HomeMy WebLinkAboutagenda.hpc.20230913AGENDA
ASPEN HISTORIC PRESERVATION
COMMISSION
September 13, 2023
4:30 PM, City Council Chambers -
3rd Floor
427 Rio Grande Place
Aspen, CO 81611
I.SITE VISIT
I.A Site Visit - 12:00pm at 820 East Cooper Ave.
II.ROLL CALL
III.MINUTES
III.A Draft Minutes - 8/9/23
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.AProject Monitoring List
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XII.A
517 E. Hopkins, Substantial Amendment/GMQS, CONTINUE PUBLIC HEARING TO 10/25
minutes.hpc.20230809_DRAFT.docx
PROJECT MONITORING.doc
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XII.B820 E. Cooper Avenue - Conceptual Major Development, Relocation, Variation,
TDRs - PUBLIC HEARING CONTINUED FROM AUGUST 9, 2023
XIII.NEW BUSINESS
XIII.AFollow up discussion: Council/HPC worksession
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
820 E Cooper_Conceptual Major Development_Memo.pdf
Exhibit A_Staff Response HP Design Guidelines Criteria.pdf
Exhibit B_Staff Response Relocation Criteria.pdf
Exhibit C_Staff Response Setback Variation Criteria.pdf
Exhibit D_Staff Response TDR Criteria.pdf
Exhibit E_Application_Update.pdf
Exhibit F_Referral Comments.pdf
Exhibit G_Applicant Narrative Response to Referral Comments.pdf
Resolution #__, Series 2023.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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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at
4:30pm.
Commissioners in attendance: Peter Fornell, Roger Moyer, Jodi Surfas, Kim Raymond, and Kara
Thompson. Absent was Jeffrey Halferty, Barb Pitchford and Riley Warwick.
Staff present:
Amy Simon, Planning Director
Kirsten Armstrong, Principal Planner Historic Preservation
Haley Hart, Long Range Planner
Sophie Varga, Planner I
Ben Anderson, Deputy
Jim True, City Attorney
Mike Sear, Deputy City Clerk
MINUTES: None
PUBLIC COMMENTS: None
COMMISSION MEMBER COMMENTS: Mr. Moyer mentioned the “No Problem Joe” house and said he
was riding by and noticed that watering system was drenching the outside of the house. He also
commented on a garage door entrance to the Police department on the alley behind the Concept 600
building that he said was only supposed to be used in an emergency. He has seen it being used
constantly this summer.
Ms. Surfas entered the meeting.
DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Thompson noted that herself and Ms. Raymond were
both conflicted on the first agenda item and would be leaving the meeting when they got to it.
PROJECT MONITORING: Ms. Simon went over a few monitoring items that she had been working with
Ms. Thompson on.
STAFF COMMENTS: Ms. Armstrong noted that both herself and Ms. Simon would be absent for the 9/27
meeting and because of that they would be cancelling it.
CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Armstrong noted that a stream margin review and
certificate of no negative effect had been approved for 1008 E Hopkins. She went over the planned work
at the site.
CALL UP REPORTS: Ms. Simon noted a few items that would be going before City Council at their next
regular meeting.
Ms. Simon then brought up some issues with the order of agenda items for today’s meeting due to some
members being conflicted and the applicant’s and staff’s schedules and timeframes.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Mr. True said that he reviewed public notice, and that
notice was provided per the code for both the agenda items.
Knowing that Ms. Thompson was recusing herself for the first agenda item, the board designated Mr.
Moyer as acting chair for this item.
Ms. Thompson and Ms. Raymond left the meeting.
Mr. Moyer expressed his thoughts about applications that come in front of HPC in which the applicant
should be told by staff that they would not fly. He said some applications go completely against what
HPC is working towards. He thought staff needed to be firmer with applicants to not come in with
applications that are totally unacceptable. Ms. Simon said that they try to coach applicants, but they are
not the decision maker, and the applicant has the right to appear in front of the Board.
NEW BUSINESS: 820 E. Cooper Avenue -Conceptual Major Development, Relocation, Variations, TDRs
- PUBLIC HEARING
Applicant Presentation:Sara Adams – Bendon Adams
Ms. Adams started her presentation and introduced the owners of the property and the architect. She
then went over their requests for this property. They are looking to lift the house in order to add a
basement under the existing house and also to add a small addition including a one car garage to the
rear of the historic resource. They would be asking to temporarily relocate the historic resource to dig
the basement, to demolish a non-historic rear addition and they were also asking for setback variations
for the historic resource and the new addition and also the establishment of two TDRs. She then let the
owners introduce themselves and go over some of their background and reasoning for their requests.
Ms. Adams went on to describe details of the lot, property, and the context of the neighborhood,
showing a few pictures of other surrounding properties, some being similar to this project.
She then moved on to describe the previous restoration efforts that have already occurred on the
historic asset. She then showed the existing and proposed site plans and went over the current
conditions. Next, she detailed the proposed changes to the historic resource and a few items that would
be considered at final review. She also detailed the proposed lightwells and discussed staff’s request to
put them all on one side of the house. She said that because of existing tree roots, they did not propose
to do this. They are requesting to leave the lightwells as designed.
She then highlighted the non-historic addition that they plan to remove. She then showed the proposed
floor plans and pointed out the historic resource in these plans. She also pointed out the proposed new
addition highlighting the set of stairs that would lead down to the basement and a set that would lead
up to the second floor of the addition.
She detailed some of the existing distances on the lot, including the front setback and the historic
resource and noted that you get over halfway back into the lot before you have space for any new
additions. She said that these conditions are the reason for the configuration of the proposed new
addition and connector. She went on to go over the proposed connecting element and the reasons for
why it is staggered. She noted that the proposed connector is about 17 feet on the more visible west
side and about 6 feet on the less visible east side. She wanted to note, in context of the lot, how far back
the new addition would be. The addition would be 67’ 6” feet for the front property line.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
In response to the staff memo, they had come up with an option B that creates a full 10-foot connector
but noted that in this option everything gets pushed back into the rear setback and the garage gets
shortened. She noted that this is not the preferred option for the applicant.
She moved on to detailing the height of the addition and windows as they were concerns of staff. The
first-floor garage was proposed to be the minimum height. The tallest point of the addition, as
measured at the alley would be 22’ 6”, compared to the maximum allowable height for the zone of 25’.
She then went over some details of the proposed roof form, materials and fenestration of the new
addition and noted that they, in reference to the guidelines, were relating the roof form and materials
to the historic resource and diverting on the fenestration.
Referencing the design guidelines, Ms. Adams highlighted a few of them and noted that they believe the
project complies with the intent of the guidelines overall. She also noted that the floor area of the
historic resource would be 260 square feet more that the new addition floor area above grade.
Next, she went over their setback variation requests. One was for the historic location of the resource
and the other for a 2-foot rear yard variation for the upper level of the addition.
She then noted that because the total proposed square footage would be about 740 square feet under
the allowable floor area, they are also requesting 2 TDRs to help fund the project. She went over a few
of the conditions included in the resolution and their plans related to them.
Ms. Adams finished up by reviewing the project and their proposals.
Staff Presentation:Kirsten Armstrong, Principal Planner Historic Preservation
Ms. Armstrong began her presentation by going over some background of the property and details of
the applicant’s proposals and requests. Next, she showed a few historical pictures of the property and
described the history of the historic resource and previous restoration efforts taken.
She then showed the existing elevations and conditions. She moved on to the major development
request and the details of the proposed new addition referencing the applicable historic preservation
guidelines. She went over staff’s concerns with guidelines 10.3, 10.4, and 10.8, especially related to the
size and scale of the addition and noted that staff believes this warrants additional consideration. She
also noted staff’s concerns with the configuration of the connecting element.
She then stated that the applicant had provided an option B which she said answered one of staff’s
concerns, as it provides a full 10-foot connecting element, meeting guideline 10.9. Due to the overall
size and scale of the addition, she noted that staff maintains concerns that the addition does not meet
design guidelines 10.3, 10.4 and 10.8. Staff is asking for a continuance to refine option B to provide more
context study and to better understand the overall picture. She showed elevations of both options,
pointing out a line 10-feet from the historic resource to highlight how small the connecting element is in
option A on the east elevation.
She moved on to the relocation request to dig the proposed basement and noted that the historic
resource would be placed back in its historic location once the basement is finished. She said that staff
finds the relocation criteria to be met.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
She then went over the applicant’s setback variation requests on the site, referencing the related
guidelines. Staff supports the requested west side yard variation but does not support the rear setback
variation.
She then talked about the two requested TDRs that would total 500 square feet and noted that in both
options the applicant has shown that there is enough remaining floor area to accommodate the
requested TDRs. Staff finds the criteria for the TDR establishment is met.
She finished by going over the four requests and noted that staff recommends continuation for further
study of option B for the major development and the rear yard setback variation request but finds the
criteria to be met for the relocation, west side yard setback request and the TDRs.
Mr. Fornell asked if any HPC members who are not present at this meeting, would be recused at a
continued meeting. It was mentioned that a few additional HPC members, not present today, would be
able to participate in the future meeting. He then asked about the difference in the variation requests
between both option A and option B. Ms. Armstrong and Ms. Adams said that option A would still need
a variation, but just less than option B.
Mr. Moyer asked about the current width of the connector and if it could be widened. The applicant’s
architect said it was 7’ 10” wide and he did not believe it could be widened.
PUBLIC COMMENTS: None.
BOARD DISCUSSION: Mr. Moyer opened the board discussion by asking the other members about the
lifting and relocation of the historic resource. All members were in support of the relocation. He then
moved on to discussing the front walkway and landing. Mr. Fornell said that he would support staff’s
recommendations.
There was then some discussion about the proposed lightwells and their proximity to some tree roots
and Mr. Moyer asked if that was something that would be handled by the Parks Department. Ms.
Armstrong said yes, but the Parks Department did not reference these in their referral comments. Mr.
Moyer agreed with staff on the lightwells that they should be restudied. Ms. Adams said they had met
with Parks and that the trees in question are on the neighboring property and the Parks staff wanted to
keep them. She noted that the roots of the trees extend into where the lightwell would have to go.
Mr. Moyer moved on to discussing the connecting element on commented that he agreed with staff and
was opposed to any outside stairs on the connector. He was ok with the proposed deck on the roof of it.
Mr. Fornell said he did not have a problem with an exterior stair on the connector, its overall length and
configuration or the use of the roof as a deck space.
Ms. Surfas noted that she did not think you would be able to see the connector from the side of the
house and was ok with the configuration as proposed.
Mr. Moyer then brought up the size and scale of the new addition. Mr. Fornell said he would be ok with
the 6-and-a-half-foot connector if the second story of the addition did not need a variation on the rear.
Mr. Moyer said he thought the new addition was overwhelming. Ms. Surfas agreed and thought that
pulling the addition back another 4 feet, as in option B, would not make a difference in the mass.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
The members then talked about the requested TDRs and Mr. Fornell asked how many remaining square
feet would be left over if two TDRs are spun off. Ms. Adams said about 240 square feet. Mr. Fornell
asked if the shorter connector was approved but the new addition was reduced so that the rear setback
variation was not required, if they would then have enough remaining square footage to ask for another
TDR. Ms. Adams said the main point of the project is not about making money, and while the applicants
would potentially be ok with a two-foot reduction of the addition and the resulting potential ability to
request another TDR, the most important thing is having some amount of second floor living space.
Mr. Fornell saw similarities in previously approved projects to give this project his approval, subject to
the rear yard variation. The members all agreed with the recommendation of TDRs.
There was then some discussion about the mass and scale of the new addition for potential restudy and
Ms. Adams asked for more specifics and direction about what HPC would be looking for in a restudy. Ms.
Surfas said it was the height for her.
Mr. Moyer thought the renderings presented seemed to skew the appearance and size of the new
addition behind the historic resource. Ms. Adams said all the renderings are accurate and represent
what the realistic view would be from the vantage point of where they were created from.
Mr. Fornell commented that in the members consideration of size and scale they also have to be
cognizant of the property owners’ rights and that they are leaving 750 square feet of allowable floor
area off the table.
Ms. Surfas said that if they are going to allow a shorter connector, she would like to see a restudy of the
mass and scale.
Ms. Adams again asked for more clarification of what Ms. Surfas would like to see and noted that the
only way to bring the height down on a two-story addition would be to change the roof form which as
proposed matches the historic resource. Ms. Surfas said that from the rendering taken from the west
side, the addition looked large. She thought maybe it was the form of the windows that made it look
much bigger than the small historic resource in front.
Mr. Fornell said he thought the perspective of the rendering was from a higher height and it did not
represent the view someone would have from the sidewalk. He thought the size of the rear addition
would not be as noticeable.
There was some discussion about direction for the applicant and Ms. Simon summed up the aspects of
the project that she had heard consensus on from the board regarding the connecter and rear yard set
back and thought that was the direction for restudy.
There was then some discussion about a date to continue the meeting until.
MOTION: Mr. Fornell motioned to continue this hearing to September 13
th, 2023. Ms. Surfas seconded.
Roll call vote:Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes. 3-0 vote, motion passes.
NEW BUSINESS: Resolution #12, Series of 2023 - Outdoor Lighting Code Amendment
Staff Presentation:Ben Anderson – Deputy Director - Community Development
Mr. Anderson introduced himself, Haley Hart, Long Range Planner and Sophie Varga, Planner I. He also
mentioned Clanton & Associates who are the City’s consultants on this project. He went over some
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
history of this topic and went over the timing of bringing this to City Council. He then turned it over to
Ms. Hart and noted that this will just be a recommendation to Council from HPC.
Ms. Hart began by going over where staff is in the process and highlighted what steps have already
occurred, including meeting with the Commercial Core & Lodging Commission and Planning & Zoning
Commission, and holding public outreach meetings. She then went over the review criteria for the
recommendation.
She noted that this only applies to outdoor lighting on private property and does not apply to the right
of way. She went over the issues with the current code, which was last updated in 2003. She said it is
out of out of date and it has the same prescriptive requirements for all use types. It also does not
address light trespass coming from within a building. She showed a picture of a residence as an example
of what they are trying to address and move away from.
Next, she went over staff’s proposed guiding principles for the code changes as well as the overall goals
for the updated code.
The first major change is shifting from the current prescriptive based model to a more performance
based one. She talked about the idea of lighting zones, which are similar to zone districts and she listed
the different proposed zones and went over some of the reasoning behind creating them.
She described some details of the proposed ordinance related to the amount of lumens that would be
allowed per property in the different lighting zones. She showed a chart of these amounts and detailed
how the allowable amounts would be calculated. She also noted that they have an input / output Excel
spreadsheet that was created by Clanton Associates to be used by staff and designers when evaluating a
property. She went over a real-world example of how a property could adjust their lighting plan, using
the spreadsheet, to meet the proposed new code requirements.
Next, she described the idea of light quality that would be in the updated code. This included lighting
moving to softer tones and intensity. She also described light performance, related to the type of
shielding light fixtures would be allowed.
She moved on to the concept of light trespass which is the amount of light emitting from the interior of
a building and how it is spilling past a property line. This is an area where the City sees many complaints.
The amount of light trespass that Clanton Associates recommended was based on code adopted by Fort
Collins. The updated code would set a curfew in the residential zones of 10pm – 7am for lights to be
dimmed. Non-residential areas would be the same timeframe unless a business is open after the curfew.
The business would have an hour after closing before needing to dim lights. She then went over the
amount of dimming that would be required in each lighting zone.
Then she talked about holiday lighting and proposed timeframes and requirements in the proposed new
code. Holiday lighting is also proposed to have a similar curfew as the light trespass. Enforcement on this
and light trespass would still be complaint based. The proposed new code would have a carve out for
landmarked historic properties to have lighting that enhances architectural features.
She mentioned that they have proposed a five-year legacy exemption for existing lighting that may not
meet the new proposed code. They would however be able to enforce on the proposed curfews and
light trespass immediately upon passage of the ordinance, again being complaint based.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION AUGUST 9TH, 2023
Mr. Anderson posed a few related questions to the members of HPC to gather thoughts. He asked if the
five-year exemption was appropriate.
Ms. Raymond said it was appropriate, but asked how someone with existing lights would know if they
were compliant or not. Mr. Anderson said they are going to do their best to get this information out to
the public in a number of different formats.
There was some discussion about the process of enforcement after the five-year period was up.
Ms. Raymond asked if staff receives a complaint after the ordinance is passed that a neighbor’s light are
too bright, does that person have to wait five years before anything can happen. Ms. Hart reminded her
that light trespass and holiday lighting will be effective immediately.
There was general agreement on the five-year exemption.
There was then some discussion about the difference between the total amount of lumens allowed on a
property and the light trespass coming from inside the building.
They then discussed holiday lighting and the proposed curfew hours. There was general agreement on
the proposals for holiday lighting and the curfew hours.
Mr. Anderson asked about the current prohibition on neon and neon looking lighting. There was general
support for continuing this.
Ms. Raymond brought up architectural lighting and Mr. Anderson said architectural and or façade
lighting would be part of the overall amount a property is allowed.
Mr. Anderson admitted that the light trespass parts of the code is going to be a bit of an experiment and
a work in progress. He said it is an issue all over the country and some places like Fort Collins have done
something about it. He said the topic was born from the amount of complaints received and more
modern architecture.
Ms. Thompson said she believed they would be happy to recommend this to Council but said she would
like to see it be audited in five years to see if it is doing what was intended.
MOTION: Mr. Fornell moved to approve the next resolution in the series. Ms. Thompson seconded Roll
call vote:Mr. Fornell, yes; Ms. Surfas, yes; Ms. Raymond, yes; Ms. Thompson, yes.4-0 vote, motion
passes.
ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Ms. Raymond seconded. All in
favor; motion passes.
____________________
Mike Sear, Deputy City Clerk
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HPC PROJECT MONITORS -projects in bold are permitted or under construction
9/7/2023
Kara Thompson 300 E. Hyman
201 E. Main
333 W. Bleeker
234 W. Francis
Skier’s Chalet Steakhouse
423 N. Second
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
Barb Pitchford 121 W. Bleeker
312 W. Hyman
132 W. Hopkins
214 W. Bleeker
630 W. Main
420 W. Francis
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HPC PROJECT MONITORS -projects in bold are permitted or under construction
9/7/2023
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, 931 Gibson, 135 E. Cooper
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Page 1 of 5
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: September 13, 2023
RE: 820 E. Cooper Avenue – Conceptual Major Development, Relocation,
Setback Variation, 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, a west side yard setback variation and
approval of three 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 supports the application and recommends approval with the
conditions outlined in the draft resolution.
Site Locator Map – 820 E. Cooper Avenue
820
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Page 2 of 5
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 maintain existing setback conditions on the
west side property line after temporary relocation.
• Transferable Development Rights (Section 26.415.110.K/Section 26.535) for the
establishment of three TDRs.
The Historic Preservation Commission (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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Page 3 of 5
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 foot (ft) 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 landing at the front entry. Additional updates
include limited landscaping, and installation of patio areas. A west side yard setback variation and
approval of three TDRs are also requested as part of this proposal.
STAFF COMMENTS:
The HPC reviewed the application for Conceptual Development on August 9, 2023, and
recommended continuation, with the request that the applicant restudy the size and scale of the
rear addition. Additional concern was placed on the requested rear yard setback.
The revised application addresses the size and scale concerns as perceived from the street and
reduces the number of setback variation requests. It has reduced the size of the second story of
the rear addition and changed the roofline, eliminating the need for a rear-yard setback, and
allowing the applicant the ability to request three TDRs where only two were previously requested.
Staff finds that the proposed changes follow the direction provided by the HPC.
Major Development, Conceptual Review - Section 26.415.070.D
New Addition: The proposed addition is a two-story structure, with a 6 ft 1 inch (in), one-
story connecting element providing separation from the historic resource. The revised
design of the addition features a gable roof with a shed roof wing along the east elevation,
with a lower overall height than the previous design. The addition was further reduced at
the rear, to comply with the required rear yard setback.
The proposal strongly relates in the aspects of form, through its front gable roof and simple
massing; 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 finds the design meets
Design Guideline 10.6.
Staff finds that the 6 ft 1 in connecting element warrants HPC discussion. Design
Guideline 10.9 states that “The connector shall be a minimum of 10 feet long between the
addition and the primary building.”
Although the revised design does not provide a full 10 ft connector, as per Design
Guideline 10.9, Staff generally finds the revised treatment of the new addition appropriate
as it has been brought in line with Design Guidelines 10.3, 10.4, and 10.8. The physical
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
and visual imposition of the addition on the historic resource and along the alleyway has
been reduced through the reduction in size and the change to the roofline. Staff
recommends that it is appropriate to compromise on Design Guideline 10.9 given
the reduction in size and scale, and site constraints.
Light wells: As part of the revised design the applicant has provided a study showing all
of the lightwells grouped along the east side yard. Staff finds that this treatment lessens
the visual impact of the required guardrails. The applicant has indicated that this may
require additional tree removal; however, the proposed landscape plan still indicates that
two trees will remain at the southeast corner of the property as the applicant is still
coordinating with the appropriate parties. Staff recommends that the applicant continue
to work with the adjacent property owner and the Parks Department regarding the
light well locations and provide additional detail on the feasibility for Final Review.
For final review staff recommends that the vertical rails be considered for the
guardrails, to mimic the picket fence vertical detailing and provide reference to a
typical detail seen in Victorian landscaping. Further, for final review staff
recommends that light wells abutting the historic resource have a reduced curb
height of 6” or less.
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 a new basement foundation which will be
1 ft higher for positive drainage. The final location of the historic structure will match its
historic location verified by the 1904 Sanborn Map. 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.
The proposed relocation does not diminish the historic integrity of the resource. Staff can
support elevating the house 1 ft relative to grade 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 ft 5½ in from the west property
line, where 5 ft is required. The proposed design maintains the historic location, for a
requested setback reduction of 6½ in. 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
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
6½ in west side yard setback reduction to a 4 ft 5½ in west side yard setback because
it allows it to be preserved in its original location on the lot.
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 = 1612.6 sf
• Total Floor Area remaining = 786.6 sf
The applicant requests approval to establish three TDRs, which will consume all but 36.6
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 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 in the initial conceptual application review, and the updated plans were
incorporated into the application. The combined Referral Comments are included in Exhibit F.
The applicant’s initial narrative response to referral comments can be found in Exhibit G.
RECOMMENDATION:
Staff recommends that the HPC approve this application with the conditions listed in the draft
resolution.
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
Exhibit G – Applicant Narrative Response to Referral Comments
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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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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 the proposed
Major Development at 820 E. Cooper Avenue are as follows: site planning, excavation, relocation,
foundations and building additions. Additional sections will be addressed at Final Review; some
conditions are recommended to provide direction for Final Review.
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. An up-to-date landscaping plan will be reviewed at 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 recommends
and unpainted concrete foundation, with details to be reviewed at Final Review. Staff also
recommends that the approach to the building should not be a significant change in character to this
simple structure, approach to be reviewed at Final Review.
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 elevation 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. Further, staff
recommends that light wells abutting the historic resource have a reduced curb height of 6” or less, for
final review.
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.” The proposed addition is a two-story structure,
with a 6 ft 1 in, one-story connecting element providing separation from the historic resource. The revised
design of the addition features a gable roof with a shed roof wing along the east elevation, with a lower
overall height than the previous design. The addition was further reduced at the rear, to comply with the
required rear yard setback. The revised application addresses the size and scale concerns as perceived
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from the street and reduces the number of setback variation requests. Staff finds that the revised addition
provides a more deferential approach, the smaller front gable provides a nod to the front gabled miner’s
cottage but no longer competes with the historic resource. Staff recommends that these design
guidelines are met.
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 front gable roof of the addition mimics that of the historic resource 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. 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. The connector is proposed to have a 6 ft 1 in length. Staff
does not find Design Guideline 10.9 met. However, staff believes that consideration of a compromise
regarding this guideline is appropriate given site constraints and the application of other guidelines in
the design.
In summary, staff recommends approval with conditions listed in the draft resolution.
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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 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.
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. 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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Page 1 of 2
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 Avenue is located 4 feet (ft) 5 ½ inches (in) from the west
property line, where 5 ft is required. The proposed design maintains the historic location, for a
requested setback reduction of 6 ½ in. 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
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Page 2 of 2
original position on site if it is considered non-compliant according to the underlying zone district.
Staff supports the request for a 6 ½ in west side yard setback reduction to a 4 ft 5½ in west
side yard setback because it successfully mitigates adverse impacts to the landmark and
allows it to be preserved in its original location on the lot.
Staff finds the criteria are met to grant the requested side yard setback variation request.
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Page 1 of 3
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 which 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 786.6 sf of unbuilt floor area remains on the lot. Three TDRs totaling 750 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
34
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.
F.
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.
G. 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.
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Page 3 of 3
H. 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.
I. 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.
J. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
K. 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 three 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 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.
36
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
August 24, 2023
Re: 820 East Cooper Avenue - Conceptual HPC Review,
Demolition of non-historic addition, Temporary Relocation, Variances, and
Establishment of 3 TDRs
Dear Amy and HPC,
Please accept this revised applicationapplication 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. HPC ’s
recommendations on August 9, 2023 result in the
removal of more floor area (and a more costly project)
which results in a request to establish 3 transferable
development rights (TDRs) to remove 750 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
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.
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Page 2 of 4
820 East Cooper Avenue
pattern of development. The overly simple gable end style represents working class life during
Aspen’s mining era.
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
Figure 3: 924 East Cooper Avenue. Figure 4: 1006 East Cooper Avenue.
Figure 5: Proposed demolition in grey hatch.
38
Page 3 of 4
820 East Cooper Avenue
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.
Revised 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.
HPC discussed this project on August 9th and gave direction to reduce the mass and scale of the
addition behind the house, remove the rear yard variance request, reduce the size of the landing,
and study the relocation of lightwells to one side of the property. The proposed connecting element
with deck had general support if the other items were resolved. The proposed addition is under
the maximum height limit and the entire project is under the allowable floor area by more than 750
sf which is very commendable considering this will house full time working residents with children.
Mass and Scale:
A shed roof is proposed to recue the mass behind the landmark. Renderings are not ready
yet but will be presented to HPC at the public hearing. The plate height at the gable is 8’
and the plate height at the lower shed roof is 6’8”. The roof form and materials strongly
relate to the landmark, and fenestration is the modern element to differentiate new from
old construction. The landmark is a taller one story building than the typical miner ’s cabin
– we expect the addition to be almost completely hidden behind the landmark when
viewed from the street. The connector length on the west side was reduced by about 2” to
be 12’4.5” and is slightly wider to accommodate circulation. The lower shed roof results in
the addition of a skylight for natural light into the second floor space.
Figure 6: Revised roof form – shaded area shows previous August 9th proposal.
39
Page 4 of 4
820 East Cooper Avenue
Lightwells:
The lightwells are all located in the east side yard. This means removal of more trees on
the neighbor ’s property. We are reviewing this proposal with the City Forester and the
neighbor prior to the HPC hearing.
Landing:
The landing at the front entry is reduced to 3’ side to match the width of the walkway and
the walkway is concrete.
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. No variances are requested for new construction
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 3 TDR certificates to sever 750 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 [updated exhibits in bold]
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
40
Exhibit A.1
Conceptual HP Review – 8.24.23
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.
41
Exhibit A
Review Criteria – 8.24.23
• 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 proposed to be concrete. 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.
42
Exhibit A
Review Criteria – 8.24.23
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.
43
Exhibit A
Review Criteria – 8.24.23
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.
44
Exhibit A
Review Criteria – 8.24.23
• 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.
45
Exhibit A
Review Criteria – 8.24.23
• 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.
46
Exhibit A
Review Criteria – 8.24.23
• 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.
47
Exhibit A
Review Criteria – 8.24.23
• 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 a rrangement 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.
48
Exhibit A
Review Criteria – 8.24.23
• 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 repla cing 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.
49
Exhibit A
Review Criteria – 8.24.23
• 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.
50
Exhibit A
Review Criteria – 8.24.23
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.
51
Exhibit A
Review Criteria – 8.24.23
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.
52
Exhibit A
Review Criteria – 8.24.23
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 and a shed 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
53
Exhibit A
Review Criteria – 8.24.23
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 777.8 284.8
Second Floor 220 408.1
Total 997.8 sf 692.9 sf
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
54
Exhibit A
Review Criteria – 8.24.23
• 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.
55
Exhibit A
Review Criteria – 8.24.23
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 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.
Figure 4: Revised roof form – shaded area shows previous August 9th proposal.
56
Exhibit A
Review Criteria – 8.24.23
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 12’4.25” 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: Sections showing connector and revised roof form.
57
Exhibit A
Review Criteria – 8.24.23
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 12’8.25” wide to preserve the corners of the landmark.
58
Exhibit A.5
Setback Variation
Exhibit A.5
Setback Variation – 8.24.23
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.
59
Exhibit B.1
TDR Review Criteria – 8.24.23
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 1,612.6 sf of allowable floor area, which leaves about 786.6 sf of unused floor area. Existing
floor area is 1,114.4 sf. There is adequate floor area available to establish 3 TDRs worth 750 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
60
Exhibit B.1
TDR Review Criteria – 8.24.23
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 three TDR certificates and is not obligated to sever any or all
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 three TDR certificates and
is not obligated to sever all 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 750 sf of development pressure from the small
historic lot, which is the best preservation outcome for this property.
61
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 three (3) 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) or three (3) 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:
62
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 three (3) TDR certificates from the
property and is not required by Ordinance # ___, Series of 2023 to sever any or all
TDR certificates. The property owner, at their sole discretion, may elect to sever
no TDRs, one (1) TDR, two (2) TDRs, or three (3) TDRs from 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]
63
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
64
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
65
820 EAST COOPER
820 E COOPER
ASPEN, CO 81611
REMODEL/ADDITION
PROJECT #21084
HPC 2nd CONCEPTUAL HEARING
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
August 24, 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
66
Thursday, August 24, 2023820 EAST COOPERINFORMATION
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
R1.0R2.1
R2.2
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
RENDERED ELEVATIONS
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
67
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
1477.9Thursday, August 24, 2023820 EAST COOPERSUMMARY
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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 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
1085.1
326.2
458.5
283.8
0.0
3464.8
Proposed Floor Area (Sq Ft)
81.3 (1595 X .051)
1123.2
38.1
408.1 (reduced for stair op'g)
0.0 (359.9 exempt)
0.0
1612.6
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
3
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
10 ft(Upper and 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
BED
011
13'1" x
1
0
'
8
"
BED
010
9'3" x 1
1
'
6
"
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
"E N T E R TA IN M E N T C E N T E R
T.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
STAIR
005
10'0" x
1
3
'
0
"
18'-0 3/
4
"
BATH
004
5'0" x 8
'
0
"
CLOS.
011
5'0" x 7
'
2
"
BAR
Q
U
E
E
N
15" x 15"
15" x 15"
BATH
012
5'0" x 9
'
4
"
BUNK B
E
D
S
SOFABUNK
R
O
O
M
00918'4 1/
2
"
x
1
5
'
7
"
GAME TAB
L
E
T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"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
"
HALL
105
8'11" x
1
6
'
8
"
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'-9 7/8"3'-6"3'-0"3'-6"+7936.0'
+7936.0'
79
3
6
.
0
'
+
7936.9'+
7937.0'+
+7937.0'
7936.75
'
+
7937'+
STAIR
204
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'
7936.9'+
+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"5 1/2"21'-11"5 1/2"4"
13'-8 1/
2
"
7"
DN
UP
10'-6"
UP
9'-10"DNDN
12'-6"4'-3 3/4"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
1085.1
326.2
408.1
0.0
0.0
3414.4
Percent Demolition
820 E COOPER AVE
Demolition in past 10 years:5.32%
Proposed Demolition: 15.45%
Cumulative Total:20.74%
Notes
From Permit Permit 0065-2021-BRES
Refer to Sheet Z-009
68
Thursday, August 24, 2023820 EAST COOPERDEMO CALCS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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:
69
Thursday, August 24, 2023820 EAST COOPEREXISTING FAR
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2LIVING 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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
EXISTING MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2
921.4 SQ FT
A D
4
5
7
EBC
1
2
3
6
T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
EXISTING UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"4
220 SQ FT
A D
4
5
7
EBC
1
2
3
6
EX. CRAWL SPACE
EX. CRAWL SPACE
EX. MECH ROOM
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
EBC
1
2
3
6
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
70
Thursday, August 24, 2023820 EAST COOPERPROPOSED FAR
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
QUEEN
15" x 15"15" x 15"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLECOVEREDWALK 6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
HALL
105
8'11" x 16'8"
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'-9 7/8"3'-6"3'-0"3'-6"STAIR
204
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"PARKING5 1/2"21'-11"5 1/2"4"13'-8 1/2"7"
DN
UP
10'-6"UP
9'-10"DNDN
12'-6"4'-3 3/4"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
A D E
4
5
7
1
2
3
B C
6
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"2 17'-4"838.3 SQ FT
246.8 SQ FT
52.8 SQ FT
37.7 SQ FT
98.5 SQ FT
326.2 SQ FT
14 SQ FT
12 SQ FT
39.6 SQ FT10'-10"
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-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"2'-11"6'-5 3/8"3 1/2"2'-7"5 1/2"8'-0"11 1/2"6'-10 3/4"6'-2"8'-3 1/4"5 1/2"4'-8"3'-0"4'-8"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"
3'-0"
3'-0"
3'-0"
3'-0"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
11 1/2"8'-0"3 1/2"9'-5"5 1/2"8'-0"5 1/2"15'-7"11 1/2"5'-0"3 1/2"13'-1"11 1/2"11'-10 3/4"5 1/2"11'-6"3 1/2"2'-0 1/2"5 1/2"15'-7"11 1/2"QUEEN
5'-0"3 1/2"3'-6"3 1/2"9'-3 1/2"11 1/2"
15" x 15"15" x 15"4'-7 3/4"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLE
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
A D E
4
5
7
1
2
3
B C
6
PROPOSED LOWER LEVEL PLAN
SCALE: 1/8" = 1'-0"1
1595 SQ FT.
A
B
C
D
KING
M. BED
201
10'10" x 14'2"
M. CLOSET
203
5'4" x 9'7"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
5 1/2"11'-5 1/4"5 1/2"6'-6"5 1/2"
14'-2 3/4"4'-3 1/2"OPEN10'-0"REAR SETBACK19'-3 3/4"21'-10"28'-2"13'-0 1/2"12'-3 3/4"6'-1"3'-6"3'-0 1/2"5 1/2"10'-10 1/4"5 1/2"9'-7 1/4"5 1/2"STAIR
204
12'-8 1/4"5 1/2"12'-5 1/2"5 1/2"4'-3 1/4"10'-6 1/4"M. BATH
202
12'7" x 9'7"
sto.
shlv.NICHEsto.
2'-6"9'-10"4'-7 3/4"3'-0"
skylight abv.
DN
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
A D E
4
5
7
1
2
3
B C
6
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
133.7 SQ FT
408.1 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
50.4 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'-7 3/4"3'-0"13'-0 3/4"13'-4 3/4"1'-1"6'-4 3/4"3'-0"12'-5 1/4"3'-0"7'-1 1/4"3'-0"7'-1 3/4"8'-6"2'-6"8'-6"171.6 183.8 78221
25.5
77'-3 1/4"11'-0"25.5 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
42'-2 3/4"11 1/2"13'-3 3/4"20'-8 1/4"11 1/2"
77'-2 1/8"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
08/22/2023
Basement Wall Label Exposed Wall Area(Sq Ft)Total Wall Area (Sq Ft)
Wall “A”0 171.6
Wall “B”97.5 782
Wall “C”0 183.8
Wall “D”0 781.5
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 - 08.22.2023
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)1085.1
Main Level Garage Gross Floor Area 326.2
Main Level Gross Floor Area TOTAL 1411.3
Main Level Countable Floor Area (Sq Ft)1085.1
Main Level Garage Countable Floor Area 38.1 26.575.020.D.7 RMF Zone
Proposed Main Level Countable Floor Area
TOTAL
1123.2
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)458.5
2nd Level Countable Floor Area (Sq Ft)408.1
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 104.7 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 12.0
Roof Deck 133.7
Total Deck Floor Area 283.8
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)3464.8
Proposed Total FAR (Sq Ft)1612.6 2399.2 SF max allowable FAR REMAINING FAR:
786.6
1
820 E COOPER MITIGATION FAR - 08.22.2023
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)1085.1
Main Level Garage Gross Floor Area 326.2
Main Level Gross Floor Area TOTAL 1411.3
Main Level Mitigation Floor Area (Sq Ft)1411.3
Proposed 2nd Level Floor Area Calculations
2nd Level Gross Floor Area (Sq Ft)458.5
2nd Level Mitigation Floor Area (Sq Ft)408.1 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)3464.8
Total MITIGATION FLOOR AREA (Sq Ft)3414.4
1
71
Thursday, August 24, 2023820 EAST COOPERHISTORIC FARCOMPARISON
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2LIVING 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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
EBC
1
2
3
6
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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
HISTORIC UPPER LEVEL PLAN - GROSS FLOOR AREA
SCALE: 1/8" = 1'-0"2
A D
4
5
7
EBC
1
2
3
6
422.5 SQ FT
820 E COOPER Historic Percentage FAR 08.22.2023
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 246.8
Upper Level Addition 408.1
Garage 326.2
Proposed Addition Gross Floor Area 981.1
New / Historic FAR %81.7%
2
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
QUEEN
15" x 15"15" x 15"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLECOVEREDWALK 6'-11"6'-1 1/2"DN T.O. SLAB @ EDGE
98'-8 1/4"
GARAGE
107
13'10" x 22'0"
HALL
105
8'11" x 16'8"
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'-9 7/8"3'-6"3'-0"3'-6"STAIR
204
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"PARKING5 1/2"21'-11"5 1/2"4"13'-8 1/2"7"
DN
UP
10'-6"UP
9'-10"DNDN
12'-6"4'-3 3/4"5 1/2"44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
A D E
4
5
7
1
2
3
B C
6
PROPOSED MAIN LEVEL PLAN
SCALE: 1/8" = 1'-0"4 17'-4"838.3 SQ FT
246.8 SQ FT
52.8 SQ FT
37.7 SQ FT
98.5 SQ FT
326.2 SQ FT
14 SQ FT
12 SQ FT
39.6 SQ FT10'-10"
KING
M. BED
201
10'10" x 14'2"
M. CLOSET
203
5'4" x 9'7"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
5 1/2"11'-5 1/4"5 1/2"6'-6"5 1/2"
14'-2 3/4"4'-3 1/2"OPEN10'-0"REAR SETBACK19'-3 3/4"21'-10"28'-2"13'-0 1/2"12'-3 3/4"6'-1"3'-6"3'-0 1/2"5 1/2"10'-10 1/4"5 1/2"9'-7 1/4"5 1/2"STAIR
204
12'-8 1/4"5 1/2"12'-5 1/2"5 1/2"4'-3 1/4"10'-6 1/4"M. BATH
202
12'7" x 9'7"
sto.
shlv.NICHEsto.
2'-6"9'-10"4'-7 3/4"3'-0"
skylight abv.
DN
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"19'-11 3/4"
A D E
4
5
7
1
2
3
B C
6
PROPOSED UPPER LEVEL PLAN
SCALE: 1/8" = 1'-0"3
133.7 SQ FT
408.1 SQ FT
FLOOR AREA KEY
SUBGRADE AREA
NEW FLOOR AREA
PATIO AREA
HISTORIC FLOOR AREA
GARAGE AREA
DECK AREA
50.4 SQ FT
72
Thursday, August 24, 2023820 EAST COOPERARCHITECTURALSITE PLANS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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 PARKINGSTORAGE 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
BED
01113'1" x
1
0
'
8
"
BED
010
9'3" x 11
'
6
"
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
"ENTERTAINMENT CENTERT.O. SLA
B
L
O
W
E
R
L
E
V
E
L
88'-0"
STAIR
00510'0" x
1
3
'
0
"
18'-0 3/4"
BATH
004
5'0" x 8'
0
"
CLOS.
011
5'0" x 7'
2
"
BAR
QUEEN
15" x 15"
15" x 15"
BATH
012
5'0" x 9'
4
"
BUNK B
E
D
S
SOFABUNK
R
O
O
M
00918'4 1/2
"
x
1
5
'
7
"
GAME TA
B
L
E
T.O. PLY
M
A
I
N
L
E
V
E
L
100'-0"
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
"
HALL
1058'11" x 1
6
'
8
"
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
'
+
7936.9'+
7937.0'+
+7937.0'
7936.75'
+
7937'+
STAIR
204
STAIR
106
bench7938.0'+
7938.0'
BENCHBENCH
TVBOOK C
A
S
E
7937.0'+
7937.0'
7936.9'+
+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
UP
UPDNDN
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 PERVIOUS
HARDSCAPING - ROOFOVER BASEMENT
NON PERVIOUSHARDSCAPING
NON PERVIOUS HARDSCAPING - ROOF OVER BASEMENT
EXISTING LANDSCAPEPAVERS
PERVIOUS PAVERS
EXISTING FENCE TOREMAIN
EXISTING FENCE TO REMAIN
EXISTING BRICKFRONT PATH TOREMAIN
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"GARAGE10'-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
PROPOSED CONCRETE ENTRYSTEP AND LANDING
SETBAC
K
-
1
0
'
P
E
R
R
/
M
F
EGRESS WELL W/ GUARDRAIL
EGRESS WELL W/ GUARDRAIL
EGRESS WELL W/ GUARDRAIL
PERVIOUS PAVERS
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 BRICK 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"EXISTING CONDENSING UNIT
73
Thursday, August 24, 2023820 EAST COOPERLANDSCAPE PLAN
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
LOT QALLEY - BLOCK 111(20.20' WIDE)LOT OCONCRETE PARKING
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"UPQUEENENTERTAINMENT CENTER
T.O. SLAB LOWER LEVEL88'-0"18'-0 3/4"BARQUEEN15" x 15"15" x 15"BUNK BEDSSOFA
GAME TABLEDNT.O. SLAB @ EDGE98'-8 1/4"diningdesk
bench7938.0'BENCHBENCH
TV
BOOK CASE7937.0'BAR8'-6"PARKING18'-0"
PARKING
DNUPUPDN
DNPROPSOSED LANDSCAPE PLAN
SCALE: 1/4" = 1'-0"1 PROPERTY LINEPROPERTY LINESETBACK - 5' GARAGESIDE SETBACK - 5'1 CAR GARAGELANDSCAPE 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
EXISTING 5'-6' LILAC
PROPOSED GREEN GEM BOXWOOD-NO TALLER THAN 42"
NEW METAL FENCE
RAISED STEEL PLANTER BED W/
PERENNIALS 6" ABOVE GRADE
EXISTING GATE TOREMAIN
NEW 4' METAL
FENCE AND GATE
PERVIOUS BRICK PAVERS
CONDENSING UNIT NEW 4' METAL FENCE W/ GATE
BOLLARDS TO PROTECT EXISTING
TRANSFORMER
CONCRETE FRONT PATHAND LANDING
PERVIOUS PAVER
WALKWAY
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
EGRESS WELL W/GUARDRAIL - HOLD3" OFF SIDING
PERVIOUS PAVERS
5'-0"
GARAGE SETBACKSETBACK - 10' PER R/MFSIDE SETBACK - 5'
SETBACK - 5' PER R/MF
EXISTING BRICK FRONT PATH
74
Thursday, August 24, 2023820 EAST COOPERFOUNDATION /BASEMENT PLANS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-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"2'-11"6'-5 3/8"3 1/2"2'-7"5 1/2"8'-0"11 1/2"6'-10 3/4"6'-2"8'-3 1/4"5 1/2"4'-8"3'-0"4'-8"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"
3'-0"
3'-0"
3'-0"
3'-0"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
11 1/2"8'-0"3 1/2"9'-5"5 1/2"8'-0"5 1/2"15'-7"11 1/2"5'-0"3 1/2"13'-1"11 1/2"11'-10 3/4"5 1/2"11'-6"3 1/2"2'-0 1/2"5 1/2"15'-7"11 1/2"QUEEN
5'-0"3 1/2"3'-6"3 1/2"9'-3 1/2"11 1/2"
15" x 15"15" x 15"4'-7 3/4"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLE
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
EXISTING CRAWLSPACE AND FOUNDATION PLAN
SCALE: 3/16" = 1'-0"2
NOTES:1. EXISTING CRAWL SPACES, MECH ROOM, AND FOUNDATION TO BE REMOVED
75
Thursday, August 24, 2023820 EAST COOPERMAIN LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
QUEEN
15" x 15"15" x 15"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLE
T.O. PLY MAIN LEVEL
100'-0"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"
HALL
105
8'11" x 16'8"
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'-9 7/8"3'-6"3'-0"3'-6"+7936.0'+7936.0'
793
6
.
0
'
+
7936.9'+
7937.0'+
+7937.0'
7936.75'+
7937'+
STAIR
204
STAIR
106
bench7938.0'+
7938.0'
Ø 3'-6"
BENCHBENCH
TVBOOK CASE
7937.0'+
7937.0'
7936.9'+
+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'-11"5 1/2"4"13'-8 1/2"7"
DN
UP
10'-6"UP
9'-10"DNDN
12'-6"4'-3 3/4"5 1/2"1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
MAIN LEVEL PLAN - EXISTING
SCALE: 3/16" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
10'-9"76
Thursday, August 24, 2023820 EAST COOPERUPPER LEVEL PLANS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
KING
M. BED
201
10'10" x 14'2"
M. CLOSET
203
5'4" x 9'7"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"
5 1/2"11'-5 1/4"5 1/2"6'-6"5 1/2"
14'-2 3/4"4'-3 1/2"OPEN10'-0"REAR SETBACK19'-3 3/4"21'-10"28'-2"13'-0 1/2"12'-3 3/4"6'-1"3'-6"3'-0 1/2"5 1/2"10'-10 1/4"5 1/2"9'-7 1/4"5 1/2"STAIR
204
12'-8 1/4"5 1/2"12'-5 1/2"5 1/2"4'-3 1/4"10'-6 1/4"M. BATH
202
12'7" x 9'7"
sto.
shlv.NICHEsto.
2'-6"9'-10"4'-7 3/4"3'-0"
skylight abv.
DN
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
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
42'-5 1/2"50'-5 3/4"56'-9 1/2"10'-9"T.O. PLY UPPER LEVEL
108'-8 1/4"
OPEN TO BELOW
DN
ATTIC SPACE44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
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
77
Thursday, August 24, 2023820 EAST COOPERROOF PLANS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
BED
011
13'1" x 10'8"
BED
010
9'3" x 11'6"
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"ENTERTAINMENT CENTERT.O. SLAB LOWER LEVEL
88'-0"
STAIR
005
10'0" x 13'0"
18'-0 3/4"
BATH
004
5'0" x 8'0"
CLOS.
011
5'0" x 7'2"
BAR
QUEEN
15" x 15"15" x 15"BATH
012
5'0" x 9'4"
BUNK BEDS
SOFABUNK ROOM
009
18'4 1/2" x 15'7"
GAME TABLE
KING
M. BED
201
10'10" x 14'2"
M. CLOSET
203
5'4" x 9'7"
DN
STAIR
106
ROOF DECK
204
8'10" x 11'4"OPEN19'-3 3/4"
STAIR
204
M. BATH
202
12'7" x 9'7"
sto.
shlv.NICHEsto.
skylight abv.
DN
1 A3.3
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
1
2
3
B C
6
PROPOSED ROOF PLAN
SCALE: 3/16" = 1'-0"1
1
A4.1
1
A4.2
1
A4.2
9":12"9":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"
ADD K STYLE GUTTER. SAME STYLE AND FINISH AS EXISTING WEST SIDE.
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
3":12"
SKYLIGHT
44'-4"NEW ADDITION
HISTORIC
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"16'-9 1/2"17'-8 5/8"5'-4"27'-8 3/8"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8"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
7
B C
1
2
3
6
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 STYLEGUTTER TO REMAIN
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ASPHALT SHINGLE ROOF
EXISTING ADDITION
TO BE REMOVED
78
Thursday, August 24, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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
*PREVIOUS
ROOF LINE
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
79
Thursday, August 24, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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"21'-9 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 21'-0 1/2"BUIDLING HEIGHT*PREVIOUS
ROOF LINE
EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
1
EX. T.O. PLY @ HISTORIC
99'-0"
80
Thursday, August 24, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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 1/2"10'-9 1/2"17'-8 1/2"5'-4"MAX HEIGHT LIMIT PER R/MF ZONE5
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"MIN*PREVIOUS ROOF LINE
6
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
EXISTING EAST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION
TO BE REMOVED
EX. T.O. PLY @ HISTORIC
99'-0"
1
4
81
Thursday, August 24, 2023820 EAST COOPERBUILDINGELEVATIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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"
5'-4"17'-8 1/2"4'-5 1/2"12'-4 1/4"20'-10 1/2"BUILDING HEIGHT4
1
5
3
5
2
2
4 5 6
T.O. SLAB
88'-0"
6'-11"37'-5"
*PREVIOUS ROOF LINE
EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"2
EXISTING ADDITION TO BE REMOVED
82
Thursday, August 24, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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"
2'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"
19'-11 3/4"
T.O. SLAB
88'-0"6'-8"T.O. PLATE.
114'-8"6'-8"9'-0"T.O. PLATE.
116'-0"8'-0"6'-8"*PREVIOUS ROOFLINE
1'-6"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"
7'-7 3/4"7'-3 3/4"2'-6 1/4"2'-6"
1
1
6
19'-11 3/4"8'-0"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'-6"2'-6 1/4"7'-3 3/4"7'-7 3/4"
5'-0 1/4"14'-11 1/2"
19'-11 3/4"
2
62'-2 3/8"*PREVIOUS ROOFLINE
20'-6 1/2"BLDG. HEIGHT20'-0 1/2"BLDG. HEIGHT83
Thursday, August 24, 2023820 EAST COOPERBUILDING SECTIONS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
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"5'-4"17'-8 1/2"16'-10 1/2"
T.O. PLATE
116'-0"8'-0"84
Thursday, August 24, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.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
08/24/23LAND USE REV 2
ANGLED PERSPECTIVE2
FRONT PERSPECTIVE1
85
Thursday, August 24, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.vwx21084
R2.1820 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
08/24/23LAND USE REV 2
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
86
Thursday, August 24, 2023820 EAST COOPERRENDERINGS
JOB NO:PRINTED:820 East Cooper-HPC REV 2.vwx21084
R2.2820 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
08/24/23LAND USE REV 2
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 ADDITIONHISTORICT.O. PLY
100'-0"
6'-1 1/2"
EAST CONNECTOR
T.O. PLATE
115'-0"
PREVIOUS OUTLINE
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"=7935'-10 1/4"
WEST ELEVATION
SCALE: 1/4" = 1'-0"2 NEW ADDITIONHISTORIC12'-4 1/2"
CONNECTOR
T.O. PLATE
116'-0"
PREVIOUS OUTLINE
87
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.
88
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.
89
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.
90
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
91
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
92
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
93
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
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9'0" x 1
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'
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8'7 1/2"
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88'-0"
T.O. SL
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L
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86'-6"
UP
Q
U
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E
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Q
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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
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2
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BATH
002
5'0" x 9'
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BUNK
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5'11" x
5
'
1
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"
S
H
E
L
V
I
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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
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G
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A
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98'-0"
DN
T.O. SLA
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98'-10 1
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2
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T.O. SLA
B
@
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D
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98'-8 1/
4
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GARAG
E
107
13'10"
x
2
2
'
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DN
HALL
105
7'11" x
1
6
'
1
0
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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
@
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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
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M. BAT
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M. BED
BATH
MUDR
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T.O. PLY
M
A
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-
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I
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7937'-0
"
T.O. PLY
M
A
I
N
L
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V
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L
-
E
X
I
S
T
I
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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
94
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:
95
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
96
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
97
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
98
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"99
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
100
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
101
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"102
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
103
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
104
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
105
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"
106
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
107
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
108
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
109
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"
110
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
111
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
112
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 A
SETBACK VARIATION, 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 Avenue, 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
113
HPC Resolution #__, Series of 2023
Page 2 of 3
WHEREAS, HPC reviewed the project on August 9, 2023 and September 13, 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 a Setback Variation,
and recommends in favor of the establishment of three (3) TDRs for 820 East Cooper Avenue, 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
three (3) TDRs for 820 East Cooper Avenue, Lot P, Block 111; City and Townsite of Aspen,
Colorado.
HPC hereby approves Conceptual Major Development, Relocation, and a Setback Variation 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.
a. Provide final landscaping and tree removal plan for Final Review.
2. Foundation to remain unpainted, details to be determined at Final Review.
3. 1 ft higher foundation relative to grade shall not create a significant change in character
to the approach of the building, details to be reviewed at Final Review.
4. For final review provide study of vertical rails for the light well guardrails. Light wells
and similar features abutting the historic resource must have a reduced curb height of 6”
or less.
5. The following setback variations are granted:
a. A west side yard setback reduction of 6 ½ in to a 4 ft-5 ½ in west side yard
setback for the purposes of maintaining the historic location of the historic
building.
6. Provide a detailed roof plan showing the locations of gutters, downspouts, snow clips and
vents for Final Review. 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. These items are for consideration at Final
Review.
7. 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.
8. 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
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HPC Resolution #__, Series of 2023
Page 3 of 3
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 13th day of September,
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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