HomeMy WebLinkAboutagenda.apz.20230207AGENDA
ASPEN PLANNING & ZONING
COMMISSION
February 7, 2023
4:30 PM, Virtual Meeting
I.VIRTUAL MEETING INSTRUCTIONS
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II.ROLL CALL
III.COMMENTS
IV.MINUTES
IV.A Meeting Minutes - DRAFT - January 3, 2023
V.DECLARATION OF CONFLICT OF INTEREST
VI.PUBLIC HEARINGS
VI.A 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
minutes.apz.20230103.docx
Memo to P&Z_Lot 1 Vandemoer Hill Lot Split_ADU.pdf
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
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VII.OTHER BUSINESS
VIII.ADJOURN
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_Public Comments Received.pdf
Exhibit I_Revised Architectural Drawings.pdf
Exhibit J_Original Application Materials.pdf
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
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Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 1 of 12
Chairperson McGovern called the regular Planning and Zoning (P&Z) meeting for January 3
rd , 2023 to
order at 4:32 PM.
Commissioners in attendance: Brittanie Rockhill, Christine Benedetti, Jason Suazo, Sam Rose, Tom
Gorman, and Teraissa McGovern.
Staff in Attendance:
Amy Simon, Community Development Planning Director
Kevin Rayes, Planner
Kate Johnson, Assistant City Attorney
Cindy Klob, Records Manager
COMMISSIONER COMMENTS
None
STAFF COMMENTS
Ms. Simon thank everyone for their service this year.
PUBLIC COMMENTS
None
APPROVAL OF MINUTES
Ms. Rockhill motioned to approve the minutes for November 17
th, 2022 and December 6
th, 2022. Mr.
Gorman seconded the motion. Ms. McGovern requested a roll call: Ms. Rockhill, yes; Ms. Benedetti,
yes; Mr. Suazo, yes; Mr. Rose, yes; Mr. Gorman, yes; and Ms. McGovern, yes; for a total of six (6) in favor
– zero (0) not in favor. The motion passed.
DECLARATION OF CONFLICT OF INTEREST
None
PUBLIC HEARINGS
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
Ms. McGovern asked if notice had been provided. Ms. Johnson responded legal notice had been
sufficiently provided within the code requirements for the hearing.
Ms. McGovern then opened the hearing and turned to floor over to staff.
Mr. Kevin Rayes provided a brief an overview of the application including multiple requests for
variations of the Residential Design Standards (RDS) for the development of two free market homes as
well as a special review, growth management and affordable housing credit reviews associated with two
proposed accessory dwelling units (ADU).
The floor was then turned over to the applicant.
Mr. Chris Bendon, BendonAdams, introduced himself as representing the applicant. He introduced Mr.
Bob Bowden, Bowden Homes, as the applicant for the proposed development. He also introduced Mark
Janian, B2 Builders, and John Galambos, Galambos Architect, with the applicant team.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 2 of 12
Mr. Bendon then displayed the location of the applicant’s lot on a map of Aspen. He then provided
details on the lot which lies partially in the original townsite and part of it is on the other side of Power
Plant Rd. He displayed a picture of the proposed dwellings on the flat portion of the lot explaining where
the ADUs would be located and the two free market homes.
He noted the ADUs require approval from P&Z for their size and affordable housing credits. The two free
market homes require approvals for RDS variations requested.
Mr. Bendon provided a brief history of Mr. Bowden’s previous development projects which don’t
typically require board hearings. He reviewed the development options Mr. Bowden considered for the
lot including deed restricted units with the free market units, utilize the code based floor area and
affordable housing credit incentives to develop deed restricted units, sell the affordable housing units to
a local employer. He added Mr. Bowden has a long standing passion and support of the Aspen School
District.
In discussions with the school district, Mr. Bowden heard there is a need to attract and keep school
district employees across the spectrum, not just teachers. Mr. Bendon noted the applicant intends to
sell the units to a local employer, hopefully the school district, but at this time there is no contract.
Whoever purchases the affordable housing units will need to be reviewed by the Aspen Pitkin County
Housing Authority (APCHA). Mr. Bowden purchased the property and began designing back in 2021.
Mr. Bendon then displayed a map of the original lot (Lots 1 and 2) and then described the history of the
lot split. He also described the steep slope of the lot existing on the western side of the lot on the other
side of Power Plant Rd which is unbuildable. He also identified the flat portion of the lot. Part of the
eastern side was part of the original town site.
He displayed a map of Lot 1 and noted Power Plant Rd had not been dedicated until October 2020. A
small portion of the road is still on the downhill side is still on private property. He pointed to a red line
representing the street frontage of the lot. He stated the dedication of Power Plant Rd is 30 FT wide
allowing for the road and a 16 FT easement on the downhill side of the road for a sidewalk and trail. He
pointed out where the city might build a sidewalk if they pursued it. He then pointed to an area on
Smuggler St the applicant considers to be the pedestrian area and the front of the lot.
Mr. Bendon reviewed the code allowing one accessory dwelling unit (ADU) per free market residence.
The ADU may be rented to a local working resident and not short termed rented. The property owner
may decide to use it at their discretion. There has been a low utilization rate of the program. An ADU
may be fully deed restricted and comes along with incentives for floor area and affordable housing
credits.
Mr. Bendon stated the proposed ADUs are 1,366 SF in size. One is designed as a 3 bedroom unit and the
other would be a 4 bedroom unit. This would generate 6.5 Full Time Equivalent (FTEs) of credit. He
believes the application meets the special review criteria for the affordable housing credits. He
displayed a plan of the 4 bedroom unit and pointed out the flex space that could be used as a bedroom.
He noted the city has had a possible issue with the income maximum reached by individual tenants of a
4 bedroom unit, but he believes this is a city issue and not an applicant issue. Ideally, the applicant
would like the purchaser of the units to decide the number of bedrooms.
Mr. Bendon then displayed a map showing the proposed structures on the lot and discussed how they
decided on the frontage of the homes oriented toward an open area near Smuggler St. He stated the
south house has no street presence. Staff is concerned of the one story element. He noted the garage
doors were designed as one door and they are willing to change the design to garage door.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 3 of 12
Mr. Bendon then discussed the free market north house. The applicant team feels the house is oriented
as it should be toward the pedestrian pathway. He stated placing the front door on the side would not
work because there is not a sidewalk there and no room for parking. He also stated the design has clear
massing of the structure. The design of the garage door has the same issue as the south house. He noted
there is a window well along the side that sticks out beyond the front façade. He stated that could be
changed if necessary.
Mr. Bendon pointed out two locations on a map of the property and displayed vignettes from a car view
perspective and a pedestrian view. He also displayed a vignette showing the entry way of the north
house directly facing Smuggler St. He stated the sidewalk would be located in the paved area of the
road. The team does not feel this is an elegant scenario.
Mr. John Galambos, representing the applicant team, discussed the design process regarding the
placement of the homes in relation to Smuggler St. Mr. Galambos believes the corner is dangerous and
not a good location to place an entry on a downward facing street.
Mr. Bob Bowden thanked the board and discussed the process for determining to build affordable
housing and where to place the structures. He noted setbacks for the lot had been defined, but staff
could not provide an opinion regarding the frontage of the structures. He agreed the road is not safe
and he would not want the entrance on that side.
Ms. McGovern asked if there were questions for the applicant.
Ms. Rockhill asked if there was a cap on the asking price or rent for the ADUs. Mr. Bendon stated they
will be category restricted and believes they will be a Category 4. The rental rate will be capped but the
sale price is not.
Ms. Benedetti asked if the walkways depicted on the sketches are public or not. Mr. Bendon responded
it is in the public right of way.
Ms. Benedetti asked if there is a sidewalk on the adjacent lot and Mr. Bendon stated there is not one at
this time, but the lot just went through an approval process, and he would expect the city to require a
sidewalk as part of the approval.
Mr. Gorman asked if his assumption that the requested SF increase in the ADU will increase the sales
price of the units was accurate. Mr. Bendon responded they would expect an employer to look at the
units to see if they line up with their needs. He reiterated employers have a wide range of needs for all
their employees. These units are geared more for families and the SF designed isn’t necessarily
luxurious. Mr. Bowden added the costs go up to build units with more bedrooms and he wanted to build
something that has enough livable space.
Mr. Gorman asked if the applicant had projected any value on the proposed affordable housing credits.
Mr. Bendon stated the team has but cautioned about talking about financial pro forma of the project. In
the past, the credits have been valued similar to the city’s cash in lieu rates. Mr. Bowden stated from an
economic standpoint it would be easier to pay cash and not build the units at all. He feels building the
units is the right thing to do. He is not sure what the exact price for a credit is and is considering using
them himself.
Mr. Gorman asked the applicant to confirm if there is a commitment to sell the units to a local
employer. Mr. Bendon confirmed that was accurate.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
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Mr. Rose asked them to explain to explain the proposed ADU SF proposed, and minimum required in the
table on page 11 of the agenda packet. Mr. Bendon initially they proposed two six bedroom units, but
city staff asked them to calibrate them closer to a three or four bedroom unit and get them closer to the
1,200 SF minimum. Ms. McGovern addedthe minimum SF required is an APCHA guideline.
Ms. McGovern then turned the floor over to staff.
Mr. Kevin Rayes, Planner, then reviewed the application. He noted it is unique in that it is divided by
Power Plant Rd. The west side is zoned R-30 lower-density residential, and the east side is zoned R-6
medium-density residential. The application is for the east side of the lot. He displayed the proposed site
plan and described the location of the structures and noted engineering has not approved a location for
a sidewalk. He stated he had not referred this to engineering because he was not aware it was proposed
as a public walkway.
He described the location of the vehicular access via the alley which terminates at the lot.
Mr. Rayes then reviewed the size of the proposed ADUs. He stated net livable area of 1,365 SF exceeds
the maximum allowable under the land use code which triggers the special review.
Mr. Rayes then reviewed the purpose of the RDS, the criteria for granting a variation and the requested
variations to the RDS on the two free market homes. He stated staff acknowledged the building
orientation standard has been met by the application and oriented towards Smugger St. He displayed a
survey map showing the change in grade on the property and pointed out an approximate 10 FT drop
between the property and Power Plant Rd so there is essentially no relationship on that portion of the
property with the street.
He then reviewed the standards related to the articulation of building mass on the north home. Staff
does not find this criterion met and does not support a variation from the standard. Staff believes the
applicant could meet the standard with the offset with one-story ground level connector standard
option by pulling in the walls 5 FT on the front and back of the connector portion of the structure.
He then reviewed the standards related to the build-to requirement on the south home. He displayed a
map showing the setback line on the property. Staff finds this criterion met and is supportive of a
variation for the south home.
Next, he reviewed the standards related to the one-story element requirement for both the north and
south homes. Staff does not believe there is a hardship to meet this standard because they are new
builds and there is plenty of space on the property for the structures. Staff finds the criterion to be not
met and recommends denial for a variation for both homes.
Mr. Rayes then reviewed the standards for the design of the garage doors for both homes. Staff finds
the criterion to be not met and recommends denial for a variation for both homes.
He then reviewed the standards for the entry connection for both homes. Staff agrees with the
applicant regarding the safety issues of placing a door on the façade closest to Smuggler St. Staff agrees
with the applicant regarding the entry on the south house because the entry is directly behind the north
home and is not visible from the street. Staff does not find the criterion met for the north home and met
for the south home. Staff supports a variation from the standard for the south home.
Mr. Rayes then reviewed the standards for the lightwell/stairwell location for the north house. Staff
feels the lightwell could be moved or reduced in size to meet the standard. Staff finds the criterion to be
not met and recommends denial for a variation for the north home.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 5 of 12
He then reviewed the standards for the door height on the south house. Staff finds the criterion to be
not met and recommends denial for a variation for the south home.
Mr. Rayes then discussed the standards for the special review, growth management and certificates of
affordable housing credits relating to the ADUs .
The special review is necessary because the applicant wants to build the units slightly larger than code
allows. The maximum amount allowed is 1,200 of net livable SF with ten percent (10%) of which must be
closet or storage area. This maximum amount was part of some amendments made to the earlier
version of the program because homeowners were building the units, but never renting them to
working locals.
Mr. Rayes noted the proposal to deed restrict these units with mandatory occupancy is quite unique and
very beneficial to the community. Staff is generally supportive of allowing the additional SF for these
units. He then reviewed the number of bedrooms to be 3 or 4 in one units with 3 or 3.5 FTEs housed and
3 bedrooms in the second unit with 3 FTEs housed. He responded to Mr. Rose’s question regarding the
minimum unit sizes required by APCHA standards by stating a 4 bed unit minimum is 1,500 SF and a 3
bed unit minimum is 1,200 SF. He noted APCHA’s comments are included in Exhibit G in the agenda
packet. He added the APCHA standards say if a unit provides alternative amenities that increased
livability, the unit size can be reduced by up to 20% of the size required. He stated the 1,365 SF
proposed is well within the threshold of this 20% reduction. APCHA’s comments stated the proposed
units include alternative amenities such as private outdoor space, private porches, significant storage,
fenestration, and the location.
He then reviewed the special review standards as detailed in Exhibits A-G of the agenda packet. He
cautioned the board members to make a decision based on the applicant stating the units will be sold to
a particular entity since there is no way of guaranteeing or enforcing this.
He stated staff believes the application promotes the ADU program, the purpose of the zone district and
the unit’s general livability. He noted the location is very walkable and close to bus routes.
He pointed out staff is concerned about the proposed four bedroom unit because of the way the APCHA
income levels are structured. He provided a hypothetical example with four unrelated tenants. Based on
the cumulative household income limits, which is currently $226,550 per year for a category 4 unit. If
one of those individuals makes more than the average, it impacts the others and, in some cases, one of
the tenant leaves the units. The remaining tenants make close to the maximum allowed so it is
challenging for a new tenant to qualify. He stated credits are issued on each bedroom. Staff is
recommending three bedroom units. If the applicant wants to pursue the four bedroom unit, staff is
recommending it be prioritized for a family over unrelated individuals. Staff wants to encourage families
to live in these units if possible.
Mr. Rayes supports the request for special review, growth management review and certificates of
affordable housing credits to develop the two deed restricted ADUs with the condition the bedroom
count be reduced to three bedrooms per ADU. Alternatively, staff supports approving one three
bedroom unit and one four bedroom unit with the four bedroom unit rented to a family with at least
two dependents to ensure full occupancy of the larger unit.
He stated the applicant has requested flexibility in defining the number of bedrooms per unit and he
cautioned the board members to leave it open as to how many credits could be issued. Their approval
should qualify the exact number of credits to be issued to eliminate ambiguity moving forward.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 6 of 12
Mr. Rayes stated he would answer any questions.
Ms. McGovern asked the commissioners for questions to staff.
Ms. Rockhill asked if these units are not sold for some time, are they allowed to sit or do they need to be
rented per APCHA criteria to be occupied. Her second question is it within APCHA’s purview to require
the larger bedroom unit be rented to a family.
Mr. Rayes responded he would need check with APCHA regarding any rules regarding occupancy.
Mr. Bendon stated typically a developer will need to satisfy all of their obligations prior to the issuance
of the certificates of occupancy (CO). He also believes the ADUs would have to be sold to an employer
because the free market structures will have bonus area provided by the development of the ADUs. He
added the employer that purchases the ADUs may keep them empty, but that would probably be a
violation of the deed restriction.
Mr. Rayes then responded to her second question. He stated staff believes the language provided
regarding this application is sufficient to avoid any challenges with the Fair Housing Act. He noted it is
challenging for APCHA to enforce the example scenario he discussed regarding unrelated individuals
renting the ADU when it is owned by a third party.
Mr. Rose asked why the ADU is at a category four and not be higher to accommodate more workers Mr.
Rayes noted the code requires category four or lower. The ADU program encourages developers to
provide units that are affordable.
Mr. Gorman referenced a design on figure 13 on page 16 of the agenda packet that the city likes. He
asked there is a functional or aesthetic reason why the city is requesting the articulation.
Mr. Rayes stated it is not related to function, but the aesthetic and the historic context of development
in Aspen. He feels it is important to maintain the articulation in this area to reduce massing.
Mr. Gorman asked if in order for the application to proceed, the architect will need to redesign the
street facing door.
Mr. Rayes stated staff will not tell them how to design the house, but believe this standard is important.
He also believes there may have been a misunderstanding regarding the requirement to have a door on
the street facing façade. He stated as long as a door is directly facing the street, they will meet the
standard.
Mr. Gorman asked if the lightwell concerns are safety related or aesthetic.
Mr. Rayes responded it is not a safety hazard. He stated the applicant would need to comply with the
building code. He stated it is more aesthetic.
Ms. McGovern feels staff’s suggested solutions to the articulation of building mass and the one story
element seemed to contradict each other. The solution for the articulation was to pull it back 5 ft on
either side to reduce the 80 FT sidewall. The solution for the one story element needs to project from
the structure.
Mr. Rayes believes they could still meet the standard for the one story element because they are already
projecting six FT from the façade on one side and the design just needs to meet it on the other side as
well. He doesn’t want to get into the nuances of designing the structure.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
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Ms. McGovern wanted to clarify an image displayed in the packet of the south house when the
discussion was actually about the north house. The discussion was about the projection near the
fireplace.
Mr. Rayes responded he would take a closer look at it. He stated the variation is regarding the light well
despite what image may have been displayed.
Ms. McGovern questioned why they had be listed as for sale units. She asked if selling the unit to an
employer and then having the employer rent the unit qualify under APCHA guidelines.
Mr. Rayes stated the for sale provision is referring to the condominization of the units and then selling
them to an APCHA qualified purchaser which could be an employer or a family.
Ms. McGovern asked if the ADU is sold to an APCHA qualified employer, there is no limit on the price.
But if they sale to a family, it has to be set to the sale standards of a category 4 unit.
Mr. Rayes responded they could sell for any price and the categorization is defined for the unit if it is
rented.
Ms. McGovern doesn’t feel it makes sense to her for a developer to get FTE credits and then sell it for
whatever price and not actually housing employees.
Mr. Bendon stated if the ADU is sold, it must be sold to a qualified user as defined by APCHA which is
either the end user or a local employer. He stated it does not happen very often. He added if the unit is
sold directly to the end user, the price is the deed restricted price as defined by APCHA and subsequent
sales would go through the lottery system. If sold to an employer, APCHA controls the rental rate
between the employer and the employee. The value of the real estate is not controlled.
Ms. Johnson added the occupant would have to qualify with APCHA.
Ms. McGovern opened public comment.
Mr. Tom Waldeck, North St, can view the lot. He feels the design presented is attractive. He is concerned
about the density of the neighborhood with the recent development and there are a lot of cars in the
vicinity of 8th St close to Main St (W Hallam St). He asked how many people can be in one unit.
Mr. Rayes responded the cap on salaries of those living in the unit limits the number of people living in
each unit.
Mr. Waldeck replied he is concerned with the number of cars parked in the area and the increased
traffic in the area.
Mr. Rayes enter a public comment (Exhibit Meeting 1) into the record from Tom and Betsy Starodoj,
Sneaky Lane, in which they listed their concerns regarding the unstable embankment bordering the lot
on Power Plant Rd and that it needs to be stabilized as part of the Lot Split approval. Mr. Rayes stated he
spoke with them earlier in the day and stated this would be handled during the building permit process
and is not a concern of the commission.
Ms. McGovern then closed public comment.
Ms. McGovern then requested a motion to extend the meeting.
Mr. Gorman motioned to extend the meeting for 30 minutes and was seconded by Mr. Rose. Ms.
McGovern requested a roll call: Ms. Rockhill, yes; Ms. Benedetti, yes; Mr. Suazo, yes; Mr. Rose, yes; Mr.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
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Gorman, yes; and Ms. McGovern, yes; for a total of six (6) in favor – zero (0) not in favor. The motion
passed.
Ms. McGovern then requested a short break.
Ms. McGovern then opened for commissioner deliberation. She reminded the members to evaluate the
application based on the merits of the code to either approve or deny it. She referred to the list on page
20 of the packet.
First, the commissioners discussed the ADUs.
Mr. Rose agrees with staff regarding the request for a four bedroom unit. He would approve three
bedrooms for each unit.
Ms. Benedetti feels this is an interesting project with the creative design combining affordable housing
with luxury home building and hope other builders approach projects similar to this one. She supports
the two three bedroom units.
Mr. Gorman would support one three bedroom unit and one four bedroom unit but would go with two
three bedroom units if that is what the other members support.
Mr. Suazo supports two three bedroom units at 1,200 SF each.
Ms. Rockhill appreciates the applicant trying to build as many bedrooms as possible and is okay with the
increased sizes of the units. She believes it up to APCHA to enforce who is living in the units and
understands the complexities of satisfying the deed restriction requirements. She is leaning towards two
three bedroom units.
Ms. McGovern agrees with Ms. Rockhill’s comments and thinks it is a great project. She feels a three
bedroom unit with the flex space will be an easier use. She would support two three bedroom units at
the proposed size.
The commissioners then discussed the residential design standards.
In regards to staff’s recommendation of approving the variation for the build to requirement of the
south house, Ms. McGovern supports it because the house will not be seen from the street. She asked
the other members if they felt differently, and the other members did not voice any concerns.
Ms. McGovern asked if any members are concerned with staff’s recommendation regarding the entry
connection for the south house regarding a door on the front façade. The other members did not voice
any concerns.
Ms. McGovern then asked the members to discuss the articulation of building mass.
Ms. Benedetti would like to see the applicant meet the requirement because this will be a prominent
home on a well-traveled corner and does not see a hardship.
Mr. Rose would like to understand why the extra five FT as pointed out by staff is necessary since they
are close to meeting the standard.
Ms. McGovern stated there are several options to meet the standard. One is a sidewall max of
approximately 50 FT, or you break it into two masses and step in both sides. Staff stated one side steps
in, but the other side does not.
Mr. Rose feels it is tough because it is so close, but he supports staff.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
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Mr. Suazo supports staff denial.
Mr. Gorman does not have strong feelings about this because one of the walls will not be visible from
the street. He will support what the other members
Ms. Rockhill does not see a hardship. She is not sure how the height of the structure is lost as you drive
down the road and how it interacts. At this time, she supports staff’s recommendation.
Ms. McGovern agrees with staff that there was no hardship shown and with some minor design
considerations, she feels it could be met.
The commissioners then discussed the one story element for both houses.
Ms. Rockhill supports staff’s denial of the variation for both houses.
All other agreed with Ms. Rockhill. Ms. McGovern did not see that a hardship was proven, and the
requirements could be met.
Next, the commissioners discussed the garage door design on both houses. Staff recommended denial
on both homes.
Ms. Benedetti supports denial of both requests because a hardship was not proven.
Mr. Rose agrees with Ms. Benedetti.
Mr. Gorman stated he would approve the variation request because staff’s recommendation is based on
aesthetics and not functionality. Mr. Gorman does not know why the RDS has this requirement and will
choose to not vote on this request.
Mr. Suazo is confused about this one. He feels a two car garage is appropriate. He stated he would deny
it based on what was presented because they did not show any separation.
Ms. Rockhill agrees with staff.
Ms. McGovern agrees with staff and her biggest concern is the north house because you will see this
from the street. She does not care as much about the south house because it will face the alley but feels
the code prevents this as well.
Next, the commission discussed the entry connection. Staff recommended denial on the north house
and approval on the south house.
Mr. Rose doesn’t agree with staff’s recommendation of denial for the north house. He supports the
location as designed and does not agree with staff’s proposed locations. He feels because of the angle of
the street the home is facing the street.
Mr. Gorman agrees with Mr. Rose and feels the orientation of the lot allows for the entrance to be as
proposed. He also feels there would be safety issues if directly facing the street as proposed by staff.
Ms. Benedetti feels the orientation of the structure faces the street and supports the request.
Ms. Rockhill and Mr. Suazo agrees with the others.
Ms. McGovern says she struggles with this one because design-wise it is oriented in the correct place,
but she cannot recommend it based on the code. She is leaning towards approving it.
Ms. McGovern then requested a motion to extend the meeting to 8 PM.
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Minutes Aspen Planning and Zoning Commission January 3, 2023
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Ms. Benedetti motioned to extend the meeting for 30 minutes and was seconded by Mr. Gorman. Ms.
McGovern requested a roll call: Ms. Rockhill, yes; Ms. Benedetti, yes; Mr. Suazo, no; Mr. Rose, yes; Mr.
Gorman, yes; and Ms. McGovern, yes; for a total of five (5) in favor – one (1) not in favor. The motion
passed.
Next, the commission discussed door height on the south north house.
Mr. Suazo supports staff’s recommendation to deny the variation.
Mr. Gorman agrees with staff and should take care of itself with the one story element request.
The other members also agreed with Mr. Suazo and Mr. Gorman.
Next, the commission discussed lightwell/stairwell location on the north house.
Ms. Rockhill is not sure of the greater impacts.
Ms. McGovern confirmed the vignette in the packet does not identify the correct lightwell. The lightwell
recommend for denial by staff is located between the fireplace and front façade and it is an egress.
Ms. Benedetti referred to figure 8 on page 14 of the agenda packet.
Mr. Gorman will leave it to the others or support staff.
Mr. Suazo does not see a hardship and wonders if there was a safety issue. He supports staff’s denial.
Mr. Rose, Ms. Benedetti and Ms. Rockhill agreed with staff.
Ms. McGovern does not see a reason why it needs to be there, so she also supports staff’s
recommendation.
Mr. Bendon stated the applicant would like to have an actual vote on the project as presented and if it
the motion is denied, he would like to request a continuation for the project team to decide if they want
to just build one free market home or a combination of a home and ADU.
Mr. Bendon stated if there is a motion that is not adopted, then there is no action on the proposal.
Ms. Johnson asked Mr. Bendon to clarify he is asking the commission to vote on a motion to approve the
project as presented with the variations and it fails, per the code the applicant may request one
continuation. She added if the motion is to deny the project, there is no option to continue the hearing.
Mr. Bendon stated they would prefer a motion including the following.
The approval the ADUs at the size presented with one three bedroom ADU and one four
bedroom ADU
Regarding the RDS requirements the applicant can meet the following requirements:
o Build-to
o Garage door design
o Door height
o Lightwell/Stairwell location
Variations on the following:
o Articulation of building mass
o Entry connection
o One Story Element
12
Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 11 of 12
Ms. Johnson noted there was no approval for the articulation of the building mass and one story
element.
Ms. Johnson stated the commissioners may chose to make this motion or the applicant may request one
continuance.
Ms. McGovern stated she appreciates Mr. Bendon’s suggested path and personally would be very sad if
this project was pulled and feels with minor adjustments would be an amazing project for the lot. She
feels his hybrid request is challenging.
Mr. Bendon stated he is trying to rescue a project that may be already in the trash can. He would like to
give the team a chance to discuss how to move forward.
Ms. Simon requested to make a comment and Ms. McGovern granted her time for her comment.
Ms. Simon discouraged the commission from getting into a bargaining situation. She suggested it may be
best to continue the hearing to allow time for everyone to rethink their position. She stated this project
was permitted in during the moratorium because of the strong affordable housing component so they
will be benefitting from some of the pre-moratorium code such as potentially less mitigation owed and
not counting the basement SF. She does not want the commission to feel pressured to accept something
because they are afraid the project will go away. She stated it is a good project and everyone has
motivation for it to move forward. She added the next available date for a continued hearing would be
in February.
Mr. Bendon replied February would be acceptable.
Ms. McGovern thanked Ms. Simon. She suggested continuing the hearing.
Mr. Gorman stated he does not feel the parties are that far apart and motioned to continue the hearing
until February 7, 2023. Mr. Rose seconded the motion. Ms. McGovern requested a roll call: Ms. Rockhill,
yes; Ms. Benedetti, yes; Mr. Suazo, no; Mr. Rose, yes; Mr. Gorman, yes; and Ms. McGovern, yes; for a
total of five (5) in favor – one (1) not in favor. The motion passed.
Mr. Bendon thanked everyone.
Ms. McGovern thanked the applicant team.
OTHER BUSINESS
Discussion to continue chair and vice chair elections
Ms. McGovern asked for a motion to continue the commission chair and vice-chair elections to the next
meeting.
Mr. Rose motioned to continue the commission chair and vice-chair elections to the next meeting. Mr.
Gorman seconded the motion. Ms. McGovern requested a roll call: Mr. Suazo, yes; Ms. Benedetti, yes;
Ms. Rockhill, yes; Mr. Rose, yes; Mr. Gorman, yes; and Ms. McGovern, yes; for a total of six (6) in favor
zero (0) not in favor. The motion passed.
13
Minutes Aspen Planning and Zoning Commission January 3, 2023
Page 12 of 12
Discussion to begin meeting in person
Ms. McGovern stated she believes the commission should return to in person meetings. She
understands the concerns regarding illnesses but feels the commission would have better meetings in
person. She would like to start meeting in person at the next meeting.
Mr. Rose stated in person would be fine but would like to start in April because of the health concerns
and give members time to adjust.
Ms. Rockhill stated at this time she will not be able to go back to in person meetings. She stated she
could potentially start meeting in person in April. Virtual meetings is the best way for her to meet at this
time.
Mr. Suazo stated he has relentlessly pestered staff about this, and they defer to the chair to make the
decision. He supports Ms. McGovern. He stated he signed up for in person meetings, not virtual.
Ms. Benedetti supports in person as well.
Mr. Gorman stated the virtual format is easier for him but understands there is additional information
to be gained by meeting in person.
Ms. McGovern stated virtual meetings are easier for her but feels everyone signed up for in person
meeting. She appreciates everyone’s comments and then stated the commission will go back to in
person meetings starting in February.
Ms. Johnson stated they will begin noticing in person meetings and do what they can to address health
concerns.
Ms. Simon stated staff will work through where to meet and communicate that to the commission.
ADJOURN
Mr. Gorman motioned to adjourn and was seconded by Mr. Rose. All in favor and the meeting was
adjourned.
Cindy Klob, Records Manager
14
Page | 1
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Kevin Rayes, Senior 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: February 7, 2023 | PUBLIC HEARING CONTINUED FROM JANUARY 3RD
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. Since the last meeting,
amendments to the design of the two free market
homes have been produced, responsive to staff and
P&Z direction from January. Some of the previously
request variations have been eliminated, while three
remain. Given the unique siting of the property at
the bend in a steep and sometimes heavily used
route out of Aspen, staff supports the Applicant’s
request for Residential Design Standard variations
for the south home but does not support the
variation request for the north home. 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, as
suggested by staff and a majority opinion o f P&Z in
January.
Lot 1
Lot
1
Figure 1: Subject Property
15
Page | 2
REVISIONS SINCE PREVIOUS P&Z HEARING (HELD JANUARY 3RD 2023)
The Applicant has worked with staff to revise certain design elements of the north and south
homes to meet residential design standards. Below is a summary of the standards that have been
brought into compliance since the previous hearing. A variation from these standards is no longer
needed.
a. Articulation of Building Mass
After some minor modifications, the Applicant
successfully incorporated a one-story
connecting element on the north home. The
connecting element is at least ten feet in
length and setback at least an additional five
feet from the sidewall on both sides of the
building.
b. One-Story Element
The Applicant has submitted code-compliant Projecting One-Story Elements for the north
and south homes. Both designs protrude at least six feet from the front facades of each
dwelling, have a width equivalent to at least twenty percent of each building’s overall width,
are a minimum of fifty sq. ft. in area, and are open on three sides.
c. Garage Door Design
The design of the
garage doors on the
north and south homes
has been tweaked by
incorporating a
separating element on
each door. The
separating element
exceeds one foot in
width, which meets
code.
Figure 2: North house meets the
articulation of building mass standard
13
-ft
.
~17-ft. ~5-ft.
~11.5 ft.
~1
6
f
t
.
~2 ft.
Figure 3: Revised design of north house
meets dimensional requirements of
projecting one-story element
~1.5 ~1.5
Figures 5 & 6: Revised garage door design on north (left)
and south (right) homes
8
f
t
.
6
i
n
c
h
e
s
6 ft.
Entry
(50 sq. ft)
Figure 4: Revised design of south
house meets dimensional requirements
of projecting one-story element
16
Page | 3
d. Lightwell/Stairwell Location
The footprint of the lightwell located on the
north-facing side of the north house has been
pulled back from the front most wall of the
home, reducing its prominence along
Smuggler Street.
e. Door Height
The front door on the south home has been
reduced to eight feet to meet code.
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 connection with the street are required for residential
dwellings. The proposed free-market dwellings (AKA the “north” & “south” homes) fall short of
meeting some of these standards, triggering the 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 he lp 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.
LW
Figure 7: Footprint of street-facing
lightwell at north house
8 ft.
Figure 8: Revised height
of front entry door of south
house
17
Page | 4
1. The portion of Power Plan Road bisecting the property was dedicated to the City in 2020.
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 relativel y 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, t hen, 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. The proposed ADUs will count
against the allowed floor area for this property, however the applicant will receive a flo or area
bonus of 600 square feet per unit that may be applied to the free -market homes. Incentives such
as this are important in partnering with private property owners for the development of affordable
housing.
PROJECT SUMMARY:
As represented in Figure 9,
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.
R-30
R-6
Key
Lot 1 Property
Boundary
Figure 9: Lot 1 is located within
two zone districts and is bisected
by Powerplant Road
Figure 10: Proposed Site Plan | Two-free market homes (“north
house” and “south house”) and Two Deed-Restricted ADUs (The
parallel parking and walkway represented in this site plan have
not been vetted by Engineering and will require review and
approval at the time of building permit.)
18
Page | 5
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
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.
Figure 11: Alley Access from 8th Street to the Subject Parcel
Subject
Parcel
Table I: Proposed ADU Dimensions & FTEs Housed
19
Page | 6
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 S tandards generally
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 11 & 12, 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. 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 13, 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.
7870
7875
7885
Figures 12 & 13: 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.
Figure 14: The north house sufficiently
frames the street for the lot
20
Page | 7
b. 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 15, 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.
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.
Deed restricted ADUs with optional occupancy requirements were accepted as full mitigation
Figure 15: Entry-
connection facing the street
per the Land Use Code
Figure 16: The street facing elevation of
the north house does not incorporate
any entry features
Figure 17: The street facing elevation of
the south house does not incorporate
any entry features
21
Page | 8
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 t he 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. 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 1,3 65 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 accom modate 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 translate 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
bedroom remains a concern and issuing affordable housing credits that count as mitigation
22
Page | 9
for development in town when that bedroom may not be unoccupied is problematic. 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. Both staff
and P&Z supported this option in the January discussion (minutes included in the
meeting packet.)
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.3: Build-to Requirement
▪ Staff recommends approval of a 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
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.
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 | Public Comments Received
Exhibit I | Revised Architectural Drawings
Exhibit J | Original Application
23
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
24
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, on January 3, 2023, the City of Aspen Planning & Zoning Commission
reviewed the project and voted to continue the application per the Applicant’s request; and,
WHEREAS, on February 7, 2023, during a duly noticed public hearing, the City of Aspen
Planning and Zoning Commission considered the revised application, the revised staff memo and
public comment under the applicable provisions of the Municipal Code as identified herein; 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 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 development of
two (2) deed-restricted Accessory Dwelling Units is approved subject to the following condition:
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.
25
P&Z Resolution #XX, Series of 2023
Page 3 of 4
Section 3: Deed-Restricted Accessory Dwelling Units
Pursuant to the procedures 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.
26
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 February 7, 2023.
APPROVED AS TO FORM: PLANNING AND ZONING
COMMISSION:
__________________________________ ___________________________
Katharine Johnson, Assistant City Attorney Teraissa McGovern, Chair
ATTEST:
____________________________
Cindy Klob, Records Manager
27
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 have been reduced since the first
hearing on this project and are limited to the property’s relationship to W. Smuggler
Street. Each variation is described and discussed below.
a. 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 placement
of 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 by the north house and the
ADUs, staff supports a variation from the standard for the south house. Staff finds
this criterion to be met.
Figure 1: The north house sufficiently
frames the street for the lot
28
Exhibit A
Residential Design Standards | Staff Findings
Page | 2
a. 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 fro m 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 2: Entry-connection
facing the street per the Land
Use Code
Figure 3: The street facing elevation of the north
house does not incorporate any entry features
Figure 4: The street facing elevation of the south
house does not incorporate any entry features
29
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 eigh t 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 1 0.6 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
30
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 t o 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
31
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 basemen t. 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 8 th 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, e ach 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 5 5.8 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 bre ezeway 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 allowed buildable area
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.
32
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 entra nce
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 enfor cement. 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
33
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 z one 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 setbacks 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
34
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 ADU s (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 af ter 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 requireme nts. 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.
35
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 a nd 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 Subdivi sion 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
36
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 be low 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 are 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 to wards 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
37
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 require d. 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.
38
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 e nvironmentally
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 ma ss of local residents and increase employee housing
opportunities in close proximity to employment and recreational centers. Lastly,
by housing full -time 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, sta ff is concerned that the fourth bedroom will
remain unoccupied for prolong periods of time. Staff finds this criterion to be
39
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 pattern s 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 o f 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 signi ficant distance
from the “north” and “south” houses, providing plenty of privacy between all
dwellings on the property. Staff finds this criterion to be met.
40
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 prev ious
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 wast e 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 appli cable mitigation fees. Cost of any upgrades will be
borne by the Applicant. Staff finds this criterion to be met.
41
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 ne t leasable space, according
to Section 26.470.050(b), Employee Generation Rates, sha ll 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 u ntil 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 requir ements 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.
42
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 propos ed 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 developme nt 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 ,
but some of the credits generated will likely be applied to t he
mitigation obligation on the free -market homes.
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 Hou sing 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
43
Exhibit E
Growth Management Review | Staff Findings
Page | 4
standards allow unit size to fall below the minimu m 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 to wards
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 cumulativ e 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 , but will be assigned value as
mitigation that can be used to satisfy affordable housing
requirements on this property or another . Staff finds this criterion
to be met with the condition that the Applicant commits to
developing two three -bedroom units. Alternatively, staff finds
this criterion to be met if the four-bedroom unit is limited to a
family with at least two dependents to ensure full occupancy.
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.
44
Exhibit E
Growth Management Review | Staff Findings
Page | 5
The Applicant plans to generate Certificates of Affordable Housing
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,
45
Exhibit E
Growth Management Review | Staff Findings
Page | 6
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.
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 o f
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 De ferral 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.
46
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 allotme nts. 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 no t 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 qualif y 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 prope rty, 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
47
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 devel oper/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 unit s 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]
48
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
49
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).
50
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.
51
From:Tom Waldeck
To:Kevin Rayes
Subject:Re:
Date:Thursday, January 5, 2023 10:40:51 AM
Thanks for your reply. I am sure you are busy. Taking the time to respond is most generous.
Understood on the deed restriction and that is a positive part of the application. What is unclear for me is the offset of the affordable housing credits.
Still seems to me that the net gain is zero. The smuggler project creates needed employee housing, the afforable housing credits cancel those gains by eliminating the need for ADUs in equal proportion.
My suggestion would be to tie the requirement of any future ADUs for any new permits to the same terms as for the Smuggler ADUs as proposed, and deny the applicant the affordable housing credits, or reduce the quantity substantially.
And i still feel the parking issue relevant and critical to the environment of the community that is suffering from excessive density. I understand that there are additional thoughts of adding employee housing on the east half of the Smuggler property under the new rules on bypassing existing zoning for employee housing. This would
add even more density and traffic and parking issues and change the nature of this portion of the West End.
And yes, you can add my comments to the record including this e mail.
With regards
Tom waldeck
Tomwaldeck23@gmail.com
970 948 7505
Sent from my iPad
> On Jan 5, 2023, at 10:14 AM, Kevin Rayes <kevin.rayes@aspen.gov> wrote:
>
> Hi Tom,
>
> Thanks for passing along these comments and for tuning into the hearing. I appreciate your kind words regarding my presentation.
>
> One point I'd like to offer to help clarify your first comment- there will be no partial deed-restrictions allowed for the ADUS. The ADUs will be fully deed restricted with mandatory occupancy requirements. This means that each room will be required to have an APCHA-qualified working tenant. One someone moves out, the room
is generally required to be filled within 45 days. Hopefully, this helps clear up any confusion around the terms of the deed-restrictions.
>
> I am more than happy to add your comments to the official record for the next hearing to ensure P&Z members have a chance to review.
> Let me know if you would like me to add these to the record and I will make it happen.
>
> Thanks again.
>
> Kevin Rayes
> Planner | Community Development
> (he/him/his)
> (O): 970.429.2797 | (C): 970.319.6499
> 427 Rio Grande Place, First Floor, Aspen, CO 81611
> https://avanan.url-protection.com/v1/url?
o=www.cityofaspen.com&g=MjFkNDA3OTBlYjkyOGJhMg==&h=MTY4ZTVjMWRhNjNmMGJlMTQ3YzU3YmU1OWFiZDI0OWM2YjUwOGI4MGI0NTNiMWNkZmNmMGY3NmFlZDA0NTE4MA==&p=YXAzOmNpdHlvZmFzcGVuOmE6bzowZDZjYjRkODZiNGUzZTE3ZGNkOTRhMDI1ZDQ5MmQyMzp2MTpwOlQ=
>
>
>
> My typical in-office hours are Monday, thru Wednesday 9:00am – 5:00pm. I work remotely Thursday & Friday, 8:00am – 5:00pm
>
> Our Values: Stewardship | Partnership | Service | Innovation
>
>
> This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the
information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and
information contained herein do not create a legal or vested right or any claim of detrimental reliance.
>
> -----Original Message-----
> From: Tom Waldeck <tomwaldeck23@gmail.com>
> Sent: Wednesday, January 4, 2023 1:31 PM
> To: Kevin Rayes <kevin.rayes@aspen.gov>
> Subject:
>
> kevin
>
> most impressive presentation on your part yesterday.
>
> i have two comments:
>
> 1. I don’t see the advantage of granting the affordable housing credits. By allowing the partially deed restricted but free market ADUs, you gain employee housing on the one hand but you make it easier for the buyer of the housing credits to avoid building an ADU. The net gain is zero. It simply enhances the developers gain to
the point that the proceeds from the sale of the Credits about equals the cost of building the ADUs for which the developer can sell on the free market. It is, in the end, a subsidy for the benefit of the developer without any benefit to the community.
>
> 2. parking has always been a concern by the city in considering any building permits. In this case each ADU has only one parking spot for potentially more than 3 or 4 vehicles per ADU. For both ADU’s the property is short 6-8 parking spots if 4 bedrooms are allowed. And 4-6 if 3 bedrooms are allowed.This overflow of vehicles
will have to be parked on 8th street between Smuggler Street and HWAY 82. This particular block already has a density that is overflowing in residences and vehicles because of high density development that is on going plus existing employee housing and condominiums that are already in place. As a homeowner in the
neighborhood I would have a strong objection to granting any development rights without further remediation for parking.
>
>
> As a homwowner that has a view of the planned homes, i would have no objection to the siting and the architecture of the buildings as proposed. (including the front door of the north building facing east as proposed rather than north onto Smuggler Street)
>
> with regards,
>
> Tom Waldeck
>
>
>
>
52
From:Betsy Starodoj
To:Kevin Rayes
Subject:Vandemoer Lot Split Variation Request
Date:Tuesday, January 3, 2023 2:29:18 PM
Kevin Raynes
City of Aspen Community Development Department
427 Rio Grande Place
Aspen, CO 81611
Dear Kevin,
Thank you for answering my questions this morning. The following outlines our concerns:
The owners of Lot 1 Vandemoer Hill Lot Split are also the owners of the steep, unstable embankment that borders
Power Plant Road.
This embankment has been and is a major hazard to pedestrian and vehicular traffic as rocks continue to fall from it
and onto Power Plant Road which is also alternate Highway 82.
Therefore the City needs to monitor and verify that the owner stabilize this embankment Before and not After
development access to subject lot is granted.
This requirement is part of the Lot Split approval by the City of Aspen.
Sincerely,
Tom and Betsy Starodoj 580 Sneaky Lane, Adjacent Lot Owner
Bob Camp 503 and 505 Sneaky Lane, Adjacent Lot Owner
53
SOUTH
HOUSE
ADU
#1
ADU
#2
NORTH
HOUSE
GRASS
CRETE
PAVERS
GRASS CRETE PAVERS
COVERED PORCH
BRICK PAVERS
PORCH
PATIO
COVERED
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PARALLEL PARKING
SMUGGLER ST.
PO
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P
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A
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.
PROPERTY LINE
SETBACK
949 SMUGGLER
SHED
ALLEY
934/936 W. FRANCIS 930 W. FRANCIS 926 W. FRANCIS
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
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X
XXXXXX
X
10'-0"
10'-0"
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PR
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B
A
C
K
SETBACK
AL
L
E
Y
R
.
O
.
W
.
SETBACK
19
.
4
4
'
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
15
'
-
0
"
10'-0"
10
'
-
0
"
CAR VIEW B
PROPERTY LINE
PEDESTRIAN VIEW A
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
1/
2
3
/
2
0
2
3
1
2
:
1
9
:
5
0
P
M
VA
N
D
E
M
O
E
R
-
S
I
T
E
AS
P
E
N
,
C
O
A-001A
PROPOSED SITE PLAN
01-23-2023
VANDEMOER - SITE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/16" = 1'-0"1 PROPOSED SITE PLAN
NORTH
54
1 1
C
C
D
D
B
B
A
A
3 3
4 4
5 5
6 6
2 2
A-2021
53'-3 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
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
1/
2
3
/
2
0
2
3
1
1
:
0
5
:
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
A-101
PROPOSED LOWER LEVEL
01-23-2023
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 LOWER LEVEL PLAN
55
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
53'-3 1/2"
15'-9 1/2"29'-5 1/2"8'-0 1/2"
79
'
-
5
1
/
2
"
22
'
-
6
"
13
'
-
6
"
12
'
-
1
1
"
22
'
-
0
1
/
2
"
8'
-
6
"
A-2021
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
COVERED ENTRY PORCH
EXEMPT FROM FAR
POWDER
5'-4 1/2"
2'-0"
MIN. 20% OF FRONT FACADE
16'-0"
2"
LIGHTWELL BEHIND
FRONT MOST FACADE
OF HOUSE
FRONT PORCH OPEN ON
THREE SIDES
17'-0 1/2"
GAS
FIREPLACE
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
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
1/
2
3
/
2
0
2
3
1
1
:
0
5
:
2
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-102
PROPOSED MAIN LEVEL
01-23-2023
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 MAIN LEVEL PLAN
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
56
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
"
53'-3 1/2"
15'-9 1/2"29'-5 1/2"8'-0 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
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
1/
2
3
/
2
0
2
3
1
1
:
0
5
:
3
5
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
01-23-2023
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 UPPER LEVEL PLAN
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
57
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
"
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
"
53'-3 1/2"
15'-9 1/2"29'-5 1/2"8'-0 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
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
1/
2
3
/
2
0
2
3
1
1
:
0
5
:
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-104
PROPOSED ROOF PLAN
01-23-2023
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 ROOF PLAN
58
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"
53'-3 1/2"
ZONE DISTRICT HEIGHT LIMIT
25
'
-
0
"
8"
12"
T.O. PLATE
109'-1 1/2"
9'
-
0
"
10' MAX. PLATE
HEIGHT
NON-ORTHOGONAL
WINDOW
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
1/
2
3
/
2
0
2
3
1
1
:
0
5
:
5
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-201
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER NORTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 NORTH ELEVATION
59
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"
MIN. 20% OF FRONT FACADE
16'-0"
25
'
-
5
9
/
1
6
"
8"
12"
8'
-
0
"
T.O. PLATE
109'-1 1/2"
8' MAX. DOOR HEAD
HEIGHT
9'
-
0
"
10' MAX.
PLATE HEIGHT
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
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A
W
I
N
G
I
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T
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P
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A
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A
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N
C
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A
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A
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C
C
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
1/
2
3
/
2
0
2
3
1
1
:
1
9
:
0
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-202
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 EAST ELEVATION
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
60
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"
53'-3 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
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P
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.
A
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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
1/
2
3
/
2
0
2
3
1
1
:
0
7
:
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
A-203
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
61
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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P
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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
1/
2
3
/
2
0
2
3
1
1
:
0
7
:
3
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-204
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 WEST ELEVATION
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
62
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
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P
R
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P
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C
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A
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N
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N
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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
1/
2
3
/
2
0
2
3
9
:
0
4
:
3
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-101
PROPOSED LOWER LEVEL
01-23-2023
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 LOWER LEVEL PLAN
63
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
"
6'-0"
50 MIN. SF
AT ENTRY
8'
-
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
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P
R
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P
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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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C
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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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C
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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
1/
2
3
/
2
0
2
3
9
:
0
4
:
4
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-102
PROPOSED MAIN LEVEL
01-23-2023
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 PROPOSED MAIN LVL PLAN
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
64
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
E
P
R
O
P
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F
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A
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A
M
B
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I
T
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N
C
.
A
L
L
W
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T
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N
A
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I
T
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N
C
O
N
C
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N
T
O
F
G
A
L
A
M
B
O
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A
R
C
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I
T
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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
1/
2
3
/
2
0
2
3
9
:
0
5
:
2
0
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
01-23-2023
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 PROPOSED UPPER LVL PLAN
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
65
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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A
L
L
W
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2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
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A-104
PROPOSED ROOF PLAN
01-23-2023
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 ROOF PLAN
66
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"
T.O. PLATE
109'-10 1/2"
10' MAX. PLATE
HEIGHT
9'
-
9
"
1 2345 10
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2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
1/
2
3
/
2
0
2
3
9
:
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5
:
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3
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C
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A-201
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 NORTH ELEVATION
67
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"
T.O. PLATE
109'-10 1/2"
9'
-
9
"
8'
-
0
"
8' MAX. DOOR HEAD
HEIGHT
10' MAX. PLATE HEIGHT
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
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2
G A L A M B O S
ARCHITECTS, INC.
314 D AABC
ASPEN, CO 81611
(970) 429-1286
DATE
DRAWING
DATE
PROJECT
1/
2
3
/
2
0
2
3
9
:
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5
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A-202
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 EAST ELEVATION
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
68
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
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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
1/
2
3
/
2
0
2
3
9
:
0
6
:
1
0
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C
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A-203
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER SOUTH
HOUSE
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
69
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
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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
1/
2
3
/
2
0
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3
9
:
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A-204
EXTERIOR ELEVATIONS
01-23-2023
VANDEMOER SOUTH
HOUSE
P&Z Submittal 09-30-2022
RDS Revisions 01-23-2023
SCALE 1/4" = 1'-0"1 WEST ELEVATION
70
71
72
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).
73
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.
74
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.
75
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.”
76
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
77
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
78
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
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Exhibit A1
Review Criteria
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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
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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
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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
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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
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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
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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.
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Exhibit A1
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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
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Exhibit A1
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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.
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Exhibit A1
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(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.
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Exhibit A1
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(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
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Exhibit A1
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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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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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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).
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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
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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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x x x x x x x x
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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
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5
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WOOD
STRUCTURE
CO
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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
B
L
I
C
U
T
I
L
I
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Y
E
A
S
E
M
E
N
T
RE
C
.
N
O
.
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
0
7
8
8
5
7
8
3
5
7
8
4
0
7
8
4
5
7
8
5
0
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
G
E
R
T
S
U
B
D
I
V
I
S
I
O
N
-
L
O
T
2
ST
A
R
O
D
O
J
,
B
E
T
S
Y
H
&
T
H
O
M
A
S
S
S
I
I
PIT
K
I
N
C
O
U
N
T
Y
P
A
R
C
E
L
N
O
.
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
O
T
1
N
E
W
M
A
N
F
A
M
I
L
Y
T
R
U
S
T
P
I
T
K
I
N
C
O
U
N
T
Y
P
A
R
C
E
L
N
O
.
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
96
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
B
L
I
C
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
RE
C
.
N
O
.
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
0
7
8
8
5
7
8
3
5
7
8
4
0
7
8
4
5
7
8
5
0
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
G
E
R
T
S
U
B
D
I
V
I
S
I
O
N
-
L
O
T
2
ST
A
R
O
D
O
J
,
B
E
T
S
Y
H
&
T
H
O
M
A
S
S
S
I
I
PIT
K
I
N
C
O
U
N
T
Y
P
A
R
C
E
L
N
O
.
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
O
T
1
N
E
W
M
A
N
F
A
M
I
L
Y
T
R
U
S
T
P
I
T
K
I
N
C
O
U
N
T
Y
P
A
R
C
E
L
N
O
.
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
97
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
98
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
99
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.
10
0
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.
10
1
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
10
2
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
10
3
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.
10
4
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.
10
5
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
10
6
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
10
7
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.
10
8
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.
10
9
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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SE
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B
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PROPERTY LINE
SETBACK
AL
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.
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SETBACK
19
.
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4
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PROPERTY LINE
PR
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T
B
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15
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-
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"
10'-0"
10
'
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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
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M
VA
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AS
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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
11
0
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
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PROPERTY LINE
19
.
4
4
'
PROPERTY LINE
PR
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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
O
P
E
R
T
Y
L
I
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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
G
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H
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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
8
/
2
0
2
2
1
0
:
4
1
:
1
1
A
M
VA
N
D
E
M
O
E
R
-
S
I
T
E
AS
P
E
N
,
C
O
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
11
1
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
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
:
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
11
2
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
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
:
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
11
3
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
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
:
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
11
4
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
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
:
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
11
5
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
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P
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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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T
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C
T
S
I
N
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
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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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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
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A
M
B
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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
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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
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
11
6
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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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
T
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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
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A
R
I
N
G
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I
N
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A
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N
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C
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D
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D
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C
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D
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W
I
S
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E
D
W
I
T
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W
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I
T
T
E
N
C
O
N
C
E
N
T
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
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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
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
11
7
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
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
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C
T
S
I
N
C
.
A
L
L
W
R
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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M
A
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I
O
N
A
P
P
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A
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A
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A
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B
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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
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
11
8
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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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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I
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C
.
A
L
L
W
R
I
T
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N
A
N
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A
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N
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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
:
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
11
9
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
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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A
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N
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C
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N
C
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A
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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
:
2
4
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-202
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 EAST ELEVATION
P&Z Submittal 09-30-2022
12
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"
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
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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C
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I
T
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C
T
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I
N
C
.
A
L
L
W
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I
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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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A
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D
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D
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D
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C
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N
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F
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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
:
3
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-203
EXTERIOR ELEVATIONS
09-30-2022
VANDEMOER NORTH
HOUSE
SCALE 1/4" = 1'-0"1 SOUTH ELEVATION
P&Z Submittal 09-30-2022
12
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"
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
H
E
P
R
O
P
E
R
T
Y
O
F
G
A
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A
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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
:
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
12
2
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
12
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)
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
12
4
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
12
5
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
12
6
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
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A
L
L
N
O
T
B
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D
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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
12
7
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
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
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B
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C
A
T
E
D
,
D
I
S
C
L
O
S
E
D
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R
O
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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
:
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
12
8
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
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
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R
E
I
N
S
H
A
L
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N
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B
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,
D
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C
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D
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S
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S
E
D
W
I
T
H
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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
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
12
9
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
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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T
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I
N
C
.
A
L
L
W
R
I
T
T
E
N
A
N
D
D
R
A
W
N
I
N
F
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M
A
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I
O
N
A
P
P
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A
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D
W
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T
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T
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W
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I
T
T
E
N
C
O
N
C
E
N
T
O
F
G
A
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A
M
B
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A
R
C
H
I
T
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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
:
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
13
0
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
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
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A
W
N
I
N
F
O
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M
A
T
I
O
N
A
P
P
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A
R
I
N
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H
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R
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I
N
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A
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N
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,
D
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C
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W
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S
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D
W
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T
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W
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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
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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
:
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
13
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"
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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C
T
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I
N
C
.
A
L
L
W
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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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F
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A
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N
A
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P
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A
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A
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,
D
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C
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D
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W
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S
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S
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D
W
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T
H
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T
T
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W
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T
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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
R
C
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T
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C
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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
:
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
13
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"
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
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
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
I
N
F
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A
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I
O
N
A
P
P
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A
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D
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C
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A
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A
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B
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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
:
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
13
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
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
13
4
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
13
5
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
13
6
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
13
7
..
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
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
:
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
13
8
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
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
:
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
13
9
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
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
:
5
4
:
3
7
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-104
PROPOSED ROOF PLAN
09/30/2022
VANDEMOER ADU DUPLEX
SCALE 1/4" = 1'-0"1 ROOF PLAN
P&Z Submittal 09-30-2022
14
0
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
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
8
:
2
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
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
14
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"
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
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
:
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
14
2
..
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
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
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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
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A-301
KITCHEN PLANS
09/30/2022
VANDEMOER ADU DUPLEX
P&Z Submittal 09-30-2022
SCALE 3/8" = 1'-0"1 KITCHEN PLANS
14
3
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
144
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
145
□A land use application for a Development Order or Notice of Approval was
submitted to the Community Development Department prior to final passage of
the ordinance on December 8, 2021, and was subsequently deemed to be
c omplete by the Community Development Department Director.
□The land use application is seeking a Development Order or Notice of Approval
for a project consisting of 100% Af fordable Housing as that term is defined at
§26.104.100 of the Aspen Municipal Code, or as may be deemed necessary for
the issuance of C ertificates of Affordable Housing for a 100% Affordable Housing
project, or as determined by the Community Development Director .
□The land use application involves Voluntar y AspenModern designation
processes that meet the requirements of Section 26.415.025.C and
26.415.030.
□The land use application or administrative request may be necessary to issue
exempt building per mits as described below , and as determined by the
Comm unity Development Director .
The project described above is 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
146
147
148
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
149
150
151
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
152
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
153
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
154
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.
155
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
156
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
157
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)
158
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)
159
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.
160
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)
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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)
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Exhibit B8
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•
•
•
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Exhibit B9
Vicinity Map
Vandemoer/Hill Lot 1
#tbd West Smuggler Street
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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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