. tall
Figure 10: The projecting one-story element is only sixteen percent of the overall
length of the home (twenty percent minimum required) and is open only on two sides
(three sides minimum)
13.6 ft. 81.5 ft.
North house (east elevation)
34 sq. ft.
4.4 ft.
En
t
r
y
Figure 12: The proposed projecting one-
story element is only 34 sq. ft. in area (fifty
sq. ft. minimum) and projects only 4.4 ft.
from the front façade (six ft. minimum)
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Page | 8
Although the south house does not have a significant relationship to Smuggler Street,
the orientation of the home will be visible from 8th street and from neighboring
properties. Expanding the footprint of the projecting one-story element is a simple
solution that would bring the feature much closer to the intent. Staff does not support a
variation from the standard. The projecting one-story element can be reduced to ten ft.
in height, cover at least fifty sq. ft. in area and project at least six feet from the front
façade without hardship.
d. Garage Door Design (Flexible) | A variation is requested for the north and south homes
The purpose of this standard is to promote a
streetscape that maximizes visual interest by
minimizing unarticulated expanses of garage
doors. A garage door that is visible from the
street or alley is required to utilize an
articulation technique to break up the façade.
The standard can be met in one of two ways:
(1) for a two-car garage, build two separate
garage doors, or (2) for a two-car garage build
one door that appears as two separate doors
by incorporating a separating element that is at least one foot in width.
Although this is considered a Flexible standard, the Applicant has not provided an
alternative design to meet the intent. As represented in Figures 14 & 15, the proposed
garage doors on the north and south homes do not incorporate any design features to
provide articulation. There does not appear to be any unusual site-specific constraints
that would prevent the Applicant from meeting the standard. Staff does not support a
variation from this standard for either house.
Figure 13: Example of two separate
garage doors per the Land Use Code
Figures 14 & 15 (North house on left & south house on right)
The garages proposed on each home do not offer any articulation to break up
the facades of the garage doors
North house (east elevation) South house (east elevation)
16
Page | 9
e. Entry Connection (Non-flexible) | A variation is requested on the north and south
homes
This standard seeks to promote physical connections
between buildings and the street. Buildings should use
architectural and site planning features to establish a
connection between these elements.
Providing at least one entry door on the front façade
of the building can satisfy this standard. The door
should not be set back by more than ten feet from the
front-most wall of the front façade of the principal
building.
The proposed design of the north house does not
incorporate a street-facing door and a variation from
the standard is requested.
As a Non-Flexible
standard, emphasis is
placed on meeting the
letter of the code by
providing a door that
faces the street. As
represented in Figure
17, the street-facing
side of the north house
does not incorporate
any entry connections.
There is no sense that
one can directly enter
the building from the
street.
Staff does not support a variation from this standard. Given the large expanse of the
street-facing façade, there are plenty of opportunities to provide an entry connection.
The south house also
does not incorporate a
street-facing entry
connection. However, in
this instance, staff is
supportive of a variation
from the standard
because this façade
faces directly towards
the rear of the north
house and is not likely
visible from any street or
the surrounding
neighborhood.
Figure 16: Entry-
connection facing the
street per the Land Use
Figure 17: The street facing elevation of the north
house does not incorporate any entry features
Figure 18: The street facing elevation of the south house
does not incorporate any entry features
17
Page | 10
f. Lightwell/Stairwell Location (Flexible) | A variation is requested on the north house
The purpose of this standard is to minimize
negative impacts to the street and to
encourage visual and physical connection
between buildings and street. Lightwells,
areaways and stairwells located between
buildings and streets are considered to
negatively impact the connection with the
street. A lightwell cannot be located between
the front-most wall of a street-facing façade
and any street.
As represented in Figure 19, a lightwell is
located between the front-most wall of the
North House and the street. Staff does not
support a variation from this standard.
Reducing the footprint of the lightwell to bring it behind the front façade of the chimney
or removing it entirely would bring it into compliance.
f. Door Height (Flexible) | A variation is requested on the south house
This standard is intended to retain historic architectural
character by ensuring front doors are not out of scale
when compared to historic Aspen residential buildings.
Doors facing a street shall not be taller than eight feet.
The front door proposed on the south house is nine feet
tall. While this door does not have a significant
connection to W. Smuggler Street, it is likely visible
from 8th street and from neighboring properties.
Consistent with staff’s response regarding the one-
story element, providing modestly scaled features
along the front entry is a code provision that applies to
all residential properties in the West End neighborhood
for the purpose of preserving Aspen’s small-town character. There does not appear to
be any unusual site-specific constraints that would prevent the Applicant from meeting
this standard. Staff does not support a variation from this standard for the south house.
The Applicant may install doors taller than eight feet along any other façade of this
home if desired.
2. Reviews Associated with the ADUs
As previously mentioned, the Applicant plans to develop two ADUs on the property. The
Medium-Density (R-6) zone district allows for the development of one ADU per primary
dwelling. Given the large lot size and significant development rights, the lot may be developed
with two single-family dwellings and two ADUs (one per primary dwelling). The Applicant
requests Special Review from the Planning and Zoning Commission to build the ADUs larger
than what is allowed by Code and Growth Management Review to generate Certificates of
Affordable Housing Credits.
Starting in the 1990’s, the city promoted development of ADUs, mixed throughout the
community with free-market homes, as an opportunity to increase affordable housing stock.
LW
Smuggler Street
Figure 19: A lightwell is proposed
between the street-facing façade of
the north house and W. Smuggler
Figure 20: The front door on
the South House is 9-ft. tall
18
Page | 11
Deed restricted ADUs with optional occupancy requirements were accepted as full mitigation
for new single-family and duplex homes. Over-time, it was determined that the use of ADUs
as workforce housing was uncommon and goals were not being achieved, therefore the ADU
program was amended. Accessory Dwelling Units are still allowed but are voluntary only and
do not satisfy a development’s affordable housing requirements.
The proposed ADUs are not required for mitigation purposes (mitigation associated with the
single-family dwellings will be met separately). In exchange for developing these units, the
Applicant requests that P&Z approve Certificates of Affordable Housing Credits for total of 6.5
FTEs.
Each unit meets the design and livability standards prescribed for Accessory Dwelling units;
a full kitchen, two full bathrooms, washer, and dryer hookups, and plenty of storage/closet
space will be provided in each unit. Lastly, at least one off-street parking space is provided
for each unit, which meets Code.
Under current Code, the Net Livable Area of a voluntary ADU or Carriage Houses cannot
exceed 1,200 sq. ft. The proposed ADUs are each 1,365 sq. ft. (165 sq. ft. larger than what
is allowed by Code). Given the history and context of ADUs in Aspen, the public benefit of
allowing the development of extra-large accessory dwellings is minimal. However, in this
instance, the Applicant is proposing deed-restrictions that require mandatory occupancy in
each dwelling. As represented in Table I (Page 4), a total of seven bedrooms would house
APCHA-qualified tenants.
Staff supports the development of the two-deed restricted ADUs. These units are in a part of
town that has historically not provided significant affordable housing opportunities. With that
said, staff is concerned about issuing credits for a four-bedroom unit.
Aspen Pitkin County Housing Authority regulations are designed to accommodate families
with children in deed-restricted units containing four or more bedrooms. For example, if a
four-bedroom unit is deed-restricted at Category 4 (the highest category available for a
Certificate of Affordable Housing Credit), an annual household income no greater than
$226,650 is allowed. It is reasonable to assume that a family of four in Aspen, consisting of
two kids and two working adults could qualify to rent the unit within that limitation.
However, if four unrelated working adults occupy the same unit, the income cap would likely
be exceeded. As is often the case, if a roommate earns more than his or her share of income
(in this instance, $56,662.50 per year), the other roommates need to earn less for the
household to remain below the maximum income of $226,650.
Once the household income cap is exceeded, one of the roommates is required to find
housing elsewhere. At this juncture, APCHA often struggles to fill the fourth bedroom with an
eligible tenant who earns income low enough to fill the gap between what the remaining three
roommates earn and the maximum household income. This scenario is relatively common
and often leads to empty bedrooms. Affordable Housing Credits are issued based on the
number of bedrooms occupied in a unit. Issuing credits for bedrooms that have a high
probability of vacancy for extended periods is inconsistent with the purpose of the affordable
housing program and results in a negative outcome for the community.
It is understandable why the Applicant is interested in maximizing bedroom count. More
bedrooms translates into more housing opportunities for working locals as well as more
Certificates of Affordable Housing Credits. Staff does not want to discourage the Applicant
from moving forward with the proposed development. However, occupancy of the fourth
19
Page | 12
bedroom remains a concern. Staff proposes two options for both the Applicant and P&Z to
consider:
Option 1: Reduce the bedroom count to three bedrooms per ADU. This would reduce
concerns related to housing unrelated working adults. It is much less likely that working
individuals in a three-bedroom unit would exceed the household income limit.
Option 2: Approve one three-bedroom unit and one four-bedroom unit with the
condition that the four-bedroom unit be rented to a family with at least two dependents
to ensure full occupancy of the larger unit.
Staff finds that all provisions of the Land Use Code related to the development of the ADUs
are met. Staff supports the request to develop these units and to issue Certificates of
Affordable Housing Credits, subject to one of the two options described above as well as the
conditions of approval set forth in the Resolution. All applicable review criteria and staff
findings are included in Exhibits A-F.
RECOMMENDATION
Staff’s recommendation is broken into the following two categories: (1) the free-market dwellings
and (2) the ADUs.
1. For the free-market dwellings:
• Standard B.1: Articulation of Building Mass
Staff recommends denial of a variation for the north house
• Standard B.3: Build-to Requirement
Staff recommends approval of a variation for the south house
• Standard B.4: One Story Element
Staff recommends denial of a variation for the north house
Staff recommends denial of a variation for the south house
• Standard C.4: Garage Door Design
Staff recommends denial of a variation for the north house
Staff recommends denial of the variation for the south house
• Standard D.1 Entry Connection
Staff recommends denial of a variation for the north house
Staff recommends approval of a variation for the south house
• Standard D.2: Door Height
Staff recommends denial of a variation for the south house
• Standard E.4 Lightwell/Stairwell Location
Staff recommends denial of a variation for the north house
2. For the Accessory Dwelling Units:
• Staff recommends approval of the request for Special Review to develop two
deed-restricted accessory dwelling units, Growth Management Review,
(preferring Option 1: two 3-bedroom units) to establish Certificates of
Affordable Housing Credits for a total of 6 FTEs. The resolution is written to
approve Option 1.
20
Page | 13
ATTACHMENTS:
Resolution #___, Series of 2023
Exhibit A | Residential Design Standard Variations | Staff Findings
Exhibit B | ADU Design Standards | Staff Findings
Exhibit C | Special Review Standards | Staff Findings
Exhibit D | ADU & Carriage House Special Review Standards | Staff Findings
Exhibit E | Growth Management Review Standards | Staff Findings
Exhibit F | Certificates of Affordable Housing Credits | Staff Findings
Exhibit G | APCHA Referral Comments
Exhibit H | Application
21
P&Z Resolution #XX, Series of 2023
Page 1 of 4
RESOLUTION # XX
(SERIES OF 2023)
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
APPROVING VARIATIONS FROM CERTAIN RESIDENTIAL DESIGN STANDARDS,
SPECIAL REVIEW FOR ACCESSORY DWELLING UNIT DESIGN STANDARDS,
GROWTH MANAGEMENT REVIEW AND CERTIFICATES OF AFFORDABLE
HOUSING CREDITS FOR THE PROPERTY LEGALLY DESCRIBED AS LOT 1
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
Parcel No. 2735-122-12-002
WHEREAS, the Applicant, Lot 1 Vandemoer Hill Lot Split LLC c/o Robert Bowden,
President of Bowden Homes Equity Fund Manager Inc. PO Box 1470, Aspen, CO 81611,
represented by Chris Bendon, Bendon Adams has requested approval for variations from certain
Residential Design Standards, Special Review for Accessory Dwelling Unit Design Standards,
Growth Management Review, and Certificates of Affordable Housing Credit for the property
legally described as Lot 1 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; and,
WHEREAS, for approval of variations from Residential Design Standards, the application
shall meet the requirements of Aspen Municipal Code Section 26.410.020.d, Variations; and,
WHEREAS, for approval of Special Review for Accessory Dwelling Unit Design
Standards, the application shall meet the requirements of Aspen Municipal Code Sections:
26.520.050, ADU Design Standards, Section 26.430.040, Special Review, and Section
26.520.080.d, Special Review for ADU Design Standards; and,
WHEREAS, for approval of Growth Management Review, the application shall meet the
applicable provisions of Aspen Municipal Code Sections 26.470, Growth Management Quota
System (GMQS), including the requirements of Code Section 26.470.080, General Review
Standards, and Section 26.470.100, Planning & Zoning Commission Applications; and,
WHEREAS, for approval of Certificates of Affordable Housing Credits, the applicant
shall meet the requirements of Aspen Municipal Code Section 26.540.070, Review Criteria for
Establishing an Affordable Housing Credit; and,
WHEREAS, the Community Development Department Staff reviewed the application for
compliance with the applicable review standards; and,
WHEREAS, upon review of the application and the applicable Land Use Code standards,
the Community Development Director recommended approval of certain Residential Design
Standard Variations (and denial of others), approval of Special Review for Accessory Dwelling
22
P&Z Resolution #XX, Series of 2023
Page 2 of 4
Unit Design Standards, approval for Growth Management Review and Certificates of Affordable
Housing Credits; and,
WHEREAS, the City of Aspen Planning and Zoning Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code as
identified herein, has reviewed and considered the recommendation of the Community Development
Director, and has taken and considered public comment at a duly noticed public hearing on January
3, 2023; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal meets the applicable review criteria and that the approval of the request is consistent with
the goals and objectives of the Land Use Code; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare; and,
WHEREAS, the Planning and Zoning Commission approves Resolution #XX, Series of
2023, by a X to X (X-X) vote, granting approval of variations from certain Residential Design
Standards, Special Review for ADU Design Standards, Growth Management Review and
Certificates of Affordable Housing Credits as identified herein.
NOW, THEREFORE BE IT RESOLVED BY THE ASPEN PLANNING & ZONING
COMMISION:
Section 1: Approved Development
Development of two (2) free-market single-family residential dwelling units and the development
of two (2) deed-restricted Accessory Dwelling Units subject to the following conditions:
1. A conceptual drainage plan, geological report and other documentation as deemed
necessary by the Engineering, Parks or any other applicable departments shall be submitted
and approved at the time of building permit.
Section 2: Residential Design Standard Variations
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code and
representations made by the Applicant, the Planning and Zoning Commission hereby approves the
request for variations from the following Residential Design Standards:
1. Standard B.3: Build-to Requirement
• A variation from this standard is approved for the south house.
2. Standard D.1: Entry Connection
• A variation from this standard is approved for the south house; a street-facing entry
connection is not required.
All other Residential Design Standards shall be met.
23
P&Z Resolution #XX, Series of 2023
Page 3 of 4
Section 3: Deed-Restricted Accessory Dwelling Units
Pursuant to the procedure and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning & Zoning Commission hereby approves the request for Special Review for ADU Design
Standards, Growth Management Review, and Certificates of Affordable Housing Credit to develop
two (2) deed-restricted Accessory Dwelling Units subject to the following conditions:
1. The Net Livable Area and bedroom count of each unit is set forth below. Affordable
housing credits equal to 6 FTEs are generated:
Unit Bedrooms Net Livable
Area
Minimum Required
ADU 1 3 1,365 sq. ft. 1,200 sq. ft.
ADU 2 3 1,365sq. ft. 1,200 sq. ft.
2. Each unit will meet basic livability standards prescribed by APCHA, including, but not
limited to a full kitchen, two full bathrooms, washer and dryer hookups, and closet space
in each bedroom.
3. A deed-restriction and Certificate of Occupancy for each ADU shall be recorded prior to
Certificate of Occupancy for the free-market dwellings.
4. The Applicant shall designate the category of each unit and shall provide APCHA with the
required documentation prior to Certificate of Occupancy.
5. The category at which credits are generated for each unit shall match the category at which
each unit is rented.
6. Minimum occupancy requirements shall be met at all times.
7. One off-street parking space is required for each ADU. The approved project represents
two spaces per unit.
8. The applicant has indicated that the ADUs will be rental units. A Pitkin County Employer
per APCHA definitions may purchase the unit and rent to their employees, adhering to all
APCHA requirements. Such employer must be approved by APCHA prior to entering a
contract for the initial sale, as well as any subsequent sales.
Section 4: 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 Planning and Zoning Commission, are hereby incorporated in such site development approvals
and the same shall be complied with as if fully set forth herein, unless amended by an authorized
entity.
Section 5: 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.
24
P&Z Resolution #XX, Series of 2023
Page 4 of 4
Section 6: 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 meeting on January 3, 2023.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
__________________________________ ___________________________
Katharine Johnson, Assistant City Attorney Teraissa McGovern, Chair
ATTEST:
____________________________
Cindy Klob, Records Manager
25
Exhibit A
Residential Design Standards | Staff Findings
Page | 1
Land Use Code Section 26.410.020.d, Residential Design Standards Variations
Variation Review Standards. An application requesting a variation from the Residential
Design Standards shall demonstrate and the deciding board shall find that the
variation, if granted would:
a. Provide an alternative design approach that meets the overall intent of the
standard as indicated in the intent statement for that standard, as well as the
general intent statements in Section 26.410.010(a)(1)—(3); or
b. Be clearly necessary for reasons of fairness related to unusual site-specific
constraints.
The RDS variations requested in this application are limited to the property’s
relationship to W. Smuggler Street. Each variation is described and discussed below.
a. Articulation of Building Mass (Non-Flexible) | A variation is requested for the north
home
This standard is intended to
“reduce the overall perceived mass
and bulk of buildings on a
property.” Compliance can be met
in one of three ways: (1) provide a
maximum sidewall depth of 50 ft.,
(2) provide a one-story connecting
element, or (3) increase the
setback at the rear of the building
in the form of a one-story
stepdown.
The North House is designed with
a maximum sidewall depth of
approximately 80 feet from the
front most wall facing W. Smuggler
Street to the rear wall.
Incorporating articulation to meet
one of the three options provided
for in the Code would satisfy this
standard.
As a Non-Flexible standard, staff does not support a variation. Given that this is new
construction on a lot which is much larger than typical for the West End, there is no
clear obstacle to comply with the standard. Staff finds this criterion to be not met.
~ 81 ft.
Figure 1: The north house does not provide
sufficient articulation to meet this standard
26
Exhibit A
Residential Design Standards | Staff Findings
Page | 2
b. Build-to Requirement (Flexible) | A variation is requested for the south house
The purpose of this standard is to
establish a consistent physical pattern
of front facades close to and parallel to
streets to frame the street. Buildings
should be located to provide a strong
physical presence and integration with
the streetscape. To meet the standard,
at least sixty percent of the front
façade of a principal building should be
within five feet of the minimum front
yard setback line.
As depicted in Figure 2, the north
house and the ADUs contribute
towards the framing of W. Smuggler
Street. Meanwhile, the south house
has a minimal relationship to the street
as it is located entirely behind the north
house.
Because the intent of this standard is sufficiently met through the placement of the
north house and the ADUs, staff supports a variation from the standard for the south
house. Staff finds this criterion to be met.
c. One-Story Element (Flexible) | A variation is requested for the north and south homes
This standard is meant to encourage pedestrian related architectural features.
Specifically, “designs should utilize street-facing architectural elements, such as
porches, that imitate those of historic Aspen residential buildings. Buildings should
provide visual evidence or demarcation of the
stories of a building to relate to pedestrians.” One-
story features cannot exceed ten feet in height.
A Projecting One-Story Element is one of the
design options that may satisfy this requirement.
To comply, the projecting one-story element must
protrude at least six feet from the front façade,
have a width equivalent to at least twenty percent
of the building’s overall width, and be a minimum
of fifty sq. ft. in area. This feature may be enclosed
living space or a front porch that is open on three
sides.
The design elements proposed on the north house fail to satisfy this standard,
triggering a request for a variation. As represented in Figure 3, a front entry porch is
proposed on the east elevation. The porch is six feet deep, fifty sq. ft. and one-story
tall, but it is not open on three sides and represents only sixteen percent of the
building’s overall width. By falling short of the latter two requirements, staff believes
Figure 2: The north house sufficiently
frames the street for the lot
Figure 3: A code-compliant
projecting one-story element
27
Exhibit A
Residential Design Standards | Staff Findings
Page | 3
the intent of providing a meaningful feature that relates to the pedestrian experience
is not met. Small tweaks to the design are all that is needed for this feature to comply.
There does not appear to be any unusual site-specific constraints that would prevent
the Applicant from meeting the standard. Neighboring homes on much smaller lots
throughout the West End have successfully done so without hardship. As a new-build
on one of the largest lots in the area, it is not burdensome to design a one-story
element that meets the Code. Additionally, the proposed projecting one-story element
does not meet the criteria to be exempt from Floor Area.
The north house has significant frontage with W. Smuggler Street as it is located in
front of all other dwellings on the property. Providing a one-story element that meets
the mininal dimensional requirements will provide a much needed contribution to the
pedestrian experience. Staff does not support a variation from the standard. A one-
story element that is at least twenty percent of the buildings overall width and that is
open on at least three sides is not a significant request and one that can be met by
making small tweaks to the existing design.
The south house also falls short of providing a code-compliant projecting one-story
element. The proposed feature projects only 4.5 ft. from the front facade (six ft.
minimum), it is only 33.6 sq. ft. in area (fifty sq. ft. minimum) and is taller than one-
story as defined by the Code (ten ft. maximum).
Figure 4: The projecting one-story element is only sixteen percent of the overall
length of the home (twenty percent minimum required) and is open only on two sides
(three sides minimum)
13.6 ft. 81.5 ft.
North house (east elevation)
~ 13 ft.
Figure 5: To satisfy the requirement
for a projecting one-story element,
the feature cannot exceed ten ft. in
height. The proposed projecting
one-story element is thirteen ft. tall
34 sq. ft.
4.4 ft.
En
t
r
y
Figure 6: The proposed projecting one-story
element is only 34 sq. ft. in area (fifty sq. ft.
minimum) and projects only 4.4 ft. from the front
façade (six ft. minimum)
28
Exhibit A
Residential Design Standards | Staff Findings
Page | 4
Although the south house does not have a significant relationship to Smuggler Street,
the orientation of the home will be visible from 8th street and from neighboring
properties. Expanding the footprint of the projecting one-story element is a simple
solution that would bring the feature much closer to the intent. Staff does not support
a variation from the standard. The projecting one-story element can be reduced to ten
ft. in height, cover at least fifty sq. ft. in area and project at least six feet from the front
façade without hardship. Staff finds this criterion to be not met for the north house
and the south house.
d. Garage Door Design (Flexible) | A variation is requested for the north and south
homes
The purpose of this standard is to promote a
streetscape that maximizes visual interest by
minimizing unarticulated expanses of garage doors.
A garage door that is visible from the street or alley
is required to utilize an articulation technique to
break up the façade.
The standard can be met in one of two ways: (1) for
a two-car garage, build two separate garage doors,
or (2) for a two-car garage build one door that
appears as two separate doors by incorporating a
separating element that is at least one foot in width.
Although this is considered a Flexible standard, the Applicant has not provided an
alternative design to meet the intent. As represented in Figures 8 & 9, the proposed
garage doors on the north and south homes do not incorporate any design features
to provide articulation. There does not appear to be any unusual site-specific
constraints that would prevent the Applicant from meeting the standard. Staff does
not support a variation from this standard for either house. Staff finds this criterion
to be not met for the north and south homes.
Figure 7: Example of two separate
garage doors per the Land Use Code
Figures 8 & 9: (North house on left & south house on right)
The garages proposed on each home do not offer any articulation to break up the
facades of the garage doors
North house (east elevation) South house (east elevation)
29
Exhibit A
Residential Design Standards | Staff Findings
Page | 5
e. Entry Connection (Non-flexible) | A variation is requested on the north and south
homes
This standard seeks to promote physical connections
between buildings and the street. Buildings should
use architectural and site planning features to
establish a connection between these elements.
Providing at least one entry door on the front façade
of the building can satisfy this standard. The door
should not be set back by more than ten feet from the
front-most wall of the front façade of the principal
building.
The proposed design of the north house does not
incorporate a street-facing door and a variation from
the standard is requested.
As a Non-Flexible standard,
emphasis is placed on meeting
the letter of the code by
providing a door that faces the
street. As represented in Figure
11, the street-facing side of the
north house does not
incorporate any entry
connections. There is no sense
that one can directly enter the
building from the street.
Staff does not support a
variation from this standard.
Given the large expanse of the
street-facing façade, there are
plenty of opportunities to provide
an entry connection.
The south house also does not
incorporate a street-facing entry
connection. However, in this
instance, staff is supportive of a
variation from the standard
because this façade faces
directly towards the rear of the north house and is not likely visible from any street or
the surrounding neighborhood. Staff finds this criterion to be not met for the north
house and finds the standard to be met for the south house.
Figure 10: Entry-connection
facing the street per the Land
Use Code
Figure 11: The street facing elevation of the north
house does not incorporate any entry features
Figure 12: The street facing elevation of the south
house does not incorporate any entry features
30
Exhibit A
Residential Design Standards | Staff Findings
Page | 6
f. Lightwell/Stairwell Location (Flexible) | A variation is requested on the north house
The purpose of this standard is to minimize
negative impacts to the street and to
encourage visual and physical connection
between buildings and street. Lightwells,
areaways and stairwells located between
buildings and streets are considered to
negatively impact the connection with the
street. A lightwell cannot be located between
the front-most wall of a street-facing façade
and any street.
As represented in Figure 13, a lightwell is
located between the front-most wall of the
North House and the street. Staff does not
support a variation from this standard.
Reducing the footprint of the lightwell to bring it behind the front façade of the chimney
or removing it entirely would bring it into compliance. Staff finds this criterion to be
not met.
f. Door Height (Flexible) | A variation is requested on the south house
This standard is intended to retain historic
architectural character by ensuring modestly scaled
doors are not out of scale when compared to historic
Aspen residential buildings. Doors facing a street
shall not be taller than eight feet.
The front door proposed on the south house is nine
feet tall. While this door does not have a significant
connection to W. Smuggler Street, it is likely visible
from 8th street and from neighboring properties.
Consistent with staff’s response regarding the one-
story element, providing modestly scaled features
along the front entry is a code provision that applies
to all residential properties in the West End neighborhood for the purpose of
preserving Aspen’s small-town character. There does not appear to be any unusual
site-specific constraints that would prevent the Applicant from meeting this standard.
Staff does not support a variation from this standard for the south house. The Applicant
may install doors taller than eight feet along any other façade of this home if desired.
Staff finds this criterion to be not met.
LW
Smuggler Street
Figure 13: A lightwell is proposed
between the street-facing façade of the
north house and W. Smuggler
Figure 14: The front door on
the South House is 9-ft. tall
31
Exhibit B
Accessory Dwelling Units and Carriage Houses | Staff Findings
Page | 1
Land Use Code Section 26.520.050, Accessory Dwelling Unit Design Standards
All ADUs and carriage houses shall conform to the following design standards unless otherwise
approved, pursuant to Subsection 26.520.080(d), Special Review:
a. An ADU must contain between three hundred (300) and eight hundred (800) net
livable square feet, ten percent (10%) of which must be a closet or storage area. A
carriage house must contain between eight hundred (800) and one thousand two
hundred (1,200) net livable square feet, ten percent (10%) of which must be closet
or storage area.
Staff findings: Each ADU contains 1,365 sq. ft. of Net Livable Area, which exceeds
the maximum by 165 sq. ft. The Code allows larger units to be approved via Special
Review. In this instance, staff supports the proposed unit sizes because of the deed-
restrictions that would encumber each ADU. Unlike many of the ADUs historically
developed in town, the deed-restrictions proposed for these units would require
mandatory occupancy, ensuring that APCHA-qualified homeowners would reside in
each unit. (See all staff responses to the Special Review Criteria in Exhibit B.) Each
unit will contain approximately 145 sq. ft. of closet and storage area, representing
approximately 10.6 percent of the total size of each unit. Staff has included a
condition of approval that requires at least 10 percent of the Net Livable Area of each
unit to function as storage/closet space in the instance that floor plans change at the
time of building permit. Staff finds this criterion to be met.
b. An ADU or carriage house must be able to function
as a separate dwelling unit. This includes the
following:
1. An ADU or carriage house must be separately
accessible from the exterior. An interior
entrance to the primary residence may be
approved, pursuant to Special Review.
Staff findings: As depicted in Figure 1, each
ADU is separate from the primary residences,
and each contain their own front door entrance
and vehicular parking at the rear. No interior
connections are proposed to the main homes.
Staff finds this criterion to be met.
Garage
Figure 1: ADU Site Plan
Entry Porch
Rear Parking Area
32
Exhibit B
Accessory Dwelling Units and Carriage Houses | Staff Findings
Page | 2
2. An ADU or carriage house must have separately accessible utility systems,
controls and disconnect panels. This does not preclude shared services.
Staff findings: Each ADU will have separately accessible utility systems,
controls and disconnect panels. Staff finds this criterion to be met.
3. An ADU or carriage house shall contain a full-size kitchen containing at a
minimum:
• Minimum 30-inch-wide oven, 4-burner stovetop.
• A sink, dishwasher, and a minimum twenty (20) cubic foot refrigerator with
freezer.
• Minimum twenty-four (24) square feet of counter space and a minimum of
fifteen (15) cubic feet of cabinet space.
• Kitchens may not be located in a closet.
Staff findings:
As represented in Figure 2, each unit will contain a full kitchen, an oven,
stovetop, sink, dishwasher refrigerator, counter space, and cabinet meeting
the dimensions required by this section. A condition of approval has been
included with the Resolution to ensure that all dimensional standards
prescribed by this section are met at the time of building permit. Staff finds
this criterion to be met.
Figure 2: Kitchen Layout in each ADU
33
Exhibit B
Accessory Dwelling Units and Carriage Houses | Staff Findings
Page | 3
4. An ADU or carriage house shall contain a ¾ or larger bathroom containing, at
a minimum, a sink, a toilet and a shower.
Staff findings: Each ADU is provided with two full bathrooms. One bathroom
is located upstairs, and the second bathroom is in the basement. Staff finds
this criterion to be met.
5. An ADU or carriage house shall contain washer/dryer hookups, with a dryer
vent rough-in, to accommodate minimum 27-inch-wide washer/dryer units.
Staff findings: A washer and dryer area along with the applicable hookups
for a stackable 27-inch-wide system is provided in each unit. Staff finds this
criterion to be met.
6. One (1) parking space for the ADU or carriage house shall be provided on-
site and shall remain available for the benefit of the ADU or carriage house
resident. The parking space shall not be located in tandem, or "stacked," with
a space for the primary residence.
Staff findings: Uncovered off-street parking is provided at the rear of each
unit. Parking is accessed from 8th street through a rear alley. Staff finds this
criterion to be met.
7. 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.
Staff findings: As represented in the floor plans of the application, each ADU
contains a subgrade level of 604 sq. ft. Net Livable Area. The main and upper
area of each unit comes to a combined 761.7 sq. ft. of Net Livable space.
Both units will be approximately 55.8 percent above grade. Staff finds this
criterion to be met.
8. The ADU or carriage house shall be detached from the primary residence. An
ADU or carriage house located above a detached garage or storage area or
connected to the primary residence by an exterior breezeway or trellis shall
still qualify as detached. No interior connections to the primary residence, or
portions thereof, shall qualify the ADU or carriage house as detached.
Staff findings: Each ADU is detached from the primary residences, with no
physical connection. Staff finds this criterion to be met.
9. An ADU or carriage house shall be located within the dimensional
requirements of the Zone District in which the property is located.
Staff findings: Each ADU is located within the building envelope established
for the Vandemoer Lot 1 property. The Medium-Density Residential (R-6)
zone district allows for the development of accessory dwelling units. Staff
finds this criterion to be met.
34
Exhibit B
Accessory Dwelling Units and Carriage Houses | Staff Findings
Page | 4
10. The roof design shall prevent snow and ice from shedding upon an entrance
to an ADU or carriage house. If the entrance is accessed via stairs, sufficient
means of preventing snow and ice from accumulating on the stairs shall be
provided.
Staff findings: As depicted in Figure 3, the gable of each ADU has a pitch
that faces away from the primary entrance. Additionally, the design of each
ADU incorporates a covered front porch to further protect the front entrance
from snow and ice. Staff finds this criterion to be met.
11. ADUs and carriage houses shall be developed in accordance with the
requirements of this Title which apply to residential development in general.
These include, but are not limited to, building code requirements related to
adequate natural light, ventilation, fire egress, fire suppression and sound
attenuation between living units. This standard may not be varied.
Staff findings: All building code requirements will be met. Compliance shall
be demonstrated at the time of building permit. Staff finds this criterion to
be met.
12. All ADUs and carriage houses shall be registered with the Housing Authority
and the property shall be deed restricted in accordance with Section
26.520.070, Deed restrictions and enforcement. This standard may not be
varied.
Staff findings: The ADUs will be deed-restricted in conformance with APCHA
standards and transferred to a qualified buyer. A certificate of occupancy is
required for each ADU before Affordable Housing Credits are issued to the
developer. Staff finds this criterion to be met.
Figure 3: ADU Front Entry/Roof Elevation
35
Exhibit C
Special Review Standards | Staff Findings
Page | 1
Land Use Code Section 26.430.040, Special Review Standards
No development subject to special review shall be permitted unless the Planning and
Zoning Commission makes a determination that the proposed development complies
with all standards and requirements set forth below.
a. Dimensional requirements. Whenever the dimensional requirements of a
proposed development are subject to special review, the development application
shall only be approved if the following conditions are met.
1. The mass, height, density, configuration, amount of open space, landscaping
and setbacks of the proposed development are designed in a manner which is
compatible with or enhances the character of surrounding land uses and is
consistent with the purposes of the underlying zone district.
Staff findings: The Medium-Density (R-6) zone district allows for two single-
family dwellings and accessory dwelling units. The property is 36,129 sq. ft. in
size and can accommodate this intensity of development by-right. On a
traditional lot, accessory dwelling units are generally built behind principal
structures to present as a subordinate/accessory feature. Because the subject
property contains street frontage along the north and west lot lines, the ADUs
will be oriented to have direct frontage with W. Smuggler Street. Despite this
unique configuration, the ADUs will appear subordinate to the principal
dwellings, as they are smaller in size and are further setback from W. Smuggler
Street than the front-most façade of the northern-most principal dwelling (AKA
the “North House.”) Both ADUs are located within the established building
envelope and will comply with height limitations of the R-6 zone district.
Orienting the front façade of each ADU towards Smuggler Street is consistent
with the orientation of neighboring homes. The massing, configuration, and
overall design of each ADU is sensitive to the character and history of the West
End neighborhood. Staff finds this criterion to be met.
Front facades of the
ADUs are oriented
towards W. Smuggler
Street and behind the
front-most façade of
the “North House”
Figure 1: Lot 1 Site Plan
36
Exhibit C
Special Review Standards | Staff Findings
Page | 2
2. The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses or will mitigate those impacts, including but not
limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated view plane.
Staff findings: As mentioned above, the property is 36,129 sq. ft. in size, which
is significantly larger than a typical lot in the R-6 zone district, meaning that this
property can accommodate two ADUs while also meeting all setback and height
requirements. Two off-street parking spaces are provided for the ADUs (one
space per unit), which meets the minimum requirement. Off-street parking will be
accessed via 8th street through a platted alleyway which is the preferred parking
method within the West End Neighborhood. Staff finds this criterion to be met.
b. Replacement of nonconforming structures. Whenever a structure or portion
thereof, which does not conform to the dimensional requirements of the zone district
in which the property is located is proposed to be replaced after demolition, the
following criteria shall be met:
1. The proposed development shall comply with the conditions of
Subsection 26.430.040(a) above;
2. There exist special characteristics unique to the property which differentiate the
property from other properties located in the same zone district;
3. No dimensional variations are increased, and the replacement structure
represents the minimum variance that will make possible the reasonable use of
the property; and
4. Literal enforcement of the dimensional provisions of the zone district would
cause unnecessary hardship upon the owner by prohibiting reasonable use of
the property.
Staff findings: The subject property is currently vacant. No non-conforming
structures or uses current exist. Staff finds this criterion to be not applicable.
c. Reduction of Pedestrian Amenity. Whenever a special review is conducted to
determine whether a reduction of the Pedestrian Amenity requirement is to be
granted, it shall be reviewed in accordance with the standards set forth at Section
26.575.030.
Staff findings: This property is located within a residential zone district and only
residential uses are proposed. The pedestrian amenity requirement applies only
to commercial uses. Staff finds this criterion to be not applicable.
d. Off-street parking requirements. Whenever a special review is conducted to
determine a change in the off-street parking requirements, it shall be considered
in accordance with the standards set forth at Chapter 26.515.
37
Exhibit C
Special Review Standards | Staff Findings
Page | 3
Staff findings: The special review request is related to the large size of the
accessory dwelling units and not related to off-street parking requirements. Each
ADU will have one off-street parking space which meets minimum code
standards. Staff finds this criterion to be not applicable.
e. Utility and delivery service area provisions. Whenever a special review is
conducted to determine a change in any utility and delivery service area
requirements, the following criteria shall be met:
1. There is a demonstration that, given the nature of the potential uses of the
building and its total square footage, the utility service area and delivery
area proposed will be adequate.
2. Access to the utility and delivery service area is adequate to accommodate
all necessary users.
3. The area for public utility placement and maintenance is adequate and
safe for the placement of utilities.
Staff findings: The property contains access to City services. Water is located
within the Smuggler Street right-of-way. Sanitary sewer access, communications
and gas services are in the alley. Service lines from this infrastructure to the
property needs to be installed. Fire, police, and garbage already encumber this
property as part of their greater service area so no change to these services will
be needed. Significant off-street parking will be provided so minimal impacts and
demand are anticipated related to parking and transit services. Costs related to
any of the essential services contemplated here or those not currently anticipated
will be borne by the applicant. Staff finds this criterion to be not applicable.
f. Subdivision design standards. Whenever a special review is for development
which does not meet the subdivision design standards of Section 26.480.050, the
development shall be approved only when the conditions set forth at Section
26.480.050 have been met.
Staff findings: This application does not request Subdivision Review. Staff
finds this criterion to be not applicable.
g. Accessory dwelling unit design standards. Whenever a special review is
conducted to determine a change in the design standards required for accessory
dwelling units, it shall be considered in accordance with the standards set forth
at Subsection 26.520.080(d).
Staff findings: The impetus of this request is to develop two deed-restricted
accessory dwelling units that exceed the maximum size prescribed pursuant to
Land Use Code Section 26.520.050, Accessory Dwelling Unit Design Standards.
The Code prescribes a maximum Net Livable area of 800 sq. ft. (or 1,200 sq. ft.
for Carriage Houses). Each ADU proposed for the subject property will contain
1,365 sq. ft. of Net Livable Area. Staff would generally not support such a request,
however, in this instance, a deed-restriction requiring mandatory occupancy of
38
Exhibit C
Special Review Standards | Staff Findings
Page | 4
each ADU is proposed, which provides a significant community benefit.
Developing two deed-restricted ADUs presents a unique opportunity to provide
high quality housing for APCHA-qualified residents in a part of town that has
traditionally lacked the inventory. The land use code does provide the applicant
with one 600 square foot floor area bonus per unit as an incentive for this project.
That bonus does not increase if the unit sizes are over the maximum. Staff finds
this criterion to be met.
h. Wireless telecommunications facilities and/or equipment. Whenever a
special review is conducted to appeal the decision of the Community
Development Director regarding a proposed wireless telecommunications
service facility or equipment or to determine a proposed increase in the allowed
height of a wireless telecommunications facility and/or equipment, it shall be
considered in accordance with the standards set forth in
Paragraph 26.575.130(c)(6), Wireless telecommunication services facilities and
equipment.
Staff findings: This application is related to residential development only.
Staff finds this criterion to be not applicable.
i. Affordable housing unit standards. Whenever a Special Review is conducted
to reduce the required percentage that the finished floor level of the unit's net
livable area is at or above natural or finished grade, whichever is higher, a
recommendation from the Housing Board shall be obtained and all of the
following criteria shall be met. The criteria below address only the affordable
housing units that require a variation from the standard.
1. The proposed affordable housing units are designed in a manner that is
compatible with the character of the neighborhood.
2. The proposed amount that the affordable housing units are below natural
or finished grade, whichever is more restrictive, is an appropriate response
to unique site constraints, such as topography.
Staff findings: No variations from the affordable housing unit design as it
relates to finished grade is requested. As previously mentioned, the design
of the ADUs is consistent with the development pattern of neighboring
dwellings throughout the West End and R-6 zone district. The front
façades of the ADUs are oriented towards W. Smuggler Street and will
provide a connection towards the right-of-way that is consistent with the
standards prescribed by the Residential Design Standards. Both ADUs are
approximately 56 percent above grade and will provide plenty of natural
fenestration. Staff finds this criterion to be not applicable.
3. The proposed affordable housing units are designed in such a manner
which exceeds the expectations of the Aspen Pitkin County Housing
Authority Guidelines, and promotes the unit's general livability by
39
Exhibit C
Special Review Standards | Staff Findings
Page | 5
demonstrating compliance with as many of the following conditions as
possible:
i. Significant storage, such as additional storage outside a unit.
ii. Above average natural light, such as adding more window area than
the Building Code requires.
iii. Net livable unit sizes exceed minimum requirement.
iv. Unit amenities, such as access to outdoor space or private patios.
Staff findings: As mentioned above, no variations from the ADU designs as
related to finished are requested. Both units are approximately 56 percent above
grade which exceeds the minimum required. Regardless, both units will provide
plenty of storage and will be equipped with outdoor space and private front
porches. Staff finds this criterion to be not applicable.
j. Whenever a Special Review is conducted to reduce the required percentage of
finished floor level of a lodge unit's net livable area that is at or above natural or
finished grade, whichever is higher, a recommendation from the Community
Development Director shall be obtained and of the following criteria shall be met.
The criteria below address only the lodge units that require a variation from the
standard.
1. The proposed lodge units are designed in a manner that is compatible with
the character of the neighborhood.
2. The proposed amount that the lodge units are below natural or finished
grade, whichever is more restrictive, is an appropriate response to unique
site constraints, such as topography.
3. The lodge units are designed to be compatible with and support the
successful operation of the property as a lodge and the use of the
individual units therein as viable lodge units.
Staff findings: The application is limited to residential development. Staff finds
this criterion to be not applicable.
40
Exhibit D
Accessory Dwelling Unit Special Review Standards | Staff Findings
Page | 1
Land Use Code Section 26.520.080.d, Special Review for Accessory Dwelling Units
& Carriage Houses
A Special Review for an ADU or Carriage House may be approved, approved with
conditions, or denied based on conformance with the following criteria:
1. The proposed ADU or carriage house is designed in a manner which promotes
the purpose of the ADU and carriage house program, promotes the purpose of
the Zone District in which it is proposed and promotes the unit's general livability.
Staff findings: Pursuant to Land Use Code Section 26.520.010, Purpose, the
accessory dwelling unit, and carriage house program is intended to promote the
long-standing community goal of “socially, economically, and environmentally
responsible development patterns which balance Aspen the resort and Aspen
the community. Accessory dwelling units represent viable housing opportunities
for working residents and allow employees to live within the fabric of the
community without housing being easily identifiable as “employee housing.”
The application proposes development of two ADUs on the subject property,
each with a Net Livable Area of 1,365 sq. ft. The design standards related to
ADUs, and carriage houses prescribe a maximum unit size of 1,200 sq. ft. of Net
Livable Area, with the ability to increase unit size pending P&Z approval of
Special Review.
The Aspen Pitkin County Housing Authority prescribes a minimum Net Livable
Area of 1,200 sq. ft. for a three-bedroom unit and a minimum Net Livable Area of
1,500 sq. ft. for a four-bedroom unit. The three-bedroom unit represented in the
application exceeds the minimum requirement, while the four-bedroom unit does
not. APCHA standards allow unit size to fall below the minimum by up to twenty
percent if other on-site amenities are provided to compensate for the smaller
space. Additional fenestration, storage area and private outdoor porches are all
qualifying features that contribute towards unit livability. These features are
incorporated into both the three and four-bedroom units.
These units are guaranteed to house APCHA qualified tenants on a fulltime basis.
Each unit will be deed-restricted with mandatory occupancy requirements, which
is consistent with the goals of the ADU program which is intended to support
housing for a critical mass of local residents and increase employee housing
opportunities in close proximity to employment and recreational centers. Lastly,
by housing fulltime working residents in this location, less reliance on private
automobiles getting into and out of town on a daily basis is required.
Staff supports Special Review for both units with the condition that either each
unit be a three bedroom, or occupancy of the four-bedroom unit be limited to a
family with at least two dependents to ensure fully occupancy. Because of
restrictions related to cumulative household income, unrelated working adults
living in the four-bedroom unit will likely exceed maximum household income
requirements. For this reason, staff is concerned that the fourth bedroom will
remain unoccupied for prolong periods of time. Staff finds this criterion to be
41
Exhibit D
Accessory Dwelling Unit Special Review Standards | Staff Findings
Page | 2
met with the condition that occupancy of the four-bedroom unit be limited
to a family with at least two dependents to ensure fully occupancy.
Alternatively, staff finds this criterion to be met if the Applicant commits to
developing two three-bedroom units.
2. The proposed ADU or carriage house is designed to be compatible with and
subordinate in character to, the primary residence considering all dimensions,
site configuration, landscaping, privacy and historical significance of the
property.
Staff findings: Detached ADUs and carriage houses emulate historic
development patterns of the Medium-Density (R-6) zone district. The units will
appear subordinate to the “north” house as viewed from W. Smuggler Street as
they are significantly setback from the road relative to the adjacent dwelling.
Additionally, the size, bulk, mass, and height of the ADUs is much smaller than
the massing, bulk, size, and height of the “north” and “south” homes, further
contributing to the overall subordinate nature of the ADUs. Lastly, the ADUs are
fully detached from the primary dwellings and are located a significant distance
from the “north” and “south” houses, providing plenty of privacy between all
dwellings on the property. Staff finds this criterion to be met.
42
Exhibit E
Growth Management Review | Staff Findings
Page | 1
26.470.080, General Review Standards
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 Section 26.470.040(b).
Applications for multi-year development allotment, pursuant to Section
26.470.110(a) shall be required to meet this standard for the growth management
years from which the allotments are requested.
Staff findings: No residential development allotments are requested as part of
this application. Lot 1 is the result of a lot split granted via Ordinance No. 2, Series
of 2020. Pursuant to Land Use Code Section 26.470.090.a, development of a lot
resulting from a lot split can be approved by the Community Development director
and is not deducted from the annual development allotment. All residential
development will be subject to Growth Management review and the appropriate
affordable housing mitigation shall apply. Staff finds this 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 findings: The subject property is over 36,000 sq. ft. in area, which is several
times larger than a typical lot in the Medium Density (R-6) zone district. Given the
extraordinarily large lot size, significant development rights are bestowed on the
property. The applicant may develop two detached single-family dwellings and two
accessory dwelling units by-right. All requested improvements comply with height
limitations and are located within required setbacks. The two ADUs may be slightly
larger than what is allowed pursuant to underlying zoning pending approval from
the Planning & Zoning Commission. Staff finds this 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 findings: The property is currently located within City limits and has access
to existing urban services. Water is accessed within the Smuggler Street right-of-
way. A sanitary sewer line is located within the alley. Communications and gas
access are in the alley as well. Service lines will need to be installed from these
lines to the subject property. The subject property is currently within the service
area for fire, police, solid waste, parking, road and transit services. The proposed
development will pay all applicable mitigation fees. Cost of any upgrades will be
borne by the Applicant. Staff finds this criterion to be met.
43
Exhibit E
Growth Management Review | Staff Findings
Page | 2
d. Affordable housing mitigation.
1. For commercial development, sixty-five (65) percent 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.
Staff findings: No commercial space is proposed as part of this application.
Staff finds this criterion to be not applicable.
2. For lodge development, sixty-five (65) percent 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).
Staff findings: No lodge space is proposed as part of this application. Staff
finds this criterion to be not applicable.
3. For the redevelopment of existing commercial net leasable space that did
not previously mitigate (see Section 26.470.100(e)), the mitigation
requirements for affordable housing shall be phased at fifteen (15) percent
beginning in 2017, and by three (3) percent each year thereafter until sixty-
five (65) percent is reached, as follows [TABLE OMITTED].
Staff findings: No commercial space is proposed as part of this application.
Staff finds this criterion to be not applicable.
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.
Staff findings: No change in use is requested as part of this application.
Staff finds this criterion to be not applicable.
5. For new residential subdivisions, see Section 26.470.100(h) and (i).
Staff findings: A new subdivision is not proposed as part of this application.
Staff finds this criterion to be not applicable.
6. For new, redeveloped, or renovated single-family and duplex residential
development, or the affordable housing mitigation requirements are
established by Section 26.470.090(a) and (c).
Staff findings: All mitigation requirements pursuant to Title 26 of the land
use code will be met. Staff finds this criterion to be met.
44
Exhibit E
Growth Management Review | Staff Findings
Page | 3
7. For the expansion of existing free-market multi-family units, affordable
housing mitigation requirements are established by Section 26.470.090(b).
Staff findings: Expansion of existing free-market multi-family units is not
proposed as part of this application. Staff finds this criterion to be not
applicable.
8. For new free-market multi-family units, affordable housing mitigation
requirements are established by Section 26.470.090(f).
Staff findings: No free market multi-family units are proposed as part of
this application. Staff finds this criterion to be not applicable.
9. For the demolition or redevelopment of existing multi-family residential
development, affordable housing mitigation requirements are established
by Section 26.470.100(d).
Staff findings: No multi-family units exist on the subject property. Staff
finds this criterion to be not applicable.
10. For essential public facility development, mitigation shall be determined
based on Section 26.470.110(d).
Staff findings: The application does not request development of essential
public facilities. Staff finds this criterion to be not applicable.
11. 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:
i. The proposed units comply with the Aspen/Pitkin County Housing
Authority Employee Housing Regulations and Affordable Housing
Development Policy, as amended.
Staff findings: The Applicant plans to meet affordable housing
mitigation associated with the development of the two free-market
single-family dwellings by extinguishing Certificates of Affordable
Housing Credits. The proposal to develop two deed-restricted
accessory dwelling units is thus not required for mitigation purposes.
The Applicant plans to generate Certificates of Affordable Housing
Credits from the development of these units. Each ADU contains
1,365 sq. ft. of Net Livable Area. One unit is proposed with three
bedrooms and the other unit is proposed with four bedrooms, for a
total of seven bedrooms.
The Aspen Pitkin County Housing Authority prescribes a minimum
Net Livable Area of 1,200 sq. ft. for a three-bedroom unit and a
minimum Net Livable Area of 1,500 sq. ft. for a four-bedroom unit.
The three-bedroom unit represented in the application exceeds the
minimum requirement, while the four-bedroom unit does not. APCHA
standards allow unit size to fall below the minimum by up to twenty
45
Exhibit E
Growth Management Review | Staff Findings
Page | 4
percent if other on-site amenities are provided to compensate for the
smaller space. Additional fenestration, storage area and private
outdoor porches are all qualifying features that contribute towards
unit livability. These features are incorporated into both the three and
four-bedroom units.
Staff supports development of both units with the condition that either
each unit be a three bedroom, or occupancy of the four-bedroom unit
be limited to a family with at least two dependents to ensure full
occupancy. Because of restrictions related to cumulative household
income, unrelated working adults living in the four-bedroom unit will
likely exceed maximum household income requirements. For this
reason, staff is concerned that the fourth bedroom will remain
unoccupied for prolong periods of time. Staff finds this criterion to
be met with the condition that occupancy of the four-bedroom
unit be limited to a family with at least two dependents to ensure
fully occupancy. Alternatively, staff finds this criterion to be met
if the Applicant commits to developing two three-bedroom
units.
ii. 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.
Staff findings: The Applicant plans to meet affordable housing
mitigation associated with the development of the two free-market
single-family dwellings by extinguishing Certificates of Affordable
Housing Credits. The proposal to develop two deed-restricted
accessory dwelling units is thus not required for mitigation purposes.
The Applicant plans to generate Certificates of Affordable Housing
Credits from the development of these units. Staff finds this
criterion to be met.
iii. 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.
Staff findings: The Applicant plans to meet affordable housing
mitigation associated with the development of the two free-market
single-family dwellings by extinguishing Certificates of Affordable
Housing Credits. The proposal to develop two deed-restricted
accessory dwelling units is thus not required for mitigation purposes.
The Applicant plans to generate Certificates of Affordable Housing
46
Exhibit E
Growth Management Review | Staff Findings
Page | 5
Credits from the development of these units. Staff finds this
criterion to be not applicable.
iv. 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.
Staff findings: The Applicant plans to meet affordable housing
mitigation associated with the development of the two free-market
single-family dwellings by extinguishing Certificates of Affordable
Housing Credits. Mitigation via certificates will be met pursuant to
Title 26 of the Land Use Code. Staff finds this criterion to be met.
v. 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).
Staff findings: The application does not request mitigation via cash-
in-lieu. Staff finds this criterion to be not applicable.
vi. Affordable housing units shall be approved pursuant to Section
26.470.100(d), Affordable Housing.
Staff findings: The applicable review criteria prescribed pursuant to
this section are met. Responses to the criteria are provided later in
this exhibit. Staff finds this criterion to be met.
vii. Each unit provided shall be designed such that the finished floor level
of fifty (50) percent 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.
Staff findings: The livable space associated with each ADU is more
than 50 percent above finished grade. Staff finds this criterion to
be met.
12. 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).
Staff findings: While the two deed-restricted accessory dwelling units are
not required for mitigation purposes, the Applicant requests to generate
Certificates of Affordable Housing Credits for these units. As a result,
occupancy of the ADUs is mandatory. The units may only be deed restricted
at Category 4 or lower. Staff finds this criterion to be not applicable.
47
Exhibit E
Growth Management Review | Staff Findings
Page | 6
13. Residential mitigation deferral agreement.
For property owners qualified as a full-time local working resident, an
affordable housing mitigation Deferral Agreement may be accepted by the
City of Aspen subject to the Aspen/Pitkin County Housing Authority
Employee Housing Regulations. This allows deferral of the mitigation
requirement for residential development until such time as the property is
no longer owned by a full-time local working resident. Staff of the City of
Aspen Community Development Department and Staff of the Aspen/Pitkin
County Housing Authority can assist with the procedures and limitations of
this option. The City Attorney and Community Development Director shall
prescribe the form to be used for a Deferral Agreement. A copy of the
Deferral Agreement form is on file with the City of Aspen Community
Development Department.
Staff findings: The application does not request a residential mitigation
deferral agreement. All mitigation associated with proposed development
will be met at the time of building permit. Staff finds this criterion to be
not applicable.
48
Exhibit E
Growth Management Review | Staff Findings
Page | 7
Land Use Code Section 26.470.100, Planning & Zoning Applications
The following types of development shall be approved, approved with conditions or denied by
the Planning and Zoning Commission, pursuant to Section 26.470.060, Procedures for review,
and the criteria for each type of development described below. Except as noted, all growth
management applications shall comply with the general requirements of Section 26.470.080.
Except as noted, the following types of growth management approvals shall be deducted from
the annual development allotments. Approvals apply cumulatively.
a. Change in use. A change in use of an existing property, structure or portions of an
existing structure between the development categories identified in Section
26.470.020 (irrespective of direction), for which a certificate of occupancy has been
issued and which is intended to be reused, shall be approved, approved with conditions
or denied by the Planning and Zoning Commission based on the general requirements
outlined in Section 26.470.080. No more than one (1) free-market residential unit may be
created through the change-in-use.
Staff findings: No change in use is proposed. Staff finds this criterion to be not
applicable.
b. Expansion of free-market residential units within a multi-family or mixed-use project. The
net livable area expansion of existing free-market residential units within a mixed-use
project shall be approved, approved with conditions or denied by the Planning and Zoning
Commission based on the general requirements outlined in Section 26.470.080. The
remodeling or expansion of existing multi-family residential dwellings shall be exempt
from growth management as long as no demolition occurs, pursuant to Section
26.470.070(c). Expansion of existing free-market residential units shall not require a
development allotment.
Staff findings: Multi-family and mixed-use development is not proposed in this
application. Staff finds this criterion to be not applicable.
c. Affordable Housing. The development of affordable housing that does not qualify for
administrative review and approval under the criteria established in Section
26.470.090(c), shall be approved, approved with conditions, or denied by the Planning
and Zoning Commission based on the general requirements outlined in Section
26.470.080, and all other applicable review criteria of this Title. If the affordable housing
project is located in a historic district or on a historically designated property, the Historic
Preservation Commission is the review body for this review. Additionally, the following
shall apply to all affordable housing development:
1. The proposed units shall be deed-restricted as "for sale" units and transferred to
qualified purchasers according to the Aspen Pitkin County Housing Authority
Regulations. The developer of the project may be entitled to select the first
purchasers, subject to the aforementioned qualifications, pursuant to the Aspen
Pitkin County Housing Authority Regulations. The deed restriction shall authorize
the Aspen Pitkin County Housing Authority or the City to own the unit and rent it
49
Exhibit E
Growth Management Review | Staff Findings
Page | 8
to qualified renters as defined in the Aspen Pitkin County Housing Authority
Regulations, as amended.
Staff findings: The Applicant has represented that the two-deed restricted
accessory dwelling units will be condominiumized and sold to APCHA-qualified
purchasers as chosen by the developer/property owner. Staff supports this
outcome with the condition that both units be no larger than three bedrooms. If one
unit is four bedrooms, staff recommends a condition requiring occupancy of the
four-bedroom unit be limited to a family with at least two dependents to ensure full
occupancy. Staff finds this criterion to be met subject the conditions
described herein.
2. The proposed units may be rental units, including but not limited to rental units
owned by an employer, government or quasi-government institution, or non-profit
organization if a legal instrument in a form acceptable to the City Attorney ensures
permanent affordability of the units. The City encourages affordable housing
associated for lodge development to be rental units associated with the lodge
operation and contributing to the long-term viability of the lodge.
Staff findings: It is within the Applicants right to maintain ownership over the units
and to rent them out individually. This is also supported by staff, again with the
condition that both units be no larger than three bedrooms or occupancy of the
four-bedroom unit be limited to a family with at least two dependents to ensure full
occupancy. As previously mentioned, units that are four bedrooms or larger often
have trouble filling bedrooms with qualified tenants because of restrictions related
to cumulative household income. Staff finds this criterion to be met subject to
the conditions described herein.
3. A combination of "for sale" and rental units is permitted.
Staff findings: This scenario is allowed if desired by the Applicant. If a unit is four
bedrooms in size, staff recommends a condition of approval requiring occupancy
of the four-bedroom unit be limited to a family with at least two dependents to ensure
full occupancy. Staff finds this criterion to be met subject to the conditions
described herein.
[THE REMAINING REVIEW CRITERIA PRESCRIBED IN THE CODE DO NOT APPLY TO
THIS PROJECT AND HAVE BEEN OMITTED FROM THIS EXHIBIT]
50
Exhibit F
Certificates of Affordable Housing Credits| Staff Findings
26.540.070, Review Criteria for establishing an affordable housing credit.
An Affordable Housing Credit may be established by the Community Development Director or
Planning and Zoning Commission if all of the following criteria are met. The proposed units do
not need to be constructed prior to this review.
a. The proposed affordable housing unit(s) comply with the review standards of Section
26.470.080(d)(7)a.—g.
b. The affordable housing unit(s) are not an obligation of a Development Order and are
not otherwise required by this Title to mitigate the impacts of development.
Staff Findings: Typically, credits are established for Category affordable housing units, not
ADUs. ADUs have a maximum square footage that is smaller than what is allowed for Category
units, making flexibility on these review standards necessary.
The Aspen Pitkin County Housing Authority prescribes minimum unit size for category units based
on the number of bedrooms proposed. The minimum unit size may be reduced by up to twenty
percent of other onsite amenities are provided such as extra storage, private outdoor space or
high-quality fenestration.
At 1,365 sq. ft. the four-bedroom unit falls nine percent below the minimum unit size of 1,500 sq.
ft. The three-bedroom unit, also proposed at 1,365 sq. ft. exceeds the minimum of 1,200 sq. ft.
required by APCHA.
As discussed in Exhibit G, APCHA supports the smaller unit size for the four-bedroom unit, given
the on-site amenities proposed. These amenities include significant storage space, private
outdoor patio space, and plenty of natural fenestration (each unit is approximately 57 percent
above grade).
Staff finds that a reduction in unit size for one of the ADUs could be appropriate, however staff’s
preference is that each unit be three bedrooms, making this discussion moot as minimum unit
size is met.
Pending approval of this application, a total of 6 to 6.5 Affordable Housing Certificates would be
generated, depending on P&Z’s determination, which is consistent with the Land Use Code (Table
I).
APCHA Standards
Unit Type Mitigation Standard
Three-bedroom 3.00 FTEs
Four-bedroom 3.50 FTEs
Given the quality of the units, the on-
site amenities and general location of
the project, finds the criteria for
Certificates of Affordable Housing to
be met subject to the conditions listed
herein.
Proposed Certificates Total
Three Bedroom 1 unit x 3.00 FTEs 3.00 FTEs
Four Bedroom 1 unit x 3.50 FTEs 3.50 FTEs
Total Proposed 6.50 FTEs
Table I: Number of FTEs Housed Per Bedroom
Table II: Proposed FTEs Housed Within ADUs
51
Exhibit G | APCHA Referral Comments
1
LAND USE REFERRAL MEMORANDUM
TO: Kevin Rayes, Community Development Department
FROM: Cindy Christensen, Deputy Director - APCHA
DATE: December 29, 2022
RE: Vandemoer/Hill Lot 1 – AH Credit Project – LPA 22-042
PROJECT
The property is located on a vacant parcel on West Smuggler Street known as Lot 1 of the
Vandemoer/Hill Lot Split. The applicant has requested to develop the property with two free market
single-family homes and two deed restricted employee dwelling units for the use of the Affordable
Housing Credit program. APCHA’s referral comments will be concentrating on the two deed
restricted units only.
DISCUSSION
The property is 36,129 square feet and located in the R-6 and R-30 zone districts. The property is
the result of a lot split approval pursuant to the City of Aspen Ordinance 2-2022.
The two free-market residences are known as the “north house” and the “south house.” The two
deed restricted dwelling units are proposed in a side-by-side duplex configuration. The plan is to
condominiumized the units to allow title to be transferred to individual owners.
The two deed restricted units are approximately 1,365 square feet of net livable area with 3 to 4
bedrooms each. Floor area of each unit is approximately 914.6 square feet. The units have been
designed with 3 bedrooms plus a “flex space” which could be developed as a fourth bedroom.
According to the APCHA Affordable Housing Development Policy, the minimum net livable square
feet for a three-bedroom is 1,200 square feet. Although a four-bedroom is not listed, a single-family
detached’s minimum square footage is 1,500; therefore, a four-bedroom would be 1,350 square of
net livable area. Although the units meet the minimum net livable square feet for a four-bedroom
unit using the permitted reduction criteria up to 20%, APCHA would recommend the units remain
as three-bedroom units. Each unit will also contain two parking spaces each.
The applicant’s plan is to sell each unit to a qualified Pitkin County employer to be used by qualified
employees of Pitkin County.
Affordable housing credits are requested in an amount commensurate with the final configuration
(3 FTE’s for a 3-bedroom or 3.5 FTE’s for a 4-bedroom).
52
Exhibit G | APCHA Referral Comments
2
RECOMMENDATIONS:
Based on the application, APCHA would recommend approval with the following conditions:
1. The following two options are supported by APCHA regarding the bedroom mix of the units:
Option 1: Reduce the bedroom count to three bedrooms per ADU. This would reduce
concerns related to housing unrelated working adults. It is much less likely that working
individuals in a three-bedroom unit would exceed the household income limit.
Option 2: Approve one three-bedroom unit and one four-bedroom unit with the
condition that the four-bedroom unit must be rented to a family that includes at least
two dependents to ensure full occupancy of the larger unit under their ownership.
2. ALL potential buyers of the units MUST get approval as a qualified Pitkin County employers
through APCHA prior to entering into a contract – for the initial sale as well as any
subsequent sales. A Pitkin County Employer is defined below:
Employer (Pitkin County Employer) - A business whose business address is
located within Aspen and/or Pitkin County, whose business employs employees
(as defined herein) within Pitkin County, who work in Pitkin County, and whose
business taxes are paid in Aspen or Pitkin County.
3. Each bedroom must contain a closet as specified in the APCHA Regulations, a full kitchen as well as
a laundry room – washer and dryer.
4. A deed restriction and Certificate of Occupancy on the deed restricted units shall be provided by
APCHA shall be recorded PRIOR to a Certificate of Occupancy on the free-market dwelling units.
5. Minimum Occupancy requirements MUST be met at all times – one person per bedroom. All
adults must be qualified employees in Pitkin County as defined in the Regulations.
6. The units shall be designated between Category 1 and 4.
53
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
April 22, 2022
Updated October 19, 2022
Amy Simon
Planning Director
City of Aspen
427 Rio Grande Place
Aspen, Colorado 81611
RE: Vandemoer/Hill Lot 1
Special Review & Certificates of Affordable Housing Credit
Ms. Simon:
Please accept this application for the
development of two free market single-
family homes and two deed restricted
accessory dwelling units on a vacant
parcel on West Smuggler Street known
as Lot 1 of the Vandemoer/Hill Lot Split.
The ariel photo to the right
shows the V/H property in
context with downtown Aspen.
The property is at the western terminus
of West Smuggler Street at its
connection with Power Plant Road. The
unique property conditions, with the
steep drop to Power Plant Road, have
led the design team to focus on the
northeastern portion of the property for
all pedestrian orientation matters of the
site plan and of the proposed homes.
The image to the right is a
rendering of the proposed
accessory dwelling units
(exact architectural details
may change).
54
Lot 1 Vandemoer/Hill
AH Credits
Page 2
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
The property is 36,129 square
feet in size located in the R-6
and R-30 zone districts. The
property is the result of a lot split
approval, pursuant to City of
Aspen Ordinance 2-2022.
The map to the right
shows V/H Lot 1
with Smuggler
St./Power Plant Rd.
highlighted.
The subdivision plat is recorded with the Pitkin County Recorder at reception no. 670572.
The portion of Power Plant Road bisecting the property was dedicated to the city in 2022.
The 30-foot width of the dedication reflects the existing pavement width. In portions, the
30-foot-wide dedication is slightly wider than the existing pavement. The portion of the
property west of Power Plant Road is very steep and subject to a development prohibition.
This area remains part of Lot 1 for gross and net lot area purposes but cannot be improved.
An easement along the west side of Power Plant Road (known as easement one) was
dedicated to the City for the installation of “ingress and egress, construction, installation,
maintenance, repair and replacement of a hard or soft surfaced pedestrian accessway,
drainage improvements, underground utilities, guardrails, and snow storage for snow
cleared from Power Plant Road.” A second easement (easement two) was also dedicated
along the eastern side of Power Plant Road and the south side of West Smuggler Road
(known as easement two) with the same purposes except excluding a hard or soft surfaced
pedestrian accessway. Please see the easement agreement recorded as reception
number 670573 and attached to this application.
Both easements state “[t]he City shall pay all costs for construction or maintenance, repair
or replacement of any improvements on the Easement One [Easement Two] area.” The
easements also prohibit lighting, parking, and above grade utilities within the easement
areas.
55
Lot 1 Vandemoer/Hill
AH Credits
Page 3
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Section 26.710.022 of the city’s land use
code provides guidance for dealing with
properties situated in more than one zone
district. The “split zoning” of the property
limits the development of two single-family
homes to the portion of the property zoned
R-6. This is the flat bench of the property
east of Power Plant Road.
The map to the right shows
the R-6 and R-30 zone
districts affecting Lot 1. A
slope analysis is shown
below.
A slope study has been prepared of
for the portion of the property
located within the R-6 Zone District.
The slope study results in a net lot
area determinative of development
rights for two single family homes.
Due to the multiple zone districts
affecting this parcel, the
development of two single-family
homes is limited to the portion of the
property zoned R-6 and can only
utilize net lot area from this R-6
portion of the property. The slope
study results in a net lot area of
20,632 square feet.
Allowable Floor Area for the two
residences is 4,721.6 square feet.
Utilizing the Floor Area exemption
and the 600 square foot “bonus”
floor area allowed for permanently
affordable Accessory Dwelling
Units, pursuant to Section 26.575.020.d.11 of the City of Aspen Land Use Code, a total
allowed Floor Area for the development is 5,321.6 square feet. The plans represented in
the application should be considered indicative of the applicant’s intent. Details of the
proposed architecture and site layout may still be modified prior to building permit
submittal.
56
Lot 1 Vandemoer/Hill
AH Credits
Page 4
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
The proposal includes two free-market residences – the “north house” and the “south
house,” along with two accessory dwelling units in a side-by-side duplex configuration.
The development will occur on the single property. Upon completion, the property will be
condominiumized allowing title to the individual units to be transferred to individual owners.
The site plan to the right
shows the project layout of
the north house, south
house, and ADU buildings.
The two accessory dwelling units are
each approximately 1,365.8 square feet
(net livable area) with 3 to 4 bedrooms
each. Floor Area of each unit is
approximately 914.6 square feet. Each
unit has been designed with 3
bedrooms plus a “flex space” which can
be developed as a fourth bedroom.
The ADUs will provide exceptional
livability in an established neighborhood
within walking distance to transit and
major destinations.
The ADUs will be deed restricted and sold to a qualified local
employer according to the housing authority guidelines. The
employer will be required to rent the unit to a qualified employee.
Depending on the employer’s needs, the applicant will develop the
flex space as a fourth bedroom or as an office or living room area.
Affordable housing credits are requested in an amount commensurate
with the final configuration (either 3 or 3.5 FTEs per ADU) presented
for building permit.
Selling the deed-restricted and permanently affordable ADUs to a
qualified local employer enables the ADUs to not count toward the
property’s maximum floor area, for a 600 square foot floor area bonus
to be added to the property and enable the issuance of certificates of
affordable housing credit to be issued to the developer in an amount
associated with the number of affordable housing bedrooms created.
The floor plan to the right highlights
the basement level of ADU #1 and
shows the “flex space.”
57
Lot 1 Vandemoer/Hill
AH Credits
Page 5
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Vehicular access to the property will be through the existing alleyway south of the property
that was platted as a public right-of-way in 1883. The applicant intends to upgrade
portions of the West Smuggler Street right-of-way north of the property, which is currently
gravel and weeds. The improvements include parking, sidewalk, and landscape
improvements and will serve as the pedestrian focus of the development and contribute
to the overall character of the west
end and neighboring properties.
The exact design of the public right-
of-way will be determined during
building permit review and
according to City of Aspen
Engineering Standards.
The close-in view of the
site plan to the right
shows the applicant’s
intent to improve the W.
Smuggler right-of-way.
The applicant has provided an RDS checklist for each of the three structures
demonstrating compliance. The proposed development may require variations to the
residential design standards. Physical aspects of the property, with a steep slope on the
western side dropping to Power Plant Road, may obviate a few of the standards.
John Galambos, AIA, is the design Architect for the two free-market homes and the two
ADUs. The entire development has been designed in alignment with the prevailing
rectilinear pattern of the west end; the homes are parallel with the portion of West
Smuggler Street adjacent to the east portion of the property. The homes do not follow the
free-form pattern of the curve down to Power Plant Road; rather, they will accommodate
and complement the
existing overall
neighborhood design.
The image to the
right shows the
Smuggler Street
pedestrian
orientation of the
proposed homes.
The front door of the north
house is oriented to the
east to relate to the
58
Lot 1 Vandemoer/Hill
AH Credits
Page 6
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
expected pedestrian entrance to the
property. Orienting the home to the steep
embankment and sharp curve of Power
Plant Road would feel inappropriate, as the
entire site has been designed with strong
consideration of the linear alignment of
adjacent properties. To the extent RDS
variations are necessary, we request the
variations be considered by the planning
and zoning commission as a component of
the overall project review.
This application utilizes the city’s award-
winning affordable housing credits program
and incentives within the accessory dwelling unit and floor area sections of the city’s land
use code to provide permanently deed-restricted ADUs to be transferred to qualified
purchasers. The series of incentives in the city’s code encourage developers to address
the community’s affordable housing goals with small-scale affordable housing
development dispersed within established neighborhoods.
The ADUs proposed
for deed restriction and
the requested
affordable housing
credits are shown in
the chart to the right.
The ADUs will be deed
restricted to a category level determined by the applicant. (The units can be up to category
5 and still qualify for the issuance of housing credits.) The applicant is intending to sell
the accessory dwelling units to a local employer, such as the Aspen School District, to be
used as affordable rental housing. This application requests the issuance of certificates
of affordable housing credit for up to 7 FTEs as to be
The application has been authorized as an exemption from the current development
moratorium. This project relies upon the City of Aspen land use code being in effect on
the date of the April 22, 2022, submission including applicable zoning allowances, impact
1 See architectural plans provided by Galambos Architecture
2 Pursuant to chart codified at 26.540.050.g.2
Unit Bedrooms
Net Livable
Area (sq.
ft.)1
FTEs
Housed 2
ADU 1 3 or 4 1,365.8 3 or 3.5
ADU 2 3 or 4 1,365.8 3 or 3.5
Total 6 - 8 2,731.6 6 - 7
59
Lot 1 Vandemoer/Hill
AH Credits
Page 7
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
fees, and the methods for calculating various dimensional aspects and mitigation
assessments in effect on the date of submission. The applicant requests, upon approval,
that the city grant the project a 3-year period of statutory vested rights for a site-specific
development plan.
Lot 1 Vandemoer Hill Lot Split LLC, a Colorado limited liability company, is the owner of
the property. Bowden Homes Equity Fund Manager, Inc. is the manager of Lot 1
Vandemoer Hill Lot Split LLC. Robert D. Bowden is President of Bowden Homes Equity
Fund Manager, Inc., and has authorized BendonAdams to submit this application and
represent the owner’s interests through the review process.
We believe this application contains the necessary information for a complete and
competent review. Please let us know if additional information is needed. We look forward
to your review and will make ourselves available for any questions or concerns you have.
We can also arrange a site visit at your request.
Kind Regards,
Chris Bendon, AICP
BendonAdams LLC
Exhibits
A
1. Response to Review Criteria
2. Site Survey
3. R-6 Slope Analysis
4. RDS checklists – North House, South House,
ADUs
5. Site Plan
6. Architectural Plans – North House, South House,
ADUs
B
1. Application Form
2. Moratorium Exemption Letter
3. Agreement to Pay
4. HOA Form
5. Authorization Letter
6. Statement of Authority
7. Proof of Ownership
8. Pre-application Conference Summary
9. Vicinity Map
C 1. Lot Split Ordinance – Ord. 2, 2020 – 666991
2. Lot Split Plat – 670572
3. Easement Agreement – 670573
60
Exhibit A1
Review Criteria
page 1
26.710.022. - Zoning of lands containing more than one underlying Zone District.
Whenever any parcel of land shall contain more than one (1) underlying Zone District, the
following rules shall apply:
(a) Proposed use not allowed in all Zone Districts. When a parcel of land contains more than
one (1) underlying Zone District and the proposed use is not allowed in all of the respective
Zone Districts, then:
(1) The use can only be developed on land in which it is a permitted or a conditional use.
Response – Two single-family homes is a use listed in the R-6 zone district, but not
in the R-30 zone district. Therefore, the use – two single-family homes – can only be
developed on the portion of the parcel that is zoned R-6. The R-6 portion of the
property is east of Power Plant Road and consists of flat land accommodating to
development. The R-30 portion of the property is west of Power Plant Road and is
generally inhospitable to development given the steepness of the terrain.
The chart to the right
highlights the allowed uses
in each zone.
The map to the right
highlights the area of the
parcel zoned R-6 and R-30.
(2) The external floor area and density which shall
apply to the use shall be calculated based only
on the land area of the Zone District in which
the use is a permitted or conditional use. The
off-street parking requirements and other
dimensional requirements which shall apply to
the use shall be those of the Zone District in
which the use is a permitted or conditional use, but shall be calculated on the basis of
the land area and development of the entire parcel.
Allowed Uses R-6 R-30
Single-Family Home
Duplex Two Single-Family Homes
(on one lot)
Accessory Dwelling Unit
Accessory Uses
Vacation Rentals
61
Exhibit A1
Review Criteria
page 2
Response – Density and floor area
have been calculated based on the
land area zoned R-6. Density is
unaffected as the land zoned R-6 is
24,171 square feet, well in excess
of the 9,000 square foot minimum
to enable two single-family homes.
Parking requirements are based on
the number of dwelling units and number of bedrooms per dwelling unit. Parking for
each residence is the lessor of one space per bedroom or two per unit. This parking
minimum is provided. The floor area calculations are included in the proposed plans.
Total floor area allowed for the entire project is 5,321.6 square feet. This figure
accounts for the various floor area exemptions and ADU bonus.
(b) Proposed use allowed in all Zone Districts. When a parcel of land contains more than one
(1) underlying Zone District and the proposed use is allowed in all of the respective Zone
Districts, then:
(1) The use shall be developed by comparing each dimensional and parking requirement
of the respective Zone Districts and applying the more restrictive of each requirement.
These requirements shall, however, be calculated based on the land area and
development of the entire parcel.
(2) The only exception shall be when the area of the parcel which is designated with the
Zone District which permits the higher density constitutes more than seventy-five
percent (75%) of the entire land area of the parcel. In this case, the use shall be
developed using the dimensional requirements and off-street parking requirements of
the Zone District permitting the higher density, which shall be calculated on the basis
of the land area and development of the entire parcel.
Response – Not applicable.
26.520.050. – Accessory Dwelling Unit Design Standards.
All ADUs and carriage houses shall conform to the following design standards unless otherwise
approved, pursuant to Subsection 26.520.080(d), Special Review:
a) An ADU must contain between three hundred (300) and eight hundred (800) net livable
square feet, ten percent (10%) of which must be a closet or storage area. A carriage
house must contain between eight hundred (800) and one thousand two hundred (1,200)
net livable square feet, ten percent (10%) of which must be closet or storage area.
Response – The applicant is pursuant to special review approval to enable these
two ADUs to be larger than the 1,200 square foot specification. The two proposed
are approximately 1,366 square feet of net livable space each. Each unit has
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Exhibit A1
Review Criteria
page 3
approximately 145 square feet of closet and storage area. This represents
approximately 10.6% of each unit.
b) An ADU or carriage house must be able to function as a separate dwelling unit. This
includes the following:
1) An ADU or carriage house must be separately accessible from the exterior. An
interior entrance to the primary residence may be approved, pursuant to Special
Review;
Response – These ADUs are
completely separate from the
primary residences and each
have their own front door
entrance and access through
the garage. There are no
interior connections to the main
houses.
2) An ADU or carriage house must have separately accessible utility systems, controls
and disconnect panels. This does not preclude shared services;
Response – The two ADUs will each have their own utility meters, controls,
and disconnect panels.
3) An ADU or carriage house shall contain a full-size kitchen containing at a minimum:
a) Minimum 30-inch wide oven, 4-burner stovetop.
b) A sink, dishwasher, and a minimum twenty (20) cubic foot refrigerator with
freezer.
c) Minimum twenty-four (24) square feet of counter space and a minimum of fifteen
(15) cubic feet of cabinet space.
d) Kitchens may not be located in a closet.
Response – Each unit is provided with a full
kitchen that is not located in a closet. Sheet A-
301 of the ADU plan set details the dimensions
within the kitchens. The snip to the right shows
the kitchen layout of ADU #1.
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Exhibit A1
Review Criteria
page 4
4) An ADU or carriage house shall contain a ¾ or larger bathroom containing, at a
minimum, a sink, a toilet and a shower.
Response – Each accessory dwelling unit is provided with
three full bedrooms and two full bathrooms. An en-suite
bathroom is attached to the upstairs bedroom. The basement
bedrooms share a single bathroom.
5) An ADU or carriage house shall contain washer/dryer hookups, with a dryer vent
rough-in, to accommodate minimum 27-inch wide washer/dryer units.
Response – Each accessory dwelling unit is provided with a
fully functional washer/dryer area to accommodate a stackable
27”-wide system. Washer and dryer units will be provided by
the applicant.
The snip to the right shows the washer/dryer
units in the lower level of ADU #1.
6) One (1) parking space for the ADU or carriage house shall be provided on-site and
shall remain available for the benefit of the ADU or carriage
house resident. The parking space shall not be located in
tandem, or "stacked," with a space for the primary residence.
Response – Each accessory dwelling unit is provided with two
parking spaces.
To the right is a snip of the site plan showing parking
for each ADU.
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Exhibit A1
Review Criteria
page 5
7) 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.
Response – Each accessory dwelling unit has been designed in
conformance with this standard. Each ADU has a subgrade level of 604
square feet (net livable) and a main and upper level, combined, of 761.7
square feet (net livable). Both units are approximately 55.8% above grade.
Please refer to net livable calculations provided within the ADU plan set.
8) The ADU or carriage house shall be detached from the primary residence. An ADU
or carriage house located above a detached garage or storage area or connected
to the primary residence by an exterior breezeway or trellis shall still qualify as
detached. No interior connections to the primary residence, or portions thereof,
shall qualify the ADU or carriage house as detached.
Response – Each accessory
dwelling unit is detached from the
primary residences, with no physical
connection.
The site plan to the right shows the
separation between the ADUs and
the north and south primary units.
9) An ADU or carriage house shall be
located within the dimensional
requirements of the Zone District in which the property is located.
Response – Each accessory dwelling unit has been situated in compliance
with the zoning parameters applicable to the Vandemoer Lot 1 property.
10) The roof design shall prevent snow and ice from shedding upon an entrance to an
ADU or carriage house. If the entrance is accessed via stairs, sufficient means of
preventing snow and ice from accumulating on the stairs shall be provided.
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Exhibit A1
Review Criteria
page 6
Response – Each accessory dwelling unit has
been designed with an entrance from a covered
front porch. The primary roof pitches are to the
sides of the property and not along the entry side
of the buildings.
The elevation drawing to the right
shows the entryways to each ADU.
11) ADUs and carriage houses shall be developed
in accordance with the requirements of this Title which apply to residential
development in general. These include, but are not limited to, building code
requirements related to adequate natural light, ventilation, fire egress, fire
suppression and sound attenuation between living units. This standard may not be
varied.
Response – All building code requirements will be satisfied. This will be
demonstrated during building permit review.
12) All ADUs and carriage houses shall be registered with the Housing Authority and
the property shall be deed restricted in accordance with Section 26.520.070, Deed
restrictions and enforcement. This standard may not be varied.
Response – Both ADUs will be deed restricted in accordance with the city’s
land use code and housing authority’s requirements. The units will be deed
restricted as category housing in compliance with chapter 26.520, and
transferred to a qualified buyer, which may be a local employer.
26.430.040 – Review Standards for Special Review.
(g) Accessory dwelling unit design standards. Whenever a special review is conducted to
determine a change in the design standards required for accessory dwelling units, it shall be
considered in accordance with the standards set forth at Subsection 26.520.080(d).
Response – See responses to Section 26.520.080.d below.
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Exhibit A1
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26.520.080.d - Special Review.
An application requesting a variation of the ADU and carriage house design standards shall be
processed as a Special Review in accordance with the common development review procedures
set forth in Chapter 26.304. The Special Review shall be considered at a public hearing for which
notice has been posted, mailed, and published pursuant to Section 26.304.060(e)(3).
Review is by the Planning and Zoning Commission. If the property is an historic landmark, on the
Inventory of Historic Sites and Structures or within a Historic Overlay District, the Historic
Preservation Commission shall consider the Special Review.
A Special Review for an ADU or Carriage House may be approved, approved with conditions or
denied based on conformance with the following criteria:
1. The proposed ADU or carriage house is designed in a manner which promotes the purpose
of the ADU and carriage house program, promotes the purpose of the Zone District in which
it is proposed and promotes the unit's general livability.
Response – The larger units promote the purpose of the ADU/carriage house
program. These units will promote the long-standing community goal of socially,
economically and environmentally responsible development patterns balancing
Aspen: the resort and Aspen; the community. These units provide balance in the
neighborhood and a sense of commonality between local working residents and
part-time residents. These ADUs represent viable housing opportunities for
working residents and allow employees to live within the fabric of the community
without their housing being easily identifiable as "employee housing."
The ADUs will support local Aspen businesses by providing an employee base
within the city and providing a critical mass
of local residents important to preserving
Aspen's character and reducing
automobile reliance. The proposed ADUs
emulate a historic development pattern
and maximize the privacy and livability of
both the ADUs and the primary units
located to the west.
To the right is a site plan of
the proposed development.
ADUs 1 & 2 are highlighted.
67
Exhibit A1
Review Criteria
page 8
To the right are floor plans of the
proposed ADUs. Larger versions of these
plans are attached to the application.
Plans provided by Galambos Architects.
Basement
level
Main level Second level
These units will promote the purpose of the R-6 zone district. The two ADUs will
provide long-term residential opportunities for local, working residents. The units
are proposed in a duplex configuration, which is a common housing type in the
neighborhood and R-6 zone, and are walking distance to transit, recreation, the
music tent, the Aspen Institute, and public parks and trails. The two ADUs will
mimic the development pattern in the neighborhood.
The general livability of the two ADUs will be enhanced in several ways through
this special review approval. The units being larger than the 1,200 square foot
maximum allows a family to occupy each unit. The increased space allows for
more bedrooms and a comfortable layout, including separation of bedrooms from
the main living area. The units also have their own parking and lands surrounding
68
Exhibit A1
Review Criteria
page 9
each unit for landscaping and outdoor activity. These units will be a highly
attractive addition to the affordable inventory and in high demand.
2. The proposed ADU or carriage house is designed to be compatible with and subordinate in
character to, the primary residence considering all dimensions, site configuration,
landscaping, privacy and historical significance of the property.
Response – The two accessory dwelling units have been designed to be subordinate in
size and character to the primary units on the parcel and to complement the neighborhood.
The units being approximately 1,366 square feet each are much smaller than the primary
units (the free-market units) located on the same parcel. The north house is approximately
7,532.4 square feet (gross area) while the south house checks in at approximately 4,128.2
square feet (gross area). The ADUs will also be smaller than most new houses built in
Aspen while all other dimensions (setbacks, height, massing, parking) are compliant with
the lot split approval and compatible with the surrounding neighborhood.
26.470.080.D – 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.
Response – This application is not requesting new residential development
allotments. Lot 1 is the result of a lot split granted pursuant to Ordinance 2, Series
2020. Pursuant to Section 26.470.090.a, the development of a lot created by a lot
split can be approved by the Community Development Director and is not deducted
from the annual development allotment. Affordable housing mitigation must be
provided by the development, according to a range of options. This application
anticipates providing affordable housing credits in an amount corresponding with
the amount of floor area developed in the two free-market homes.
Two accessory dwelling units are proposed, one accessory to each primary free-
market unit. Pursuant to Section 26.470.070.h, accessory dwelling units are
exempt from the growth management chapter.
The accessory dwelling units will be deed restricted as category housing and
transferred to qualified buyers. By restricting these units, the applicant can receive
affordable housing credits for the employees housed. This application is seeking
affordable housing credits for the employees housed in excess of the mitigation
needed for the two free-market residential units. The applicant is reviewing the
“qualified buyer” definition with the Aspen Pitkin County Housing Authority to
enable sale of the units to a qualified local employer, such as the Aspen School
District.
69
Exhibit A1
Review Criteria
page 10
(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.
Response – The property conforms to the requirements and limitations of the city’s
land use code and the R-6 zone district. The property is vacant and does not
contain non-conforming uses or structures. The two free-market residences and
the two accessory dwelling units have been designed to conform to the allowances
and limitations of the city’s land use code in effect on the date of this application.
Following are the proposed dimensions which can also be found in the attached
architectural plans. Setbacks are as required on the Vandemoer/Hill Lot Split plat.
70
Exhibit A1
Review Criteria
page 11
(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.
Response – The property is currently served with the full complement of urban
services. Water is within the Smuggler Street right-of-way. A sanitary sewer line
is within the alley. Communications and gas service appear to be in the alley.
Service lines will need to be installed. Fire and police protection services are not
71
Exhibit A1
Review Criteria
page 12
expected to be impacted by this development. Solid waste services are not
expected to be impacted by this development. Parking, road, and transit services
are available to the property and are not expected to be negatively impacted by
this development. The development will pay its proportionate share of impact
mitigation through adopted impact fees. Cost of any upgrades required will be
borne by the applicant including any proportionate cost-sharing improvement
district.
(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.
Response – Not applicable. The applicant is not proposing commercial
development.
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).
Response – Not applicable. The applicant is not proposing lodging development.
3) For the redevelopment of existing commercial net leasable space that did not previously
mitigate (see Section 26.470.070(e)), the mitigation requirements for affordable housing
shall be phased at fifteen percent (15%) beginning in 2017, and by three percent (3%)
each year thereafter until sixty-five percent (65%) is reached, as follows: [chart deleted]
Response – Not applicable. The applicant is not proposing commercial
development.
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.
Response – Not applicable. The applicant is not proposing a change in use.
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.
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Exhibit A1
Review Criteria
page 13
Response – Not applicable. The application is not proposing an additional free-
market development allotment. The property has an existing development right
that can be expressed as a single-family home, a duplex (2 units in one structure)
or two single-family homes. The two-single-family-home scenario is allowed due
to the R-6 zone district provision for two detached homes on one lot using the
duplex floor area. Mitigation for this development scenario is required pursuant to
Section 26.470.090.b, and is anticipated to be provided through the provision of
certificates of affordable housing credit.
6) For essential public facility development, mitigation shall be determined based
on Section 26.470.110(d).
Response – Not applicable. An essential public facility is not proposed.
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.
Response – The two accessory dwelling units proposed have been designed
to comply with the APCHA guidelines. These units are roughly 1,366 square
feet with 3 to 4 bedrooms each. Each unit has its own dedicated parking – two
surface spaces off the back porch of each unit.
(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.
Response – Mitigation for the two new free-market units is required pursuant
to Section 26.470.090.b, and will be provided through certificates of affordable
housing credit.
(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.
Response – Not applicable. The mitigation for the two new free-market units
will be provided through affordable housing credits. The proposed accessory
dwelling units are on the same parcel. However, ADUs cannot be used to
satisfy affordable housing obligations. These ADUs will be deed restricted and
sold to qualified buyers in exchange for affordable housing credits. The credits
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Exhibit A1
Review Criteria
page 14
will be used to satisfy the housing mitigation obligations of the two free-market
units and remaining credits will be used elsewhere.
(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.
Response – Certificates of affordable housing credit will be provided to
mitigate the two free-market single-family residence, pursuant to Section
26.470.090.b. The credits will be extinguished pursuant to Chapter 26.540.
(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).
Response – Not applicable. Cash-in-lieu in excess of a 0.1 FTE amount is not
proposed.
(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.
Response – Not applicable. The accessory dwelling units are not considered
units of density and do not require an allotment through the growth
management system.
(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.
Response – Not applicable. The accessory dwelling units are not considered
units of density and do not require an allotment through the growth
management system. The ADUs are subject to Chapter 26.520, which
includes design standards for the units. The ADU design standard include an
above-grade provision.
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).
74
Exhibit A1
Review Criteria
page 15
Response – Not applicable. The accessory dwelling units are not considered
units of density and do not require an allotment through the growth
management system. The ADUs are subject to Chapter 26.520, which
includes specific category affordability limitations for ADUs being sold to a
qualified buyer.
Sec. 26.470.100. - Planning and Zoning Commission applications.
The following types of development shall be approved, approved with conditions or denied by
the Planning and Zoning Commission, pursuant to Section 26.470.060, Procedures for review,
and the criteria for each type of development described below. Except as noted, all growth
management applications shall comply with the general requirements of Section 26.470.080.
Except as noted, the following types of growth management approvals shall be deducted from
the annual development allotments. Approvals apply cumulatively.
C. Affordable housing. The development of affordable housing deed-restricted in accordance
with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with
conditions or denied by the Planning and Zoning Commission based on the general
requirements outlined in Section 26.470.080.
1. The proposed units shall be deed-restricted as "for sale" units and transferred to
qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines.
The owner may be entitled to select the first purchasers, subject to the aforementioned
qualifications, pursuant to the Aspen/Pitkin County Housing Authority Guidelines. The
deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to
own the unit and rent it to qualified renters as defined in the Affordable Housing
Guidelines established by the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned
by an employer or nonprofit organization, if a legal instrument in a form acceptable to
the City Attorney ensures permanent affordability of the units. The City encourages
affordable housing units required for lodge development to be rental units associated
with the lodge operation and contributing to the long- term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin
County or other similar governmental or quasi- municipal agency shall not be subject to
this mandatory "for sale" provision.
Response – This review may not apply. The applicant is not requesting
development allotments through growth management. The property has a
development allotment and is exempt from GMQS as a result of the lot split.
The free-market homes are exempt pursuant to Section 26.470.090.a. The
accessory dwelling units are exempt from GMQS pursuant to Section
26.470.070.h. The proposed accessory dwelling units are proposed as fully
deed-restricted units, pursuant to Section 26.520.070, and qualify the property
for various development incentives. The ADUs are intended to be transferred
75
Exhibit A1
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page 16
to a qualified buyer as the term is used in the APCHA Guidelines and as may
be interpreted or amended by APCHA. The applicant will be exploring the
potential to transfer the ADUs to a local employer as rentals to qualified
employees.
26.540.070. – Review criteria for establishing an affordable housing credit.
An Affordable Housing Credit may be established by the Planning and Zoning Commission if all
of the following criteria are met. The proposed units do not need to be constructed prior to this
review.
(a) The proposed affordable housing unit(s) comply with the review standards of Section
26.470.080 D.7.a-g
Response – See responses to Section 26.470.080.D.7.a-g, addressed above.
(b) The affordable housing unit(s) are not an obligation of a Development Order and are not
otherwise required by this Title to mitigate the impacts of development.
Response – These two accessory dwelling units are not required mitigation
for another project or an obligation of a development order.
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8
9
0
789
6
78
9
7
78
9
9
79
0
0
FOUND NO. 5 .REBAR
AND CAP STAMPED
"PLS 28643"
FLUSH WITH GRADE
949 W. FRANCIS STREET
SHARP DESIGNS LLC.
PITKIN COUNTY PARCEL NO. 273512300013
PARRY SUBDIVISION - LOT 2
WERNER DANA HERSCHMANN REC. TRUST
PITKIN COUNTY PARCEL NO. 273512220002
PARRY SUBDIVISION - LOT 1
CAROLYN PARRY CONDO ASSOCIATION
PITKIN COUNTY PARCEL NO. 273512270800
TA
G
E
R
T
S
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I
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-
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&
T
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.
2
7
3
5
1
2
2
0
5
0
0
1
TAGERT LOT SPLIT - LOT 2
NEWMAN, JOEL
PITKIN COUNTY PARCEL NO. 273512221002
T
A
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E
R
T
L
O
T
S
P
L
I
T
-
L
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1
N
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W
M
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F
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2
7
3
5
1
2
2
2
1
0
0
1
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "20151"
0.1' BELOW GRADE
Parcel Line Table
Line #
L1
L2
Direction
S17° 51' 16"W
N17° 51' 16"E
Length
13.96'
12.86'
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
100.02'
GRAVEL SURFACE
(HATCHED)
7
8
4
0
7
8
4
5
7
8
5
0
7
8
5
5
7
8
6
0
7
8
6
5
7
8
7
0
GRASS FIELD WITH
SMALL SCRUBS
ROCKY EMBANKMENT
STEEP EMBANKMENT WITH
NATIVE VEGIATION
PROPERTY DESCRIPTION
LOT 1,
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
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
SOPRIS ENGINEERING - LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311 SOPRISENG@SOPRISENG.COM 11/3/2021 - G:\2020\30138 VANDEMOER HILL LOT 1\SURVEY\Survey DWGs\Survey Plots and Exhibits\30138.02 ISP.dwg
VICINITY MAP
SCALE: 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 actual
field locations in some instances. These utilities, as shown, may not represent actual
field conditions. It is the responsibility of the contractor to contact all utility
companies for field location of utilities prior to construction.
IMPROVEMENT SURVEY PLAT
I, MARK S. BECKLER, HEREBY CERTIFY TO DAKOTA LAND + INVESTMENTS
LLC., 949 WEST SMUGGLER STREET LLC. AND LAND TITLE GUARANTEE
COMPANY, THAT THIS IS AN “IMPROVEMENT SURVEY PLAT” AS DEFINED BY
C.R.S. § 38-51-102(9), AND THAT IT IS A MONUMENTED LAND SURVEY
SHOWING THE CURRENT LOCATION OF ALL STRUCTURES, WATER COURSES,
WATER FEATURES AND/OR BODIES OF WATER , VISIBLE ROADS, UTILITIES,
FENCES, OR WALLS SITUATED ON THE DESCRIBED PARCEL AND WITHIN FIVE
FEET OF ALL BOUNDARIES OF SUCH PARCEL, ANY CONFLICTING BOUNDARY
EVIDENCE OR VISIBLE ENCROACHMENTS, AND ALL EASEMENTS AND RIGHTS
OF WAY OF A PUBLIC OR PRIVATE NATURE THAT ARE VISIBLE, OR
APPARENT, OR OF RECORD AND UNDERGROUND UTILITIES DESCRIBED IN
LAND TITLE GUARANTEE COMPANY TITLE INSURANCE ORDER NO.
Q62012373, OR OTHER 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. #28643
IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY OF
LOT 1, VANDEMOER HILL LOT SPLIT
A 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 1
SOURCE DOCUMENTS:
·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)
ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.
NOTES
1)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-OCTOBER
2019, AUGUST-SEPTEMBER, 2020, AND NOVEMBER 05, 2021.
3)BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPS
CONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCIS
AND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THE
NORTHEAST CORNER OF LOT 1 AND THE SOUTHEAST CORNER OF LOT 1, BEING FOUND
MONUMENTS 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) TO
DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING
EASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE ALTA TITLE
COMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62013521-4
EFFECTIVE DATE OCTOBER 15, 2021.
6)BASIS OF ELEVATION: CITY OF ASPEN GIS LIDAR DATA, ON NAVD 88, TRANSLATED TO
MARCIN COORDINATE SYSTEM. CONTOUR INTERVAL ONE (1) FOOT.
7)CONTOUR INTERVAL ONE (1) FOOT.
8)PROPERTY ADDRESS: TBD
9)PITKIN COUNTY PARCEL ID NUMBER 273512212002.
SITE
(BASIS OF BEARING)
S74°14'15"E
GPS-9(R)GPS-20
(TIE
O
N
L
Y
)
S
5
8
°
2
5
'
1
5
"
E
5
8
3
.
3
6
'
(
T
I
E
O
N
L
Y
)
S
4
9
°
2
7
'
5
8
"
E
6
1
8
.
1
4
'
EXISTING GAS METER
EXISTING ELECTRIC METER
EXISTING CATV PEDESTAL
EXISTING LEGEND
EXISTING CONTOUR
EXISTING CONTOUR INTERVAL7900
EXISTING WOOD RAIL FENCExx
1 inch = ft.
( IN U.S. SURVEY FEET )
GRAPHIC SCALE
020 20 40
20
8010
PURPOSE STATEMENT
THE PURPOSE OF THIS IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHY IS TO SHOW THE EXISTING PROPERTY
BOUNDARIES, SITE CONDITIONS, ENCUMBRANCES, AND TOPOGRAPHY OF THE SUBJECT PROPERTY.
11-05-21
MONUMENT LEGEND
INDICATES FOUND BUILDING ENVELOPE MONUMENT LS 28643
77
x x x x x x x x
x x x
x x x x
xxxxxxxxxx
FOUND NO. 5 REBAR &
ALUMINUM CAP STAMPED "PLS 33645"
0.1' BELOW GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "PLS 28643"
0.1' BELOW GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP ILLEGIBLE
0.2' BELOW GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
FOUND NO. 5 REBAR &
1.25" ORANGE PLASTIC CAP
STAMPED "PROP COR 28634"
FLUSH WITH GRADE
FOUND NO. 5 REBAR &
1.25" ORANGE PLASTIC CAP
STAMPED "PROP COR 28634"
FLUSH WITH GRADE
TWO STORY HOUSE
WOOD FRAME HOUSE
SPLIT RAIL FENCE
12
.
5
'
WOOD
STRUCTURE
CO
N
C
R
E
T
E
PA
D
FLAGSTONE WALK
WOOD DECK
ASPHALT
SURFACE
LOT 2 - VANDEMOER HILL LOT SPLIT
VANDEMOER FAMILY INC.
PITKIN COUNTY PARCEL NO. 273512212003
LOT 1 - VANDEMOER HILL LOT SPLIT
36,129 SQ. FT. +/-
0.8277 ACRES +/-
19.44' ALLEY R.O.W.
75.00' WEST
SMUGGLER R.O.W.
10
.
0
0
'
5.
0
0
'
P
U
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.
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.
6
7
0
5
7
2
FOUND NO. 5 .REBAR
AND CAP STAMPED
"PLS 28643"
FLUSH WITH GRADE
N74° 27' 15"W 227.81'
N
8
°
2
5
'
3
7
"
E
7
5
.
6
0
'
N74° 14' 02"W 70.36'
N1
5
°
4
5
'
5
8
"
E
1
0
0
.
0
0
'
S74° 14' 02"E 57.48'
N8° 25' 37"E 9.80'
S74° 14' 02"E 183.99'
S
4
°
5
0
'
4
0
"
W
4
0
.
5
0
'
S
6
°
4
9
'
2
0
"
E
1
5
6
.
0
3
'
L=59.51'
R=65.00'
T=32.02'
Δ=52°27'17"
CD=S44°04'5 4"W
C=57.45'
S1
5
°
2
5
'
3
8
"
W
6
0
.
8
1
'
S1
3
°
3
8
'
2
1
"
W
5
9
.
0
2
'
S61° 41'
3
3
"
E
3
4
.
7
7
'
L=61.36'
R=35.00'
T=42.05'
=100°27'11"
CD=N68° 04' 51"E
C=53.80'
N1
3
°
3
8
'
2
1
"
E
5
8
.
3
9
'
N1
5
°
2
5
'
3
8
"
E
6
1
.
4
5
'
34.97'30.00'119.02'
L1
L2
10.00' PUBLIC UTILITY EASEMENT
REC. NO. 670572
SETBACK
(TYPICAL)
15.00'
15.00'
16.00' PEDESTRIAN
& PUBLIC UTILITY EASEMENT
PER REC. NO. 670572
10.00' UTILITY EASEMENT PER
REC. NO. 670572
& SETBACK
EXISTING SPLIT RAIL FENCE
UTILITY EASEMENT PER
REC. NO. 67057210.00'
10.00'
10.00'
30
'
P
O
W
E
R
P
L
A
N
T
RO
A
D
R
.
O
.
W
.
10.00'
10.00'
UTILITY EASEMENT
PER REC. NO. 670572
LOT 1 - VANDEMOER
HILL LOT SPLIT
7
8
4
5
7
8
5
0
7
8
5
5
7
8
6
0
7
8
6
5
7
8
7
0
7
8
7
5
7
8
8
0
7
8
8
5
7
8
9
0
7
8
6
0
7
8
6
5
7
8
7
0
7
8
7
5
7
8
8
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7
8
8
5
7
8
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8
4
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7
8
5
5
7885
78
9
0
78
9
5
7875
7870
7865
789
5
78
9
4
789
3
789
2
78
9
1
7
8
9
0
789
6
78
9
7
78
9
9
79
0
0
FOUND NO. 5 .REBAR
AND CAP STAMPED
"PLS 28643"
FLUSH WITH GRADE
949 W. FRANCIS STREET
SHARP DESIGNS LLC.
PITKIN COUNTY PARCEL NO. 273512300013
PARRY SUBDIVISION - LOT 2
WERNER DANA HERSCHMANN REC. TRUST
PITKIN COUNTY PARCEL NO. 273512220002
PARRY SUBDIVISION - LOT 1
CAROLYN PARRY CONDO ASSOCIATION
PITKIN COUNTY PARCEL NO. 273512270800
TA
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.
2
7
3
5
1
2
2
0
5
0
0
1
TAGERT LOT SPLIT - LOT 2
NEWMAN, JOEL
PITKIN COUNTY PARCEL NO. 273512221002
T
A
G
E
R
T
L
O
T
S
P
L
I
T
-
L
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1
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W
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.
2
7
3
5
1
2
2
2
1
0
0
1
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "20151"
0.1' BELOW GRADE
Parcel Line Table
Line #
L1
L2
Direction
S17° 51' 16"W
N17° 51' 16"E
Length
13.96'
12.86'
FOUND NO. 5 REBAR &
1.25" PLASTIC CAP
STAMPED "LS 28643"
FLUSH WITH GRADE
100.02'
GRAVEL SURFACE
(HATCHED)
7
8
4
0
7
8
4
5
7
8
5
0
7
8
5
5
7
8
6
0
7
8
6
5
7
8
7
0
GRASS FIELD WITH
SMALL SCRUBS
ROCKY EMBANKMENT
STEEP EMBANKMENT WITH
NATIVE VEGIATION
ZONE R-6 PARTIAL LOT 1 NO ROW
264 SQ.FT.
ZONE R-6 PARTIAL LOT 1 NO ROW
23,908 SQ.FT.
PROPERTY DESCRIPTION
LOT 1,
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
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL
ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS
AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION
BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN
YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
SOPRIS ENGINEERING - LLC
CIVIL CONSULTANTS
502 MAIN STREET, SUITE A3
CARBONDALE, COLORADO 81623
(970) 704-0311 SOPRISENG@SOPRISENG.COM 9/22/2022 - G:\2020\30138 VANDEMOER HILL LOT 1\SURVEY\Survey DWGs\Survey Plots and Exhibits\30138.02 ISP ANALYSIS AREA DISCREP.dwg
VICINITY MAP
SCALE: 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 actual
field locations in some instances. These utilities, as shown, may not represent actual
field conditions. It is the responsibility of the contractor to contact all utility
companies for field location of utilities prior to construction.
SLOPE ANALYSIS EXHIBIT OF
LOT 1, VANDEMOER HILL LOT SPLIT
A 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 1
SOURCE DOCUMENTS:
·PLAT-VANDEMOER HILL LOTS SPLIT (BOOK 129-PAGE 11, RECEPTION NUMBER 670572)
ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED.
NOTES
1) 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-OCTOBER
2019, AUGUST-SEPTEMBER, 2020, NOVEMBER 05, 2021, AND MARCH 14, 2022.
3) BASIS OF BEARING: A BEARING OF S74°14'15"E BETWEEN THE 1988 CITY OF ASPEN-GPS
CONTROL POINTS GPS-20 AND GPS-9(R), AT THE STREET INTERSECTIONS OF 7TH\FRANCIS
AND 6TH\FRANCIS, WHICH ESTABLISHED A SITE BEARING OF N 15°45'58" E BETWEEN THE
NORTHEAST CORNER OF LOT 1 AND THE SOUTHEAST CORNER OF LOT 1, BEING FOUND
MONUMENTS 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) TO
DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING
EASEMENTS, RIGHT-OF-WAY AND/OR TITLE OF RECORD SE RELIED UPON THE ALTA TITLE
COMMITMENT PREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER No. Q62013521-4
EFFECTIVE DATE OCTOBER 15, 2021.
6) BASIS OF ELEVATION: CITY OF ASPEN GIS LIDAR DATA, ON NAVD 88, TRANSLATED TO
MARCIN COORDINATE SYSTEM. CONTOUR INTERVAL ONE (1) FOOT.
7) CONTOUR INTERVAL ONE (1) FOOT.
8) PROPERTY ADDRESS: TBD
9) PITKIN COUNTY PARCEL ID NUMBER 273512212002.
SITE
(BASIS OF BEARING)
S74°14'15"E
GPS-9(R)GPS-20
(TIE
O
N
L
Y
)
S
5
8
°
2
5
'
1
5
"
E
5
8
3
.
3
6
'
(
T
I
E
O
N
L
Y
)
S
4
9
°
2
7
'
5
8
"
E
6
1
8
.
1
4
'
EXISTING GAS METER
EXISTING ELECTRIC METER
EXISTING CATV PEDESTAL
EXISTING LEGEND
EXISTING CONTOUR
EXISTING CONTOUR INTERVAL7900
EXISTING WOOD RAIL FENCExx
1 inch = ft.
( IN U.S. SURVEY FEET )
GRAPHIC SCALE
020 20 40
20
8010
MONUMENT LEGEND
INDICATES FOUND BUILDING ENVELOPE MONUMENT LS 28643
AREA TABLE
LOT 1 WITHIN ZONE R-6 INCLUDING R.O.W. 30,447 sq.ft.± 0.699 acres±
LOT 1 WITHIN ZONE R-6 EXCLUDING R.O.W. 24,171 sq.ft.± 0.555 acres±
PORTION OF R.O.W. WITHIN LOT 1 & ZONE R-6 6,275 sq.ft.± 0.144 acres±
LOT 1 WITHIN ZONE R-30 INCLUDING R.O.W. 13,265 sq.ft.± 0.305 acres±
LOT 1 WITHIN ZONE R-30 EXCLUDING R.O.W. 11,957 sq.ft.± 0.275 acres±
PORTION OF R.O.W. WITHIN LOT 1 & ZONE R-30 1,308 sq.ft± 0.030 acres±
ZONE R-30ZONE R-6
Number
1
2
3
Minimum Slope
0%
20%
30%
Maximum Slope
20%
30%
Vertical
Area sq.ft.
20,223
818
3,130
Color
Slope Table Lot 1 Zone R-6
Exhibit A3
78
Residential Design Standards
Administrative Review
Section 26.410.020.B. of the Land Use Code requires an Administrative Review for compliance with the Residential Design Standards (RDS) for
all residential projects, unless otherwise exempted pursuant to Section 26.410.010.C.
All residential projects affecting the exterior of the building shall submit for RDS Administrative Review prior to building permit submittal. If
exterior work is proposed, and the scope of work meets one of the exemptions listed above, staff shall provide a signed exemption form to be
included in the building permit application.
Review Process:
The Community Development Department staff shall review an application for applicability and compliance with Chapter 26.410, Residential
Design Standards. If the application complies with all applicable standards as written, a signed Checklist and stamped plan set shall be provided
to the applicant to be included with building permit submission.
If the application does not comply with one or more applicable standards, an unsigned Checklist and redlined plan set shall be emailed to the
applicant including comments from staff on which standard(s) the application does not comply with and a description of why the standard(s) is
not compliant. The applicant shall be provided the opportunity to revise and resubmit the design in response to the comments. Staff will keep an
application open for 30 days from the date an unsigned Checklist is emailed to the applicant. If after such time no revisions are submitted, the
application will expire.
Application for RDS Administrative Review:
An application for RDS Administrative Review that DOES NOT require Alternative Compliance (see Page 2) shall be submitted to the Community
Development front desk on a USB drive or emailed to planneroftheday@gmail.com. Applicants will be notified of received application by email
and if additional documents are required. Certain application requirements may be waived by staff depending on the scope of work.
An application for RDS Administrative Review shall include the following documents in digital format:
• Site improvement survey certified by a registered land surveyor (no older than one year from submittal date)
• Proposed Site plan (scaled 24”x36”)
• Proposed Floor plans (scaled 24”x36”)
• Proposed Elevations (scaled 24”x36”)
• Existing Elevations if a remodel (scaled 24”x36”)
• Complete scope of work noting all exterior areas affected by the proposed project
• Complete RDS applicant checklist (attached) addressing how each standard is met with sheet references for each standard
Page 1 of 2
Exhibit A4.1
North House
79
Alternative Compliance or Variation:
Pursuant to 26.410.020.C, projects that do not meet the criteria for Administrative Review or Alternative Compliance (as determined by staff)
may be reviewed by the Planning & Zoning Commission, or HPC if appropriate, at the applicant’s request. An applicant may choose to apply
directly for a Variation from the Planning & Zoning Commission or Historic Preservation Commission, pursuant to Chapter 26.410.020.C.
A pre-application summary will be required for an Alternative Compliance or Variation request.
Application for Alternative Compliance or Variation:
An application for Alternative Compliance or a Variation will require a pre-application summary provided by Community Development staff,
and shall be submitted as a Land Use Application. Required application submittal items shall be outlined in the pre-application summary.
Page 2 of 2
Residential Design Standards
Administrative Review
80
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
Standard Complies
Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
949 Smuggler Ave North House John Galambos
273512212002 Jgalambos@Galambosarchitects.net
R-6 970-429-1286
✔
✔
✔
✔
✔
✔
Does not apply due to the nature of the site and street orientation.
Does not apply due to the nature of the site and street orientation.
Does not apply due to the nature of the site and street orientation.
A-102, A-202, Building meets B.4 (d)(1) projecting 1-story element projects 6'.
A-102, The garage is accessed off the alley.
A-102, The garage is accessed off the alley.
✔A-102, The garage does not face the street.
81
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
A-202, Garage doors will match siding patterns.
A-102, The entry door faces the street and is set back less then 10' from the
facade.
✔
✔
Does not apply due to the nature of the site and the street orientation.
✔A-202
✔A-202
✔A-202, Street facing main level windows do not span more then one story.
✔
✔
A-202, There are no nonorthogonal windows.
✔A-102, Light wells are not facing the street and/or 10' above street level.
✔A-201 - A-204, All materials are used in ways true to their characteristics.
82
Residential Design Standards
Administrative Review
Section 26.410.020.B. of the Land Use Code requires an Administrative Review for compliance with the Residential Design Standards (RDS) for
all residential projects, unless otherwise exempted pursuant to Section 26.410.010.C.
All residential projects affecting the exterior of the building shall submit for RDS Administrative Review prior to building permit submittal. If
exterior work is proposed, and the scope of work meets one of the exemptions listed above, staff shall provide a signed exemption form to be
included in the building permit application.
Review Process:
The Community Development Department staff shall review an application for applicability and compliance with Chapter 26.410, Residential
Design Standards. If the application complies with all applicable standards as written, a signed Checklist and stamped plan set shall be provided
to the applicant to be included with building permit submission.
If the application does not comply with one or more applicable standards, an unsigned Checklist and redlined plan set shall be emailed to the
applicant including comments from staff on which standard(s) the application does not comply with and a description of why the standard(s) is
not compliant. The applicant shall be provided the opportunity to revise and resubmit the design in response to the comments. Staff will keep an
application open for 30 days from the date an unsigned Checklist is emailed to the applicant. If after such time no revisions are submitted, the
application will expire.
Application for RDS Administrative Review:
An application for RDS Administrative Review that DOES NOT require Alternative Compliance (see Page 2) shall be submitted to the Community
Development front desk on a USB drive or emailed to planneroftheday@gmail.com. Applicants will be notified of received application by email
and if additional documents are required. Certain application requirements may be waived by staff depending on the scope of work.
An application for RDS Administrative Review shall include the following documents in digital format:
• Site improvement survey certified by a registered land surveyor (no older than one year from submittal date)
• Proposed Site plan (scaled 24”x36”)
• Proposed Floor plans (scaled 24”x36”)
• Proposed Elevations (scaled 24”x36”)
• Existing Elevations if a remodel (scaled 24”x36”)
• Complete scope of work noting all exterior areas affected by the proposed project
• Complete RDS applicant checklist (attached) addressing how each standard is met with sheet references for each standard
Page 1 of 2
Exhibit A4.2
South House
83
Alternative Compliance or Variation:
Pursuant to 26.410.020.C, projects that do not meet the criteria for Administrative Review or Alternative Compliance (as determined by staff)
may be reviewed by the Planning & Zoning Commission, or HPC if appropriate, at the applicant’s request. An applicant may choose to apply
directly for a Variation from the Planning & Zoning Commission or Historic Preservation Commission, pursuant to Chapter 26.410.020.C.
A pre-application summary will be required for an Alternative Compliance or Variation request.
Application for Alternative Compliance or Variation:
An application for Alternative Compliance or a Variation will require a pre-application summary provided by Community Development staff,
and shall be submitted as a Land Use Application. Required application submittal items shall be outlined in the pre-application summary.
Page 2 of 2
Residential Design Standards
Administrative Review
84
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
Standard Complies Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
949 Smuggler St. South House John Galambos
273512212002 Jgalambos@Galambosarchitects.net
R-6 970-429-1286
✔
✔
✔
✔
✔
✔
Does not apply due to the nature of the site and street orientation.
Does not apply due to the nature of the site and street orientation.
Does not apply due to the nature of the site and street orientation.
A-102, A-202, Building meets B.4 (d)(3) One-story step down at entry facade.
A-102, The garage is accessed off the alley.
A-102, The garage is accessed off the alley.
✔A-102, The garage does not face the street.
85
Standard Complies
Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
A-202, Garage doors will match siding patterns.
Does not apply due to the nature of the site and street orientation.
✔
Does not apply due to the nature of the site and street orientation.
Does not apply due to the nature of the site and street orientation.
✔A-202
✔A-202, Main level windows do not span more then one story.
✔
✔
✔
✔Does not apply due to the nature of the site and street orientation.
✔A-102, Light wells are not facing the street and/or 10' above street level.
✔A-201 - A-204, All materials are used in ways true to their characteristics.
86
Residential Design Standards
Administrative Review
Section 26.410.020.B. of the Land Use Code requires an Administrative Review for compliance with the Residential Design Standards (RDS) for
all residential projects, unless otherwise exempted pursuant to Section 26.410.010.C.
All residential projects affecting the exterior of the building shall submit for RDS Administrative Review prior to building permit submittal. If
exterior work is proposed, and the scope of work meets one of the exemptions listed above, staff shall provide a signed exemption form to be
included in the building permit application.
Review Process:
The Community Development Department staff shall review an application for applicability and compliance with Chapter 26.410, Residential
Design Standards. If the application complies with all applicable standards as written, a signed Checklist and stamped plan set shall be provided
to the applicant to be included with building permit submission.
If the application does not comply with one or more applicable standards, an unsigned Checklist and redlined plan set shall be emailed to the
applicant including comments from staff on which standard(s) the application does not comply with and a description of why the standard(s) is
not compliant. The applicant shall be provided the opportunity to revise and resubmit the design in response to the comments. Staff will keep an
application open for 30 days from the date an unsigned Checklist is emailed to the applicant. If after such time no revisions are submitted, the
application will expire.
Application for RDS Administrative Review:
An application for RDS Administrative Review that DOES NOT require Alternative Compliance (see Page 2) shall be submitted to the Community
Development front desk on a USB drive or emailed to planneroftheday@gmail.com. Applicants will be notified of received application by email
and if additional documents are required. Certain application requirements may be waived by staff depending on the scope of work.
An application for RDS Administrative Review shall include the following documents in digital format:
• Site improvement survey certified by a registered land surveyor (no older than one year from submittal date)
• Proposed Site plan (scaled 24”x36”)
• Proposed Floor plans (scaled 24”x36”)
• Proposed Elevations (scaled 24”x36”)
• Existing Elevations if a remodel (scaled 24”x36”)
• Complete scope of work noting all exterior areas affected by the proposed project
• Complete RDS applicant checklist (attached) addressing how each standard is met with sheet references for each standard
Page 1 of 2
Exhibit A4.3
ADUs
87
Alternative Compliance or Variation:
Pursuant to 26.410.020.C, projects that do not meet the criteria for Administrative Review or Alternative Compliance (as determined by staff)
may be reviewed by the Planning & Zoning Commission, or HPC if appropriate, at the applicant’s request. An applicant may choose to apply
directly for a Variation from the Planning & Zoning Commission or Historic Preservation Commission, pursuant to Chapter 26.410.020.C.
A pre-application summary will be required for an Alternative Compliance or Variation request.
Application for Alternative Compliance or Variation:
An application for Alternative Compliance or a Variation will require a pre-application summary provided by Community Development staff,
and shall be submitted as a Land Use Application. Required application submittal items shall be outlined in the pre-application summary.
Page 2 of 2
Residential Design Standards
Administrative Review
88
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
Standard Complies
Alternative
Compliance N/A Sheet #(s)/Notes
B.1.Articulation of Building Mass
(Non-flexible)
B.2.Building Orientation
(Flexible)
B.3.Build-to Requirement
(Flexible)
B.4.One Story Element
(Flexible)
C.1.Garage Access
(Non-flexible)
C.2.Garage Placement
(Non-flexible)
C.3.Garage Dimensions
(Flexible)
Instructions: Please fill out the checklist below, marking whether the proposed design complies with the applicable standard as written or is requesting Alternative Compliance (only
permitted for Flexible standards). Also include the sheet #(s) demonstrating the applicable standard. If a standard does not apply, please mark N/A and include in the Notes section why
it does not apply. If Alternative Compliance is requested for a Flexible standard, include in the Notes section how the proposed design meets the intent of the standard(s). Additional
sheets/graphics may be attached.
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Address:
Parcel ID:
Zone District/PD:
Representative:
Email:
Phone:
Page 1 of 2
Vandemoer ADU Duplex John Galambos
2735122212002 Jgalambos@Galambosarchiects.net
R-6 970.429.1286
✔
✔
✔
✔
✔
✔
A-102. The principle building is less then 50' in depth.
A-102. The front facade is parallel to the street.
A-102 and A-201. At least (60%) of the front facade of a building shall be within
(5) feet of the minimum front yard setback line.
A-102, Building meets the requirements for B.4(d)(1) projecting 1-story element
A-102. The garage is accessed off the alley.
A-102. The garage is accessed off the alley.
✔A-102. The garage does not face the street.
89
Standard Complies
Alternative
Compliance N/A Sheet #(s)/Notes
C.4.Garage Door Design
(Flexible)
D.1.Entry Connection
(Non-flexible)
D.2.Door Height
(Flexible)
D.3.Entry Porch
(Flexible)
E.1.Principle Window
(Flexible)
E.2.Window Placement
(Flexible)
E.3.Nonorthogonal Window Limit
(Flexible)
E.4.Lightwell/Stairwell Location
(Flexible)
E.5.Materials
(Flexible)
Disclaimer: This application is only valid for the attached design. If any element of the design subject to Residential Design Standards changes prior to or during building permit review, the
applicant shall be required to apply for a new Administrative Compliance Review.
Page 2 of 2
Residential Design Standards
Administrative Compliance Review Applicant Checklist4JOHMF'BNJMZBOE%VQMFY
Garage doors will match siding patterns.
A-102 - A-201. The entry door faces the street and is set back less then 10'
from the facade.
✔
✔
✔A-201. The front door is 8'-0" tall.
✔A-102 - A-201. Front porch is 1-story.
✔A-201. Windows are greater than 4' square.
✔A-201. Street facing main level windows do not span more then one story.
✔A-201. No nonorthogonal windows.
✔A-202. Light wells meet requirements or do not face street.
✔A-201 - A-202. All materials are used in ways true to their characteristics.
90
SOUTH
HOUSE
ADU
#1
ADU
#2
NORTH
HOUSE
GRASS
CRETE
PAVERS
GRASS CRETE PAVERS
COVERED PORCH
BRICK PAVERS
PORCH
PATIO
COVERED
PORCH
PARALLEL PARKING
SMUGGLER ST.
PO
W
E
R
P
L
A
N
T
R
D
.
PROPERTY LINE
SETBACK
949 SMUGGLER
SHED
ALLEY
934/936 W. FRANCIS 930 W. FRANCIS 926 W. FRANCIS
EXISTING GAMBREL OAK
EXISTING SPRUCE
LAWN
PLANTING BED
LAWN
6' TALL FENCE
6' TALL FENCE
6' TALL FENCE
TRASH AND RECYCLE
6' TALL FENCE
WALKWAY
EDGE OF PAVING
BRICK PAVERS
LAWN
E
X X X
X
X
XXXXXX
X
PLANTING BED
10'-0"
10'-0"
1 0 '-0 "
PR
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-
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ISSUE FOR
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1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
8
/
2
0
2
2
1
0
:
3
9
:
1
1
A
M
VA
N
D
E
M
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E
R
-
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I
T
E
AS
P
E
N
,
C
O
A-001
PROPOSED SITE PLAN
09/30/2022
VANDEMOER - SITE
NORTH
P&Z Submittal 09-30-2022
SCALE 1/16" = 1'-0"1 PROPOSED SITE PLAN
Exhibit A5
91
SOUTH
HOUSE
ADU
#1
ADU
#2
NORTH
HOUSE
PO
W
E
R
P
L
A
N
T
R
D
.
PROPERTY LINE ALLEY
934/936 W. FRANCIS 930 W. FRANCIS 926 W. FRANCIS
PR
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L
I
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PROPERTY LINE
19
.
4
4
'
PROPERTY LINE
PR
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L
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ROAD
R.O.W.
EASEMENT
ROAD
R.O.W.
EASEMENT
PROPERTY LINE
CROSSHATCH AREA -30,519.5 SF
AREA OF SITE PER SURVEY -36,129 SF
(NOT INCLUDING ROAD R.O.W)
SITE COVERAGE PER 26.575.020 (g)
P
R
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R
T
Y
L
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PROPERTY LINE
PROPERTY LINE
30,519.5 / 36,129 = .845 (84.5%)
SITE COVERAGE -15.5%
(R-6 MAX -25%)
SMUGGLER ST.
ISSUE FOR
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G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
8
/
2
0
2
2
1
0
:
4
1
:
1
1
A
M
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,
C
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A-002
SITE COVERAGE PLAN
09/30/2022
VANDEMOER - SITE
P&Z Submittal 09-30-2022
SCALE 1/16" = 1'-0"1 PROPOSED SITE COVERAGE PLAN
92
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
A
B
CD
E
F
G
H
18'-5 1/4"6'-8 1/2"18'-5 1/4"
69
'
-
3
1
/
2
"
31'-9 1/4"
3'-4"
4'
-
6
1
/
2
"
3'
-
1
1
/
2
"
56
'
-
1
1
/
2
"
8'-7 3/4"
21
'
-
8
"
A
455.8 SF
50.6 SF
18'-5 1/4"6'-8 1/2"18'-5 1/4"
43'-7"69'-3 1/2"
B
C
724.7 SF
332.3 SF
25.1SF
3'-4"28'-5 1/4"
31'-9 1/4"
7'
-
8
"
10
'
-
5
1
/
2
"
10
'
-
5
1
/
2
"
D 7'-8"
76.4 SF
E
204.3 SF
20'-6 1/4"
20'-6 1/4"
F
7'
-
6
1
/
2
"
10
'
-
5
1
/
2
"
9'
-
1
1
1
/
2
"
9'
-
1
1
1
/
2
"
9'
-
1
1
1
/
2
"
56'-1 1/2"
575.7 SF
22'-6"33'-7 1/2"
G 8'-7 3/4"
90.4 SF
10
'
-
5
1
/
2
"
H 21'-8"
10
'
-
5
1
/
2
"
226.6 SF
SUBGRADE
HABITABLE AREA
3,869.8
22.0 SF
4'-6 1/2"3'-1 1/2"
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)
A 455.8 50.6
724.7
332.3
76.4
OVERALL TOTAL WALL AREAS
204.1
2,686.0
EXPOSED WALL AREA (SF)97.7
% OF EXPOSED WALL (EXPOSED / TOTAL)97.7 / 2,686
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 2,283.8
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) =125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
2,283.8 + 125 = 2,408.8
878.8
878.8
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)143.2
2,408.8
878.8
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)3,430.8
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
B
C
D
E
F575.7
3.7%
3,869.8
3,869.8 X 3.7% = 143.2
25.1
G90.4
H226.6
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
22.0
PROPOSED GROSS AREA
CALCULATIONS
LOWER LEVEL FLOOR AREA
3,869.8
2,283.8
500.0
2,783.8
878.8
LOWER LEVEL GROSS AREA (SF)
MAIN LEVEL FLOOR AREA
MAIN LEVEL GROSS AREA (SF)
GARAGE GROSS AREA (SF)
MAIN LEVEL TOTAL GROSS AREA (SF)
UPPER LEVEL FLOOR AREA
UPPER LEVEL GROSS AREA (SF)
TOTAL GROSS AREA (SF)7,532.4
1 2 3 4 5 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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Y
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F
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A
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I
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C
.
A
L
L
W
R
I
T
T
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N
A
N
D
D
R
A
W
N
I
N
F
O
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M
A
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A
P
P
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,
D
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D
W
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E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
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S
A
R
C
H
I
T
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C
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I
N
C
C
C
O
P
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R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
1
7
:
4
3
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-010
FLOOR AREA
CALCULATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 LOWER LEVEL FAR
Exhibit A6.1
North House Plans
93
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
MAIN FLOOR
AREA
2,283.8
GARAGE AREA
500.0
79
'
-
5
1
/
2
"
54'-9 1/2"
PATIO LESS THAN 6"
ABOVE GRADE
OPEN TO
BELOW
PATIO LESS
THAN 6" ABOVE
GRADE
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)
A 455.8 50.6
724.7
332.3
76.4
OVERALL TOTAL WALL AREAS
204.1
2,686.0
EXPOSED WALL AREA (SF)97.7
% OF EXPOSED WALL (EXPOSED / TOTAL)97.7 / 2,686
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 2,283.8
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) =125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
2,283.8 + 125 = 2,408.8
878.8
878.8
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)143.2
2,408.8
878.8
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)3,430.8
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
B
C
D
E
F575.7
3.7%
3,869.8
3,869.8 X 3.7% = 143.2
25.1
G90.4
H226.6
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
22.0
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
1 2 3 4 5 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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Y
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F
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A
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A
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B
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T
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I
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C
.
A
L
L
W
R
I
T
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N
A
N
D
D
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A
W
N
I
N
F
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M
A
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A
P
P
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A
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W
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C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
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A
R
C
H
I
T
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I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
1
6
:
2
0
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-011
FLOOR AREA
CLACULATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 MAIN LEVEL FAR
94
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
OPEN TO BELOW
ROOF BELOW
(NO DECKS)
ROOF BELOW
(NO DECKS)
79
'
-
5
1
/
2
"
54'-9 1/2"
UPPER LEVEL
STAIR (EXEMPT)
UPPER FLOOR
AREA
878.8
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)
A 455.8 50.6
724.7
332.3
76.4
OVERALL TOTAL WALL AREAS
204.1
2,686.0
EXPOSED WALL AREA (SF)97.7
% OF EXPOSED WALL (EXPOSED / TOTAL)97.7 / 2,686
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 2,283.8
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) =125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
2,283.8 + 125 = 2,408.8
878.8
878.8
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)143.2
2,408.8
878.8
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)3,430.8
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
B
C
D
E
F575.7
3.7%
3,869.8
3,869.8 X 3.7% = 143.2
25.1
G90.4
H226.6
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
22.0
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
1 2 3 4 5 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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R
T
Y
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F
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A
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A
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C
C
C
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I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
5
3
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-012
FLOOR AREA
CALCULATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 UPPER LEVEL FAR
95
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
A-2021
54'-9 1/2"
LW
79
'
-
5
1
/
2
"
22
'
-
6
"
13
'
-
6
"
12
'
-
1
1
"
22
'
-
0
1
/
2
"
8'
-
6
"
LW
LW
YOGA
MASSAGE
GYM
WINE
BEDROOM
LAUNDRY
BAR
MECH
BEDROOM
BEDROOM
CL
REC. ROOM UP
A-201
1
A-203
1
A-204 1
BEDROOM
CLBATH
LIVING ROOM
BATH
BATH CL BATH
BATH
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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T
Y
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F
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A
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A
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B
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T
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I
N
C
.
A
L
L
W
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I
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N
A
N
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D
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A
W
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I
N
F
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M
A
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N
A
P
P
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A
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N
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D
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D
W
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T
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T
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W
R
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N
C
O
N
C
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N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
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N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
6
:
3
7
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-101
PROPOSED LOWER LEVEL
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 LOWER LEVEL PLAN
96
KITCHEN
FAMILY ROOM
GARAGE
MUD ROOM
OFFICE
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
54'-9 1/2"
17'-3 1/2"27'-11 1/2"9'-6 1/2"
79
'
-
5
1
/
2
"
22
'
-
6
"
13
'
-
6
"
12
'
-
1
1
"
22
'
-
0
1
/
2
"
8'
-
6
"
LIVING ROOM
GRILL
DINING ROOM
GAS
FIREPLACE
UP
DN
LW
LW
LW
A-201
1
A-203
1
A-204 1
FIRE
PATIO LESS THAN 6" ABOVE GRADE
PATIO LESS THAN 6"
ABOVE GRADE
POWDER
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
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A
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C
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I
T
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C
T
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I
N
C
.
A
L
L
W
R
I
T
T
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N
A
N
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D
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A
W
N
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N
F
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A
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A
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D
W
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W
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N
C
O
N
C
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N
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F
G
A
L
A
M
B
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S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
1
0
:
2
9
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-102
PROPOSED MAIN LEVEL
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 MAIN LEVEL PLAN
P&Z Submittal 09-30-2022
97
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
A-2021
MASTER
BEDROOM
BATH CL
DN
79
'
-
5
1
/
2
"
22
'
-
6
"
13
'
-
6
"
12
'
-
1
1
"
22
'
-
0
1
/
2
"
8'
-
6
"
54'-9 1/2"
17'-3 1/2"27'-11 1/2"9'-6 1/2"
A-201
1
A-203
1
A-204 1
ROOF BELOW
VAULTED CEILING
BELOW
ROOF BELOW
OPEN TO BELOW
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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R
T
Y
O
F
G
A
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A
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B
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A
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C
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I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
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I
O
N
A
P
P
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A
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I
N
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I
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A
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N
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B
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A
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D
W
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W
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I
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N
C
O
N
C
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N
T
O
F
G
A
L
A
M
B
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S
A
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C
H
I
T
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C
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N
C
C
C
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P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
1
1
:
1
8
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-103
PROPOSED UPPER LEVEL
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 UPPER LEVEL PLAN
P&Z Submittal 09-30-2022
98
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
A-2021
8"
/
1
2
"
8"
/
1
2
"
2" / 12"6" / 12"SWOOPED ROOF
SWOOPED ROOF8" / 12"8" / 12"
3
7
/
8
"
/
1
2
"
8" / 12"
SWOOPED ROOF
SWOOPED ROOF SKYLIGHT
79
'
-
5
1
/
2
"
22
'
-
6
"
13
'
-
6
"
12
'
-
1
1
"
30
'
-
6
1
/
2
"
54'-9 1/2"
17'-3 1/2"27'-11 1/2"9'-6 1/2"
CHIMNEY CAP
A-201
1
A-203
1
A-204 1
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
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A
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A
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B
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I
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C
.
A
L
L
W
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I
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N
A
N
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D
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A
W
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I
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F
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A
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A
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A
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W
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N
C
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N
C
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F
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A
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A
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B
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A
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N
C
C
C
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P
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R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
0
1
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-104
PROPOSED ROOF PLAN
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 ROOF PLAN
99
T.O.F.F. (UPPER)
110'-8"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
CD B A
T.O. PLY. (UPPER)
110'-6 1/2"
54'-9 1/2"
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
8"
12"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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F
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A
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A
L
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H
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
1
3
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-201
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 NORTH ELEVATION
10
0
T.O.F.F. (UPPER)
110'-8"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
134562
T.O. PLY. (UPPER)
110'-6 1/2"
ZONE DISTRICT HEIGHT LIMIT
79'-5 1/2"
13'-6"
25
'
-
0
"
8"
12"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
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P
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G
H
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
2
4
A
M
VA
N
D
E
M
O
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N
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T
H
H
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U
S
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AS
P
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N
,
C
O
A-202
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 EAST ELEVATION
P&Z Submittal 09-30-2022
10
1
T.O.F.F. (UPPER)
110'-8"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
C DBA
T.O. PLY. (UPPER)
110'-6 1/2"
ZONE DISTRICT HEIGHT LIMIT
1/3 POINT
23
'
-
1
7
/
1
6
"
25
'
-
0
"
8"
12"
8"
12"
54'-9 1/2"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
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P
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A
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W
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
3
3
A
M
VA
N
D
E
M
O
E
R
N
O
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T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-203
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
P&Z Submittal 09-30-2022
10
2
T.O.F.F. (UPPER)
110'-8"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
1 3 4 5 62
T.O. PLY. (UPPER)
110'-6 1/2"
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
8"
12"
79'-5 1/2"
13'-6"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
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P
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G
H
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
0
7
:
4
1
A
M
VA
N
D
E
M
O
E
R
N
O
R
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-204
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 WEST ELEVATION
P&Z Submittal 09-30-2022
10
3
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)
A 386.1 23.8
399.1 48.1
351.2
25.7
OVERALL TOTAL WALL AREAS
208.3
1,961.0
EXPOSED WALL AREA (SF)71.9
% OF EXPOSED WALL (EXPOSED / TOTAL)71.9 / 1,961.0
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 1,081.0
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) = 125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
1,081.0 + 125.0 = 1,206.0
610.5
610.5
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)71.7
1,206.0
610.5
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)1,888.2
B
C
D
E
F212.0
3.7%
1,936.7
1,936.7 X 3.7% = 71.7
G175.1
H203.5
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
A
SUBGRADE
HABITABLE AREA
1936.7
B
B
C
C
D
D
E
E
1 1
2 2
3 3
B
CD
E
F
G
H
19'-0"3'-2"14'-9"
16
'
-
4
3
/
4
"
6'
-
4
1
/
2
"
15
'
-
4
3
/
4
"
33'-7"
2'
-
7
"
20'-11"
17'-7"
A
10
'
-
5
1
/
2
"
36'-11"
386.1
23.8
15'-9"3'-2"18'-0"
7'
-
6
1
/
2
"
15'-4 3/4"6'-4 1/2"16'-4 3/4"
38'-2"
B
399.1
48.1
B
10
'
-
5
1
/
2
"
33'-7"
D
9'
-
1
1
1
/
2
"
2'-7"
25.7
E
20'-11"
9'
-
1
1
1
/
2
"
208.3
21
'
-
3
1
/
2
"
19
'
-
5
1
/
2
"
10
'
-
5
1
/
2
"
7'
-
6
1
/
2
"
F
9'
-
1
1
1
/
2
"
21'-3 1/2"
212.0
9'
-
1
1
1
/
2
"
G
17'-7"
175.1
10
'
-
5
1
/
2
"
19'-5 1/2"
H
203.5
351.2
1 2345 10
PROPOSED GROSS AREA
CALCULATIONS
LOWER LEVEL FLOOR AREA
1,936.7
1,081.1
500.0
1,581.0
610.5
LOWER LEVEL GROSS AREA (SF)
MAIN LEVEL FLOOR AREA
MAIN LEVEL GROSS AREA (SF)
GARAGE GROSS AREA (SF)
MAIN LEVEL TOTAL GROSS AREA (SF)
UPPER LEVEL FLOOR AREA
UPPER LEVEL GROSS AREA (SF)
TOTAL GROSS AREA (SF)4,128.2
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
2
:
0
1
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-010
FLOOR AREA
CALCULATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 LOWER LEVEL FAR
Exhibit A6.2
South House Plans
10
4
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF) EXPOSED WALL AREA (SF)
A 386.1 23.8
399.1 48.1
351.2
25.7
OVERALL TOTAL WALL AREAS
208.3
1,961.0
EXPOSED WALL AREA (SF)71.9
% OF EXPOSED WALL (EXPOSED / TOTAL)71.9 / 1,961.0
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 1,081.0
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) = 125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
1,081.0 + 125.0 = 1,206.0
610.5
610.5
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)71.7
1,206.0
610.5
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)1,888.2
B
C
D
E
F212.0
3.7%
1,936.7
1,936.7 X 3.7% = 71.7
G175.1
H203.5
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
B
B
C
C
D
D
E
E
1 1
2 2
3 3
MAIN FLOOR
AREA
1081.1
GARAGE
500.0
PATIO LESS
THAN 6"
FROM GRADE
56'-6"
42
'
-
9
"
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
2
:
0
6
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-011
FLOOR AREA
CLACULATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 MAIN LEVEL FAR
10
5
LEGEND
HABITABLE
AREA
LEGEND
GARAGE AREA
SUBGRADE AREA COUNTING
AS A PERCENTAGE
AREA BELOW GRADE
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
DECK
B
B
C
C
D
D
E
E
1 1
2 2
3 3
ROOF BELOW
(NO DECKS)
VAULTED
BELOW
UPPER LEVEL
STAIR (EXEMPT)UPPER FLOOR
AREA
610.5
42
'
-
9
"
ROOF BELOW
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF) EXPOSED WALL AREA (SF)
A 386.1 23.8
399.1 48.1
351.2
25.7
OVERALL TOTAL WALL AREAS
208.3
1,961.0
EXPOSED WALL AREA (SF)71.9
% OF EXPOSED WALL (EXPOSED / TOTAL)71.9 / 1,961.0
PROPOSED LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
PROPOSED MAIN LEVEL FLOOR AREA CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 1,081.0
GARAGE GROSS FLOOR AREA 500.0
MAIN LEVEL COUNTABLE FAR
500 - 250 - (250/2) = 125.0GARAGE FAR AREA
PROPOSED UPPER LEVEL FLOOR AREA CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
1,081.0 + 125.0 = 1,206.0
610.5
610.5
TOTAL PROPOSED FAR CALCULATIONS
LOWER LEVEL FAR (SF)71.7
1,206.0
610.5
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL PROPOSED FAR (SF)1,888.2
B
C
D
E
F212.0
3.7%
1,936.7
1,936.7 X 3.7% = 71.7
G175.1
H203.5
R-6 ZONING FAR PER CHAPTER 26 CITY OF ASPEN
LAND USE CODE.
LOT AREA W/ SLOPE REDUCTION = 20,632.0
FIRST 15,000 = 4,400 FAR
20,632.0 - 15,000 = 5,632 / 100 = 56.32 X 5 (5 PER 100) = 281.6
TOTAL = 4,440 + 281.6 = 4,721.6
ADU BONUS = +600.0
5,321.6 ALLOWABE FAR BOTH NORTH AND SOUTH HOUSES
ALLOWABLE PROPOSED FAR (SF)NORTH AND SOUTH HOUSE FAR
3,430.8 NORTH HOUSE FAR
+1,888.2 SOUTH HOUSE FAR
5,319.0 < 5,321.6 (ALLOWABLE)
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
2
:
1
2
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
Z-012
FLOOR AREA
CALCULATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 UPPER LEVEL FAR
10
6
B
B
C
C
D
D
E
E
1 1
2 2
3 3
BEDROOM
CL BATH
BEDROOM
CL
LW
BATH
LW
LAUNDRY
MECH
4'-0"
BAR
19'-0"15'-3"22'-3"
UP
56'-6"
22
'
-
7
1
/
2
"
20
'
-
1
1
/
2
"
42
'
-
9
"
ENTERTAINMENT
BEDROOM
BATH
RECREATION
ROOM
A-201
1
A-2021
A-203
1
A-204 1
CL
BATH
PROJECT NORTH
TRUE NORTH
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
0
:
5
1
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-101
PROPOSED LOWER LEVEL
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 LOWER LEVEL PLAN
10
7
B
B
C
C
D
D
E
E
1 1
2 2
3 3
42
'
-
9
"
22
'
-
7
1
/
2
"
20
'
-
1
1
/
2
"
KITCHEN
POWDER
LIVING ROOM
ENTRY
MUD
ROOM
DN UP
19'-0"15'-3"22'-3"
GARAGE
PATIO LESS THAN 6"
FROM GRADE
56'-6"
LW
LW
GAS
FIREPLACE
A-201
1
A-2021
A-203
1
A-204 1
3'
-
3
"
39
'
-
6
"
1 2345 10
PROJECT NORTH
TRUE NORTH
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
0
7
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-102
PROPOSED MAIN LEVEL
09-30-2022
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 PROPOSED MAIN LVL PLAN
P&Z Submittal 09-30-2022
10
8
B
B
C
C
D
D
E
E
1 1
2 2
3 3
MASTER BATH
ROOF BELOW
A-201
1
A-2021
A-203
1
A-204 1
VAULTED
CEILING
BELOW
DNMASTER
BEDROOM
ROOF BELOW
OPEN TO
BELOW
CL
19'-0"15'-3"22'-3"
56'-6"
22
'
-
7
1
/
2
"
20
'
-
1
1
/
2
"
42
'
-
9
"
PROJECT NORTH
TRUE NORTH
1 2345 10
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
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P
R
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P
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C
T
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I
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C
.
A
L
L
W
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T
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N
A
N
D
D
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A
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N
I
N
F
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M
A
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I
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N
A
P
P
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A
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W
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N
C
O
N
C
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N
T
O
F
G
A
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A
M
B
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A
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C
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N
C
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C
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
1
3
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-103
PROPOSED UPPER LEVEL
09-30-2022
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 PROPOSED UPPER LVL PLAN
P&Z Submittal 09-30-2022
10
9
B
B
C
C
D
D
E
E
1 1
2 2
3 3
A-201
1
A-2021
A-203
1
A-204 1
22'-3"19'-0"15'-3"
56'-6"
22
'
-
7
1
/
2
"
20
'
-
1
1
/
2
"
42
'
-
9
"
CHIMNEY CAP
8" / 12"8" / 12"
SWOOPED
ROOF
SWOOPED
ROOF
SWOOPED
ROOF
FLAT ROOF
8"
/
1
2
"
8"
/
1
2
"
CUPULA
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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T
Y
O
F
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A
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A
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B
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A
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C
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I
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C
T
S
I
N
C
.
A
L
L
W
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I
T
T
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N
A
N
D
D
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A
W
N
I
N
F
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A
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I
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N
A
P
P
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A
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D
W
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N
C
O
N
C
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N
T
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F
G
A
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A
M
B
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A
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C
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I
T
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C
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I
N
C
C
C
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P
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R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
8
:
0
6
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-104
PROPOSED ROOF PLAN
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 ROOF PLAN
11
0
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
T.O.F.F. (UPPER)
110'-1 1/2"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
T.O. PLY. (UPPER)
110'-0"
T.O. SLAB (GARAGE)
99'-7 1/2"
BCDE
8"
12"
ZONE DISTRICT HEIGHT LIMIT
1/3 POINT
21
'
-
5
1
1
/
1
6
"
25
'
-
0
"
19'-0"15'-3"22'-3"
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
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F
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A
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A
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B
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C
.
A
L
L
W
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N
A
N
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D
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I
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F
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C
C
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G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
2
7
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-201
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 NORTH ELEVATION
11
1
T.O.F.F. (UPPER)
110'-1 1/2"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
T.O. PLY. (UPPER)
110'-0"
1 2 3
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
22'-7 1/2"20'-1 1/2"
1 2345 10
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
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A
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B
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A
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I
N
C
.
A
L
L
W
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I
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N
A
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D
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N
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N
C
O
N
C
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N
T
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F
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A
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A
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B
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A
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N
C
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C
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P
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R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
3
8
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-202
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 EAST ELEVATION
P&Z Submittal 09-30-2022
11
2
T.O.F.F. (UPPER)
110'-1 1/2"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
T.O. PLY. (UPPER)
110'-0"
B C D E
8"
12"
ZONE DISTRICT HEIGHT LIMIT
1/3 POINT
25
'
-
6
"
21
'
-
6
3
/
8
"
56'-6"
15'-3"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
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A
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A
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B
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A
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C
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I
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C
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A
L
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W
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N
A
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
4
7
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-203
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
P&Z Submittal 09-30-2022
11
3
T.O.F.F. (UPPER)
110'-1 1/2"
T.O. PLY. (MAIN)
100'-0"
T.O. F.F. (LOWER)
88'-7 1/2"
T.O. F.F. (MAIN)
100'-1 1/2"
T.O. CONC. (LOWER)
88'-6"
T.O. PLY. (UPPER)
110'-0"
123
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
20'-1 1/2"22'-7 1/2"
1.DESIGN, LAYOUT, MATERIALS, AND
ARCHITECTURAL CHARACTER OF THE PROPOSED
CHARACTER OF THE PROPOSED BUILDINGS IS
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT
SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT APRIL 22, 2022 -
THE DAY OF THE LAND USE APPLICATION
SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
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R
T
Y
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F
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A
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A
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B
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A
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I
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C
.
A
L
L
W
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T
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N
A
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N
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A
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A
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C
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A
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B
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C
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G
H
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
1
0
:
3
1
:
5
5
A
M
VA
N
D
E
M
O
E
R
S
O
U
T
H
H
O
U
S
E
AS
P
E
N
,
C
O
A-204
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 WEST ELEVATION
11
4
LEGEND
NET LIVABLE AREA
LEGEND
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
GROSS AREA
AREA BELOW GRADE
SUBGRADE AREA COUNTING
AS A PERCENTAGE
STORAGE AREA COUNTED
AS PART OF NET LIVABLE
AND GROSS
A
A
B
B
4 4
2 2
1 1
C
C
24.1 24.1
ADU UNIT #1
LOWER LEVEL
NET LIVABLE
604.1
ADU UNIT #1
LOWER LEVEL
NET LIVABLE
604.1
23.6 23.6
23.6 23.6
24.5 24.5
3 3
LOWER LEVEL FLOOR AREA
PROPOSED NET AREA
CALCULATIONS
LOWER LEVEL NET LIVABLE AREA (SF) BELOW GRADE 604.1
ADU UNIT #1 ADU UNIT #2
604.1
MAIN LEVEL FLOOR AREA
MAIN LEVEL NET LIVABLE AREA (SF) 492.9 492.9
UPPER LEVEL FLOOR AREA
UPPER LEVEL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF) (BOTH UNITS)
268.8 268.8
1,365.8 1,365.8
1,365.8 + 1,365.8 = 2,731.6
A
A
B
B
4 4
2 2
1 1
C
C
A1
B1
C1
D1
41
'
-
2
1
/
2
"
30'-8"
6'
-
1
1
1
/
2
"
3'
-
0
"
17
'
-
1
0
"
6'
-
5
1
/
2
"
6'
-
1
1
1
/
2
"
30'-8"
A1 30'-8"
42
'
-
6
1
/
2
"
6'
-
1
1
1
/
2
"
3'
-
0
"
17
'
-
1
0
"
6'
-
5
1
/
2
"
6'
-
1
1
1
/
2
"
B1
7'
-
1
0
5
/
8
"
241.8
232.8
16.2 34.8
42'-2 1/2"
6'-11 1/2"3'-0"17'-10"6'-5 1/2"7'-11 1/2"
30'-8"
7'
-
1
0
5
/
8
"
C1
241.8
D1
232.8
16.234.8
42'-2 1/2"
7'-11 1/2"6'-5 1/2"17'-10"3'-0"6'-11 1/2"
ADU UNIT #1
SUBGRADE /
GROSS AREA
680.7
ADU UNIT #2
SUBGRADE /
GROSS AREA
680.7
7'
-
1
0
5
/
8
"
7'
-
1
0
5
/
8
"
SUBGRADE WALL AREAS
3 3
LOWER LEVEL FLOOR AREA
PROPOSED GROSS AREA
CALCULATIONS
1,522.5
TOTAL GROSS AREA (SF) (BOTH UNITS)
LOWER LEVEL GROSS AREA (SF) 680.7
ADU UNIT #1 ADU UNIT #2
680.7
MAIN LEVEL FLOOR AREA
MAIN LEVEL GROSS AREA (SF)539.7 539.7
UPPER LEVEL FLOOR AREA
UPPER LEVEL GROSS AREA (SF)
TOTAL GROSS AREA (SF)
302.1 302.1
1,522.5
1,522.5 + 1,522.5 = 3,045
1 234 5 10
LOWER LEVEL CLOSET STORAGE AREA (SF)
CLOSET / STORAGE
CALCULATIONS
23.6 + 24.1 + 24.5 + 23.6 = 95.8
ADU UNIT #1 ADU UNIT #2
MAIN LEVEL CLOSET STORAGE AREA (SF)
UPPER LEVEL CLOSET STORAGE AREA (SF) 24.2 24.2
TOTAL CLOSET STORAGE AREA (SF)
TOTAL CLOSET STORAGE PERCENTAGE 145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
9 + 16.1 = 25.1
145.1 108.8
23.6 + 24.1 + 24.5 + 23.6 = 95.8
9 + 16.1
145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)
A 241.8
232.8
241.8
232.8
OVERALL TOTAL WALL AREAS 949.2
EXPOSED WALL AREA (SF)
% OF EXPOSED WALL (EXPOSED / TOTAL)
LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
MAIN LEVEL FAR CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 539.7
MAIN LEVEL COUNTABLE FAR
UPPER LEVEL FAR CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
302.1
302.1
TOTAL FAR CALCULATIONS
LOWER LEVEL FAR (SF)72.8
539.7
302.1
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL FAR (SF)914.6
B
C
D
10.7%
680.7
680.7 X 10.7% = 72.8
EXPOSED WALL AREA (SF)
ADU UNIT #1 ADU UNIT #2
16.2 + 34.8 = 51.0
16.2 + 34.8 = 51.0
539.7
302.1
302.1
72.8
539.7
302.1
914.6
680.7 X 7.5% = 72.8
TOTAL WALL AREA (BOTH UNITS)
102.0
102.0 / 949.2
680.7
539.7 539.7
TOTAL FAR AREA (SF) (BOTH UNITS)914.6 + 914.6 = 1,829.2
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
3
0
/
2
0
2
2
9
:
2
9
:
0
2
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
Z-010
FLOOR AREA
CALCULATIONS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 LOWER LEVEL NET LIVABLE PLAN
SCALE 1/8" = 1'-0"2 LOWER LEVEL FAR PLAN
Exhibit A6.3
ADU Plans
11
5
A
A
B
B
4 4
2 2
1 1
C
C
ADU UNIT #1
MAIN LEVEL
NET LIVABLE
492.9
ADU UNIT #2
MAIN LEVEL
NET LIVABLE
492.9
9.09.0
16.1 16.1
3 3
LEGEND
NET LIVABLE AREA
LEGEND
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
GROSS AREA
AREA BELOW GRADE
SUBGRADE AREA COUNTING
AS A PERCENTAGE
STORAGE AREA COUNTED
AS PART OF NET LIVABLE
AND GROSS
LOWER LEVEL FLOOR AREA
PROPOSED NET AREA
CALCULATIONS
LOWER LEVEL NET LIVABLE AREA (SF) BELOW GRADE 604.1
ADU UNIT #1 ADU UNIT #2
604.1
MAIN LEVEL FLOOR AREA
MAIN LEVEL NET LIVABLE AREA (SF) 492.9 492.9
UPPER LEVEL FLOOR AREA
UPPER LEVEL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF) (BOTH UNITS)
268.8 268.8
1,365.8 1,365.8
1,365.8 + 1,365.8 = 2,731.6
LOWER LEVEL FLOOR AREA
PROPOSED GROSS AREA
CALCULATIONS
1,522.5
TOTAL GROSS AREA (SF) (BOTH UNITS)
LOWER LEVEL GROSS AREA (SF) 680.7
ADU UNIT #1 ADU UNIT #2
680.7
MAIN LEVEL FLOOR AREA
MAIN LEVEL GROSS AREA (SF) 539.7 539.7
UPPER LEVEL FLOOR AREA
UPPER LEVEL GROSS AREA (SF)
TOTAL GROSS AREA (SF)
302.1 302.1
1,522.5
1,522.5 + 1,522.5 = 3,045
A
A
B
B
4 4
2 2
1 1
C
C
PATIO LESS THAN 6" ABOVE GRADE
FRONT PATIO LESS THAN 6" ABOVE GRADE
ADU UNIT #1
MAIN FLOOR
AREA
539.7
ADU UNIT #2
MAIN FLOOR
AREA
539.7
3 3
1 234 5 10
LOWER LEVEL CLOSET STORAGE AREA (SF)
CLOSET / STORAGE
CALCULATIONS
23.6 + 24.1 + 24.5 + 23.6 = 95.8
ADU UNIT #1 ADU UNIT #2
MAIN LEVEL CLOSET STORAGE AREA (SF)
UPPER LEVEL CLOSET STORAGE AREA (SF) 24.2 24.2
TOTAL CLOSET STORAGE AREA (SF)
TOTAL CLOSET STORAGE PERCENTAGE 145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
9 + 16.1 = 25.1
145.1 108.8
23.6 + 24.1 + 24.5 + 23.6 = 95.8
9 + 16.1
145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)
A 241.8
232.8
241.8
232.8
OVERALL TOTAL WALL AREAS 949.2
EXPOSED WALL AREA (SF)
% OF EXPOSED WALL (EXPOSED / TOTAL)
LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
MAIN LEVEL FAR CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 539.7
MAIN LEVEL COUNTABLE FAR
UPPER LEVEL FAR CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
302.1
302.1
TOTAL FAR CALCULATIONS
LOWER LEVEL FAR (SF)72.8
539.7
302.1
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL FAR (SF) 914.6
B
C
D
10.7%
680.7
680.7 X 10.7% = 72.8
EXPOSED WALL AREA (SF)
ADU UNIT #1 ADU UNIT #2
16.2 + 34.8 = 51.0
16.2 + 34.8 = 51.0
539.7
302.1
302.1
72.8
539.7
302.1
914.6
680.7 X 7.5% = 72.8
TOTAL WALL AREA (BOTH UNITS)
102.0
102.0 / 949.2
680.7
539.7 539.7
TOTAL FAR AREA (SF) (BOTH UNITS) 914.6 + 914.6 = 1,829.2
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
3
0
/
2
0
2
2
9
:
2
9
:
0
9
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
Z-011
FLOOR AREA
CLACULATIONS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 MAIN LEVEL NET LIVABLE PLAN
SCALE 1/8" = 1'-0"2 MAIN LEVEL FAR PLAN
11
6
A
A
B
B
4 4
2 2
1 1
C
C
ADU UNIT #1
UPPER LEVEL
NET LIVABLE
268.8
ADU UNIT #2
UPPER LEVEL
NET LIVABLE
268.8
24.2 24.2
ROOF BELOW
ROOF BELOW
3 3
LOWER LEVEL FLOOR AREA
PROPOSED NET AREA
CALCULATIONS
LOWER LEVEL NET LIVABLE AREA (SF) BELOW GRADE 604.1
ADU UNIT #1 ADU UNIT #2
604.1
MAIN LEVEL FLOOR AREA
MAIN LEVEL NET LIVABLE AREA (SF) 492.9 492.9
UPPER LEVEL FLOOR AREA
UPPER LEVEL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF)
TOTAL NET LIVABLE AREA (SF) (BOTH UNITS)
268.8 268.8
1,365.8 1,365.8
1,365.8 + 1,365.8 = 2,731.6
LEGEND
NET LIVABLE AREA
LEGEND
PATIO ON GRADE & FRONT
PORCH (EXEMPT)
GROSS AREA
AREA BELOW GRADE
SUBGRADE AREA COUNTING
AS A PERCENTAGE
STORAGE AREA COUNTED
AS PART OF NET LIVABLE
AND GROSS
A
A
B
B
4 4
2 2
1 1
C
C
ROOF BELOW
ADU UNIT #1
UPPER FLOOR
AREA
302.1
ADU UNIT #2
UPPER FLOOR
AREA
302.1
ROOF BELOW
3 3
LOWER LEVEL FLOOR AREA
PROPOSED GROSS AREA
CALCULATIONS
1,522.5
TOTAL GROSS AREA (SF) (BOTH UNITS)
LOWER LEVEL GROSS AREA (SF) 680.7
ADU UNIT #1 ADU UNIT #2
680.7
MAIN LEVEL FLOOR AREA
MAIN LEVEL GROSS AREA (SF)539.7 539.7
UPPER LEVEL FLOOR AREA
UPPER LEVEL GROSS AREA (SF)
TOTAL GROSS AREA (SF)
302.1 302.1
1,522.5
1,522.5 + 1,522.5 = 3,045
1 234 5 10
LOWER LEVEL CLOSET STORAGE AREA (SF)
CLOSET / STORAGE
CALCULATIONS
23.6 + 24.1 + 24.5 + 23.6 = 95.8
ADU UNIT #1 ADU UNIT #2
MAIN LEVEL CLOSET STORAGE AREA (SF)
UPPER LEVEL CLOSET STORAGE AREA (SF) 24.2 24.2
TOTAL CLOSET STORAGE AREA (SF)
TOTAL CLOSET STORAGE PERCENTAGE 145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
9 + 16.1 = 25.1
145.1 145.1
23.6 + 24.1 + 24.5 + 23.6 = 95.8
9 + 16.1
145.1 / 1365.8 = .106 =
10.6% > 10% (REQUIRED)
LOWER LEVEL SUBGRADE
WALL CALCULATIONS
PROPOSED FAR AREA
CALCULATIONS
LOWER LEVEL WALL LABEL TOTAL WALL AREA (SF)
A 241.8
232.8
241.8
232.8
OVERALL TOTAL WALL AREAS 949.2
EXPOSED WALL AREA (SF)
% OF EXPOSED WALL (EXPOSED / TOTAL)
LOWER LEVEL FAR CALCULATIONS
LOWER LEVEL GROSS AREA (SF)
LOWER LEVEL COUNTABLE FAR (SF)
MAIN LEVEL FAR CALCULATIONS
MAIN LEVEL GROSS FLOOR AREA 539.7
MAIN LEVEL COUNTABLE FAR
UPPER LEVEL FAR CALCULATIONS
UPPER LEVEL GROSS FLOOR AREA
UPPER LEVEL COUNTABLE FAR
302.1
302.1
TOTAL FAR CALCULATIONS
LOWER LEVEL FAR (SF)72.8
539.7
302.1
MAIN LEVEL FAR (SF)
UPPER LEVEL FAR (SF)
TOTAL FAR (SF)914.6
B
C
D
10.7%
680.7
680.7 X 10.7% = 72.8
EXPOSED WALL AREA (SF)
ADU UNIT #1 ADU UNIT #2
16.2 + 34.8 = 51.0
16.2 + 34.8 = 51.0
539.7
302.1
302.1
72.8
539.7
302.1
914.6
680.7 X 7.5% = 72.8
TOTAL WALL AREA (BOTH UNITS)
102.0
102.0 / 949.2
680.7
539.7 539.7
TOTAL FAR AREA (SF) (BOTH UNITS)914.6 + 914.6 = 1,829.2
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
3
0
/
2
0
2
2
9
:
2
9
:
1
6
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
Z-012
FLOOR AREA
CALCULATIONS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/8" = 1'-0"1 UPPER LEVEL NET LIVABLE PLAN
SCALE 1/8" = 1'-0"2 UPPER LEVEL FAR PLAN
11
7
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
A
A
B
B
4 4
2 2
1 1
C
C
W/D W/D
A-201
1
A-2012
A-202
1
A-202 2
LW
LW LW
LW
ADU UNIT #2 ADU UNIT #1
BEDROOM #1 CL
BATH
CL
OFFICE / FLEX
SPACE
BEDROOM #2 CL
ADU UNIT #2
BEDROOM #1
BATH
OFFICE / FLEX
SPACE
BEDROOM #2CL
CL
27" MIN.
4'
-
6
1
/
2
"
27
"
M
I
N
.
4'
-
6
1
/
2
"
MECH.MECH.
UP UP
3 3
16'-0"16'-0"
32'-0"
42
'
-
6
1
/
2
"
9'
-
6
1
/
2
"
23
'
-
0
"
10
'
-
0
"
PROJECT NORTH
TRUE NORTH
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
R
A
W
I
N
G
I
S
T
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
O
R
M
A
T
I
O
N
A
P
P
E
A
R
I
N
G
H
E
R
E
I
N
S
H
A
L
L
N
O
T
B
E
D
U
P
LI
C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
O
R
O
T
H
E
R
W
I
S
E
U
S
E
D
W
I
T
H
O
U
T
T
H
E
W
R
I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
L
A
M
B
O
S
A
R
C
H
I
T
E
C
T
S
I
N
C
C
C
O
P
Y
R
I
G
H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970)429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
4
7
:
3
5
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
A-101
PROPOSED LOWER LEVEL
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 LOWER LEVEL PLAN
11
8
..
A
A
B
B
4 4
2 2
1 1
C
CA-201
1
A-2012
A-202
1
A-202 2
DINING
ROOM
KITCHEN CL
CL CL
UP
DN
UP
DN
LIVING ROOM LIVING ROOM
DINING
ROOM
KITCHENCL
ENTRY PATIO
LESS THAN 6"
ABOVE GRADE
PATIO
LESS THAN 6"
ABOVE GRADE
LW LW
LW LW3 3
16'-0"16'-0"
32'-0"
42
'
-
6
1
/
2
"
9'
-
6
1
/
2
"
23
'
-
0
"
10
'
-
0
"
FRONT SETBACK
SI
D
E
S
E
T
B
A
C
K
PROJECT NORTH
TRUE NORTH
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
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2
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1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
4
7
:
4
1
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
A-102
PROPOSED MAIN LEVEL
09/30/2022
VANDEMOER ADU DUPLEX
SCALE 1/4" = 1'-0"1 MAIN LEVEL PLAN
P&Z Submittal 09-30-2022
11
9
A
A
B
B
4 4
2 2
1 1
C
CA-201
1
A-2012
A-202
1
A-202 2
DN DN
ADU UNIT #2
BEDROOM #3
CL
BEDROOM #3
ADU UNIT #1
CL
BATH BATH
FLAT ROOF
FLAT ROOF
3 3
16'-0"16'-0"
32'-0"
42
'
-
6
1
/
2
"
9'
-
6
1
/
2
"
23
'
-
0
"
10
'
-
0
"
PROJECT NORTH
TRUE NORTH
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
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A
W
I
N
G
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T
H
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P
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T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
4
7
:
5
5
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
A-103
PROPOSED UPPER LEVEL
09/30/2022
VANDEMOER ADU DUPLEX
SCALE 1/4" = 1'-0"1 UPPER LEVEL PLAN
P&Z Submittal 09-30-2022
12
0
A
A
B
B
4 4
2 2
1 1
C
CA-201
1
A-2012
A-202
1
A-202 2
FLAT ROOF
FLAT ROOF
FLAT ROOF
7" / 12"7" / 12"7" / 12"7" / 12"
3 3
16'-0"16'-0"
32'-0"
42
'
-
6
1
/
2
"
9'
-
6
1
/
2
"
23
'
-
0
"
10
'
-
0
"
PROJECT NORTH
TRUE NORTH
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
1 2345 10
ISSUE FOR
G
A
TH
I
S
D
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A
W
I
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P
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
5
4
:
3
7
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
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X
AS
P
E
N
,
C
O
A-104
PROPOSED ROOF PLAN
09/30/2022
VANDEMOER ADU DUPLEX
SCALE 1/4" = 1'-0"1 ROOF PLAN
P&Z Submittal 09-30-2022
12
1
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
1 2345 10
T.O.F.F. (UPPER)
108'-6 3/4"
T.O. PLY (MAIN)
99'-5 1/4"
T.O. F.F. (LOWER)
90'-6 3/4"
T.O. F.F. (MAIN)
99'-6 3/4"
T.O. CONC. (LOWER)
90'-6"
T.O. PLY (UPPER)
108'-5 1/4"
ABC
ZONE DISTRICT HEIGHT LIMIT
1/3 POINT
7"
12"
7"
12"
32'-0"
25
'
-
0
"
16'-0"16'-0"
T.O.F.F. (UPPER)
108'-6 3/4"
T.O. PLY (MAIN)
99'-5 1/4"
T.O. F.F. (LOWER)
90'-6 3/4"
T.O. F.F. (MAIN)
99'-6 3/4"
T.O. CONC. (LOWER)
90'-6"
T.O. PLY (UPPER)
108'-5 1/4"
4 2 13
ZONE DISTRICT HEIGHT LIMIT
42'-6 1/2"
10'-0"23'-0"9'-6 1/2"
25
'
-
0
"
ISSUE FOR
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H
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2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
4
8
:
2
2
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
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E
X
AS
P
E
N
,
C
O
A-201
EXTERIOR ELEVATIONS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 NORTH ELEVATION
SCALE 1/4" = 1'-0"2 EAST ELEVATION
12
2
1.DESIGN, LAYOUT, MATERIAL, AND ARCHITECTURAL
CHARACTER OF THE PROPOSED BUILDINGS ID
INDICATIVE OF DESIGN INTENT AND SUBJECT TO
CHANGE PRIOR TO THE BUILDING PERMIT SUBMISSION.
ALL DEVELOPMENT WILL COMPLY WITH THE R-6 ZONE
DISTRICT AND CITY OF ASPEN DEVELOPMENT
REQUIREMENTS IN EFFECT ON APRIL 22, 2022 -
THE DAY OF LAND USE APPLICATION SUBMISSION.
GENERAL NOTES
1 2345 10
T.O.F.F. (UPPER)
108'-6 3/4"
T.O. PLY (MAIN)
99'-5 1/4"
T.O. F.F. (LOWER)
90'-6 3/4"
T.O. F.F. (MAIN)
99'-6 3/4"
T.O. CONC. (LOWER)
90'-6"
T.O. PLY (UPPER)
108'-5 1/4"
A B C
1/3 POINT
ZONE DISTRICT HEIGHT LIMIT
32'-0"
16'-0"16'-0"
7"
12"
7"
12"
25
'
-
0
"
T.O.F.F. (UPPER)
108'-6 3/4"
T.O. PLY (MAIN)
99'-5 1/4"
T.O. F.F. (LOWER)
90'-6 3/4"
T.O. F.F. (MAIN)
99'-6 3/4"
T.O. CONC. (LOWER)
90'-6"
T.O. PLY (UPPER)
108'-5 1/4"
4213
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
42'-6 1/2"
9'-6 1/2"23'-0"10'-0"
ISSUE FOR
G
A
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I
S
D
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A
W
I
N
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P
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C
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H
T
2
0
1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
5
5
:
3
9
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
A-202
EXTERIOR ELEVATIONS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
SCALE 1/4" = 1'-0"2 WEST ELEVATION
12
3
..
A
A
B
B
4 4
C
C
3 3
DINING ROOM
KITCHEN
ADU #1ADU #2
DINING ROOM
KITCHEN
2'
-
6
"
3'-0"
MIN. 30" OVEN W/
4 BURNERS
5.6 S.F.
COUNTERTOP
AND CABINET
11.1 S.F.
COUNTERTOP
AND CABINET
12.0 S.F.
COUNTERTOP
AND CABINET
KITCHEN IS THE
SAME SIZE AND
LAYOUT AS ADU #1
MIN. 20" CUBIC FOOT
REFRIGERATOR W/
FREEZER
TOTAL CABINET AND COUNTERTOP SF
5.6 + 11.1 + 12.0 = 28.7 SF > 20
SF COUNTERTOP AND 15 SF CABINET
SPACE REQUIRED.
DN DN
CL CL
ISSUE FOR
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2
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1
2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
9/
2
9
/
2
0
2
2
9
:
4
8
:
4
3
A
M
VA
N
D
E
M
O
E
R
A
D
U
D
U
P
L
E
X
AS
P
E
N
,
C
O
A-301
KITCHEN PLANS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 3/8" = 1'-0"1 KITCHEN PLANS
12
4
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
LAND USE APPLICATION
APPLICANT:
REPRESENTIVATIVE:
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Net Leasable square footage Lodge Pillows Free Market dwelling units
Affordable Housing dwelling units Essential Public Facility square footage
Have you included the following? FEES DUE: $
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Name:
Address:
Phone#: email:
Address:
Phone #: email:
Name:
Project Name and Address:
Parcel ID # (REQUIRED)
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
BendonAdams
300 So. Spring St #202; Aspen, CO 81611
970.925.2855 chris@bendonadams.com
Undeveloped lot proposed for development of two free-market homes and two accessory dwelling units
x
x
x
x
2 (existing development right)
2 (ADUs)
na
na na
4,550
#tbd w. Smuggler St. (Lot 1 Vandemoer Hill Lot Split)
2735-122-12-002
Lot 1 Vandemoer Hill Lot Split LLC
PO Box 1470; Aspen, CO 81611
970.948.7000 bob@bobbowden.com
125
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 whic h 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):
Development of two free-market units and two affordable housing units. The two AH units will be Accessory
Dwelling Units deed restricted and sold to qualified buyers through the APCHA system. The two AH units qualify
for the issuance of Certificates of Affordable Housing Credit. All development will conform to the R-6 zone district.
The Community Development Director has the authority in the moratorium ordinance to exempt projects for 100% affordable housing, or as
deemed necessary for the issuance of Certificate of affordable housing credits, or as determined by the Community Development Director.
Exhibit B2
126
□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 permitted 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 certificate 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
Community 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
127
128
129
March 9, 2022
Amy Simon Planning Director City of Aspen
130 So Galena StAspen, Colorado 81611
® BendonAdams
RE: #tbd West Smuggler Street (Lot 1, Vandemoer Hill Lot Split)
Ms. Simon:
Please accept this letter authorizing BendonAdams LLC to represent our ownershipinterests in Lot 1 of the Vandemoer Hill Subdivision and act on our behalf on matters
reasonably associated in securing land use approvals for the property.
If there are any questions about the foregoing or if I can assist, p lease do not hesitate to contact me.
Property-#tbd West Smuggler Street (Lot 1, Vandemoer Hill Lot Split): Aspen,co 81611
Legal Description -Lot 1, Vandemoer Hill Lot Split, according to the final pl atthereof recorded November 16, 2020 in Plat Book 129 at Page 11.
Parcel ID -2735-122-12-002
Owner -Lot 1 Vandemoer Hill Lot Split LLC, a Colorado Limited LiabilityCompany
Ki d Regard ,
obert D. owden r s ident of Bowden Homes Equity Fundanage c.; anage of Lot 1, Vandemoer Hill Lot Split LLC, a Colorado limited liabili company PO Box 1470; Aspen, CO 81611Bob@ BobBowden.com
910-94 8.:ZOOO
300 SO SPRING ST I 202 I ASPEN. CO 81611
9LO, 92 5 ,2855--l BE NDONADAJ.,S.C-'lM
130
131
132
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:Q62014079 Date: 03/02/2022
Property Address:TBD WEST SMUGGER, 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
LOT 1 VANDEMOER HILL LOT SPLIT LLC
Delivered via: Delivered by Attorney
BENDONADAMS
Attention: ERIN WACKERLE
300 S SPRING STREET SUITE 202
ASPEN, CO 81611
(406) 531-0806 (Cell)
(970) 925-2855 (Work)
erin@bendonadams.com
Delivered via: Electronic Mail
Exhibit B7
133
Land Title Guarantee Company
Estimate of Title Fees
Order Number:Q62014079 Date: 03/02/2022
Property Address:TBD WEST SMUGGER, ASPEN, CO 81611
Parties:
LOT 1, VANDEMOER HILL LOT SPLIT LLC, A COLORADO LIMITED LIABILITY
COMPANY
Visit Land Title's Website at www.ltgc.com for directions to any of our offices.
Estimate of Title insurance Fees
"TBD" Commitment $217.00
Total $217.00
If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at
closing.
Thank you for your order!
Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants
conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal
assistance in order to fully understand and be aware of the implications of the effect of these documents on your
property.
Chain of Title Documents:
Pitkin county recorded 01/03/2022 under reception no. 684072
Plat Map(s):
Pitkin county recorded 11/16/2020 under reception no. 670572 at book 129 page
11
134
Copyright 2006-2022 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:
TBD WEST SMUGGER, ASPEN, CO 81611
1.Effective Date:
02/18/2022 at 5:00 P.M.
2.Policy to be Issued and Proposed Insured:
"TBD" Commitment
Proposed Insured:
$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:
LOT 1, VANDEMOER HILL LOT SPLIT LLC, A COLORADO LIMITED LIABILITY COMPANY
5.The Land referred to in this Commitment is described as follows:
LOT 1,
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:Q62014079
135
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62014079
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.
THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO.
136
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: Q62014079
137
13.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE
FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY PLAT CERTIFIED NOVEMBER 03, 2021
PREPARED BY SOPRIS ENGINEERING LLC, JOB #30138 :ENCROACHMENT OF POWER PLANT ROAD
OUTSIDE RIGHT OF WAY INTO UTILITY EASEMENT.
SAID DOCUMENT STORED AS OUR ESI 40075300
14.DEED OF TRUST DATED JANUARY 03, 2022 FROM LOT 1, VANDEMOER HILL LOT SPLIT LLC, A
COLORADO LIMITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE
OF ANB BANK TO SECURE THE SUM OF $6,340,000.00 RECORDED JANUARY 03, 2022 UNDER
RECEPTION NO. 684073.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62014079
138
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)
139
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)
140
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.
141
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)
142
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)
143
Exhibit B8
144
2
•
•
•
•
•
•
145
3
146
4
147
Exhibit B9
Vicinity Map
Vandemoer/Hill Lot 1
#tbd West Smuggler Street
148
149
150
151
152
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.
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