HomeMy WebLinkAboutagenda.hpc.20230809AGENDA
ASPEN HISTORIC PRESERVATION
COMMISSION
August 9, 2023
4:30 PM, City Council Chambers -
3rd Floor
427 Rio Grande Place
Aspen, CO 81611
I.ROLL CALL
II.MINUTES
III.PUBLIC COMMENTS
IV.COMMISSIONER MEMBER COMMENTS
V.DISCLOSURE OF CONFLICT OF INTEREST
VI.PROJECT MONITORING
VI.A Project Monitoring list
VII.STAFF COMMENTS
VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
IX.CALL UP REPORTS
X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XI.OLD BUSINESS
XII.NEW BUSINESS
XII.A
820 E. Cooper Avenue - Conceptual Major Development, Relocation, Variations,
TDRs - PUBLIC HEARING
PROJECT MONITORING.doc
820 E Cooper_Conceptual Major Development_Memo.pdf
Resolution #__, Series 2023.pdf
Exhibit A_Staff Response HP Design Guidelines Criteria.pdf
Exhibit B_Staff Response Relocation Criteria.pdf
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XII.BResolution #XX, Series of 2023 - Outdoor Lighting Code Amendment
XIII.ADJOURN
XIV.NEXT RESOLUTION NUMBER
Exhibit C_Staff Response Setback Variation Criteria.pdf
Exhibit D_Staff Response TDR Criteria.pdf
Exhibit E_Application.pdf
Exhibit F_Referral Comments.pdf
Outdoor Lighting Regulations_Staff Memo.pdf
Resolution No.XX, Series of 2023 - Outdoor Lighting Code.pdf
Exhibit A - Draft Code Amendment - Outdoor Lighting.pdf
Exhibit B - Aspen Lighting Ordinance Community & Stakeholder Memo.pdf
Exhibit C - Aspen Lighting Ordinance Existing Conditions Memo.pdf
Exhibit D - Draft Map of Proposed Lighting Zones.pdf
Exhibit E - Draft Spreadsheet Tool - Evaluating Conformance with New
Regulations.pdf
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
(1 Hour, 10 Minutes for each Major Agenda Item)
1. Declaration of Conflicts of Interest (at beginning of agenda)
2. Presentation of proof of legal notice (at beginning of agenda)
3. Applicant presentation (20 minutes)
4. Board questions and clarifications of applicant (5 minutes)
5. Staff presentation (5 minutes)
6. Board questions and clarifications of staff (5 minutes)
7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair)
8. Close public comment portion of hearing
9. Applicant rebuttal/clarification (5 minutes)
10. Staff rebuttal/clarification (5 minutes)
End of fact finding. Chairperson identifies the issues to be discussed.
11. Deliberation by the commission and findings based on criteria commences. No further
input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if
there is a factual error to be corrected. If the item is to be continued, the Chair may
provide a summary of areas to be restudied at their discretion, but the applicant is not to
re-start discussion of the case or the board’s direction. (20 minutes)
12. Motion
Updated: November 15, 2021
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HPC PROJECT MONITORS -projects in bold are permitted or under construction
8/3/2023
Kara Thompson 931 Gibson
300 E. Hyman
201 E. Main
333 W. Bleeker
234 W. Francis
Skier’s Chalet Steakhouse
423 N. Second
135 E. Cooper
101 W. Main (Molly Gibson Lodge)
720 E. Hyman
304 E. Hopkins
930 King
312 W. Hyman
520 E. Cooper
Jeff Halferty 110 W. Main, Hotel Aspen
134 E. Bleeker
300 E. Hyman
434 E. Cooper, Bidwell
414-420 E. Cooper, Red Onion/JAS
517 E. Hopkins
Lift 1 corridor ski lift support structure
227 E. Bleeker
211 W. Hopkins
211 W. Main
204 S. Galena
215 E. Hallam
500 E. Durant
413 E. Main
Roger Moyer 300 W. Main
227 E. Main
110 Neale
517 E. Hopkins
Skier’s Chalet Lodge
202 E. Main
305-307 S. Mill, Grey Lady
320 E. Hyman (Wheeler Opera House, solar panels)
611 W. Main
132 W. Hopkins
500 E. Durant
Jodi Surfas 202 E. Main
305-307 S. Mill, Grey Lady
320 E. Hyman (Wheeler Opera House, solar panels)
611 W. Main
602 E. Hyman
Peter Fornell 304 E. Hopkins
930 King
233 W. Bleeker
214 W. Bleeker
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HPC PROJECT MONITORS -projects in bold are permitted or under construction
8/3/2023
Barb Pitchford 121 W. Bleeker
312 W. Hyman
132 W. Hopkins
214 W. Bleeker
630 W. Main
420 W. Francis
Kim Raymond 630 W. Main
205 W. Main
Riley Warwick 420 E Durant/Rubey Park
420 W Francis
Need to assign: 209 E. Bleeker, Lift One Park
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
THRU: Amy Simon, Planning Director
FROM: Kirsten Armstrong, Principal Planner Historic Preservation
MEETING DATE: August 9, 2023
RE: 820 E. Cooper Avenue – Conceptual Major Development, Relocation,
Setback Variations, and Transferrable Development Rights (TDRs),
PUBLIC HEARING
APPLICANT /OWNER:
Lauren Bullard
REPRESENTATIVE:
BendonAdams, LLC
LOCATION:
Street Address:
820 E. Cooper Avenue
Legal Description:
Lot P, Block 111 of the City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-182-28-005
CURRENT ZONING & USE
Residential Multi-Family (R/MF);
Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
820 E. Cooper Avenue is a designated property containing an
AspenVictorian, pre-1890, miner’s cottage. The applicant requests
approval for Conceptual Major Development to demolish an
existing non-historic addition, temporarily relocate the structure
while excavation of a full basement is completed, and construct a
two-story, rear addition. Additionally, landscaping updates are
proposed. Relocation, setback variations and approval of two
TDRs are requested as part of this proposal. As a historically
designated landmark, this project is exempt from Residential
Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends continuation to restudy the new addition and to
address other related concerns raised in staff evaluation.
Site Locator Map – 820 E. Cooper Avenue
820
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
820 E. Cooper Avenue is a 2,999 square foot (sf) lot in the R/MF zone district that contains a
Victorian era one-story miner’s cottage. In 1996 HPC approved a new addition to the historic
structure that was never built. Repairs and alterations to the resource include the following: 1995
re-roof; 1996 replacement of the front door; 2013 demolition of a non-historic shed along the alley;
2018 repair/restoration of historic windows; and 2020 construction of a rear addition, removal of
wrap around non-historic deck, restoration of windows, and replacement of a metal roof with
asphalt shingles. The 1904 Sanborn map indicates that the main structure retains its original form,
with changes only made to the rear massing.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for the construction of a two-story addition
and excavation of a full basement, which increase the floor area by more than 250 sf.
• Relocation (Section 26.415.090) for the temporary relocation of the existing building to
the rear of the property while excavation of a full basement is completed.
• Setback Variation (Section 26.415.110.C) to both maintain existing setback conditions on
the west side property line and to request a rear setback variation for proposed
construction.
• Transferable Development Rights (Section 26.415.110.K/Section 26.535) for the
establishment of two TDRs.
The HPC is the final review authority; however, this project is subject to Notice of Call-up by City
Council.
Figure 1. 1904 Sanborn Insurance Map. The 820 E Cooper Parcel is
outlined in red. Figure 2. 820 E. Cooper Avenue in 1980.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
PROJECT SUMMARY:
The applicant proposes the demolition of a non-historic addition on the rear elevation, temporary
relocation of the resource to the rear of the property while excavation of a full basement and
associated lightwells occurs, construction of a one-story connecter and a two-story addition on
the rear of the existing structure, and installation of associated drainage systems. The proposed
changes to the historic resource include the temporary relocation while basement excavation
occurs, lifting of the foundation 1’ for positive drainage, demolition of one non-historic addition,
installation of a door on the rear (north) elevation of a non-historic addition, addition of light wells
with guardrails, and the addition of a brick landing at the front entry. Additional updates include
limited landscaping, and installation of patio areas. Setback variations and approval of two TDRs
are also requested as part of this proposal.
STAFF COMMENTS:
There are aspects of the proposal that Staff supports. Staff supports the proposed relocation of
the historic resource on a new, raised basement foundation, in its historic location, which will
address positive drainage. Staff further supports the installation of the door on the rear (north)
elevation of an existing non-historic addition. However, staff finds that the proposed new addition
is not adequately distanced from the historic resource, and it is not adequately deferential to the
historic resource, further described below.
Major Development, Conceptual Review - Section 26.415.070.D
1. Historic Landmark: Minimal work is proposed for the historic resource. Of concern are the
front walkway, light wells and their associated guardrails, and vents and flues.
The applicant proposes to retain the existing location of the front walkway but repave the front
walkway with brick and add a brick landing at the front entrance to accommodate for the
proposed height increase of the foundation. Plans indicate that the landing will be 4’ wide,
which staff finds as an inappropriate expansion of the walkway into an entry porch-like feature.
Staff recommends that the landing retain a maximum width of 3’, for Final Review. In
addition, brick is not a historic material on this site and staff recommends that concrete
may be a more appropriate selection for the walkway and landing.
Currently proposed are two roof penetrations for a chimney flue and roof vent on the street
facing end of the east roof slope on the historic resource. Staff recommends that the
location of these be reconsidered, pushing them back as far as possible, to reduce
visual impact, for Final Review.
Recent building code amendments have eliminated grates over emergency escape and
rescue window wells. Staff is not requesting the Building Department grant an exception in
acknowledgement that the light well locations on the east and west sides of the residence are
subject to snow slide from the pitched roofs above. In these locations there is potential for
snow to accumulate, and the use of grates could be a life safety issue. The applicant has opted
to propose a guardrail with a horizontally oriented metal railing. Staff finds the metal material
and simplicity of the proposed rail appropriate to differentiate new from old. However, for final
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
review Staff recommends that the applicant consider vertical rails to mimic the picket
fence vertical detailing and provide reference to a typical detail seen in Victorian
landscaping. Staff further recommends that the applicant restudy the layout of the
basement to group the window wells on one side and push the light wells as far back
as possible, which would further minimize visual impact.
2. New Addition: The proposed addition is sufficiently recognized as a product of its own time,
while certain design elements lend a sympathetic nod to the historic resource, per Design
Guideline 10.6. The proposal strongly relates in the aspects of form, through its front gable
roof, and materials, through its horizontal wood siding, stained to provide a contrast to the
painted clapboard siding of the historic resource. The proposal distinguishes itself as separate
from the historic resource through its application of modern, fixed frame window units
extending into the street-facing eave of the addition. Staff generally finds this treatment
appropriate. However, there are some concerns regarding size and scale of the proposed
addition and its details, per Design Guidelines 10.3, 10.4, 10.8 and 10.9.
Design Guideline 10.3 indicates that “an addition must be subordinate, deferential, modest,
and secondary in comparison to the architectural character of the primary building.” Staff finds
that the two-story addition provides an imposing backdrop to the historic resource for the below
reasons:
• The connector is not a full 10’ separation but rather, provides over 10’ separation on
the west side, but only 6’-1” separation on the east side, due to an interior stairwell
proposed on the east which projects into the connector space.
• Large, fixed frame windows in the south gable end of the proposed addition, which draw
the eye up to the proposed addition and its height through their shape and configuration.
• The height of the two-story addition.
The projection of the interior stairwell into the connector space on the east side is in opposition
to Design Guideline 10.9 where it discusses the length of connectors, which “shall be a
minimum of 10 feet long between the addition and the primary building.” Staff does not find
the proposed new addition compatible in size and scale, and the projection into the connector
space does not allow for appropriate separation.
Staff finds that the proposed design of the new addition meets Design Guideline 10.6 in
striking a balance between new and old. However, Staff recommends restudy of the
size, scale, and separation/connection in regards to Design Guidelines 10.3, 10.4, 10.8
and 10.9. Actions that could contribute to compliance with the guidelines could include
reduction of the addition’s second story plate height, providing a full 10’ length connector,
and/or a reduction of the fenestration in the south gable end of the new addition.
Relocation - Section 26.415.090
The applicant proposes to temporarily move the one-story, historic building to excavate a new
basement, then relocate the landmark on to the new basement foundation. The final location of
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
the historic structure will match its historic location verified by the 1904 Sanborn Map. The new
foundation will match existing with a simple concrete finish. However, the proposal notes that the
foundation is to be painted. Staff does recommend a natural finish on the foundation, rather
than a painted finish. The foundation should read as distinctly different from the clapboard wall
to properly preserve the reading of the wall height, and to identify the foundation as new
construction. In addition, the foundation will be particularly subject to impacts from piled snow and
rain splash and should be as immune to deterioration of the surface as possible, which may not
be the case if paint is applied.
The proposed relocation does not diminish the historic integrity of the resource; however, some
discussion is needed regarding the proposal to raise the resource 1’ higher relative to grade. Staff
can support elevating the house to achieve positive drainage, but the approach to the building
should not be a significant change in character to this simple structure. The necessary letter
from an engineer determining the resource capable of withstanding the relocation and the
financial assurances in the amount of $30,000 will be required prior to building permit
submission.
Setback Variation - Section 26.415.110.C
Setback variations are benefits available to historic properties granted by the HPC. They are site-
specific approvals that are tied to a specific design reviewed for compatibility and appropriateness.
The historic house at 820 E. Cooper Avenue is located 4’-5½” from the west property line, where
5’ is required. The proposed design maintains the historic location, for a requested setback
reduction of 6 ½”. When relocation is triggered, setback variations need to be granted to return
the structures to their original position on site if it is considered non-compliant according to the
underlying zone district. Staff supports the request for a 6.5” west side yard setback
reduction because it allows it to be preserved in its original location on the lot.
The applicant is additionally proposing that the second floor of the proposed non-historic addition
be allowed to encroach 2’ into the required 10’ rear setback for the primary structure. Eight feet
from the rear lot line is requested where 10’ is required. The proposed garage located on the
ground floor of the proposed addition will satisfy the minimum 5’ rear yard setback requirement
for garages. Staff does not find that the setback variation would allow development that is
more consistent with the character of the historic property, nor does staff find that the
requested setback variation mitigates an adverse impact to the historic resource as the
applicant is not providing a full 10’ long connector. Staff recommends that the massing
and placement of the rear addition be restudied per discussion above under Conceptual
Major Development and Exhibit A - Staff Response to Historic Preservation Design
Guidelines.
Staff finds the criteria are met to grant the requested side yard setback variation but that
the criteria are not met to grant the rear yard setback variation.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Transferable Development Rights - Section 26.415.110.K/Section 26.535
Per the survey provided in the application, the subject property consists of a 2,999 sf lot. For the
purposes of creating TDRs, the maximum floor area for constructing a single-family dwelling on
this lot is 2,399.2 sf.
The applicant provided the following floor area calculations:
• Allowable Floor Area = 2399.2 sf
• Proposed Total Floor Area = 1654.6 sf
• Total Floor Area remaining = 744.6 sf
The applicant requests approval to establish two TDRs, which will consume all but 244.6 sf of
remaining allowed development rights on the site.
Staff finds that the property demonstrates the existence of unused development rights, and the
severing of development rights will not create or increase any non-conformities on the site. Once
the TDRs are created, the applicant plans to comply with the required steps of executing and
delivering a deed restriction. A draft deed restriction was submitted with the application. In
addition, the applicant agrees to disclose information related to the sale, assignment, conveyance
or other transfer/change of ownership of the TDRs to the City of Aspen Community Development
Department within five (5) days. Staff finds the criteria for establishing TDRs are met.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will affect
the permit review. Referral comments provided by Zoning and Building regarding window wells
were responded to, and the updated plans were incorporated into Exhibit E, Application. The
Combined Referral Comments are included in Exhibit F.
RECOMMENDATION:
Staff recommends the HPC continue this application with the following direction:
1.) Restudy plans for the front entrance walkway and landing to retain a maximum width of 3’,
and to propose a material which is typical of the historic resource.
2.) Restudy the basement layout in order to group proposed window wells along the historic
resource on one side yard of the building. Restudy the railing design.
3.) Propose a natural finish on the concrete foundation below the resource.
4.) Restudy the proposed addition and connector as described in the staff analysis.
ATTACHMENTS:
Resolution #____, Series of 2023
Exhibit A – Staff Response Historic Preservation Design Guidelines Criteria
Exhibit B – Staff Response Relocation Criteria
Exhibit C – Staff Response Setback Variation Criteria
Exhibit D – Staff Response Transferrable Development Rights
Exhibit E – Application
Exhibit F – Referral Comments
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HPC Resolution #__, Series of 2023
Page 1 of 3
RESOLUTION #__
(SERIES OF 2023)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT, RELOCATION, AND
SETBACK VARIATIONS, AND RECOMMENDING IN FAVOR OF THE
ESTABLISHMENT OF TRANSFERRABLE DEVELOPMENT RIGHTS (TDRs) FOR
THE PROPERTY LOCATED AT 820 EAST COOPER AVENUE, LOT P, BLOCK 111;
CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2735-182-28-005
WHEREAS, the applicant, Lauren Bullard, 820 East Cooper Avenue, Aspen, CO 81611,
represented by Sara Adams, BendonAdams, LLC, 300 South Spring Street #202, Aspen, CO
81611, has requested HPC approval for Conceptual Major Development, Relocation, and
Setback Variations, and recommendation by HPC for the establishment of TDRs for the property
located at 820 East Cooper Street, Lot P, Block 111; City and Townsite of Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;” and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project’s
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. As a
historic landmark, the site is exempt from Residential Design Standards review. The HPC may
approve, disapprove, approve with conditions or continue the application to obtain additional
information necessary to make a decision to approve or deny; and
WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.090, Relocation; and
WHEREAS, for approval of Setback Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, for the approval of TDRs, HPC makes a recommendation to City Council based on
the requirements of Municipal Code Section 26.535.070; and
WHEREAS, as a historic landmark, the site is exempt from Residential Design Standards
review; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends continuation; and
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HPC Resolution #__, Series of 2023
Page 2 of 3
WHEREAS, HPC reviewed the project on August 9, 2023. HPC considered the application, the
staff memo and public comment, and found the proposal consistent with the review standards
and granted approval as proposed by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, and Setback Variations,
and recommends in favor of the establishment of two (2) TDRs for 820 East Cooper Street, Lot P,
Block 111; City and Townsite of Aspen, Colorado as follows:
Section 1: Conceptual Major Development, Relocation, Setback Variations and TDRs.
Pursuant to the findings set forth above, the HPC does hereby recommend the establishment of up to
two (2) TDRs for 820 East Cooper Street, Lot P, Block 111; City and Townsite of Aspen, Colorado.
HPC hereby approves Conceptual Major Development, Relocation, and Setback Variations as
proposed with the following conditions:
1. Work closely with all relevant City Departments to meet all requirements regarding the
proposed stormwater mitigation plans and tree removal. Parks Department requires a
letter or written approval from the adjacent property owner regarding tree removal
indicated outside of the east property line of 820 East Cooper Avenue, submitted with
tree and building permit application.
2. Restudy landscaping to remove plantings that will exceed 42” in Zone A for Final
Review.
3. Restudy the proposed front entry landing to maintain a maximum width of 3’ and to
propose a material which is typical of the historic resource.
4. Reconsider the location of the proposed vents and flues to push them back as far as
possible on the roof of the historic resource. Vents and flues must be dark colored and as
minimized as possible.
5. Restudy basement configuration to group lightwells within one side-yard of the historic
resource, and provide guardrail design with vertical rails, in order to minimize visual
impact.
6. Light wells and similar features abutting the historic resource must have a reduced curb
height of 6” or less.
7. Reduce the fenestration in the south gable end for Final Review.
8. Foundation to remain unpainted.
9. The following setback variations are granted:
a. A west side yard setback reduction of 6 ½ ” to a 4’-5 ½ ” west side yard setback
for the purposes of maintaining the historic location of the historic building.
b. A rear yard setback for the upper level of 2’ to an 8’ rear yard setback for the
primary living space.
10. Provide a relocation plan, a letter from an engineer determining the historic resource
capable of withstanding the relocation, and financial assurances of $30,000 for the
relocation of the historic home onto a new basement foundation, to be provided prior to
building permit submission.
11. Provide a detailed roof plan showing the locations of gutters, downspouts, snow clips and
vents for Final Review.
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HPC Resolution #__, Series of 2023
Page 3 of 3
12. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of August, 2023.
Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
ATTEST:
________________________________
Mike Sear, Deputy City Clerk
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Page 1 of 14
Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
Note: Staff findings on the guidelines begins on page 12 of this exhibit.
26.415.070.D - Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated historic
property or a property located within a Historic District until plans or sufficient information have
been submitted to the Community Development Director and approved in accordance with the
procedures established for their review. An application for a building permit cannot be submitted
without a development order.
3. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials submitted for
conceptual or final development plan approval. If they are determined to be complete, the
applicant will be notified in writing of this and a public hearing before the HPC shall be
scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3
Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections.
This report will be transmitted to the HPC with relevant information on the proposed project
and a recommendation to continue, approve, disapprove or approve with conditions and
the reasons for the recommendation. The HPC will review the application, the staff analysis
report and the evidence presented at the hearing to determine the project's conformance
with the City Historic Preservation Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the application to
obtain additional information necessary to make a decision to approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in accordance with
Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final
Development Plan shall be accepted by the City and no associated permits shall be issued
until the City Council takes action as described in said section.
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Page 2 of 14
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Page 3 of 14
Relevant Historic Preservation Design Guidelines:
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood
or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining historic
ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be encouraged on a
case by case basis.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-
public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of
the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick
or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties.
A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
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1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at least
a preliminary representation of the stormwater design. A more detailed design must be reviewed
and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce
the generation of additional stormwater runoff, and increase infiltration into the ground.
Stormwater facilities and conveyances located in front of a landmark should have minimal visual
impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In
Zone A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property or remove all evidence of the landscape characteristics from before the
property was divided.
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• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
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1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
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5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation alternative
in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes obscured
by trees.
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9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if needed
to address drainage issues. A substantial change in position relative to grade is inappropriate.
• Avoid making design decisions that require code related alterations which could have been avoided.
In particular, consider how the relationship to grade could result in non-historic guardrails, etc.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and is
not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut of
the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in
the landscape except where they are screened, or on an AspenModern site.
9.7 All relocations of designated structures shall be performed by contractors who specialize in moving
historic buildings, or can document adequate experience in successfully relocating such buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
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10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental to
the historic resource in any case when preservation benefits or variations are being approved.
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new
faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against the
addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade floor
area of the original historic resource. All other above grade development must be completely
detached. HPC may consider exceptions to this policy if two or more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource
o The project involves the demolition and replacement of an older addition that is considered
to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as trees
that must be preserved, Environmentally Sensitive Areas review, etc.
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10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with
historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a
modern interpretation of a historic style are all techniques that may be considered to help define
a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must
relate strongly to the historic resource in at least two of these elements. Departing from the
historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on the
street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same height.
An addition cannot be placed in a location where these relationships would be altered or
obscured.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
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10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but
the addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage.
• Place mechanical equipment on the ground where it can be screened.
• Mechanical equipment may only be mounted on a building on an alley façade.
• Rooftop mechanical equipment or vents must be grouped together to minimize their visual
impact. Where rooftop units are visible, it may be appropriate to provide screening with materials
that are compatible with those of the building itself. Use the smallest, low profile units available
for the purpose.
• Window air conditioning units are not allowed.
• Minimize the visual impacts of utility connections and service boxes. Group them in a discrete
location. Use pedestals when possible, rather than mounting on a historic building.
• Paint mechanical equipment in a neutral color to minimize their appearance by blending with
their backgrounds
• In general, mechanical equipment should be vented through the roof, rather than a wall, in a
manner that has the least visual impact possible.
• Avoid surface mounted conduit on historic structures.
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Staff Response: The applicable chapters of the design guidelines for Conceptual Review of proposed Major
Development at 820 E. Cooper are as follows: site planning, excavation, relocation, foundations and
building additions. Additional sections may be addressed to ensure that staff comments are considered
for application of Final Review, including doors, porches, roofs, and mechanical equipment/utilitarian
areas.
Design Guideline 1.1 addresses building footprint, historic development pattern, and context and
Design Guideline 1.7 addresses open space within a project site. The proposal aims to temporarily
relocate the resource during basement excavation and subsequently return the resource to its historic
location. In service of returning the resource to its historic location, the applicant is requesting west side
yard setback variation of 6 ½” to a 4’-5 ½” setback. Staff finds that the request for the west side yard
setback variation meets Design Guideline 1.1; this is further discussed in Exhibit C, Staff Response to
Setback Variation Criteria. Regarding the porosity of the site, the proposal maintains the front yard and
side yard open space. However, it drastically reduces the open space in Zone C. Although the 1904
Sanborn Map shows historic development along the rear property line at the alley on 820 E Cooper and
adjacent properties, this development consisted of smaller, one-story outbuildings and sheds. The
proposed addition has a larger, two-story massing that will dominate the remaining space on the
property. This concern is related to the discussion below of Design Guidelines 10.3 and 10.4, where
staff recommends restudy of the scale and massing.
Design Guideline 1.11 and 1.25 discuss historically significant landscaping. Trees are proposed for
removal on the east and north sides of the property. Staff finds that these trees are not historically
significant and that the design guidelines are met regarding tree removal. The trees on the east side of
the property proposed to be removed appear to be on the neighboring property. Coordination will need
to occur between property owners and the Parks Department regarding removal. Staff recommends
that the applicant continue working with the Parks Department regarding the proposed tree removal
and any necessary mitigation.
Design Guideline 1.12 addresses appropriate context for historic structures regarding landscaping and
Design Guideline 1.13 discusses additions of plant material that could interfere with views of the
historic resource. Two new lilacs are proposed, one on the east and one on the west side of Zone A.
Plantings up to 42” in height are appropriate for this area. Staff recommends that the landscaping be
restudied for Final Review to remove plantings that will exceed 42” in Zone A.
Design Guideline 4.5 addresses new doors on historic resources. A new door is proposed on the east side
of the north elevation on the historic resource. As the proposed location is on the rear (north) elevation,
and as the proposed location is on a non-historic addition, staff finds that the placement of a door on this
location preserves character defining features of the historic resource and meets Design Guideline 4.5,
with the proposed door to be reviewed against design guidelines at Final Review.
Design Guideline 5.1 discusses original porches, stating that the expansion of a historic porch is
inappropriate. There is no front porch on 820 E Cooper, current conditions consist of a simple walkway
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running perpendicular from the street to the building. The applicant proposes to retain the location of
existing walkway but repave with brick and add a brick landing at the front entrance to accommodate for
the proposed height increase of the foundation. Plans indicate that the landing will be 4’ wide, which staff
finds as an inappropriate expansion of the walkway into an entry porch-like feature. Staff recommends
that the landing retain a maximum width of 3’. In addition, brick is not a historic material on this site
and staff recommends that concrete may be a more appropriate selection for the walkway and landing.
Deign Guideline 7.4 addresses new vents and flues. Currently proposed are two roof penetrations for a
chimney flue and roof vent on the street facing end of the east roof slope on the historic resource. Staff
recommends that the location of these be reconsidered, pushing them back as far as possible, to reduce
visual impact. Updates to the vent and flue location are requested for the Final Review.
Design Guideline 9.4 addresses historic elevation above grade. The proposal aims to relocate the
historic resource onto its current location after excavation of a basement. However, as proposed the
new foundation will set the resource 1’ higher than existing for positive drainage. Staff finds that this
treatment is appropriate in context with the guideline.
Design Guideline 9.6 addresses the visual impact of light wells. Recent building code amendments have
eliminated grates over emergency escape and rescue window wells. With locations on the east and west
sides of the residence and its proposed addition, the light wells will be placed underneath the front gable
roof slopes. Due to the potential for snow to accumulate and grates to be iced over, the use of grates
could be a life safety issue. The applicant has opted to propose a guardrail with a horizontally oriented
metal railing, and a gap of 3” between the end of the guardrail and the historic resource. Proposed light
wells are located on the east and west elevations in Zones B and C, and they do not abut character defining
features of the historic resource. They will be screened from view by the currently existing property
fencing, and a gem boxwood is proposed between the east elevation window wells and the front yard.
Staff finds the metal material and simplicity of the proposed rail appropriate to differentiate new from
old. However, for final review staff recommends that the vertical rails be considered to mimic the picket
fence vertical detailing and provide reference to a typical detail seen in Victorian landscaping. Staff
recommends that the applicant consider reconfiguring the layout of the basement to group the light
wells on one side of the historic resource, and push the light wells as far back as possible, which would
further minimize visual impact. Further, staff recommends that light wells abutting the historic resource
have a reduced curb height of 6” or less.
Design Guidelines 10.3 and 10.4 addresses new additions and their design and compatibility. Guideline
10.3 indicates that “an addition must be subordinate, deferential, modest, and secondary in comparison
to the architectural character of the primary building.” Staff finds that the two-story addition provides an
imposing backdrop to the historic resource. This could be due to the fact that the connector is not a full
10’ separation but rather, provides over 10’ separation on the east side, but only 6’-1” separation on the
west side, due to an interior stairwell proposed on the east which projects into the connector space.
Additional details contribute to this concern, including the large, fixed frame windows in the south gable
end of the proposed addition, which draw the eye up through their shape and configuration and the plate
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height of the second story of the addition. Staff appreciates the constraints of the site and commends the
retainment of the historic siting of the resource. However, staff recommends that the scale and massing
of the addition be restudied, in order to reduce the imposition and provide a more deferential addition.
Staff does not find this guideline met and suggests continuation for restudy.
Design Guideline 10.6 addresses the additions as a product of their own time. The proposed addition
meets two of the three aspects of form, fenestration, and materials, as requested by Design Guideline
10.6. The pitch of the gable roof mimics that of the historic resource (per the applicant the addition will
have a 9:12 pitch while the historic resource has a 9 ¼“:12 pitch) and the stained horizontal wood siding
gives a nod to the painted horizontal wood clapboard siding of the historic resource. The form is not overly
complex, with the exception of the interior stairwell discussed above in consideration of Design
Guidelines 10.3 and 10.4. Fenestration departs from the historic resource with an expanded pattern on
the street facing façade and connector, and the use of larger, modern fixed frame units. Staff finds that
the design of the addition meets Design Guideline 10.6.
Design Guideline 10.9 addresses use of connectors to offset additions from the historic resource.
Generally, roof decks on connectors are not allowed per this design guideline. However, considering the
constraints of the site, and lack of visibility staff recommends that the deck is appropriate in this context.
The guideline further discusses the length of the connector, which shall be a minimum of 10 feet long
between the addition and the primary building. Although the connector is proposed at 11’ - 7 ¼“ on the
west side, the east side of the connector has an interior stair well projecting into it from the main addition,
resulting in a connector that is 6’-1” on the east side. Given the issues this projection into the connector
space poses with Design Guidelines 10.3 and 10.4, and given Design Guideline 10.9, staff does not find
this guideline met, and recommends continuation for restudy.
In summary, staff recommends continuation for restudy of the elements noted above.
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Exhibit B
Relocation Criteria
Staff Findings
26.415.090.C Relocation:
Relocation for a building, structure or object will be approved if it is determined that it meets any
one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not
affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or
property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely
affect the integrity of the Historic District in which it was originally located or diminish the
historic, architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding
the physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
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Staff Finding: The applicant proposes to temporarily move the one-story, historic building to
excavate a new basement, then relocate the landmark on to the new basement foundation. The
final location of the historic structure will match its historic location verified by the 1904 Sanborn
Map. The new foundation will be concrete, which is a neutral material recommended by the
guidelines.
The proposed relocation does not diminish the historic integrity of the resource; however, some
discussion is needed regarding the proposal to raise the resource 1’ higher relative to grade. It
appears that currently the front walk is nearly flush with the entry door threshold. The proposed
site plan indicates a front walk approximately 3’ wide with two steps up to the door, including a
significant landing that is 4’ wide. Restudy of the dimensions of the landing and proposed use of
brick, which is not found elsewhere on the resource, for the walk, requires discussion. Staff can
support elevating the house to achieve positive drainage, but the approach to the building should
not be a significant change in character to this simple structure.
The necessary letter from an engineer determining the resource capable of withstanding the
relocation and the financial assurances in the amount of $30,000 will be required prior to building
permit submission.
Staff finds the relocation criteria are met.
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Exhibit C
Setback Variations Criteria
Staff Findings
26.415.110.C Variations:
Dimensional variations are allowed for projects involving designated properties to create
development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variations of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between
buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variation, the HPC must make a finding that such a variation:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Staff Finding:
The historic house at 820 E. Cooper is located 4’-5 ½” from the west property line, where 5’ is
required. The proposed design maintains the historic location, for a requested setback reduction
of 6 ½”. Relocation is triggered for the one-story Victorian era home because the structure will
need to be temporarily moved to excavate the basement level. When relocation is triggered,
setback variations need to be granted to return the structures to their original position on site if it
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is considered non-compliant according to the underlying zone district. Staff supports the request
for a 6 ½” west side yard setback reduction because it successfully mitigates adverse
impacts to the landmark and allows it to be preserved in its original location on the lot.
The applicant is additionally proposing that the second floor of the proposed non-historic addition
be allowed to encroach 2’ into the required 10’ rear setback for the primary structure. Eight feet
from the rear lot line is requested where 10’ is required. The proposed garage located on the
ground floor of the proposed addition will satisfy the minimum 5’ rear yard setback requirement
for garages. The proposed connector to the addition is not the full requested 10’ length on the
east side, the addition is not appropriately set back from the historic resource. Furthermore,
although the 1904 Sanborn Map indicates that historically outbuildings were located along the
rear property line, these outbuildings did not occupy the majority of the rear property line. Staff
does not find that the setback variation would allow development that is more consistent with the
character of the historic property, nor does staff find that the requested setback variation
mitigates an adverse impact to the historic resource as the applicant is not providing a full
10’ long connector. Staff recommends that the massing and placement of the rear addition be
restudied per Exhibit A - Staff Response to Historic Preservation Design Guidelines. Staff
suggests that this restudy will potentially allow the proposal to meet Section 26.214.110.C.2.b.
Staff finds the criteria are met to grant the requested side yard setback variation but that
the criteria are not met to grant the rear yard setback variation.
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Exhibit D
Transferable Development Rights (TDR) Criteria
Staff Findings
Section 26.535.070
A historic TDR certificate may be established by the Mayor of the City Council, pursuant to
adoption of an ordinance, finds all the following standards met:
A. The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties
on which such development is a conditional use shall not be eligible.
Staff Findings: 820 E. Cooper Avenue is a designated historic landmark that is an
eligible sending site that can establish and sever TDRs. The property is located in
the Residential/Multi-family zone district. Single-family residential and duplex
development are permitted uses in the zone district where the property is located.
Staff finds this criterion met.
B. It is demonstrated that the sending site has permitted unbuilt development rights, for either
a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square
feet (sf) of floor area multiplied by the number of historic TDR certificates requested.
Staff Findings: The applicant has provided floor area calculations indicating that at
least 727 sf of unbuilt floor area remains on the lot. Two (2) TDRs totaling 500 sf of
floor area can be removed without creating any floor area deficit. Final floor area
calculations shall be verified by the City’s Zoning Department prior to TDR issuance.
Staff finds this criterion is met.
C. It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not increase
the specific nonconformity.
Staff Findings: The creation of TDRs will not create or increase a nonconformity.
Staff finds this criterion is met.
D. The analysis of unbuilt development right shall only include the actual built development,
any approved development order, the allowable development right prescribed by zoning
for a single-family or duplex residence, and shall not include the potential of the sending
site to gain floor area bonuses, exemptions or similar potential development incentives.
Properties in the MU Zone District which do not currently contain a single-family home or
duplex established prior to the adoption of Ordinance #7, Series of 2005, shall be permitted
to base the calculation of TDRs on 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. This is only for the purpose of creating TDRs and does not
32
Page 2 of 3
permit the on-site development of 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. If the additional 20% of allowable floor area exceeds 500 square
feet, the applicant may not request a floor area bonus from HPC at any time in the future.
Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Staff Findings: The allowable floor area for a detached single-family residence on a 2,999
sf lot in the Residential-Multifamily zone district is approximately 2,399.2 sf. Unbuilt floor
area is available to convert to TDRs. Staff finds this criterion is met.
E. The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses,
the maximum development of the property, independent of the established property
use, shall be the floor area of a single-family or duplex residence (whichever is
permitted) minus two hundred fifty (250) square feet of floor area multiplies by the
number of historic TDR certificates established.
The deed restriction shall not stipulate an absolute floor area but shall stipulate a square
footage reduction from the allowable floor area for a single-family or duplex residence,
as may be amended from time to time. The sending site shall remain eligible for certain
floor area incentives and/or exemptions as may be authorized by the City Land Use
Code, as may be amended from time to time. The form of the deed restriction shall be
acceptable to the City Attorney.
Staff Findings: At the point of issuing a TDR certificate, the applicant will be required
to file a deed restriction that will permanently reduce the allowable floor area by 250
square feet per TDR. All documents shall be reviewed by the City Attorney prior to
execution.
F. A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject property
together with the appropriate fee for recording the deed restriction with the County Clerk
and Recorder's office.
Staff Findings: This is a mandatory process that the applicant must pursue.
33
Page 3 of 3
G. It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community Development
Director. Certain review fees may be required for the confirmation of built floor area.
Staff Findings: The applicant has provided detailed floor area calculations as part of
the proposal. Final calculations shall be reviewed by Zoning prior to the issuance
of the TDR certificate. Staff finds this criterion is met.
H. The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin
County Clerk and Recorder and must be reported by the grantor to the City of Aspen
Community Development Department within five (5) days of such transfer. The report of
such transfer shall disclose the certificate number, the grantor, the grantee and the total
value of the consideration paid for the certificate. Failure to timely or accurately report such
transfer shall not render the transferable development right certificate void.
Staff Findings: This is a mandatory process that the applicant must pursue.
I. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
J. City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Staff Findings: The applicant is requesting HPC recommend in favor of establishing
up to two (2) TDRs with this application. HPC is a recommending body and City
Council is the final authority for granting the TDR request.
Staff supports the removal of allowable development rights from this property. The
proposed addition appears to maximize development that can appropriately be
accommodated on this property. Allowing the applicant to capture of the value of
unusable rights is a way to partner with a historic property owner in achieving
community goals. Staff finds this criterion is met.
34
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
March 17, 2023
Re: 820 East Cooper Avenue - Conceptual HPC Review,
Demolition of non-historic addition, Temporary Relocation, Variances, and
Establishment of 2 TDRs
Dear Amy and HPC,
Please accept this application for 820 East Cooper
Avenue, a 2,999 square foot (sf) lot in the Residential
Multi-Family (RMF) Zone District that contains a
designated historic miner’s cabin. The property is
owned by locals Lauren Bullard and Anton Sponar who
want to construct a basement and small addition to
accommodate their growing family. The proposed
project is well under the maximum allowable floor area
per the RMF zone district. Lauren and Anton request
approval to establish 2 transferable development rights
(TDRs) to remove 500 sf of floor area from the property.
Background
820 East Cooper Avenue is a modest one story miner’s
cabin with rectangular footprint and a gable end facing
the street, built pre-1890. No front porch or any details
are evident on the home. Indicative of a very simplified
version of the vernacular gable end style found throughout Aspen, 820 East Cooper Avenue is part
of a small group of protected landmarks along Cooper Avenue creating an important sense of place
through the pattern of development. The overly simple gable end style represents working class
life during Aspen’s mining era.
Figure 2: 1890 Sanborn Fire Insurance map. Note the pattern of gable end style buildings along East Cooper Avenue with blue highlight. 820 East Cooper is identified with star.
Figure 1: 820 East Cooper Avenue.
35
Page 2 of 4
820 East Cooper Avenue
Past Approvals
In 1996 HPC approved a rear addition that was never constructed. In 2012 HPC approved
demolition of a non-historic shed along the alley. The current owners worked closely with HP Staff
to remove a wooden deck that wrapped around the historic building, to abate lead paint on siding,
to improve and stabilize grading, and to restore the front door. Historic windows were repaired
and restored in 2018. Most recently in 2020, HPC granted approval for a small 46 sf enlargement of
an existing non-historic rear addition. The 2020 approval was completed in 2021/22.
Figure 3: 924 East Cooper Avenue. Figure 4: 1006 East Cooper Avenue.
Figure 5: Proposed demolition in grey hatch.
36
Page 3 of 4
820 East Cooper Avenue
Proposal
Construction of a two story addition and full basement is proposed. The one story landmark is
proposed to remain in its original location after it is placed on a new basement and foundation.
New construction is proposed to be attached to the rear of the landmark and to replace the 2020
non-historic addition with a one story connecting element.
The small 2,999 sf size of the lot and the length of historic resource creates major challenges when
meeting the 10’ connecting element requirement, providing the required 2 onsite parking spaces,
and a stairway to the second floor. The design solution is an ~11’7” one story flat roof deck between
the new and historic construction with the interior stair to the second floor bedroom as a separate
mass adjacent to the connecting element. The property is interior to the block face, between two
residences, which hides the location of the two story addition well from the street.
The proposed addition is under the maximum height limit and the entire project is under the
allowable floor area by more than 500 sf.
Variations
A west side yard setback variation of 6.5 inches for the
historic location of the landmark is requested. The
landmark is current 4 ft. 5.5 inches from the west
property line, where a 5 ft. setback is required.
A rear setback variation for living space on the second
floor is requested where 10 ft. is required and 8 ft. is
proposed. Massing is pushed as far from the landmark as
possible but this means a small setback variation request
for the modest bedroom and bathroom on the second
floor.
Figure 8: Proposed upper level bedroom. Orange dashed line indicates
10 feet rear setback requirement.
Figures 6 & 7: Renderings of proposed addition from Cooper Avenue.
37
Page 4 of 4
820 East Cooper Avenue
Parking
A 1 car garage and 1 surface parking space are proposed to meet the 2 onsite parking space
requirement on this small lot.
Transferable Development Rights
We respectfully request to establish 2 TDR certificates to sever 500 sf of floor area from this
property. The TDRs will help fund the project and ensure there is no future floor area added.
Civil Engineering
As this is a small lot, conceptual grading and drainage plans are provided at this time to provide
assurance that the project can meet required Engineering Standards.
Thank you for reviewing this application. Please reach out if you need additional information to
complete your review.
Sincerely,
Sara Adams, AICP
Exhibits
A – Review Criteria
A.1 Conceptual Design Guidelines
A.2 Demolition
A.3 Temporary relocation to excavate
basement
A.4 Letter from Engineer attesting to
relocation
A.5 Setback Variation for second floor
living space
B – Transferable Development Rights
B.1 Review Criteria
B.2 Acknowledgement of TDRs
B.3 Draft Deed Restriction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L - Drawing set
L.1 Stamped survey
L.2 Civil/drainage drawing set
L.3 Existing and proposed drawings and
renderings
38
Exhibit A.1
Conceptual HP Review
Sec. 26.415.060.A Approvals Required. Any development involving properties designated on the aspen
Inventory of Historic Landmark Sites and Structures, as an individual property or located within the
boundaries of a Historic District, unless determined exempt, requires the approval of a development order
and either a certificate of no negative effect or a certificate of appropriateness before a building permit or
any other work authorization will be issued by the City. HPC shall provide referral comments for major
projects to rights of way located within the boundaries of a Historic District.
Response: Applicable Design Guidelines are addressed below:
Streetscape
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or
district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
Response – The miner’s cabin remains in its original location. Useful open space is preserved around the
landmark as viewed from the street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
• Retain and preserve the variety and character found in historic alleys, including retaining historic
ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be encouraged on a
case by case basis.
Response – No change to historic streets or alleys proposed.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated to
the alley.
Response – n/a.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact.
• If an alley exists at the site, the new driveway must be located off it.
39
Exhibit A
Review Criteria
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
Response – Access to the property is via the alley.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-
public walkway, to a semiprivate entry feature, to private spaces.
Response – A simple walkway into the main entry exists from the sidewalk to the front door.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of
the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example, on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick
or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties.
A wider sidewalk may be appropriate for an AspenModern property.
Response – A simple walkway form the sidewalk to the front door is not proposed to change. Pervious
pavers are located along the alley and a portion of the west side yard to accommodate a surface parking
space and access into the one car garage.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than
many small unusable areas.
• Open space should be designed to support and complement the historic building.
Response – The existing front yard is maintained in front of the historic home.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at least
a preliminary representation of the stormwater design. A more detailed design must be reviewed
and approved by Planning and Engineering prior to building permit submittal.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce
the generation of additional stormwater runoff, and increase infiltration into the ground.
Stormwater facilities and conveyances located in front of a landmark should have minimal visual
impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response – A conceptual drainage plan is included in the application. Drainage is directed away from the
landmark.
40
Exhibit A
Review Criteria
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or
block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
Response – A conceptual landscape plan is proposed for preliminary review.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and
shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
Response – There are not historically significant trees or shrubs on the 820 East Cooper property.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over
textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone
A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property, or remove all evidence of the landscape characteristics from before the
property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – A simple landscape is proposed around the historic resource.
41
Exhibit A
Review Criteria
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – No new planting material is proposed that will damage the historic structures. A detailed
landscape plan will be provided at Final Design Review.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian
properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-
by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the building,
yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
Response – Landscape lighting is not proposed as this time.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
Response – n/a.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – n/a.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve the
character of a property.
Response –Existing fence is proposed to remain.
1.18 When building an entirely new fence, use materials that are appropriate to the building type and
style.
42
Exhibit A
Review Criteria
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian
properties. This fence type has many desirable characteristics including transparency, a low
height, and a simple design. When this material is used, posts should be simply detailed and not
oversized.
Response – n/a. Existing wood picket fence is proposed
to remain.
1.19 A new fence should have a transparent quality,
allowing views into the yard from the street.
• A fence that defines a front yard must be low in
height and transparent in nature.
• For a picket fence, spacing between the pickets
must be a minimum of 1/2 the width of the
picket.
• For Post-WWII properties where a more solid
type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case
basis.
• Fence columns or piers should be proportional
to the fence segment.
Response – n/a.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important
features of a designated building.
• A privacy fence should incorporate transparent elements to minimize the possible visual impacts.
Consider staggering the fence boards on either side of the fence rail. This will give the appearance
of a solid plank fence when seen head on. Also consider using lattice, or other transparent
detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
Response – No change to the existing fence.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
Figure 1: Photograph of existing wood picket fence.
43
Exhibit A
Review Criteria
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should
be compatible with the palette used on the historic structure.
Response – Existing stone retaining wall on the adjacent property is proposed to remain.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be
reviewed on a case by case basis.
Response – The historic building is proposed to maintain grade similar to existing conditions.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the landscape
should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
Response – n/a.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
Response – A simple historic design of the landscape is maintained in the proposal.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
Response – All parking is located off the alley in the garage or a surface parking space.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
44
Exhibit A
Review Criteria
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
Response – All new planting will be presented at Final Review and will meet the Design Guidelines as
simple and historically used native species.
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time,
consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement
of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant material.
45
Exhibit A
Review Criteria
• Any material that covers historic materials may also trap moisture between the two layers. This
will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
Response – No changes to original materials are proposed.
Windows
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions, sills,
heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass
for the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to
the plane of the glazing (glass) in several increments. These increments, which individually only
measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
46
Exhibit A
Review Criteria
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the original
window to be seen from the public way.
• If a storm window is to be installed on the exterior, match the sash design and material of the original
window. It should fit tightly within the window opening without the need for sub-frames or panning
around the perimeter. A storm window should not include muntins unless necessary for structure.
Any muntin should be placed to match horizontal or vertical divisions of the historic window.
Response – No change to windows proposed.
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door
frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking
sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the
door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
47
Exhibit A
Review Criteria
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic
entry door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new storm
door.
• New screen doors should be in character with the primary door.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of
the building.
• On Aspen Victorian properties, conceal any modern elements such as entry keypads.
Response – No change to the front door proposed.
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to preserve
the integrity of the original design intent, such as crisp edges, rather than to retain heavily
deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of replacing
the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
48
Exhibit A
Review Criteria
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence, develop
a compatible new design that is a simplified interpretation of the original, and maintains similar
scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in character
to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is no
documentation is inappropriate.
Response – No change to siding, fascia, or trim proposed.
Roof
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from
the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements may
be appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
49
Exhibit A
Review Criteria
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and
set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they also
complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally permitted on AspenModern properties since they are not
characteristics of these building styles.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical qualities
and use a color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a
false impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – Existing asphalt shingles, gutter and downspouts proposed to remain.
50
Exhibit A
Review Criteria
New Addition
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response – The small one story addition shown on the Sanborn map is proposed to remain.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental to
the historic resource in any case when preservation benefits or variations are being approved.
Response – The 2020 rear addition (mudroom) is proposed to be removed and converted into a one story
connecting element between new and old construction. A small addition to the northeast corner of the
landmark is proposed to remain.
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new
faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – A new addition is proposed to the rear of the historic landmark. The addition is well below
the height limit and features a gable roof with a similar pitch to the historic gable end. The addition is
simple in form and style to relate, but not imitate, the modest miner’s cabin.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against the
addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade floor
area of the original historic resource. All other above grade development must be completely
detached. HPC may consider exceptions to this policy if two or more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource
and the proposed design is particularly sensitive to the scale and proportions of the historic
resource
51
Exhibit A
Review Criteria
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as trees
that must be preserved, Environmentally Sensitive Areas review, etc.
Response – The total above grade new construction is less than the historic construction as described in
Table 1.
Table 1: Square Footage Comparison:
Historic to New Construction Historic Home New Construction
First Floor 777.8 242.2 +336 (garage)
Second Floor 422.5 523.3
Total 1200.3 1101.5
The historic resource is the primary focus of the property as viewed from Cooper Avenue. The addition is
setback to the rear of the property as much as possible to preserve the modest size and scale of the
miner’s cabin.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one
story tall, directly behind that resource, unless completely detached above grade by a distance of at least
10 feet.
HPC may consider exceptions to this policy if two or more of the following are met:
• The connector element that links the new and old construction is a breezeway or transparent
corridor, well recessed from the street facing side(s) of the historic resource and the area of two
story construction that appears directly behind the one story historic resource is minimal
• The footprint of the new addition is closely related to the footprint of the historic resource and
the proposed design is particularly sensitive to the scale and proportions of the historic resource
• The project involves the demolition and replacement of an older addition that is considered to
have been particularly detrimental to the historic resource
• The interior of the resource is fully utilized, containing the same number of usable floors as existed
historically
• There are no variance requests in the application other than those related to historic conditions
that aren’t being changed
• The project is proposed as part of a voluntary AspenModern designation, or
52
Exhibit A
Review Criteria
• The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
Response – n/a.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with
historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a
modern interpretation of a historic style are all techniques that may be considered to help define
a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition: form, materials, and fenestration. An addition must
relate strongly to the historic resource in at least two of these elements. Departing from the
historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
Response – The new addition is setback ~44’ 4” from the front façade of the landmark and just under ~55’
from the front property line. The addition is a simple gable roof form with minimal details. A one story
connecting element with deck is proposed between the historic and two story construction.
Form: The primary form of the addition is a street facing gable roof.
Fenestration: Proposed windows in the new addition are vertically oriented with a modern
application. Some of the windows extend into the gale end to maximize solar gain, mountain
views, and to distinguish the addition as new construction.
Materials: A horizontal wood rain screen is proposed for the new addition. The horizontal siding
is similar to the horizontal clapboard siding of the landmark. The wood is proposed to be stained.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on the
street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same height.
An addition can not be placed in a location where these relationships would be altered or
obscured.
Response – n/a.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
53
Exhibit A
Review Criteria
Response – The proposed addition is compatible in size and scale with the one story building. 820 East
Cooper is a small ~3,000 sf lot and there is not much room for expansion. The two story addition is pushed
to the rear of the property and is under 22’ in height – well under the 25’ maximum height limit. The
property is located in the middle of the block, between two story residential buildings, which will obscure
views of the proposed two story addition at 820 East Cooper from the street.
Figure 4: Rendering of proposed addition.
Figure 2: Two story multi-family building to west of 820 East Cooper. Figure 3: Two story single family landmark to east of 820 East
Cooper.
54
Exhibit A
Review Criteria
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has
limited visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
Response – A one story connector is proposed. The connecting element is between 6’1” and 11’ 7” and
has deck space on top. The connector functions as a hallway between the historic and new construction
and provides a small amount of useable outdoor space on this tiny lot. Accommodating a one car garage
with living space above requires the connector to be slightly shorter on the east elevation to provide space
for an interior stair to the second floor. Building corners are revealed and the connector attaches beneath
the eave of the landmark.
Figure 5: One story connecting element outlined in orange. Figure 6: Section showing connection with historic addition.
55
Exhibit A
Review Criteria
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and character
to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
Response – The addition is placed at the rear of the landmark and is setback from the front façade to
reduce visual impacts on a two story addition on the one story landmark. A full basement is proposed
underneath the landmark.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but
the addition is primarily a pitched roof.
Response – The addition is primarily a gable roof with a 9:12 pitch which is similar to the 9 ¼”: 12 pitch
of the landmark.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eave lines must be avoided.
Response –The addition does not obscure historically important features. The connecting element is
one story in height and about 9 ‘3” wide to preserve the corners of the landmark.
56
Exhibit A.2
Demolition of non-historic additions
Exhibit A.2
Demolition
Sec. 26.415.080. Demolition of designated historic properties or properties within
a historic district.
It is the intent of this Chapter to preserve the historic and architectural resources that have demonstrated
significance to the community. Consequently, no demolition of properties designated on the Aspen
Inventory of Historic Landmark Site and Structures or properties within a Historic District will be allowed
unless approved by the HPC in accordance with the standards set forth in this Section.
4. The HPC shall review the application, the staff report and hear evidence presented by the property
owners, parties of interest and members of the general public to determine if the standards for
demolition approval have been met. Demolition shall be approved if it is demonstrated that the
application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public safety and
the owner/applicant is unable to make the needed repairs in a timely manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to properly
maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District in which it
is located and
b) The loss of the building, structure or object would not adversely affect the integrity of the
Historic District or its historic,
architectural or aesthetic relationship
to adjacent designated properties and
c) Demolition of the structure will be
inconsequential to the historic
preservation needs of the area.
Response – Demolition of a non-historic 2020
addition is requested. The addition is not historic
and is inconsequential to the neighborhood or
historic landmark. The area of proposed demolition
is shown at right in yellow.
57
Exhibit A.3
Temporary Relocation
Exhibit A.3
Temporary Relocation
26.415.090. Relocation of designated historic properties.
The intent of this Chapter is to preserve designated historic properties in their original locations as much
of their significance is embodied in their setting and physical relationship to their surroundings as well as
their association with events and people with ties to particular site. However, it is recognized that
occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or
because it only has a limited impact on the attributes that make it significant.
C. Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect the
character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is located,
and its relocation will not have an adverse impact on the Historic District or property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect the
integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the physical
impacts of relocation.
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of
the building, structure or object including the provision of the necessary financial security.
Response – The historic landmark is proposed to be stabilized and temporarily relocated to the rear of the
site to dig a basement beneath the historic home. The landmark will be placed back in its original location
after the basement and foundation are prepared. The standard $30,000 letter of credit or similar form of
financial assurance is acceptable to the owner to ensure safe relocation of the landmark.
Design guidelines are addressed below:
9.1 Developing a basement by underpinning and excavating while the historic structure remains
in place may help to preserve the historic fabric.
• This activity will require the same level of documentation, structural assessment, and posting of
financial assurances as a building relocation.
Response – Underpinning is not a viable option for this small 3,000 sf lot.
58
Exhibit A.3
Relocation
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation alternative
in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
Response – n/a.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes obscured
by trees.
Response – The landmark will be placed back in its original location.
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if needed
to address drainage issues. A substantial change in position relative to grade is inappropriate.
• Avoid making design decisions that require code related alterations which could have been avoided.
In particular, consider how the relationship to grade could result in non-historic guardrails, etc.
Response – The relocated structure will be close to the current relationship to grade as demonstrated in
the conceptual grading plans included in the drawing set. A 1’ height increase to the landmark is
contemplated for positive drainage.
59
Exhibit A.3
Relocation
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and is
not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut of
the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
Response – The new foundation will be painted concrete, which is the existing condition.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in
the landscape except where they are screened, or on an AspenModern site.
Response – Lightwells are the minimum 3 x 3 size for egress, and located behind all street facing facades.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect
existing openings and historic glass. Special care shall be taken to keep from damaging door and
window frames and sashes in the process of covering the openings. Significant architectural
details may need to be removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process.
Proposals for temporary storage on a different parcel will be considered on a case by case basis
and may require special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
Response – A letter from Albright Associates. who consulted with Bill Bailey House Movers regarding the
relocation is included as Exhibit A.4.
60
Exhibit A.3
Relocation
9.8 Proposals to relocate a building to a new site are highly discouraged.
• Permanently relocating a structure from where it was built to a new site is only allowed for special
circumstances, where it is demonstrated to be the only preservation alternative.
Response – n/a.
61
62
Exhibit A.5
Setback Variation
Exhibit A.5
Setback Variation
26.415.110. Benefits.
C. Variances. Dimensional variations are allowed for projects involving designated properties to
create development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district.
Response – We respectfully request a setback variation for the historic location of the main home in the
west side yard setback. The historic house is 4 ft. 5.5 inches from the west side property line, where 5 ft. is
the required setback.
A rear setback variation for living space on the second floor is requested where 10 ft. is required and 8 ft. is
proposed. Massing is pushed as far from the landmark as possible but this means a small setback variation
request for the modest bedroom and bathroom on the second floor. This variance mitigates an adverse
impact to the historic resource and is consistent with other rear yard setbacks along Cooper Avenue where
new construction is pushed away from a one story miner ’s cabin. The variance request is only for the upper
floor – the main and basement levels comply with zoning.
63
Exhibit B.1
TDR Review Criteria
Exhibit B.1
TDR Review Criteria
Sec. 26.535.070. - Review criteria for establishment of a historic transferable development right.
A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption of an
ordinance, finds all the following standards met.
(a) The sending site is a historic landmark on which the development of a single-family or duplex
residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties on which such
development is a conditional use shall not be eligible.
Response – 820 East Cooper Avenue is a historic landmark site and single family is a permitted uses in
the RMF Zone District.
(b) It is demonstrated that the sending site has permitted unbuilt development rights, for either a
single-family or duplex home, equaling or exceeding two hundred and fifty (250) square feet of
floor area multiplied by the number of historic TDR certificates requested.
Response – The allowable floor area for a single family home on a 2,999 sf lot is 2,399 sf.
(c) It is demonstrated that the establishment of TDR certificates will not create a nonconformity. In
cases where a nonconformity already exists, the action shall not increase the specific
nonconformity.
Response – A nonconformity is not created or increased as part of this request.
(d) The analysis of unbuilt development right shall only include the actual built development, any
approved development order, the allowable development right prescribed by zoning for a single-
family or duplex residence, and shall not include the potential of the sending site to gain floor area
bonuses, exemptions or similar potential development incentives. Properties in the MU Zone
District which do not currently contain a single-family home or duplex established prior to the
adoption of Ordinance #7, Series of 2005, shall be permitted to base the calculation of TDRs on
one hundred percent (100%) of the allowable floor area on an equivalent-sized lot in the R-6 zone
district. This is only for the purpose of creating TDRs and does not permit the on-site development
of one hundred percent (100%) of the allowable floor area on an equivalent-sized lot in the R-6
zone district. If the additional twenty percent (20%) of allowable floor area exceeds five hundred
(500) square feet, the applicant may not request a floor area bonus from HPC at any time in the
future. Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Response - The allowable floor area for the single family home is 2,399 sf. The pending HPC project
proposes 1,672.2 sf of allowable floor area, which leaves about 727 sf of unused floor area. Existing
floor area is 1,114.4 sf. There is adequate floor area available to establish 2 TDRs worth 500 sf of floor
area.
(e) The proposed deed restriction permanently restricts the maximum development of the property
(the sending site) to an allowable floor area not exceeding the allowance for a single-family or
duplex residence minus two hundred and fifty (250) square feet of floor area multiplied by the
number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses, the
maximum development of the property, independent of the established property use, shall be
the floor area of a single-family or duplex residence (whichever is permitted) minus two hundred
64
Exhibit B.1
TDR Review Criteria
Exhibit B.1
TDR Review Criteria
fifty (250) square feet of floor area multiplies by the number of historic TDR certificates
established.
The deed restriction shall not stipulate an absolute floor area, but shall stipulate a square footage
reduction from the allowable floor area for a single-family or duplex residence, as may be
amended from time to time. The sending site shall remain eligible for certain floor area incentives
and/or exemptions as may be authorized by the City Land Use Code, as may be amended from
time to time. The form of the deed restriction shall be acceptable to the City Attorney.
Response – A draft deed restriction is included in the application for review. It is understood that the
property owner may elect to sever up to two TDR certificates and is not obligated to sever both TDRs.
It is also understood that floor area equal to the number of TDRs issued is permanently severed from
the property upon the recordation of the deed restriction, and not upon approval of an ordinance.
(f) A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR certificates
to the sending site property owner and that property owner shall execute and deliver a deed
restriction lessening the available development right of the subject property together with the
appropriate fee for recording the deed restriction with the County Clerk and Recorder's office.
Response – n/a.
(g) It shall be the responsibility of the sending site property owner to provide building plans and a
zoning analysis of the sending site to the satisfaction of the Community Development Director.
Certain review fees may be required for the confirmation of built floor area.
Response – Please refer to Exhibit L for existing and proposed plans.
(h) The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin County
Clerk and Recorder and must be reported by the grantor to the City of Aspen Community
Development Department within five (5) days of such transfer. The report of such transfer shall
disclose the certificate number, the grantor, the grantee and the total value of the consideration
paid for the certificate. Failure to timely or accurately report such transfer shall not render the
transferable development right certificate void.
Response – n/a.
(i) TDR certificates may be issued at the pace preferred by the property owner.
Response – It is understood that the property owner may elect to sever up to two TDR certificates and
is not obligated to sever both TDRs. It is also understood that floor area equal to the number of TDRs
issued is permanently severed from the property upon the recordation of the deed restriction, and not
upon approval of an ordinance.
(j) City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide Council with
a recommendation.
Response – Creation of TDRs permanently removes 500 sf of development pressure from the small
historic lot, which is the best preservation outcome for this property.
65
66
1
DEED RESTRICTION AND AGREEMENT FOR ESTABLISHMENT OF A
HISTORIC TRANSFERABLE DEVELOPMENT RIGHT
PURSUANT TO ASPEN CITY COUNCIL
ORDINANCE #___ , SERIES OF 20__
THIS DEED RESTRICTION AND AGREEMENT is made and entered into this _____ day of
______________, 20__, by Lauren E. Bullard, (hereinafter referred to as “Owner”), whose
address is 820 East Cooper Avenue, Lot P, Block 111, City and Townsite of Aspen, Pitkin County,
Colorado, Parcel ID 2737-182-28-005, and The City of Aspen, a body politic and corporate
pursuant to its Home-Rule Charter and the Constitution of the State of Colorado, acting through
its City Council, (hereinafter the “City”);
WITNESSETH
WHEREAS, Owner owns real property more specifically described as; Lot P, Block 111,
City and Townsite of Aspen, Pitkin County, Colorado, Parcel ID 2737-182-28-005 (hereinafter
referred to as “Real Property”), which Real Property is designated as a Historic Site, as such are
defined in the City of Aspen Land Use Code (“City Code”); and
WHEREAS, Owner has submitted an affidavit, duly notarized, in compliance with Section
26.535.090.A.2 of the City Code, and supplied the necessary application materials identified in
Section 26.535.090 showing compliance with the criteria set forth in Section 26.535.070 of the
City Code; and
WHEREAS, The Community Development Department has reviewed Owner’s application
according to the review standards identified in 26.535.070 of the City Code, and has
recommended approval of the application and the establishment of up to two (2) approved
Historic TDR Certificates as set forth herein; and
WHEREAS, City Council Ordinance #____, Series of 2023 (the “Ordinance”) was approved
on ___(date)__________, establishing the above referenced Historic TDR Certificates, and
requiring that a Deed Restriction be recorded in real property records of Pitkin County,
designating the Real Property as a Sending Site and permanently restricting the development of
the Real Property (the Sending Site) to an allowable Floor Area not exceeding the allowance for a
single-family residence or duplex if allowed, minus two hundred and fifty (250) square feet of
Floor Area multiplied by the number of Historic TDR Certificates established; and
WHEREAS, in consideration of the establishment of one (1) or two (2) Historic TDR
Certificates pursuant to the Ordinance and City Code, Owner agrees to restrict the Real Property
as set forth herein.
NOW, THEREFORE, in consideration of the mutual promises and obligations contained
herein, Owner and the City hereby covenant and agree as follows:
67
2
1. Development of the Real Property (the Sending Site) is hereby permanently
restricted to an allowable Floor Area not exceeding the allowance for a single-
family residence or duplex as otherwise permitted by the City Code on the Real
Property, minus any deductions resulting from previous issuance of TDR
certificate(s) and minus 250 square feet, that being two hundred fifty (250)
square feet of Floor Area multiplied by the one (1) Historic TDR Certificate hereby
established.
2. The property owner may elect to sever up to two (2) TDR certificates from the
property and is not required by Ordinance # ___, Series of 2023 to sever both TDR
certificates. The property owner, at their sole discretion, may elect to sever no
TDRs, one (1) TDR or two (2) TDRs fom the property.
3. In consideration of the foregoing, and pursuant to the City Code and the
Ordinance, the City shall cause the issuance of one (1) Historic TDR Certificate,
executed by the Mayor, allowing the transfer of development rights to a Receiver
Site to be determined pursuant to the City Code. This Historic TDR Certificate may
be sold, assigned, transferred, or conveyed. Transfer of title shall be evidenced by
an assignment of ownership on the actual certificate document. Upon transfer,
the new owner may request the City re-issue the certificate acknowledging the
new owner. Reissuance shall not require adoption of a new ordinance. The
market for such Historic TDR Certificates shall remain unrestricted and the City
shall not prescribe or guarantee the monetary value of any Historic TDR
Certificates.
4. This deed restriction shall not be construed to stipulate an absolute Floor Area on
the Real Property, but only a square footage reduction from the allowable Floor
Area, as that allowable Floor Area may be amended from time to time.
5. The Real Property (Sending Site) shall remain eligible for Floor Area incentives
and/or exemptions as may be authorized by the City Code, as it may be amended
from time to time.
6. This restriction may be modified only in a writing signed by both the Owner and
the City.
7. Unless modified as stated above, this Agreement shall constitute a covenant
running with the Real Property as a burden thereon for the benefit of, and shall
be specifically enforceable by, the City Council of the City of Aspen by any
appropriate legal action including, but not limited to, injunction or abatement.
[SIGNATURES ON FOLLOWING PAGES]
68
3
IN WITNESS HEREOF, the parties hereto have executed this instrument on the date and
year above first written.
OWNER:
By:___________________________
Lauren E. Bullard
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this ________ day of
______________, 20___, by ___________
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
69
4
APPROVAL OF CITY ATTORNEY
By:___________________________
James R. True, City Attorney
THE CITY OF ASPEN, COLORADO
a body politic and corporate pursuant to
its Home-Rule Charter and the Constitution of the State of Colorado
By:____________________________ Date:______________
Torre, Mayor
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this _____ day of
_________________, 20__, by_____________, as Mayor of the City of Aspen, Colorado.
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
70
PRE-APPLICATION CONFERENCE SUMMARY
DATE: November 29, 2022
PLANNER: Amy Simon, Planning Director, amy.simon@aspen.gov
REPRESENTATIVE: Sara Adams, BendonAdams, sara@bendonadams.com
PROJECT LOCATION: 820 E. Cooper Avenue
REQUEST: Historic Preservation – Major Development Review, Relocation, Variations, TDRs
DESCRIPTION: 820 E. Cooper is a historically designated miner’s cottage on a 3,000 sq. ft. lot in the RMF
zone district. The existing footprint reveals that additions were added to the rear of the historic resource over
time. HPC granted Minor Development approval in 2020 to modify the additions and to undertake some
restoration and landscape work.
The owner would like to pursue a more extensive renovation of the property, including lifting the resource for
a basement, and expanding the home. Setback variation requests, but no floor area bonus, are anticipated.
The project will likely develop less than the maximum allowed floor area, and TDRs may be proposed to
remove some development rights from the site.
The scope of work qualifies as Major Development, which is a two-step process, requiring the approval of
Conceptual Design and a Final Design. Conceptual Design review will consider mass, scale and site plan. At
this meeting, HPC will also evaluate Relocation, any benefits requested by the applicant, and will make a
recommendation to Council regarding TDRs. Following Conceptual, staff will inform City Council of the HPC
decision, allowing them the opportunity to uphold or to “Call Up” aspects of the approval for further discussion.
This is a standard practice for all significant projects. Simultaneously, Council will make a determination on
the request to establish TDR certificates. Following the Notice of Call Up, HPC will conduct Final Design
review to consider landscape, lighting and materials.
The Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this
project will be used to evaluate the proposal. This property is exempt from Residential Design Standard
Review (RDS). The project is subject to Administrative Growth Management mitigation for affordable housing
and will likely generate enough mitigation requirement to necessitate providing Certificates of Affordable
Housing Credit, which have been in short supply in recent times. If the property owner qualifies as a full-time
local working resident, deferral of mitigation may be an option.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070.D Historic Preservation – Major Development
26.415.090 Historic Preservation – Relocation
26.415.110 Historic Preservation – Benefits
26.535 Transferable Development Rights
26.470.090 Administrative Growth Management
26.575.020 Calculations and Measurements
26.710.090 Residential Multi-family (RMF)
For your convenience – links to the Land Use Application and Land Use Code are below:
Application Packet
Historic Preservation Design Guidelines Municipal Code
71
REVIEW BY:
• Staff for completeness and recommendations
• HPC and City Council for decisions
PUBLIC HEARING:
• Yes, at HPC and Council
PLANNING FEES: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/
refunded at a rate of $325 per hour.) This fee will be due at Conceptual and
Final submittal.
REFERRAL FEES: $0. Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee meeting
or referral fees.
TOTAL DEPOSIT: $1,950 at Conceptual and Final (additional/lesser planning hours are
billed/refunded at a rate of $325/hour).
APPLICATION CHECKLIST:
Below is a list of submittal requirements. Please email the entire application as one .pdf to
amy.simon@aspen.gov. The fee will be requested after the application is determined to be complete.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts
and agreements affecting the parcel, and demonstrating the owner’s right to apply for the
Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of the
applicant.
HOA Compliance form.
List of adjacent property owners within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey, no more than a year old, showing all existing conditions including
topography and vegetation, certified by a registered land surveyor, licensed in the state of
Colorado.
A written description of the proposal (scope of work) and written explanation of how the proposed
work complies with the relevant Historic Preservation Guidelines and any other relevant land use
code.
An existing and proposed site plan showing property boundaries, setbacks and parking.
72
Existing and proposed scaled drawings of the affected structure clearly depicting its form, height,
mass/scale and roof plan and any exterior alterations that are proposed.
An accurate representation of all building materials and finishes to be used in the development.
Please include relevant cut-sheets for all materials for review.
Supplemental materials to provide a visual description of the context surrounding the designated
historic property including photographs and other exhibits, as needed, to accurately depict
location and extent of proposed work.
A written report from a licensed engineer or architect regarding the soundness of the miner’s
cottage to be relocated.
Evidence of the financial ability to undertake the safe relocation, preservation and repair of the
miner’s cottage through the posting of bonds or other financial measures deemed appropriate.
A notarized affidavit from the sending site property owners signifying acknowledgment of the
following:
• A deed restriction will permanently encumber the sending site and restrict that property’s
development rights to below that allowed by right by zoning according to the number of
historic TDR certificates established from that sending site.
• For each certificate of development right issued by the City for the particular sending site,
that property shall be allowed two hundred and fifty (25) square feet less of floor area, as
permitted according to the property’s zoning, as amended.
• The sending site property owner shall have no authority over the manner in which the
certificate of development right is used by subsequent owners of the historic TDR
certificate.
Proposed TDR deed restriction for the sending site (Template available from Community
Development).
For Conceptual, the following will need to be submitted in addition to the items listed above:
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based
on current zoning, which is subject to change in the future, and upon factual representations that may or
may not be accurate. The summary does not create a legal or vested right.
73
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Address of Property:
Please type or print in all caps
Property Owner Name: Representative Name (if different from Property Owner):
Billing Name and Address - Send Bills to:
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 20, Series of 2020, review fees for Land Use applications, and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner, I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees
are non-refundable.
$. flat fee for . $. flat fee for
$. flat fee for . $. flat fee for
For deposit cases only: The City and I understand that because of the size, nature, or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that additional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review, and presentation of sufficient information to enable legally required findings to be made for project
consideration unless invoices are paid in full.
The City and I understand and agree that invoices sent by the City to the above listed billing address and not returned to the
City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an
invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy, including consequences for non-payment. I agree to
pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does
not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates
hereinafter stated.
$ deposit for hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen:
Phillip Supino, AICP
Community Development Director
City Use:
Fees Due: $ Received $
Case #
Signature:
PRINT Name:
Title:
74
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
Lodge Pillows Free Market dwelling units
Essential Public Facility square footage
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)
BendonAdams
300 So. Spring St #202; Aspen, CO 81611
970.925.2855 sara@bendonadams.com
Designated historic miners cottage with non-historic addition. Proposal includes temproary relocation to excavate
a basement, demolition of non-historic addition, construction of new addition with one car garage, and request to
establish 2 TDRs.
x
x
x
x
Have you included the following?
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage n/a n/a
1,950
2737-182-28-005
Lauren E . Bullard
820 E. Cooper Street, Aspen, CO 81611
Bullard Residence, 820 E. Cooper Street, Block: 111 Lot:P, City and Townsite of Aspen
lauren.bullard@gmail.com970.987.4633
n/aAffordable Housing dwelling units n/a
n/a
75
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying that the scope of work included in the land use application
complies with all applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowner association or other form of private c ovenant.
□This property is subject to a homeowner association or private covenant, and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
□This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners a ssociation or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: Date:
Owner printed name:
or,
Attorney signature: Date:
Attorney printed name:
76
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
March 1, 2023
Amy Simon
Planning Director
City of Aspen
427 Rio Grande Place
Aspen, Colorado 81611
RE: 820 E. Cooper Avenue, Aspen, CO 81611
Ms. Simon:
Please accept this letter authorizing BendonAdams LLC to represent our ownership
interests in 820 E. Cooper Ave, Aspen, CO 81611, 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, please do not hesitate to
contact me.
Property – 820 E. Cooper Ave. Aspen, CO 81611
Legal Description – Block: 111, Lot: P, City and Townsite of Aspen
Parcel ID – 2737-182-28-005
Owner – Lauren E. Bullard
Kind Regards,
Lauren E. Bullard
820 E. Cooper
Aspen, CO 81611
77
ALTA Commitment For Title Insurance
AUTHORIZED AGENT:
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE. 3
RD
FLOOR
ASPEN, COLORADO 81611
970-925-1766-PHONE
970-925-6527-FAX
877-217-3158-TOLL FREE
E-MAIL ADDRESS:
TITLE MATTERS: CLOSING MATTERS:
Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net)
Joy Higens - (joy@sopris.net)
Issued By
Home Office:
875 Concourse Parkway South, Suite 200
Maitland, FL 32751
Telephone (407) 629-5842
78
ALTA Commitment Form (6-17-06)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration,
hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the
land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with
the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy
or policies committed for have been inserted in Schedule A hereof by the Company.
All liability and obligations under this Commitment shall cease and terminate within six (6) months after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws
on the date shown in Schedule A.
Issued By: WESTCOR LAND TITLE INSURANCE COMPANY
Countersigned:
Authorized Signature
CO 1045 * *
Pitkin County Title, Inc.
601 E. Hopkins #3
Aspen, CO 81611
79
CONDITIONS AND STIPULATIONS
1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument.
2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or
other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than
those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to
the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall
disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any
such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend
Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from
liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such
parties included under the definition of Insured in the form of policy or policies committed for and only for
actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements
hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest
or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated
in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions
and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a
part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a
report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have
or may bring against the Company arising out of the status of the title to the estate or interest or the status of
the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of
this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
80
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: November 2, 2022 at 8:00 AM Case No. PCT25789W
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
TO BE DETERMINED
(b) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
(c) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
LAUREN E. BULLARD
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT P,
BLOCK 111,
CITY AND TOWNSITE OF ASPEN.
PITKIN COUNTY TITLE, INC. Schedule A-PG.1
601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid
970-925-1766 Phone/970-925-6527 Fax unless the Insuring
877-217-3158 Toll Free Provisions and Schedules
A and B are attached.
AUTHORIZED AGENT
Countersigned:
81
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record to-wit:
THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A
CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE
EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO
MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE
RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS
ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION
CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED
WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY
IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE.
82
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are 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 the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded March 6, 1888 in
Book 59 at Page 372 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".
8. Reservations of mineral rights as set forth in deed recorded May 19, 1891 in Book 93 at Page 56.
9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and
Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216.
10. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 51, Series of 1995
by Aspen City Council recorded May 15, 1996 as Reception No. 392716.
11. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded October 9, 2012 as Reception No. 592926 as Resolution No. 22,
Series of 2012.
12. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded September 30, 2020 as Reception No. 668916 as Resolution No. 20
of Series 2020.
13. Deed of Trust from : LAUREN E. BULLARD
To the Public Trustee of the County of PITKIN
For the use of : ALPINE BANK
Original Amount : $510,400.00
Dated : SEPTEMBER 18, 2020
Recorded : SEPTEMBER 23, 2020
Reception No. : 668490
14. Deed of Trust from : LAUREN E. BULLARD
To the Public Trustee of the County of PITKIN
For the use of : ALPINE BANK, CARBONDALE
Original Amount : $500,000.00
Dated : NOVEMBER 18, 2021
Recorded : NOVEMBER 23, 2021
Reception No. : 682906
(Continued)
83
SCHEDULE B SECTION 2
EXCEPTIONS - (Continued)
15. NOTE: The title commitment is subject to underwriting approval. The Company reserves the right to
make changes.
84
ENDORSEMENT SCHEDULE FOR LENDERS POLICY
FILE NO: PCT25789W
BORROWER: TO BE DETERMINED
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced
above:
Form: $
Form: $
Form: $
Form: $
Form: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
85
ENDORSEMENT SCHEDULE FOR OWNERS POLICY
ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25789W
SELLER:
LAUREN E. BULLARD
BUYER:
TO BE DETERMINED
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above:
ENDORSEMENTS: For a fee of: $
For a fee of: $
For a fee of: $
For a fee of: $
For a fee of: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
86
PITKIN COUNTY TITLE, INC.
Disclosures
Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND
MORTGAGE POLICY TO BE ISSUED HEREUNDER)
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 will refuse to record or file any document that
does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a
Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or
until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such
services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S.
38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate,
or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a
third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate
may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the
disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each
taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. 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. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents
resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or
recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be
issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or
repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium
and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or
repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial
information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision
and approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction
as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless
the above conditions are fully satisfied
NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either
the Insured or the Company. Upon request, the Company will provide a copy of this clause and the
accompanying arbitration rules prior to the closing of the transaction.
NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be
insured hereunder is in fact a construction loan, any coverage given under the final policy regarding
mechanic or materialmen's liens shall be deemed void and of no effect.
87
Pitkin County Title, Inc.
Privacy Policy
We collect nonpublic information about you from the following sources:
• Information we receive from you, such as your name, address, telephone
number, or social security number;
• Information about your transactions with us, our affiliates, or others. We
receive this information from your lender, attorney, real estate broker, etc.; and
Information from public records
We do not disclose any nonpublic personal information about our customers or former
customers to anyone, except as permitted by law.
We restrict access to nonpublic personal information about you to those employees
who need to know that information to provide the products or services requested by
you or your lender.
We maintain physical, electronic, and procedural safeguards that company with
appropriate federal and state regulations.
88
Notice of Privacy Policy
of
Westcor Land Title Insurance Company
Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of
personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will
ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes
to safeguard that information.
Who is Covered
We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this
means that the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic
personal information directly from the customer, from customer-related transactions, or from third parties such as our title
insurance agents, lenders, appraisers, surveyors or other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform
their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims
administration and accounting.
Information Sharing
Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing
agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the
consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a
joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as
WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share
information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud.
Information Security
WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and
has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural
safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com.
89
90
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 8910 354 425
REFERENCE:PCT25789W/TO BE DETERMINED
91
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Date: 2/28/2023
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2023 City of Aspen GIS
0 0.01 0.010
mi
When printed at 8.5"x11"
4
Legend
Historic Sites
Historic Districts
Parcels
Roads Zoomed In
Scale: 1:474
820 East Cooper
Avenue
92
Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. The
information maintained by the County may not be complete as to
mineral estate ownership and that information should be
determined by separate legal and property analysis.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273718228005 on 03/03/2023
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
93
1234 WOOD ROAD LLC
DETROIT, MI 48226
333 W FORT ST #1200
2012 TRUST FBI RHODA ISRAEL
NEW YORK, NY 10017
708 3RD AVE
410 WEST END TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
410 S WEST END ST
450 ORIGINAL CONDO ASSOC
ASPEN, CO 81611
450 S ORIGINAL ST
622 W SMUGGLER LLC
PONTE VEDRA BEACH, FL 32082
65 PONTE VEDRA BLVD
730 DURANT G12 LLC
MINNEAPOLIS, MN 55416
1233 EDLIN PL
730 E COOPER LLC
ASPEN, CO 81611
625 E MAIN ST UNIT 102B #401
730 EAST DURANT CONDO ASSOC
ASPEN, CO 81611
730 E DURANT AVE
801 EAST HYMAN LLC
FORT WORTH, TX 76107
5201 CAMP BOWIE BLVD
812 E COOPER LLC
NEW YORK, NY 10065
201 E 62ND ST # 12A
814 GREYSTONE LLC
MIAMI BEACH, FL 33139
300 S POINTE DR #1506
816 & 818 EAST HYMAN CONDO ASSOC
ASPEN, CO 81611
818 E HYMAN AVE
816 EAST HYMAN LLC
SARASOTA, FL 34230
PO BOX 1838
819 E HYMAN #3 LLC
ASPEN, CO 81611
819 E HYMAN #3
822 EAST HYMAN TOWNHOME CONDO ASSOC
ASPEN, CO 81611
822 E HYMAN AVE
904 E COOPER/312 WEST END CONDO ASSOC
ASPEN, CO 81611
904 E COOPER AVE
ADDISON JUSTIN
ASPEN, CO 81612
PO BOX 1685
ADELSON ANDREW S REV TRUST
KATONAH, NY 10536
PO BOX 810
AJAX INVESTMENTS LLC
ASPEN, CO 81611
730 E DURANT AVE
ALEXANDER THOMAS L
ASPEN, CO 81611
715 E HYMAN AVE #27
ALM KEITH & ELIZABETH R
KANSAS CITY, MO 64112
1040 W 54TH ST
ASPEN KIDS LLC
JACKSON, WY 83001
14370 S CADDIS CT
ASPEN LIVING WELL LLC
CLINTON CORNERS, NY 12514
680 PUMPKIN LN
ASPEN MTN PARTNERS LLC
ASPEN, CO 81611
730 E DURANT AVE
ASPEN SKIING COMPANY LLC
ASPEN, CO 81612
PO BOX 1248
ASPEN/PITKIN COUNTY HOUSING AUTHORITY
ASPEN, CO 81611
18 TRUSCOTT PL
AYR RESERVE R E ENTITY
NEW YORK, NY 10005
140 BROADWAY 4TH FL
BACKCOUNTRY 109 LLC
SAG HARBOR, NY 11963
162 MAIN ST
BARTLETT KATY
ASPEN, CO 81611
715 E HYMAN AVE #25
BASALT RIVERVIEW LTD
CANADA K2G5X3,
300-117 CENTRE POINTE DR
OTTAWA ONTARIO
94
BEAUDETTE PETER C
COLUMBIA, SC 29223
501 E SPRINGS RD
BEKTESH ALLISON
ASPEN, CO 816112041
715 E HYMAN AVE #14
BELL MOUNTAIN RESIDENCES CONDO ASSOC
ASPEN, CO 81611
720 E COOPER AVE
BENEDICT COMMONS CONDO ASSOC
ASPEN, CO 81611
715 E HYMAN AVE
BERKOWITZ KAREN F REV TRUST
BROOKLANDVILLE, MD 21022
2721 OLD COURT RD BOX 826
BIELINSKI LINDA M REV TRUST
CHICAGO, IL 60601
450 E WATERSIDE DR #3107
BOELENS GREGORY S
ASPEN, CO 81611
824 E HYMAN AVE
BRANTON CRAIG E
ASPEN, CO 81611
450 S ORIGINAL ST #9
BRUMDER ASPEN LLC
OKLAHOMA CITY, OK 73103
1225 N BROADWAY AVE #200
BRYANT NANCY
ASPEN, CO 81611
555 E DURANT AVE STE 5A
BUYERS BRADLEY M
EAST AURORA, NY 14052
11 NYE HILL RD
BUYERS BRUCE
EAST AURORA, NY 140522651
11 NYE HILL RD
CALAMOS JOHN P
NAPERVILLE, IL 60563-2793
2020 CALAMOS CT #200
CARRILLO ASSET MANAGEMENT TRUST
BROOKLYN, NY 11201
236 HENRY ST #6
CHAIKEN WILLIAM
HALLANDALE BEACH, FL 33009-6614
2030 S OCEAN DR #1723
CHATEAU BLANC HOA
ASPEN, CO 81611
901 E HYMAN AVE
CHATELET CONDO ASSOC
ASPEN, CO 81611
250 S ORIGINAL ST
CITY MARKET INC
CINCINNATI , OH 45202
1014 VINE ST 7TH FL
CO COOPER AVE LLC
ASPEN, CO 81611
625 E MAIN ST #102B401
COERDT CLINTON
ASPEN, CO 816112603
835 E HYMAN AVE #B
COHEN FAMILY NOMINEE TRUST
PITTSFIELD, MA 012018421
50 STONEHENGE RD
COLBY WARD
ASPEN, CO 81611
715 E HYMAN #20
COLOSI THOMAS W
ASPEN, CO 81611-2099
715 E HYMAN AVE #6
COOPER AVE GREYSTONE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
COOPER ORIGINAL LLC
MIAMI, FL 33180
20801 BISCAYNE BLVD #431
COOPER SPRINGS LLC
AVENTURA, FL 33180
20801 BISCAYNE BLVD #431
CORREIA JOHN E
HURRICANE, UT 84737
2642 W 250 N
COSTANZA CHARLES A & PHYLLIS K LIV TRUST
NEW YORK, NY 10069
200 RIVERSIDE BLVD. #22A
CROCKETT RUFUS
ASPEN, CO 81612
PO BOX 3837
DAMASO PAULA M TRUST
ASPEN, CO 81611
450 S ORIGINAL #6
95
DANIELE ROBIN
ASPEN, CO 81612
PO BOX 1023
DANTE CANDI
HOLLYWOOD, FL 33019
1135 LINDEN ST
DAVIS ALTON T REV TRUST
NAPLES, FL 34102
95 12TH AVE S
DAVIS MARTIN
ASPEN, CO 816112603
835 E HYMAN AVE APT G
DAVIS WILLIAM JEWELL SR & KATHY LOU
LUBBOCK, TX 79464
PO BOX 64446
DE ALBORAN JORGE MORENO
MADRID 28004 SPAIN,
C/ HORTALEZA 75 1DCHA
DECK WARREN PRESTON LIVING TRUST
DENVER, CO 80235
3972 S PINEHURST CIRCLE
DEVLIN KAREN RUBEY
ASPEN, CO 816111087
6 TUMBLEDOWN LN
DODEA NICHOLAS T
ASPEN, CO 81611-2063
715 E HYMAN AVE #19
DURANT MALL CONDO ASSOC
ASPEN, CO 81611
710 E DURANT AVE #W10
DWR AI 2 LLC
CHICAGO, IL 60607
1101 W MONROE ST #200
EICHLER STEVEN
PHILADELPHIA, PA 19103
2300 WALNUT ST #717
ELK CAMP TRIAGE LLC
CARBONDALE, CO 81623
201 MAIN ST #301
ENCLAVE 10 LLC
ASPEN, CO 81612
PO BOX 10671
ENCLAVE AT ASPEN HOA
ASPEN, CO 81611
830 E DURANT AVE
ETTLIN ROSS & FARRAH FRY
ASPEN, CO 81611
715 E HYMAN AVE #7
FAATH CARLOS M & MOLLY G
ASPEN, CO 81611
715 E HYMAN AVE #1
FIGHTLIN JONATHAN D
ASPEN, CO 81611
715 E HYMAN #26
FLYNN VICTORIA
ASPEN, CO 81612
PO BOX 4388
FOUDA SAMY & THERESA FAE
COLORADO SPRINGS, CO 80906
25 LANGLEY PL
GARDNER JODY
BRANCHBURG, NJ 08876
1250 ROUTE 28 #101
GARDNER JODY & DAVID B
BRANCHBURG, NJ 08876
1250 ROUTE 28 #101
GHARAKHANIAN ANDRE
BELVEDERE TIBURON, CA 94920
38 LAGOON RD
GODFREY BRUCE FAM TRST
DENVER, CO 80209
1041 S HIGH ST
GODFREY LESLI L FAM TRST
DENVER, CO 80209
1041 S HIGH ST
GOLDMAN MICHAEL VICTOR & GLORIA ANNA
TUCSON, AZ 85718
6919 GLENEAGLE DR
GORDON SYLVIA TRUST I
FRANKLIN, MI 48025
25862 HERSHEYVALE
GORDON SYLVIA TRUST II
FRANKLIN, MI 48025
25862 HERSHEYVALE
GRAY CHERYL W REV TRST
BOULDER, CO 80302
907 7TH ST
GRAY DALE F REV TRST
BOULDER, CO 80302
907 7TH ST
96
GRESK DEAN
ASPEN, CO 81612
PO BOX 8337
HANEY DEVELOPMENT COMPANY II LLC
ENGLEWOOD, CO 80111
7600 LANDMARK WY #505
HARBOR REAL ESTATE COMPANY LLC
BLOOMFIELD HILLS, MI 48304
1900 S TELEGRAPH RD #104
HAVENO HOLDINGS LIMITED
LYFOR CAY NASSAU BAHAMAS,
PO BOX N-858 LYFORD MANOR
HAYLES THOMAS
ASPEN, CO 81611
715 E HYMAN AVE #5
HEWINS SAMUEL
ASPEN, CO 81611
715 E HYMAN AVE #23
HUNT SARAH J
ASPEN, CO 816112096
715 E HYMAN AVE
HY WEST CONDO ASSOC
ASPEN, CO 81611
835 E HYMAN AVE
INDEPENDENCE GATE CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
922 E COOPER AVE
INDIANHEAD FARMS INC
CLEAR LAKE, IA 504280619
PO BOX 619
ISRAEL KENNETH
GOLDEN BEACH , FL 33160
615 OCEAN BLVD
JACOBSON RICHARD & SUSAN
ASPEN, CO 81611
924 E COOPER AVE
JACOBSON ROBERT
CLARKS SUMMIT, PA 18411
12 LAKESIDE DR
JANKOWSKI CYNTHIA
ASPEN, CO 81611
715 E HYMAN AVE #3
JL ASPEN LLC
POTOMAC, MD 20854
7811 MONTROSE RD #420
JSI COOPER LLC
SARASOTA, FL 34230
PO BOX 339
KASHINSKI MICHAEL R
ASPEN, CO 81611
715 E HYMAN AVE #2
KEATING R MARK TRUST
BRYN MAWR, PA 190101934
1060 BROADMOOR RD
KENNEDY JUSTIN
MIAMI, FL 33156
5001 HAMMOCK LAKE DR
KLIKA YVONNE TRUST
SOLON , OH 44139
34300 BROOKMEADE CT APT 120
KOZLOW DANIEL
BLOOMFIELD, MI 483022375
1129 E WICKFORD
KRANS ROSEMARY
SAN FRANCISCO, CA 94118
298 4TH AVE #429
LAMPTON JULIE M
ASPEN, CO 81612
PO BOX 12111
LANDRY ELIZABETH J
ASPEN, CO 81611
715 E HYMAN AVE #24
LARSEN JANE
ASPEN, CO 81611
715 E HYMAN AVE #11
LAUGHLIN FAM REV LVG TRUST
CHICAGO, IL 60647
2308 N LEAVITT ST
LEE SEAN
SANTA BARBARA, CA 93105
1138 PALOMINO RD
LEO RICHARD A REV TRUST
SAN FRANCISCO, CA 94117
15 ASHBURY TER
LION DANIEL A & JACQUELINE TRUST
FRESNO, CA 93771
7600 NORTH MARKS
LONG MONA HAYLES TRUST
ASPEN, CO 81612
BOX 3849
97
M & M INVESTMENTS
ASPEN, CO 81611
679 BRUSH CREEK RD
MARESCA-EICHLER CARLA
PHILADELPHIA, PA 19103
2300 WALNUT ST #717
MARLER ANDREW
VENICE, CA 902914755
2338 FREY AVE
MARSHALL EMILY A
ASPEN, CO 81612
PO BOX 8199
MAYER WILLIAM E
ASPEN , CO 81612
PO BOX 4462
MCATAMNEY JEANNE TRUST
WINNETKA, IL 60093
639 SPRUCE ST
MCATAMNEY KENNETH TRUST
WINNETKA, IL 60093
639 SPRUCE ST
MCDIFFETT TRAVIS LANE
ASPEN, CO 81611
715 E HYMAN AVE #9
MCDUFFIE JUSTIN
ASPEN, CO 81611
715 E HYMAN AVE #4
MCLAUGHLIN WILLIAM R & MARTHA S
WAYZATA, MN 55391
234 EDGEWOOD AVE
MESTA LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 17118
MICHELSON BRUCE V REV TRST
ST LOUIS, MO 631051813
7701 FORSYTH STE 900
MK16 LLC
LOS ANGELES , CA 90069
8605 SANTA MONICA BLVD # 124169
MM BROOKS FAMILY TRUST
ASPEN, CO 81611
186 WOODS RD
MONTGOMERY JOHN R & HELEN WALDRUM
INDIAN SPRINGS , AL 35124
374 BISHOP LN
MOON LAURA S & ROBERT D
DALLAS, TX 75205-3038
4553 BELCLAIRE AVE
MORA KRISTINE
GRAND HAVEN, MI 49417
634 MADISON AVE
MORSE EUDICE M TRUST
CHAGRIN FALLS, OH 44022
14851 COUNTY LINE RD
MOUNTAN VIEW CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
819 E HYMAN AVE
M-P ASPEN PROPERTIES LLC
LAKE FOREST, IL 60045
361 N AHWAHNEE RD
MT ASPEN LLC
ASPEN, CO 81611
730 E DURANT AVE #G1
NEVINNY-LYLE CORINNE H TRUST
ASPEN, CO 81611
901 E HYMAN AVE #15
NEW UTE LLC
INDIANAPOLIS, IN 46260
8902 N MERIDIAN ST #205
NGUYEN ANNA KATHLEEN
ASPEN, CO 81611
450 S ORIGINAL ST #9
NGUYEN SON XUAN
ASPEN, CO 81611
450 S ORIGINAL ST #9
NK REAL ESTATE INVESTMENTS LLC
MALIBU, CA 90265
22254 PACIFIC COAST HWY
OATES MARILYN
DALLAS , TX 75205
4900 LAKESIDE DR
OLD HUNDRED B105 LLC
LOS ANGELES, CA 90067
1880 CENTURY PARK EAST #1600
OLD HUNDRED CONDO ASSOC
ASPEN, CO 81611
900 E DURANT AVE
OLD HUNDRED LLC
ASPEN, CO 81611
730 E DURANT AVE
98
ORIGINAL ENTERPRISE LLC
WESTPORT, CT 06880
77 MAPLE AVE S
ORIGINAL STREET CONDO ASSOC
ASPEN, CO 81611
802 E COOPER AVE
OVERFLOW PAD LLC
BIRMINGHAM, AL 35223
3315 DELL RD
PACIFIC WEST INVEST LLC
BIRMINGHAM, MI 48009
320 MARTIN ST #100
PAUL HARVEY RICHARD REV TRUST
PITTSBURGH, PA 15213
537 N NEVILLE ST #5A
PAUL SUZANNE O QPRT
PITTSBURGH, PA 15213
537 N NEVILLE ST #5A
PERRY JAMES H & MARGERY DEUTZ
ASPEN, CO 816123382
PO BOX 3382
POAG COMPANY LLC
GREENSBOW, NC 27429
PO BOX 9316
POLICARO JOANNA
COLUMBUS, OH 43220
4292 CHAUCER LN
PRICE GAIL
ASPEN, CO 81611
715 E HYMAN AVE #10
PRINCESS POW LLC
NEW YORK, NY 10011
509 W 24TH ST
PYRENEES TOWNHOMES CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
914 E COOPER AVE
R & M VENTRES LLC
LARGO, FL 33777
6911 BRYAN DIARY RD #210
R NESTY LLC
DENVER, CO 80205
2711 RACE STREET
RAYMOND KIMBERLY A
ASPEN, CO 816112259
1280 S UTE AVE #5
REYNOLDS LOWER RANCH LLC
FORT WORTH, TX 76109
5804 EDWARDS RANCH RD
RICKEL AMANDA
BELVEDERE TIBURON, CA 94920
38 LAGOON RD
ROBERTS KATHRYN
FORT WORTH, TX 76113
PO BOX 2990
ROBINSON F GEORGE JR
ASPEN, CO 81612
PO BOX 7906
RUDD WAYNE
BASALT, CO 81621
132 PARK AVE
RYERSON GEORGE W JR
ASPEN, CO 81611
715 E HYMAN AVE #17
SAGARIA SABATO TRUST
NEW YORK, NY 10003
67 E 11TH ST #302
SAHR KAREN M
ASPEN, CO 81611
715 E HYMAN AVE #8
SCHNELL PAUL & MADELEINE DREYFUSS
ASPEN, CO 81611
917 E HYMAN #A
SCHNURMAN ALAN J & JUDITH
PINE PLAINS, NY 12567-5317
200 CHASE RD
SESTIC ZORAN
ASPEN, CO 81611
715 E HYMAN AVE #12
SHAPIRO LAND LLC
ASPEN, CO 81611
2438 JUNIPER HILL RD
SHAPIRO REGINA
TOWN & COUNTRY, MO 63017
14024 MONTRACHET LN
SILVER BELL CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
805 E COPPER AVE
SINGER ALISON
VENICE, CA 902914030
2014 PENMAR AVE
99
SKLAR LEONARD EDWARD REV TRUST
PEMBROKE PINES, FL 33084
PO BOX 848603
SMITH ALICIA M
ASPEN, CO 81611
715 E HYMAN AVE #16
SOKOLOV ALEXEY
LOS ANGELES, CA 90068
1446 N KINGS RD
STEPS TO ASPEN PROPERTIES LLC
SHORT HILLS, NJ 07078
404 LONG HILL DR
SUNDSTROM JOHN
ASPEN, CO 81611
715 E HYMAN AVE #21
SUSI SAMUEL REV TRUST
BOCA RATON, FL 33496
7806 CHARNEY LN
T STREET LLC
ASPEN, CO 81612
PO BOX 2648
TUZOVA ALINA
LOS ANGELES, CA 90069
1446 N KINGS RD
TWARJAN MAX
ASPEN, CO 816112041
715 E HYMAN AVE APT 13
UNDERWOOD CHARLES T JR
DALLAS, TX 75205
25 HIGHLAND PARK VLG 100 LB455
UPTON MARY E
ASPEN, CO 81612
PO BOX 2360
VARMA CHANDRA K & CHANDRA M
NEW YORK, NY 10012
150 THOMPSON ST APT 2B
WARK RICKEY E & CYNTHIA ANN
THE WOODLANDS, TX 773825304
3 DEVON MILL PL
WEBB MARSHALL B ASPEN QPRT
OKATIE, SC 29909
53 OSPREY CIR
WEINROT EDWIN Y & IRENE TRUST
LOS ANGELES, CA 90049
579 N BUNDY DR
WEST END HOME LLC
ASPEN, CO 81611
1010 E HYMAN
WFP INC
ASPEN, CO 81611
210 E HYMAN #101
WILHITE ADAM B & DOROTHY ELIZABETH SUFFIELD
HOUSTON, TX 77057
1001 NANTUCKET DR #3
WILLIAMSON CHERYL EXEMPT TRUST
BOULDER, CO 80302
907 7TH ST
WOLOFSKY MOIRA 2008 REV TRUST
PALM BEACH, FL 33480
PO BOX 1026
ZAYANDEROUDI FAMILY TRUST
LA JOLLA, CA 92037
1605 LA JOLLA RANCHO RD
ZGKIDS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6627
100
Neighborhood Context and Uses
1 - 802 East Cooper Avenue, multi-family
2 - 810 East Cooper Avenue, multi-family
3 - 820 East Cooper Avenue, single family, AspenVictorian
4 - 824 East Cooper Avenue, single family, AspenVictorian
5 - 832 East Cooper Avenue, multi-family
6 - 805 East Cooper Avenue, multi-family
7 - 821-835 East Cooper Avenue, multi-family
66
11 22 33 44 55
77
1 2 3 4 5
6 7
101
102
820 East Cooper Avenue
Historical Preservation Committee
Engineering Report
March 8, 2023
Prepared By:
Jay Engstrom, P.E.
Crystal River Civil, LLC
Carbondale, CO 81623
jay@crystalrivercivil.com
(970) 510-5312
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Table of Contents
1.0 General Information ......................................................................................................... 3
1.1 Existing Conditions ...................................................................................................... 3
1.2 Proposed Conditions .................................................................................................... 4
2.0 Drainage Basins and Subbasins ...................................................................................... 5
2.1 Onsite Drainage Basins ............................................................................................... 5
2.2 Offsite Drainage Basins ............................................................................................... 5
3.0 Low Impact Site Design ................................................................................................... 5
3.1 Principles ..................................................................................................................... 5
4.0 Hydrologic Criteria ........................................................................................................... 7
4.1 Runoff Calculation Method ........................................................................................... 7
4.2 Basin Analysis ............................................................................................................. 7
4.3 Water Quality and Storage Requirements .................................................................... 9
5.0 Proposed Facilities .......................................................................................................... 9
5.1 Drywells ....................................................................................................................... 9
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1.0 General Information
1.1 Existing Conditions
The property being discussed in this report is addressed at 820 East Cooper Avenue, Aspen,
Colorado 81611. The site is located within downtown City of Aspen and is 2,999 sq. ft. in area. It
is documented as parcel # 273718228005 and is described as Lot P, Block 111. The site is located
in the middle of the East Cooper block between South Original Street and South West End Street,
and is surrounded by other residential developments. A single-family home is located to the east,
and a condo association is located to the west, with East Cooper Avenue Right-Of-Way to the
south and an Alley Right-Of-Way to the north.
820 East Cooper Avenue Vicinity Map
820 East Cooper has a small historic residence on the long and narrow lot. The existing building
is a single-story home built in 1888, with minor remodels throughout the years. As per the Pitkin
County Assessor’s website, the residence is about 1,055 square feet. The structure was built as
far south as possible within the setbacks on the site, making for an area on the northern 1/3 of
the lot for additional improvements. The site is relatively flat, with about two feet of vertical drop
from the south to the north. Several walkways and patios surround the existing structure. A
parking area and a shed structure are located on the north side of the property, which are
accessed from the alley.
East Cooper Avenue is several feet higher in elevation than the site. Concrete curb and gutter is
located along the paved roadway, minimizing drainage off the road. Behind the curb and gutter,
grade transitions down to the sidewalk that abuts the property line. Several large trees are located
between the street and the sidewalk. 820 East Cooper is located at a low point behind the curb
Site
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and gutter, so runoff from the sidewalk and landscape strip next to the road sheet flow onto the
site. This has not created major issues on the site, but it will be important to mitigate in the case
of further development.
A City of Aspen Water Department main line is located under the East Cooper Avenue Right-Of-
Way. An existing water service runs north from the main line to a shutoff near the southwest
corner of 820 East Cooper. This is an older service, and it is shared with the condominiums to the
west. The size and material of the service up to where it splits and ties into 820 is currently
unknown. Aspen Consolidated Sanitation District, or ACSD, has a sewer main within the alley
Right-Of-Way to the north. The existing home has a sewer service that extends north and ties into
this sewer main. A newer City of Aspen Electric Department electric transformer is located on the
northwest corner of the property, which services the existing residence. Gas and communications
are also located in the alley, with services extending onto the site.
A survey has been completed and is included with this submittal. Refer to the survey for additional
information regarding all utilities and other existing conditions on and around the site.
1.2 Proposed Conditions
The proposed conditions for 820 East Cooper Avenue include a large below grade addition to
the historic building, interior remodels, and a two-story addition to the rear of the building. A
garage will be located on the northern side of the structure. Improvements to the existing patios
and walkways surrounding the structure are included with the project. The development is
considered a “Major Project” as per Table 1.1 of the City of Aspen Urban Runoff Management
Plan (URMP). The parcel is zoned as residential and will not require a change in land use or
zoning.
Utility services will be improved to the site for the development. A new water service is proposed
to extend to the updated building, and the existing shared service will be abandoned to only
serve the neighboring structure. This will require excavation into the Right-Of-Way and across
East Cooper Avenue, as the water main is on the southern side of the road. A new sewer
service will replace the existing service to the main in the alley. The transformer in the northwest
corner of the lot has been verified to have capacity, and a new service will extend from the
transformer into the home. Additionally, the gas and communications services will be upgraded
and extended from the alley into the residence.
Currently there are no known studies performed on or around the site. The project is not within a
mudflow area as defined within the URMP. The project will review the public stormwater system’s
master plan to confirm the stormwater conveyance system within the Right-Of-Way with the City
of Aspen Engineering Department upon permit level drawing submission.
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2.0 Drainage Basins and Subbasins
2.1 Onsite Drainage Basins
The property has been analyzed as one drainage basin, containing the entirety of the existing and
proposed conditions. The point of concentration for the basin will be a drywell that is located on
the northwest corner of the property.
Basin 1 is composed of 2,999 square feet and is 75% impervious. This basin includes existing
and proposed roof areas, pervious walkways, the impervious patios, the driveway, and
landscaped areas. The basin is collected by downspouts from the roof structure and several inlets
strategically spaced around the site. All stormwater is conveyed to the drywell, which shall be
located in the northwest corner of the site. The drywell has been sized for full detention of a 100-
year 1-hour storm event, so no runoff will leave the premises. In the case of failure of the drywell,
it will overflow into the alley Right-Of-Way.
2.2 Offsite Drainage Basins
Runoff from the East Cooper Avenue Right-Of-Way is included in this analysis, as it is an existing
condition that must be mitigated. Offsite Basin 1 is 1,002 square feet and is 60% impervious. It
consists of an area to the north of the street curb and gutter. This includes the planting buffer and
sidewalk within the right-of-way, and extends further to the east along the block. 820 East Cooper
Avenue is located at the low point behind the curb and gutter, so runoff concentrates at the
property under evaluation.
Offsite Basin 1 is proposed to be collected by two inlets in the landscaping to the south of the
home. The inlets and additional stormwater conveyance will be sized to ensure capacity for a
100-year storm event of both the onsite and offsite basins. The Offsite Basin 1 point of
concentration shall also be the drywell located in the northwest corner of 820 East Cooper
Avenue. The drywell shall be sized to accommodate 100-year 1-hour full detention volume for the
offsite basin as well.
3.0 Low Impact Site Design
Low Impact Development (LID) aims to mimic the natural pre-development hydrologic patterns.
The goal is to manage storm water as close to its source as is possible. The captured onsite basin
is 75% impervious.
3.1 Principles
Principle 1: Consider storm water quality needs early in the design process.
The design team coordinated throughout the schematic design phase to minimize the impacts to
the site, while effectively conceptualizing a stormwater system that meets requirements and
needs. It was understood that the footprint of the building, existing trees, and the historic relevance
was going to drive the design to minimize space for infrastructure and site disturbance.
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Principle 2: Use the entire site when planning for storm water quality treatment.
Given the existing conditions, minimal space could be utilized for stormwater collection and
treatment. Because of this, variances regarding setbacks will be necessary for the development.
Several circulation walkways are proposed as pervious.
Principle 3: Avoid unnecessary impervious area.
Impervious patio areas are proposed be kept to a minimum within the site. Walkways around the
building are proposed as pervious. The only impervious area excluding the roof and the on-
structure patios is the vehicular access around the garage.
Principle 4: Reduce runoff rates and volumes to more closely match natural conditions.
All runoff from impervious surfaces on the property is collected and conveyed to a drywell, which
has been sized for full detention of a 100-year storm event. Given this, there will be no runoff
leaving the site in addition to the runoff from the offsite basin in the Right-Of-Way.
Principle 5: Integrate storm water quality management and flood control.
Adequately sizing the inlets and piping systems on site will significantly reduce the potential of
flooding on site and into the neighboring parcels in the area.
Principle 6: Develop storm water quality facilities that enhance the site, the community, and the
environment.
The onsite and offsite basin will be conveyed to the drywell located on the site. This will minimize
impacts of stormwater on neighboring residences from the existing residence. The design allows
for more than adequate drainage while having minimal visual impacts. Detention of the onsite and
the offsite runoff prevents any runoff from reaching the river and infiltrates the stormwater into the
ground. This effectively minimizes impacts on the existing infrastructure and the Roaring Fork
River.
Principle 7: Use treatment train approach.
The design proposes inlets within landscaping to allow treatment prior to entering the storm
system. Sumps will be proposed for the inlets in the pipe network to ensure treatment throughout
the system.
Principle 8: Design sustainable facilities that can be safely maintained.
Inlets, piping, and the drywell will be vacuumed or flushed routinely to maintain adequate flows
and proper treatment. The designed system includes cleanouts at roof drain connections and
downspouts, simplified collection systems that minimize maintenance, and easy access to the
whole system.
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Principle 9: Design and maintain facilities with public safety in mind.
The proposed design for the walkways and patios will allow for adequate drainage and reduces
ice buildup and dangerous conditions. Walkways and stairways will be pitched at recommended
slopes and within building code thresholds to allow for safe circulation within the property.
Grading will be kept to a minimum and retainage has been minimized. Transitions into existing
conditions will be smooth and natural. Inlets and piping will be sized to reduce potential flooding
within the area.
4.0 Hydrologic Criteria
4.1 Runoff Calculation Method
Calculations and analyses defined in Chapter 2 and Chapter 3 of the URMP were used to define
the runoff from the basins on the property. The property is classified as a “sub-urban area served
by public storm sewer.” Pre-developed and developed runoff rates were determined for both the
5-year 1-hour, and the 100-year 1-hour storm events for capacity designs as required by this
classification.
The peak discharge shown in this analysis uses the Rational Method, as described in section 3.4
of the URMP. This requires several variables to be determined, including values for intensity, the
runoff coefficient, and basin area. Using the rainfall depths from Table 2-2 and the basin time of
concentration in conjunction with Equation 2-1, the rainfall intensity for the basins can be
calculated. The rainfall intensity equation shown in the URMP is a direct correlation of the Aspen
area Intensity Duration Frequency Curve derived from the NOAA Atlas 14 database. As stated
within the URMP, the time of concentration can be no less than five minutes for the calculations
to be effective. Due to the size of the basins on the site, the time of concentration within the basins
is less than five minutes. The runoff coefficient for each basin was established using the percent
impervious of the basin and the soil type in combination with the most up-to-date values as
presented in the Mile High Flood District Drainage Design Values for the specified soil type in the
area. For this project, an NRCS Soil Classification of B was utilized.
4.2 Basin Analysis
The tables below summarize the calculations that were performed on the onsite and offsite basins
using the methods described in Section 4.1 of this report.
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Rainfall depth, P 1 (in)0.64 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t
Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B.
Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve.
Predeveloped Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec)
1 2999 0 0.00%0.010 5 3.29 0.00
Developed Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec)
1 2999.00 2262.00 75.43%0.630 5 3.29 0.14
5-Year 1-Hour Onsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052
Rainfall depth, P 1 (in)0.64 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t
Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B.
Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve.
Predeveloped Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec)
OS1 1002.00 0.00 0.00%0.010 5 3.29 0.00
Developed Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec)
OS1 1002.00 601.00 59.98%0.450 5 3.29 0.03
5-Year 1-Hour Offsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052
Rainfall depth, P 1 (in)1.23 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t
Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B.
Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve.
Predeveloped Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec)
1 2999 0 0.00%0.430 5 6.33 0.19
Developed Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec)
1 2999.00 2262.00 75.43%0.780 5 6.33 0.34
100-Year 1-Hour Onsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052
Rainfall depth, P 1 (in)1.23 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t
Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B.
Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve.
Predeveloped Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec)
OS1 1002.00 0.00 0.00%0.430 5 6.33 0.06
Developed Conditions
Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge
(Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec)
OS1 1002.00 601.00 59.98%0.680 5 6.33 0.10
100-Year 1-Hour Offsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052
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4.3 Water Quality and Storage Requirements
For a property classified as a “Sub-urban area not served by public storm sewer”, runoff from the
site must meet the predeveloped peak discharge of a 100-year, 1-hour storm event. Full detention
volume is detained on site due to the lack of infrastructure downhill of the site. All equations used
in the spreadsheets are directly from the URMP. A full detention analysis of the drainage basins
has been completed. The full detention volume is calculated using the impervious area on the site
and multiplying by the 100-year, 1-hour rainfall depth found in the NOAA Atlas 14 database. The
calculation that has been used to determine the full detention volume required to be detained on
the property is shown in the spreadsheet below.
As required by the City of Aspen, a drywell must be sized for the capacity determined from the
full detention volume calculation for a 100-year, 1-hour storm if no overflow path for the BMP is
available. Since the drywell has been sized for full detention, the Water Quality Capture Volume
for the onsite basin has been fulfilled. This volume will be used to adequately size the onsite
drywell.
5.0 Proposed Facilities
The following analyses were performed using the peak flows of the basins described in Section 4
of this report. Additional sub-basin analysis will be provided for the permit set, as well as a
hydraulic analysis of all conveyance infrastructure, including inlets and piping.
5.1 Drywells
The proposed dual chamber drywell meets the requirements of the URMP. The sizing of the
drywell is determined using the capacity calculations summarized in Section 4.3 of this report.
Below is a summary showing the drywell dimensions to verify it has capacity. The chamber
divider, conical section, and sloped manhole lid were not included in these dimensions, which is
why the proposed drywell exceeds the storage depth shown in the calculations.
Basin Point of Concentration Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Full Detention Storage
(Name) (name)(ft2)(ft2)(%)(in)(FOS)(ft3)
1 Drywell 4001.00 2863.00 71.56%1.23 1.25 367
Full Detention Storage
Drywell Name Associated Basin Drywell Diameter Storage Height Gravel Height Internal Capacity External Capacity Combined Capacity Calculated Volume Necessary
(Name)(Name)d (ft)h (ft)hg (ft)Vi (ft3)Ve (ft3) V (ft3)(ft3)
A 1 5 16 4 314.16 54.19 368.35 366.82
Storage Calculation - Drywells
Internal Capacity, Vi (ft3)External Capacity,Ve (ft3)Combined Capacity, V (ft3)Vi =hπ(d2)2 Ve =hg(π(d +1.52)2 −π(d2)2)V =Vi +Ve
111
820 East Cooper AvenueProposed Historic RemodelEast Cooper Avenue73.70' Right-Of-WayExistingSidewalkAlley Block 11120.20' Right-Of-WayExisting Curb and GutterNeighboring ResidenceNeighboring ResidenceExistingSidewalkEX:36.2935.8935.8936.0036.0036.5036.5036.5035.94EX:35.4836.0036.0036.0036.3436.5436.77???36.7636.81Decorative GravelFor DrainageMortar SetPaver DrivewayMortar SetPaver DrivewayMortar SetPaver PatioAsphaltSawcut Existing AsphaltAnd Transition ToProposed Access4" Trench Drain1 - 6" Step1 - 6" StepUse Thickened EdgeAlong Driveway To TransitionTo Existing GradeEX:35.74EX:35.60PerviousPaver Walkway79377937 7937
79377936793679377937793879387937
793679
3
6
793637.0036.9437.0036.9436.4436.4436.3436.7536.6936.8036.5836.58DoorF.F.E.:37.00GarageF.F.E:36.00DoorF.F.E.: 38.002.2%2.2%2.2%2.2%3.5%5.5%Tie In DownspoutsThrough Structure2.5%
2.5%
1.4%Landscape Stepping Stones36.94Inlet:36.75Inlet:36.752 - 6" Steps37.2437.0037.2437.00EX:37.21EX:37.2436.944.1%Concrete WalkwayRepair Sidewalk In Front Of 820 East CooperGrind And Remove Any Bumps Or RidgesWithin ConcreteProposed Drywell5' Diameter 18.5' DeepRim: 7935.95Sump:7917.4536.8836.8536.85LightwellWith GrateLightwellLightwellMortar SetPaver Patio36.34DoorF.F.E.: 38.002 - 6" Steps37.0036.9737.0037.0036.8436.841 - 6" StepDownspoutDownspoutDownspoutDownspoutTie In DownspoutThrough StructureProperty LineBelow Grade Structure2.0%
2.4%Drawing ScaleUnits (Feet) 1" = 5'0510NSWEC.01Grading and DrainageOf 1 Pages01 Historic Preservation Committee Submittal 03.08.2023 JKE
#Description Date Drawn By
820 East Cooper Avenue
Aspen, Colorado 81612 1101 Village Road, Unit UL-4CCarbondale, CO 81623(970) 510 - 5312JKE
Reviewed By
Not For ConstructionJob #: 22.69112
820 EAST COOPER
820 E COOPER
ASPEN, CO 81611
REMODEL/ADDITION
PROJECT #21084
LAND USE SUBMITTAL SET - REV 1
ARCHITECT
F&M ARCHITECTS LLCMAIL: PO BOX 6762PHYSICAL: 15 KEARNS ROAD, SUITE. D SNOWMASS VILLAGE, CO 81615http://fandmarchitects.com
CONTACT: FLYNN STEWART-SEVERY -(O) 970.987.2707 (C) 970.319.4407PATRICK WESTFELDT
-(O) 970.309.5779
June 19, 2023ISSUE DATE
PLANNER
BendonAdams300 S. SPRING ST. #202ASPEN, CO 81611http://www.bendonadams.com
CONTACT: SARA ADAMS -(O) 970.925.2855
CIVIL ENGINEER
CRYSTAL RIVER CIVIL LLC1101 VILLAGE ROAD, UL-4CCARBONDALE, CO 81623
CONTACT: JAY ENGSTROM, PE -(O) 970.404.1144
STRUCTURAL ENGINEER
ALBRIGHT & ASSOCIATES402 PARK AVEUNIT ABASALT, CO 81621
CONTACT: JACK ALBRIGHT - PRINCIPAL-(C) 970.379.3244 -(O) 970.927.4363
113
Monday, June 19, 2023820 EAST COOPERINFORMATION
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
G1.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
G1.1G1.2 COVER SHEET WITH DIRECTORYINFORMATION
INDEX OF DRAWINGSGENERAL NOTES:
1. THESE DOCUMENTS, INCLUDING ALL INFORMATION, DESIGNS, DETAILS,
SPECIFICATIONS, CONFIGURATIONS AND EVERY OTHER PORTION THEREOF, AND FURTHER PERTAINING TO ALL ORIGINALS AND COPIES GENERATED, TRANSMITTED OR
CIRCULATED FOR THE PURPOSE OF BIDDING, PURCHASING, SCHEDULING, CONSTRUCTION OR FOR SUCH OTHER REASON AS MAY BE REQUIRED FOR THE
PROJECT DESCRIBED HEREIN, ARE AND SHALL REMAIN THE EXCLUSIVE PROPERTY OF F&M ARCHITECTS LLC. THESE DOCUMENTS MAY NOT BE COPIED, DISTRIBUTED OR
OTHERWISE PLACED INTO USE OR SERVICE OF ANY MANNER WITHOUT THE EXPRESS WRITTEN CONSENT OF F&M ARCHITECTS LLC OR DULY AUTHORIZED AGENT. ALL
DOCUMENTS DISTRIBUTED DURING THE COURSE OF THE PROJECT SHALL BE SURRENDERED TO F&M ARCHITECTS LLC IMMEDIATELY UPON REQUEST.
2. IT IS THE INTENT OF THESE DRAWINGS AND SPECIFICATIONS TO ESTABLISH A
STANDARD OF QUALITY. THE DESIGNER RESERVES THE RIGHT TO TAKE EXCEPTIONS TO APPROVED METHODS AND MATERIALS NOT REFLECTED HEREIN.
3. WORK SHALL BE PERFORMED IN A WORKMANLIKE OR CRAFTMANLIKE MANNER TO
THE SATISFACTION OF THE OWNER.
4. THE DRAWINGS SHALL NOT BE SCALED TO DETERMINE CONSTRUCTION DIMENSIONS. THE CONTRACTOR AND EACH SUBCONTRACTOR SHALL VERIFY ALL
DIMENSIONS PRIOR TO THE EXECUTION OF THE WORK, AND SHALL BE RESPONSIBLE FOR THE CORRECT AND ACCURATE LAYOUT AND CONSTRUCTION OF THE PROJECT.
5. DIMENSIONS ARE TO FACE OF STUD OR CONCRETE UNLESS OTHERWISE NOTED.
6. REFER TO PROJECT OUTLINE SPECIFICATIONS FOR ROOM FINISHES.
7. COORDINATE ELECTRICAL, PLUMBING, AND MECHANICAL WITH STRUCTURAL
FRAMING.
8. FOR DATUM INFORMATION, REFER TO SHEET A0.1.
9. IMMEDIATELY NOTIFY ARCHITECT OF ANY DISCREPANCIES. FLOOR PLANS TAKE PRECEDENCE.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ITEMS INCLUDING BUT NOT
LIMITED TO: EXAMINATION OF SITE AND DOCUMENTS, ADDENDA, MEANS AND METHODS, CONSTRUCTION SYSTEMS, INSTALLATIONS, BIDDING AND
SUBCONTRACTORS. LOCAL JURISDICTIONS OF AUTHORITY, COMPLIANCE WITH THE INTERNATIONAL RESIDENTIAL CODE, AND THE GENERAL CONDITIONS OF THE
CONTRACT FOR CONSTRUCTION. CONTRACTOR SHALL ALSO RETAIN ALL TRADITIONAL RESPONSIBILITIES FOR THE PROPER EXECUTION OF THE CONSTRUCTION OF THE
PROJECT, INCLUDING BUT NOT LIMITED TO ESTIMATING, PURCHASING, LABOR COORDINATION, COST SCHEDULE, QUALITY, SAFETY, GENERAL MANAGEMENT FOR THE
PROJECT AND SUBSEQUENT WARRANTY AND LIABILITY ISSUES.
11. CONSTRUCTION DETAILS ARE PROVIDED FOR DESIGN INFORMATION AND THE MEANS, METHOD AND FUNCTION OF THE DETAILS AND SYSTEMS ARE THE
RESPONSIBILITY OF THE GENERAL CONTRACTOR AND SUB-CONTRACTORS.
12. PROVIDE ALL NECESSARY BLOCKING IN ALL STUD WALLS AND CEILINGS. LOCATIONS INCLUDE BUT ARE NOT LIMITED TO TOILETS, TOILET ACCESSORIES,
CEILING AND WALL MOUNTED ELECTRICAL FIXTURES, SHELVES, CLOSEST RODS, CABINETRY, COUNTERTOPS, STAIR HANDRAILS, GRAB BARS, RAILINGS, AND FALSE
BEAMS.
13. THE CONTRACTOR SHALL PROVIDE SAFETY GLAZING PER INTERNATIONAL BUILDING/RESIDENTIAL CODE REQUIREMENTS, SECTION R308.4.
14. THE CONTRACTOR SHALL PROVIDE WINDOW FALL PROTECTION PER
INTERNATIONAL BUILDING/RESIDENTIAL CODE REQUIREMENTS, SECTION R312.2.
15. ALL WINDOW AND DOOR HEADER HEIGHTS AND HEADER HEIGHTS TO BE VERIFIED ONCE MANUFACTURER(S) IS/ARE SELECTED.
16. LOCATE ALL TRANSITIONS FROM CARPET TO TILE, VINYL, OR WOOD AT INTERIOR
DOORS UNDER THE CENTERLINE OF THE DOOR IN THE CLOSED POSITION.
17. CONTRACTOR TO INSTALL SMOKE ALARMS IN ACCORDANCE WITH IRC R314.3 SMOKE ALARMS TO BE INTERCONNECTED IN ACCORDANCE WITH IRC R314.4. WHERE
NATURAL GAS, PROPANE, OR OTHER FOSSIL-BURNING FUELS, INCLUDING WOOD, ARE USED IN THE RESIDENCE, OR THE RESIDENCE HAS AN ATTACHED GARAGE,
CARBON-MONOXIDE DETECTORS SHALL ALSO BE PROVIDED PER SECTION R315. COMBINATION SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS MAY BE
USED IN ACCORDANCE WITH IRC SECTIONS R314 AND R315.
18. PROVIDE FOR A STANDARD 13-R RESIDENTIAL FIRE SUPPRESSION SYSTEM THROUGHOUT THE ENTIRE HOUSE AS REQUIRED BY THE AUTHORITIES HAVING
JURISDICTION. SYSTEM TO BE DESIGN-BUILD BY THE FIRE SUBCONTRACTOR. SHOP DRAWINGS TO BE PROVIDED TO THE ARCHITECT, AND LOCAL JURISDICTION AS
REQUIRED, FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THE FIRE SUPPRESSION SYSTEM.
19. CONTRACTOR SHALL BE RESPONSIBLE FOR FOLLOWING ALL RULES AND
REGULATIONS THAT APPLY TO THIS PROPERTY, INCLUDING BUT NOT LIMITED TO REQUIREMENTS OF THE INTERNATIONAL BUILDING/RESIDENTIAL CODE, OSHA, AND
AUTHORITIES HAVING JURISDICTION.
PROJECT INFORMATION
LEGAL DESCRIPTION: Subdivision: CITY AND TOWNSITE OF
ASPEN Block: 111 Lot: P
PROJECT DESCRIPTION
HISTORIC VICTORIAN INTERIOR REMODEL WITH FULL
BASEMENT AND REAR ADDITION
ADDRESS: 820 E. COOPER AVE., ASPEN, CO 81611
PARCEL NO: 273718228005
ACCOUNT NO: R000565
OWNER: LAUREN E BULLARD
820 E COOPERASPEN, CO 81611
AUTHORITIES HAVING JURISDICTION(AHJ):
CITY OF ASPEN, COLORADO
PITKIN COUNTY, COLORADOSTATE OF COLORADO ASBESTOS ABATEMENT
VICINITY MAP
DATUM REFERENCE
7938.00' ON THE SITE PLAN/SURVEY = 100'-0" ON THE DRAWINGS
ZONING AND BUILDING CODE
INFORMATION
APPLICABLE CODES:
2015 IRC, 2015 IECC, 2014 NEC
ZONING INFORMATION:
ZONING R/MF
HEIGHT LIMIT 25'-0"FRONT YARD SETBACK 10'-0"SIDE YARD SETBACK 5'-0"REAR YARD SETBACK 10'-0"LOT AREA 2,999.0 SQ FTALLOWABLE FLOOR AREA 2,399.2 SQ FT
BUILDING TYPE AND OCCUPANCY
TYPE OF PROJECT: SINGLE FAMILY RESIDENTIAL
TYPE OF BUILDING: 1-STORY PLUS BASEMENT
TYPE OF CONSTRUCTION: V-B
OCCUPANCY: IRC, SINGLE FAMILY RESIDENTIAL (R-3)
FIRE SUPPRESSION: NO/NOT REQ'DFIRE AREA:--- SQ FT
SNOWMELT: NOSNOWMELT AREA: N/A
DESIGN CRITERIA PER CITY OF ASPEN
GROUND SNOW LOAD:100 PSF
WIND SPEED/EXPOSURE CATEGORY 89/BSEISMIC DESIGN CATEGORY C
WEATHERING SEVEREFROST LINE DEPTH 36"
TERMITE 0 - SLIGHTDECAY0 - SLIGHT
WINTER DESIGN TEMP.-15 DEG. FSUMMER DESIGN TEMP.82 DEG. F
ICE SHIELD UNDERLAYMENT REQ. YESFLOOD HAZARDS SEC. 8.20.020(bb)
AIR FREEZING INDEX 2000MEAN ANNUAL TEMPERATURE 40 DEG. F
CLIMATE ZONE 7
INTELLECTUAL PROPERTY
ALL COPYRIGHTABLE WORK PROVIDED SHALL BE CONSIDERED "INTELLECTUAL PROPERTY." F&M ARCHITECTS LLC HOLDS AN INTEREST IN THE INTELLECTUAL PROPERTY THAT IS PROVIDED. REUSE OF ANY PORTION OF SERVICES PROVIDED IS PROHIBITED WITHOUT WRITTEN CONSENT OF F&M ARCHITECTS LLC.
A1.1A1.2
A2.1A2.2
A2.3A2.4
A3.1
A3.2A3.3
A3.4
A4.1
A4.2
R1.0R2.0
ARCHITECTURAL SITE PLANLANDSCAPE PLAN
FOUNDATION FLOOR PLANSMAIN LEVEL FLOOR PLANS
UPPER LEVEL FLOOR PLANSROOF PLANS
BUILDING ELEVATIONS
BUILDING ELEVATIONSBUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING SECTIONS
BUILDING SECTIONS
RENDERINGSRENDERINGS
820 E COOPER AVEHWY 82
SUR SURVEY
C.01 GRADING AND DRAINAGE
Z-004Z-009
Z-011Z-012
Z-013
SUMMARYDEMO CALCULATIONS
EXISTING FARPROPOSED FAR
HISTORIC FLOOR AREA COMPARISON
114
Allowable Floor Area
820 E COOPER AVE
Allowable Floor Area
Unique Approvals
Variances
Exemptions
Garage Exemption
Deck Exemption
Floor Area Summary
Basment Level
Level 1
Garage (located on Level 1)
Level 2
Deck Area
ADU
Total
Existing Gross (Sq Ft)
134.0
921.4
0
422.5
0
0.0
1477.9Monday, June 19, 2023820 EAST COOPERSUMMARY
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-004820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
PER R-MF ZONE DISTRICT | MIN. NET LOT AREA 3,000 S.F. (HISTORIC LOT)
80 S.F. OF FLOOR AREA PER EACH 100 S.F. NET LOT AREA = MAXIMUM OF 2,400 S.F. FLOOR AREA
None.
No Floor Area variances. Requesting Setback Variances
336 SF Garage proposed, 43 SF Counts toward floor area [336-250=86/2=43]
359.88 sf exempt (Allowable floor area 2,399.2 sq ft x 15%)
Proposed Gross (Sq Ft)
1595.0
1080.5
332.0
523.3
256.1
0.0
3530.8
Proposed Floor Area (Sq Ft)
81.3 (1595 X .051)
1121.5
41.0
451.8 (reduced for stair op'g)
0.0 (359.9 exempt)
0.0
1654.6
3,000 sf. Historic Lot
3,000 sf. Histroic Lot
2,999 sf
2,999 sf
0 sf
0 sf
2,999 sf - 0 sf
2,999 sf
Zoning Allowance & Project Summary
820 E Cooper Ave
Proposed Development Single Family Residence
Parcel #273718228005
Zone District R-MF
Setbacks
Front
Rear
East Side
West Side
Combined Side
Distance Between Buildings
Corner Lot
Supplemental Breakdown Info
Net Leasable/Comm SQ FT
Open Space %
Site Coverage
On-Site Parking
Site Coverage
Gross Lot Area (sq ft)
Area of Building Footprint (sq ft)
Site Coverage %
Transferable Development Right (TDR)
Received TDR Certificate
Sent TDR Certificate
Transferred TDR Certificate
Creation
Land Value Summary
Land
Improvements
Total
Existing
10ft 9in
36'-9 1/2" ft
5 ft 0 in
4 ft 5 1/2 in
n/a
n/a
No
Existing
2
Existing
2,999
928
31%
No
No
No
2
Actual Value
$2,047,500
$670,000
$2,717,500
Allowed (Principal)
10 ft
10 ft
5 ft
5 ft
10 ft
5 ft
Required
Not Required for Residential
Not Required
No limitation
2
Proposed (Principal)
10ft 9in
8 ft(Upper Level) 10ft(Lower Level)
5 ft 0 in
4 ft 5 1/2 in
10 ft
n/a
Proposed
n/a
n/a
n/a
2
Proposed
2,999
1,764
59%
Net Lot Area
820 E Cooper Ave
Zone District Requirements
Min. Gross Lot Area (per R-MF)
Min. Net Lot Area (per R-MF)
Lot Size Per Survey
Reductions for area with slopes 0%-20% (100% of parcel area to be included in
Net Lot Area)
Reductions for area with slopes 20%-30% (50% of parcel area to be included in
Net Lot Area)
Reductions for area with slopes greater than 30% (0% of parcel area to be
included in Net Lot Area)
Total Area Reductions
Net Lot Area
Reference
26.710.050.D10
26.575.020.D.7
26.575.020.D.4
Reference
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
n/a
Z-011, Z-012,13
Existing Floor Area (Sq Ft)
0
921.4
0
220.0
0.0
0.0
1141.4
Reference
26.710.050
26.710.050
26.515.040
26.575.020.G
Reference
Pitkin County Assessor
Pitkin County Assessor
Pitkin County Assessor
Allowed (Garage)
15 ft
5 ft
5 ft
5 ft
10 ft
5 ft
Proposed (Garage)
71 ft 10 1/2in
5 ft
5 ft
5 ft
10 ft
n/a
WSO
G
GG
793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
IVBIVB
IVB
IVB
10'-0"5'-0"
5'-0"HEAT PUMPCONDENSER UNITHEAT PUMPCONDENSER UNITK
I
N
G
OFFIC
E
006
9'0" x 1
3
'
4
"
LNDRY
.
007
8'7 1/2"
x
6
'
4
"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
T.O. SL
A
B
L
O
W
E
R
L
E
V
E
L
86'-6"
UP
Q
U
E
E
N
Q
U
E
E
N
BED
011
12'9" x
1
0
'
6
"
BED
01014'5" x
1
0
'
0
1
/
2
"
BATH
012
12'10" x
5
'
2
"
BED
001
12'7" x
1
2
'
4
"
MECH.
0038'7 1/2"
x
7
'
5
1
/
2
"
BATH
002
5'0" x 9'
4
"
BUNK
R
O
O
M
00918'4 1/
2
"
x
1
1
'
1
1
"S H E LV IN G
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
CL.
008
5'11" x
5
'
1
1
"
S
H
E
L
V
I
N
G
BATH
004
5'0" x 5
'
0
"
STAIR
005
10'0" x
1
3
'
0
"
18'-0 3/
4
"77'-3 1/8"77'-2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
DN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
DN
T.O. SLA
B
98'-10 1
/
2
"
T.O. SLA
B
@
E
D
G
E
98'-8 1/
4
"
GARAG
E
107
13'10"
x
2
2
'
0
"
DN
HALL
105
7'11" x
1
6
'
1
0
"
STAIR
001
KITCH
E
N
102
12'4" x
1
6
'
2
"
PANTR
Y
104
6'4" x 6'
7
"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"+7936.0'
+7936.0'
79
3
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75
'
+
7937'+
UP
STAIR
204
UP
STAIR
106
b e n c h
7938.0'
+
7938.0'
Ø 3'-6"
B
E
N
C
HB E N C HT V
B
O
O
K
C
A
S
E
7937.0'
+
7937.0'
7936.5'+
+7936.5
'
+7937.5
'
7936.0'
7937.0'+
7936.5'+
7936.0'
+
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
BAR
POWD
E
R
103
5'4" x 5
'
0
"
LIVING
101
7936.0'
+
7935.75
'
+
8'-6"
PARKIN
G
18'-0"PARKINGT.O. PLY
M
A
I
N
L
E
V
E
L
99'-0"
DN
5 1/2"22'-0 1/2"5 1/2"5 1/2"
13'-10"
5 1/2"
NEW
A
D
D
I
T
I
O
N
HISTORI
C
PROPSOSED SITE COVERAGE
SCALE: 1/16" = 1'-0"3
1764 SF
IVBIVB
IVB
IVB
WSO
G
E G
GG
793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
LIVING DRWG
E
UP
D
N
KITCH
E
N
M. BAT
H
M. BED
BATH
MUDR
O
O
M
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
7937'-0
"
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
99'-0"
NEW
A
D
D
I
T
I
O
N
HISTORI
C
EXISTING SITE COVERAGE
SCALE: 1/16" = 1'-0"1
928 SF
2,399.2 SF
Mitigation Floor Area (Sq Ft)
1595.0
1080.5
332.0
451.8
0.0
0.0
3459.3
Percent Demolition
820 E COOPER AVE
Demolition in past 10 years:5.32%
Proposed Demolition: 15.45%
Cumlative Total:20.74%
Notes
From Permit Permit 0065-2021-BRES
Refer to Sheet Z-009
115
Monday, June 19, 2023820 EAST COOPERDEMO CALCS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-009820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
EXISTING NORTH ELEVATION
SCALE: 1/8" = 1'-0"4
TOTAL WALL DEMO = 94.3 sf
TOTAL FENESTRATION AREA = 46.2 sf
TOTAL WALL AREA = 261.5 sf
104.7 sf
8.4 sf20 sf7.4 sf
5.3 sf
36.7 sf5.1 sf
81.8 sf
38.3 sf
EX. T.O. PLY @ HISTORIC
99'-0"
EXISTING EAST ELEVATION
SCALE: 1/8" = 1'-0"5
EXISTING ADDITION TO BE REMOVEDEX. T.O. PLY
99'-0"
TOTAL DEMO AREA = 90.4 sf
66 sf
TOTAL WALL AREA = 485.2 sf
363.1 sf
12.3 sf9.5 sf
24.4 sf
9.9 sf
TOTAL FENESTRATION AREA = 31.7 sf
EXISTING WEST ELEVATION
SCALE: 1/8" = 1'-0"3
EXISTING ADDITION TO BE REMOVED
WALL DEMO KEY
EXISTING WALL AREA TO REMAIN
EXISTING WALL AREA - DEMOLISHED
FENESTRATION AREA
EX. T.O. PLY
99'-0"
TOTAL WALL AREA = 478 sf
351.3 sf
12.5 sf6.6 sf10.1 sf66.3 sf
TOTAL DEMO AREA = 97.5 sf
TOTAL FENESTRATION AREA = 29.2 sf
31.2 sf
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"
EX. ROOF PLAN
SCALE: 1/8" = 1'-0"1
9 1/4"/12"9 1/4"/12"
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"EXISTING ADDITION TO BE
REMOVED
F 331.6 sf E331.6 sf
BA56.4 sf54.9 sf
ROOF DEMO LEGEND
D146.4 sf
G 123 sf
C60.8 sf
EXISTING ROOF TO REMAIN
EXISTING ROOF TO BE REMOVED
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
EX. FOUNDATION PLAN
SCALE: 1/8" = 1'-0"2
NORTH
EAST
SOUTH
WEST
EXISTING SOUTH ELEVATION
SCALE: 1/8" = 1'-0"6
EX. T.O. PLY
99'-0"
214.1 sf
21.5 sf 15.8 sf15.8 sf
TOTAL WALL AREA = 267.2 sf
TOTAL FENESTRATION AREA = 53.1 sf
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"
EX. MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"7
NORTH
EAST
SOUTH
WEST
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE
EX. UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"8
NORTH
EAST
SOUTH
WEST
Demo Calculations
Demolition Calculations - Ratio Method
820 E. COOPER Aspen, Colorado
Roof Demolition
Roof Label
Individual Roof Area in
Plan (Sq Ft)Roof Slope Adjustment Factor
Actual Area of
Roof Used for
Demo Calc (Sq Ft)
Area of Roof to be
Removed (Sq Ft)
A 54.9 4.75:12 1.075 59.0 59.0
B 56.4 8:12 1.202 67.8 67.8
C 60.8 9.25/12 1.263 76.8 0
D 146.4 3.25:12 1.036 151.7 0
E 331.6 9.25:12 1.263 418.8 0
F 331.6 9.25:12 1.263 418.8 0
G 123 9.25:12 1.263 123.0 0
Roof Surface Total (Sq
Ft.)
1104.70 1315.89
Roof Surface Area to
be Removed (Sq Ft.)
126.81
Demolition Totals
Roof + Wall Area Used
for Demo Calculation
(Sq Ft)
1315.89 + 1331.7 2647.59
Surface Area to be
Removed (Sq Ft.)
126.81 + 282.2 409.01
Total 15.45%
*Notes:Demo Calculations
Demolition Calculations
820 E. Cooper Aspen, Colorado
Wall Demolition
Wall Label Individual Wall Area (Sq Ft)
Area Reduced for
Fenestration (Sq Ft)
Area of Wall to be
Removed (Sq Ft)
NORTH 261.5 46.2 94.3
EAST 485.2 31.7 90.4
SOUTH 267.2 53.1 0.0
WEST 478.0 29.2 97.5
Wall Surface Area Total (Sq Ft)1491.9
Area Reduced for Fenestration (Sq Ft)160.2
Area Used for Demo Calculation (Sq Ft)1331.7
Wall Surface Area to be Removed (Sq Ft.)282.2
Demolition Totals
Roof + Wall Area Used for Demo Calculation
(Sq Ft)
1315.89 + 1331.7 2647.59
Surface Area to be Removed (Sq Ft.)126.81 + 282.2 409.01
Total 15.45%
*Notes:
116
Monday, June 19, 2023820 EAST COOPEREXISTING FAR
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-011820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2
921.4 SQ FT
A D
4
5
6
EBC
1
2
3
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"4
220 SQ FT
A D
4
5
6
EBC
1
2
3
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"1
CRAWL SPACE 6' OR LESSIN HEIGHT ARE EXEMPT
A D
4
5
6
EBC
1
2
3
134 SQ FT
A
B
C
D 6'-8"A B C D
11'-9 3/4"8'-10"11'-9 3/4"8'-10"
B.O. STRUCTURE
99'3 1/4"
T.O. LOWER LEVEL
92'-6 1/2"
SUBGRADE WALL ELEVATIONS
SCALE: 1/8" = 1'-0"3
820 E COOPER EXISTING FAR - 03.09.2023
820 E COOPER Existing Floor Area
Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)921.4
Main Level Garage Gross Floor Area 0.0
Main Level Gross Floor Area TOTAL 921.4
Main Level Countable Floor Area (Sq Ft)921.4
Main Level Garage Countable Floor Area 0.0 No Existing Garage
Main Level Countable Floor Area 921.4
Main Level Countable Floor Area TOTAL 921.4
2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)422.5
2nd Level Countable Floor Area (Sq Ft)220.0
Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)134.0
Basement Level Countable Floor Area (Sq Ft)0.0 0% Exposed Wall Area Exempt per 26.575.020.D.8
Deck/Porch Floor Area Calculations
Front Porch 0.0 Exempt per 26.575.020.D.5 Less than 30” above
finished grade
Patios 0.0 Exempt per 26.575.020.D.6 Rear/Side Patios Less than
6” Above Grade
Covered patio 0.0 Greater than 4’ overhanging
roof, all SF counts
Patio Fixed Deck 0.0
Roof Deck 0.0
Total Deck Floor Area 0.0
Exempt Deck Floor Area (Sq Ft)359.9 (2399.2SF x %15)Up to %15 Exempt per
26.575.020.D.4
Deck/Porch/patio Countable Floor Area (Sq Ft)0.0 Exempt per 26.575.020.D.4
Existing Gross Floor Area (Sq Ft)1477.9
Existing Total FAR (Sq Ft)1141.4 2,399.2 SF max allowable
FAR
REMAINING FAR SQ FT:
1257.8
1
117
820 E COOPER MITIGATION FAR - 03.13.2023
820 E COOPER Mitigation Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1080.5
Main Level Garage Gross Floor Area 332.0
Main Level Gross Floor Area TOTAL 1412.5
Main Level Mitigation Floor Area (Sq Ft)1412.5
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)523.3
2nd Level Mitigation Floor Area (Sq Ft)451.8 Less upper most stair
opening
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Mitigation Floor Area (Sq Ft)1595.0
Proposed Gross Floor Area (Sq Ft)3530.8
Total MITIGATION FLOOR AREA (Sq Ft)3459.3
1Monday, June 19, 2023820 EAST COOPERPROPOSED FAR
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-012820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"COVEREDWALKDN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
DN
HALL
105
7'11" x 16'10"
STAIR
001
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"UP
STAIR
204
UP
STAIR
106
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
8'-6"
PARKING
18'-0"PARKINGDN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2 17'-4"838.3 SQ FT
242.2 SQ FT
56 SQ FT
44 SQ FT
98.5 SQ FT
332 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"13'-3 5/8"5 1/2"5'-0"5 1/2"6'-5 3/8"3 1/2"2'-7"5 1/2"5'-0"11 1/2"6'-10 5/8"6'-6"7'-11 1/4"5 1/2"5'-1"3'-0"4'-2 3/4"11 1/2"12'-3 3/4"12'-7 1/4"
5'-5 1/2"3'-6 1/4"5'-7"3'-6"
18'-0 3/4"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 1/8" = 1'-0"1
1595 SQ FT.
A
B
C
D
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
100 SQ FT
451.8 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
71.5 SQ FT
A C B
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"9'-6"18'-0 3/4"10'-0"18'-4 1/2"9'-6"7'-0"2'-6"11 1/2"4'-2 3/4"3'-0"13'-5 3/4"13'-4 5/8"1'-1"12'-11 1/8"3'-0"5'-11"3'-0"17'-3"8'-6"2'-6"8'-6"171.6 183.8 78221
25.5
77'-3 1/4"11'-0"25.5
SUBGRADE WALL ELEVATIONS
SCALE: 1/8" = 1'-0"4
D
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
781.5
5'-6 3/4"3'-0"33'-7 7/8"11 1/2"13'-3 5/8"20'-8 1/4"11 1/2"
77'-2 1/8"
25.5
11'-0"8'-6"2'-6"820 E COOPER Proposed FAR - 06.19.2023
820 E COOPER Proposed Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1080.5
Main Level Garage Gross Floor Area 332.0
Main Level Gross Floor Area TOTAL 1412.5
Main Level Countable Floor Area (Sq Ft)1080.5
Main Level Garage Countable Floor Area 41.0 26.575.020.D.7 RMF Zone
Proposed Main Level Countable Floor Area
TOTAL
1121.5
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)523.3
2nd Level Countable Floor Area (Sq Ft)451.8
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Countable Floor Area (Sq Ft)81.3 5.1% Exposed Wall Area Exempt per 26.575.020.D.8
Proposed Deck/Porch Floor Area Calculations
Front Porch 0.0 Exempt per 26.575.020.D.5
Patios 114.0 Exempt per 26.575.020.D.6 Rear/Side Patios Less than
6” Above Grade
Covered Patio - West of Garage 98.5 Greater than 4’ overhanging
roof, all SF counts towards
deck SF
Exterior Stairs @ East Patio 39.6
Main Level Deck - Front Steps 18.0
Roof Deck 100.0
Total Deck Floor Area 256.1
Exempt Deck Floor Area (Sq Ft)359.9 (2399.2 SF x %15)Up to %15 Exempt per
26.575.020.D.4
Deck/Porch/Patio Countable Floor Area (Sq Ft)0.0 Exempt per 26.575.020.D.4
Proposed Gross Floor Area (Sq Ft)3530.8
Proposed Total FAR (Sq Ft)1654.6 2399.2 SF max allowable FAR REMAINING FAR:
744.6
1
820 E COOPER AVE Subgrade Calcs
SUBGRADE WALL CALCULATIONS
Proposed Basement Level Exposed wall
Calculations @ 820 E COOPER AVE
06/19/2023
Basement Wall Label Exposed Wall Area(Sq Ft)Total Wall Area (Sq Ft)
Wall “A”0 171.6
Wall “B”72 782
Wall “C”0 183.8
Wall “D”25.5 781.5
Overall Total Wall Area (Sq Ft)1918.9
Exposed Wall Area (Sq Ft)97.5
% of Exposed Wall Area (Sq Ft) (Exposed / Total)5.1%
1
118
820 E COOPER Historic Percentage FAR
820 E Cooper. Historic vs. Addition Floor
Area Comparison Calculations
Gross Floor Area Historic
Main Level Historic Gross Floor Area (Sq Ft)777.8
Upper Level Historic Gross Floor Area (Sq Ft)422.5
Total Historic Gross Floor Area 1200.3
Gross Floor Area Addition
Main Level Addition 242.2
Upper Level Addition 523.3
Garage 336.0
Proposed Addition Gross Floor Area 1101.5
New / Historic FAR %91.8%
2
Monday, June 19, 2023820 EAST COOPERHISTORIC FARCOMPARISON
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-013820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
HISTORIC MAIN LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"1
777.8 SQ FT
A D
4
5
6
EBC
1
2
3
NON-HISTORIC
ADDITION TO BE DEMOLISHED
NON-HISTORIC ADDITION TO
REMAIN
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
HISTORIC UPPER LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"2
A D
4
5
6
EBC
1
2
3
422.5 SQ FT
KING
BUILT IN OFFICECLOSETT.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEENSHELVINGT.O. SLAB LOWER LEVEL
88'-0"
SHELVING
18'-0 3/4"77'-3 1/8"77'-2"COVEREDWALKDN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
DN
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"UP
UP
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
8'-6"
PARKING
18'-0"PARKINGDN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"4 17'-4"838.3 SQ FT
56 SQ FT
44 SQ FT
98.5 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
242.2 SQ FT
332 SQ FT
KING
DN
DN
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
100 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
451.8 SQ FT
71.5 SQ FT
119
Monday, June 19, 2023820 EAST COOPERARCHITECTURALSITE PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A1.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LOT Q
(73.70'
R
.
O
.
W
.
)
ALLEY
-
B
L
O
C
K
1
1
1
(20.20'
W
I
D
E
)
LOT O
LOT N
LOT RCONCRETE PARKINGSTAIRWELL &STORAGE SHEDTREE
L
A
W
N
CONC
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R WINDOW WELLPAVED
R
O
A
D
W
A
Y
LOT G
LOT F
LOT E
LOT D
ADJOINING FRAME BUILDINGWINDOW WELLADJOINING BRICK BUILDINGWSO
G
GG N31°25'41"E465.84'6.8 793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
IVBIVB
IVB
IVB
HEAT PUMPCONDENSER UNITHEAT PUMPCONDENSER UNITKING
OFFICE
006
9'0" x 1
3
'
4
"
LNDRY.
0078'7 1/2"
x
6
'
4
"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
86'-6"
UP
QUEEN
QUEEN
BED
01112'9" x
1
0
'
6
"
BED
01014'5" x 1
0
'
0
1
/
2
"
BATH
012
12'10" x
5
'
2
"
BED
001
12'7" x 1
2
'
4
"
MECH.
0038'7 1/2"
x
7
'
5
1
/
2
"
BATH
002
5'0" x 9'
4
"
BUNK
R
O
O
M
00918'4 1/2
"
x
1
1
'
1
1
"SHELVINGT.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
CL.
008
5'11" x 5
'
1
1
"
SHELVIN
G
BATH
004
5'0" x 5'
0
"
STAIR
00510'0" x
1
3
'
0
"
18'-0 3/4"77'-3 1/8"77'-2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
DN
T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
T.O. SLAB
@
G
A
R
A
G
E
98'-0"
DN
T.O. SLA
B
98'-10 1/
2
"
T.O. SLA
B
@
E
D
G
E
98'-8 1/4
"
GARAG
E
10713'10" x
2
2
'
0
"
DN
HALL
1057'11" x 1
6
'
1
0
"
STAIR
001
KITCHE
N
102
12'4" x 1
6
'
2
"
PANTR
Y
104
6'4" x 6'
7
"
PATIO
108
PATIO
109
diningdesk
+7936.0'
+7936.0'
79
3
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75'
+
7937'+
UP
STAIR
204
UP
STAIR
106
bench7938.0'+
7938.0'
BENCHBENCH
TVBOOK C
A
S
E
7937.0'+
7937.0'
7936.5'+
+7936.5'
+7937.5'
7936.0'
7937.0'+
7936.5'+
7936.0'+
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
BAR
POWDE
R
103
5'4" x 5'
0
"
LIVING
101
7936.0'+
7935.75'
+
8'-6"
PARKING
18'-0"PARKINGT.O. PLY
M
A
I
N
L
E
V
E
L
99'-0"
DN
NEW AD
D
I
T
I
O
N
HISTORI
C
A
B
11'-9 3/4
"
8'-10"
PROPSOSED SITE PLAN
SCALE: 1/8" = 1'-0"1
NO SNOMELT IN APRON
NON PERVIOUSHARDSCAPING - ROOFOVER BASEMENT
NON PERVIOUSHARDSCAPING
NON PERVIOUS HARDSCAPING - ROOF OVER BASEMENT
EXISTING LANDSCAPEPAVERS
PERVIOUS PAVERS
EXISTING FENCE TOREMAIN
EXISTING FENCE TO REMAIN
EXISTING FRONT PATHTO REMAIN
EXISTING FENCE AND
GATE TO REMAIN
PROPER
T
Y
L
I
N
E
PROPER
T
Y
L
I
N
E
SITE PLAN NOTES:
1. ALL LANDSCAPE PAVING TO BE PERVIOUS RE: CIVIL.
2. LIGHT WELLS TO EXTEND MAX. 6" ABOVE FINISH GRADE
3. ALL EXISTING FENCING TO REMAIN OR REPLACED IN KIND
4. RE: CIVIL PLANS FOR STORMWATER MITIGATION AND GRADING
EXISTING BOLLARD
ELECTRICAL TRANSFOMERON CONCRETE PAD
DRYWELL LOCATION RE: CIVIL
10'-9"5'-0"GARAGE8'-0"UPPER LEVEL10'-0"BASEMENTSETBACK
-
5
'
G
A
R
A
G
E
SIDE SETBACK - 5'SIDE SETBACK - 5'1 CAR GARAGE
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F SETBACK - 5' PER R/MF5'-0"
4'-5 1/2"SETBACK - 5' PER R/MFADDITIONAL BOLLARD
NEW BRICK CLADENTRY STEPS
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F
EGRESS WELL W/GUARDRAIL
EGRESS WELL W/ GUARDRAIL
EGRESS WELL W/ GUARDRAIL
LOT P820 E.
C
O
O
P
E
R
A
V
E
PARCE
L
I
D
N
O
.
273718
2
2
8
0
0
5
AREA ±
:
2999 S
Q
.
F
T
.
0.068 A
C
R
E
S
LOT Q
(73.70'
R
.
O
.
W
.
)
ALLEY
-
B
L
O
C
K
1
1
1
(20.20'
W
I
D
E
)
LOT O
LOT N
LOT R
1 - STORYFRAME HOUSECONCRETE PARKINGG
A
T
E CONCRETE PARKINGSTAIRWELL &STORAGE SHED1.1'
TREE
L
A
W
N
CONC
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R WINDOW WELLSTONE
RETAINING
WALL
(TYP)
PAVED
R
O
A
D
W
A
Y
LOT G
LOT F
LOT E
LOT D
ADJOINING FRAME BUILDINGWINDOW WELLADJOINING BRICK BUILDINGIVBIVB
IVB
IVB
WSO WOOD RETAININGWALL (TYP)G
E G
GG N31°25'41"E465.84'S05°02'20"E3.72.2
7.06.8
37.420.527.80.9 20.25.110.9
5.1793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
FOUND #5 REBAR
NO CAP
4" BACKWATERVALVE4" BAC
K
W
A
T
E
R
VALVE
FOUND #5 REBAR
NO CAP
4" BACKWATERVALVE4" BAC
K
W
A
T
E
R
VALVE
LIVING DRWG
E
UP
DN
KITCHE
N
M. BAT
H
M. BED
BATH
MUDR
O
O
M
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
7937'-0"
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
99'-0"
EXISTING SITE PLAN
SCALE: 1/8" = 1'-0"2
EXISTING LANDSCAPEPAVERS
EXISTING LANDSCAPEPAVERS CONT.
EXISTING FENCE TOREMAIN
EXISTING FENCE TO REMAIN
EXISTING FRONT PATHTO REMAIN
EXISTING FENCE AND
GATE TO REMAIN
PROPER
T
Y
L
I
N
E
SETBACK
-
5
'
G
A
R
A
G
E
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F
PROPER
T
Y
L
I
N
E
SETBAC
K
-
1
0
'
P
E
R
R
/
M
FSETBACK - 5' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'GARDEN TO BE REMOVED
EXISTING WOOD PLANTER TO BE REMOVED
SETBACK - 5' PER R/MF10'-9"5'-0"
4'-5 1/2"36'-9 1/2"120
Monday, June 19, 2023820 EAST COOPERLANDSCAPE PLAN
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A1.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LOT QALLEY - BLOCK 111(20.20' WIDE)LOT OCONCRETE PARKING
STAIRWELL &
STORAGE SHEDTREE LAWNCONCRETE CURB & GUTTERWINDOW WELLPAVED ROADWAYADJOINING FRAME BUILDING
WINDOW WELL
ADJOINING BRICK BUILDING
WSOGGG6.87937
7938 793779377936
7936793779
3
7 7936IVB
IVB IVB
IVB
HEAT PUMP
CONDENSER UNIT
HEAT PUMP
CONDENSER UNIT KINGT.O. SLAB LOWER LEVEL88'-0"T.O. SLAB LOWER LEVEL86'-6"UPQUEENQUEENSHELVING
T.O. SLAB LOWER LEVEL88'-0"SHELVING18'-0 3/4"77'-3 1/8"
77'-2"DNDNT.O. SLAB @ EDGE98'-8 1/4"DNdiningdesk UPUPbench7938.0'BENCHBENCH
TV
BOOK CASE7937.0'BAR8'-6"PARKING18'-0"
PARKING
DNPROPSOSED LANDSCAPE PLAN
SCALE: 1/4" = 1'-0"1 PROPERTY LINEPROPERTY LINESETBACK - 5' GARAGESETBACK - 10' PER R/MFSIDE SETBACK - 5'
SIDE SETBACK - 5'1 CAR GARAGESETBACK - 5' PER R/MF
LANDSCAPE KEY
SETBACK - 10' PER R/MFSETBACK - 5' PER R/MF
FRONT LAWN - SOD
DECORATIVE FREE DRAINING GRAVEL - LIGHT GRAY
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
EXISTING CONIFEROUS TREE TO BE REMOVED
FOR SHORING AND EXCAVATION
MORTAR SET PAVER DRIVE - LIGHT GRAY
BRICK PAVER OVER CONDITIONED SPACE
EXISTING DECIDUOUD TREE TO BE REMOVED FOR SHORING AND EXCAVATION
FLAGSTONE PAVER - MATCH EXISTING
CONCRETE PAD - GRAY/BRUSHED
EXISTING FENCE TO REMAIN
REPAIR AS NEEDED
EXISTING ROSE BUSH
PROPOSED LILAC
PROPOSED GREEN GEM BOXWOOD
NEW METAL FENCE
RAISED STEEL PLANTER BED W/
PERENNIALS 6" ABOVE GRADE
EXISTING GATE TOREMAIN
NEW 4' METAL
FENCE AND GATE
NEW STEEL EDGE
PLANTER BOX
PERVIOUS BRICK PAVERS
CONDENSING UNIT CONDENSING UNIT NEW 4' METAL FENCE W/ GATE
BOLLARDS TO PROTECT EXISTING
TRANSFORMER
NEW BRICK CLADENTRY STEPS
EGRESS WELL W/
GUARDRAIL - HOLD 3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
121
Monday, June 19, 2023820 EAST COOPERFOUNDATION /BASEMENT PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"13'-3 5/8"5 1/2"5'-0"5 1/2"6'-5 3/8"3 1/2"2'-7"5 1/2"5'-0"11 1/2"6'-10 5/8"6'-6"7'-11 1/4"5 1/2"5'-1"3'-0"4'-2 3/4"11 1/2"12'-3 3/4"12'-7 1/4"
5'-5 1/2"3'-6 1/4"5'-7"3'-6"
18'-0 3/4"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
EXISTING CRAWLSPACE AND FOUNDATION PLAN
SCALE: 3/16" = 1'-0"2
NOTES:1. EXISTING CRAWL SPACES, MECH ROOM, AND FOUNDATION TO BE REMOVED
122
Monday, June 19, 2023820 EAST COOPERMAIN LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
OFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"T.O. PLY MAIN LEVEL
100'-0"
DN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"T.O. PLY MAIN LEVEL
100'-0"
T.O. SLAB @ GARAGE
98'-0"
DN
T.O. SLAB
98'-10 1/2"
T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
DN
HALL
105
7'11" x 16'10"
STAIR
001
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"+7936.0'+7936.0'
793
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75'+
7937'+
UP
STAIR
204
UP
STAIR
106
bench7938.0'+
7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'+
7937.0'
7936.5'+
+7936.5'+7937.5'
7936.0'
7937.0'+
7936.5'+
7936.0'+
T.O. SLAB @ GARAGE
98'-0"
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
7936.0'+
7935.75'+
8'-6"
PARKING
18'-0"PARKINGT.O. PLY MAIN LEVEL
99'-0"
DN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
1
A4.2
1
A4.2
1
A4.1
10'-9"FRONT SETBACK10'-0"REAR SETBACK5'-0"GARAGE SETBACK4'-5 1/2"
SIDE
5'-0 1/4"
SIDE 71'-10 1/2"3
A4.1
2
A4.1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
10'-9"123
Monday, June 19, 2023820 EAST COOPERUPPER LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
9 1/4":12"9 1/4:12"
3 1/412"
9 1/4:12"9 1/4:12"
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"EXISTING ADDITION
TO BE REMOVED
124
Monday, June 19, 2023820 EAST COOPERROOF PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
NICHE
NICHE NICHENICHENICHEOPEN
19'-6 3/4"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED ROOF PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
6":12"6":12"
9":12"9":12"
STANDING SEAM METAL ROOF
MATCH EXISTING K
STYLE GUTTER
MATCH EXISTING K
STYLE GUTTER
9 1/4":12"9 1/4:12"
3 1/412"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING K STYLEGUTTER TO REMAIN
EXISTING K STYLE
GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
9 1/4:12"9 1/4:12"
FLAT ROOF
EXISTING ASPHALT SHINGLE ROOF
NEW CHIMNEY FLUE
NEW ROOF VENT
3
A4.1
2
A4.1
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
B C
1
2
3
EXISTING ROOF PLAN
SCALE: 3/16" = 1'-0"2
9 1/4"/12"9 1/4"/12"
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING K STYLEGUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ADDITION
TO BE REMOVED
125
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"2
1
T.O. PLY AT ENTRY EXISTING
99'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
100'-0"
FRONT/SOUTH ELEVATION
SCALE: 1/4" = 1'-0"1
2
1
T.O. SLAB
88'-0"
Direct vent
chimney
2'-6"minEGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
126
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
ADDITION - NORTH ELEVATION
SCALE: 1/4" = 1'-0"1
ADEBC
8'-4 1/2"6'-5"2'-5 1/4"2'-9"
14'-9 1/2"5'-2 1/4"
19'-11 3/4"
T.O. SLAB
88'-6"
T.O. SLAB
87'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. SLAB @ GARAGE
98'-0"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE22'-5 3/8"BUIDLING HEIGHT2
3
2
T.O. PLY @ HISTORIC
100'-0"
1
3
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
1
EX. T.O. PLY @ HISTORIC
99'-0"
127
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
123
EAST ELEVATION
SCALE: 1/4" = 1'-0"1
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"NEW ADDITIONHISTORIC6'-1"11'-1 1/2"16'-8 1/2"6'-0 1/8"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-11 3/8"BUILDING HEIGHT5
6
2
4
5
3
4
1
T.O. SLAB @ GARAGE
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
456
37'-5"6'-11"
EGRESS WELL
GUARDRAIL
EGRESS WELL
GUARDRAIL3'-0"MIN3'-0"MINEGRESS WELL
GUARDRAIL 3'-0"MINMATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION
TO BE REMOVED
EX. T.O. PLY @ HISTORIC
99'-0"
1
4
128
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
1 2 3
T.O. PLY. MAIN LEVEL
100'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"
B.O. HEADER
107'-8"
=7935'-10 1/4"
WEST ELEVATION
SCALE: 1/4" = 1'-0"1 NEW ADDITIONHISTORICB.O. HEADER
106'-0"
B.O. HEADER
115'-0"
6'-0"16'-8 1/2"4'-8"12'-5 3/4"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-9 1/2"BUILDING HEIGHT4
1
5
3
5
2
2
11'-7 1/4"
4 5 6
T.O. SLAB
88'-0"
6'-11"37'-5"3'-0"MINEGRESS WELL
GUARDRAIL
EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
129
Monday, June 19, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A4.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
SECTION 1
SCALE: 1/4" = 1'-0"1
B.O. CEILING
107'-0"
T.O. PLY. UPPER LEVEL
108'-0"
A D EBC
T.O. PLY. @ ENTRY
99'-0"6'-8 5/8"2'-9"2'-5 1/4"6'-5"8'-4 1/2"
19'-11 3/4"
T.O. SLAB
88'-0"8'-0 1/2"ADEBC
2'-6"minSECTION THROUGH CONNECTOR
SCALE: 1/4" = 1'-0"3
T.O. PLY UPPER LEVEL
108'-0"
T.O. SLAB
88'-0"
T.O. PLY @ CONNECTOR
99'-0"
8'-4 1/2"6'-7"2'-3 1/4"2'-9"
1
1
6
19'-11 3/4"
SECTION THROUGH CONNECTOR
SCALE: 1/4" = 1'-0"2
T.O. SLAB
88'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"
A D EBC
2'-9"2'-5 1/4"6'-5"8'-4 1/2"
5'-2 1/4"14'-9 1/2"
19'-11 3/4"
5 1/2"2'-11"3'-3 1/2"3'-3 1/2"3'-3 1/2"3'-3 1/2"3'-3 1/2"21'-2 3/8"2
6
130
Monday, June 19, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A4.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
SECTION 1
SCALE: 1/4" = 1'-0"1
T.O. PLY. MAIN LEVEL
100'-0"
T.O. SLAB
88'-0"
T.O. SLAB
88'-0"9'-0"8'-6"9'-6 1/2"T.O. SLAB
87'-6"
T.O. PLY UPPER LEVEL
108'-0"10'-0"10'-6"T.O. PLY AT ENTRY
99'-0"
=7937.0'
T.O. SLAB @ GARAGE
98'-0"=7935'-10 1/4"
1 2 3
9'-6 1/2"9'-0"8'-0"=7938.0'
T.O. GRADE @ ENTRY
99'-0"
EXISTING GRADE @ ENTRY = 7937.0'6"6"4 5 6
6'-11"37'-5"6'-0"16'-8 1/2"17'-2 5/8"
131
Monday, June 19, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
R1.0820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
ANGLED PERSPECTIVE2
FRONT PERSPECTIVE1
132
Monday, June 19, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
R2.0820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
PERSPECTIVE 1
Scale: 1/2" = 1'-0"1
PERSPECTIVE 2
Scale: 3/8" = 1'-0"2
PERSPECTIVE 3
Scale: 1/2" = 1'-0"3
PERSPECTIVE 4
Scale: 1/2" = 1'-0"4
133
Memorandum
TO: Sara Adams, AICP, BendonAdams
FROM: Kirsten Armstrong, Principal Planner, Historic Preservation, Community
Development Department
DATE: 6/8/2023
PROJECT: LPA-23-032, Major Development Conceptual HPC Review, Temporary
Relocation, Variations, and Establishment of 2 TDRs
COMMENTS:
These comments are not intended to be exhaustive, but an initial response to the Land Use
application submitted for review. Other requirements may be requested at time of permit.
Zoning: Please be aware that window wells that encroach into the minimum required setback are
limited to an interior dimension of 3 feet x 3 feet, as required by Building Code. There
appears that along the east side of the proposed historic resource, is a window well that
is intended to provide egress for two adjacent bedrooms in the subgrade level. This
window well can have an interior dimension of 3 feet out from the wall of the building and
6 feet in width. When this window well is scaled it has an interior dimension of 3 feet 2
inches depth from wall and 8 feet in length. This will need to be corrected prior to
submission of a building permit. Alternatively, the applicant could add a side yard setback
request to HPC to vary the east side yard setback expressly for the oversized window
well.
Building:
1) The code was amended to eliminate grates over emergency escape and rescue window
wells.
2) The well on the west side will need to be relocated to the east side if a walkway is located
on the west side.
3) Window wells in setbacks are limited to the minimum size for building code compliance.
These window wells will need to be a maximum 3’ x 3’ at each escape well.
Parks:
The Parks Department has reviewed the application and desires to ensure the
preservation and protection of any existing trees & root structures to remain on the
property. It is imperative that any trees designated for removal at 820 E Cooper Avenue
undergo the proper permitting and mitigation process. Additionally, it is crucial that air-
spading is conducted in concert with excavation within the drip lines of the trees along the
east side of the property line. This measure will safeguard the health and integrity of
neighboring trees by minimizing potential damage to their root systems during excavation.
134
Initial HPC Comments:
1) Set new chimney flue and roof vent back as far as possible from street facing façade,
minimize appearance, and paint a dark color.
2) Preliminary material representations are requested when available.
3) Regarding new amendment to code for window well grates, coordinate how the applicant
wants to proceed in order to minimize potential guard viewshed concerns.
4) There is concern about the height of the addition creating an imposition on the historic
structure. A recommendation may be made at the HPC meeting regarding the height of
the second floor of the addition.
135
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
August 8, 2023
Re: 820 East Cooper Avenue – Response to staff memo
Dear Kirsten and HPC,
Thank you for the memo on the 820 East Cooper Avenue project. We have read through
the staff recommendation about mass, scale and specifically the length of the connecting
element. The lot is 2,999 sf in size, and the small one story landmark is 44’4” in length.
The landmark is in its original location and has a 10’9” front yard setback, which means that
more than half of the lot cannot be altered above grade. These site constraints result in
the request for a rear yard setback variance and a staggered connecting element to
accommodate a stairway to access the second floor and basement level. It is important to
note, if HPC members visit the site before the hearing, that the trees and adjacent two
story property to the east obscure any visibility of the interior stairway on the east
elevation.
Connecting Element
We restudied the floor plan to extend the connecting element to be 10’ on the east
elevation (original proposal is 6’1”), and 18’ on the west elevation (original proposal is 17’
1”). This extension adds square footage to the lot, shortens the length of the garage, and
pushes the addition into the rear yard setback 6’ (original proposal is 2’). Lauren and Anton,
the owners, do not prefer this option. They value the size of the garage in the original
proposal and do not see the value in the new oversized hallway. The project is under the
allowable floor area by ~750 sf (2 TDRs are requested to be severed), and is 2.5’ under the
maximum height limit. Unlike many HPC projects, the owners are the end users and are
long time locals that intend to raise their young kids in this house. They are not
approaching this project to maximize the Land Use Code or the historic benefits, but just
want a workable solution for their family. The renderings demonstrate the minimal visual
impact the proposed two story addition has on the one story landmark.
Height
Typical to most Aspen properties, 820 East Cooper slopes 2’ down from Cooper Avenue to
the alley. This situation lowers the height of the addition per Aspen height measurements,
but also creates challenges to interior floor levels. The addition consists of a one car garage,
and a bedroom and a full bathroom on the second level. The garage is the minimum 9’
height and already requires a special order low clearance garage door. The second level is
an 8’ plate height. There is no feasible way to lower the height of the building without
changing the gable roof pitch or form.
Page 2 of 3
820 East Cooper Avenue
Lightwells
Relocating the west lightwell to the east side yard conflicts with tree roots of the
neighboring property. We are concerned with the request for vertical lightwell railings. The
proposed horizontal railings are easier to get out of in an emergency and can be screened
from the street with landscaping if needed.
TDRs
The total proposed floor area with the larger connecting element is 1,660 sf out of an
allowable maximum of 2,399 sf, leaving 745 sf of unused floor area. Two TDRs are available
to be severed from the property with option B.
The HPC packet did not include our responses to referral comments - Exhibit M is attached
for your review prior to the hearing. Exhibit N is “option B” with the extended connecting
element discuss above and requested 4’ rear yard setback variation.
Kind Regards,
Sara Adams, AICP
BendonAdams, LLC
Exhibits
A – Review Criteria
A.1 Conceptual Design Guidelines
A.2 Demolition
A.3 Temporary relocation to excavate basement
A.4 Letter from Engineer attesting to relocation
A.5 Setback Variation for second floor living space
B – Transferable Development Rights
B.1 Review Criteria
B.2 Acknowledgement of TDRs
B.3 Draft Deed Restriction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L - Drawing set
L.1 Stamped survey
L.2 Civil/drainage drawing set
L.3 Existing and proposed drawings and renderings
M – Supplemental
M.1 Responses to referral comments
Page 2 of 3
820 East Cooper Avenue
M.2 Updated drawing set to correspond to referral responses – OWNERS PREFERRED
OPTION
N – Option B with extended connecting element –
N.1 Response memo
N.2 Floor plans showing longer connecting element
Tuesday, August 8, 2023820 EAST COOPERLANDSCAPE PLAN
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A1.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
LOT QALLEY - BLOCK 111(20.20' WIDE)LOT OCONCRETE PARKING
STAIRWELL &
STORAGE SHEDTREE LAWNCONCRETE CURB & GUTTERWINDOW WELLPAVED ROADWAYADJOINING FRAME BUILDING
WINDOW WELL
ADJOINING BRICK BUILDING
WSOGGG6.87937
7938 793779377936
7936793779
3
7 7936IVB
IVB IVB
IVB
HEAT PUMP
CONDENSER UNIT
HEAT PUMP
CONDENSER UNIT KINGT.O. SLAB LOWER LEVEL88'-0"T.O. SLAB LOWER LEVEL86'-6"QUEENQUEENSHELVING
T.O. SLAB LOWER LEVEL88'-0"SHELVING77'-3 1/8"
77'-2"
NICHE UPDNT.O. SLAB @ EDGE98'-8 1/4"DNdiningdesk
UPbench7938.0'BENCHBENCH
TV
BOOK CASE7937.0'BAR8'-6"PARKING18'-0"
PARKING
DNUPDNPROPSOSED LANDSCAPE PLAN
SCALE: 1/4" = 1'-0"1 PROPERTY LINEPROPERTY LINESETBACK - 5' GARAGESETBACK - 10' PER R/MFSIDE SETBACK - 5'
SIDE SETBACK - 5'1 CAR GARAGESETBACK - 5' PER R/MF
LANDSCAPE KEY
SETBACK - 10' PER R/MFSETBACK - 5' PER R/MF
FRONT LAWN - SOD
DECORATIVE FREE DRAINING GRAVEL - LIGHT GRAY
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
EXISTING CONIFEROUS TREE TO BE REMOVED
FOR SHORING AND EXCAVATION
MORTAR SET PAVER DRIVE - LIGHT GRAY
BRICK PAVER OVER CONDITIONED SPACE
EXISTING DECIDUOUD TREE TO BE REMOVED FOR SHORING AND EXCAVATION
FLAGSTONE PAVER - MATCH EXISTING
CONCRETE PAD - GRAY/BRUSHED
EXISTING FENCE TO REMAIN
REPAIR AS NEEDED
EXISTING ROSE BUSH
PROPOSED LILAC
PROPOSED GREEN GEM BOXWOOD
NEW METAL FENCE
RAISED STEEL PLANTER BED W/
PERENNIALS 6" ABOVE GRADE
EXISTING GATE TOREMAIN
NEW 4' METAL
FENCE AND GATE
NEW STEEL EDGE
PLANTER BOX
PERVIOUS BRICK PAVERS
CONDENSING UNIT CONDENSING UNIT NEW 4' METAL FENCE W/ GATE
BOLLARDS TO PROTECT EXISTING
TRANSFORMER
NEW BRICK CLADENTRY STEPS
EGRESS WELL W/
GUARDRAIL - HOLD 3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
4'-0"
REQUESTED UPPER LEVEL
SETBACK ENCROACHMENT
Tuesday, August 8, 2023820 EAST COOPERFOUNDATION /BASEMENT PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A2.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
STAIR
005
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"14'-1 3/8"5 1/2"4'-11"5 1/2"3'-2"5 1/2"10'-5"11 1/2"6'-9 5/8"3'-11 1/2"7'-0"5 1/2"5'-0"5 1/2"3'-2 1/4"3'-0"4'-2 3/4"11 1/2"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"NICHEBATH
004
5'0" x 5'0"
UP
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
EXISTING CRAWLSPACE AND FOUNDATION PLAN
SCALE: 3/16" = 1'-0"2
NOTES:1. EXISTING CRAWL SPACES, MECH ROOM, AND FOUNDATION TO BE REMOVED
Tuesday, August 8, 2023820 EAST COOPERMAIN LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A2.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
KING
OFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
STAIR
005
77'-3 1/8"77'-2"NICHEBATH
004
5'0" x 5'0"
UP
T.O. PLY MAIN LEVEL
100'-0"12'-6"5'-1"5 1/2"6'-11"10'-0"T.O. PLY MAIN LEVEL
100'-0"T.O. SLAB @ GARAGE98'-0"DN
T.O. SLAB
98'-10 1/2"
T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 21'2"
DN
HALL
105
7'11" x 16'10"
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"7'-0"10'-6 7/8"3'-6"3'-6"+7936.0'+7936.0'
793
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75'+
7937'+
STAIR
204
UP
bench7938.0'+
7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'+
7937.0'
7936.5'+
+7936.5'+7937.5'
7936.0'
7937.0'+
7936.5'+
7936.0'+
T.O. SLAB @ GARAGE
98'-0"
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
7936.0'+
7935.75'+
8'-6"
PARKING
18'-0"PARKINGT.O. PLY MAIN LEVEL
99'-0"5 1/2"21'-2"5 1/2"5 1/2"13'-10"5 1/2"
DN
STAIR
001
UP
STAIR
106
DN
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
1
A4.2
1
A4.2
1
A4.1
10'-9"FRONT SETBACK10'-0"REAR SETBACK5'-0"GARAGE SETBACK4'-5 1/2"
SIDE
5'-0 1/4"
SIDE 71'-10 1/2"3
A4.1
2
A4.1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
10'-9"
Tuesday, August 8, 2023820 EAST COOPERUPPER LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A2.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 14'2"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"15'-8 5/8"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"6'-2 7/8"2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHE4'-0"REAR SETBACK19'-6 3/4"24'-11 3/8"10'-1 3/4"5 1/2"11'-8 1/2"5 1/2"5'-3 3/4"12'-7 1/4"34'-5"12'-2 1/2"OPEN
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
9 1/4":12"9 1/4:12"
3 1/412"
9 1/4:12"9 1/4:12"
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"EXISTING ADDITION
TO BE REMOVED
Tuesday, August 8, 2023820 EAST COOPERROOF PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A2.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
STAIR
005
77'-3 1/8"77'-2"NICHEBATH
004
5'0" x 5'0"
UPCOVEREDWALK
T.O. PLY MAIN LEVEL
100'-0"
T.O. PLY MAIN LEVEL
100'-0"T.O. SLAB @ GARAGE98'-0"DN
T.O. SLAB
98'-10 1/2"
T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 21'2"
DN
HALL
105
7'11" x 16'10"
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk
STAIR
204
UP
bench7938.0'
BENCHBENCH
TVBOOK CASE
7937.0'
7936.0'
T.O. SLAB @ GARAGE
98'-0"
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
8'-6"
PARKING
18'-0"PARKINGT.O. PLY MAIN LEVEL
99'-0"
DN
STAIR
001
UP
STAIR
106
DN
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 14'2"
DN STAIR
204
NICHE
NICHE NICHENICHENICHE19'-6 3/4"
OPEN
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED ROOF PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
9":12"9":12"
STANDING SEAM METAL ROOF
MATCH EXISTING K
STYLE GUTTER
MATCH EXISTING K
STYLE GUTTER
9 1/4":12"9 1/4:12"
3 1/412"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING K STYLEGUTTER TO REMAIN
EXISTING K STYLE
GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
9 1/4:12"9 1/4:12"
FLAT ROOF
EXISTING ASPHALT SHINGLE ROOF
NEW CHIMNEY FLUE
NEW ROOF VENT
3
A4.1
2
A4.1 10"8'-3"11"10'-0"10"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
B C
1
2
3
EXISTING ROOF PLAN
SCALE: 3/16" = 1'-0"2
9 1/4"/12"9 1/4"/12"
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING K STYLEGUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ADDITION
TO BE REMOVED
Tuesday, August 8, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A3.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"2
1
T.O. PLY AT ENTRY EXISTING
99'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
100'-0"
FRONT/SOUTH ELEVATION
SCALE: 1/4" = 1'-0"1
2
1
T.O. SLAB
88'-0"
Direct vent
chimney
2'-6"minEGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
Tuesday, August 8, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A3.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
ADDITION - NORTH ELEVATION
SCALE: 1/4" = 1'-0"1
ADEBC
8'-4 1/2"6'-5"2'-5 1/4"2'-9"
14'-9 1/2"5'-2 1/4"
19'-11 3/4"
T.O. SLAB
88'-6"
T.O. SLAB
87'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. SLAB @ GARAGE
98'-0"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE22'-5 3/8"BUIDLING HEIGHT2
3
2
T.O. PLY @ HISTORIC
100'-0"
1
3
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
1
EX. T.O. PLY @ HISTORIC
99'-0"
Tuesday, August 8, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A3.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
123
EAST ELEVATION
SCALE: 1/4" = 1'-0"1
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"NEW ADDITIONHISTORIC10'-0"8'-1 1/2"15'-10"6'-0 1/8"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-11 3/8"BUILDING HEIGHT5
6
2
4
5
3
4
1
T.O. SLAB @ GARAGE
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
456
37'-5"6'-11"
EGRESS WELL
GUARDRAIL
EGRESS WELL
GUARDRAIL3'-0"MIN3'-0"MINEGRESS WELL
GUARDRAIL 3'-0"MINMATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION
TO BE REMOVED
EX. T.O. PLY @ HISTORIC
99'-0"
1
4
Tuesday, August 8, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
A3.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
1 2 3
T.O. PLY. MAIN LEVEL
100'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"
B.O. HEADER
107'-8"
=7935'-10 1/4"
WEST ELEVATION
SCALE: 1/4" = 1'-0"1 NEW ADDITIONHISTORICB.O. HEADER
106'-0"
B.O. HEADER
115'-0"
6'-0"15'-10"5'-6 1/2"12'-5 3/4"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-9 1/2"BUILDING HEIGHT4
1
5
3
5
2
2
11'-7 1/4"
4 5 6
T.O. SLAB
88'-0"
6'-11"37'-5"3'-0"MINEGRESS WELL
GUARDRAIL
EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
Tuesday, August 8, 2023820 EAST COOPERPROPOSED FAR
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
Z-012820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANS
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
STAIR
005
77'-3 1/8"77'-2"NICHEBATH
004
5'0" x 5'0"
UPCOVEREDWALK
12'-6"5'-1"5 1/2"6'-11"10'-0"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 21'2"
DN
HALL
105
7'11" x 16'10"
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"7'-0"10'-6 7/8"3'-6"3'-6"STAIR
204
UP
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
8'-6"
PARKING
18'-0"PARKING5 1/2"21'-2"5 1/2"5 1/2"13'-10"5 1/2"
DN
STAIR
001
UP STAIR
106
DN
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2 17'-4"838.3 SQ FT
218.7 SQ FT
87.6 SQ FT
46.1 SQ FT
94.6 SQ FT
326 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
STAIR
005
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"14'-1 3/8"5 1/2"4'-11"5 1/2"3'-2"5 1/2"10'-5"11 1/2"6'-9 5/8"3'-11 1/2"7'-0"5 1/2"5'-0"5 1/2"3'-2 1/4"3'-0"4'-2 3/4"11 1/2"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"NICHEBATH
004
5'0" x 5'0"
UP
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 1/8" = 1'-0"1
1595 SQ FT.
A
B
C
D
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 14'2"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"15'-8 5/8"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"6'-2 7/8"2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHE4'-0"REAR SETBACK19'-6 3/4"24'-11 3/8"10'-1 3/4"5 1/2"11'-8 1/2"5 1/2"5'-3 3/4"12'-7 1/4"34'-5"12'-2 1/2"OPEN
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
122.5 SQ FT
484 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
56.6 SQ FT
A C B
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"9'-6"18'-0 3/4"10'-0"18'-4 1/2"9'-6"7'-0"2'-6"11 1/2"4'-2 3/4"3'-0"13'-5 3/4"13'-4 5/8"1'-1"12'-11 1/8"3'-0"5'-11"3'-0"17'-3"8'-6"2'-6"8'-6"171.6 183.8 78221
25.5
77'-3 1/4"11'-0"25.5
SUBGRADE WALL ELEVATIONS
SCALE: 1/8" = 1'-0"4
D
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
781.5
5'-6 3/4"3'-0"33'-7 7/8"11 1/2"13'-3 5/8"20'-8 1/4"11 1/2"
77'-2 1/8"
25.5
11'-0"8'-6"2'-6"820 E COOPER AVE Subgrade Calcs
SUBGRADE WALL CALCULATIONS
Proposed Basement Level Exposed wall
Calculations @ 820 E COOPER AVE
06/19/2023
Basement Wall Label Exposed Wall Area(Sq Ft)Total Wall Area (Sq Ft)
Wall “A”0 171.6
Wall “B”72 782
Wall “C”0 183.8
Wall “D”25.5 781.5
Overall Total Wall Area (Sq Ft)1918.9
Exposed Wall Area (Sq Ft)97.5
% of Exposed Wall Area (Sq Ft) (Exposed / Total)5.1%
1
820 E COOPER Proposed FAR - 08.08.2023
820 E COOPER Proposed Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1057.0
Main Level Garage Gross Floor Area 326.0
Main Level Gross Floor Area TOTAL 1383.0
Main Level Countable Floor Area (Sq Ft)1057.0
Main Level Garage Countable Floor Area 38.0 26.575.020.D.7 RMF Zone
Proposed Main Level Countable Floor Area
TOTAL
1095.0
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)540.6
2nd Level Countable Floor Area (Sq Ft)484.0
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Countable Floor Area (Sq Ft)81.3 5.1% Exposed Wall Area Exempt per 26.575.020.D.8
Proposed Deck/Porch Floor Area Calculations
Front Porch 0.0 Exempt per 26.575.020.D.5
Patios 133.7 Exempt per 26.575.020.D.6 Rear/Side Patios Less than
6” Above Grade
Covered Patio - West of Garage 94.6 Greater than 4’ overhanging
roof, all SF counts towards
deck SF
Exterior Stairs @ East Patio 39.6
Main Level Deck - Front Steps 18.0
Roof Deck 122.5
Total Deck Floor Area 274.7
Exempt Deck Floor Area (Sq Ft)359.9 (2399.2 SF x %15)Up to %15 Exempt per
26.575.020.D.4
Deck/Porch/Patio Countable Floor Area (Sq Ft)0.0 Exempt per 26.575.020.D.4
Proposed Gross Floor Area (Sq Ft)3518.6
Proposed Total FAR (Sq Ft)1660.3 2399.2 SF max allowable FAR REMAINING FAR:
738.9
1
820 E COOPER MITIGATION FAR - 08.08.2023
820 E COOPER Mitigation Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1057.0
Main Level Garage Gross Floor Area 326.0
Main Level Gross Floor Area TOTAL 1383.0
Main Level Mitigation Floor Area (Sq Ft)1383.0
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)540.6
2nd Level Mitigation Floor Area (Sq Ft)484.0 Less upper most stair
opening
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Mitigation Floor Area (Sq Ft)1595.0
Proposed Gross Floor Area (Sq Ft)3518.6
Total MITIGATION FLOOR AREA (Sq Ft)3462.0
1
Tuesday, August 8, 2023820 EAST COOPERHISTORIC FARCOMPARISON
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE-REV1A.vwx21084
Z-013820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
08/08/23ALT. PLANSLIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
HISTORIC MAIN LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"1
777.8 SQ FT
A D
4
5
6
EBC
1
2
3
NON-HISTORIC
ADDITION TO BE DEMOLISHED
NON-HISTORIC ADDITION TO
REMAIN
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
HISTORIC UPPER LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"2
A D
4
5
6
EBC
1
2
3
422.5 SQ FT
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
14'9" x 10'5"
MECH.
003
BATH
002
5'0" x 8'8"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
STAIR
005
77'-3 1/8"77'-2"NICHEBATH
004
5'0" x 5'0"
UPCOVEREDWALK
12'-6"5'-1"5 1/2"6'-11"10'-0"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 21'2"
DN
HALL
105
7'11" x 16'10"
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"7'-0"10'-6 7/8"3'-6"3'-6"STAIR
204
UP
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
8'-6"
PARKING
18'-0"PARKING5 1/2"21'-2"5 1/2"5 1/2"13'-10"5 1/2"
DN
STAIR
001
UP STAIR
106
DN
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"4 17'-4"838.3 SQ FT
218.7 SQ FT
87.6 SQ FT
46.1 SQ FT
94.6 SQ FT
326 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 14'2"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"15'-8 5/8"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"6'-2 7/8"2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHE4'-0"REAR SETBACK19'-6 3/4"24'-11 3/8"10'-1 3/4"5 1/2"11'-8 1/2"5 1/2"5'-3 3/4"12'-7 1/4"34'-5"12'-2 1/2"OPEN
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"18'-0"15'-10"6'-0"37'-5"6'-11"18'-0"21'-10"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
122.5 SQ FT
484 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
56.6 SQ FT
820 E COOPER Historic Percentage FAR 08.08.2023
820 E Cooper. Historic vs. Addition Floor
Area Comparison Calculations
Gross Floor Area Historic
Main Level Historic Gross Floor Area (Sq Ft)777.8
Upper Level Historic Gross Floor Area (Sq Ft)422.5
Total Historic Gross Floor Area 1200.3
Gross Floor Area Addition
Main Level Addition 218.7
Upper Level Addition 540.6
Garage 336.0
Proposed Addition Gross Floor Area 1095.3
New / Historic FAR %91.3%
2
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
June 22, 2023
Re: 820 East Cooper Avenue – Supplemental referral comment responses
Dear Kirsten and HPC,
Please find responses to the referral comments for 820 East Cooper Avenue. Updated
drawings are attached with changes clouded.
Zoning: Please be aware that window wells that encroach into the minimum required
setback are limited to an interior dimension of 3 feet x 3 feet, as required by Building Code.
There appears that along the east side of the proposed historic resource, is a window well
that is intended to provide egress for two adjacent bedrooms in the subgrade level. This
window well can have an interior dimension of 3 feet out from the wall of the building and
6 feet in width. When this window well is scaled it has an interior dimension of 3 feet 2
inches depth from wall and 8 feet in length. This will need to be corrected prior to
submission of a building permit. Alternatively, the applicant could add a side yard setback
request to HPC to vary the east side yard setback expressly for the oversized window well.
Response – The window well along the east side yard has been broken into two 3 x 3 window
wells, rather than consolidating required egress into one large window well. This has
changed the floor area calculations as demonstrated on the attached plans: proposed floor
area is reduced from 1,672.2 sf to 1,654.6 sf.
Building:
1) The code was amended to eliminate grates over emergency escape and rescue
window wells.
2) The well on the west side will need to be relocated to the east side if a walkway is
located on the west side.
3) Window wells in setbacks are limited to the minimum size for building code compliance.
These window wells will need to be a maximum 3’ x 3’ at each escape well.
Response – Guard rails are added to replace lightwell grates. The walkway along the west
side has been removed. Please see narrative above regarding amendments to lightwell size.
Page 2 of 2
820 East Cooper Avenue
Parks:
The Parks Department has reviewed the application and desires to ensure the preservation
and protection of any existing trees & root structures to remain on the property. It is
imperative that any trees designated for removal at 820 E Cooper Avenue undergo the
proper permitting and mitigation process. Additionally, it is crucial that air-spading is
conducted in concert with excavation within the drip lines of the trees along the east side
of the property line. This measure will safeguard the health and integrity of neighboring
trees by minimizing potential damage to their root systems during excavation.
Response – We have met onsite with the Parks Department and are confident that their
requirements can be met for this project.
Kind Regards,
Sara Adams, AICP
BendonAdams, LLC
Exhibits
A – Review Criteria
A.1 Conceptual Design Guidelines
A.2 Demolition
A.3 Temporary relocation to excavate basement
A.4 Letter from Engineer attesting to relocation
A.5 Setback Variation for second floor living space
B – Transferable Development Rights
B.1 Review Criteria
B.2 Acknowledgement of TDRs
B.3 Draft Deed Restriction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L - Drawing set
L.1 Stamped survey
L.2 Civil/drainage drawing set
L.3 Existing and proposed drawings and renderings
M – Supplemental
M.1 Responses to referral comments
M.2 Updated drawing set to correspond to referral responses
820 EAST COOPER
820 E COOPER
ASPEN, CO 81611
REMODEL/ADDITION
PROJECT #21084
LAND USE SUBMITTAL SET - REV 1
ARCHITECT
F&M ARCHITECTS LLCMAIL: PO BOX 6762PHYSICAL: 15 KEARNS ROAD, SUITE. D SNOWMASS VILLAGE, CO 81615http://fandmarchitects.com
CONTACT: FLYNN STEWART-SEVERY -(O) 970.987.2707 (C) 970.319.4407PATRICK WESTFELDT
-(O) 970.309.5779
June 19, 2023ISSUE DATE
PLANNER
BendonAdams300 S. SPRING ST. #202ASPEN, CO 81611http://www.bendonadams.com
CONTACT: SARA ADAMS -(O) 970.925.2855
CIVIL ENGINEER
CRYSTAL RIVER CIVIL LLC1101 VILLAGE ROAD, UL-4CCARBONDALE, CO 81623
CONTACT: JAY ENGSTROM, PE -(O) 970.404.1144
STRUCTURAL ENGINEER
ALBRIGHT & ASSOCIATES402 PARK AVEUNIT ABASALT, CO 81621
CONTACT: JACK ALBRIGHT - PRINCIPAL-(C) 970.379.3244 -(O) 970.927.4363
Monday, June 19, 2023820 EAST COOPERINFORMATION
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
G1.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
G1.1G1.2 COVER SHEET WITH DIRECTORYINFORMATION
INDEX OF DRAWINGSGENERAL NOTES:
1. THESE DOCUMENTS, INCLUDING ALL INFORMATION, DESIGNS, DETAILS,
SPECIFICATIONS, CONFIGURATIONS AND EVERY OTHER PORTION THEREOF, AND FURTHER PERTAINING TO ALL ORIGINALS AND COPIES GENERATED, TRANSMITTED OR
CIRCULATED FOR THE PURPOSE OF BIDDING, PURCHASING, SCHEDULING, CONSTRUCTION OR FOR SUCH OTHER REASON AS MAY BE REQUIRED FOR THE
PROJECT DESCRIBED HEREIN, ARE AND SHALL REMAIN THE EXCLUSIVE PROPERTY OF F&M ARCHITECTS LLC. THESE DOCUMENTS MAY NOT BE COPIED, DISTRIBUTED OR
OTHERWISE PLACED INTO USE OR SERVICE OF ANY MANNER WITHOUT THE EXPRESS WRITTEN CONSENT OF F&M ARCHITECTS LLC OR DULY AUTHORIZED AGENT. ALL
DOCUMENTS DISTRIBUTED DURING THE COURSE OF THE PROJECT SHALL BE SURRENDERED TO F&M ARCHITECTS LLC IMMEDIATELY UPON REQUEST.
2. IT IS THE INTENT OF THESE DRAWINGS AND SPECIFICATIONS TO ESTABLISH A
STANDARD OF QUALITY. THE DESIGNER RESERVES THE RIGHT TO TAKE EXCEPTIONS TO APPROVED METHODS AND MATERIALS NOT REFLECTED HEREIN.
3. WORK SHALL BE PERFORMED IN A WORKMANLIKE OR CRAFTMANLIKE MANNER TO
THE SATISFACTION OF THE OWNER.
4. THE DRAWINGS SHALL NOT BE SCALED TO DETERMINE CONSTRUCTION DIMENSIONS. THE CONTRACTOR AND EACH SUBCONTRACTOR SHALL VERIFY ALL
DIMENSIONS PRIOR TO THE EXECUTION OF THE WORK, AND SHALL BE RESPONSIBLE FOR THE CORRECT AND ACCURATE LAYOUT AND CONSTRUCTION OF THE PROJECT.
5. DIMENSIONS ARE TO FACE OF STUD OR CONCRETE UNLESS OTHERWISE NOTED.
6. REFER TO PROJECT OUTLINE SPECIFICATIONS FOR ROOM FINISHES.
7. COORDINATE ELECTRICAL, PLUMBING, AND MECHANICAL WITH STRUCTURAL
FRAMING.
8. FOR DATUM INFORMATION, REFER TO SHEET A0.1.
9. IMMEDIATELY NOTIFY ARCHITECT OF ANY DISCREPANCIES. FLOOR PLANS TAKE PRECEDENCE.
10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ITEMS INCLUDING BUT NOT
LIMITED TO: EXAMINATION OF SITE AND DOCUMENTS, ADDENDA, MEANS AND METHODS, CONSTRUCTION SYSTEMS, INSTALLATIONS, BIDDING AND
SUBCONTRACTORS. LOCAL JURISDICTIONS OF AUTHORITY, COMPLIANCE WITH THE INTERNATIONAL RESIDENTIAL CODE, AND THE GENERAL CONDITIONS OF THE
CONTRACT FOR CONSTRUCTION. CONTRACTOR SHALL ALSO RETAIN ALL TRADITIONAL RESPONSIBILITIES FOR THE PROPER EXECUTION OF THE CONSTRUCTION OF THE
PROJECT, INCLUDING BUT NOT LIMITED TO ESTIMATING, PURCHASING, LABOR COORDINATION, COST SCHEDULE, QUALITY, SAFETY, GENERAL MANAGEMENT FOR THE
PROJECT AND SUBSEQUENT WARRANTY AND LIABILITY ISSUES.
11. CONSTRUCTION DETAILS ARE PROVIDED FOR DESIGN INFORMATION AND THE MEANS, METHOD AND FUNCTION OF THE DETAILS AND SYSTEMS ARE THE
RESPONSIBILITY OF THE GENERAL CONTRACTOR AND SUB-CONTRACTORS.
12. PROVIDE ALL NECESSARY BLOCKING IN ALL STUD WALLS AND CEILINGS. LOCATIONS INCLUDE BUT ARE NOT LIMITED TO TOILETS, TOILET ACCESSORIES,
CEILING AND WALL MOUNTED ELECTRICAL FIXTURES, SHELVES, CLOSEST RODS, CABINETRY, COUNTERTOPS, STAIR HANDRAILS, GRAB BARS, RAILINGS, AND FALSE
BEAMS.
13. THE CONTRACTOR SHALL PROVIDE SAFETY GLAZING PER INTERNATIONAL BUILDING/RESIDENTIAL CODE REQUIREMENTS, SECTION R308.4.
14. THE CONTRACTOR SHALL PROVIDE WINDOW FALL PROTECTION PER
INTERNATIONAL BUILDING/RESIDENTIAL CODE REQUIREMENTS, SECTION R312.2.
15. ALL WINDOW AND DOOR HEADER HEIGHTS AND HEADER HEIGHTS TO BE VERIFIED ONCE MANUFACTURER(S) IS/ARE SELECTED.
16. LOCATE ALL TRANSITIONS FROM CARPET TO TILE, VINYL, OR WOOD AT INTERIOR
DOORS UNDER THE CENTERLINE OF THE DOOR IN THE CLOSED POSITION.
17. CONTRACTOR TO INSTALL SMOKE ALARMS IN ACCORDANCE WITH IRC R314.3 SMOKE ALARMS TO BE INTERCONNECTED IN ACCORDANCE WITH IRC R314.4. WHERE
NATURAL GAS, PROPANE, OR OTHER FOSSIL-BURNING FUELS, INCLUDING WOOD, ARE USED IN THE RESIDENCE, OR THE RESIDENCE HAS AN ATTACHED GARAGE,
CARBON-MONOXIDE DETECTORS SHALL ALSO BE PROVIDED PER SECTION R315. COMBINATION SMOKE DETECTORS AND CARBON MONOXIDE DETECTORS MAY BE
USED IN ACCORDANCE WITH IRC SECTIONS R314 AND R315.
18. PROVIDE FOR A STANDARD 13-R RESIDENTIAL FIRE SUPPRESSION SYSTEM THROUGHOUT THE ENTIRE HOUSE AS REQUIRED BY THE AUTHORITIES HAVING
JURISDICTION. SYSTEM TO BE DESIGN-BUILD BY THE FIRE SUBCONTRACTOR. SHOP DRAWINGS TO BE PROVIDED TO THE ARCHITECT, AND LOCAL JURISDICTION AS
REQUIRED, FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THE FIRE SUPPRESSION SYSTEM.
19. CONTRACTOR SHALL BE RESPONSIBLE FOR FOLLOWING ALL RULES AND
REGULATIONS THAT APPLY TO THIS PROPERTY, INCLUDING BUT NOT LIMITED TO REQUIREMENTS OF THE INTERNATIONAL BUILDING/RESIDENTIAL CODE, OSHA, AND
AUTHORITIES HAVING JURISDICTION.
PROJECT INFORMATION
LEGAL DESCRIPTION: Subdivision: CITY AND TOWNSITE OF
ASPEN Block: 111 Lot: P
PROJECT DESCRIPTION
HISTORIC VICTORIAN INTERIOR REMODEL WITH FULL
BASEMENT AND REAR ADDITION
ADDRESS: 820 E. COOPER AVE., ASPEN, CO 81611
PARCEL NO: 273718228005
ACCOUNT NO: R000565
OWNER: LAUREN E BULLARD
820 E COOPERASPEN, CO 81611
AUTHORITIES HAVING JURISDICTION(AHJ):
CITY OF ASPEN, COLORADO
PITKIN COUNTY, COLORADOSTATE OF COLORADO ASBESTOS ABATEMENT
VICINITY MAP
DATUM REFERENCE
7938.00' ON THE SITE PLAN/SURVEY = 100'-0" ON THE DRAWINGS
ZONING AND BUILDING CODE
INFORMATION
APPLICABLE CODES:
2015 IRC, 2015 IECC, 2014 NEC
ZONING INFORMATION:
ZONING R/MF
HEIGHT LIMIT 25'-0"FRONT YARD SETBACK 10'-0"SIDE YARD SETBACK 5'-0"REAR YARD SETBACK 10'-0"LOT AREA 2,999.0 SQ FTALLOWABLE FLOOR AREA 2,399.2 SQ FT
BUILDING TYPE AND OCCUPANCY
TYPE OF PROJECT: SINGLE FAMILY RESIDENTIAL
TYPE OF BUILDING: 1-STORY PLUS BASEMENT
TYPE OF CONSTRUCTION: V-B
OCCUPANCY: IRC, SINGLE FAMILY RESIDENTIAL (R-3)
FIRE SUPPRESSION: NO/NOT REQ'DFIRE AREA:--- SQ FT
SNOWMELT: NOSNOWMELT AREA: N/A
DESIGN CRITERIA PER CITY OF ASPEN
GROUND SNOW LOAD:100 PSF
WIND SPEED/EXPOSURE CATEGORY 89/BSEISMIC DESIGN CATEGORY C
WEATHERING SEVEREFROST LINE DEPTH 36"
TERMITE 0 - SLIGHTDECAY0 - SLIGHT
WINTER DESIGN TEMP.-15 DEG. FSUMMER DESIGN TEMP.82 DEG. F
ICE SHIELD UNDERLAYMENT REQ. YESFLOOD HAZARDS SEC. 8.20.020(bb)
AIR FREEZING INDEX 2000MEAN ANNUAL TEMPERATURE 40 DEG. F
CLIMATE ZONE 7
INTELLECTUAL PROPERTY
ALL COPYRIGHTABLE WORK PROVIDED SHALL BE CONSIDERED "INTELLECTUAL PROPERTY." F&M ARCHITECTS LLC HOLDS AN INTEREST IN THE INTELLECTUAL PROPERTY THAT IS PROVIDED. REUSE OF ANY PORTION OF SERVICES PROVIDED IS PROHIBITED WITHOUT WRITTEN CONSENT OF F&M ARCHITECTS LLC.
A1.1A1.2
A2.1A2.2
A2.3A2.4
A3.1
A3.2A3.3
A3.4
A4.1
A4.2
R1.0R2.0
ARCHITECTURAL SITE PLANLANDSCAPE PLAN
FOUNDATION FLOOR PLANSMAIN LEVEL FLOOR PLANS
UPPER LEVEL FLOOR PLANSROOF PLANS
BUILDING ELEVATIONS
BUILDING ELEVATIONSBUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING SECTIONS
BUILDING SECTIONS
RENDERINGSRENDERINGS
820 E COOPER AVEHWY 82
SUR SURVEY
C.01 GRADING AND DRAINAGE
Z-004Z-009
Z-011Z-012
Z-013
SUMMARYDEMO CALCULATIONS
EXISTING FARPROPOSED FAR
HISTORIC FLOOR AREA COMPARISON
Allowable Floor Area
820 E COOPER AVE
Allowable Floor Area
Unique Approvals
Variances
Exemptions
Garage Exemption
Deck Exemption
Floor Area Summary
Basment Level
Level 1
Garage (located on Level 1)
Level 2
Deck Area
ADU
Total
Existing Gross (Sq Ft)
134.0
921.4
0
422.5
0
0.0
1477.9Monday, June 19, 2023820 EAST COOPERSUMMARY
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-004820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
PER R-MF ZONE DISTRICT | MIN. NET LOT AREA 3,000 S.F. (HISTORIC LOT)
80 S.F. OF FLOOR AREA PER EACH 100 S.F. NET LOT AREA = MAXIMUM OF 2,400 S.F. FLOOR AREA
None.
No Floor Area variances. Requesting Setback Variances
336 SF Garage proposed, 43 SF Counts toward floor area [336-250=86/2=43]
359.88 sf exempt (Allowable floor area 2,399.2 sq ft x 15%)
Proposed Gross (Sq Ft)
1595.0
1080.5
332.0
523.3
256.1
0.0
3530.8
Proposed Floor Area (Sq Ft)
81.3 (1595 X .051)
1121.5
41.0
451.8 (reduced for stair op'g)
0.0 (359.9 exempt)
0.0
1654.6
3,000 sf. Historic Lot
3,000 sf. Histroic Lot
2,999 sf
2,999 sf
0 sf
0 sf
2,999 sf - 0 sf
2,999 sf
Zoning Allowance & Project Summary
820 E Cooper Ave
Proposed Development Single Family Residence
Parcel #273718228005
Zone District R-MF
Setbacks
Front
Rear
East Side
West Side
Combined Side
Distance Between Buildings
Corner Lot
Supplemental Breakdown Info
Net Leasable/Comm SQ FT
Open Space %
Site Coverage
On-Site Parking
Site Coverage
Gross Lot Area (sq ft)
Area of Building Footprint (sq ft)
Site Coverage %
Transferable Development Right (TDR)
Received TDR Certificate
Sent TDR Certificate
Transferred TDR Certificate
Creation
Land Value Summary
Land
Improvements
Total
Existing
10ft 9in
36'-9 1/2" ft
5 ft 0 in
4 ft 5 1/2 in
n/a
n/a
No
Existing
2
Existing
2,999
928
31%
No
No
No
2
Actual Value
$2,047,500
$670,000
$2,717,500
Allowed (Principal)
10 ft
10 ft
5 ft
5 ft
10 ft
5 ft
Required
Not Required for Residential
Not Required
No limitation
2
Proposed (Principal)
10ft 9in
8 ft(Upper Level) 10ft(Lower Level)
5 ft 0 in
4 ft 5 1/2 in
10 ft
n/a
Proposed
n/a
n/a
n/a
2
Proposed
2,999
1,764
59%
Net Lot Area
820 E Cooper Ave
Zone District Requirements
Min. Gross Lot Area (per R-MF)
Min. Net Lot Area (per R-MF)
Lot Size Per Survey
Reductions for area with slopes 0%-20% (100% of parcel area to be included in
Net Lot Area)
Reductions for area with slopes 20%-30% (50% of parcel area to be included in
Net Lot Area)
Reductions for area with slopes greater than 30% (0% of parcel area to be
included in Net Lot Area)
Total Area Reductions
Net Lot Area
Reference
26.710.050.D10
26.575.020.D.7
26.575.020.D.4
Reference
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
Z-011, Z-012,13
n/a
Z-011, Z-012,13
Existing Floor Area (Sq Ft)
0
921.4
0
220.0
0.0
0.0
1141.4
Reference
26.710.050
26.710.050
26.515.040
26.575.020.G
Reference
Pitkin County Assessor
Pitkin County Assessor
Pitkin County Assessor
Allowed (Garage)
15 ft
5 ft
5 ft
5 ft
10 ft
5 ft
Proposed (Garage)
71 ft 10 1/2in
5 ft
5 ft
5 ft
10 ft
n/a
WSO
G
GG
793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
IVBIVB
IVB
IVB
10'-0"5'-0"
5'-0"HEAT PUMPCONDENSER UNITHEAT PUMPCONDENSER UNITK
I
N
G
OFFIC
E
006
9'0" x 1
3
'
4
"
LNDRY
.
007
8'7 1/2"
x
6
'
4
"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
T.O. SL
A
B
L
O
W
E
R
L
E
V
E
L
86'-6"
UP
Q
U
E
E
N
Q
U
E
E
N
BED
011
12'9" x
1
0
'
6
"
BED
01014'5" x
1
0
'
0
1
/
2
"
BATH
012
12'10" x
5
'
2
"
BED
001
12'7" x
1
2
'
4
"
MECH.
0038'7 1/2"
x
7
'
5
1
/
2
"
BATH
002
5'0" x 9'
4
"
BUNK
R
O
O
M
00918'4 1/
2
"
x
1
1
'
1
1
"S H E LV IN G
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
CL.
008
5'11" x
5
'
1
1
"
S
H
E
L
V
I
N
G
BATH
004
5'0" x 5
'
0
"
STAIR
005
10'0" x
1
3
'
0
"
18'-0 3/
4
"77'-3 1/8"77'-2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
DN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
DN
T.O. SLA
B
98'-10 1
/
2
"
T.O. SLA
B
@
E
D
G
E
98'-8 1/
4
"
GARAG
E
107
13'10"
x
2
2
'
0
"
DN
HALL
105
7'11" x
1
6
'
1
0
"
STAIR
001
KITCH
E
N
102
12'4" x
1
6
'
2
"
PANTR
Y
104
6'4" x 6'
7
"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"+7936.0'
+7936.0'
79
3
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75
'
+
7937'+
UP
STAIR
204
UP
STAIR
106
b e n c h
7938.0'
+
7938.0'
Ø 3'-6"
B
E
N
C
HB E N C HT V
B
O
O
K
C
A
S
E
7937.0'
+
7937.0'
7936.5'+
+7936.5
'
+7937.5
'
7936.0'
7937.0'+
7936.5'+
7936.0'
+
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
BAR
POWD
E
R
103
5'4" x 5
'
0
"
LIVING
101
7936.0'
+
7935.75
'
+
8'-6"
PARKIN
G
18'-0"PARKINGT.O. PLY
M
A
I
N
L
E
V
E
L
99'-0"
DN
5 1/2"22'-0 1/2"5 1/2"5 1/2"
13'-10"
5 1/2"
NEW
A
D
D
I
T
I
O
N
HISTORI
C
PROPSOSED SITE COVERAGE
SCALE: 1/16" = 1'-0"3
1764 SF
IVBIVB
IVB
IVB
WSO
G
E G
GG
793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
LIVING DRWG
E
UP
D
N
KITCH
E
N
M. BAT
H
M. BED
BATH
MUDR
O
O
M
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
7937'-0
"
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
99'-0"
NEW
A
D
D
I
T
I
O
N
HISTORI
C
EXISTING SITE COVERAGE
SCALE: 1/16" = 1'-0"1
928 SF
2,399.2 SF
Mitigation Floor Area (Sq Ft)
1595.0
1080.5
332.0
451.8
0.0
0.0
3459.3
Percent Demolition
820 E COOPER AVE
Demolition in past 10 years:5.32%
Proposed Demolition: 15.45%
Cumlative Total:20.74%
Notes
From Permit Permit 0065-2021-BRES
Refer to Sheet Z-009
Monday, June 19, 2023820 EAST COOPERDEMO CALCS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-009820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
EXISTING NORTH ELEVATION
SCALE: 1/8" = 1'-0"4
TOTAL WALL DEMO = 94.3 sf
TOTAL FENESTRATION AREA = 46.2 sf
TOTAL WALL AREA = 261.5 sf
104.7 sf
8.4 sf20 sf7.4 sf
5.3 sf
36.7 sf5.1 sf
81.8 sf
38.3 sf
EX. T.O. PLY @ HISTORIC
99'-0"
EXISTING EAST ELEVATION
SCALE: 1/8" = 1'-0"5
EXISTING ADDITION TO BE REMOVEDEX. T.O. PLY
99'-0"
TOTAL DEMO AREA = 90.4 sf
66 sf
TOTAL WALL AREA = 485.2 sf
363.1 sf
12.3 sf9.5 sf
24.4 sf
9.9 sf
TOTAL FENESTRATION AREA = 31.7 sf
EXISTING WEST ELEVATION
SCALE: 1/8" = 1'-0"3
EXISTING ADDITION TO BE REMOVED
WALL DEMO KEY
EXISTING WALL AREA TO REMAIN
EXISTING WALL AREA - DEMOLISHED
FENESTRATION AREA
EX. T.O. PLY
99'-0"
TOTAL WALL AREA = 478 sf
351.3 sf
12.5 sf6.6 sf10.1 sf66.3 sf
TOTAL DEMO AREA = 97.5 sf
TOTAL FENESTRATION AREA = 29.2 sf
31.2 sf
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"
EX. ROOF PLAN
SCALE: 1/8" = 1'-0"1
9 1/4"/12"9 1/4"/12"
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"EXISTING ADDITION TO BE
REMOVED
F 331.6 sf E331.6 sf
BA56.4 sf54.9 sf
ROOF DEMO LEGEND
D146.4 sf
G 123 sf
C60.8 sf
EXISTING ROOF TO REMAIN
EXISTING ROOF TO BE REMOVED
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
EX. FOUNDATION PLAN
SCALE: 1/8" = 1'-0"2
NORTH
EAST
SOUTH
WEST
EXISTING SOUTH ELEVATION
SCALE: 1/8" = 1'-0"6
EX. T.O. PLY
99'-0"
214.1 sf
21.5 sf 15.8 sf15.8 sf
TOTAL WALL AREA = 267.2 sf
TOTAL FENESTRATION AREA = 53.1 sf
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"
EX. MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"7
NORTH
EAST
SOUTH
WEST
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE
EX. UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"8
NORTH
EAST
SOUTH
WEST
Demo Calculations
Demolition Calculations - Ratio Method
820 E. COOPER Aspen, Colorado
Roof Demolition
Roof Label
Individual Roof Area in
Plan (Sq Ft)Roof Slope Adjustment Factor
Actual Area of
Roof Used for
Demo Calc (Sq Ft)
Area of Roof to be
Removed (Sq Ft)
A 54.9 4.75:12 1.075 59.0 59.0
B 56.4 8:12 1.202 67.8 67.8
C 60.8 9.25/12 1.263 76.8 0
D 146.4 3.25:12 1.036 151.7 0
E 331.6 9.25:12 1.263 418.8 0
F 331.6 9.25:12 1.263 418.8 0
G 123 9.25:12 1.263 123.0 0
Roof Surface Total (Sq
Ft.)
1104.70 1315.89
Roof Surface Area to
be Removed (Sq Ft.)
126.81
Demolition Totals
Roof + Wall Area Used
for Demo Calculation
(Sq Ft)
1315.89 + 1331.7 2647.59
Surface Area to be
Removed (Sq Ft.)
126.81 + 282.2 409.01
Total 15.45%
*Notes:Demo Calculations
Demolition Calculations
820 E. Cooper Aspen, Colorado
Wall Demolition
Wall Label Individual Wall Area (Sq Ft)
Area Reduced for
Fenestration (Sq Ft)
Area of Wall to be
Removed (Sq Ft)
NORTH 261.5 46.2 94.3
EAST 485.2 31.7 90.4
SOUTH 267.2 53.1 0.0
WEST 478.0 29.2 97.5
Wall Surface Area Total (Sq Ft)1491.9
Area Reduced for Fenestration (Sq Ft)160.2
Area Used for Demo Calculation (Sq Ft)1331.7
Wall Surface Area to be Removed (Sq Ft.)282.2
Demolition Totals
Roof + Wall Area Used for Demo Calculation
(Sq Ft)
1315.89 + 1331.7 2647.59
Surface Area to be Removed (Sq Ft.)126.81 + 282.2 409.01
Total 15.45%
*Notes:
Monday, June 19, 2023820 EAST COOPEREXISTING FAR
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-011820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2
921.4 SQ FT
A D
4
5
6
EBC
1
2
3
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"4
220 SQ FT
A D
4
5
6
EBC
1
2
3
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
EXISTING MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"1
CRAWL SPACE 6' OR LESSIN HEIGHT ARE EXEMPT
A D
4
5
6
EBC
1
2
3
134 SQ FT
A
B
C
D 6'-8"A B C D
11'-9 3/4"8'-10"11'-9 3/4"8'-10"
B.O. STRUCTURE
99'3 1/4"
T.O. LOWER LEVEL
92'-6 1/2"
SUBGRADE WALL ELEVATIONS
SCALE: 1/8" = 1'-0"3
820 E COOPER EXISTING FAR - 03.09.2023
820 E COOPER Existing Floor Area
Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)921.4
Main Level Garage Gross Floor Area 0.0
Main Level Gross Floor Area TOTAL 921.4
Main Level Countable Floor Area (Sq Ft)921.4
Main Level Garage Countable Floor Area 0.0 No Existing Garage
Main Level Countable Floor Area 921.4
Main Level Countable Floor Area TOTAL 921.4
2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)422.5
2nd Level Countable Floor Area (Sq Ft)220.0
Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)134.0
Basement Level Countable Floor Area (Sq Ft)0.0 0% Exposed Wall Area Exempt per 26.575.020.D.8
Deck/Porch Floor Area Calculations
Front Porch 0.0 Exempt per 26.575.020.D.5 Less than 30” above
finished grade
Patios 0.0 Exempt per 26.575.020.D.6 Rear/Side Patios Less than
6” Above Grade
Covered patio 0.0 Greater than 4’ overhanging
roof, all SF counts
Patio Fixed Deck 0.0
Roof Deck 0.0
Total Deck Floor Area 0.0
Exempt Deck Floor Area (Sq Ft)359.9 (2399.2SF x %15)Up to %15 Exempt per
26.575.020.D.4
Deck/Porch/patio Countable Floor Area (Sq Ft)0.0 Exempt per 26.575.020.D.4
Existing Gross Floor Area (Sq Ft)1477.9
Existing Total FAR (Sq Ft)1141.4 2,399.2 SF max allowable
FAR
REMAINING FAR SQ FT:
1257.8
1
820 E COOPER MITIGATION FAR - 03.13.2023
820 E COOPER Mitigation Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1080.5
Main Level Garage Gross Floor Area 332.0
Main Level Gross Floor Area TOTAL 1412.5
Main Level Mitigation Floor Area (Sq Ft)1412.5
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)523.3
2nd Level Mitigation Floor Area (Sq Ft)451.8 Less upper most stair
opening
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Mitigation Floor Area (Sq Ft)1595.0
Proposed Gross Floor Area (Sq Ft)3530.8
Total MITIGATION FLOOR AREA (Sq Ft)3459.3
1Monday, June 19, 2023820 EAST COOPERPROPOSED FAR
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-012820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"COVEREDWALKDN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
DN
HALL
105
7'11" x 16'10"
STAIR
001
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"UP
STAIR
204
UP
STAIR
106
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
8'-6"
PARKING
18'-0"PARKINGDN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2 17'-4"838.3 SQ FT
242.2 SQ FT
56 SQ FT
44 SQ FT
98.5 SQ FT
332 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"13'-3 5/8"5 1/2"5'-0"5 1/2"6'-5 3/8"3 1/2"2'-7"5 1/2"5'-0"11 1/2"6'-10 5/8"6'-6"7'-11 1/4"5 1/2"5'-1"3'-0"4'-2 3/4"11 1/2"12'-3 3/4"12'-7 1/4"
5'-5 1/2"3'-6 1/4"5'-7"3'-6"
18'-0 3/4"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 1/8" = 1'-0"1
1595 SQ FT.
A
B
C
D
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
100 SQ FT
451.8 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
71.5 SQ FT
A C B
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"9'-6"18'-0 3/4"10'-0"18'-4 1/2"9'-6"7'-0"2'-6"11 1/2"4'-2 3/4"3'-0"13'-5 3/4"13'-4 5/8"1'-1"12'-11 1/8"3'-0"5'-11"3'-0"17'-3"8'-6"2'-6"8'-6"171.6 183.8 78221
25.5
77'-3 1/4"11'-0"25.5
SUBGRADE WALL ELEVATIONS
SCALE: 1/8" = 1'-0"4
D
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
B.O. STRUCTURE
99'-0"
B.O. STRUCTURE
98'-0"B.O. STRUCTURE
97'-0"
T.O. SLAB
87'-6"
781.5
5'-6 3/4"3'-0"33'-7 7/8"11 1/2"13'-3 5/8"20'-8 1/4"11 1/2"
77'-2 1/8"
25.5
11'-0"8'-6"2'-6"820 E COOPER Proposed FAR - 06.19.2023
820 E COOPER Proposed Floor
Area Calculations
Allowable Single family FAR is 2,399.2 Sq Ft.R/MF Lot area = 2,999 SF
Main Level Floor Area Calculations Notes
Main Level Gross Floor Area (Sq Ft)1080.5
Main Level Garage Gross Floor Area 332.0
Main Level Gross Floor Area TOTAL 1412.5
Main Level Countable Floor Area (Sq Ft)1080.5
Main Level Garage Countable Floor Area 41.0 26.575.020.D.7 RMF Zone
Proposed Main Level Countable Floor Area
TOTAL
1121.5
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)523.3
2nd Level Countable Floor Area (Sq Ft)451.8
Proposed Sub-Grade Floor Area Calculations
Basement Gross Floor Area (Sq Ft)1595.0
Basement Level Countable Floor Area (Sq Ft)81.3 5.1% Exposed Wall Area Exempt per 26.575.020.D.8
Proposed Deck/Porch Floor Area Calculations
Front Porch 0.0 Exempt per 26.575.020.D.5
Patios 114.0 Exempt per 26.575.020.D.6 Rear/Side Patios Less than
6” Above Grade
Covered Patio - West of Garage 98.5 Greater than 4’ overhanging
roof, all SF counts towards
deck SF
Exterior Stairs @ East Patio 39.6
Main Level Deck - Front Steps 18.0
Roof Deck 100.0
Total Deck Floor Area 256.1
Exempt Deck Floor Area (Sq Ft)359.9 (2399.2 SF x %15)Up to %15 Exempt per
26.575.020.D.4
Deck/Porch/Patio Countable Floor Area (Sq Ft)0.0 Exempt per 26.575.020.D.4
Proposed Gross Floor Area (Sq Ft)3530.8
Proposed Total FAR (Sq Ft)1654.6 2399.2 SF max allowable FAR REMAINING FAR:
744.6
1
820 E COOPER AVE Subgrade Calcs
SUBGRADE WALL CALCULATIONS
Proposed Basement Level Exposed wall
Calculations @ 820 E COOPER AVE
06/19/2023
Basement Wall Label Exposed Wall Area(Sq Ft)Total Wall Area (Sq Ft)
Wall “A”0 171.6
Wall “B”72 782
Wall “C”0 183.8
Wall “D”25.5 781.5
Overall Total Wall Area (Sq Ft)1918.9
Exposed Wall Area (Sq Ft)97.5
% of Exposed Wall Area (Sq Ft) (Exposed / Total)5.1%
1
820 E COOPER Historic Percentage FAR
820 E Cooper. Historic vs. Addition Floor
Area Comparison Calculations
Gross Floor Area Historic
Main Level Historic Gross Floor Area (Sq Ft)777.8
Upper Level Historic Gross Floor Area (Sq Ft)422.5
Total Historic Gross Floor Area 1200.3
Gross Floor Area Addition
Main Level Addition 242.2
Upper Level Addition 523.3
Garage 336.0
Proposed Addition Gross Floor Area 1101.5
New / Historic FAR %91.8%
2
Monday, June 19, 2023820 EAST COOPERHISTORIC FARCOMPARISON
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
Z-013820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
HISTORIC MAIN LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"1
777.8 SQ FT
A D
4
5
6
EBC
1
2
3
NON-HISTORIC
ADDITION TO BE DEMOLISHED
NON-HISTORIC ADDITION TO
REMAIN
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
HISTORIC UPPER LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"2
A D
4
5
6
EBC
1
2
3
422.5 SQ FT
KING
BUILT IN OFFICECLOSETT.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEENSHELVINGT.O. SLAB LOWER LEVEL
88'-0"
SHELVING
18'-0 3/4"77'-3 1/8"77'-2"COVEREDWALKDN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
DN
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"UP
UP
bench7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'
BAR
8'-6"
PARKING
18'-0"PARKINGDN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"4 17'-4"838.3 SQ FT
56 SQ FT
44 SQ FT
98.5 SQ FT
14 SQ FT
18 SQ FT
39.6 SQ FT
242.2 SQ FT
332 SQ FT
KING
DN
DN
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
A D E
4
5
6
1
2
3
B C
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
100 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
451.8 SQ FT
71.5 SQ FT
Monday, June 19, 2023820 EAST COOPERARCHITECTURALSITE PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A1.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LOT Q
(73.70'
R
.
O
.
W
.
)
ALLEY
-
B
L
O
C
K
1
1
1
(20.20'
W
I
D
E
)
LOT O
LOT N
LOT RCONCRETE PARKINGSTAIRWELL &STORAGE SHEDTREE
L
A
W
N
CONC
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R WINDOW WELLPAVED
R
O
A
D
W
A
Y
LOT G
LOT F
LOT E
LOT D
ADJOINING FRAME BUILDINGWINDOW WELLADJOINING BRICK BUILDINGWSO
G
GG N31°25'41"E465.84'6.8 793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
IVBIVB
IVB
IVB
HEAT PUMPCONDENSER UNITHEAT PUMPCONDENSER UNITKING
OFFICE
006
9'0" x 1
3
'
4
"
LNDRY.
0078'7 1/2"
x
6
'
4
"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
86'-6"
UP
QUEEN
QUEEN
BED
01112'9" x
1
0
'
6
"
BED
01014'5" x 1
0
'
0
1
/
2
"
BATH
012
12'10" x
5
'
2
"
BED
001
12'7" x 1
2
'
4
"
MECH.
0038'7 1/2"
x
7
'
5
1
/
2
"
BATH
002
5'0" x 9'
4
"
BUNK
R
O
O
M
00918'4 1/2
"
x
1
1
'
1
1
"SHELVINGT.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
CL.
008
5'11" x 5
'
1
1
"
SHELVIN
G
BATH
004
5'0" x 5'
0
"
STAIR
00510'0" x
1
3
'
0
"
18'-0 3/4"77'-3 1/8"77'-2"T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
DN
T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
T.O. SLAB
@
G
A
R
A
G
E
98'-0"
DN
T.O. SLA
B
98'-10 1/
2
"
T.O. SLA
B
@
E
D
G
E
98'-8 1/4
"
GARAG
E
10713'10" x
2
2
'
0
"
DN
HALL
1057'11" x 1
6
'
1
0
"
STAIR
001
KITCHE
N
102
12'4" x 1
6
'
2
"
PANTR
Y
104
6'4" x 6'
7
"
PATIO
108
PATIO
109
diningdesk
+7936.0'
+7936.0'
79
3
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75'
+
7937'+
UP
STAIR
204
UP
STAIR
106
bench7938.0'+
7938.0'
BENCHBENCH
TVBOOK C
A
S
E
7937.0'+
7937.0'
7936.5'+
+7936.5'
+7937.5'
7936.0'
7937.0'+
7936.5'+
7936.0'+
T.O. SLA
B
@
G
A
R
A
G
E
98'-0"
BAR
POWDE
R
103
5'4" x 5'
0
"
LIVING
101
7936.0'+
7935.75'
+
8'-6"
PARKING
18'-0"PARKINGT.O. PLY
M
A
I
N
L
E
V
E
L
99'-0"
DN
NEW AD
D
I
T
I
O
N
HISTORI
C
A
B
11'-9 3/4
"
8'-10"
PROPSOSED SITE PLAN
SCALE: 1/8" = 1'-0"1
NO SNOMELT IN APRON
NON PERVIOUSHARDSCAPING - ROOFOVER BASEMENT
NON PERVIOUSHARDSCAPING
NON PERVIOUS HARDSCAPING - ROOF OVER BASEMENT
EXISTING LANDSCAPEPAVERS
PERVIOUS PAVERS
EXISTING FENCE TOREMAIN
EXISTING FENCE TO REMAIN
EXISTING FRONT PATHTO REMAIN
EXISTING FENCE AND
GATE TO REMAIN
PROPER
T
Y
L
I
N
E
PROPER
T
Y
L
I
N
E
SITE PLAN NOTES:
1. ALL LANDSCAPE PAVING TO BE PERVIOUS RE: CIVIL.
2. LIGHT WELLS TO EXTEND MAX. 6" ABOVE FINISH GRADE
3. ALL EXISTING FENCING TO REMAIN OR REPLACED IN KIND
4. RE: CIVIL PLANS FOR STORMWATER MITIGATION AND GRADING
EXISTING BOLLARD
ELECTRICAL TRANSFOMERON CONCRETE PAD
DRYWELL LOCATION RE: CIVIL
10'-9"5'-0"GARAGE8'-0"UPPER LEVEL10'-0"BASEMENTSETBACK
-
5
'
G
A
R
A
G
E
SIDE SETBACK - 5'SIDE SETBACK - 5'1 CAR GARAGE
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F SETBACK - 5' PER R/MF5'-0"
4'-5 1/2"SETBACK - 5' PER R/MFADDITIONAL BOLLARD
NEW BRICK CLADENTRY STEPS
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F
EGRESS WELL W/GUARDRAIL
EGRESS WELL W/ GUARDRAIL
EGRESS WELL W/ GUARDRAIL
LOT P820 E.
C
O
O
P
E
R
A
V
E
PARCE
L
I
D
N
O
.
273718
2
2
8
0
0
5
AREA ±
:
2999 S
Q
.
F
T
.
0.068 A
C
R
E
S
LOT Q
(73.70'
R
.
O
.
W
.
)
ALLEY
-
B
L
O
C
K
1
1
1
(20.20'
W
I
D
E
)
LOT O
LOT N
LOT R
1 - STORYFRAME HOUSECONCRETE PARKINGG
A
T
E CONCRETE PARKINGSTAIRWELL &STORAGE SHED1.1'
TREE
L
A
W
N
CONC
R
E
T
E
C
U
R
B
&
G
U
T
T
E
R WINDOW WELLSTONE
RETAINING
WALL
(TYP)
PAVED
R
O
A
D
W
A
Y
LOT G
LOT F
LOT E
LOT D
ADJOINING FRAME BUILDINGWINDOW WELLADJOINING BRICK BUILDINGIVBIVB
IVB
IVB
WSO WOOD RETAININGWALL (TYP)G
E G
GG N31°25'41"E465.84'S05°02'20"E3.72.2
7.06.8
37.420.527.80.9 20.25.110.9
5.1793779387
9
3
7
793
7 79367936
7937 79377
9
3
6
FOUND #5 REBAR
NO CAP
4" BACKWATERVALVE4" BAC
K
W
A
T
E
R
VALVE
FOUND #5 REBAR
NO CAP
4" BACKWATERVALVE4" BAC
K
W
A
T
E
R
VALVE
LIVING DRWG
E
UP
DN
KITCHE
N
M. BAT
H
M. BED
BATH
MUDR
O
O
M
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
7937'-0"
T.O. PLY
M
A
I
N
L
E
V
E
L
-
E
X
I
S
T
I
N
G
99'-0"
EXISTING SITE PLAN
SCALE: 1/8" = 1'-0"2
EXISTING LANDSCAPEPAVERS
EXISTING LANDSCAPEPAVERS CONT.
EXISTING FENCE TOREMAIN
EXISTING FENCE TO REMAIN
EXISTING FRONT PATHTO REMAIN
EXISTING FENCE AND
GATE TO REMAIN
PROPER
T
Y
L
I
N
E
SETBACK
-
5
'
G
A
R
A
G
E
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F
PROPER
T
Y
L
I
N
E
SETBAC
K
-
1
0
'
P
E
R
R
/
M
FSETBACK - 5' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'GARDEN TO BE REMOVED
EXISTING WOOD PLANTER TO BE REMOVED
SETBACK - 5' PER R/MF10'-9"5'-0"
4'-5 1/2"36'-9 1/2"
Monday, June 19, 2023820 EAST COOPERLANDSCAPE PLAN
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A1.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
LOT QALLEY - BLOCK 111(20.20' WIDE)LOT OCONCRETE PARKING
STAIRWELL &
STORAGE SHEDTREE LAWNCONCRETE CURB & GUTTERWINDOW WELLPAVED ROADWAYADJOINING FRAME BUILDING
WINDOW WELL
ADJOINING BRICK BUILDING
WSOGGG6.87937
7938 793779377936
7936793779
3
7 7936IVB
IVB IVB
IVB
HEAT PUMP
CONDENSER UNIT
HEAT PUMP
CONDENSER UNIT KINGT.O. SLAB LOWER LEVEL88'-0"T.O. SLAB LOWER LEVEL86'-6"UPQUEENQUEENSHELVING
T.O. SLAB LOWER LEVEL88'-0"SHELVING18'-0 3/4"77'-3 1/8"
77'-2"DNDNT.O. SLAB @ EDGE98'-8 1/4"DNdiningdesk UPUPbench7938.0'BENCHBENCH
TV
BOOK CASE7937.0'BAR8'-6"PARKING18'-0"
PARKING
DNPROPSOSED LANDSCAPE PLAN
SCALE: 1/4" = 1'-0"1 PROPERTY LINEPROPERTY LINESETBACK - 5' GARAGESETBACK - 10' PER R/MFSIDE SETBACK - 5'
SIDE SETBACK - 5'1 CAR GARAGESETBACK - 5' PER R/MF
LANDSCAPE KEY
SETBACK - 10' PER R/MFSETBACK - 5' PER R/MF
FRONT LAWN - SOD
DECORATIVE FREE DRAINING GRAVEL - LIGHT GRAY
EXISTING CONIFEROUS TREE TO REMAIN
EXISTING DECIDUOUS TREE TO REMAIN
EXISTING CONIFEROUS TREE TO BE REMOVED
FOR SHORING AND EXCAVATION
MORTAR SET PAVER DRIVE - LIGHT GRAY
BRICK PAVER OVER CONDITIONED SPACE
EXISTING DECIDUOUD TREE TO BE REMOVED FOR SHORING AND EXCAVATION
FLAGSTONE PAVER - MATCH EXISTING
CONCRETE PAD - GRAY/BRUSHED
EXISTING FENCE TO REMAIN
REPAIR AS NEEDED
EXISTING ROSE BUSH
PROPOSED LILAC
PROPOSED GREEN GEM BOXWOOD
NEW METAL FENCE
RAISED STEEL PLANTER BED W/
PERENNIALS 6" ABOVE GRADE
EXISTING GATE TOREMAIN
NEW 4' METAL
FENCE AND GATE
NEW STEEL EDGE
PLANTER BOX
PERVIOUS BRICK PAVERS
CONDENSING UNIT CONDENSING UNIT NEW 4' METAL FENCE W/ GATE
BOLLARDS TO PROTECT EXISTING
TRANSFORMER
NEW BRICK CLADENTRY STEPS
EGRESS WELL W/
GUARDRAIL - HOLD 3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
Monday, June 19, 2023820 EAST COOPERFOUNDATION /BASEMENT PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"5'-7 1/4"3 1/2"6'-11 1/4"5 1/2"10'-0 1/2"5 1/2"12'-0"5 1/2"6'-11 1/8"12'-9"5 1/2"5'-2"
CL.
008
5'11" x 5'11"10'-6"2'-9 1/2"10'-0 1/2"SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
11 1/2"5'-0"5 1/2"12'-7 1/4"11 1/2"13'-3 5/8"5 1/2"5'-0"5 1/2"6'-5 3/8"3 1/2"2'-7"5 1/2"5'-0"11 1/2"6'-10 5/8"6'-6"7'-11 1/4"5 1/2"5'-1"3'-0"4'-2 3/4"11 1/2"12'-3 3/4"12'-7 1/4"
5'-5 1/2"3'-6 1/4"5'-7"3'-6"
18'-0 3/4"77'-3 1/8"77'-2"18'-4 1/2"6'-7 1/2"3'-0"34'-6"7'-5 1/2"3'-0"
3'-0"3'-11 3/4"3'-0"5'-11"3'-0"3'-2 1/4"6 3/4"2'-6"2'-8"6'-8 3/4"3'-6"5 1/2"14'-5"
3'-0"
3'-0"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED LOWER LEVEL PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
EXISTING CRAWLSPACE AND FOUNDATION PLAN
SCALE: 3/16" = 1'-0"2
NOTES:1. EXISTING CRAWL SPACES, MECH ROOM, AND FOUNDATION TO BE REMOVED
Monday, June 19, 2023820 EAST COOPERMAIN LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
OFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"T.O. PLY MAIN LEVEL
100'-0"
DN
12'-6"4'-2 1/2"5 1/2"6'-11"6'-1 1/2"T.O. PLY MAIN LEVEL
100'-0"
T.O. SLAB @ GARAGE
98'-0"
DN
T.O. SLAB
98'-10 1/2"
T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
DN
HALL
105
7'11" x 16'10"
STAIR
001
KITCHEN
102
12'4" x 16'2"
PANTRY
104
6'4" x 6'7"
PATIO
108
PATIO
109
diningdesk 5 1/2"10'-0"6'-8 3/8"3'-6"3'-0"3'-6"+7936.0'+7936.0'
793
6
.
0
'
+
7936.5'+
7937.0'+
+7937.0'
7936.75'+
7937'+
UP
STAIR
204
UP
STAIR
106
bench7938.0'+
7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'+
7937.0'
7936.5'+
+7936.5'+7937.5'
7936.0'
7937.0'+
7936.5'+
7936.0'+
T.O. SLAB @ GARAGE
98'-0"
BAR
POWDER
103
5'4" x 5'0"
LIVING
101
7936.0'+
7935.75'+
8'-6"
PARKING
18'-0"PARKINGT.O. PLY MAIN LEVEL
99'-0"
DN
5 1/2"22'-0 1/2"5 1/2"5 1/2"13'-10"5 1/2"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
1
A4.2
1
A4.2
1
A4.1
10'-9"FRONT SETBACK10'-0"REAR SETBACK5'-0"GARAGE SETBACK4'-5 1/2"
SIDE
5'-0 1/4"
SIDE 71'-10 1/2"3
A4.1
2
A4.1
LIVING DRWGE
UP
DN
KITCHEN
M. BATH
M. BED
BATH
MUDROOM
T.O. PLY MAIN LEVEL - EXISTING
7937'-0"
T.O. PLY MAIN LEVEL - EXISTING
99'-0"44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
MAIN LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
10'-9"
Monday, June 19, 2023820 EAST COOPERUPPER LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
5 1/2"3'-0"3 1/2"8'-9 1/4"5 1/2"6'-1 1/2"5 1/2"11'-9 3/4"5 1/2"11'-10 1/2"5 1/2"5'-5 1/2"5 1/2"4'-9 1/2"10'-5 3/4"3'-10 1/2"4'-3 1/2"
2'-9"8'-10 1/4"5'-2 1/2"3'-0"
14'-4 1/4"4'-3 1/2"
NICHE
NICHE NICHENICHENICHEOPEN 8'-0"REAR SETBACK19'-6 3/4"23'-11 1/2"5 1/2"12'-6 3/4"5 1/2"5'-3 3/4"11'-7 1/2"30'-5"12'-2 1/2"1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - PROPOSED
SCALE: 3/16" = 1'-0"1
9 1/4":12"9 1/4:12"
3 1/412"
9 1/4:12"9 1/4:12"
1
A4.1
1
A4.2
1
A4.2
3
A4.1
2
A4.1
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
UPPER LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"EXISTING ADDITION
TO BE REMOVED
Monday, June 19, 2023820 EAST COOPERROOF PLANS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A2.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
KING
BUILT IN OFFICECLOSETOFFICE
006
9'0" x 13'4"LNDRY.
007
8'7 1/2" x 6'4"
T.O. SLAB LOWER LEVEL
88'-0"
T.O. SLAB LOWER LEVEL
86'-6"
UP
QUEEN
QUEEN
BED
011
12'9" x 10'6"
BED
010
14'5" x 10'0 1/2"
BATH
012
12'10" x 5'2"
BED
001
12'7" x 12'4"
MECH.
003
8'7 1/2" x 7'5 1/2"
BATH
002
5'0" x 9'4"
BUNK ROOM
009
18'4 1/2" x 11'11"SHELVINGT.O. SLAB LOWER LEVEL
88'-0"CL.
008
5'11" x 5'11"
SHELVING
BATH
004
5'0" x 5'0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"77'-3 1/8"77'-2"KING
M. BED
201
11'10" x 14'4"
M. BATH
202
12'0" x 10'8"
M. CLOSET
203
6'0" x 8'9"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
DN STAIR
204
NICHE
NICHE NICHENICHENICHEOPEN
19'-6 3/4"
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
1A3.4
1A3.11A3.2
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
1
2
3
B C
PROPOSED ROOF PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
6":12"6":12"
9":12"9":12"
STANDING SEAM METAL ROOF
MATCH EXISTING K
STYLE GUTTER
MATCH EXISTING K
STYLE GUTTER
9 1/4":12"9 1/4:12"
3 1/412"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING K STYLEGUTTER TO REMAIN
EXISTING K STYLE
GUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
9 1/4:12"9 1/4:12"
FLAT ROOF
EXISTING ASPHALT SHINGLE ROOF
NEW CHIMNEY FLUE
NEW ROOF VENT
3
A4.1
2
A4.1
44'-4"NEW ADDITION
HISTORIC
2'-9"2'-3 1/4"6'-7"8'-4 1/2"17'-1 1/2"16'-8 1/2"6'-0"37'-5"6'-11"17'-1 1/2"22'-8 1/2"19'-11 3/4"
PROPERTY LINE
SETBACK - 5' GARAGE
SETBACK - 10' PER R/MF
FRONT SETBACK - 10' PER R/MFSIDE SETBACK - 5'SIDE SETBACK - 5'A D E
4
5
6
B C
1
2
3
EXISTING ROOF PLAN
SCALE: 3/16" = 1'-0"2
9 1/4"/12"9 1/4"/12"
3 1/4":12"
9 1/4":12"9 1/4":12"
4 3/4":12"8":12"
EXISTING K STYLE GUTTER TO REMAIN
EXISTING K STYLEGUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ADDITION
TO BE REMOVED
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
EXISTING SOUTH ELEVATION
SCALE: 1/4" = 1'-0"2
1
T.O. PLY AT ENTRY EXISTING
99'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
100'-0"
FRONT/SOUTH ELEVATION
SCALE: 1/4" = 1'-0"1
2
1
T.O. SLAB
88'-0"
Direct vent
chimney
2'-6"minEGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
ADDITION - NORTH ELEVATION
SCALE: 1/4" = 1'-0"1
ADEBC
8'-4 1/2"6'-5"2'-5 1/4"2'-9"
14'-9 1/2"5'-2 1/4"
19'-11 3/4"
T.O. SLAB
88'-6"
T.O. SLAB
87'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. SLAB @ GARAGE
98'-0"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE22'-5 3/8"BUIDLING HEIGHT2
3
2
T.O. PLY @ HISTORIC
100'-0"
1
3
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EGRESS WELL
GUARDRAIL
KEEP POST 3"
OFF OF FINISH
SIDING
EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
1
EX. T.O. PLY @ HISTORIC
99'-0"
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.3820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
123
EAST ELEVATION
SCALE: 1/4" = 1'-0"1
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"NEW ADDITIONHISTORIC6'-1"11'-1 1/2"16'-8 1/2"6'-0 1/8"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-11 3/8"BUILDING HEIGHT5
6
2
4
5
3
4
1
T.O. SLAB @ GARAGE
87'-6"
T.O. PLY
100'-0"
T.O. SLAB
88'-0"
456
37'-5"6'-11"
EGRESS WELL
GUARDRAIL
EGRESS WELL
GUARDRAIL3'-0"MIN3'-0"MINEGRESS WELL
GUARDRAIL 3'-0"MINMATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION
TO BE REMOVED
EX. T.O. PLY @ HISTORIC
99'-0"
1
4
Monday, June 19, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A3.4820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
MATERIAL KEY
SIDING:
1. EXISTING WOOD LAP SIDING-PAINT: MATCH EXISTING-REPLACE IN-KIND @ ADDITION
2. NEW WOOD RAIN SCREEN-STAIN PER PREVIOUS APPROVAL
3. METAL PANELING-ALUCOBOND - COLOR: BLACK
ROOFING:
4. EXISTING ASPHALT SHINGLE -MAINTAIN OR REPLACE IN-KIND
5. NEW STANDING SEAM METAL ROOFING:-COLOR: DARK GRAY TBD
METALS:
6. WINDOWS, RAILINGS, FLASHING-BLACK NON-POLISHED, NON-METALLIC
NOTES
1. ALL HISTORIC SIDING, FASCIA, TRIM AND
WINDOWS TO REMAIN.
2. ANY REPLACEMENT MATERIALS MUST FIRST BE APPROVED BY ARCHITECT WHO WILL SEEK
HPC APPROVAL
1 2 3
T.O. PLY. MAIN LEVEL
100'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"
B.O. HEADER
107'-8"
=7935'-10 1/4"
WEST ELEVATION
SCALE: 1/4" = 1'-0"1 NEW ADDITIONHISTORICB.O. HEADER
106'-0"
B.O. HEADER
115'-0"
6'-0"16'-8 1/2"4'-8"12'-5 3/4"25'-0"MAX HEIGHT LIMIT PER R/MF ZONE21'-9 1/2"BUILDING HEIGHT4
1
5
3
5
2
2
11'-7 1/4"
4 5 6
T.O. SLAB
88'-0"
6'-11"37'-5"3'-0"MINEGRESS WELL
GUARDRAIL
EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
Monday, June 19, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A4.1820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
SECTION 1
SCALE: 1/4" = 1'-0"1
B.O. CEILING
107'-0"
T.O. PLY. UPPER LEVEL
108'-0"
A D EBC
T.O. PLY. @ ENTRY
99'-0"6'-8 5/8"2'-9"2'-5 1/4"6'-5"8'-4 1/2"
19'-11 3/4"
T.O. SLAB
88'-0"8'-0 1/2"ADEBC
2'-6"minSECTION THROUGH CONNECTOR
SCALE: 1/4" = 1'-0"3
T.O. PLY UPPER LEVEL
108'-0"
T.O. SLAB
88'-0"
T.O. PLY @ CONNECTOR
99'-0"
8'-4 1/2"6'-7"2'-3 1/4"2'-9"
1
1
6
19'-11 3/4"
SECTION THROUGH CONNECTOR
SCALE: 1/4" = 1'-0"2
T.O. SLAB
88'-0"
T.O. PLY UPPER LEVEL
108'-0"
T.O. PLY AT ENTRY
99'-0"
T.O. SLAB @ GARAGE
98'-0"
A D EBC
2'-9"2'-5 1/4"6'-5"8'-4 1/2"
5'-2 1/4"14'-9 1/2"
19'-11 3/4"
5 1/2"2'-11"3'-3 1/2"3'-3 1/2"3'-3 1/2"3'-3 1/2"3'-3 1/2"21'-2 3/8"2
6
Monday, June 19, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
A4.2820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
SECTION 1
SCALE: 1/4" = 1'-0"1
T.O. PLY. MAIN LEVEL
100'-0"
T.O. SLAB
88'-0"
T.O. SLAB
88'-0"9'-0"8'-6"9'-6 1/2"T.O. SLAB
87'-6"
T.O. PLY UPPER LEVEL
108'-0"10'-0"10'-6"T.O. PLY AT ENTRY
99'-0"
=7937.0'
T.O. SLAB @ GARAGE
98'-0"=7935'-10 1/4"
1 2 3
9'-6 1/2"9'-0"8'-0"=7938.0'
T.O. GRADE @ ENTRY
99'-0"
EXISTING GRADE @ ENTRY = 7937.0'6"6"4 5 6
6'-11"37'-5"6'-0"16'-8 1/2"17'-2 5/8"
Monday, June 19, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
R1.0820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
ANGLED PERSPECTIVE2
FRONT PERSPECTIVE1
Monday, June 19, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-CURRENT-LANDUSE.vwx21084
R2.0820 E COOPER AVEASPEN, CO 81611SHEET NO.COPYRIGHT 2023 F&M Architects, LLC PO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707DATEISSUE
SHEET NAME.
07.27.22PRE APP
02/20/23LAND USE COORD.
03/15/23LAND USE SET
06/13/23LAND USE REV 1
PERSPECTIVE 1
Scale: 1/2" = 1'-0"1
PERSPECTIVE 2
Scale: 3/8" = 1'-0"2
PERSPECTIVE 3
Scale: 1/2" = 1'-0"3
PERSPECTIVE 4
Scale: 1/2" = 1'-0"4
Page 1 of 7
Outdoor Lighting Code – HPC Recommendation
MEMORANDUM
TO: City of Aspen Historic Preservation Commission
FROM: Haley Hart, Long-Range Planner
Sophie Varga, Planner
THROUGH: Ben Anderson, Deputy Director of Community Development
MEMO DATE: August 3, 2023
MEETING DATE: August 9, 2023
RE: Outdoor Lighting Land Code Amendment
Recommendation from HPC
REQUEST OF THE COMMISSION: As part of the Land Use Code (LUC) Amendment
process, and prior to the consideration by City Council of an amendment to the Land Use
Code updating Section 26.575.150 - Outdoor lighting, the HPC is asked to review the
draft code and provide recommendation pursuant to 26.310.020.B.
SUMMARY AND BACKGROUND: Section 26.575.150 - Outdoor lighting, of the LUC
defines the regulations related to outdoor lighting on private or public property within the
City of Aspen. The purpose for updating this code section is in response to difficulties
present in the current code. This section was last comprehensively updated in 2003. The
current code is fully prescriptive, meaning there is little consideration of the performance,
or quality of light generated on the entire property. This makes it extremely difficult for
lighting designers to design in conformance with the City’s code and for the City’s zoning
officers to evaluate development proposals. Additionally, the current code primarily
establishes a single set of standards for lighting across different land use types and areas
of town. For example, most of the lighting standards are the same for residential,
commercial, parks, and publicly owned spaces – all of which are distinct uses that should
have distinct lighting parameters associated with their use.
Changes to lighting technology, updated design trends, and a growing understanding of
the value of the night skies to community character, human health, and the ecological
and environmental health of flora and fauna have raised the need for a full overhaul of
the lighting standards.
It is important to note that the lighting standards in the LUC do not apply to lighting in the
Right-of-Way, including the City’s system of streetlights and lighting related to transit
facilities.
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Outdoor Lighting Code – HPC Recommendation
Since the adoption of Resolution No. 101, Series of 2021, a resolution approving the
contract between the City and Clanton and Associates, staff has worked with the lighting
design consultant to evaluate existing conditions and draft language towards an updated
code. This work included a community and stakeholder visioning session which took
place April 18th-20th, 2022. This time was spent evaluating nighttime lighting conditions
and conducting a preliminary public outreach and engagement survey, culminating in the
creation of the Aspen Lighting Ordinance Community & Stakeholder Memo, included as
Exhibit B and the Aspen Lighting Ordinance Existing Conditions Memo, included as
Exhibit C. Since then, Staff and the consultant have worked towards development of a
draft ordinance and have since taken updated language and concepts to community
stakeholders, those involved in the visioning session, lighting design experts, architects,
the Historic Preservation Commission, the Planning and Zoning Commission, and the
Commercial Core and Logging Commission. Staff and the consultant will continue to work
with these stakeholders and the public to gain feedback for first reading at Council.
Proposed Policy:
The code sections anticipated for amendment include:
Primary Section
• 26.575.150 - Outdoor lighting
Secondary Sections
• 26.435 - Development in Environmentally Sensitive Areas (ESA), and;
• 26.515.080 – Special Review
Innovative concepts to the outdoor lighting policy are proposed for the draft ordinance
and are based on national best practices following guidance from the American National
Standards Institute (ANSI), the Illuminating Engineering Society (IES), and the
International Dark Sky Association (IDA). Aspen is a unique city situated in a natural
environment and the context of the City’s geographical location and how both human and
the natural ecosystem interact with the nighttime environment will guide what to light, why,
and when. Staff and the consultant understand that some exterior lighting is appropriate
and necessary for the safety of people at night, and the following principals are proposed
as a guide for responsible lighting design:
(1) Useful – All lighting at night should have an intended purpose.
(2) Targeted – Light should be directed only where it is needed.
(3) Low Light Levels – Light should be no brighter than necessary for the task.
(4) Controlled – Lighting should only be used when it is useful.
(5) Spectrum – Lighting shall restrict the range of Correlated Color Temperatures
(CCTs) used outdoors in order to reduce disruptive, shorter wavelengths while
encouraging warm-white light color temperature.
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Outdoor Lighting Code – HPC Recommendation
Together with the forementioned principles for responsible lighting design, the following
goals are proposed to be the cornerstone of the draft policy:
(1) Use ANSI/IES exterior illuminance recommendations to reduce pedestrian
accidents and promote the health, safety, and welfare of people.
(2) Reduce obtrusive and glaring light that inhibit human vision and detract from
enjoyment.
(3) Curtail light pollution, reduce sky glow metrics, improve the nighttime
environment for residents, visitors, and astronomer enthusiasts.
(4) Prevent inappropriate and poorly designed or installed outdoor lighting.
(5) Protect local and migrating ecological systems from the adverse effects of
artificial light.
(6) Prevent light trespass from unnecessarily disturbing people (and their sleep
patterns) and from unnecessarily restricting access to nighttime darkness as a
natural resource.
New topics and terms based on national best practices are proposed to better serve the
City’s nighttime environment. The central focus will include the following:
• Lighting Zones – a municipal planning tool which creates a hierarchy of planned
lighting and overlays with specific land uses.
• Light Quality –fixtures and lighting design that direct a pleasant and purposeful
quality of light (intensity and color).
• Light Trespass – the measurement and enforcement of how much internal light
is radiated externally beyond the boundary of its intended use, such as a
property line.
• Historic Landmarks – the continuation and recognition that the City’s historic
sites may adopt or have existing lighting approvals to highlight their
architectural significance to the community.
• Holiday/Seasonal Lighting – a proposed policy question at first reading to
Council will direct staff on the duration of holiday lighting and how much will be
allowed per site.
• Prescriptive and Performance-based Guidelines – a blend of both submission
types to evaluate how a building or parcel is illuminated holistically rather than
looking solely at the type of individual lights on the site.
• Parks and Public Spaces – staff and the consultant have worked with the Parks
and Recreation team to create standards that provides flexibility while
preserving homogeneity regarding the type and quality of lighting in the City’s
parks and publicly owned spaces.
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Outdoor Lighting Code – HPC Recommendation
Although the City will not be pursuing the International Dark Sky Places certification due
to the limited purview that the LUC section is responsible for, the principals, goals, and
topics of focus are analogous with those of dark skies communities and will have a
marked impact on the preservation of the night sky. Staff and the consultant team will
continue to work towards the development of a draft ordinance that includes a framework
for improved coherency and a workable balance between safety, aesthetics, human
health, and ecological and environmental impacts of outdoor lighting.
Proposed Changes
Lighting Zones
Aspen land use patterns reflect a higher intensity of use in the commercial, downtown
core and a decreasing intensity of use as one gradually moves away from the core and
into the more residential parts of town. The application of lighting zones reflects this
pattern. Lighting Zone 1 is applied to most of the residential areas and allows for less
light intensity per parcel. Lighting Zone 2 is applied to the commercial and mixed use
zones in town and allows for a slightly higher intensity of light in recognition of the
needs of pedestrians and commercial uses. While defined and discussed in the code,
Lighting Zones 0 and 3 would have minimal, practical application and will not be
frequently utilized.
Light Quality
The proposed code is designed to encourage fixtures that direct light downward (fully
shielded), discourage, but allow with limited lumens, lights projected upward
(unshielded), and limit the amount of horizontally broadcast light (partially shielded).
Additionally, the code requires that fixtures produce a light quality that is warmer
(yellow/orange) rather than cooler (blue/white) as defined in the amount Correlated
Color Temperature (CCT) allowed.
Differentiating Residential and Commercial
Under the current code, lighting standards are relatively uniform across different types
of uses. This often leads to sub-optimal design outcomes, and difficulty in permit
submission and review. The proposed code provides clearly delineates residential and
non-residential uses.
Maximum lumens per Site
Combined with light quality consideration, a maximum number of lumens per site helps
define light performance. This is the amount of light that is available for all of the
outdoor lighting on the property. The number of lumens changes per fixture and is
measured by the amount of light that a fixture produces. These limits are enumerated
in tables within the residential and non-residential sections.
Light Trespass
Light Trespass is a measure of the total amount of light that a property produces from
both outdoor and indoor sources that crosses the property line. Concerns about light
trespass are a major source of complaints filed with ComDev by neighbors and
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Page 5 of 7
Outdoor Lighting Code – HPC Recommendation
pedestrians. We currently have no way to respond to these complaints. This proposal
establishes thresholds for compliance and would require ComDev to acquire
sophisticated light measuring tools and evaluate light trespass (on a complaint basis).
It is also important to note that light trespass would only be enforced on for violations
within the curfew hours identified.
Holiday Lighting
This is a topic of significant community interest and a source of numerous complaints
on an annual basis. Aspen is a resort community that celebrates the holidays and the
winter season. It is also a community that values dark skies, the health of our trees,
and works to reduce potential conflicts between neighbors. The proposed code
responds to these issues by giving limitations: 1) length of use; 2) quantity and quality
of lights; and 3) hours of use with an established curfew. Again, this would only apply
to holiday lighting on private property. Holiday lighting in the right-of-way (including the
Pedestrian Malls) are subject to other standards.
Flexibility for City Parks to Respond to Park-specific-needs
Aspen’s parks are distributed across town and often have park-specific use patterns
and needs. The lighting zone system is too limiting to this diverse park system. While
the intent statements and requirements for individual lighting fixtures will apply to all
park properties, the code intentionally grants flexibility to the City Parks Department to
install lighting that is appropriate and necessary in providing safe and enjoyable park
and trail experiences.
Historic Landmark Properties
The proposed ordinance recognizes the desire for site specific approvals and
enhancement of architectural features for many owners of historic landmarks. For
historically designated properties, the HPC may vary lighting types and luminaires as
appropriate for the building, but the HPC cannot increase the total site lumen amount
for the property as designated by the Lighting Zone. Additionally, historic luminaires
that have been given approvals but may not be in conformance with the proposed code
will be allowed to remain but will be limited to 1,000 lumens per pre-approved luminaire.
Effective Dates for Code Compliance and Response to Complaints
Anytime new code changes are proposed, a consideration of the impacts of creating
new “non-conformities” is part of the process. Non-conformities are things that when
established were legal and consistent with the code at the time, but now following a
change to the rules, are no longer compliant with the new code. The proposed code
would create a 5-year legacy period for existing, nonconforming fixtures. After 5-years,
enforcement of non-conforming fixtures could commence following a formal complaint.
It is important to note that unless it involves a life-safety issue, City staff do not wander
around town looking for problems – staff will enforce only within a complaint driven
system.
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Outdoor Lighting Code – HPC Recommendation
It is important to note that the Light Trespass and Holiday Lighting standards would be
enforced immediately (again, based on complaints) upon the effective date of the
Ordinance.
Clarity on Applicability and Submission Requirements and Process
The HPC would evaluate lighting in two circumstances: 1) A lighting plan located at a
Historic Landmark site that is seeking exemption from the shielding, uplight, and light
trespass requirements as outlined within the proposed ordinance; and 2) as proposed
in a Special Review – where a project does not meet some provision of the code and
requests a variation. Otherwise, these requirements are all handled during the building
permit review process – specifically as part of the zoning review. An important aspect
of the proposed code is an improved description of the submission requirements for
different kinds of development scenarios – from the replacement of a single fixture to
a full, new development. Additionally, Clanton and Associates has put together a tool
(excel spreadsheet) that allows for an easy depiction of a project’s proposed lighting
and conformance with code requirements. The results of this tool would then be
submitted by an applicant and provides an easy mechanism for staff to evaluate
compliance.
Policy Questions:
The draft code as proposed provides answers to these questions – but staff would
appreciate if HPC would evaluate and provide any thoughts within your comments or in
the formal recommendation.
Policy Questions:
1. Do you agree with the 5-year period as appropriate in providing legacy exemptions
for existing fixtures? Should Light Trespass and Holiday lighting curfews be
effective immediately?
2. Do you agree with the idea of and proposed framework for the regulation of Light
Trespass?
3. Do you agree that holiday lighting should be limited seasonally (allowed from
November to March)?
4. Do you agree with the idea of a curfew (hours of enforcement) for Light Trespass
and allowed hours for holiday lighting? On residential properties the hours are
proposed for 10p to 7a. For non-residential uses – the curfew would allow for an
hour after close and an hour prior to opening.
5. Aspen has long had a provision prohibiting neon and neon appearing lighting.
Do you agree with this continued prohibition?
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Outdoor Lighting Code – HPC Recommendation
RECOMMENDATIONS:
Staff recommends that HPC consider both the policy level changes that the amendment
proposes – as well as the specific language that defines the new regulations. At the
meeting the commission will be given the opportunity to ask questions and discuss the
merits of the proposed code provisions. Should the Commission agree entirely with the
draft, a recommendation could be made that supports the proposed code as is. If,
however, a majority of the Commission would like to make either general or specific
recommendations for Council consideration, it is advised that the Commission vote on
any proposed recommendations for changes, additions, or deletions. If a majority of the
Commission approves, staff would add those recommendations to the HPC Resolution
and would convey these sentiments and recommendations to Council during the review
of the eventual Ordinance.
RECOMMENDED MOTION:
If the Commission concurs with the draft code, as is: “I move to approve Resolution No.
XX, Series of 2023.”
If the Commission would like to add additional recommendations or make formal
comment to Council on the draft code: “I move to approve Resolution No. XX with the
following additions or changes…”
EXHIBITS:
A – Draft Code Amendment - Outdoor Lighting
B – Aspen Lighting Ordinance Community & Stakeholder Memo
C – Aspen Lighting Ordinance Existing Conditions Memo
D – Draft Map of Proposed Lighting Zones
E – Draft Spreadsheet Tool - Evaluating Conformance with New Regulations
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RESOLUTION #XX
SERIES OF 2023
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL FOR THE AMENDMENT OF CITY
OF ASPEN LAND USE CODE SECTION 26.575.150 – OUTDOOR LIGHTING AND
OTHER RELATED CODE SECTIONS AS NECESSARY WITHIN THE LAND USE CODE
WHEREAS, pursuant to Section 26.575.150 – Outdoor lighting, of the City of Aspen
Municipal Code, the allowance, location, submittal process, and type and quality of outdoor
lighting allowed on property within the City of Aspen is established; and,
WHEREAS, objectives of these code amendments are to update the City’s outdoor
lighting policy based on national best practices and to response to updated lighting technology;
and,
WHEREAS, the City elects to pursue reduction of light levels, light pollution, wasted
energy, and neighborly conflicts arising from excessive or poorly designed light at night; and,
WHEREAS, other amendments will be required within Section 26.435 – Development in
Environmentally Sensitive Areas (ESA), and Section 26.515.080 – Special Review, to ensure
consistency and coordination with the updated outdoor lighting standards within the Land Use Code;
and,
WHEREAS, Community Development has presented and discussed this issue with the
Historic Preservation Commission; and,
WHEREAS, at a regular meeting on August 9, 2023, the Historic Preservation
Commission considered the amended code, and reviewed staff’s memo, and by a __ - __ (_-_) vote
approves Resolution #XX, Series of 2023, recommending Council consideration and approval of
amending Section 26.575.150 – Outdoor lighting.
NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:
The Historic Preservation Commission recommends the Land Use Code Section 26.575.150. -
Outdoor lighting, be rescinded and readopted as follows in Exhibit A.
Section 2:
Land Use Code Section 26.435.040.B.3.f. – Stream Margin review.
f. All exterior lighting is low and downcast with no light(s) directed toward the river or located
down the slope and shall be in compliance with Section 26.575.150. A lighting plan will be
submitted with all development applications.
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Section 3:
Land Use Code Section 26.430– Special Review shall be rescinded and readopted as follows:
Sec. 26.430.030. - Applicability.
Special review shall apply to all development in the City designated for special review by the
following chapters or sections of this Title:
• Dimensional requirements (Chapter 26.710, Zone Districts)
• Replacement of nonconforming structures (Chapter 26.312)
• Reduction of open space requirements in CC Zone District (Section 26.575.030(b))
• Off-street parking requirements (Section 26.515.040)
• Reductions in the dimensions of utility and delivery service area provisions
• Subdivision standards (Section 26.480.050)
• Accessory Dwelling Unit Design Standards (Chapter 26.520)
• Wireless telecommunications facilities and/or equipment (Section 26.575.130)
• Affordable housing unit standards
• Variations to the Residential Demolition and Redevelopment Standards (Chapter 26.580)
• Outdoor lighting (Chapter 26.575.150)
(l) Outdoor lighting standards. A project may request variations from the requirements of Section
26.575.150 – Outdoor. Whenever a special review is considered by the Planning & Zoning
Commission or the Historic Preservation Commission it shall be reviewed in accordance with the
following standards:
(1) The outdoor lighting plan, luminaire, or installation has:
(a) a demonstrable community benefit; or,
(b) is for the purpose of public safety and health; and,
(2) The proposed lighting plan, luminaire, or installation meets the intent and general
characteristics of the underlying Lighting Zone.
Section 3:
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 resolutions or ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such prior
resolutions or ordinances.
Section 4:
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.
FINALLY, adopted, passed, and approved this 9th day of August 2023.
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Approved as to form: Approved as to content:
______________________________ __________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
Attest:
______________________________
Mike Sear, Deputy City Clerk
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Section 26.575.150. – Outdoor lighting.
26.575.150.010 – Intent and Purpose.
(a) Background. As the global population continues to grow, a larger percentage of people are living in
urban environments, leading to expansion and development. In 2007, the global urban population
exceeded the global rural population for the first time in history. In North America, 82% of people
live in urban areas.
One problem associated with population growth and urban sprawl is the use of artificial light at
night. This issue was first identified in the 1970s, when astronomers detected a degradation of the
night sky. Continued increase in the quantity of high angle and uncontrolled reflected light has
diminished the dark sky. For most of the U.S. population, a clear view of the stars is no longer
possible.
Excessive, poorly designed, or poorly installed lighting at night creates issues that include skyglow,
wasted energy, and unsafe or unpleasant conditions. Irresponsible light at night can also be harmful
to the ecological health of flora, fauna, and humans. The City of Aspen is not excluded from these
impacts. In the City of Aspen, darkness is as much a part of the natural environment as the trees,
animals, and mountains. The dark night sky is currently an endangered resource. Unnecessary
lighting of natural and semi-natural areas impedes our ability to connect to that natural
environment after dark. When we are unable to see the stars, we become estranged from the
wildness that makes the City of Aspen such a special place.
(b) Purpose. As a global citizen, the City of Aspen believes in the human right to access dark skies and
be free from inappropriate lighting distractions at night. When the need for darkness conflicts with
the need for light, good lighting design can find a workable balance between safety, aesthetics,
human health, and the ecological and environmental impacts.
The City of Aspen understands that some exterior lighting is appropriate and necessary for the
safety of people at night. What to light, why, and when, will be a cornerstone of this lighting
ordinance. Because the effects of light pollution can persist as far as 200 kilometers (120 miles)
from the source, local control and regional coordination is encouraged for both dark sky
preservation and ecological protection. The following principles are used as a guide for responsible
lighting design in the City of Aspen:
(1) Useful – All lighting at night should have an intended purpose.
(2) Targeted – Light should be directed only where it is needed.
(3) Low Light Levels – Light should be no brighter than necessary for the task.
(4) Controlled – Lighting should only be used when it is useful.
(5) Spectrum – Lighting shall restrict the range of Correlated Color Temperatures (CCTs) used
outdoors in order to reduce disruptive, shorter wavelengths while encouraging warm-white
light color temperature.
(c) Goals. In addition to the principles of responsible lighting design mentioned above, the following
goals are intended to guide the City of Aspen’s decision makers regarding artificial exterior light at
night:
(1) Use American National Standards Institute (ANSI)/ Illuminating Engineering Society (IES)
exterior illuminance recommendations to reduce pedestrian accidents and promote the
health, safety, and welfare of people;
(2) Reduce obtrusive and glaring light that inhibit human vision and detract from enjoyment of
the night sky;
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(3) Curtail light pollution, reduce sky glow metrics, and improve the nighttime environment for
residents, visitors, and astronomer enthusiasts;
(4) Avoid inappropriate and poorly designed or installed outdoor lighting;
(5) Protect local and migrating ecological systems from the adverse effects of artificial light;
(6) Prevent light trespass from unnecessarily disturbing people (and their sleep patterns) and
from unnecessarily restricting access to nighttime darkness as a natural resource.
26.575.150.020 – Lighting Zone Planning and Designations.
(a) Background. Introduced in the late 1990s, lighting zones (LZ) are a municipal planning tool to help
reduce light levels, light pollution, wasted energy, and neighborly conflicts arising from excessive or
poor use of light at night. LZs can achieve these goals because they leverage the adaptation of
human vision in low light levels, enabling lighting solutions based on ambient conditions rather than
brightly lit adjacent properties.
Knowing what to light, or not light, is an important consideration for the nighttime environment.
Having a hierarchy of planned lighting can add context and visual order, improve coherency and
understanding of one’s surroundings, and ultimately give a pedestrian the confidence to engage with
outdoor space at night. Avoiding visual distractions and glare are also key considerations for
improving nighttime vision of residents, pedestrians, and motorists. This ordinance will leverage the
following guidance from the ANSI, the IES, and the International Dark Sky Association (IDA):
(1) ANSI/IES LP-2 Designing Quality Light for Exterior Environments
(2) ANSI/IES RP-43-22 Lighting Exterior Applications
(3) ANSI/IES LP-11-20 Environmental Conditions for Outdoor Lighting
(4) IDA Model Lighting Ordinance, 2011
(b) Definitions. Officially defined within ANSI/IES LP-11-20 Environmental Conditions for Outdoor
Lighting, LZs are briefly defined here:
(1) NDZ – Natural Dark Zones
(2) LZ0 – No Ambient Light
(3) LZ1 – Low Ambient Light
(4) LZ2 – Moderate Ambient Light
(5) LZ3 – Moderately High Ambient Light
(c) Purpose. LZ designations have been adopted by, and are referenced in, major building, energy, and
outdoor lighting code standards. They allow for illuminance recommendations regarding what to light
and at what intensity based on the expected activities. Assigning these designations within the City of
Aspen is essential to reference and use ANSI/IES recommendations for exterior lighting.
(d) Goals. LZ designations should not be based on existing conditions, but rather the type of
environment the municipality seeks to achieve.
(e) Designations. LZs are most effective when they coordinate with, and overlay on, land use zone
districts and their associated tasks. LZ designations will cross reference to the land use codes zone
districts as follows:
(1) Lighting Zone 0 (LZ0): Specific City of Aspen Parks may apply
(2) Lighting Zone 1 (LZ1): All Residential Zone Districts – AH, AH-PD, R-3, R-6, R-15, R-15A, R-15B,
R-30, RR, R/MF, R/MFA
(3) Lighting Zone 2 (LZ2): A, CC, C-1, CL, L, MU, NC, PUB, SCI, SKI,
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(4) Lighting Zone 3 (LZ3): Only available for Temporary Uses, or Special Review (see
26.575.150.030.d
(5) Planned Developments (PDs): PDs with adopted outdoor lighting regulations are not included
in a LZ. All PDs without an adopted outdoor lighting regulation are subject to underlying
zoning and the related LZ. In all circumstances, if a PD is silent on a particular topic related to
outdoor lighting, the provisions of this Title shall apply. For new PDs, lighting requirements
should be evaluated with guidance from underlying zoning and the related LZ.
(6) City of Aspen Parks, Trails, and Open Spaces: Parks, trails, and open spaces managed by the
City of Aspen are distinct use types that have distinct lighting needs based on the location and
intensity of the use. City of Aspen parks, trails, and open spaces have diverse underlying zone
districts based on the distribution of their locations. In most circumstances City of Aspen
parks, trails, and open spaces shall be limited to the standards under NDZ, LZ0, or LZ1 or LZ2.
See Section 26.575.150.090 - Parks, Trails, and Open Spaces, for guidance on outdoor lighting
characteristics found across City of Aspen parks, trails and open spaces.
26.575.150.030 – Applicability.
(a) Applicability: The lighting requirements of this ordinance shall be applicable to all exterior lighting on
private property within the City of Aspen. This includes use of light, hours of operation, and
mitigation of light trespass.
(1) 5-year Legacy Exemption. Existing outdoor lighting fixtures that do not meet the provisions of
this ordinance and require light fixture modification or replacement, shall be considered
nonconforming for five years from the adoption date of this ordinance.
(2) Trespass and curfew are affected immediately upon the passage of this ordinance.
(3) Nonconforming lighting. Unless otherwise specified within this ordinance, within five (5) years
of the effective date of this ordinance, all outdoor lighting luminaires that do not conform to
the requirements of this ordinance must be replaced or retrofitted to comply with the
provisions of this ordinance. After five (5) years from the effective date of this ordinance
noncompliant outdoor lighting luminaires will be considered a violation of this ordinance a nd
subject to the penalties set forth herein. The Community Development Department may issue
an Administrative Notice of Violation to any person or property owner using noncompliant
outdoor lighting luminaires, and such violation such be cured within ninety (90) days from the
date of the Administrative Notice of Violation.
(b) Compliance by development scenario.
(1) Routine Maintenance and one-for-one replacement: In the event an outdoor light fixture is
not working or damaged, the repaired or replaced fixture(s) shall conform with the
requirements of this ordinance. Proposals fall into this category if they do not require a
permit.
(2) Renovations and Modifications:
a. If a renovation or modification to outdoor lighting requires a permit, and the total
lumens of replaced or added fixtures is less than 40% of the total site lumen allowance
listed in Table 2: Residential Uses or Table 4: Non-Residential/Commercial Uses, as
applicable, only the outdoor lighting fixtures replaced or added in the permit shall need
to come into compliance with the requirements of this ordinance.
b. If the replaced applicable fixtures are equal to or more than 40% of the total site lumen
allowance listed in Table 2: Residential Uses or Table 4: Non-Residential/Commercial
Uses, as applicable), the entire property shall meet the requirements of this ordinance.
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c. Changes that qualify as an International Existing Building Code (IEBC) Alteration Level 3
on an existing development (e.g., square footage, occupant capacity, parking spaces)
shall cause the entire property to meet the requirements of this ordinance. Any re-
zoning or change of use shall also constitute meeting the requirements of this
ordinance.
(3) New development and Redevelopment: If new development occurs on a vacant lot or a
property is redeveloped, as defined in Sec. 26.104.100 – Definitions, the entire property shall
meet the requirements of this ordinance.
(c) Exemptions. The following types of lighting installations shall be exempt from the requirements
within this ordinance.
(1) Lawful. Lighting required by federal, state, county, municipal, or other territorial laws or
regulations that conflict with this ordinance will supersede and be exempt.
(2) Flags. When possible, lower and remove flags from sunset to sunrise so illumination is not
needed. For flags displayed at night, nighttime illumination of the United States of America
flag and the Colorado State flag is allowed. Nighttime illumination of other flags is not allowed.
Nighttime illumination of flags shall follow the guidelines below:
a. For an even distribution of light on the flag surface when fully extended, use either top of
pole downward directed light, a maximum of three (3) in-ground uplights, or three (3)
shielded spotlights that are surface mounted at grade. To preserve the night sky, the use
of top of pole downward directed lights is encouraged.
b. In-ground and surface mounted shielded spotlights should be narrow beam (15 degree
maximum), no more than 100 lumens per foot of height (e.g., 2,500 lumens per light for
a 25-foot-tall flag), with point sources of light not to be visible outside of a 15-foot radius.
Surface mounted lights should rotate and tilt and be aimed to hit the flag.
(3) Street, Public Trails, and Roadway. Lighting installed within the public right-of-way or an
easement that is for the benefit of public safety such as emergency, traffic control, or
streetlights is not subject to this ordinance. Lighting installed within the public right-of-way
with a purpose of illuminating outside the public right-of-way is not exempt from the
requirements of this ordinance.
(4) Signage. See Section 26.510 – Signs.
(d) Special Circumstances. If a lighting plan, luminaire, or installation is proposed does not meet the
requirements of this ordinance, but has a demonstrable community benefit, an exemption may be
considered. The applicant shall submit additional information so the benefit to the community can be
evaluated, and the lighting may then be approved by the Community Development Director. Should the
Community Development Directory deny an application of this nature, an applicant may pursue a
Temporary Use review with City Council per 26.450 or a Special Review with Planning & Zoning
Commission or the Historic Preservation Commission per 26.430.
(1) This process shall apply to outdoor art installations involving lighting.
(2) This process may also apply to lighting scenarios not addressed in other sections of this code,
such as a clock tower in a public area.
26.575.150.040 - Submittal Process.
Unless otherwise required by this title, evaluation of lighting shall be made at building permit review. For example,
while Planned Development and Environmentally Sensitive reviews would require a lighting plan during land use
review; the majority of projects will involve evaluation lighting at building permit. Lighting plans for new
development or renovations must be submitted to the Community Development Department for approval. For all
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submissions, either method described below is acceptable. Proposals that do not trigger a permit are exempt from
submitting lighting plans and shall conform with the requirements of this ordinance.
(a) Prescriptive Method: For administrative simplicity, a project may be charted using The City of Aspen
Outdoor Lighting Permit Submission Tool containing identification for each luminaire type, quantity,
lumen output, BUG rating for luminaires (if available), the total expected site lumens, and a calculated
total site lumens compared to the total site lumen allowance listed in Table 2: Residential Uses or Table 4:
Non-Residential/Commercial Uses.
(1) A sub-total is required for the total lumens coming from partially shielded light (e.g. tree, landscape,
sculpture, and some wall or façade light) allowed in Table 2 – Total Site Lumens Allowed: Residential
Uses or Table 4, Non-Residential/Commercial Uses, as applicable. The total lumens coming from
partially shielded lights cannot exceed 20% of the allowable lumens.
(2) Supporting data sheets for exact luminaires (model numbers), light distribution plots, fixture BUG
ratings, luminaire locations, mounting heights, and aiming directions should be included to the extent
necessary to show compliance with requirements.
(b) Performance Method: For larger and more complex projects, an outdoor lighting design can be analyzed
using industry standard lighting software. This outdoor lighting plan shall include:
(1) A compliance statement signed and stamped by either an architect or engineer licensed in the State of
Colorado verifying that the outdoor lighting plan meets the requirements of the ordinance.
(2) Luminaire locations, mounting heights, aiming directions, IES photometric data, buildings, and other
physical objects within the site.
(3) The average illuminance (in footcandles or lux) for any one task should not exceed ANSI/IES standards
for the applicable lighting zone, including but not limited to:
• Façade, building entrance, porte cochere, softscape, perimeter barriers.
• Walking paths adjacent to architecture, hardscape, exits, landscape, waterfront,
stairs, and ramps.
• Patios, outdoor dining, decks, terraces, pools, and pool decks.
a. The analysis shall utilize an enclosure comprised of calculation planes with zero reflectance
values around the perimeter of the site including a top plane no less than 33 feet (10 meters)
above the tallest luminaire. The illuminance on the calculation planes must not exceed the limits
of light trespass defined within this ordinance.
(c) Prior to Certificate of Occupancy, the applicant shall submit one of the following:
a. An As-Built compliance statement signed and stamped by either an architect or engineer licensed
in the State of Colorado verifying that the outdoor lighting plan meets the requirements of this
ordinance.
b. An As-Built plan signed and stamped by either an architect or engineer licensed in the State of
Colorado verifying that the outdoor lighting plan meets the requirements of this ordinance.
(d) Review: Site lighting plans shall be subject to review and approval by City of Aspen Community
Development. Site lighting plans submitted as a part of a building permit application shall be reviewed
administratively by the Community Development Director. The Director shall have the authority to refer
an application to the Planning and Zoning Commission or the Historic Preservation Commission if deemed
appropriate per Special Review, 26.430.
(e) Appeals: An appeal made by an applicant aggrieved by a decision made by the Community Development
Director regarding administration of this Chapter may appeal such decision to the City Council, pursuant
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to Chapter 26.316, Appeals. Other administrative remedy may be available pursuant to C.R.S. § 31-23-
209.
(f) Future Amendments to Section 26.575 – Outdoor Lighting: All future amendments of a technical nature to
this Chapter shall be exempt from the requirement of Policy Resolution for code amendments (Section
26.310.020(b)(1), (2)). Future amendments may proceed directly to a First and Second Reading, pursuant
to Section 26.310.020(b)(3). Necessary amendments that raise policy questions shall follow the normal
procedures for Land Use Code amendments per 26.310.
26.575.150.050 – Light Trespass.
(a) Background. Light trespass refers to measurable light extending beyond the boundary of its intended
usage area. This causes annoyance, loss of privacy, or other nuisances. In the City of Aspen, light
trespass can be a major source of frustration between neighbors. Often light trespass is referring to
outdoor lighting, but light spilling outdoors through windows or other translucent surfaces in a façade
also contributes to light trespass.
(b) Requirements. All outdoor light sources in the City of Aspen shall be located and optically cutoff such
that the point light source shall not be visible from adjacent property or public right of way during
hours of curfew defined in Section 26.575.150.040(d). Additionally, interior point light sources shall
not be visible from the property line during hours of curfew. Unless permitted otherwise by the City
of Aspen, the total maximum illumination of interior and exterior light sources at any point along the
property line shall not exceed the requirements listed in Table 1.
Meeting these requirements will likely require mounting locations 2.5 times the luminaire height
away from any property lines. Additional distance or shielding will likely be required for lighting
installed along ridgelines or hillsides. Methods encouraged for interior and exterior light sources to
meet these light trespass limits may include shielding, dimming, timers, and window shades.
Table 1: Property Line Vertical Light Trespass: Illuminance Limits. Measured in footcandles or lux.
(c) Measurements. To measure vertical light trespass for any property in Aspen, a light meter shall be
placed at 5-feet above grade and aimed perpendicular to the property line, pointed towards the light
source. Multiple readings shall be taken to ensure compliance around the property line. Any location
a measurement is taken along the property line shall meet the criteria in Table 1.
(1) When bordering with public streets, trails, walkways, bikeways, plazas, and parking lots, the
property line can be considered five feet beyond the actual property line.
(d) Enforcement Hours. The Community Development Department may take light trespass readings
within the following hours and enforce upon any light that exceeds the levels outlined in Table 1
above:
(1) Hours of enforceable light trespass for all City of Aspen private property lighting shall be the
following:
a. Residential Uses: Curfew hours shall be 10pm to 7am
Property Line Vertical Light Trespass:
Illuminance Limits
LZ0 LZ1 LZ2 LZ3
Footcandles (fc) 0.05 0.1 0.3 0.8
Lux (lx) 0.5 1 3 8
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b. Non-Residential Uses: Curfew hours of 10pm to 7am shall apply to all businesses unless
their normal operating hours end or begin within the hours of curfew. If so, the curfew
applies until either one hour after closing or one hour before opening. For example, if a
business closes at 11pm, the curfew for that business shall be 12am to 7am. If a
business opens at 6am, the curfew for that business shall be 10pm to 5am.
26.575.150.060 – Requirements for All Outdoor Lighting.
(a) Conformance. All outdoor lighting shall meet the requirements of this ordinance, applicable electrical
and energy codes, and applicable sections of the building code.
(b) Responsible Design Criteria.
(1) Correlated Color Temperature (CCT). In an effort to minimize potentially disruptive and/or
harmful spectrum at night, all exterior lighting subject to this ordinance shall have a standard
CCT of 2700K up to a maximum of 3000K. A CCT of 2200K or lower is allowed for non-
commercial uses provided the Color Rendering Index (CRI) is greater than 65.
(2) Direct Uplight. Unless otherwise allowed in Tables 3 and 5, all light sources shall be fully
shielded or partially shielded. Luminaires that have a U0 rating (produce zero uplight per IES
TM-15) are encouraged, but they are not required. All luminaires must be constructed in such
a manner that all light emitted, either directly from the light source, through a diffusing
element, or indirectly by reflection or refraction from any part of the luminaire is being
projected no higher than the horizontal plane.
Figure 1 (above): Unshielded, Partially Shielded, and Fully Shielded Light Emittance
(3) Poles.
a. Bollard, pathway, or post-top lighting taller than 42 inches from finished grade is
prohibited within residential zones.
b. Pole mounted lighting within multi-family common areas or any parking lot adjacent to a
residential use are allowed up to 12 feet from finished grade. This allowance shall not
exceed light trespass limits.
c. Pole mounted lighting for non-residential parking lots is allowed up to 20 feet tall from
finished grade, provided it is not directly adjacent to a residential property. This
allowance shall not exceed light trespass limits.
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(c) Prohibitions. The following types of exterior lighting sources, luminaires and installations, and those
interior lighting sources, luminaires, and installations that can be seen directly from the exterior by
the public or are causing light trespass or direct glare into any public right-of-way or property, shall
be prohibited in the City of Aspen.
(1) Non-shielded and partially shielded light fixtures unless identified as in Tables 3 and 5.
(2) Mercury vapor lighting.
(3) Inefficient lamps or LED luminaires (those with an efficacy of less than 45 lumens per watt)
shall be prohibited for outdoor use.
(4) Blinking, flashing, moving, revolving, scintillating, flickering, changing intensity and changing
color lights. This prohibition does not apply to Section 26.575.150.110(e) - Seasonal Lighting.
(5) Neon lighting and LED strips simulating the appearance of neon are both prohibited. This
includes its usage for the outlining of buildings and for signage.
(6) Window displays?
(7) Non-shielded floodlights are prohibited. Fully shielded floodlights are limited to 1,260 lumens
maximum (120-watt floodlight).
(8) Lighting directed towards the Roaring Fork River, Maroon Creek, Castle Creek, Hallam Lake, or
any other waterway is prohibited, as the lighting of natural waters at night can damage
freshwater ecosystems and reduce their biodiversity. See Chapter 26.425 – Development in
Environmentally Sensitive Areas (ESA).
(9) No outdoor lighting may be used in any manner that could interfere with the safe movement
of motor vehicles on public thoroughfares. The following is prohibited:
a. Any permanent light source not intended for roadway illumination that still produces
direct light or glare onto a roadway that could be disturbing to the operator of a motor
vehicle (e.g., pedestrian architectural lighting, landscape lighting).
b. Any light that may be confused with or construed as a traffic control device except as
authorized by State, Federal or City government.
(10) Aerial lasers, beacons, and searchlights are prohibited except for emergency use.
26.575.150.070 – Residential Lighting.
(a) Background. Lighting in residential areas provides for safe navigation to and from residences at night,
visual character, and the ability to enjoy outdoor spaces in hours of darkness. Functional lighting of
facades, landscaping, and peripheral boundaries of a residential property allows residents and guests
to stay oriented within a space, which fosters an improved sense of safety and wellbeing. Decorative
or excessive lighting of facades, landscaping and peripheral boundaries of a residential property
contributes to light pollution and degradation of dark sky and natural darkness goals. Any points of
ingress or egress can also benefit from quality lighting for both wayfinding and threat detection.
Vertical illuminance plays a critical role in addressing this need, allowing movement in silhouette or
shadow to be easily detectable.
Effective lighting for these needs should be unobtrusive, avoid creating glare, and avoid excessive
light which can harm the health of people, wildlife, and landscaping. For this reason, maximum limits
on lumens per site, see Table 2, and light trespass limits apply to all residential properties in the City
of Aspen.
(b) Light Output. The upper lumen limits listed below should not be the design goal. The design goal
should be to use the minimum light levels that meet the requirements of the task. The total
allowable site lumens for a residential property are limited to:
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Total Site Lumen Allowance: Residential Uses
Gross Lot Area
Square Feet (sf)
LZ1 LZ2
SFR/
Duplex
Multi-
Family
SFR/
Duplex
Multi-Family
50,000 sf+ 20,000 20,000 20,000 20,000
30,000 sf 13,500 13,500 13,500 13,500
15,000 sf 7,500 7,500 7,500 7,500
9,000 sf 5,000 5,000 5,000 5,000
6,000 sf 4,000 4,000 4,500 4,500
4,500 sf 3,350 3,350 3,700 3,700
< 3,000 sf 2,700 2,700 3,000 3,000
Table 2 – Total Site Lumens Allowed: Residential Uses. Measured in lumens.
(c) Additional Allowances. The following additional lumen allowances apply only to residential properties
with the following:
1) For multi-family units in a mixed use development, each unit shall be allotted 1,000 lumens
per unit above allowances provided in Table 4. Additional lumens are non-tradable.
2) On single-family/duplex residential lots larger than one acre with more than one dwelling unit,
an additional 2,000 lumens for each additional dwelling unit is allowed. Additional lumens are
non-tradable.
3) An additional 300 lumens per parking lot space is allowed for multi-family developments.
Additional lumens are non-tradable.
(d) Light for Orientation and Reassurance. Vertical illuminance plays a critical role in allowing people to
perceive the spatial perimeter and major obstacles in an area, as well as detect movement. This
allows people to feel more confident navigating a space and allows for threat detection at night,
especially in lower-activity residential areas. The design standards for this kind of lighting are detailed
below.
1) Trees, Gardens, and Landscape Lighting.
a. Tree and landscape lighting is only allowed within 25 feet of finished grade.
b. Tree and landscape lighting are subject to curfew hours and must be turned off between
the hours of 10pm and 7am.
2) Walls, Stairs, Fences, and Perimeter Barriers.
a. Perimeter fence lighting is prohibited within residential zones for residential use.
b. Illumination of site and retaining walls shorter than six (6) feet from finished grade and
directly beneath them is allowed within common areas of multi-family developments and
shall meet all the other requirements of this ordinance.
(e) Partially Shielded and Unshielded luminaires are permissible for these uses only if the light
distribution is limited to the targeted element (e.g., façade, sculpture, shrub), and if the total amount
of light does not exceed 20% of the total site lumen allowance or the individual luminaire limits listed
below.
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Table 3 – Maximum Unshielded and Partially Shielded Luminaire Lumens. Measured in lumens.
(f) Light for Wayfinding, Pathways, and Stairs. Changes in grade or terrain are more hazardous when
visibility is poor. Stairways, curbs, raised pavement, potholes, and slippery surfaces are all examples
of possible trip and fall hazards that can require lighting at night to navigate to or from a residence
safely. The design standards for this type of lighting are detailed below:
1) Driveway and Parking. Driveway and parking lot lighting for single-family, duplex, triplex, and
four-plex residential uses shall be fully shielded. Lighting shall be included in total allowable
lumens and meet Table 3 luminaire limit requirements. Luminaires shall be mounted no higher
than 42 inches above finished grade.
2) Address Markers. Are not exempt from lumen allowance.
3) Entrances and Porte Cocheres. Porte cochere and covered porch lighting is allowed.
Luminaires shall be aimed downward and installed such that the bottom of the luminaire or
lens, whichever is lower, is recessed or fully shielded and not producing any light into the night
sky. All light emitted by an under-canopy luminaire shall be substantially confined to the
posts, façades, and ground surface directly beneath the perimeter of the canopy.
4) Pathways, Exterior Stairs, and Steps. Luminaires in these applications shall be no taller than 42
inches from finished grade.
(g) Light for Atmosphere and Enjoyment.
1) Artificial lighting used to illuminate patios, above grade decks, balconies, or gazebos must be fully
shielded with the point light source not visible beyond the property line.
2) Art, monuments, and fountain features may be illuminated if they are within 10 horizontal feet
of the residential structure. Lighting must be turned off between the hours of 10pm to 7am per
Section 26.575.150.050(d).
3) Outdoor televisions may be allowed so long as the screen is directed inwards and is not visible
from any property line. Television screens mounted outdoors shall be turned off during the hours
of curfew defined in Section 26.575.150.050(d). For the use of television screens as signage
please refer to Section 26.510 – Signs.
4) .
26.575.150.080 - Non-Residential Lighting.
(a) Background. Lighting in non-residential areas provides for safe navigation to and from businesses and
activities at night, adds visual character, and allows for shopping and recreation in hours of darkness.
Lighting facades, landscaping, and peripheral boundaries of non-residential spaces allows residents
and visitors to the City of Aspen to stay oriented within a space, fostering an improved sense of safety
and wellbeing. Any points of ingress or egress for non-residential spaces can also benefit from quality
lighting for both wayfinding and threat detection. Vertical illuminance plays a critical role in
addressing this need, allowing movement in silhouette or shadow to be easily detectable. It also
helps to define spatial boundaries in busier non-residential areas and avoid conflicts between users.
Maximum Unshielded and Partially Shielded Luminaire Lumens
Luminaire Type LZ1 LZ2 LZ3
Low Voltage Luminaire 205 430 430
In-grade Uplight 455 910 910
Shielded Directional Floodlight 630 1,260 1,260
Partially Shielded Decorative 900 1,125 1,600
Commented [HH1]: Comment from Clanton: Do you
want to allow garage or other building mounted lights?
If so, you can change this back to 12' above finished
grade.
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Effective lighting for these needs should be unobtrusive, avoid creating glare, and avoid excessive
light which can harm the night sky and the health of people and landscaping. For this reason,
maximum limits on lumens per site and light trespass limits apply to all non-residential properties in
the City of Aspen. Additional guidelines are as follows:
(b) Light Output. The upper lumen limits listed below should not be the design goal. The design goal
should be to use the minimum light levels that meet the requirements of the task. The total
allowable site lumens for non-residential property are based on the square footage of the facade and
other elements of the developed structure, landscape buffer, and hardscape. A site shall calculate a
maximum site lumen allowance by choosing a maximum of four (4) of the lighting types as identified
in Table 4. Individual site lumen limits by lighting type are as follows:
Site Lumen Allowances: Non-Residential/Commercial Uses
Lighting Requirement. A maximum of four
allowances are permitted per site.
Unit LZ1 LZ2 LZ3
Building Entrance(s): This allowance is per door.
To use this allowance, luminaires must be within
20 feet of the door.
each 500 1,000 1,500
Building Facades: This allowance is lumens per
unit area of building facade that are illuminated.
To use this allowance, luminaires must be aimed
at the facade and capable of illuminating it
without obstruction.
square foot of
facade
8 16 24
Nighttime Service Loading: This allowance is per
door. To use this allowance, luminaires must be
within 20 feet of the door.
each 2,000 4,000 6,000
Outdoor At-grade Parking Lot: This allowance is
per parking space. To use this allowance,
luminaires must be within a maximum height of 20
feet from the grade of the parking space(s).
space 400 600 800
Gas Station Canopy**: This allowance is lumens
per installed fuel pump. Each side of a two-sided
pump qualifies for an allowance.
pump 4,000 8,000 10,000
Outdoor dining: This allowance is lumen per unit
area for the total illuminated hardscape of
outdoor dining. To use this allowance, luminaires
must be within 6 feet 0.5 mounting heights of the
hardscape area of outdoor dining.
square foot of
outdoor dining
area
1 5 10
Table 1 – Site Lumen Allowances: Non-Residential/Commercial Uses. Measured in lumens.
**Measured illuminance shall not exceed fifty (50) footcandles horizontal on average, measured at grade, under the
canopy.
(c) Light for Orientation and Reassurance. Vertical illuminance plays a critical role in allowing people to
perceive the spatial perimeter and major obstacles in an area, as well as detect movement. This
allows people to feel more confident navigating busier non-residential areas and allows for threat
detection at night. The design standards for this kind of lighting are detailed below.
(1) Façade Lighting.
a. The point light source must not be visible from adjacent properties or create glare in the
right-of-way.
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b. Façade lighting for a mixed-use property is shall not be installed above floors with
residential dwelling units.
c. Display window lighting is allowed when it complies with the restrictions in place for
point sources light trespass, and Section 26.510.090.
(2) Trees, Gardens, and Landscape Lighting.
a. Tree and landscape lighting must be turned off between the hours of 10pm to 7am per
Section 26.575.150.050.d.
(3) Walls, Stairs, Fences, and Perimeter Barrier.
a. Illumination of site/retaining walls shorter than six feet from finished grade and directly
beneath them is allowed within non-residential common areas, provided they are
washed using approved façade or landscape lighting techniques and meet all the other
requirements of this ordinance.
(d) Partially shielded and Unshielded luminaries for these applications are permissible if the light
distribution is effectively contained by the targeted element (e.g., façade, sculpture, shrub), and if the
total amount of light does not exceed 20% of the total site lumen allowance or the individual luminaire
limits listed below.
Table 2 – Maximum Unshielded and Partially Shielded Luminaire Lumens Per Fixture. Measured in lumens.
(d) Light for Wayfinding and Pathways. Changes in grade or terrain are more hazardous when visibility is
poor. Stairways, curbs, raised pavement, potholes, and slippery surfaces are all examples of possible
trip and fall hazards that can require lighting at night to navigate around safely in a non-residential
area. The design standards for this kind of lighting are detailed below.
(1) Driveway and Parking. Outdoor lighting used to illuminate parking spaces, driveways, or
maneuvering areas shall be fully shielded and be designed, arranged, and shielded so that the
point light source is not be visible from adjoining property lines or rights-of-way.
(2) Entrances and Porte Cocheres. Porte cochere and covered porch lighting is allowed.
Luminaires shall be aimed downward and installed such that the bottom of the luminaire or
lens, whichever is lower, is recessed or fully shielded and not producing any light above
horizontal. All light emitted by an under-canopy luminaire shall be substantially confined to
the posts, façades, and ground surface directly beneath the perimeter of the canopy.
(3) Pathways, Exterior Stairs, and Steps. Light luminaires in these applications shall be no taller
than forty-two (42) inches from finished grade and fully shielded.
(e) Light for Atmosphere and Enjoyment.
(1) Artificial lighting used to illuminate patios, above grade decks, balconies, or gazebos must be
fully shielded with the point light source not visible beyond the property line.
Maximum Unshielded and Partially Shielded Luminaire Lumens
Per Fixture
Luminaire Type LZ1 LZ2 LZ3
Low Voltage Luminaire 205 430 430
In-grade Uplight 455 910 910
Shielded Directional Floodlight 630 1,260 1,260
Partially Shielded Decorative 900 1,125 1,600
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(2) Art, monuments, and fountain features may be illuminated if they are within 10 horizontal
feet of the residential structure. Lighting must be turned off between the hours of 10pm to
7am per Section 26.575.150.050(d).
(3) Outdoor televisions may be allowed so long as the screen is directed inwards and is not visible
from any property line. Television screens mounted outdoors shall be turned off during the
hours of curfew defined in Section 26.575.150.050(d). For the use of television screens as
signage please refer to Section 26.510 – Signs.
26.575.150.090 - Parks, Trails, and Open Space Lighting.
The following designations are informed by best practices and the National Park System regulations (?) and
give guidance to the City of Aspen Park’s Department in determining appropriate outdoor lighting across the
City of Aspen Park system. In no circumstance shall an individual luminaire located within a park, trail or
open space exceed limitations as defined in this Title.
(a) Open Areas. No outdoor lighting is required within undeveloped backcountry, natural wilderness
areas, or areas concerned with migration and habitat for birds and animals, or the preservation of
dark sky. This use should be designated as a NDZ (Natural Dark Zone) on the lighting zone overlay.
This restriction exists for environmental protection and conservation for both public and private land.
(b) Rural Parks. Very little outdoor lighting is required for rural park amenities and terrain safety during
nighttime hours of operation. Elements such as restroom entrances, visitor centers, maintenance
facilities, signage, and curbs, stairs, or other hazardous changes in grade may need
illumination. Illuminance criteria for these applications should follow general requirements
regarding, CCT, uplight, and light trespass within this ordinance, and ANSI/IES illuminance guidance
for tasks within LZ0.
(c) Suburban and Urban Parks. Varied in size, and situated amongst mixed use and non-residential zone
districts, suburban and urban park users at night have expectations of outdoor lighting. Elements
such as signage, restroom entrances, amenity, stages, landscape, artistic features, and curbs, stairs,
or other hazardous changes in grade may need illumination. Illuminance criteria for these
applications should follow general requirements regarding, CCT, uplight, and light trespass within this
ordinance, and ANSI/IES illuminance guidance for tasks within LZ1 or LZ2. Suburban and urban parks
require just enough light for the tasks required, including transitional light levels from adjacent
properties to foster pedestrian reassurance. Recreational Parks. These areas have special
requirements for lighting at night to find a balance between the safety of users and protection of the
environment.
(1) Sport and Recreation Areas. Lighting for sport and recreational areas that do not need to
obtain a Special Event Permit shall confine any illumination to the field, bleacher, track, or
recreational area. Such lighting may sometimes need to exceed lighting zone illumination
standards to meet requirements for play and safety per ANSI/IES RP-6 rules for amateur and
recreational levels of play.
(2) Light trespass limits apply. Shielding and internal louvers will likely be required to prevent light
trespass
(3) Subject to curfew. Lighting shall be extinguished no later than one (1) hour after any scheduled
event ends.
26.575.150.100 - Special Use.
(a) Security. Lights emitting infrared radiation used for security surveillance systems shall be
permitted if they are fully shielded and aimed no higher than 70 degrees from below the horizon.
Special Review by the Planning and Zoning Commission may allow lighting of a greater intensity if the
proposed security surveillance system meets the following criteria:
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(1) Multi-Family, Mixed Use, and Commercial common areas with increased density and activity
may require increased illumination at primary points of entrances or exits. Light intensity shall
not exceed five (5) foot-candles average at grade.
(2) Shielded floodlights controlled by a motion sensor must be limited to motion within the
owner's property lines and turned off no more than five (5) minutes after such motion was
detected.
(3) Security lighting must be properly installed/commissioned so it shall not be oversensitive to
surroundings and be triggered repeatedly in an unreasonable or disruptive manner by
naturally occurring causes (such as wind in foliage).
(b) Lights located at Historic Landmark Sites. Luminaires that have a specific purpose for the illuminance
of their historic area and are consistent with the time period and character of their historic structure
may be exempt from the shielding, uplight, and light trespass requirements upon request and
subsequent approval from the Historic Preservation Officer or Historic Preservation Commission
(HPC). All lighting related to historic properties or located in a historic district shall be otherwise
consistent with all other performance standards laid out in this ordinance.
(1) For historically designated properties, HPC may vary lighting types as appropriate to the
building but may not increase the total site lumen amount for the property.
(2) Historic luminaires that have been previously approved for use in the City of Aspen by the HPC
but do not meet the general lighting or light trespass criteria of this ordinance shall be limited
to 1,000 delivered lumens per luminaire and 10,000 lumens per acre.
(3) If new site lighting is needed to meet pedestrian safety requirements (e.g., stairs and egress),
or an architectural or historical feature requires greater illumination, modern lighting
techniques should not compete with the historic character of the property or convey a false
sense of history (e.g., faux historic lights).
(4) Luminaire design elements, such as shades with translucent, perforated patterns, and
diffusers, may be exempted from the fully shielded requirement provided they are less than
1,000 lumens and otherwise consistent with the provisions within this code and meet all other
requirements of this ordinance and demonstrate a benefit for the community.
26.575.150.110 - Miscellaneous Lighting Types.
(a) Temporary Use.
(1) See Chapter 26.450 - Temporary and Seasonal Uses.
(b) Special Review
(1) See Chapter 26.430 – Special Review.
(c) Special Events.
(1) See Chapter 14.20 - Special Event.
(d) Construction.
(1) See Title 29, Engineering Design Standards.
(e) Pool Lighting.
(1) When approved by permit, underwater pool, spa, and pool deck lighting is allowed. Such
lighting shall not exceed the minimum level needed to meet City of Aspen adopted building
code. This lighting is not part of the total site lumen limit.
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(f) Seasonal Lighting. Seasonal lighting of a temporary nature is allowed between (November ## and
March ##?). Seasonal lighting must not create dangerous glare on adjacent streets or properties,
must be maintained in an attractive condition, and must not constitute a fire hazard. Multicolored
lighting is acceptable. When seasonal lighting is white, it shall not exceed a CCT of 4000K.
(1) When seasonal lighting occurs directly adjacent to (within 10 horizontal feet) an within the
Hallam Lake Bluff or Stream Margin Environmentally Sensitive Area (ESA), it shall be subject to
additional restrictions.
a. Seasonal lighting involving an ESA is not exempt from the City’s curfew. Lighting must be
turned off between the hours of 10 pm and 7am per 26.575.150.050.d
b. All of a site’s seasonal lighting must remain within the relevant site lumen limit
allowances shown in Table or Error! Reference source not found..
(2) Seasonal lighting is not allowed within the Hallam Lake Bluff or Stream Margin
Environmentally Sensitive Areas (ESA). When seasonal lighting is located outside these ESAs,
the following curfews apply
a. Residential: 10pm to 7pm.
b. Non-Residential: Curfew hours of 10pm to 7am shall apply to all businesses unless their
normal operating hours end or begin within the hours of curfew, if so, the curfew applies
until either one hour after closing or one hour before opening.
(3) Seasonal lighting requirements apply to all Planned Developments unless otherwise stated in
the Planned Development approvals.
(g) Festoon Lighting. Also known as bistro or ping-pong lighting. Allowable for outdoor installation when
it isfully shielded or partially shielded and non-frosted appearance. This lighting must not create
dangerous glare on adjacent streets or properties, must be maintained in an attractive condition, and
must not constitute a fire hazard. This is not seasonal lighting and is not intended to allow the use of
other types of seasonal lighting year-round.
(1) Festoon lighting is acceptable for installation over patios, decks, pedestrian plazas, outdoor
dining, and other pedestrian walkways where permanent, decorative lighting would be
beneficial.
(2) Festoon lighting may not be higher than 12-feet from finished grade in any circumstance.
(3) Festoon lighting shall not be used to wrap trees or define architectural features.
(4) Festoon lighting is subject to the curfew requirements.
a. Residential Uses: Curfew hours shall be 10pm to 7am
b. Non-residential Uses: Curfew hours of 10pm to 7am shall apply to all businesses unless
their normal operating hours end or begin within the hours of curfew, if so, the curfew
applies until either one hour after closing or one hour before opening.
(5) Festoon lighting requirements apply to all Planned Developments unless standards were
otherwise stated in the planned development approvals.
26.575.150.120 - Enforcement and Penalty.
(a) Enforcement and Penalty: Any lighting that does not meet the provisions of this ordinance will be
considered a violation. Any alleged violation of this ordinance will be investigated, enforced, and
penalized as allowed in Sec. 2.02.120. - Uniform enforcement of City regulations of the Aspen
Municipal Code.
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26.575.150.130 – Definitions.
As used in this Code, unless the context otherwise requires, the following terms shall be defined as follows:
(1) BUG (Backlight, Uplight, Glare) ratings: The IES TM-15 luminaire classification system
describing the amount and location of light being emitted from a luminaire.
(2) Color Rendering Index (CRI): A quantitative measure, on a scale of 0 to 100, of artificial light’s
ability to render an object’s natural color, with 100 being a good match for natural light.
(3) Correlated Color Temperature (CCT): Measured in degrees Kelvin (K). A specification for the
color appearance of the light emitted by a lamp.
(4) Efficacy: Measured in lumens per watt (lm/w), luminous efficacy is a measure of how well a
light source produces visible light for the amount of energy consumed.
(5) Facade: The square footage of a structure’s vertical and horizontal dimensions as viewed in
the elevation view. Also referred to as the “vertical surface area”.
(6) Festoon lighting: Also referred to as market lighting, bistro lighting, or ping-pong lighting.
String lighting intended for permanent installation and year-round use. Not to be confused
with Seasonal Lighting. All festoon lighting must be fully or partially shielded.
(7) Footcandles: A unit of illumination equal to one (1) lumen per square foot.
(8) Fully shielded luminaire: A fully shielded light fixture has a solid barrier (cap) at the top of the
fixture in which the lamp (bulb) is located. The fixture is angled so the lamp is not visible below
the barrier (no light visible below the horizontal angle).
Examples of fully shielded luminaires:
(9) Glare: The visual sensation created by luminance (or brightness) that is significantly higher
than the surrounding luminance that the eyes are adapted to, causing annoyance (discomfort
glare) or loss in visual performance and visibility (disability glare).
(10) Holiday lighting: See ‘Seasonal Lighting’
(11) Illuminance: Measured in Footcandles (Fc) or lux. The density of light falling onto a surface.
Commonly measured in the horizontal and vertical planes.
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(12) Light pollution: Stray and uncontrolled light, directly from a luminaire or reflected from a
surface, which missed its target. A common example is light being emitted upwards,
increasing skyglow.
(13) Light trespass: Measurable light extending past the property line without permission, causing
annoyance, loss of privacy, or other nuisances. Often measured in footcandles. For the
purposes of this chapter, light trespass shall be referred to as Vertical Light Trespass’.
(14) Lumen: The measure of visible light (luminous flux) emitted from a light source.
(15) Luminaire: Used interchangeably for fixture. A complete electric light unit including light
source, housing, optics, and driver.
(16) Luminaire height: Height of the luminaire shall be the measured vertical distance from
finished grade or from the most adjacent walking surface below the luminaire up to the
centerline of the luminaire.
(17) Lux: A unit used to measure illuminance. One lux is equal to one lumen per square meter
(lm/m2).
(18) Non-shielded or unshielded luminaire: Luminaires with no shielding that would otherwise
specifically prevent light emission above the horizontal. These luminaires are prohibited
except where specifically allowed in Table’s 3 and 5. Frosted glass in a luminaire does not
constitute shielding.
(19) Obtrusive light: Any light that is discerned from beyond the intended target area, and which
by its nature or presence is disturbing to individuals, harmful to the environment, or
contributes to skyglow.
(20) Partially shielded luminaire: Luminaire with opaque top and translucent or perforated sides,
designed to emit most light downwards. These luminaires are discouraged. Guidance for their
use is provided in Table’s 3 and 5.
(21) Point light source: The exact place from which illumination is produced from a luminaire (e.g.
a light bulb filament or LED package) even when located behind a clear lens.
(22) Seasonal lighting: String lighting meant for temporary use and displayed on buildings or
landscaping. May be white or multicolored in appearance.
(23) Security lighting: Security lighting is intended to provide bright illumination during emergency
situations. This lighting should not be used continuously as a general deterrent during hours of
darkness.
(24) Shielded directional floodlight or spotlight: A luminaire that includes an adjustable mounting
device allowing aiming in any direction and contains a shield, louver, or baffle to reduce direct
view of lamp.
(25) Vertical illuminance: The density of light falling onto a vertical surface.
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ASPEN COMMUNITY &
STAKEHOLDER MEMO
JUNE 14, 2022
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INTRODUCTION
Clanton & Associates (C&A), an award-winning
lighting design and engineering firm based
in Colorado, was hired by the city of Aspen
to evaluate and update the existing outdoor
lighting ordinance, section 26.575.150. Based
on HID lamp technology, the current lighting
ordinance was written prior to the emergence
of LED technology, so obsolescence and gaps
are expected to be found within. For example,
references of wattage are now a misleading
indicator for light output due to the advent of
newer, more efficient, LED technology. It is
anticipated additional advancements regarding
controls, the distribution of light, and the
environmental impact(s) of light at night can be
considered.
The project team from C&A visited Aspen April
18-20, 2022 to evaluate nighttime lighting
conditions, conduct public outreach and
engagement surveys, and host a stakeholder
visioning session to develop guidance for next
steps.
The C&A project team in attendance were:
Brittany Lynch (Senior Designer and Project
Manager), Dane Sanders (President), Debbie
Melton (Lighting Designer), Josie Proulx (Lighting
Designer), and Rick Utting (Brand Ambassador).
In attendance from Aspen were: Robert Sardo
(Lighting Design), Natalie Lopez (Historic
Preservation), Emily Gordon (Lighting Design),
Beth Felds (Architect), Aaron Humphrey
(Lighting Design), Jane (Architect), Michelle (Past
Planner), Mike Tunde (Landscape Architect),
Sandra Dubler (Special Events), Amy Simon (City
Planner).
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An evaluation of Aspen’s current lighting
conditions and a subsequent stakeholder survey
were conducted during the April 18-20, 2022
visit. Results are documented in the separate
“Evaluation of Existing Conditions Memo”.
Additional observations and stakeholder
comments include:
• Current holiday lighting installations are
violating the allowed ordinance timeframe
• The difference between holiday lighting and
some hospitality lighting is not clear
• Some Aspen residents believe more light will
reduce the risk of people/bear encounters
• Over-lit is just as offensive as under-lit within
the commercial downtown district
• Is it possible to address commercial
downtown lighting without addressing the
street lighting
CURRENT STATE
As evaluated by environmental expert Travis
Longcore, Aspen is located in a region where
many areas are relatively free from ecological
and astronomical light pollution.
However, the annual composite of Zenith sky
brightness for Aspen increased in 2021. In fact,
many areas within Aspen, like the intersection of
Main Street and Hunter (the Police Station), have
increased in sky brightness since their low point
in 2017, see Figure 1.
Figure 1: Graph showing radiance data
Figure 2 shows the overall light pollution in
the areas surrounding Aspen. It demonstrates
that the city is surrounded by darkness with
dispersed pockets of brightness, which relate to
the nearby highways. The city appears relatively
dark when compared to the light pollution along
the I-25 corridor from the Denver-metro area to
Colorado Springs.
Figure 3 is a close up showing the lighting
pollution in Aspen and local surrounding areas.
The concentrated light pollution is within the city
limits of Aspen and around the airport district.
The light pollution drops dramatically due to the
rural nature of the surrounding context.
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Aspen Community & Stakeholder Engagement Memo
Image 3: Localized view of Aspen showing a range of mid-level light pollution
Figure 2: Overall light pollution in areas surrounding Aspen
CURRENT STATE
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Attendess voted 74/26 balance favoring risk, an
innovative and progressive approach. Attendees
believe Aspen should address outdoor
lighting conflicts rather than ignore them. It is
understood outdoor lighting can create beauty,
atmosphere, mood, danger, and conflict. Hence,
lighting design itself is inherently risky. There
is a strong belief that if designers are given an
ordinance with current best practice boundaries
to work within, innovative and autonomous
solutions can be implemented within a
harmonious context.
Already considerate of both the natural and built
environments, Aspen wishes to continue finding
balance when making outdoor lighting decisions.
Overall, current stakeholders rank this as a 56/44
balance favoring the natural environment. The
overall balance is derived from an increased
emphasis on the natural environment in
residential areas and more equal balance in the
downtown commercial district. One cited intent
of the existing ordinance is to eliminate the
escalation of nighttime light pollution, this goal
should probably remain. New considerations can
include the evaluation of key migration patterns
to prevent premature death of pollinating insect,
birds, and animals.
VISIONING RESULTS
An Aspen “Visioning Session” was conducted
on April 20, 2022 to discuss, debate, and
weigh the values of city officials, stakeholders
and other influential forces. At the visioning
session, attendees requested the 2022 Aspen
lighting ordinance include clear explanations of
illumination intent along with understandable
metrics so city officials can support enforcement
of the ordinance and make judgment decisions
regarding new and special requests in the years
to come. Results of the visioning session are as
follows:
Natural and Built Environment
Certainty and Risk
Coordinated and Autonomous
With a 57/43 balance favoring autonomous
solutions, Aspen’s goal is not to make everything
look the same, “flattening out the fun”. Rather,
Aspen believes it’s possible to light within a
range of acceptable solutions to avoid the
appearance of pieced together patchwork.
Identified as a current gap, stakeholders
suggest the downtown hospitality area lacks an
understanding of character districts.
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City officials and stakeholders eloquently
described Aspen and being uniquely Aspen, a
modest mountain town with small city character,
and a desire to keep it that way. There is pride
in the people who live here, and a willingness
to give visitors the true Aspen experience.
Looking forward, planners value a subtle
design vocabulary 84/16 over something that
is too expressive. Also of value are Aspen’s
uniqueness 62/38, and timeless elements 57/43
versus universal, and contemporary design
respectively.
There was wide consensus amongst
stakeholders that Aspen visitors come from
around the world and are generally very
sophisticated. While it’s fair to think big and be
inspired by distant influences, remaining true to
Aspen and adjacent influences was preferred
by a 54/46 balance. Additional stakeholder
discussion, and eventual practicality, balanced
theoretical and actual influences at 52/48
respectively. Restated, problem solving and
innovation commonly start in theoretical space
and then shift more towards actual as the project
moves into implementation. The 2022 lighting
ordinance update should reflect the acumen of
these influences.
VISIONING RESULTS
Influences
Design Vocabulary
Resolute/Adaptive Work Style
City officials and stakeholders expressed
multiple frustrations with holiday lighting being
allowed beyond the prescribed time frame.
This was not intended to be an example of the
groups 69/31 balance towards adaptive work
style versus resolute. Taking harmful lighting
options off the table, offering a range for others,
having clear definitions with no gray areas for
city officials, sounds like a very resolute goal.
However, the adaptive ranking is intended for
the 2022 lighting ordinance update so there is
flexibility within the boundaries, making design
solutions adaptive and long lasting.
168
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Aspen Community & Stakeholder Engagement Memo
OPPORTUNITIES
An updated 2022 Aspen Lighting Ordinance has
the opportunity to demonstrate leadership and
innovation by leveraging the newly published
ANSI/IES LP-11-20 Environmental Considerations
for Outdoor Lighting, ANSI/IES LP-2-20
Designing Quality Lighting for People in Outdoor
Environments and ANSI/IES RP-43-22 Lighting
for People in Outdoor Environments documents.
All three of these publications have been written,
reviewed, and endorsed by leading lighting
design professionals using a narrative that is
easily understood by people without a lighting
design background.
ANSI/IES LP-11-20 will be used to educate
how outdoor lighting at night can have a
profound effect on nature. As discussed with
Dr. Travis Longcore, outdoor lighting at night
can change complex ecosystems in ways that
are not immediately obvious or discernable.
Leveraging LP-11-20, the updated 2022 Aspen
lighting ordinance should/will reflect our latest
understanding of the issues and best practices
to mitigate glare, sky glow, light trespass, or
any other unwanted light that could negatively
impact flora, fauna, or human health. Definitions
of light trespass beyond measurable light at the
property line will be considered.
ANSI/IES LP-2-20 has defined why we use
light at night, a hierarchy of pedestrian needs
in the outdoor nighttime environment, and
the recommended illumination methods that
promote the best vision.
The reason we light at night is for people and
pedestrian safety. As discussed in the April
visioning session, the lighting ordinance process
begins with community planning to layout values,
goals and themes for the city. Land use zones
and tasks should be thoughtful and facilitate the
anticipated character, light level, and transitional
needs happening between spaces with
different tasks. A review of Aspen districts will
be conducted and compared to standard best
practices.
For commercial and hospitality districts,
orientation and wayfinding are at the foundation
of pedestrian needs to gain understanding and
coherency of one’s nighttime surroundings.
When done correctly, nighttime lighting can
convey the relative importance and character
of cityscapes and enhance their information-
giving value. There will be illumination
recommendations for both vertical and horizontal
elements to promote these tasks.
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June 14, 2022
Aspen Community & Stakeholder Engagement Memo
Next on the hierarchy list of pedestrian needs
is reassurance. Reassurance is a relatively
new term that doesn’t ensure security, but it
does describe a pedestrian’s confidence and
willingness to engage with outdoor space. This
task will apply to all zoning districts, including
residential. Illumination of perimeters, barriers,
points of egress, and possible threats will help
inform the conscious and sub-conscious decision
to navigate. Once a pedestrian is moving,
illumination for physical safety is needed to avoid
and/or traverse hazards such as terrain, moving
objects, and changes in grade like curbs and
stairs.
The final tier of the outdoor lighting hierarchy
is called “Atmosphere and Enjoyment”, a place
where the lighting designer can use their skills
to spark emotion and create mood. An optional
task, it is ironically here, where many non-lighting
practitioners would start their lighting design
process, not understanding it is impossible to
achieve enjoyment without feeling reassured.
Although optional, atmosphere should be
addressed within the Aspen lighting ordinance to
achieve the desired character and theme goals.
Future State:
Although the methods and techniques might
change, all eight goals within the current Aspen
lighting ordinance remain valid.
• Promote safety and security
• Help preserve small town character
• Eliminate the escalation of nighttime light
pollution
• Reduce glare and offensive light sources
• Provide clear guidance to builders and
developers
• Encourage the use of improved technologies
for lighting
• Conserve energy
• Prevent inappropriate and poorly designed or
installed outdoor lighting
What to light, why, and when will be a
cornerstone of the lighting ordinance update.
A community, builder, and developer education
plan should be part of the updated lighting
ordinance implementation to increase
engagement. Additional objectives for the
updated 2022 Aspen lighting ordinance
include a narrative that is easy to read, not
too technical, explaining the intent of lighting
recommendations, and providing understandable
metrics so city officials can support enforcement
of the ordinance to make judgment decisions
regarding new and special requests in the years
to come.
OPPORTUNITIES
170
ASPEN OUTDOOR LIGHTING ORDINANCE
EXISTING LIGHTING CONDITIONS
06/14/2022
171
Aspen Outdoor Lighting Standards
Existing Lighting Conditions Aspen, CO 06/14/2021
Page 2
EXISTING LIGHTING CONDITIONS
The City of Aspen requested an evaluation of the existing
outdoor lighting conditions to aid in the creation of new outdoor
lighting ordinance. The Outdoor Lighting Ordinance will outline
an intent to provide improved visibility, reduce light trespass,
refine the overall aesthetics of the City of Aspen. The Ordinance
will also provide consistently between other city ordinances.
To gain an understanding of the existing street lighting
equipment and conditions, Clanton and Associates surveyed
seven (7) sites throughout the downtown area in April 2022.
Those sites included:
The selected sites included retail, hospitality, and residential
areas. Both horizontal and vertical illuminance measurements
were taken at each site. Luminance measurements were also
taken to provide an understanding of surrounding surface
brightness and glare from light sources. These measured light
levels were used to compare the existing light levels to the light
level recommendations by the Illuminating Engineering Society
(IES). The existing lighting levels will be compared to IES lighting
criteria and the Model Lighting Ordinance (MLO) to guide the
development of the Outdoor Lighting Ordinance.
Representatives from the city attended a visioning session
and participated in the site visit surveys. They offered valuable
insights into the likes, dislikes, and common issues of the
outdoor lighting throughout the downtown area. They also
participated in a Color Demonstration to determine the weight
in on the future Correlated Color Temperature (CCT) that will be
required in the Outdoor Lighting Ordinance.
These surveys provide an overview of existing street
lighting conditions to aid the city in reviewing and prioritizing
recommended improvements to include in their Outdoor
Lighting Ordinance.
EVALUATION OF EXISTING LIGHTING CONDITIONS
The scope of the Outdoor Lighting Ordinance focuses on
exterior lighting, not including street lighting. These standards
will outline the following;
Adaptive Lighting Criteria
Curfews
Color Temperature
Maximum lumens for different applications
Backlighting, Uplight, and Glare ratings
Shielding
Light trespass regulations
Sports lighting
LIGHTING SCOPE OF THE OUTDOOR LIGHTING ORDINANCE
The areas surveyed during the site visit showed varying lighting
conditions. The most common type of luminaire is a ‘historical
acorn’ post top pedestrian luminaire, owned by the city. These
luminaires are not historical to Aspen as they were brought from
another city. They have high pressure sodium lamps and are not
full cut off. There is a variety of luminaires within individual retail
and residential sites surveyed.
CURRENT LUMINAIRES
1. E. Cooper Avenue
2. Aspen Lodge Square
3. Eden Gallery
4. Dancing Bear
5. Aspen Sports
6. S. Galena Street
7. Balenciaga
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Aspen Outdoor Lighting Standards
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Page 3
SITE EVALUATIONS
E MAIN
ST
E MAIN
ST
ECOOPE
R
AVESORIGINALSTWAGNE
R
PARK
1
2
34
5
6
7LEGEND
E. Cooper Avenue
Aspen Square Lodge
Eden Gallery
Dancing Bear
Aspen Sports- Pedestrian
Mall
S. Galena Street
Balenciaga
1
2
3
4
5
6
7
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Aspen Outdoor Lighting Standards
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Page 4
SITE EVALUATIONS
To gain an understanding of the existing outdoor lighting equipment and conditions in Aspen, CO, Clanton and
Associates conducted a site visit to evaluate the outdoor lighting at various locations throughout the downtown
area. The information and knowledge gained through the site visit will influence the improvement strategies to be
recommended.
Participants were broken into two groups and taken on a nighttime tour of the selected sites and were asked to
complete a survey assessing the lighted environment. The survey was comprised of several subjective questions
regarding the safety and aesthetics of each site. The survey included, but was not limited to, the following questions:
• It would be safe to walk here, alone, during daylight hours.
• It would be safe to walk here, alone, during darkness hours.
• The light is uneven (patchy).
• The light sources are glaring.
• The lighting is poorly matched to the neighborhood.
Participants answered each question with a ranking between Strongly Agree and Strongly Disagree. The answers to
each question were combined to provide an understanding of each site.
SITE OBSERVATIONS
Three “Levels of Acceptability” were determined from an analysis of the site observations and survey results:
Acceptable, Moderately Acceptable, and Poor:
Acceptable is obtained by providing sufficient and appropriate lighting on the roadway, while also providing
adequate vertical illumination to allow for object detection and facial recognition. The lighting in this location will
be relatively uniform, free of direct glare and properly illuminates the roadway and sidewalk. It also limits light
trespass onto nearby residential properties.
Moderately acceptable indicates that the lighting in the area feels comfortable. In some cases, such as
residential areas, the light level might be lower than the IES Recommended Practice but the lack of glare
and shadowing from surrounding landscaping, along with some surrounding surface brightness, creates a
comfortable nighttime environment without light trespass.
Poor acceptability occurs when the luminaires are spaced too far apart to provide adequate light levels and
uniformity or there are no luminaires on the street at all. These sites included residential areas without sufficient
light, large amount of light spilling onto nearby properties, or glare and/or shadowing from the light source.
These levels of acceptability provide an understanding of the nighttime environments found throughout the
city. This allows a variety of lighting improvement options to be developed. These future lighting options will
enhance the nighttime safety and security around the city. Each option will focus on improving light levels,
uniformity, and way finding while reducing glare.
ESTABLISHING LEVELS OF ACCEPTABILITY
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Page 5
RESIDENTIAL
E. COOPER AVENUE1
Clanton Site Observations:
• Residential pathway lighting across from the City Market
• Different color temperature bulbs
• Overlit, bright light sources
Participant Survey Comments:
• Feel safe during the day and night
• Light is glary and uneven, creates patches
• Dislike the style of light
“I like how the light is contained to the ground”
“Mismatched bulbs,very distracting, very bright”
Bright light sources, overlighting the pathway
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Page 6
HOSPITALITY
ASPEN SQUARE LODGE2
Clanton Site Observations:
• Balcony luminaires provide good vertical light but are bright and glary
to the observer below
• Parking lot in between building is dark, not enough vertical light for
facial recognition
Participant Survey Comments:
• Feel safe during the day and somewhat safe at night
• Lighting is uncomfortable
• Enough light on adjacent street and sidewalk
• Light sources are glary
• Dislikes the style of lighting
“Balcony lights are glary”
“It’s not terrible but, it’s too dark”
Balcony luminaires are bright but, not enough
light is provided in the parking area
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Page 7
RETAIL
EDEN GALLERY3
Clanton Site Observations:
• Light sources are set back inside the gallery and aimed outwards
• Large amount of light spill on the sidewalk and street
• Does not appear that the lighting dims during nighttime hours
• Gallery across the street is a good example, with light sources
mounted at the window and aimed into the space
Participant Survey Comments:
• Feels safe during day and night
• Colors can not be determined
• Dislikes the style of lighting
• Can not recognize faces
• Light sources are glary
“The lighting from the gallery is glary and out of
place”
“Way too bright, light sources directed at
Pedestrians”
Large amount of light spill from inside the gallery
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Page 8
HOSPITALITY
DANCING BEAR4
Clanton Site Observations:
• Festive lighting provides a lot a light or the sidewalk
• Good color temperature
• Red linear luminaire at roof line was not on when the site visit was
conducted
Participant Survey Comments:
• Feels safe during the day, somewhat safe at night
• Lighting is comfortable
• Likes the color of the light sources
• Matches neighborhood
“If the trees had no light on them, it would be much
too dark and dangerous to walk”
“I don’t like the full visibility of the red linear edging”
Red linear luminaire on roof of building can be
seen from the ground.
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RETAIL- PEDESTRIAN MALL
ASPEN SPORTS5
Clanton Site Observations:
• Lighting in store was completely turned off during site visit
• Adjacent pedestrian mall was very dark
Participant Survey Comments:
• Does not feel safe at night
• Lighting is not comfortable
• Not enough light on the street or sidewalk
• Can not recognize faces
• Dislikes the style of lighting
“Weird greenish mall lights”
“I feel like if the lights were on, it would be worse”
Dark pedestrian mall. Lights from store fronts are
completely off during the off-season
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Aspen Outdoor Lighting Standards
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Page 10
MIXED USE- RETAIL/OFFICE SPACE
S. GALENA STREET6
Clanton Site Observations:
• Multiple luminaire types including permanent festive lighting
• Ground level retail window is bright and has a cooler color temperature
than the rest of the building
Participant Survey Comments:
• Feels safe during day and night
• Glaring light sources
• Lighting does not match neighborhood
• Dislikes the style of lighting
“I like the lighting except for the cool glaring light
from the display window”
“The bottom floor commercial space has lighting
that is inconsistent with city values”
Bright retail window and a mix of luminaire types
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Page 11
RETAIL
BALENCIAGA7
Clanton Site Observations:
• Large amount of light spill from interior reaching exterior sidewalks
• Light sources are aimed towards the exterior windows
• Glary light sources
• Overlit
• Does not dim during nighttime hours
Participant Survey Comments:
• Feels safe during the day and night
• Uncomfortable
• Glaring light sources
• Dislikes the color of light sources
• Lighting does not match neighborhood
• Dislikes the style of lighting
“Light sources are too cold and directly visible”
“Bright, blinding white light”
Roadway and sidewalk illumination is provided by
retail lighting that spills outwards from windows
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Page 12
COLOR TEMPERATURE DEMONSTRATION
Color Temperature Demonstration:
Clanton and Associates conducted a color temperature demonstration with
the same participants from the site survey. The participants observed five (5)
different color temperature and completed a survey on each one. The five (5)
color temperatures were: 2200K, 2700K, 3000K, 3500K, 4000K.
Participant Survey Comments:
• Overwhelmingly prefer 2700K, highest marks for comfort, illumination,
color perception, and color of light
• The second most preferred color temperature was 3000K and the least
prefered color temperature was 4000K.
Color of light preference is often subjective
and regional.
Survey Results:
• 2200K - Can’t perceive color of objects, don’t prefer color of light
• 2700K - Can perceive color of objects, like color of light
• 3000K - Can perceive object color, like color of light
• 3500K - Can perceive object color, don’t prefer color of light
• 4000K - Can’t perceive object color, don’t prefer color of light
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APPENDIX
SURVEY RESULTS AND LIGHTING MEASUREMENTS
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Aspen Outdoor Lighting Standards
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Page 14
E. COOPER AVENUE1
APPENDIX
-1.5 -1 -0.5 0 0.5 1 1.5 2 2.5 3
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
E. COOPER AVENUE
Survey Results:
10W, 800lm
bulbs
Light is bouncing
off the pavement
and hitting the
trees
26.500 cd/
m^2
49.4 cd/m^2
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Page 15
ASPEN SQUARE LODGE2
APPENDIX
-1.5 -1 -0.5 0 0.5 1 1.5 2
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
ASPEN SQUARE LODGE
LIGHTING CREATES BRIGHT AND
DARK WEDGES. THIS CHANGES
THE AMOUNT OF LIGHT REACH-
ING THE CURB.
0.6fc
7.6fc vertical
9.20fc @ back
of curb
0.76fc vertical
EDGE OF LIGHT
EDGE OF DARK
Survey Results:
185
Aspen Outdoor Lighting Standards
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Page 16
EDEN GALLERY3
APPENDIX
-1.5 -1 -0.5 0 0.5 1 1.5 2 2.5 3
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
How does the lighting in this area compare with the
lighting of similar areas at night?
EDEN GALLERY
0.7FC VERTICAL @ FRONT OF CURB,
ACROSS THE STREET
3fc VERTICAL
3.2fc vertical
1.8fc @ back
of curb
14.8fc @ GROUND
7FC VERTICAL
Survey Results:
186
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Existing Lighting Conditions Aspen, CO 06/14/2021
Page 17
DANCING BEAR4
APPENDIX
-0.5 0 0.5 1 1.5 2 2.5
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
DANCING BEAR
0.4fc VERTICAL
0.4fc vertical
0.9fc @
ground
0.14fc @ GROUND
0.25fc vertical
0.5fc @
back of
curb
Survey Results:
187
Aspen Outdoor Lighting Standards
Existing Lighting Conditions Aspen, CO 06/14/2021
Page 18
ASPEN SPORTS5
APPENDIX
-1.5 -1 -0.5 0 0.5 1 1.5 2 2.5 3 3.5
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
ASPEN SPORTS PED MALL
green hue
luminaire
No store front
lighting on
Dark Pedestrian
Mall
Survey Results:
188
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Page 19
S. GALENA STREET6
APPENDIX
-1 -0.5 0 0.5 1 1.5 2 2.5 3
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
S. GALENA STREET
0.7FC VERTICAL @ FRONT OF CURB,
ACROSS THE STREET
1136 cd/m^2
1.8fc @ ground
1889 cd/m^2
2023 cd/m^2
2.1fc @ vertical
0.66fc @ ground
0.9fc @ vertical
Survey Results:
189
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Page 20
BALENCIAGA7
APPENDIX
-2.5 -2 -1.5 -1 -0.5 0 0.5 1 1.5 2 2.5 3
Safe- day
Safe- night
Comfortable
Too much light-street
Not enough light- street
Too much light- sidewalk
Not enough light- sidewalk
Uneven (patchy)
Glaring
I can recognize faces
I like the color of the light
I can't see colors well
The lighting does not match the neighborhood
I like the style of lighting
BALENCIAGA
5fc @ ground
4fc vertical
4.5fc @
ground
3100 cd/
m^2
5FC VERTICAL
2140 cd/
m^2
6900
cd/m^2
Survey Results:
190
Date: 7/27/2023
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2023 City of Aspen GIS
Legend
0 2,500 5,0001,250
Feet
When printed at 11"x17"
4
Scale: 1:36,112
Draft Lighting Zones -
GIS Map
County of Pitkin & City of Aspen, Bureau of Land Management, Esri,
HERE, Garmin, INCREMENT P, USGS, METI/NASA, EPA, USDA
191
Lighting Zone
Trespass
Limit (fc)
Parking
Lot Lm
per space
Lm per sf
(MLO)
LZ0 0.05 350 0.5
LZ1 0.1 490 1.25
LZ2 0.3 630 2.5
LZ3 0.8 840 5
Luminaire
Mounting
Mounting
Height
Limit (ft)
Bollard 3
Pathway 3
Pedestal 3
Building Mounted
Pole 12
Canopy Mounted
Luminaire Type LZ0 LZ1 LZ2 LZ3
Low Voltage Landsca 0 205 430 N/A 4
Shielded In-Grade U 0 455 910 N/A 4
Partially Shielded Flo 0 630 1260 N/A 4
Fully Shielded Lumin 0 100000 0
Acreage Lot Size (sf)LZ1 Original lm/sf
1 1/4 54450 17500 14000 0.321396
1 43560 15000 12000 0.344353
3/4 32670 11200 9000 0.342822
1/2 21780 7500 6000 0.344353
1/3 14520 5000 4000 0.344353
1/5 8812 3700 3000 0.419882
1/8 5500 2500 2000 0.454545
1/10 4356 2500 2000 0.573921
1/20 2178 1800 1500 0.826446
Dwelling Unit 3000
Parking Lot 300
Application LZ0 LZ1 LZ2 LZ3
EXHIBIT NOTE: This Draft is in Excel format.
192
Building Façade square feet 0 0 8 16
Outdoor Sales Lot square feet 0 4 8 16
Outdoor Dining square feet 0 1 5 10
Gasoline Station
pair of
pumps 0 4000 8000 8000
Base
193
CITY OF ASPEN LIGHTING ORDINANCE COMPLIANCE FORM
Zone District R-3 FAIL
1)Lighting Zone LZ1
2)Maximum Light Trespass 0.10 fc
Adjacent to an
Environmentally Sensitive
Area?
No
Maximum Light Trespass
along ESA shared property
line
Maximum Calculated Light
Trespass 0.1 fc
Maximum Calculated Light
Trespass along ESA shared
property line
fc
Maximum CCT 3000 K
Gross Lot Area (sf)50,000.00 square feet
Dwelling Units 1 Units
Parking Spaces 0 spaces
5)BUG Ratings
6)B U G
Low Voltage Landscape P1 1,000.00 2.00 5 5000 3000 Bollard 2 FAIL Lumens exceed limit
Fully Shielded Luminaire P2 900.00 1.00 1 900 2200 Canopy Mounted 12 0 PASS
Fully Shielded Luminaire 50.00 1.00 FAIL Missing entries
Fully Shielded Luminaire 50.00 1.00 FAIL Missing entries
Low Voltage Landscape 50.00 1.00 FAIL Missing entries
Low Voltage Landscape 50.00 1.00 FAIL Missing entries
Shielded In-Grade Uplight 50.00 1.00 FAIL Missing entries
Low Voltage Landscape 50.00 1.00 FAIL Missing entries
Low Voltage Landscape 50.00 1.00 FAIL Missing entries
Low Voltage Landscape 50.00 1.00 FAIL Missing entries
Total base allowance 17,500.00 lumens
Total lumens 5,900 lumens PASS
Total Lumens 5,900 lumens PASS
Luminaire Type Lumens Quantity Errors
How to use this calculator:
1)
NOTES:
a) Cells with an ORANGE fill are inputs.
b) Cells with a dark BLUE border are required inputs.
c) Cells that are GREY have formulas that are proccessing information from inputs. DO NOT change these cells.
d) If a cell turns RED it does not meet criteria.
e) If a cell turns GREEN it passes criteria.
Mounting
Height (ft)
Specified
CCT
Luminaire
Label PASS/ FAILTotal
Lumens Mounting TypeWattage
194
26.575.150.020 Lighting Zone Planning, Cross-Reference and
Establishment part (e) Designations Passoword Aspen
Zone District Lighting
Context Area Land Use
Hallam Bluff LZ0 Environmentally Sensitive Area
Stream Margin LZ0 Environmentally Sensitive Area
OS LZ0 Open Space
WP LZ0 Wildlife Preservation
PD LZ0
AH LZ1 Affordable Housing
C LZ1 Conservation
R-3 LZ1 High Density Residential
R-30 LZ1 Low Density Residential
R-6 LZ1 Medium Density Residential
R-15 LZ1 Moderate Density Residential
R-15-A LZ1 Moderate Density Residential
R-15B LZ1 Moderate Density Residential
R/MF LZ1 Residential / Multifamily
R/MFA LZ1 Residential / Multifamily
RR LZ1 Rural Residential
C-1 LZ2 Commercial
CC LZ2 Commercial Core
CL LZ2 Commercial Lodge
L LZ2 Lodge
MU LZ2 Mixed Use
NC LZ2 Neighborhood Commercial
SCI LZ2 Service Commercial Industrial
SKI LZ2 Ski Area Base
A Academic
P Park
PUB Public
LZ3 Special Permit LZ3
195