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HomeMy WebLinkAboutagenda.hpc.20240522AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 22, 2024 4:30 PM, City Council Chambers - 3rd Floor 427 Rio Grande Place Aspen, CO 81611 I.ROLL CALL II.MINUTES II.A Draft Minutes - 4/10/24 & 4/24/24 III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VI.A Project Monitoring VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.SUBSTANTIAL AMENDMENT XII.OLD BUSINESS XIII.NEW BUSINESS XIII.A 820 E Cooper Avenue – Final Major Development PUBLIC HEARING minutes.hpc.20240410_DRAFT.docx minutes.hpc.20240424_DRAFT.docx Project Monitoring And Certificate of No Negative Effect Report.20240522.pdf PROJECT MONITORING.pdf 1 1 XIII.B HPC Resolution #05, Series of 2024 - Amendment to Historic Preservation Design Guidelines 7.7-7.9 - PUBLIC HEARING XIV.ADJOURN XV.NEXT RESOLUTION NUMBER 820 E Cooper Ave.Final Major Dev.Memo.pdf Resolution #__, Series 2024.doc Exhibit A.HP Design Guidelines Criteria.pdf Exhibit B.Application.820 E Cooper Ave.20240504.pdf Exhibit C.Applicant Response to Staff Questions.pdf Staff Memo.Roofing Materials Amendment.pdf Draft Resolution #05 Series of 2024.Roofing Materials Amendment.pdf Exhibit A - Text of Guidelines with Proposed Amendment.pdf Exhibit B - Proposed Guidelines.pdf TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 15 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 (10 minutes for minor development; 20 minutes for major development) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes for minor development; 10 minutes for major development) 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. Prior to vote the chair will allow for call for clarification for the proposed resolution. Please note that staff and/or the applicant must vacate the dais during the opposite presentation and board question and clarification session. Both staff and applicant team will vacate the dais during HPC deliberation unless invited by the chair to return. 2 2 Updated: March 7, 2024 3 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Peter Fornell, Kim Raymond, Charlie Tarver, Riley Warwick, Barb Pitchford and Kara Thompson. Absent were Jodi Surfas and Jeff Halferty. Staff present: Kirsten Armstrong, Principal Planner Historic Preservation Stuart Hayden, Planner - Historic Preservation Ben Anderson, Community Development Director Kate Johnson, AssistantCity Attorney Luisa Berne, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Fornell motioned to approve the draft minutes from 3/27/24. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Mr. Warwick, yes; Mr. Tarver, yes; Ms. Thompson, yes. 5-0, motion passes. PUBLIC COMMENTS: None COMMISSION MEMBER COMMENTS: Mr. Moyer said that he had sent a copy of the AMF letter regarding the tent to the local papers but didn’t believe they had published it. Mr. Fornell said that he could send Rick Carroll an email asking about the letter. DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Raymond stated that she was conflicted on the agenda item and would leave the meeting before the item. STAFF COMMENTS: None PROJECT MONITORING: Ms. Armstrong noted that since the last HPC meeting there was one Project Monitoring item thatwas approved at 630 W Main St. She then went over the details that are included in the agenda packet. The board briefly discussed the proposed snow clips at this project. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Armstrong noted that there was one Certificate of No Negative Effect that was issued at 100 E Main St. Unit 5. She then went over the details that are included in the agenda packet. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson confirmed that public notice was completed in compliance with the Code for the agenda item. Ms. Raymond left the meeting. 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 OLD BUSINESS: 227 E. Main St. -Consideration of Penalties Regarding Alleged Violation of the Municipal Code, Section 26.415 – Historic Preservation, PUBLIC HEARING Staff Presentation: Kirsten Armstrong - Principal Planner Historic Preservation Ms. Armstrong began her presentation by asking if the commissioners would like her to run through the full presentation and summary that staff had shown at the last meeting on March 27th. Ms. Johnson noted that the members who were not present at the March 27th meeting were provided the meeting minutes and audio recording from that meeting ahead of this meeting. Ms. Pitchford and Mr. Warwick confirmed that they had reviewed the materials. Knowing this, Ms. Thompson said staff did not need to go over the previous presentation again. Ms. Armstrong continued by briefly describing the history and location of the property showing a few historic photos and the historic Sanbourn map. She noted that in response to a few commissioner questions at the last meeting, staff had researched the timeline of contractors on the project and that the applicant had provided a timeline as well. She showed the combined timeline and detailed the contractor changes over time. She noted that Steve Waldeck and Forest Jacober were the only ones that held the HP BEST certification. She described how the City’s Operations team handles a change in contractor and noted that staff checks the necessary certificates held at the time of permit issuance, but that there is no automated check built in after that. In response to this Ms. Armstrong mentioned that the operations team has added columns to their spreadsheets that will help indicate when they need to reach out to verify certificates. Ms. Armstrong then went over the three penalties in the Historic Preservation section of the Land Use Code that HPC can impose. These include: 1. Any person who constructs, alters, relocates, changes the appearance, or demolishes a designated property in violation of any section may be required to restore the building, structure or setting to its appearance prior to the violation. 2. Following notice and public hearing, the HPC shall prohibit the owner, successor or assigns from obtaining a building permit for the subject property for a period of up to ten (10) years from the date of the violation. The City shall initiate proceedings to place a deed restriction on the property to ensure enforcement of this penalty. The property owner shall be required to maintain the property during that period of time in conformance with the Standards for reasonable care and upkeep set forth in Subsection 26.415.100(a). 3. Any variances or historic preservation benefits previously granted to the property may be subject to revocation. Ms. Armstrong also noted that in the applicant team’s response they suggested four penalties they would be willing to be subject to. These included: Reframing of the roof in accordance with the originally approved structural drawings. Creation of a document with narrative and photos for HPC to use as training for contractors. Forgoing the $30,000 financial assurance, originally provided to ensure safe relocation of the historic structure. And or, daily or weekly site visits scheduled with HPC during the course of the violation correction. 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 Ms. Johnson noted that since these penalties were suggested by the applicant, she believed that HPC could accept them. Mr. Tarver asked if these were being offered individually or all as one. Ms. Johnson said she believed that the HPC was not being asked to pick just one. Ms. Armstrong continued by noting that per Title 8, section 8.12.020, the Chief Building Official has the authority to suspend, revoke or refuse renewal of any license or deny an application for said license, including the Historic Preservation Specialty Certification. She said that this is not under the authority of the HPC, but HPC could provide a recommendation to the Chief Building Official regarding the contractor’s Historic Preservation Specialty Certification, as they see fit. Ms. Armstrong said that staff recommends that HPC require restoration of the building to its exterior appearance prior to the violation and accept the representative team offer forgoing the $30,000 relocation financial security, to be utilized to improve the historic preservation program. Also, if HPC choses to require restoration of the building to its prior appearance, HPC should consider whether the approved plan set, issued as part of Permit #0128-2020-BRES, is acceptable, or if HPC would like to require updated plans which showcase current conditions and the proposed remedy, to be reviewed as a substantial amendment at a public hearing. Additionally, HPC should considerwhether they feel additional penalties are appropriate or if a recommendation to the Chief Building Official should be made regarding suspension, revocation, or refusal to renew the Historic Preservation Specialty Certification. Ms. Thompson wanted to confirm that HPC members were allowed to request a site visit at any time. Ms. Armstrong said yes. Mr. Fornell asked when a general contractor goes to pull a building permit, they have to designate someone on their team who has their BEST card and Historic Preservation credentials. Ms. Armstrong said yes, but it depends on who is the one listed as the applicant on the permit. Sometimes the architect is listed and sometimes it’s the contractor. Ms. Thompson referenced the last page of the agenda packet that goes over the requirements for a change of general contractor. Ms. Armstrong noted that in this case the applicant listed in SalesForce is the architecture firm and that firm did not change. She was not sure if this influenced the issues of the handover to a new contractor. Ms. Pitchford asked that if a contractor or their designee that holds the BEST credentials leaves a project, do they have to replace the credentialed person. Ms. Armstrong said that that is what they want to see happen and that there is a requirement that someone on the team has the Historic Preservation BEST certification. She admitted that the checks they have in the system for this might need some updating. Mr. Tarver asked what the relocation financial security was. Ms. Armstrong explained that anytime there is a relocation, the applicant needs to submit a $30,000 bond as a financial assurance in case anything goes wrong with the relocation. Mr. Tarver asked for clarification that the applicant is offering to forgo getting that money back. Ms. Armstrong said yes, that is one of their offers. Ms. Johnson further explained that the relocation had already occurred and since no issues came about, the applicant would have been able to ask for that money back. In this case the applicant is offering to let the City keep the money. Mr. Tarver then asked if there were any remedies for future violations. Ms. Johnson said that while not in HPC’s purview outside of a recommendation, the City has the ability to impose fines for 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 violations of the Municipal Code up to $2,650 per day for each day the violation continues. This would have to go through Municipal Court. Mr. Fornell asked staff if they were comfortable with the status of the materials that had been removed during the project and were planned to be replaced. Ms. Armstrong stated that when staff conducted a recent site visit, they were shown the historic siding that had been removed and that it was being stored in a safe place and manner. Mr. Moyer asked if the current plan set was acceptable for restoration. Ms. Armstrong said that staff would like to see updated plans that showcase the current conditions and the proposed remedy with a narrative of how that would be accomplished to be presented as a substantial amendment. This would be to ensure that everyone is on the same page. Ms. Pitchford noted that Ms. Armstrong’s request for updated plans was a staff recommendation and could be firmed up in the resolution. Ms. Thompson asked if HPC could require that no other work occur on the site until this issue is resolved. Ms. Johnson said that HPC would have that power, but it would have to be done in public hearing. Ms. Thompson asked if the project was red tagged, would that prohibit any other work until the issue was resolved. Ms. Johnson said that only the building department can issue the red tag and the violation here was not really against building code but rather HPC’s approval. Ms. Thompson asked if HPC could make a recommendation to the Chief Building Official that they not allow any other work to occur until the issue was resolved. Ms. Johnson said that they could recommend that the red tag not be lifted until the issue was resolved. Ms. Armstrong said that after some conversations, the Chief Building Official is open to recommendations. Public Comment: None. Board Discussion: Ms. Thompson began by stating that she generally agreed with staff’s recommendations butwould also like to add a recommendation to the Chief Building Official that the red tag not be lifted until the alterations are complete and inspected by HPC staff and monitor. Ms. Pitchford also agreed with staff’s recommendations and would like the applicant to provide new updated site plans. Ms. Thompson said that she would expand Ms. Pitchford’s suggestion to also include documentation on how the issue was to be remedied. Mr. Warwick asked for some clarification on what the updated plans would provide versus the originally approved plans. Ms. Thompson said that because the conditions are different now, it would provide a plan set of the current condition after the violation and also provide an explanation of how the applicant plans to resolve things. There was further discussion between the board members and Ms. Johnson about the current red tag on the project and the options HPC had regarding a recommendation to not have it lifted until the violation was remedied. Mr. Fornell referenced the applicant’s explanation of the timeline of events that was in the agenda packet. He noted that while it attempted to explain how this violation occurred,he thought that the finger needed to be pointed at the people who pulled the permit, and the responsibility lies with the 7 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 general contractor. He wondered what other remedies the Building Department could impose on a general contractor holding a City of Aspen building permit license. He wondered if they could require them to acquire additional training or potentially limit their ability to pull any future permits for a period of time. He believed that it was the general contractor’s responsibility to know that the person on site had their Historic Preservation BEST certificate. Ms. Johson responded that the Chief Building Official has pretty broad authority to revoke and suspend permits. She said that this is an incidence in which the Building Official could take action against the general contractors and subcontractor’s licenses. Mr. Fornell thought that with the history of Historic Preservation projects that the general contractor listed as working on, they should have better known what was going on at this project. Mr. Moyer suggested that not only should a general contractor on a historic project hold a Historic Preservation BEST card, but any subcontractor working on historic aspects of the property should hold one as well. Ms. Armstrong said that currently subcontractors are not required to hold the HP Best card, but there have been staff discussions about the topic. Mr. Hayden clarified that currently an on-site supervisor for a specific project must hold a Historic Preservation Best card to pull the permit. Ms. Thompson asked the rest of the board members if they were in support of staff’s recommendations. Mr. Moyer said he supported staff’s recommendations with the addition of a recommendation to the Chief Building Official that the red tag is not lifted until the violation was corrected and the building was restored to its original condition and appearance. Mr. Warwick wondered if the restoring the building to its original condition and appearance was one in the same. Ms. Armstrong stated that because the historic roof rafters have been removed, they can’t be put back in the same way as they were historically. She said that staff is trying to get the appearance back. Mr. Fornell wanted to include in HPC resolution a recommendation to the Chief Building Official that they review and determine whether or not fines and or other remedies be imposed on the general contractor for their lack of oversite. Ms. Johnson noted that the Chief Building Official would be doing that, but the question is whether HPC would like to take a position on if they should pursue additional fines beyond giving up the $30,000 bond that the applicant has suggested. Mr. Tarver asked what the daily fine for this type of building code violation is. Ms. Johnson said that it would be up to the Municipal Court Judge, but it could be up to $2,650 for each day the violation continues. Mr. Tarver was in support of staff’s recommendations and the suggestions that the board had been discussing. MOTION:Ms. Thompson moved to approve Resolution #02 of 2024 with a revision to condition #2 to state that prior to any work beginning, a restoration plan detailing the approach to resolving the issues be reviewed and approved by staff and monitor. She also wanted to include in a separate paragraph that HPC recommends to the Chief Building Official that the red tag not be lifted until the restoration 8 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 10TH, 2024 work is completed, reviewed, and approved to staff and monitor’s satisfaction. Mr. Fornell seconded the motion. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Mr. Tarver, yes; Ms. Thompson, yes. 6-0, motion passes. Ms. Thompson wondered if HPC could direct staff to coordinate with the Chief Building Official that the project manager, site superintendent and subcontractors working on any historic preservation project all receive their HP Certification BEST card. Ms. Armstrong noted that there had been discussion about creating a Spanish version of the certification test for all contractors. Some of the $30,000 forgone at the applicant’s suggestion could be used for this purpose. Mr. Moyer noted that he had been after staff for years to put together a maintenance manual. He gave an example of someone power washing a historic structure forcing water into the siding and then painting it the next day. He thought that to be absurd because the next year the paint will be falling off. He thought it was a case of educating owners of historic properties. Mr. Hayden noted that changes had already been made to the permitting software regarding holding HP BEST certification and they have already had contractors coming in to start the process to obtain the certification based on the new triggers in the software. There was some discussion of the outcomes and benefits of the Historic Preservation certification and BEST card. ADJOURN: Ms. Pitchfordmotioned to adjourn the regular meeting. Ms. Thompson seconded. All in favor; motion passes. The Board then moved onto their scheduled work session. ____________________ Mike Sear, Deputy City Clerk 9 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Roger Moyer, Jodi Surfas, Kim Raymond, Charlie Tarver, Riley Warwick, Barb Pitchford and Kara Thompson. Absent were Peter Fornell and Jeff Halferty. Staff present: Kirsten Armstrong, Principal Planner Historic Preservation Stuart Hayden, Planner - Historic Preservation Jeff Barnhill, Planner I Kate Johnson, AssistantCity Attorney Mike Sear, Deputy City Clerk MINUTES: None. PUBLIC COMMENTS: None COMMISSION MEMBER COMMENTS: Mr. Moyer asked if the Aspen Chapel was being designated historic. Ms. Armstrong said she believed that to be the case. Mr. Moyer said he thought it was great that it happened. Ms. Armstrong agreed. Ms. Thompson mentioned that she had met with Kirsten and the City’s Chief Building Officer, Bonnie Muhigirwa to discuss the building envelope consultant and related policies that HPC could adopt. She would be working with them to draft something that could be brought to the whole HPC board as a work session. DISCLOSURE OF CONFLICTS OF INTEREST: Ms. Raymond stated that she was conflicted on the first agenda item and would leave the meeting before the item. STAFF COMMENTS: Ms. Armstrong stated that the May 8th meeting would be cancelled as there were no agenda items. She also stated that a work session for the building envelope discussion would have to be sometime in June and the May 22nd meeting agenda was full. PROJECT MONITORING: Ms. Armstrong noted that since the last HPC meeting there had been one approved project monitoring item at 135 E. Cooper Ave. She then went over the details which were included in the agenda packet. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Armstrong noted that since the last HPC meeting there had been one certificate of no negative effect issued at 330 Gillespie St. She then went over the details which were included in the agenda packet. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson confirmed that public notice was completed in compliance with the Code for the agenda item as both agenda items were continued from previous meetings. 10 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 Ms. Raymond left the meeting. SUBSTANTIAL AMENDMENT: 227 E. Bleeker St.-Substantial Amendment -PUBLIC HEARING Applicant Presentation: Mr. Milo Stark – Kim Raymond Architecture & Mr. Scott Hershey with Koru Ltd. Mr. Stark started his presentation by giving an update on their onsite progress since the last meeting. He noted that the historic siding has begun to be removed and showed a few pictures of areas with and without historic sheathing. Mentioning that their second request at the last hearing had to do with a synthetic roofing material, he again described the aspects of using that material. He said with that hearing being continued, they are now proposing a new roofing material. He referenced the Sanborn map and noted that they believe some of the roof area may have been historically tin. He said they are now proposing a metal roof in addition to the synthetic shingles and showed a few samples of the metal roofing to the HPC members. He said with HPC’s reaction to the proposed synthetic material not meeting the guidelines, they thought they would try for metal roofing, as it was seen historically. Ms. Thompson asked if the rest of the existing historic 1-inch sheathing was still in good condition. Mr. Stark said yes. Mr. Stark also noted that all the siding that has been removed has been numbered and that there had been very minimal if any damage to it. Staff Presentation:Stuart Hayden - Planner - Historic Preservation Mr. Hayden started his presentation by going over some of the history of the project and the previous HPC approvals. He noted that in December 2020 HPC approved the Conceptual Major Development of the project on the condition that the historic framing be investigated for any evidence of any historic material or openings and that such findings be reviewed by staff and the project monitor. He noted that the investigation revealed roughly 700 square feet of historic 1-inch-thick wood planks. He said that in November 2023 the applicant requested an insubstantial amendment to remove the historic materials and replace them with fire rated sheathing, a waterproof membrane, and furring strips. This request was remanded to HPC as a substantial amendment. Mr. Hayen moved on to state that staff finds the permanent removal of historic materials to be inconsistent with the strict interpretation of guidelines 2.1 and 2.4 and the overall root of the entire chapter. He went on to explain the reasoning behind staff’s beliefs, quoting sections of the Historic Preservation Guidelines dealing with historic materials as included in staff’s memo. He said that maintaining the original material and replacing only those elements that cannot be repaired is one of the four basic principles that form the foundation of the Historic Preservation Guidelines. He noted that staff recommends denial of the request to remove the historic sheathing. He moved on to the applicant’s request to install EcoStar Empire Shake and went over some of the approval history for roofing materials on this project. In 2021 HPC approved the installation of cedar shingle roofing and then in 2022 the project monitor and staff approved an insubstantial amendment to install architectural asphalt shingles. After being denied an insubstantial amendment request to install synthetic Brava brand shingles in December of 2023, the applicant requested to install the synthetic EcoStar Empire Shake. He noted that staff finds that this request fails to meet Design Guidelines 7.7, 7.8 and 7.9 and the overall root of this entire chapter. He again explained the reasoning behind staff’s beliefs, quoting sections of the Historic Preservation Guidelines dealing with historic materials as 11 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 included in staff’s memo. He noted that staff recommends denial of the request to install the EcoStar Empire Shake. He said that since the last HPC meeting on this project, the applicant has requested to install a standing seam metal roofing material. He noted that this roofing material fails to meet the same Design Guidelines as the synthetic shake material. He explained the reasoning behind staff’s beliefs, quoting sections of the Historic Preservation Guidelines dealing with historic materials as included in staff’s memo. He noted that staff recommends denial of the request to install the Drexel metal roofing material. Mr. Tarver asked if the metal roof were to be approved would there be a color that staff would prefer. Mr. Hayden said one of the non-reflective options. Ms. Thompson asked the applicant to bring forward their samples of the metal roofing materials. Mr. Stark brought up samples in their proposed colors. Board Discussion: Ms. Surfas started the board discussion, stating that she felt the applicant is going to run out of options. She was not present at the work session where roofing materials were discussed, so she was interested to hear the thoughts of the other board members. Ms. Pitchford said that through all this she had learned that there is a difference between a shake and a shingle in size and texture. She said she had a problem with the sheen in the metal material and the matte finish follows the guidelines a little better. Agreeing with Mr. Hayden’s presentation, she thought that, based on the historic guidelines, what has been proposed does not meet them. She said she would like to say yes to something but if you look at the guidelines and what has been proposed, they don’t fit. Ms. Thompson noted that the Design Guidelines are just that, guidelines and the board has discussed changing them to reflect what building standards are today. She said that she was not inclined to say yes to the metal roof because the addition already has one and she did not find it appropriate to have the same material on the addition and the historic resource. She stated that she would be more inclined to say yes to the synthetic shingle that was previously shown. She felt it was more compatible with the guidelines in terms of differentiating the old for the new. She said she felt they were moving in a direction where they will have to accept more synthetic materials. Mr. Moyer asked Ms. Thompson why she preferred a shake over a shingle. He asked why she wouldn’t ask the applicant to provide a sample of a synthetic shingle. Mr. Stark went over the different brands and styles of shake that they had presented and noted that the EcoStar brand does not produce what would be considered a synthetic shingle. He noted that while the brand labels this product a shake, the exposure and thickness resemble a shingle. The board briefly discussed the differences between a shake and a shingle. Mr. Moyer said that he concurred with staff. He said that when it came to the siding and sheathing issues, the HPC members were asked to make decisions that were beyond their comprehension when dealing with moisture issues. He said that until those issues were resolved it puts HPC in a quandary. He went on to describe paint issues that result from poor moisture management. When it came to the roofing materials, he said that until they have a real policy, they should just stick to the wood shingles. Mr. Warwick said the problem is that you probably cannot get insurance with a wood shingle. 12 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 Mr. Moyer asked if that was the issue on this project, to which Mr. Stark said yes, it is getting harder to insure wood shingle homes. Mr. Moyer said considering that, they have to be able to be flexible and allow something else. Mr. Hayden wanted to add a point of clarification. He said that the applicant is currently approved for asphalt shingles which are insurable. He also added that there are currently homeowners in Aspen installing new wood shingle roofs, so insuring them is apparently possible. Ms. Pitchford asked if those were a treated wood shingle being installed. Mr. Hayden said he believed so, as the City requires roofing materials to be Class A. He mentioned that at least one of the insurance companies he had spoken with while prepping for the previous work session said that they consider the exact location of a property as well for insurance purposes. Ms. Pitchford wanted to confirm that asphalt shingles are approved for this particular project to which Mr. Hayden said yes. Ms. Thompson added that the applicant has raised their concerns about the lifespan of that product and that it is not recyclable. Pointing to the samples of the synthetic EcoStar product, Mr. Moyer said that it is a faux shake not a faux shingle. He said that they were not there to approve fake materials to a historic building. Mr. Warwick felt things needed to be prioritized here. He noted that the house needs to get insurance and he knew from experience that insurance is getting harder and harder to obtain. He said that they needed to categorize what they prefer better, knowing that the secondary building will have a new metal roof. He said they need to decide if they would prefer metal, synthetic shake, or the previously approved asphalt shingles. He said that his preference is the “fake” shake. Ms. Surfas did not believe that anyone would know the shake material was fake as long as it was all the same size. She felt it was much better than the asphalt shingles. Mr. Moyer asked Mr. Stark about the sizes and arrangement of wood shingles on other historic homes in town. Mr. Stark described the roof style of the adjacent house. The board briefly discussed other examples of roof styles on historic projects in town.Mr. Stark showed a picture of the onsite mockup of the Empire Shake that was presented at the January meeting. Ms. Pitchford said that this was a tough situation. She had originally agreed with staff’s recommendation but realized that there is a dilemma here. She agreed with Ms. Surfas in that the synthetic shake / shingle looked more authentic that the asphalt shingles. Ms. Thompson and Ms. Surfas both agreed that they need to adapt on this. Mr. Tarver said that something that is hard to insure should not be an acceptable standard. He said that if something is more expensive to insure that is not HPC’s issue. He noted that “not able to be insured” is different than “more expensive to insure”. He said that he deferred to the rest of the board, but he would be ok with the synthetic shake in a mixture of 6- and 9-inch sizes and in the lighter color. Ms. Thompson noted that her opinion is not necessarily based on insurance, but rather that she believed that their Design Guidelines need to adapt to current building practices. She said that she was ok with the synthetic shingle / shake. Mr. Moyer again stated that he preferred the asphalt shingle. He thought the applicant’s sample of the synthetic material looked obviously fake due to the size of the individual shakes. Ms. Pitchford asked if this synthetic material was recyclable, to which Mr. Stark said yes. 13 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 Ms. Thompson moved on to discuss the removal of the historic 1-inch sheathing and replacing it with the 7/16ths-inch fire rated sheathing. Mr. Moyer said he concurred with staff on this as well. He said he did not know if what was being proposed would work. He noted that they were proposing to take off historic materials and replace it with something new, which was totally against the guidelines. Mr. Stark went back over the reasoning for their proposed wall assembly and said that they believe it will be a high functioning unit and a much better fire rated wall. He noted that they had submitted a letter from the City’s Chief Building Official statingthat their wall assembly met all current code amendments. Mr. Moyer asked if Mr. Stark had done any research of what other communities with significant historic homes were doing on this front. Mr. Stark said he had not. Mr. Hershey further explained their reasoning for their proposed wall assembly and noted that it will still look historic from the outside. Mr. Moyer wondered if the City could be leader in developing a system for historic houses to address moisture issues and meet modern fire codes. Ms. Thompson said that they have been trying to be at the forefront on this and should be with the types of historic homes in town. She noted that the Chief Building Official did provide a letter, signing off on this assembly. She said that she would be more concerned if they did not allow the applicant to put in a furring strip because of the moisture issues, but that means they need to use thinner sheathing to maintain the historic reveal. Overall, she was ok with this request. She noted that HPC had over the past number of years said no to this type of wall assembly, because the guidelines had not been updated. She said she found it unacceptable that they are still sitting here years later with no solution for applicants. Mr. Warwick said that in his mind this proposed wall assembly protects the historic structure better than not using it. He said that the fact that the current guidelines do not fall in line with that, tells him that they are not up to date, which is why the board has leeway to make decisions. Ms. Pitchford agreed that the guidelines need to be updated but also supported staff in following the current guidelines as written. She agreed that providing a better fire rated sheathing would better protect and preserve the resource in the long run. Mr. Tarver said he was fine with the sheathing change. Mr. Moyer asked about the current condition of the historic siding that had been removed so far. Mr. Stark said that they had removed and saved about 75% of the siding so far and every piece is number and would be stripped, double primed and the reinstalled. Mr. Moyer asked if it would still look old. Mr. Stark said yes. Public Comment:None MOTION:Mr. Warwick moved to approve Resolution #03 of 2024 to approve the lighter colored synthetic shake / shingle and the replacement of the wall assembly as proposed. Ms. Thompson seconded. Roll call vote: Mr. Moyer, yes; Ms. Surfas, yes; Ms. Pitchford, yes; Mr. Warwick, yes; Mr. Tarver, yes; Ms. Thompson, yes. 6-0, motion passes. 14 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 OLD BUSINESS: 808 Cemetery Lane (Red Butte Cemetery) - Minor PD Amendment to a Project Review Approval, Use Variation, GMQS Review Applicant Presentation:Alan Richmond – Red Butte Cemetery Association Mr. Richmond started by introducing Mr. Stoney Davis who is the President of the Red Butte Cemetery Association. Mr. Davis then introduced three members of the Association Board who were sitting in the audience. Mr. Richmond noted that this is a beautifully maintained historic property and is a treasure of Aspen. He said that they are here tonight with a proposal intended to ensure that the historic character is maintained into the future. He mentioned that while there have always been voluntary efforts to maintain the property, in recent years it has become apparent that there is a need to supplement those efforts with the part time work of a Cemetery employee. He said they are asking HPC to support this by granting approval for the part time employee to live in the existing maintenance building as an on-site caretaker. He said that the cemetery is not a City Park and is not supported by City taxes. Mr. Richmond went over some of the background of the Cemetery and its history and showed the plot map of the Cemetery, pointing out the current location of the maintenance building. He described the previous area where the maintenance building is now as piles of various materials out in the open and an eyesore. He noted the building is 1300 square feet and is located in the rear of the property. It consists of a 950 square foot garage and a 350 square foot office/kitchen/bathroom space. He showed a few pictures of the exterior and interior of the building. He mentioned that the Cemetery has had a part time employee for many years and for some time it was someone who didn’t live in the valley. He noted that in 2014 the City Council approved a request to convert the office space into a living / sleeping space to allow the employee to “crash” only when needed for work purposes and it would not be a full-time living space. Due to concerns raised by neighbors, the approval was limited to a one-year trial basis. After the one year the Cemetery Association did not ask to renew the use. He then showed a few pictures and described the interior of the office / living space. Speaking to why they are back with this new request, Mr. Richmond noted the current problem of housing in the valley and that City Council has placed an emphasis on public / private partnerships in contributing to a solution to the housing issue. He mentioned that having a housing unit onsite will help the Association recruit and keep an employee. Also, it will help with security issues and act as a deterrent to future vandalism that might occur. He noted that this job is not a full time, 40 hour a week position, but is more seasonal in the spring, summer, and fall. He described a few other reasons and benefits of having an employee onsite. In addressing some of the opposing comments that suggest that the housing unit will not be compatible with the serene nature of the cemetery, Mr. Richmond noted that no exterior changes are being proposed to the maintenance building and that due to the size of the unit, it can only accommodate a single person. He also noted that the Association, who has a vested interest in maintaining the serene nature of the Cemetery, can set conditions on the lease so that nuisances don’t occur. Mr. Richmond then addressed opposing concerns that this request will undermine the existing zoning of the site. He noted that the property has been zoned as a park since the 1970s. He went on to describe the impact of the zoning type over the years. He noted that the proposed application does not require 15 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 the property to be rezoned and quoted section 26.445.060 of the Code that allows the City to vary uses in a Planned Development (PD). He noted that City staff finds that this meets the standards to allow a use variation. He then noted a few other housing units that already exist at the Golf Course and Iselin and Anderson Parks and said that this will not be setting a precedent. Mr. Davis commented that he would like to get the Cemetery where it can run after he is gone. Mr. Moyer asked if the building had heat and if it was hooked up to City water and sewage, to which Mr. Richmond said yes. Mr. Moyer also asked that if the employee has a car, would it be parked outside the building or inside. Mr. Davis said they could make room in the winter for it to be inside. Mr. Moyer then asked who would manage the person, APCHA or the Cemetery Association. Mr. Richmond said that the Association would control who resides there. Ms. Thompson noted that the employee would just have to qualify with APCHA. Mr. Moyer asked a few more questions about the future of the landscaping of the Cemetery. Ms. Johnson wanted to state for the record that she was just informed that Ms. Surfas has a conflict of interest on this item and had left the meeting. Ms. Pitchford asked how close the maintenance building is to the houses on Overlook Dr. Mr. Davis said it was probably 175 - 200 feet to the closest neighbor on Overlook Dr. Ms. Pitchford also asked how the employee would access the building, to which Mr. Daivs said there is only one access point to the cemetery and that is the main entrance. Mr. Tarver asked for clarification that the employee would not have to meet the 1500 hours required by APCHA. Mr. Richmond said they could not guarantee that someone would qualify based on the hours the cemetery would need them. Mr. Tarver also asked if they had considered anything that would prohibit more than one person living there. Mr. Davis said they hadn’t considered more than one person living there. Mr. Warwick asked how much they pay the employee, to which Mr. Davis said last year they paid $25 per hour and that that employee lived in Snowmass. Staff Presentation:Jeff Barnhill – Planner I Mr. Barnhill began his presentation by quickly going over some details of the property and the applicant’s request to establish a deed restricted affordable housing unit on site. He showed the plans to convert the space into a living unit. He noted that as part of preapproval the project must align with City of Aspen values and provide a public benefit. He then went over a few City goals from the Aspen Area Community Plan that this project aligns with. Mr. Barnhill then went over the Floor Area ratios and noted that the 1300 square foot total is not changing other than it will now consist of 352 square feet of affordable housing and 928 for the maintenance workshop. As far as the Growth Management Standards, staff found that they were all met or found to be nonapplicable. He then went over the APCHA deed restriction proposal and noted that since this was an existing unit and a voluntary deed restriction, it can be allowed to be under the 500 square feet minimum for a studio. He mentioned that APCHA had proposed to waive the minimum number of hours for qualification, but the employee must work the hours specified in the application. The unit will be categorized as an RO unit. 16 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 Mr. Barnhill then mentioned that this is not a rezoning of the property and that as a Planned Development, the applicant may request use variations on the site. He reviewed the Use Variation Standards. He then reviewed the Period of Significance for the cemetery, highlighting some of the history of the property. He noted that staff had found that a live in caretaker has been an intentional part of the cemetery since its inception and that the property was originally developed with a caretaker house on the grounds where he historically lived all year. He read from a 1901 newspaper article, included in the agenda packet, regarding the “sexton” that lived on the property. He closed by stating that staff recommends HPC approve the Resolution based on the criteria, recommending the establishment of a deed restricted affordable housing unit onsite. He clarified that this would be a recommendation to City Council who would be the final review authority on this matter. Ms. Thompson asked why the resolution did not specify the size category of the unit. Mr. Barnhill replied that APCHA recommended it to be an RO unit but did not specify how many people could occupy it. Ms. Thompson noted that HPC could include an occupancy limit in their recommendation. Mr. Warwick asked about the Victorian structure that Mr. Barnhill had mentioned. Mr. Barnhill showed a historic site map and pointed out the historic Victorian cabin and outhouse that exist on the property. He noted that part of the 2009 approval to build the maintenance facility was a condition to preserve these. Public Comment: Ms. Thompson asked the board members to confirm that they had read the public comment emails that had been sent to them since the packet was published. All members confirmed that they had read the emails. Mr. Leo Barabe said he has lived right next to the cemetery for 50 years. Him and his wife have always been happy about the employees that have worked at the cemetery. He said it would keep one more car off the highway if someone could live there and having a car parked onsite may also act as a deterrent to any mischief. He offered his support of this request. Mr. John Keleher stated that his wife and son are buried in the cemetery and his family has 5 other plots there. He said he was in full support of this request. Mr. Ned Walker said he lives on Silver King Dr., and less than 10 years ago he buried his 26-year-old daughter in the cemetery and him and his wife visit it regularly. He thanked Mr. Davis and the Cemetery Association for the beautiful setting and the upkeep work they do. He said he supports having an onsite manager there. He understood that there were some concerns from neighboring residents but noted that the cemetery is for the whole community and is not a backyard. He thought that HPC had a real opportunity to secure the future of the cemetery. Mr. Jonathan Nickell handed out an information packet (included in the agenda packet) that summarized his comments. He said he lives on Snowbunny Lane and backs up to the cemetery. He sees the maintenance shed out his bedroom window. While he thanked Mr. Davis and the Cemetery Association for their work on the Cemetery, he said that they disagree on this issue. He said that in the original Planned Development there was a commitment by the Association that they would not use the maintenance facility for housing. He said that almost immediately after that they applied for a use variation to have someone live there. He said that they are now reneging on that commitment. He asked the HPC not to approve this. He claimed that the Association had the resources to buy a housing unit 17 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 somewhere else in town. He stated that the unit they are proposing is not something someone would want to live in long term. He noted that they had originally promises to plant vegetation around the maintenance facility to shield it from the neighbors, but that has yet to happen. He also noted the installation of unpermitted fuel tanks on the property and the digging up of sagebrush. Ms. Thompson asked if the applicant had rebuttal to any of the public comments. Mr. Davis responded that what had been dug up was thistles and rabbit grass, not sagebrush. Regarding the fuel tanks, he noted that they were instructed by the City’s Building Department that they needed to get into compliance with the fire department. He mentioned that they had acquired the equipment to get the tanks into compliance and were working on it. Ms. Armstrong responded to public comment by noting that they cannot confirm or deny any unpermitted work, as they have not received any complaints. She said that there is a system for community members to file complaints. Board Discussion: Ms. Thompson stated that she agreed with staff and suggested that HPC’s recommendation to City Council note that the unit should be qualified as a studio, which would only allow up to two people to live there. Mr. Moyer said he would like to add that landscape screening is put around the building. He said that it would help with the fuel tank issue and was also agreed upon a long time ago. Ms. Raymond agreed. Mr. Warwick commented that if he lived in the surrounding neighborhood, he would probably pay attention to this issue. He said the idea of someone potentially having a party out there might be scary to neighbors but was probably in all reality not likely. He noted that there are systems in place to report noise complaints. He listed a few situations he personally knew of related to the difficulty of the housing market in town and thought that affordable housing was very important. Ms. Raymond agreed with Mr. Warwick and noted that the Aspen Area Community Plan states that the housing issues are not just for the City and County to solve. She felt that this was a perfect example of that and agreed with Mr. Barabe that it could take another car off the road. She said she was in favor of this becoming an affordable housing unit. She also felt that since the Association had previously agreed to planting trees around the building, that that needed to happen. Ms. Pitchford agreed with the previous member comments, including making sure they recommend that it be a studio apartment and that landscaping be planted. Mr. Tarver said that he had lived next to the cemetery 38 years ago and it was quiet. He agreed with the landscaping recommendation. He recommended that the historic cabin not be allowed for storage. Mr. Barnhill asked the board members if they wanted to suggest a different landscape screening plan than what was included in the original Planned Development approvals. Ms. Thompson recommended having an updated landscaping plan be reviewed by staff and monitor to be consistent with the original intent, but that it could be different as the original plans may be old. Ms. Raymond pointed out that in the packet Mr. Nickell handed out there were two different landscaping plans submitted at two separate meetings in 2008 and 2009. She wondered if both were 18 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24TH, 2024 approved. Mr. Barnhill commented that since this specific request only dealt with interior work, he had not dug into those aspects of the PD approvals. Ms. Raymond said that if one of those was approved and agreed upon, then something very similar should be done. MOTION:Ms. Thompson moved to approve Resolution #04 of 2024 with the following adjustments to the conditions. Condition #6 be revised to state that the unit should be classified as a studio category RO with the rental rate based on the employee’s category. Condition #7 to state that the applicant will install landscaping either consistent with previous approvals or to work with staff and monitor to come up with a different acceptable plan. Mr. Moyer seconded. Roll call vote: Mr. Moyer, yes; Ms. Pitchford, yes; Ms. Raymond, yes; Mr. Warwick, yes; Mr. Tarver, yes; Ms. Thompson, yes. 6-0, motion passes. ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Ms. Pitchford seconded. All in favor; motion passes. ____________________ Mike Sear, Deputy City Clerk 19 Project Monitoring and Certificate of No Negative Effect Report Historic Preservation Commission May 22, 2024 20 Project Monitoring •135 W. Francis St. •418 E. Cooper Ave. Certificate of No Negative Effect 21 135 W Francis Street Requests: •Altering the bottom 5-7 feet of the north end of the east side of the non- historic gable roof to decrease its pitch and raise its spring point. •Replacing the non-historic French doors on the south end of the historic east facade with a double-sash hung window. 22 418 E Cooper Avenue Request: Excluding five previously approved window openings from the second story of the north (alley) façade. 23 HPC PROJECT MONITORS - projects in bold are permitted or under construction 1/4/2024 Kara Thompson 300 E. Hyman 201 E. Main 333 W. Bleeker 234 W. Francis Skier’s Chalet Steakhouse 101 W. Main (Molly Gibson Lodge) 720 E. Hyman 304 E. Hopkins 312 W. Hyman 520 E. Cooper 931 Gibson 1020 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 211/213 W. Hopkins 211 W. Main 215 E. Hallam 500 E. Durant 413 E. Main Roger Moyer 227 E. Main 135 E. Cooper 110 Neale 517 E. Hopkins Skier’s Chalet Lodge 202 E. Main 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 132 W. Hopkins 500 E. Durant Jodi Surfas 202 E. Main 320 E. Hyman (Wheeler Opera House, solar panels) 611 W. Main 602 E. Hyman Peter Fornell 304 E. Hopkins 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 135 W. Francis Kim Raymond 630 W. Main 205 W. Main 216 W. Hyman 24 HPC PROJECT MONITORS - projects in bold are permitted or under construction 1/4/2024 Riley Warwick 420 E. Durant/Rubey Park 420 W. Francis 400 E. Cooper 25 Page 1 of 4 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Memorandum TO: Aspen Historic Preservation Commission THRU: Ben Anderson, Community Development Director FROM: Kirsten Armstrong, Principal Planner Historic Preservation MEETING DATE: May 22, 2024 RE: 820 E. Cooper Avenue – Final Major Development, 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: On September 13, 2023, the Historic Preservation Commission (HPC) granted Conceptual Major Development, Relocation, and Setback Variations, and recommended in favor to City Council the establishment of up to three Transferrable Development Rights (TDRs), per HPC Resolution #11, Series of 2023. City Council further granted approval for the establishment of up to three TDRs on November 28, 2023, through Ordinance #24, Series of 2023. The development project includes the removal of non-historic additions, temporary relocation of the historic resource for the excavation of a basement, and construction of a connecter and rear addition. Since that time, conditions have come to light resulting in a minor change to the massing as approved at Conceptual Review. The applicant has requested HPC to consider this change in addition to the typical Final Major Development review focusing on landscape, materials, fenestration, lighting, and other details. The Community Development Director has determined that this partial review of massing can occur at Final review. Staff recommends approval with conditions. Figure 1. Site Locator Map – 820 E. Cooper Avenue. 26 Page 2 of 4 130 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 HPC The Applicant is requesting the following land use approvals: • Final 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. The HPC is the final review authority for Final Major Development. An application for a building permit will need to be submitted following land use approval. 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 Figure 1. 1904 Sanborn Insurance Map. The 820 E Cooper Parcel is outlined in red. Figure 2. 820 E. Cooper Avenue in 1980. 27 Page 3 of 4 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com include limited landscaping, and installation of patio areas. Form and massing of the addition, a west side yard setback variation, the relocation, and recommendation to Council for approval of three TDRs were approved during Conceptual Review on September 13, 2023. For Final Development Review, the applicant team provided details related to the stormwater mitigation plan, landscape and lighting plan, and material selection for the new addition. 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. At the continued hearing on September 13, 2023, the first level of approval was granted by HPC through HPC Resolution #11, Series of 2023, with additional TDR approval granted by City Council through Ordinance #24, Series of 2023. Conceptual approval was upheld by City Council at Notice of Call Up in 2023. Generally, Staff recommends approval of the Final Review Application as detailed in Exhibit A. Two topics of note are further discussed below. After approval, the applicant design team engaged structural and civil engineers for the Final Review application, resulting in changes to the massing/height of the proposed addition on the east side of the non-historic addition. To accommodate radiant floor assembly thickness, the approved head height in the stairwell of 6 ft 8 in is being altered to 8 ft 2 in. The applicant in proposing a height increase of 2 inches (in) from 19 ft 5.5 in to 19 ft 7.5 in on the main gable massing of the addition with a 1’ 2” height increase from 18 ft 3 in to 19 ft 5 in on the shed roof of the addition stairwell on the east side is asking HPC to reconsider these aspects of massing during Final Review. When asked about the 8 ft 2 in head height indicated in the application for these updates, the applicant further indicated that: The 8'2" dimension you are seeing is measured from T.O. Ply to T.O. Wall Plate. The radiant build up will be 1.5" of skinny slab w/ tubing and 3/4" finish flooring (2 1/4" total). Ceiling drywall will come down from the top plate by 5/8". This creates a finish floor to ceiling height of 7' 11-1/8". This height is not a code requirement, but rather a professional recommendation for a minimum ceiling height based on the scale of the rooms created. Although the primary bedroom will be vaulted, we needed the ceiling cavity from Grid Lines F&G to host HVAC equipment. This led to creating a flat ceiling between F&G, and rethinking what an appropriate, usable volume for these spaces should be. Although the update does change the relationship between the addition and the historic resource, Staff believes that the change strikes a balance between minimizing the addition and usability of space. The combination of a gable roof with a shed roof on the east side provides simple forms that do not compete with the simple gable roof of the historic miner’s cottage. The applicant was awarded the ability to create three TDRs per Ordinance #24, Series of 2023, restricting the 28 Page 4 of 4 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com allowable floor area on this site by 750 square feet. Staff recommends that design guidelines 10.4, 10.8, 10.10, and 10.11 are met. At Conceptual Review, Staff requested a study be provided for the egress well guardrails, to compare horizontally oriented railings and vertically oriented railings. Staff requested the study, as it was thought that vertical rails may look like a typical metal property fence. However, the horizontal rails blend in with the horizontal wood siding of the historic resource. Further the egress wells will not be fully visible behind the existing wood property fence and will be further obscured by a proposed gem boxwood. Staff finds the proposed horizontal rail on the egress well guardrail, the consolidation of the egress wells on the east side of the historic property, and the landscaping to sufficiently minimize the visual impact of safety related requirements for egress wells. RECOMMENDATION: Staff recommends the HPC approve the Final Development application with the following conditions: 1. Work closely with all relevant City Departments to meet all requirements regarding the proposed stormwater mitigation plans and tree removal. Parks Department requires a letter or written approval from the adjacent property owner regarding tree removal indicated outside of the east property line of 820 East Cooper Avenue, submitted with tree and building permit application. 2. Provide location of the fire department connection (FDC) hook-up and strobe to be reviewed for visual impact by monitoring committee. 3. Maintenance edge referenced in typical foundation detail at historic resource. Please incorporate 1 ft width minimum maintenance border of pea gravel around the historic resource in landscape plans for building permit submittal. 4. Paint proposed roof vents black. 5. Provide a relocation plan, a letter from an engineer determining the historic resource capable of withstanding the relocation, and financial assurance of $30,000 for the relocation of the historic home onto a new basement foundation, to be provided prior to building permit submission. ATTACHMENTS: Resolution #____, Series of 2024 Exhibit A – Historic Preservation Design Guidelines Criteria Exhibit B – Application Exhibit C – Applicant Response to Staff Questions 29 HPC Resolution #__, Series of 2024 Page 1 of 3 RESOLUTION #__ (SERIES OF 2024) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT 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 Final Major Development 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 Final 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, 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 approval with conditions; and WHEREAS,HPC reviewed the project on May 22, 2024. HPC considered the application, the staff memo, and public comment, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Final Major Development for 820 East Cooper Avenue, Lot P, Block 111; City and Townsite of Aspen, Colorado as follows: 30 HPC Resolution #__, Series of 2024 Page 2 of 3 Section 1: Conceptual Major Development, Relocation, Setback Variations and TDRs. HPC hereby approves Final Major Development as proposed with the following conditions: 1. Work closely with all relevant City Departments to meet all requirements regarding the proposed stormwater mitigation plans and tree removal. Parks Department requires a letter or written approval from the adjacent property owner regarding tree removal indicated outside of the east property line of 820 East Cooper Avenue, submitted with tree and building permit application. 2. Provide location of the fire department connection (FDC) hook-up and strobe to be reviewed for visual impact by monitoring committee. 3. Maintenance edge referenced in typical foundation detail at historic resource. Please incorporate 1’ width minimum maintenance border of pea gravel around the historic resource in landscape plans for building permit submittal. 4. Paint proposed roof vents black. 5. Provide a relocation plan, a letter from an engineer determining the historic resource capable of withstanding the relocation, and financial assurance of $30,000 for the relocation of the historic home onto a new basement foundation, to be provided prior to building permit submission. 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. 31 HPC Resolution #__, Series of 2024 Page 3 of 3 APPROVED BY THE COMMISSION at its regular meeting on the 22 nd day of May, 2024. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 32 Page 1 of 12 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings Note: Staff findings on the guidelines begins on page 9 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. 33 Page 2 of 12 34 Page 3 of 12 Relevant Historic Preservation Design Guidelines: Chapter 1: Site Planning & Landscape Design 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. 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. 1.12 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. 35 Page 4 of 12 • 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. 36 Page 5 of 12 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. Chapter 4: Rehabilitation - Doors 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. Chapter 5: Rehabilitation – Porches and Balconies 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. 37 Page 6 of 12 Chapter 7: Rehabilitation - Roofs 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. Chapter 9: New Construction – Excavation, Building Relocation, and Foundations 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. Chapter 10: New Construction – Building Additions 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. 38 Page 7 of 12 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. 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. 10.8 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. 39 Page 8 of 12 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. Chapter 12: Accessibility, Lighting, Mechanical Equipment, Service Areas and Signs 12.3 Exterior light fixtures should be simple in character. • The design of the new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an AspenVictorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 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 40 Page 9 of 12 • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Response: The applicable chapters of the design guidelines for Final Review of the proposed Major Development at 820 E Cooper Avenue are as follows: site planning, rehabilitation: roofs and doors, foundations and building additions. Design Guideline 1.6 addresses walkways from the street, requesting a simple walkway that does not meander with paving materials similar to those used historically for the building style. The applicant is requesting to retain an existing brick walkway from the sidewalk to the house, with brick pavers extending at a right angle around the west side of the historic resource, while constructing a brick step and landing at the front entrance to accommodate the raised foundation. Guideline 1.6 indicates that light grey concrete, brick, or red sandstone are appropriate private walkway materials for most landmarks. Although the simple miner’s cottage style of 820 E Cooper is unlikely to have historically had a brick walkway, the majority of the walkway is existing and will be retained. Staff finds the installation of a brick landing to blend in with the existing brick walkway an appropriate treatment. Design Guideline 1.8 addresses stormwater quality needs. An engineering report addressing stormwater concerns is included with the application. Drainage is proposed away from the historic resource, walkways will be pervious, and a drywell is proposed for the rear of the property. The location of the drywell will not impact the historic resource visually or physically. Design Guideline 1.12 discusses appropriate context for historic structures regarding landscaping, and breaks the property down into Zones. A practice of the Historic Preservation Commission has been to require a minimum 1’ pea gravel maintenance border around the historic resource. This aids in keeping plantings away from the resource which may result in damage and/or watering too close to the historic materials. Staff finds the proposed planting appropriate per the design guideline but recommends that a minimum 1’ wide pea gravel maintenance border be installed around the historic resource. Design Guidelines 1.25 and 1.27 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. During Conceptual Review the Parks Department requested the following condition which has been included in the draft resolution for Final Review: 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. Design Guideline 4.5 discusses addition of new doors on a historic building. Although new doors on a historic building are generally not allowed, the guideline does state that there is greater flexibility in installing a door in a new location and that it may be considered on rear or secondary walls. A new door 41 Page 10 of 12 is proposed on the rear elevation of the resource, where a window is currently located. However, it is located on a previously constructed non-historic addition and Staff does not consider it of concern. Design Guideline 5.1 discusses preserving original porches and balconies. This guideline is of concern regarding the approach to the historic resource from the street, particularly because the foundation will be raised. Staff supports the raising of the foundation; however, it will now require a step at the front entrance where there was not one previously. The applicant is proposing a step and landing at the front entrance that is the same width as the walkway from the sidewalk to the front entrance. Staff is supportive of this as it does not create a porch like landing and maintains a similar entry into the historic resource while providing updates to accommodate the raised foundation. Design Guideline 7.4 addresses new vents, which should be minimized, carefully placed, and painted a dark color. The applicant is proposing two low profile exhaust vents on the east slope of the historic gable roof and a taller, direct flue vent on the west slope of the historic gable roof. The application indicates a galvanized finish but additional correspondence with the applicant has indicated that they are interested in painting the vents a dark color in order to recede from view. Direct vents for fireplaces are generally not permitted to be added on historic structures per Design Guideline 7.4. However, Sanborn maps do indicate that the structure at one point had a stove pipe, potentially more towards the rear wing. Historic photos have not been found of this particular resource to verify information. Given the adherence to the other relevant design guidelines, and the fact that the applicant is proposing to vent through the roof rather than through historic walls, and their willingness to paint the vent a dark, neutral color, Staff recommends approval with the condition that the vents will be painted black. Design Guideline 9.5 addresses new foundations, indicating that exposed concrete or painted metal flashing are generally appropriate. Condition #2 of Resolution #11, Series of 2023 approving Conceptual Review for the project proposed at 820 E Cooper Avenue, requested an unpainted foundation, with details to be determined at Final Review. Foundation details provided with the application indicate that the foundation will be concrete with an applied clear sealant. Staff finds this an appropriate detail that will not draw undo attention to the new, raised foundation. Design Guideline 9.6 addresses the visual impact of light wells. Recent building code amendments have eliminated grates over egress window wells, requiring the use of guardrails around the egress wells. During conceptual review, staff requested that the egress wells be consolidated on one side of the resource to minimize visual impact and Conceptual Review was approved with three lightwells interspersed along the east elevation of the historic resource and its proposed non-historic addition. For final review, the applicant has provided a study between a guardrail with horizontally oriented railings and vertically oriented railings per Condition #4 of Resolution #11, Series of 2023 approving Conceptual Review for the project proposed at 820 E Cooper Avenue. Staff requested the study, as it was thought that vertical rails may look like a typical metal property fence. However, the horizontal rails blend in with the horizontal wood siding of the historic resource. Further the light wells will not be fully visible behind the existing wood property fence and will be further obscured by a strategically placed, proposed gem boxwood. Staff finds the proposed horizontal rail on the egress well guardrail, the consolidation of the 42 Page 11 of 12 egress wells on the east side of the historic property, and the landscaping to sufficiently minimize the visual impact of safety related requirements for egress wells. Design Guidelines 10.4, 10.8, 10.10, and 10.11 address compatibility of the addition regarding size, scale, proportions, and roof forms, ensuring that the addition does not overwhelm the historic resource. These issues are generally addressed and approved or denied at Conceptual Review. However, slight changes to the addition between Conceptual and Final Review as a result of the engagement of structural and civil engineers requires HPC to consider the updates to height and massing at Final Review. Overall, the height of the two-story addition, main gable wing is being raised 2 in and the height of the shed roof stairwell on the east side of the proposed gable addition is proposed to raise 1 ft 2 in from the approved height. The approved height allowed a head height of 6 ft 8 in. This plan did not account for the floor assembly required for radiant heat that is the preference of the applicant. When asked about the 8 ft 2 in head height indicated in the application for these updates, the applicant further indicated that: The 8'2" dimension you are seeing is measured from T.O. Ply to T.O. Wall Plate. The radiant build up will be 1.5" of skinny slab w/ tubing and 3/4" finish flooring (2 1/4" total). Ceiling drywall will come down from the top plate by 5/8". This creates a finish floor to ceiling height of 7' 11-1/8". This height is not a code requirement, but rather a professional recommendation for a minimum ceiling height based on the scale of the rooms created. Although the primary bedroom will be vaulted, we needed the ceiling cavity from Grid Lines F&G to host HVAC equipment. This led to creating a flat ceiling between F&G, and rethinking what an appropriate, usable volume for these spaces should be. Although the update does change the relationship between the addition and the historic resource, Staff believes that the change strikes a balance between minimizing the addition and usability of space. The combination of a gable roof with a shed roof on the east side provides simple forms that do not compete with the simple gable roof of the historic miner’s cottage. The applicant was awarded the ability to create 3 Transferrable Development Rights (TDRs) per Ordinance #24, Series of 2023, restricting the allowable floor area on this site by 750 square feet. Staff recommends that design guidelines 10.4, 10.8, 10.10, and 10.11 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 rainscreen 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. Further the cement board paneling on the stairwell also contributes to the understanding that the addition is a product of its own time. Staff finds that the design of the addition meets Design Guideline 10.6. Design Guideline 12.3 addresses exterior lighting. The application is proposing to retain the existing sconce on the east side of the front entry door, specification sheet included as DL.01 in their application. 43 Page 12 of 12 This same wall sconce will flank the east side of the proposed door on the existing non-historic addition to the historic resource. Additional downcast lights are proposed: one located at the top of the exterior stairs for the rooftop deck on the east side of the proposed non-historic addition, one at the ground floor entrance to the proposed addition on the west side, and one on either side of the proposed garage door at the rear of the property. The downcast lights specification sheets are included in the application as DL.02 and DL.03. The design of the proposed fixtures is simple in character and will not be confused with historic. The amount of lighting proposed is appropriate, one at entrances and stairways and two at the garage. Staff recommends that Design Guideline 12.3 is met. Design Guideline 12.4 addresses the visual impact of utilitarian areas. The heat pump condenser unit is proposed on the east side of the addition, located behind an egress well. From the front of the property the condenser unit will be screened by landscaping, the property fence, and the egress wells with guardrails. The proposed condenser unit will have no impact on the historic resource. Staff recommends that Design Guideline 12.4 is met. In summary, staff recommends approval with conditions listed in the draft resolution. 44 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Aspen Historic Preservation Commission c/o Kirsten Armstrong and Stuart Hayden February, 5, 2024 Re: 820 East Cooper Avenue - Final HPC Review Dear Kirsten, Stuart, and HPC, Please accept this final application for 820 East Cooper Avenue, a 2,999 square foot (sf) lot in the Residential Multi-Family (RMF) Zone District that contains a designated historic miner’s cabin. The property is owned by locals Lauren Bullard and Anton Sponar who want to construct a basement and small addition to accommodate their growing family. The proposed project is well under the maximum allowable floor area per the RMF zone district. In November 2023 City Council approved the creation of 3 Transferable Development Rights (TDRs) which permanently severs up to 750 sf of floor area from this historic property. Background 820 East Cooper Avenue is a modest one story miner’s cabin with rectangular footprint and a gable end facing the street, built pre-1890. No front porch or any details are evident on the home. Indicative of a very simplified version of the vernacular gable end style found throughout Aspen, 820 East Cooper Avenue is part of a small group of protected landmarks along Cooper Avenue creating an important sense of place through the pattern of development. The overly simple gable end style represents working class life during Aspen’s mining era. Figure 2: 1890 Sanborn Fire Insurance map. Note the pattern of gable end style buildings along East Cooper Avenue with blue highlight. 820 East Cooper is identified with star. Figure 1: 820 East Cooper Avenue. 45 Page 2 of 6 820 East Cooper Avenue Past Approvals In 1996 HPC approved a rear addition that was never constructed. In 2012 HPC approved demolition of a non-historic shed along the alley. The current owners worked closely with HP Staff to remove a wooden deck that wrapped around the historic building, to abate lead paint on siding, to improve and stabilize grading, and to restore the front door. Historic windows were repaired and restored in 2018. Most recently in 2020, HPC granted approval for a small 46 sf enlargement of an existing non-historic rear addition. The 2020 approval was completed in 2021/22. Proposal Discovery of a failing foundation and excessive amounts of radon are the impetus for this project which includes the construction of a full basement to fix the foundation and radon issues, and a new two story addition with a one car garage. 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. On September 13, 2023 HPC granted conceptual approval, demolition, temporary relocation, and a west side setback variance for a historic condition via Resolution 11-2023. The conceptual resolution included the following conditions of approval: 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. Response - A final landscape and tree removal plan is provided on Sheet A1.2. 2. Foundation to remain unpainted, details to be determined at Final Review. Response – Foundation details are provided on Sheet A6.3. 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. Response – Foundation and grade details are provided on Sheet A6.3. 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. Response – Vertical railings are not preferred by the applicant. As required, a study showing vertical railing is included on Sheet Stdy.1. The horizontal railing is less visible and better relates to the horizontal siding on both the historic home and new addition. Practically, the horizontal railing can function as a ladder to egress from the lightwell – the owners have small children and feel more comfortable with the horizontal design. 5. The following setback variations are granted: a. A west side yard setback reduction in to a 4 ft-5 1/ 2 in west side yard setback for the purposes of maintaining the historic location of the historic building. 46 Page 3 of 6 820 East Cooper Avenue Response – The basement is proposed to be excavated an additional 1 foot based on detailed feedback from the structural engineer. 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. Response – A detailed roof plan is provided on Sheet A2.4. Vents and flues are minimized as much as possible and are setback from the front façade. Gutters are proposed to match the existing gutters and downspouts are located away from character defining historic features. Snow fencing is proposed for the new two story addition roof. Snow fencing and snow clips are not proposed for the historic home at this time. 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. Response- This will be satisfied during building permit application. 8. A development application for a Final Development Plan shall be submitted within one year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six months provided a written request for extension is received no less than thirty days prior to the expiration date. Response – Conceptual approval was granted on September 13, 2023, and this application is submitted February 5,2024 - well within the one year requirement. Minor updates to conceptual approval HPC conducted two conceptual design hearings in August and September of 2023 for this project. The August hearing was continued with direction for the applicant to restudy the height of the two story addition and to eliminate the requested rear yard variance for living space. HPC was satisfied with the restudied project and granted approval in September. Over the past four months, the design team has fully engaged the structural and civil engineers to prepare the final HPC application and the permit level drawings. A few minor changes are proposed that result from the development of permit level details. The height of two story addition is raised from 19’ 5.5” to 19’ 7.5” on the southwest gable roof behind the landmark and from 18’3” to 19’5” on the southeast shed roof above the interior stair. The shed roof is slightly higher to provide adequate head height for the interior stairway. The stair was conceptually approved with an interior head height of 6’8” which is proposed to be increased to 8’2” by altering the shed roof height. This slight change does not significantly increase visibility of the addition behind the landmark, and an 8’ head height is needed to accommodate the radiant floor assembly thickness which was discovered after conceptual approvals and an MEP specialist looked at the project. Forced air and the required duct work would require raising the roof of the stair, so radiant heating seemed to be the better option. The proposed change to the roof over the 47 Page 4 of 6 820 East Cooper Avenue stair separates the shed roof from the gable roof in form, and the material on the stair is proposed to be metal, which is different from the horizontal siding of the new addition and further breaks down the massing of the two story addition and creates a stronger relationship between the addition and the landmark. The basement is proposed to be about 1 foot deeper than proposed at conceptual review and a crawl space is proposed beneath the garage for mechanical equipment. The deeper basement, a reduction of 1’ to the width of the connecting element to provide more outdoor patio space, and some internal stairway changes reduce floor area on the property slightly from the conceptual approval of 1,612.6 sf to 1,200.4 sf. We respectfully request HPC reconsider the mass, scale, and height of the revised stairway only per Section 26.415.070.3.c.2 as a substantial amendment to this specific element of the conceptual Figure 4: Comparison of approved roof (left) to proposed roof (right). Figure 3: Comparison of approved roof (left) to proposed roof (right) 48 Page 5 of 6 820 East Cooper Avenue approval based on the new information discovered between conceptual approval and the final HP application as described above. Variation An administrative variation is requested for mechanical equipment located within the 5’ side setback along the east elevation of the garage. There is no other location for the mechanical equipment on this 2,999 sf lot. The Land Use Code, provided below, authorized the Community Development Director to grant administrative variations pursuant to the review criteria below. 26.575.020.5.p. The Community Development Director may approve exceptions to the requirements of subsections m., n., and o., above. The Community Development Director must first determine that the visual impact of the exemption is minimal, that no other reasonable option exists, or that there is a significant increase in efficiency gained as a result of flexibility. Approval may be granted during building permit review, or as part of a site- specific development approval. 26.575.020.5.n. Heating and air conditioning equipment and similar mechanical equipment, but excluding generators, shall have the following requirements: 1. Prohibited between any lot line adjacent to a street and any structure; and 2. Shall be located at least double the minimum setback for a primary structure from any lot line adjacent to a street; and 3. If visible from the street, these features shall be screened in accordance with Section 26.575.050, Fence Materials, with natural features, or by other means determined appropriate by the Community Development Director; and 4. If located within a setback not adjacent to a street, these features shall not exceed thirty (30) inches above and forty-eight (48)inches below finished grade. These features may be up to thirty (30) inches above and forty-eight (48) inches below finished grade simultaneously. The proposed heat pump located in the east side yard meets criteria 1 -3, but is taller than the required 30” above grade as this type of equipment cannot be sunken below grade. The Planning Director has indicated support to grant this variance during building permit review; however we are including this issue in the application because the property is historic. Figures 5 and 4: Location of condenser unit along east side of property. Please note a fence is proposed that will shield the condenser from alley view. 49 Page 6 of 6 820 East Cooper Avenue Parking A 1 car garage and 1 surface parking space are proposed to meet the 2 onsite parking space requirement on this small lot. Thank you for reviewing this application. Please reach out if you need additional information to complete your review. Sincerely, Sara Adams, AICP Exhibits A – Review Criteria - Final Design Guidelines B – HPC Conceptual Resolution 11-2023 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 L.4 Proposed materials and light fixtures 50 Exhibit A Final HP Review Sec. 26.415.060.A Approvals Required. Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. •Building footprint and location should reinforce the traditional patterns of the neighborhood. •Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Response – The miner’s cabin remains in its original location. Useful open space is preserved around the landmark as viewed from the street. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. •Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. •Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. •Abandoning or re-routing a street in a historic area is generally discouraged. •Consider the value of unpaved alleys in residential areas. •Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response – No change to historic streets or alleys proposed. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. •Do not introduce new curb cuts on streets. •Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Response – n/a. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. •If an alley exists at the site, the new driveway must be located off it. 51 Exhibit A Review Criteria • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response – Access to the property is via the alley. Large format pervious dark grey pavers (concrete or stone) with pea gravel joints are proposed for the driveway into the garage. 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 from the sidewalk to the front door is not proposed to change. Pervious pavers are located along the alley and a portion of the west side yard to accommodate a surface parking space and access into the one car garage. The front pathway and entry step are proposed to be red brick paver to match the existing condition and comply with Guideline 1.6 “light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks.” 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. Figure 1: Sample red brick paver. Figure 2: Existing brick walkway. 52 Exhibit A Review Criteria 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. 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 landscape plan is proposed for final review. All site furnishings are proposed behind the landmark on a patio along the east side of the property. 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 no 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. 53 Exhibit A Review Criteria • 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. An existing (non-historic) lilac is proposed to remain in the southwest corner of the front yard, and sod is primarily proposed around the historic home. 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. Small boxwood bushes are proposed to shield the lightwell railings along the east elevation. 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. 54 Exhibit A Review Criteria 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. • 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. Figure 3: Photograph of existing wood picket fence. 55 Exhibit A Review Criteria 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. • 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. 56 Exhibit A Review Criteria • 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. • 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 plantings are 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. 57 Exhibit A Review Criteria • 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. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response – No changes to original materials are proposed. Windows 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 58 Exhibit A Review Criteria 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. • 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. 59 Exhibit A Review Criteria 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. • 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. 60 Exhibit A Review Criteria 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. 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. 61 Exhibit A Review Criteria • 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. 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. 62 Exhibit A Review Criteria 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. New downspouts are proposed for the new addition. New Addition 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – The small one story addition shown on the Sanborn map is proposed to remain. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response – The 2020 rear addition (mudroom) is proposed to be removed and converted into a one story connecting element between new and old construction. A small addition to the northeast corner of the landmark is proposed to remain. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – A new addition is proposed to the rear of the historic landmark. The addition is well below the height limit and features a gable roof with a similar pitch to the historic gable end. The addition is simple in form and style to relate to, 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. 63 Exhibit A Review Criteria • 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. 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 777.8 233.5 + 325.5 (garage) Second Floor 422.5 419.1 Total 1,200.3 978.1 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 64 Exhibit A Review Criteria • 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 relate to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • 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’ 3” 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 1’ x 5’ 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 similar to the existing addition. The two story stair is proposed to be a dark horizontal 24” x 36” cement board paneling. All windows in the new construction are proposed to be black aluminum clad. Historic wood windows will remain in the landmark. There is no change to the front entry door facing Cooper Avenue. 65 Exhibit A Review Criteria Figure 4: Sketch showing proposed materials on west elevation. Figure 5: Sketch showing proposed materials on east elevation. 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. 66 Exhibit A Review Criteria 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. 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 19’ 7” in height at its tallest point on the south facing elevation behind the landmark which is 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. 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 12’3.75” 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. 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. 67 Exhibit A Review Criteria 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 to preserve the corners of the landmark. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Response – An exterior lighting plan is found on sheet A1.2. A sconce is proposed adjacent to the front entry and the rear door of the landmark (shown at right) . Downcast sconces are proposed on either side of the garage doors. A simple wall sconce is proposed next to the gate at the rear of the property. Recessed lights are proposed in the overhang above the mudroom entry. 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 Lighting and Mechanical Figure 6: Sconce proposed for historic landmark entry points. 68 Exhibit A Review Criteria 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. Response – The mechanical equipment will mostly be located in the proposed crawl space. A condensing unit that requires open air ventilation is located on the east side of the garage, and is proposed to be screened from view behind a fence. Figure 7: Site plan at rear of the property with condensing unit in yellow. 69 RESOLUTION #11 SERIES OF 2023) 111111111111111111111111111111111 IN III 1111111111111111111111111111111 RECEPTION#: 699018, R: $230009 D: $0.00 DOC CODE: RESOLUTION Pg 1 of 3, 12/01/2023 at 02:05:48 PM Ingrid K. Grueter, Pitkin County, CO 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 projects 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 approval; and HPC Resolution #11, Series of 2023 Page 1 of 3 Exhibit B 70 WHEREAS, HPC reviewed the project on August V. 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 5 to 0. 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: Con Major Devel ation, 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: l . 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 in to a 4 ft-5 1/2 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. 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 HPC Resolution #1 1, Series of 2023 Page 2 of 3 71 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: ney ATTEST: Mike "Sear, Deputy City Clerk Approved as to Content: J Vice Chair HPC Resolution #1 1, Series of 2023 Page 3 of 3 72 PRE-APPLICATION CONFERENCE SUMMARY DATE: November 29, 2022 PLANNER: Amy Simon, Planning Director, amy.simon@aspen.gov REPRESENTATIVE: Sara Adams, BendonAdams, sara@bendonadams.com PROJECT LOCATION: 820 E. Cooper Avenue REQUEST: Historic Preservation – Major Development Review, Relocation, Variations, TDRs DESCRIPTION: 820 E. Cooper is a historically designated miner’s cottage on a 3,000 sq. ft. lot in the RMF zone district. The existing footprint reveals that additions were added to the rear of the historic resource over time. HPC granted Minor Development approval in 2020 to modify the additions and to undertake some restoration and landscape work. The owner would like to pursue a more extensive renovation of the property, including lifting the resource for a basement, and expanding the home. Setback variation requests, but no floor area bonus, are anticipated. The project will likely develop less than the maximum allowed floor area, and TDRs may be proposed to remove some development rights from the site. The scope of work qualifies as Major Development, which is a two-step process, requiring the approval of Conceptual Design and a Final Design. Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC will also evaluate Relocation, any benefits requested by the applicant, and will make a recommendation to Council regarding TDRs. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant projects. Simultaneously, Council will make a determination on the request to establish TDR certificates. Following the Notice of Call Up, HPC will conduct Final Design review to consider landscape, lighting and materials. The Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project will be used to evaluate the proposal. This property is exempt from Residential Design Standard Review (RDS). The project is subject to Administrative Growth Management mitigation for affordable housing and will likely generate enough mitigation requirement to necessitate providing Certificates of Affordable Housing Credit, which have been in short supply in recent times. If the property owner qualifies as a full-time local working resident, deferral of mitigation may be an option. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.D Historic Preservation – Major Development 26.415.090 Historic Preservation – Relocation 26.415.110 Historic Preservation – Benefits 26.535 Transferable Development Rights 26.470.090 Administrative Growth Management 26.575.020 Calculations and Measurements 26.710.090 Residential Multi-family (RMF) For your convenience – links to the Land Use Application and Land Use Code are below: Application Packet Historic Preservation Design Guidelines Municipal Code 73 REVIEW BY: • Staff for completeness and recommendations • HPC and City Council for decisions PUBLIC HEARING: • Yes, at HPC and Council PLANNING FEES: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal. REFERRAL FEES: $0. Staff will seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. TOTAL DEPOSIT: $1,950 at Conceptual and Final (additional/lesser planning hours are billed/refunded at a rate of $325/hour). APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the entire application as one .pdf to amy.simon@aspen.gov. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form.  List of adjacent property owners within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey, no more than a year old, showing all existing conditions including topography and vegetation, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed work complies with the relevant Historic Preservation Guidelines and any other relevant land use code.  An existing and proposed site plan showing property boundaries, setbacks and parking. 74  Existing and proposed scaled drawings of the affected structure clearly depicting its form, height, mass/scale and roof plan and any exterior alterations that are proposed.  An accurate representation of all building materials and finishes to be used in the development. Please include relevant cut-sheets for all materials for review.  Supplemental materials to provide a visual description of the context surrounding the designated historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work.  A written report from a licensed engineer or architect regarding the soundness of the miner’s cottage to be relocated.  Evidence of the financial ability to undertake the safe relocation, preservation and repair of the miner’s cottage through the posting of bonds or other financial measures deemed appropriate.  A notarized affidavit from the sending site property owners signifying acknowledgment of the following: • A deed restriction will permanently encumber the sending site and restrict that property’s development rights to below that allowed by right by zoning according to the number of historic TDR certificates established from that sending site. • For each certificate of development right issued by the City for the particular sending site, that property shall be allowed two hundred and fifty (25) square feet less of floor area, as permitted according to the property’s zoning, as amended. • The sending site property owner shall have no authority over the manner in which the certificate of development right is used by subsequent owners of the historic TDR certificate.  Proposed TDR deed restriction for the sending site (Template available from Community Development). For Conceptual, the following will need to be submitted in addition to the items listed above:  A preliminary stormwater design. For Final Review, the following items will need to be submitted in addition to the items listed above:  Drawings of the street facing facades must be provided at ¼” scale.  Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  A lighting plan and landscape plan, including any visible stormwater mitigation features. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 75 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Address of Property: Please type or print in all caps Property Owner Name: Representative Name (if different from Property Owner): Billing Name and Address - Send Bills to: Contact info for billing: e-mail: Phone: I understand that the City has adopted, via Ordinance No. 20, Series of 2020, review fees for Land Use applications, and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner, I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $. flat fee for . $. flat fee for $. flat fee for . $. flat fee for For deposit cases only: The City and I understand that because of the size, nature, or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration unless invoices are paid in full. The City and I understand and agree that invoices sent by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy, including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Ben Anderson, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: 76 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Lodge Pillows Free Market dwelling units Essential Public Facility square footage FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) BendonAdams 300 So. Spring St #202; Aspen, CO 81611 970.925.2855 sara@bendonadams.com Designated historic miners cottage with non-historic addition. Proposal includes temproary relocation to excavate a basement, demolition of non-historic addition, construction of new addition with one car garage. 3 TDRs were awarded by City Council via Ordinance 24-2023. x x x x Have you included the following? Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage n/a n/a 1,950 2737-182-28-005 Lauren E . Bullard 820 E. Cooper Street, Aspen, CO 81611 Bullard Residence, 820 E. Cooper Street, Block: 111 Lot:P, City and Townsite of Aspen lauren.bullard@gmail.com970.987.4633 n/aAffordable Housing dwelling units n/a n/a Final Major Development for Historic Property. 77 April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying that the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) I certify as follows: (pick one) □This property is not subject to a homeowner association or other form of private c ovenant. □This property is subject to a homeowner association or private covenant, and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners a ssociation or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: Date: Owner printed name: or, Attorney signature: Date: Attorney printed name: 78 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM March 1, 2023 Amy Simon Planning Director City of Aspen 427 Rio Grande Place Aspen, Colorado 81611 RE: 820 E. Cooper Avenue, Aspen, CO 81611 Ms. Simon: Please accept this letter authorizing BendonAdams LLC to represent our ownership interests in 820 E. Cooper Ave, Aspen, CO 81611, and act on our behalf on matters reasonably associated in securing land use approvals for the property. If there are any questions about the foregoing or if I can assist, please do not hesitate to contact me. Property – 820 E. Cooper Ave. Aspen, CO 81611 Legal Description – Block: 111, Lot: P, City and Townsite of Aspen Parcel ID – 2737-182-28-005 Owner – Lauren E. Bullard Kind Regards, Lauren E. Bullard 820 E. Cooper Aspen, CO 81611 79 ALTA Commitment For Title Insurance AUTHORIZED AGENT: PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. 3 RD FLOOR ASPEN, COLORADO 81611 970-925-1766-PHONE 970-925-6527-FAX 877-217-3158-TOLL FREE E-MAIL ADDRESS: TITLE MATTERS: CLOSING MATTERS: Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net) Joy Higens - (joy@sopris.net) Issued By Home Office: 875 Concourse Parkway South, Suite 200 Maitland, FL 32751 Telephone (407) 629-5842 80 ALTA Commitment Form (6-17-06) COMMITMENT FOR TITLE INSURANCE ISSUED BY WESTCOR LAND TITLE INSURANCE COMPANY Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company. All liability and obligations under this Commitment shall cease and terminate within six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws on the date shown in Schedule A. Issued By: WESTCOR LAND TITLE INSURANCE COMPANY Countersigned: Authorized Signature CO 1045 * * Pitkin County Title, Inc. 601 E. Hopkins #3 Aspen, CO 81611 81 CONDITIONS AND STIPULATIONS 1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument. 2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. 82 COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: November 2, 2022 at 8:00 AM Case No. PCT25789W 2. Policy or Policies to be issued: (a) ALTA Owner's Policy-(8/1/2016) Amount$ Premium$ Proposed Insured: Rate: TO BE DETERMINED (b) ALTA Loan Policy-(8/1/2016) Amount$ Premium$ Proposed Insured: Rate: (c) ALTA Loan Policy-(8/1/2016) Amount$ Premium$ Proposed Insured: Rate: 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: LAUREN E. BULLARD 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: LOT P, BLOCK 111, CITY AND TOWNSITE OF ASPEN. PITKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid 970-925-1766 Phone/970-925-6527 Fax unless the Insuring 877-217-3158 Toll Free Provisions and Schedules A and B are attached. AUTHORIZED AGENT Countersigned: 83 SCHEDULE B - SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE. 84 SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded March 6, 1888 in Book 59 at Page 372 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 8. Reservations of mineral rights as set forth in deed recorded May 19, 1891 in Book 93 at Page 56. 9. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216. 10. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 51, Series of 1995 by Aspen City Council recorded May 15, 1996 as Reception No. 392716. 11. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded October 9, 2012 as Reception No. 592926 as Resolution No. 22, Series of 2012. 12. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission recorded September 30, 2020 as Reception No. 668916 as Resolution No. 20 of Series 2020. 13. Deed of Trust from : LAUREN E. BULLARD To the Public Trustee of the County of PITKIN For the use of : ALPINE BANK Original Amount : $510,400.00 Dated : SEPTEMBER 18, 2020 Recorded : SEPTEMBER 23, 2020 Reception No. : 668490 14. Deed of Trust from : LAUREN E. BULLARD To the Public Trustee of the County of PITKIN For the use of : ALPINE BANK, CARBONDALE Original Amount : $500,000.00 Dated : NOVEMBER 18, 2021 Recorded : NOVEMBER 23, 2021 Reception No. : 682906 (Continued) 85 SCHEDULE B SECTION 2 EXCEPTIONS - (Continued) 15. NOTE: The title commitment is subject to underwriting approval. The Company reserves the right to make changes. 86 ENDORSEMENT SCHEDULE FOR LENDERS POLICY FILE NO: PCT25789W BORROWER: TO BE DETERMINED The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above: Form: $ Form: $ Form: $ Form: $ Form: $ Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy. The fee for deleting exceptions 1 thru 3 is $55.00 A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse claims, or other matters known by Seller and Buyer. The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event information regarding defects, liens, encumbrances, adverse claims, or the like are discovered. The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property. Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this commitment. Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence satisfactory that the Taxes for the prior year(s) have been paid. NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and materialmens liens, executed by the seller and any additional parties deemed necessary by the Company. The company hereby reserves the right to make additional requirements as may be deemed necessary in the event additional facts regarding development, construction or other building or work are disclosed to the company that may fall within any lien period as defined in the Statues of the State of Colorado, and may result in additional premiums and/or fees for such coverage and any additional requirements deemed necessary by the Company. The Company hereby reserves the right to deny any of the above coverage's at its sole discretion. 87 ENDORSEMENT SCHEDULE FOR OWNERS POLICY ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25789W SELLER: LAUREN E. BULLARD BUYER: TO BE DETERMINED The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above: ENDORSEMENTS: For a fee of: $ For a fee of: $ For a fee of: $ For a fee of: $ For a fee of: $ Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy. The fee for deleting exceptions 1 thru 3 is $55.00 A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse claims, or other matters known by Seller and Buyer. The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event information regarding defects, liens, encumbrances, adverse claims, or the like are discovered. The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property. Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this commitment. Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence satisfactory that the Taxes for the prior year(s) have been paid. NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and materialmens liens, executed by the seller and any additional parties deemed necessary by the Company. The company hereby reserves the right to make additional requirements as may be deemed necessary in the event additional facts regarding development, construction or other building or work are disclosed to the company that may fall within any lien period as defined in the Statues of the State of Colorado, and may result in additional premiums and/or fees for such coverage and any additional requirements deemed necessary by the Company. The Company hereby reserves the right to deny any of the above coverage's at its sole discretion. 88 PITKIN COUNTY TITLE, INC. Disclosures Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a). The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122. No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S. 38-35-125(2). The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate, or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123. If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5. Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122. Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2; "Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or recording or filing; and "Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision and approval by the Company. Pursuant to C.R.S. 10-11-122. Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3. Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless the above conditions are fully satisfied NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the Insured or the Company. Upon request, the Company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be insured hereunder is in fact a construction loan, any coverage given under the final policy regarding mechanic or materialmen's liens shall be deemed void and of no effect. 89 Pitkin County Title, Inc. Privacy Policy We collect nonpublic information about you from the following sources: • Information we receive from you, such as your name, address, telephone number, or social security number; • Information about your transactions with us, our affiliates, or others. We receive this information from your lender, attorney, real estate broker, etc.; and Information from public records We do not disclose any nonpublic personal information about our customers or former customers to anyone, except as permitted by law. We restrict access to nonpublic personal information about you to those employees who need to know that information to provide the products or services requested by you or your lender. We maintain physical, electronic, and procedural safeguards that company with appropriate federal and state regulations. 90 Notice of Privacy Policy of Westcor Land Title Insurance Company Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes to safeguard that information. Who is Covered We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this means that the Privacy Policy is provided to the customer at the closing of the real estate transaction. Information Collected In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic personal information directly from the customer, from customer-related transactions, or from third parties such as our title insurance agents, lenders, appraisers, surveyors or other similar entities. Access to Information Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims administration and accounting. Information Sharing Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud. Information Security WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural safeguards in compliance with federal standards to protect that information. The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com. 91 92 PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, THIRD FLOOR ASPEN, CO 81611 970-925-1766/970-925-6527 FAX TOLL FREE 877-217-3158 WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE ARE AS FOLLOWS: ALPINE BANK-ASPEN 600 E. HOPKINS AVE. ASPEN, CO. 81611 ABA ROUTING NO. 102103407 FOR CREDIT TO: PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT ACCOUNT NO. 8910 354 425 REFERENCE:PCT25789W/TO BE DETERMINED 93 E COO P E R A V E E COO P E R A V E Date: 2/28/2023 Geographic Information Systems This map/drawing/image is a graphical representation of the features depicted and is not a legal representation. The accuracy may change depending on the enlargement or reduction. Copyright 2023 City of Aspen GIS 0 0.01 0.010 mi When printed at 8.5"x11" 4 Legend Historic Sites Historic Districts Parcels Roads Zoomed In Scale: 1:474 820 East Cooper Avenue 94 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273718228005 on 01/23/2024 Instructions: Disclaimer: http://www.pitkinmapsandmore.com Exhibit J 95 1234 WOOD ROAD LLC DETROIT, MI 48226 333 W FORT ST #1200 2012 TRUST FBI RHODA ISRAEL NEW YORK, NY 10017 708 3RD AVE 410 WEST END TOWNHOMES CONDO ASSOC ASPEN, CO 81611 COMMON AREA 410 S WEST END ST 450 ORIGINAL CONDO ASSOC ASPEN, CO 81611 450 S ORIGINAL ST 622 W SMUGGLER LLC PONTE VEDRA BEACH, FL 32082 65 PONTE VEDRA BLVD 730 DURANT G12 LLC MINNEAPOLIS, MN 55416 1233 EDLIN PL 730 E COOPER LLC ASPEN, CO 81611 625 E MAIN ST UNIT 102B #401 730 EAST DURANT CONDO ASSOC ASPEN, CO 81611 730 E DURANT AVE 801 EAST HYMAN LLC FORT WORTH, TX 76107 5201 CAMP BOWIE BLVD 812 E COOPER LLC NEW YORK, NY 10065 201 E 62ND ST # 12A 814 GREYSTONE LLC MIAMI BEACH, FL 33139 300 S POINTE DR #1506 816 & 818 EAST HYMAN CONDO ASSOC ASPEN, CO 81611 818 E HYMAN AVE 816 EAST HYMAN LLC SARASOTA, FL 34230 PO BOX 1838 819 E HYMAN #3 LLC ASPEN, CO 81611 819 E HYMAN #3 822 EAST HYMAN TOWNHOME CONDO ASSOC ASPEN, 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JEWELL SR & KATHY LOU LUBBOCK, TX 79464 PO BOX 64446 DE ALBORAN JORGE MORENO MADRID 28004 SPAIN, C/ HORTALEZA 75 1DCHA DECK WARREN PRESTON LIVING TRUST DENVER, CO 80235 3972 S PINEHURST CIRCLE DEVLIN KAREN RUBEY WOODY CREEK, CO 81656 PO BOX 589 DODEA NICHOLAS T ASPEN, CO 81611-2063 715 E HYMAN AVE #19 DURANT MALL CONDO ASSOC ASPEN, CO 81611 710 E DURANT AVE #W10 EAST COOPER CONDO LLC ASPEN, CO 81611 715 W MAIN ST #301 EICHLER STEVEN PHILADELPHIA, PA 19103 2300 WALNUT ST #717 ELK CAMP TRIAGE LLC CARBONDALE, CO 81623 201 MAIN ST #301 ENCLAVE 10 LLC ASPEN, CO 81612 PO BOX 10671 ENCLAVE AT ASPEN HOA ASPEN, CO 81611 830 E DURANT AVE ETTLIN ROSS & FARRAH FRY ASPEN, CO 81611 715 E HYMAN AVE #7 EXPLORER CREEK LLC NEW YORK, NY 10020 600 FIFTH AVE 14TH FLR FAATH CARLOS M & MOLLY G ASPEN, CO 81611 715 E HYMAN AVE #1 FIGHTLIN JONATHAN D ASPEN, CO 81611 715 E HYMAN #26 FLYNN VICTORIA ASPEN, CO 81612 PO BOX 4388 FOUDA SAMY & THERESA FAE ALEXANDRIA , VA 223081423 8109 BAINBRIDGE RD GARDNER JODY 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INVEST LLC BIRMINGHAM, MI 48009 320 MARTIN ST #100 PAUL HARVEY RICHARD REV TRUST PITTSBURGH, PA 15213 537 N NEVILLE ST #5A PAUL SUZANNE O QPRT PITTSBURGH, PA 15213 537 N NEVILLE ST #5A PERRY JAMES H & MARGERY DEUTZ ASPEN, CO 816123382 PO BOX 3382 POAG COMPANY LLC GREENSBOW, NC 27429 PO BOX 9316 POLICARO JOANNA COLUMBUS, OH 43220 4292 CHAUCER LN PRICE GAIL ASPEN, CO 81611 715 E HYMAN AVE #10 PRINCESS POW LLC NEW YORK, NY 10011 509 W 24TH ST PYRENEES TOWNHOMES CONDO ASSOC ASPEN, CO 81611 COMMON AREA 914 E COOPER AVE R & M VENTRES LLC LARGO, FL 33777 6911 BRYAN DIARY RD #210 R NESTY LLC DENVER, CO 80205 2711 RACE STREET RAYMOND KIMBERLY A ASPEN, CO 816112259 1280 S UTE AVE #5 REYNOLDS LOWER RANCH LLC FORT WORTH, TX 76109 5804 EDWARDS RANCH RD RICKEL AMANDA BELVEDERE TIBURON, CA 94920 38 LAGOON RD ROBERTS KATHRYN FORT WORTH, TX 76113 PO BOX 2990 ROBINSON F GEORGE JR ASPEN, CO 81612 PO BOX 7906 RUDD WAYNE BASALT, CO 81621 132 PARK AVE RYERSON GEORGE W JR ASPEN, CO 81611 715 E HYMAN AVE #17 SAGARIA SABATO TRUST NEW YORK, NY 10003 67 E 11TH ST #302 SAHR KAREN M ASPEN, CO 81611 715 E HYMAN AVE #8 SCHNELL PAUL & MADELEINE DREYFUSS ASPEN, CO 81611 917 E HYMAN SCHNURMAN ALAN J & JUDITH PINE PLAINS, NY 12567-5317 200 CHASE RD SESTIC ZORAN ASPEN, CO 81611 715 E HYMAN AVE #12 SHAPIRO LAND LLC ASPEN, CO 81611 2438 JUNIPER HILL RD SHAPIRO REGINA TOWN & COUNTRY, MO 63017 14024 MONTRACHET LN SHERMAN RUTH ANN TRUST CHICAGO, IL 60647 2308 N LEAVITT ST SILVER BELL CONDO ASSOC ASPEN, CO 81611 COMMON AREA 805 E COPPER AVE SINGER ALISON VENICE, CA 902914030 2014 PENMAR AVE 101 SKLAR LEONARD EDWARD REV TRUST PEMBROKE PINES, FL 33084 PO BOX 848603 SMITH ALICIA M ASPEN, CO 81611 715 E HYMAN AVE #16 SNOWSCAPE RESIDENCES LLC FORESTBURGH, NY 12777 2846 NEW YORK 42 SOKOLOV ALEXEY LOS ANGELES, CA 90068 1446 N KINGS RD STEPS TO ASPEN PROPERTIES LLC SHORT HILLS, NJ 07078 404 LONG HILL DR SUNDSTROM JOHN ASPEN, CO 81611 715 E HYMAN AVE #21 SUSI SAMUEL REV TRUST BOCA RATON, FL 33496 7806 CHARNEY LN T STREET LLC ASPEN, CO 81612 PO BOX 2648 TUZOVA ALINA LOS ANGELES, CA 90069 1446 N KINGS RD TWARJAN MAX ASPEN, CO 816112041 715 E HYMAN AVE APT 13 UNDERWOOD CHARLES T JR DALLAS, TX 75205 25 HIGHLAND PARK VLG 100 LB455 UPTON MARY E ASPEN, CO 81612 PO BOX 2360 VARMA CHANDRA K & CHANDRA M NEW YORK, NY 10012 150 THOMPSON ST APT 2B WARK RICKEY E & CYNTHIA ANN THE WOODLANDS, TX 773825304 3 DEVON MILL PL WEBB MARSHALL B ASPEN QPRT OKATIE, SC 29909 53 OSPREY CIR WEINROT EDWIN Y & IRENE TRUST LOS ANGELES, CA 90049 579 N BUNDY DR WEST END HOME LLC ASPEN, CO 81611 1010 E HYMAN WFP INC ASPEN, CO 81611 210 E HYMAN #101 WILHITE ADAM B & DOROTHY ELIZABETH SUFFIELD HOUSTON, TX 77057 1001 NANTUCKET DR #3 WILLIAMSON CHERYL EXEMPT TRUST BOULDER, CO 80302 907 7TH ST WOLOFSKY MOIRA 2008 REV TRUST PALM BEACH, FL 33480 PO BOX 1026 ZAYANDEROUDI FAMILY TRUST LA JOLLA, CA 92037 1605 LA JOLLA RANCHO RD ZGKIDS LLC SNOWMASS VILLAGE, CO 81615 PO BOX 6627 102 Neighborhood Context and Uses 1 - 802 East Cooper Avenue, multi-family 2 - 810 East Cooper Avenue, multi-family 3 - 820 East Cooper Avenue, single family, AspenVictorian 4 - 824 East Cooper Avenue, single family, AspenVictorian 5 - 832 East Cooper Avenue, multi-family 6 - 805 East Cooper Avenue, multi-family 7 - 821-835 East Cooper Avenue, multi-family 66 11 22 33 44 55 77 1 2 3 4 5 6 7 103 104 820 East Cooper Avenue Historical Preservation Committee Engineering Report March 8, 2023 Prepared By: Jay Engstrom, P.E. Crystal River Civil, LLC Carbondale, CO 81623 jay@crystalrivercivil.com (970) 510-5312 105 Crystal River Civil LLC 970.510.5312 Page 2 of 9 Table of Contents 1.0 General Information ......................................................................................................... 3 1.1 Existing Conditions ...................................................................................................... 3 1.2 Proposed Conditions .................................................................................................... 4 2.0 Drainage Basins and Subbasins ...................................................................................... 5 2.1 Onsite Drainage Basins ............................................................................................... 5 2.2 Offsite Drainage Basins ............................................................................................... 5 3.0 Low Impact Site Design ................................................................................................... 5 3.1 Principles ..................................................................................................................... 5 4.0 Hydrologic Criteria ........................................................................................................... 7 4.1 Runoff Calculation Method ........................................................................................... 7 4.2 Basin Analysis ............................................................................................................. 7 4.3 Water Quality and Storage Requirements .................................................................... 9 5.0 Proposed Facilities .......................................................................................................... 9 5.1 Drywells ....................................................................................................................... 9 106 Crystal River Civil LLC 970.510.5312 Page 3 of 9 1.0 General Information 1.1 Existing Conditions The property being discussed in this report is addressed at 820 East Cooper Avenue, Aspen, Colorado 81611. The site is located within downtown City of Aspen and is 2,999 sq. ft. in area. It is documented as parcel # 273718228005 and is described as Lot P, Block 111. The site is located in the middle of the East Cooper block between South Original Street and South West End Street, and is surrounded by other residential developments. A single-family home is located to the east, and a condo association is located to the west, with East Cooper Avenue Right-Of-Way to the south and an Alley Right-Of-Way to the north. 820 East Cooper Avenue Vicinity Map 820 East Cooper has a small historic residence on the long and narrow lot. The existing building is a single-story home built in 1888, with minor remodels throughout the years. As per the Pitkin County Assessor’s website, the residence is about 1,055 square feet. The structure was built as far south as possible within the setbacks on the site, making for an area on the northern 1/3 of the lot for additional improvements. The site is relatively flat, with about two feet of vertical drop from the south to the north. Several walkways and patios surround the existing structure. A parking area and a shed structure are located on the north side of the property, which are accessed from the alley. East Cooper Avenue is several feet higher in elevation than the site. Concrete curb and gutter is located along the paved roadway, minimizing drainage off the road. Behind the curb and gutter, grade transitions down to the sidewalk that abuts the property line. Several large trees are located between the street and the sidewalk. 820 East Cooper is located at a low point behind the curb Site 107 Crystal River Civil LLC 970.510.5312 Page 4 of 9 and gutter, so runoff from the sidewalk and landscape strip next to the road sheet flow onto the site. This has not created major issues on the site, but it will be important to mitigate in the case of further development. A City of Aspen Water Department main line is located under the East Cooper Avenue Right-Of- Way. An existing water service runs north from the main line to a shutoff near the southwest corner of 820 East Cooper. This is an older service, and it is shared with the condominiums to the west. The size and material of the service up to where it splits and ties into 820 is currently unknown. Aspen Consolidated Sanitation District, or ACSD, has a sewer main within the alley Right-Of-Way to the north. The existing home has a sewer service that extends north and ties into this sewer main. A newer City of Aspen Electric Department electric transformer is located on the northwest corner of the property, which services the existing residence. Gas and communications are also located in the alley, with services extending onto the site. A survey has been completed and is included with this submittal. Refer to the survey for additional information regarding all utilities and other existing conditions on and around the site. 1.2 Proposed Conditions The proposed conditions for 820 East Cooper Avenue include a large below grade addition to the historic building, interior remodels, and a two-story addition to the rear of the building. A garage will be located on the northern side of the structure. Improvements to the existing patios and walkways surrounding the structure are included with the project. The development is considered a “Major Project” as per Table 1.1 of the City of Aspen Urban Runoff Management Plan (URMP). The parcel is zoned as residential and will not require a change in land use or zoning. Utility services will be improved to the site for the development. A new water service is proposed to extend to the updated building, and the existing shared service will be abandoned to only serve the neighboring structure. This will require excavation into the Right-Of-Way and across East Cooper Avenue, as the water main is on the southern side of the road. A new sewer service will replace the existing service to the main in the alley. The transformer in the northwest corner of the lot has been verified to have capacity, and a new service will extend from the transformer into the home. Additionally, the gas and communications services will be upgraded and extended from the alley into the residence. Currently there are no known studies performed on or around the site. The project is not within a mudflow area as defined within the URMP. The project will review the public stormwater system’s master plan to confirm the stormwater conveyance system within the Right-Of-Way with the City of Aspen Engineering Department upon permit level drawing submission. 108 Crystal River Civil LLC 970.510.5312 Page 5 of 9 2.0 Drainage Basins and Subbasins 2.1 Onsite Drainage Basins The property has been analyzed as one drainage basin, containing the entirety of the existing and proposed conditions. The point of concentration for the basin will be a drywell that is located on the northwest corner of the property. Basin 1 is composed of 2,999 square feet and is 75% impervious. This basin includes existing and proposed roof areas, pervious walkways, the impervious patios, the driveway, and landscaped areas. The basin is collected by downspouts from the roof structure and several inlets strategically spaced around the site. All stormwater is conveyed to the drywell, which shall be located in the northwest corner of the site. The drywell has been sized for full detention of a 100- year 1-hour storm event, so no runoff will leave the premises. In the case of failure of the drywell, it will overflow into the alley Right-Of-Way. 2.2 Offsite Drainage Basins Runoff from the East Cooper Avenue Right-Of-Way is included in this analysis, as it is an existing condition that must be mitigated. Offsite Basin 1 is 1,002 square feet and is 60% impervious. It consists of an area to the north of the street curb and gutter. This includes the planting buffer and sidewalk within the right-of-way, and extends further to the east along the block. 820 East Cooper Avenue is located at the low point behind the curb and gutter, so runoff concentrates at the property under evaluation. Offsite Basin 1 is proposed to be collected by two inlets in the landscaping to the south of the home. The inlets and additional stormwater conveyance will be sized to ensure capacity for a 100-year storm event of both the onsite and offsite basins. The Offsite Basin 1 point of concentration shall also be the drywell located in the northwest corner of 820 East Cooper Avenue. The drywell shall be sized to accommodate 100-year 1-hour full detention volume for the offsite basin as well. 3.0 Low Impact Site Design Low Impact Development (LID) aims to mimic the natural pre-development hydrologic patterns. The goal is to manage storm water as close to its source as is possible. The captured onsite basin is 75% impervious. 3.1 Principles Principle 1: Consider storm water quality needs early in the design process. The design team coordinated throughout the schematic design phase to minimize the impacts to the site, while effectively conceptualizing a stormwater system that meets requirements and needs. It was understood that the footprint of the building, existing trees, and the historic relevance was going to drive the design to minimize space for infrastructure and site disturbance. 109 Crystal River Civil LLC 970.510.5312 Page 6 of 9 Principle 2: Use the entire site when planning for storm water quality treatment. Given the existing conditions, minimal space could be utilized for stormwater collection and treatment. Because of this, variances regarding setbacks will be necessary for the development. Several circulation walkways are proposed as pervious. Principle 3: Avoid unnecessary impervious area. Impervious patio areas are proposed be kept to a minimum within the site. Walkways around the building are proposed as pervious. The only impervious area excluding the roof and the on- structure patios is the vehicular access around the garage. Principle 4: Reduce runoff rates and volumes to more closely match natural conditions. All runoff from impervious surfaces on the property is collected and conveyed to a drywell, which has been sized for full detention of a 100-year storm event. Given this, there will be no runoff leaving the site in addition to the runoff from the offsite basin in the Right-Of-Way. Principle 5: Integrate storm water quality management and flood control. Adequately sizing the inlets and piping systems on site will significantly reduce the potential of flooding on site and into the neighboring parcels in the area. Principle 6: Develop storm water quality facilities that enhance the site, the community, and the environment. The onsite and offsite basin will be conveyed to the drywell located on the site. This will minimize impacts of stormwater on neighboring residences from the existing residence. The design allows for more than adequate drainage while having minimal visual impacts. Detention of the onsite and the offsite runoff prevents any runoff from reaching the river and infiltrates the stormwater into the ground. This effectively minimizes impacts on the existing infrastructure and the Roaring Fork River. Principle 7: Use treatment train approach. The design proposes inlets within landscaping to allow treatment prior to entering the storm system. Sumps will be proposed for the inlets in the pipe network to ensure treatment throughout the system. Principle 8: Design sustainable facilities that can be safely maintained. Inlets, piping, and the drywell will be vacuumed or flushed routinely to maintain adequate flows and proper treatment. The designed system includes cleanouts at roof drain connections and downspouts, simplified collection systems that minimize maintenance, and easy access to the whole system. 110 Crystal River Civil LLC 970.510.5312 Page 7 of 9 Principle 9: Design and maintain facilities with public safety in mind. The proposed design for the walkways and patios will allow for adequate drainage and reduces ice buildup and dangerous conditions. Walkways and stairways will be pitched at recommended slopes and within building code thresholds to allow for safe circulation within the property. Grading will be kept to a minimum and retainage has been minimized. Transitions into existing conditions will be smooth and natural. Inlets and piping will be sized to reduce potential flooding within the area. 4.0 Hydrologic Criteria 4.1 Runoff Calculation Method Calculations and analyses defined in Chapter 2 and Chapter 3 of the URMP were used to define the runoff from the basins on the property. The property is classified as a “sub-urban area served by public storm sewer.” Pre-developed and developed runoff rates were determined for both the 5-year 1-hour, and the 100-year 1-hour storm events for capacity designs as required by this classification. The peak discharge shown in this analysis uses the Rational Method, as described in section 3.4 of the URMP. This requires several variables to be determined, including values for intensity, the runoff coefficient, and basin area. Using the rainfall depths from Table 2-2 and the basin time of concentration in conjunction with Equation 2-1, the rainfall intensity for the basins can be calculated. The rainfall intensity equation shown in the URMP is a direct correlation of the Aspen area Intensity Duration Frequency Curve derived from the NOAA Atlas 14 database. As stated within the URMP, the time of concentration can be no less than five minutes for the calculations to be effective. Due to the size of the basins on the site, the time of concentration within the basins is less than five minutes. The runoff coefficient for each basin was established using the percent impervious of the basin and the soil type in combination with the most up-to-date values as presented in the Mile High Flood District Drainage Design Values for the specified soil type in the area. For this project, an NRCS Soil Classification of B was utilized. 4.2 Basin Analysis The tables below summarize the calculations that were performed on the onsite and offsite basins using the methods described in Section 4.1 of this report. 111 Crystal River Civil LLC 970.510.5312 Page 8 of 9 Rainfall depth, P 1 (in)0.64 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 2999 0 0.00%0.010 5 3.29 0.00 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 2999.00 2262.00 75.43%0.630 5 3.29 0.14 5-Year 1-Hour Onsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052 Rainfall depth, P 1 (in)0.64 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec) OS1 1002.00 0.00 0.00%0.010 5 3.29 0.00 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec) OS1 1002.00 601.00 59.98%0.450 5 3.29 0.03 5-Year 1-Hour Offsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052 Rainfall depth, P 1 (in)1.23 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 2999 0 0.00%0.430 5 6.33 0.19 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 2999.00 2262.00 75.43%0.780 5 6.33 0.34 100-Year 1-Hour Onsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052 Rainfall depth, P 1 (in)1.23 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIA t Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qp (ft3/sec) OS1 1002.00 0.00 0.00%0.430 5 6.33 0.06 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2) Ai (ft2)Ai/At (%) Tc (min)I (in/hr)Qd (ft3/sec) OS1 1002.00 601.00 59.98%0.680 5 6.33 0.10 100-Year 1-Hour Offsite Peak Discharge CalculationsI=88.8P1(10 +Td)1.052 112 Crystal River Civil LLC 970.510.5312 Page 9 of 9 4.3 Water Quality and Storage Requirements For a property classified as a “Sub-urban area not served by public storm sewer”, runoff from the site must meet the predeveloped peak discharge of a 100-year, 1-hour storm event. Full detention volume is detained on site due to the lack of infrastructure downhill of the site. All equations used in the spreadsheets are directly from the URMP. A full detention analysis of the drainage basins has been completed. The full detention volume is calculated using the impervious area on the site and multiplying by the 100-year, 1-hour rainfall depth found in the NOAA Atlas 14 database. The calculation that has been used to determine the full detention volume required to be detained on the property is shown in the spreadsheet below. As required by the City of Aspen, a drywell must be sized for the capacity determined from the full detention volume calculation for a 100-year, 1-hour storm if no overflow path for the BMP is available. Since the drywell has been sized for full detention, the Water Quality Capture Volume for the onsite basin has been fulfilled. This volume will be used to adequately size the onsite drywell. 5.0 Proposed Facilities The following analyses were performed using the peak flows of the basins described in Section 4 of this report. Additional sub-basin analysis will be provided for the permit set, as well as a hydraulic analysis of all conveyance infrastructure, including inlets and piping. 5.1 Drywells The proposed dual chamber drywell meets the requirements of the URMP. The sizing of the drywell is determined using the capacity calculations summarized in Section 4.3 of this report. Below is a summary showing the drywell dimensions to verify it has capacity. The chamber divider, conical section, and sloped manhole lid were not included in these dimensions, which is why the proposed drywell exceeds the storage depth shown in the calculations. Basin Point of Concentration Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Full Detention Storage (Name) (name)(ft2)(ft2)(%)(in)(FOS)(ft3) 1 Drywell 4001.00 2863.00 71.56%1.23 1.25 367 Full Detention Storage Drywell Name Associated Basin Drywell Diameter Storage Height Gravel Height Internal Capacity External Capacity Combined Capacity Calculated Volume Necessary (Name)(Name)d (ft)h (ft)hg (ft)Vi (ft3)Ve (ft3) V (ft3)(ft3) A 1 5 16 4 314.16 54.19 368.35 366.82 Storage Calculation - Drywells Internal Capacity, Vi (ft3)External Capacity,Ve (ft3)Combined Capacity, V (ft3)Vi =hπ(d2)2 Ve =hg(π(d +1.52)2 −π(d2)2)V =Vi +Ve 113 820 EAST COOPER 820 E COOPER ASPEN, CO 81611 REMODEL/ADDITION PROJECT #21084 FINAL HPC SET ISSUE DATE 05/04/2024 STRUCTURAL ENGINEER ALBRIGHT & ASOCIATES 402 PARK AVE UNIT A BASALT, CO 81621 JACK ALBRIGHT tel: (C) 970-379-3244 (O) 970-927-4363 ARCHITECT F&M ARCHITECTS LLC 15 KEARNS ROAD SUITE D SNOWMASS VILLAGE, CO 81615 FLYNN STEWART-SEVERY tel: (O) 970-987-2707 (C) 970-319-4407 PLANNER BENDONADAMS 300 S SPRING ST #202 ASPEN, CO 81611 SARA ADAMS tel: (O) 970-925-2855 CIVIL ENGINEER CRYSTAL RIVER CIVIL LLC 1101 VILLAGE ROAD UL-4C CARBONDALE, CO 81623 JAY ENGSTROM tel: (O) 970-404-1144 PATRICK WESTFELDT tel: (O) 970-309-5779 MEP ENGINEER RADER ENGINEERING 40690 HIGHWAY 6, SUITE E1 P.O. BOX 8610 AVON, CO 81620 ADAM STOFKO tel: (O) 970-945-2326 PREVIOUS APPROVED ROOFLINE @ CONCEPTUAL 114 ARCHITECTURAL SYMBOLS SYMBOL LEGEND SPOT ELEVATION NEW CONTOUR EXISTING CONTOUR CENTER LINE HIDDEN LINE SETBACK LINE BREAK LINE PROPERTY LINE DETAIL NUMBER SHEET NUMBER SHEET NUMBER SHEET NUMBER BUILDING SECTION WALL SECTION ROOM NAME ROOM NUMBER REVISIONS KEYNOTE SHEET NUMBER SHEET NUMBER CAST BATTCOMPACTED FILL POROUS FILL UNDISTURBED SOILS CONCRETE BLOCK BRICK STONE GLASS BLOCK STEEL RIGID FINISH WD. FRAMING WD. BLOCKING GLU-LAM PLYWOOD PLAN & SECTION MATERIAL INDICATIONS VICINITY MAP GENERAL NOTES EARTH ROCK CONCRETE MASONRY METAL INSULATION WOOD MATCH LINE PROJECT NORTH TRUE NORTH GROUT, LIGHTWEIGHT CONCRETE ARCHITECTURAL ABBREVIATIONS ZONING & BUILDING CODE INFORMATION SHEET INDEX PROJECT DIRECTORY ALL CONSTRUCTION AND MATERIALS SHALL BE AS SPECIFIED AND IN ACCORDANCE WITH ALL APPLICABLE CODES, ORDINANCES, LAWS, PERMITS, AND THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL CONFINE HIS/HER OPERATIONS ON THE SITE TO AREAS PERMITTED BY THE OWNER. SHOULD A CONFLICT OCCUR IN OR BETWEEN DRAWINGS AND SPECIFICATIONS, THE SPECIFICATIONS SHALL TAKE PRECEDENCE. UNLESS A WRITTEN DECISION FROM THE ARCHITECT HAS BEEN OBTAINED WHICH DESCRIBES A CLARIFICATION OR ALTERNATE METHOD AND/OR MATERIALS. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SITE CONDITIONS BEFORE STARTING WORK. SHOULD A DISCREPANCY APPEAR IN THE CONTRACT DOCUMENTS, OR BETWEEN THE CONTRACT DOCUMENTS AND EXISTING CONDITIONS, NOTIFY THE ARCHITECT AT ONCE FOR INSTRUCTION ON HOW TO PROCEED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE ACCURATE PLACEMENT OF ALL NEW CONSTRUCTION ON THE SITE. THE CONTRACTOR SHALL PROVIDE COMPLETE BUILDING SYSTEMS AND COMPONENTS IN COMPLIANCE WITH MANUFACTURERS' REQUIREMENTS AND RECOMMENDATIONS. ALL SEQUENCING, INTERFACE AND COORDINATION WITH OTHER BUILDING TRADES SHALL BE AS REQUIRED FOR COMPLETE, PROPERLY INSTALLED AND OPERATING SYSTEMS AND/OR BUILDING COMPONENTS, AND SHALL MEET OR EXCEED QUALITY LEVELS OF COMMONLY ACCEPTED CONSTRUCTION PRACTICE AND INDUSTRY STANDARDS. CONTACT ARCHITECT WITH ANY QUESTIONS PRIOR TO STARTING WORK. THE JOB SITE SHALL BE MAINTAINED IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER, AND SHALL NOT BE UNREASONABLY ENCUMBERED WITH ANY MATERIALS OR EQUIPMENT. EACH SUB-CONTRACTOR IMMEDIATELY UPON COMPLETION OF EACH PHASE OF HIS/HER WORK SHALL REMOVE ALL TRASH AND DEBRIS AS OF RESULT OF HIS/HER OPERATION. ALL MATERIALS STORED ON THE SITE SHALL BE PROPERLY STACKED AND PROTECTED TO PREVENT DAMAGE AND DETERIORATION. FAILURE TO PROTECT MATERIALS MAY BE CAUSE FOR REJECTION OF WORK. WHERE LARGER STUDS OR FURRING ARE REQUIRED TO COVER PIPING AND CONDUITS, THE LARGER STUD SIZE OR FURRING SHALL EXTEND THE FULL SURFACE OF THE WALL WIDTH AND LENGTH WHERE THE FURRING OCCURS. PROVIDE ALL ACCESS PANELS AS REQUIRED BY GOVERNING CODES TO ALL CONCEALED SPACES, VOIDS, ATTICS, ECT. VERIFY TYPE REQUIRED WITH ARCHITECT PRIOR TO INSTALLATION. THE CONTRACTOR SHALL DO ALL CUTTING, FITTING, OR PATCHING OF HIS/HER WORK THAT MAY BE REQUIRED TO MAKE ITS SEVERAL PARTS FIT TOGETHER PROPERLY AND SHALL NOT ENDANGER ANY OTHER WORK BY CUTTING, EXCAVATING, OR OTHERWISE ALTERING THE TOTAL WORK OR ANY OTHER PART OF IT. ALL PATCHING, REPAIRING AND REPLACING OF MATERIALS AND SURFACES CUT OR DAMAGED IN EXECUTION OF WORK SHALL BE DONE WITH APPLICABLE MATERIALS SO THAT SURFACES REPLACED WILL, UPON COMPLETION, MATCH SURROUNDING SIMILAR SURFACES. CONTRACTOR TO PROVIDE ALL NECESSARY BLOCKING, BACKING, AND FRAMING FOR LIGHT FIXTURES, ELECTRICAL UNITS, A.C. EQUIPMENT, RECESSED ITEMS, AND ALL OTHER ITEMS AS REQUIRED. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 2021 I.B.C. AND ANY REQUIREMENTS BY THE LOCAL BUILDING DEPARTMENT ZONING HEIGHT LIMIT R/MF 25'-0" 10'-0" 5'-0" 2,399.2 SF FRONT YARD SETBACK SIDE YARD SETBACK ALLOWABLE FLOOR AREA AFF BM BS. B.O. ACCOUS ADJ ALT ALUM APPD APPROX ARCH ASAP BRG BET BLK BSMT BTU BLDG CAB CLG CER CLR ABOVE FINISHED FLOOR ADJACENT ALTERNATE ALUMINUM APPROXIMATE APPROVED BEAM BEARING BETWEEN BLOCK BASEMENT BRITISH THERMAL UNIT(S) BOARDBD BOTH SIDES BOTTOM OF BUILDING CABINET CENTER LINE CEILING CERAMIC CLEAR CJ CF DP DW DN DR EA. EW CLOCLOSET D W COL CONC CONT COORD CTR DEPT DTL DIA, DIM DWG ELECT CLOTHES DRYER CLOTHES WASHER COLUMN CONCRETE CONSTRUCTION JOINT CONTINUOUS COORDINATE COUNTER CUBIC FEET DAMPROOFING DEPARTMENT DETAIL DIAMETER DIMENSION DOWN DRAIN DRAWING EACH EACH WAY ELECTRICAL EL EQ F.O. FP FD FT GA GC GL GRD. HD HP HT ID JT ENGR EXG EXP. EXT. FIN FIXT FTG FDN FURN GAL GALV GYP. GWB HDW HVAC HORIZ HWH INCL INFO INSUL ELEVATION ENGINEER EQUAL EXISTING EXPOSED EXTERIOR FACE OF FINISH FIREPROOF FIREPLACEFPL FIXTURE FLOOR FLOOR DRAIN FOOT, FEET FOOTING FOUNDATION FURNISH GALLON GAUGE GALVINIZED GENERAL CONTRACTOR GLASS, GLAZED GRADE GYPSUM GYPSUM WALLBOARD HARDWARE HEAD HORIZONTAL HORSE POWER HOT WATER HEATER HEIGHT INCLUDE (D) (ING) INFORMATION INSIDE DIAMETER INSULATION JOINT INTINTERIOR HEATING, VENTING, AND AIR CONDITIONING LT MO NA OD d QT R RD RM JCT KWH LAV MFR MATL MTL MAX MECH MED JUNCTION KILOWATT HOUR LAVATORY LIGHT MANUFACTURER MATERIAL MASONRY OPENING METAL MAXIMUM MECHANICAL MEDIC (INE) (AL) MIN MISC NOM NIC NTS OPG OC OPP ORN PTN PERFPERFORATE(D) PENNY (NAILS, ECT.) MINIMUM MISCELLANEOUS NOMINAL NOT IN CONTRACT NOT APPLICABLE NOT TO SCALE ON CENTER OPENING OPPOSITE ORNAMENTAL OUTSIDE DIAMETER PARTITION PLT. PLY QTY PLATE PLYWOOD QUARRY TILE QUANTITY RADIUS ROOF DRAIN ROOM RSROUGH SAWN RW R RO SQ SS TV TO T UG RCB REF. REFR REINF REBAR REQD SHT SHLV SVF SIM STC SPEC SF RESILIENT COVE BASE RETAINING WALL REFER/REFERENCE REFRIGERATOR REINFORCE ( D) REINFORCING BAR (S) REQUIRED RISER ROUGH OPENING SHEET SHEET VINYL FLOORING SHELV (ES) (ING) SIMILAR SOUND-TRANSMISSION CLASS SPECIFICATION SQUARE SQUARE FEET STD STRUCT SUB SUPPL S4S SUSP TEL TEMP T&G T&B TYPTYPICAL STANDARD STRUCTURAL SUBSTITUTE SUPPLEMENT SURFACED FOUR SIDES SUSPEND(ED) TELEPHONE TELEVISION TOP AND BOTTOM TONGUE AND GROOVE TOP OF TREAD V WH WC WP WT W/ WD UNGL UNFIN VIF VERT VCT WWF WDW W/O UNGLAZED UNFINISHED VERIFY IN FIELD VERTICAL VOLT WATER HEATER WATER CLOSET WATERPROOF WEIGHT WELDED WIRE FABRIC WINDOW WITH WITHOUT WOOD ACOUSTICAL ARCHITECT (URAL) BFFBELOW FINISHED FLOOR CL, DISHWASHER LAMLAMINATE (D) OPHOPPOSITE HAND STLSTEEL TEMPERED AS SOON AS POSSIBLE FLR STAINLESS STEEL VINYL COMPOSITION TILE U.N.O.UNLESS NOTED OTHERWISE UNDERGROUND ARCHITECT STRUCTURAL ENGINEER CONTRACTOR MECHANICAL ENGINEER LANDSCAPE ARCHITECT ZONING INFORMATION: APPLICABLE CODES: DIMENSIONS: A. ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE OF DRAWINGS. B. ALL DIMENSIONS ARE TO FACE OF STUD or FACE OF CONCRETE U.N.O. C. ALL EXTERIOR STUDS TO BE 2x6 U.N.O. ALL INTERIOR STUDS TO BE 2x4 U.N.O. ALL INTERIOR STUD WALLS & CEILINGS BETWEEN LIVING SPACES SHALL HAVE 3 1/2 " SOUND ATTENUATION BATTS UNLESS THERMAL INSULATION IS CALLED FOR. (WHEN APPLICABLE) INTERIOR ELEVATION WINDOW NUMBER F&M ARCHITECTS PO BOX 6762 15 KEARNS RD., STE. D SNOWMASS VILLAGE, CO 81611 P: (970) 987-2707 BUILDING TYPE AND OCCUPANCY: PROVIDE FIRE SPRINKLER PROTECTION THROUGHOUT THE BUILDING. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PREPARING THE DRAWINGS AND OBTAINING THE PERMITS FOR THE FIRE SPRINKLER SYSTEM. THE FIRE SPRINKLER SYSTEMS SHALL MEET THE REQUIREMENTS OF ALL APPLICABLE CODES AND ORDINANCES. NO PORTION OF THE WORK REQUIRING A SHOP DRAWING or SAMPLE SUBMISSION SHALL COMMENCE UNTIL THE SUBMISSION HAS BEEN REVIEWED BY THE ARCHITECT. ALL SUCH PORTIONS OF THE WORK SHALL BE IN ACCORDANCE WITH REVIEWED SHOP DRAWINGS AND SAMPLES. SHOP DRAWINGS AND PRODUCT SUBMITTALS ARE REQUIRED FOR ALL SHOP FABRICATED WORK AS WELL AS SPECIFIED PRODUCTS. THIS WORK INCLUDES, BUT NOT BE LIMITED TO, STRUCTURAL and DECORATIVE STEEL, WINDOWS and DOORS, BUILT-IN CABINETRY, HARDWARE, PLUMBING and ELECTRICAL FIXTURES, APPLIANCES AND EXTERIOR & INTERIOR FINISH MATERIALS. EXTERIOR ELEVATION TOP OF PLATE TOP OF FLOOR ELEVATION A8.1 2A8.1 A B C PNTN 820 E COOPER AVE HWY 82 HWY 82 HWY 82 EL.= T.O. PLATE 98.2 EL.= T.O. PLATE 110'-0" EL.= T.O. PLY. 100'-0" NORTH ??? 234 A 3C / SEE SHEET 1A2.1 GEOTECHNICAL ENGINEER SURVEYOR ENERGY CONSULTANT LIGHTING CONSULTANT A/V CONSULTANT ELECTRICAL ENGINEER D IBCINTERNATIONAL BUILDING CODE IRCINTERNATIONAL RESIDENTIAL CODE KITCHEN 107 SPRAYED FOAM 2,999.0LOT AREA 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 CIVIL ENGINEER ROOM NUMBERROOM NUMBER DOOR LETTER CONSTRUCTION ASSEMBLY SHEET NUMBER ALBRIGHT & ASOCIATES 402 PARK AVE UNIT A BASALT, CO 81621 P: (970) 927-4363 TYPE OF PROJECT TYPE OF BUILDING SINGLE FAMILY RESIDENTIAL V-B SINGLE FAMILY RESIDENTIAL (R-3) TYPE OF CONSTRUCTION OCCUPANCY FIRE AREA NO/NOT REQUIREDFIRE SUPPRESSION10'-0"REAR YARD SETBACK SF NOSNOWMELT SNOWMELT AREA N/A 1-STORY PLUS BASEMENT PARCEL NO: 273718228005; ACCOUNT NO: R000565 HWY 82 © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:20:00 PMG1.2 INFORMATION 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ARCHITECTURAL Sheet Number Sheet Name A1.1 ARCHITECTURAL SITE PLANS A1.2 LANDSCAPE PLAN A2.1 FOUNDATION / BASEMENT PLANS A2.2 MAIN LEVEL PLANS A2.3 UPPER LEVEL PLANS A2.4 ROOF PLANS A3.1 BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A3.3 BUILDING ELEVATIONS A3.4 BUILDING ELEVATIONS A4.1 BUILDING SECTIONS A4.2 BUILDING SECTIONS A6.1 ROOF AND FLOOR ASSEMBLIES A6.2 WALL ASSEMBLIES A6.3 FOUNDATION DETAILS A10.1 WINDOW SCHEDULE A10.2 DOOR SCHEDULE C.01 GRADING AND DRAINAGE G1.1 COVER SHEET WITH DIRECTORY G1.2 INFORMATION R1.0 RENDERINGS R2.1 RENDERINGS R2.2 RENDERINGS STDY.1 RAILING STUDY SUR SURVEY Z-004 SUMMARY Z-009 DEMO CALCS Z-011 EXISTING FAR Z-012 PROPOSED FAR Z-013 HISTORIC FAR COMPARISON CIVIL ENGINEERING Sheet Number Sheet Name Sheet Issue Date SHEET DESIGNATOR - LEVEL 1 C0.1 CIVIL SHEET ONE 09/13/23 3 C0.2 CIVIL SHEET TWO 09/13/23 3 C0.3 CIVIL SHEET THREE 09/13/23 3 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 115 Thursday, February 1, 2024820 EAST COOPER INFORMATION JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 G1.2820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET G1.1G1.2 COVER SHEET WITH DIRECTORYINFORMATION INDEX OF DRAWINGS GENERAL NOTES: 1. THESE DOCUMENTS, INCLUDING ALL INFORMATION, DESIGNS, DETAILS, SPECIFICATIONS, CONFIGURATIONS AND EVERY OTHER PORTION THEREOF, ANDFURTHER 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 OFF&M ARCHITECTS LLC. THESE DOCUMENTS MAY NOT BE COPIED, DISTRIBUTED OR OTHERWISE PLACED INTO USE OR SERVICE OF ANY MANNER WITHOUT THE EXPRESSWRITTEN CONSENT OF F&M ARCHITECTS LLC OR DULY AUTHORIZED AGENT. ALL DOCUMENTS DISTRIBUTED DURING THE COURSE OF THE PROJECT SHALL BESURRENDERED 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 TOAPPROVED 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 CONSTRUCTIONDIMENSIONS. THE CONTRACTOR AND EACH SUBCONTRACTOR SHALL VERIFY ALL DIMENSIONS PRIOR TO THE EXECUTION OF THE WORK, AND SHALL BE RESPONSIBLEFOR 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 TAKEPRECEDENCE. 10. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ITEMS INCLUDING BUT NOT LIMITED TO: EXAMINATION OF SITE AND DOCUMENTS, ADDENDA, MEANS ANDMETHODS, CONSTRUCTION SYSTEMS, INSTALLATIONS, BIDDING AND SUBCONTRACTORS. LOCAL JURISDICTIONS OF AUTHORITY, COMPLIANCE WITH THEINTERNATIONAL RESIDENTIAL CODE, AND THE GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION. CONTRACTOR SHALL ALSO RETAIN ALL TRADITIONALRESPONSIBILITIES FOR THE PROPER EXECUTION OF THE CONSTRUCTION OF THE PROJECT, INCLUDING BUT NOT LIMITED TO ESTIMATING, PURCHASING, LABORCOORDINATION, COST SCHEDULE, QUALITY, SAFETY, GENERAL MANAGEMENT FOR THE PROJECT AND SUBSEQUENT WARRANTY AND LIABILITY ISSUES. 11. CONSTRUCTION DETAILS ARE PROVIDED FOR DESIGN INFORMATION AND THEMEANS,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 INTERNATIONALBUILDING/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 VERIFIEDONCE 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 R314.3SMOKE ALARMS TO BE INTERCONNECTED IN ACCORDANCE WITH IRC R314.4. WHERE NATURAL GAS, PROPANE, OR OTHER FOSSIL-BURNING FUELS, INCLUDING WOOD, AREUSED 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 SYSTEMTHROUGHOUT THE ENTIRE HOUSE AS REQUIRED BY THE AUTHORITIES HAVING JURISDICTION. SYSTEM TO BE DESIGN-BUILD BY THE FIRE SUBCONTRACTOR. SHOPDRAWINGS TO BE PROVIDED TO THE ARCHITECT, AND LOCAL JURISDICTION AS REQUIRED, FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OF THE FIRESUPPRESSION SYSTEM. 19. CONTRACTOR SHALL BE RESPONSIBLE FOR FOLLOWING ALL RULES AND REGULATIONS THAT APPLY TO THIS PROPERTY, INCLUDING BUT NOT LIMITED TOREQUIREMENTSOF 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 THEDRAWINGS 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 ANINTEREST IN THE INTELLECTUAL PROPERTY THAT IS PROVIDED.REUSE OF ANY PORTION OF SERVICES PROVIDED ISPROHIBITED WITHOUT WRITTEN CONSENT OF F&M ARCHITECTSLLC. A1.1A1.2 A2.1A2.2 A2.3A2.4 A3.1 A3.2A3.3 A3.4 A4.1 A4.2 A6.1A6.2 A6.3 A10.1A10.2 R1.0 R2.1R2.2 STDY.1 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 ROOF AND FLOOR ASSEMBLIESWALL ASSEMBLIES FOUNDATION DETAILS SCHEDULESSCHEDULES RENDERINGS RENDERINGSRENDERED ELEVATIONS RAILING STUDIES AND DETAILS 820 E COOPER AVE HWY 8 2 SUR SURVEY C.01 GRADING AND DRAINAGE Z-004Z-009 Z-011Z-012 Z-013 SUMMARYDEMO CALCULATIONS EXISTING FARPROPOSED FAR HISTORIC FLOOR AREA COMPARISON 116 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, February 1, 2024820 EAST COOPER SUMMARY JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 Z-004820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET 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 1071.8 325.5 458.5 172.8 0.0 3450.8 Proposed Floor Area (Sq Ft) 71.8 (1595 X .045) 1071.8 37.8 419.1 (reduced for stair op'g) 0.0 (359.9 exempt) 0.0 1600.4 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 $2,692,600 $1,265,300 $3,957,900 Allowed (Principal) 10 ft 10 ft 5 ft 5 ft n/a 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 n/a 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 n/a 5 ft Proposed (Garage) 71 ft 10 1/2in 5 ft 5 ft 5 ft n/a n/a 5'-0 1 / 2 " ' C AC25.00'0.90'27.80'20.48'37.42'6.77'7.00'2.60' 11.00'6.80'11.00'6.80'C AC25.00'0.90'27.80'20.48'37.42'6.77'7.00'2.60' 11.00'6.80'11.00'6.80'K I N G K I N G T.O. S L A B L O W E R L E V E L 85'-6"ENTERTAINM ENT CENTER T.O. S L A B L O W E R L E V E L 87'-0" Q U E E N 15" x 1 5 " 15" x 1 5 " w/d b o o k s h e l v e s SOFAw/d UP 30"X30" A C C E S S P A N E L HEAT PUMPCONDENSER UNIT T.O. S L A B @ E D G E 98'-8 1 / 4 "diningdesk b e n c h 7938.0' B E N C HB E N C HT V B O O K C A S E BAR DN DNDN UP DN UPsto. NEW A D D I T I O N HISTORI C PROPSOSED SITE COVERAGE SCALE: 1/16" = 1'-0" 2 666CBENCHBENCH TVBOOKCASE BA DN DN UP N UPsto.666CCCdesk AR CCCdiningk d79388.000''benchb09 dCCCkd A CA N OEN UP666666UP o N D 1764 SF 5'-0 1 / 2 " ' C AC25.00'0.90'27.80'20.48'37.42'6.77'7.00'2.60' 11.00'6.80'11.00'6.80'C AC25.00'0.90'27.80'20.48'37.42'6.77'7.00'2.60' 11.00'6.80'11.00'6.80'90.1° 8 9 . 6 ° LIVING DRWG E UP D N KITCH E N M. B A T H M. B E D BATH MUDR O O M T.O. P L Y M A I N L E V E L - E X I S T I N G 7937'-0 " T.O. P L Y 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) 1595.0 233.5 325.5 419.8 0.0 0.0 2573.1 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-009 117 Thursday, February 1, 2024820 EAST COOPER DEMO CALCS JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 Z-009820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET 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 ADDITIONTO 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 ADDITIONTO 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 LIVINGDRWGE 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 " / 1 2 " 9 1 / 4 " / 1 2 " 3 1 / 4 " : 1 2 " 9 1 / 4 " : 1 2 " 9 1 / 4 " : 1 2 " 4 3 / 4 " : 1 2 " 8":12"EXISTING A D D I T I O N T O B E 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 LIVINGDRWGE 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 UUUUPPP T.T.T O.PLLYLYLYL PP LYL UU PLOTO DNNN 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 T.T.T O.PLYLYL UPPER LEVEL 108'-8 1/4" DDDDNNNN AATATATTTTIC SPAPAPCEECEPAPAPCSPCSTICTTTTT N AA /4 DDDDNNN L 1 VE -8 LEV 08 R L 10 PEPPULYLYLPOT 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: 118 Thursday, February 1, 2024820 EAST COOPER EXISTING FAR JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 Z-011820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SETLIVINGDRWGE UP DN KITCHEN M. B A T H M. B E D BATH MUDROOM T.O. P L Y M A I N L E V E L - E X I S T I N G 7937'-0" T.O. P L Y 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 HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3 / 4 "17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" EXISTING MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" 2 MUDROOM DRWOM HKI NETCKENHECHITENKITTCKCHNTHC A NK BAATATAHHBTATAHBAATAHBAATATA DDDND BATHMMATATABHTHBAATAMM.ATATAMBAH V NGLVINGNGLLIVNGGVILIGIVI M DBBEM.EDDBEM.BBEMD N L EL XISTEVYMATIPLNGOEAINLEMAXISTT.T.T O TINGO.P EXL-EVEPLYLYL GMAO.EEV TI 9 Y MPL N GXISTEL 0"9'-099-0999 U 9 UUUUUUUUPPPPP M PPUUUUUUPP T O PLT NGEXISSTIVELNLMAIYLYLMLEV-ET.T.T O GXISTAINPLYLYLO.P TINEXEL-N LEEVEMAO T 37 N NG 0 P X 7 EAY E 37'-070"793 -07937WWRDMOMOO THH RO AATATATA UDMU BBA M NEENNHHTCCKITTKK DD GGNNGG THH VVIN AATATATA LLIV BBAMM NGGTTI 0" XXIS 99 E 99 EL NG EEV STT 00 N EXX 337 MAA L - 779 DD Y M VEE BEE PPL LEE B OO. NN MM T MMAALYLYLPP UUUUUUPP T OO 0-00 GN 3733 TIT 77 T 7 XISXX -0 E GNG 9999 ELE G 99 E TIT EVE T VE XISX N LN X N E AIAA LE MMY L MY EVE PLP E P LN OOO AMA T AMY PPP PLP UUU P U OOOTT GGGGNNINVVIVLLL DDDEBEEB.MMM HHHTATAAATAATAABAB HH AB HTATAAATATATABABBMM NNNEEH DND E D HCHCHCCTTCTIKKK DRRWWMOOMOOOODRRUDDMUM 921.4 SQ FT A E 4 5 7 GCD 1 2 3 6 B F T.O. P L Y U P P E R L E V E L 108'-8 1 / 4 " OPEN T O B E L O W DN ATTIC S P A C E NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3 / 4 "17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" EXISTING UPPER LEVEL PLAN SCALE: 1/8" = 1'-0" 4 VPOPPEYUPERPLYLYLVELLLEVOPTOLYLYLUPERRLEELUPPT.T.T O.T EVEPLR 8 UTL P 1 E 8 E /418'-81088 1//4"10 /4808 NNNDDDDDDDNNNN LVVEELEE //4 ERR 88 1 PPP 88 Y UU 110 PPLLOO.TT NNNDNNDD /41/ DDD / D ELE 88 E 8 VEVE 808 VE 8 RR 11 R 1 PEPPUPUPULYLYLLLPPPOTOTOT 220 SQ FT A E 4 5 7 GCD 1 2 3 6 B F EX. C R A W L S P A C E EX. C R A W L S P A C E EX. M E C H R O O M NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3/4"17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" EXISTING MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" 1 CRAWL SPACE 6' OR LESSIN HEIGHT ARE EXEMPT A E 4 5 7 GCD 1 2 3 6 B F EXEEXXEEX R MECHMOOMXHRCHMROMOMOOMECHROOMX.MMEEC R MOOMECRMMMOOMMOOORRCHHECCMMEEMMEXXXEEMMMMOOOOOORORORRRHRHCHCHCCEEEMMMMXXXEXEEXXE 134 SQ FT A B C D A B C D B.O. STRUCTURE 99'3 1/4" T.O. LOWER LEVEL 92'-6 1/2"6'-8"11'-9 3/4"8'-10"11'-9 3/4"8'-10" 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 1 119 Thursday, February 1, 2024820 EAST COOPER PROPOSED FAR JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 Z-012820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET KING KING W-010W-009W-011W-001D-001BD-001BD-002AD-007OFFICE 006 LNDRY. 007 5'4" x 8 ' 9 " T.O. S L A B L O W E R L E V E L 85'-6"D-001AD-001A D-011BD-004D-012D-009 BED 011 13'1" x 1 0 ' 8 " BED 010 9'3" x 1 1 ' 8 " BED 001 12'8" x 1 2 ' 7 " MECH. 003 8'1" x 7 ' 4 "ENTERTAINMENT CENTER T.O. S L A B L O W E R L E V E L 87'-0"D-010AD-010B BATH 004 5'0" x 8 ' 2 " CLOS. 011 5'0" x 8 ' 0 " QUEEN 15" x 1 5 " 15" x 1 5 " D-011A BATH 012 5'0" x 9 ' 8 " BUNK R O O M 009 BATH 002 5'4" x 1 2 ' 0 "BUILT IN OFFICE w/d book shelvesSOFAw/d STAIR 005 CLOS. 001 5'4" x 6 ' 3 " UP 30"X30" ACCESS PANEL 10"6"10"HEAT PUMPCONDENSER UNITCOVEREDWALKHW-01HW-02HW-03HW-04D-104 HW-05HW-06D-101 HW-07HW-08 W-005BD-107CW-107AT.O. S L A B @ E D G E 98'-8 1 / 4 " GARAGE 107 13'8" x 2 1 ' 9 " HALL 105 7'4" x 1 6 ' 9 " STAIR 005 KITCHEN 102 12'4" x 1 6 ' 2 " PANTRY 104 6'4" x 6 ' 7 " PATIO 109 diningdesk D-107A D-105W-105STAIR 204 bench7938.0' Ø 3' - 6 " BENCHBENCH TVBOOK C A S E BAR POWDER 103 4'4" x 5 ' 7 " LIVING 101 DN W-005BD-107B DNDN UP DN UPRECESSED LI G H TI N G ABOVE AT G R A D E P A TI O sto. STAIR 106 RECESSED LI G H TI N G ABOVE 8'-6" PARKING 18'-0"PARKING6'-11"6'-1 1/2"5 1/2"10'-0"6'-9 7/8"3'-6"3'-0"3'-6"5 1/2"21'-11"5 1/2" 5 1/2"13'-8 1/2"5 1/2" 8'-10"12'-3"4'-6 3/4"5 1/2" 8'-2" 7'-11" 2'-0"9'-0"3"3'-0"PATIO 108 NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3/4"17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" A E G 4 5 7 1 2 3 C D 6 B F PROPOSED MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" 2 17'-4"8'8 108'-180"101 KKK TKITKITK HTCHTCITEHECHC 01 121 NENHENHE 20210 '4"2'42 NNN 2 x 1x46'216x CHNCH2"6 26 BENCBØ 3 'Ø 3Ø 6 "3 '-63 DD PP 66 4104D-10 ANPAPAPPAPAP 404 NTANTAN BENB RTRNTN 101 66 CHENC OOBO YRYRYRTRYRYRT 410410 "6'4"6 4 H CAOKCOO YY 4 6x64x ECASECA "6'7"6 E 7 ABABARBARRR LL VLIVL NVINIVLI gnginGNGINVI 010 gningdinidGGNG 01101 didG VTVTVTTddesdeskeskkk DEWRDEWDERRDERRWDERD D 110 PPOWPOWPPOW 10 PO 0313 5 10 5'7"4'4"x 5 7"4"x4'4 5 74x ch0'nch7 387779933388.0000'benc7793388 bb7779 00 10DD-1D01 44 Y 10 RYRYRY DD NTT 0" AANN 4 " 1188 PAPAPA 110 66"x664 AARRB NNEENNHHETTCC 2 2" KKITT 10 66 KK x'44 gg12 nniddRR 66 EERR 33 DDE ØØ GG WW NNG PPOO 10 55 7CHVVI PP xBNC LLI 001 '44 B ECCAOOO ncb000338877779T 10DD skkde bech7" 1 755x 0'00 01 5 0 RERRR 3 4"4 38933 DD 4 3 D EDEDED 01 '4 777 ' 7 DWDDWWWOWOWOPOPPPP kkkesd didG 1 dgngiGGN 010 gnGN 0 NINVNVIVLVLLL VRRRABAA 7""6x6 E 6 YY 4 4 CAC Y C RTRT 101 66 H OOO RT 1 6 O TNTN EN TN 404 ANAA 4 AA DD PP D P 6663'33ØØØ 6 26 NC6 C1x NN 2 44 NN 4 EHEH 01 21 EHCHCHCTITTTKKKK 10118'88 HALL 105 7'4"x 16'9" UP DN 6'-97/8"3'-6"-0"7'-11" 2'-0"RAIRTATATIRSTATAT 005 S 00 RAIR DN TATATIR DN STATAT 063'D S 1063'-6"B DN 6"07B DN sto. D-107 st D-1 3'0D 7 1 "/8976'7 4 x 1 H 10 6 9 HA "6ALL U3L P 2 0"0D-107 st DN B 6"D3'S 06 DN TATATAIRR S 005 TATATAIRRVEREDLKD-107CCOVWAWAWW-107ADWALKCOOCOOVVEREDA701WWCC701D0C0WWAWAWLKCOVERREEDAA0710WWC7C01DDDDDDDDD1111000007777CCCCCCCCCCCCCCCCCCCDDDDEEEEEEERRRRRRKKKKKEEEELLLLVVVVLLVVVVVVVVAAAAOOOOOOWWOWWOOOOWWWWCCCCCCWWWWWWWWWWWWW11110000000000007777AAAAAAAADDDDDDDDD11110000CC7C77707CCCCCCCCCCCCCCCCCCCDDEEEDDDDERRREEERREEEREREOVOVVVKKVVVCOCOOOOLLLKKKKLOOCCCCAWAWAAACWWWWWWWWWWWWWWWW-WWWWW001011100707000000007AA77AAAAAA838.3 SQ FT 233.5 SQ FT 120.2 SQ FT 279.4 SQ FT 80.4 SQ FT 325.5 SQ FT 12 SQ FT 20.3 SQ FT 8'-10" 7'-11" inside8'-2 1/8"UPPPPUUUUUPPUPUUPUUUUUUUUUUPPPPPPPPUUUUUUUUPPUPPPUUPPPPKING KING W-010W-009W-011W-001D-001BD-001BD-002AD-007OFFICE 006 LNDRY. 007 5'4" x 8 ' 9 " T.O. S L A B L O W E R L E V E L 85'-6"D-001AD-001A D-011BD-004D-012D-009 BED 011 13'1" x 1 0 ' 8 " BED 010 9'3" x 1 1 ' 8 " BED 001 12'8" x 1 2 ' 7 " MECH. 003 8'1" x 7 ' 4 "ENTERTAINMENT CENTER T.O. S L A B L O W E R L E V E L 87'-0" 11 1/2"5'-2"3 1/2"12'-7 1/4"11 1/2"5'-5"3 1/2"8'-9 3/4"5 1/2"9'-2"5 1/2"2'-6"5 1/2"6'-4"11 1/2"4'-2"9'-4"7'-9 3/4"5 1/2"8 3/4"3'-0"8'-7 1/4"11 1/2"12'-3 3/4" 12'-7 1/4" 18'-0 3/4" 3'-0" 3'-0" 3'-0" 3'-0"D-010AD-010B BATH 004 5'0" x 8 ' 2 " CLOS. 011 5'0" x 8 ' 0 "11 1/2"8'-0"3 1/2"9'-8"5 1/2"8'-2 1/2"5 1/2"15'-1 1/2"1'-0 3/4" 5'-0"3 1 / 2 " 13'-1"11 1 / 2 " QUEEN 5'-0"3 1 / 2 " 3'-6"3 1 / 2 " 9'-3 1 / 2 " 11 1 / 2 " 15" x 1 5 " 15" x 1 5 " D-011A BATH 012 5'0" x 9 ' 8 " BUNK R O O M 009 BATH 002 5'4" x 1 2 ' 0 "BUILT IN OFFICE w/d book shelvesSOFAw/d 4'-0 3/8" STAIR 005 3'-6 1/2"3 1/2" 1'-6" 3 1/2" 5'-4"3 1/2"3'-10 1/4"5'-1"3'-6"7'-5 1/4"8"3'-0"8"5'-9 1/2"8"3'-0"8"8'-7"8"3'-0"8"9'-5"4"4"8"3'-0"8"8'-10 3/4" CLOS. 001 5'4" x 6 ' 3 "3'-6"5'-4 1/2" UP 7'-1 3/4"3'-0"7'-1 1/2"3'-0"9'-11"3'-0"10'-1"30"X30" ACCESS PANEL 12'-0 1/2"5 1/2"11'-8 3/4"3 1/2"2'-1"5 1/2"15'-1 1/2"1'-0 3/4" NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3/4"17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" A E G 4 5 7 1 2 3 C D 6 B F PROPOSED LOWER LEVEL PLAN SCALE: 1/8" = 1'-0" 1 KING D-001BD-001BD-002AD-007OFFICE 006 LNDRYRYR.Y.Y 007 5'4"x 8'9" T.T.T O.SLALALB LOWER LEVEL 85'-6"D-001AD-001AAA BED 001 12'8"x 12'7" MECH. 003 8'1"x 7'4"NTCENTERT.T.T O.SLALALB LOWER LEVEL 87'-012'-33/4"12'-7 1/4" BATATAH 002 5'4"x 12'0"BUILTLTLINOFFICEw/dw/d 4'-03/8"STATATIR 005 3'-6 1/2"3 1/2" 1'-6" 3 1/2" 5'-4"3 1/2"3'-10 1/4"5'-1"3'-6" CLOS. 001 5'4"x 6'3"3'-6"5'-41/2"UP 30"X30"ACCESS PAPAPNELLL MENT0"D-004D-009ENTERTATATINME 0ABATATAH 004 5'0"x 8'2" 5'-0" BUNK ROOM 009 book shelvesSOFAFAF 010A3 1 BD-012BED 010 9'3"x 11'8"D-01D-010B CLOS. 011 5'0"x 8' 5'-0"3 1/2" QUEEN 3 1/2"3'-6"3 1/2"9'-3 1/2" 15"x 15" D-011A BATATAH 012 5'0"x 9'8"1B8'0"011B0 D-0111 D11 1/1/2/2 15"x 1 x 15" B 13' BE 3'-1 BED 1 1"K ED 01 13' KING D 011 3'1" NG 1 1"xx 1010'8"8" 1111 1/1/22221/11 8"10x NG 1 1" K D 01 3' ED 1 BE 1 B 3'1 x 2/21/D11 011B0"B8'0x . 11 0" /2 OS 0 5 1 O 3 /2" CL 1 1 C -3 1 -0 9 5 DD-08 0121'8 2x 1 N A 0 x UE /2" 1A 8" D 01 9 3 Q 1 01 x 9 ED 9 0B 3 D 2 x BE 10 H 12 5 0 B D-0 -6 TH 0 5 D 3 ATATABA D/2 B 013 1 0AAve -0 sh 5 ookb 8 2 D-0x 8 0049 4 0"400 H 00 5' D ATATAH M BA OM B OOOO 09 OR 00 RKKNNUUBB SSOOFAFAFAEENTERTTATATINMME0 NTR 05 L 7'TCCEVE 8 AIR 00 NTLE TATAT 3ERR ST '-6ES 6"P WE P RCOW U FFLO O6" ABLALAL N6 S LTLTL3 5UIL'-4E 6 O BU41CE 00 T /2 /2FIC 3 "FFOFO 2 1 1/2 -6 5' 1 32" 4" 1/ 7'D6 D-0x 3'D00H 03 1" /4 0ACH 0 8 0 1 EC 071 9 ME 3' x 8 M Y.Y.Y 2" 7 Y 1/ RYRYR 007 5 4 DR 0 3 0 5 4ND '-0d LN 036 AA L w//84 L 5' 1A -4 "VE 8 00 5 LE D d R /4" w WE 1/ OW -7 LO 2 AB 1 7 LALALS 2'7 .O x 1 0" 1 T 12 D 00 82 x ED 0 NG D12 H 02 4" BE K 00TH 0 5'02B ATATAA A1BA 2B 31B 3/EL 0 400 S P D-0D CC30"30 D-001B6 3x6 1 4" S 00 5'4 OSLOLCC 1595 SQ FT. A B C D W-201AW-201BW-202BW-202AW-202A KING W-106A M. B E D 201 18'2" x 1 1 ' 2 " M. C L O S E T 203 6'6" x 9 ' 2 " DN STAIR 106 ROOF D E C K 204 7'4" x 8 ' 1 0 " 5 1/2"12'-8 3/4"5 1/2"5'-2 1/2"5 1/2"10'-0"REAR SETBACK 4"19'-3 3/4"4"21'-10"4"28'-2"4"13'-0 1/2"12'-3 3/4"4"6'-1"W-106B3'-11 1/2" 3'-0 1/2" STAIR 204 5 1/2"12'-8 3/4"5 1/2"5 1/2"17'-7 1/2"10'-1"M. B A T H 202 11'1" x 8 ' 1 0 " sto.NICHENICHEsto. 1'-2"11'-2"4'-7 3/4"3'-0" sto.4'-0"3'-0"5 1/2"11'-3 1/2"5 1/2"9'-2"5 1/2" A8.1 1 2 3 4 5 1/2"9 1/2"2'-0"8'-7 1/4"5 1/2"7'-0" DN W-201E D-201A W-201D 5'-7 1/4"5'-0 1/2" 14'-2 1/4"4'-2 1/2"5'-9"NICHE HW-06 NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3 / 4 "17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" A E G 4 5 7 1 2 3 C D 6 B F PROPOSED UPPER LEVEL PLAN SCALE: 1/8" = 1'-0" 3 M.CLOSET 203 6'6"x 9'2" sto.3-0"3'1 2 o 8 1 1 2 sto. A 8 H HE03 4 KING 18'2" DN 3'-111/2"2" /2" M.BATATAH 202 11'1"x 8'10"ENICHE4'-0"5'-7 1/4" 14'-2 4'-2 1/2"5'-9"NICHE5'DN" E ED 1/2" NICHE BED 5'-0 1/ N M B 01 '2" 5 M. 201 11'2 /4" M 2 2"x 1 2 1/4 0 1/2 AAA 3'-0 1 01AAA 3 D-201D-2D-2 3 01 0 1 AA 2 KIN /2-12"8 4 2" 2 M 2 1 /4 M 01 '2 5' BED 1/ N D " E NE5'11 " M 2 8 5 M 02 10 1/ 4' BA 4" ATATA 4H HE03 4 o 8 1 2 36 M 6" M 2 9 s CL 03 2 o. LOOS DDNN 2 1/2 22 SSETT 140.5 SQ FT 419.1 SQ FT FLOOR AREA KEY SUBGRADE AREA NEW FLOOR AREA PATIO AREA HISTORIC FLOOR AREA GARAGE AREA DECK AREA 39.3 SQ FT 6'-5 1/2" A C B 11 1/2" T.O. PLY 100'-0"B.O. STRUCTURE 99'-0" B.O. STRUCTURE 98'-0" B.O. STRUCTURE 96'-4" T.O. SLAB 87'-0" T.O. PLY 100'-0"B.O. STRUCTURE 99'-0" B.O. STRUCTURE 97'-5 1/2" B.O. STRUCTURE 96'-4" T.O. SLAB 87'-0" 11 1/2"8'-7 1/4"3'-0"22'-6"1'-2 1/4"8'-10 3/4"3'-0"9'-11"3'-0"7'-1 1/2"3'-0"7'-1 3/4" 168.6 220.5 844.717.5 25.5 25.5 25.5 3'-0"9'-11"3'-0"7'-1 3/8"3'-0"7'-1 7/8" GL 4 1 2 3 5 7 5'-4"17'-8 1/2"16'-10 1/2" 4 6'-11"9'-8 1/2"27'-7 1/4" 6 @ connector @ garage 9'-4"18'-0 3/4"12'-0"18'-4 1/2"10'-0"5'-10"3'-6"8'-6"3'-6"10'-5 1/2" 77'-3 1/4"12'-0"SUBGRADE WALL ELEVATIONS SCALE: 1/8" = 1'-0" 4 D T.O. PLY 100'-0"B.O. STRUCTURE 99'-0" B.O. STRUCTURE 97'-5 1/2" B.O. STRUCTURE 96'-4" T.O. SLAB 87'-0" 854.7 @ connector @ garage 42'-2 3/4"11 1/2"13'-3 3/4"20'-8 1/4"11 1/2" 77'-2 1/8"12'-0"10'-0"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 - 01.10.2024 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)1071.8 Main Level Garage Gross Floor Area 325.5 Main Level Gross Floor Area TOTAL 1397.3 Main Level Countable Floor Area (Sq Ft)1071.8 Main Level Garage Countable Floor Area 37.8 26.575.020.D.7 RMF Zone First 250 exit. Then 1/2 Proposed Main Level Countable Floor Area TOTAL 1109.6 Proposed 2nd Level Floor Area Calculations 2nd Level Gross Floor Area (Sq Ft)458.5 2nd Level Countable Floor Area (Sq Ft)419.1 Proposed Sub-Grade Floor Area Calculations Basement Gross Floor Area (Sq Ft)1595.0 Basement Level Countable Floor Area (Sq Ft)71.8 4.5% 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 399.6 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 Exterior Stairs @ East Patio 20.3 Main Level Deck - Front Steps 12.0 Roof Deck 140.5 Total Deck Floor Area 172.8 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 Proposed Gross Floor Area (Sq Ft)3450.8 Proposed Total FAR (Sq Ft)1600.4 2399.2 SF max allowable FAR REMAINING FAR: 798.8 1820 E COOPER MITIGATION FAR - 01.26.2024 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 Gross Net New (SF) Notes Main Level Gross Floor Area (Sq Ft)1071.8 233.5 Main Level Garage Gross Floor Area 325.5 325.5 Main Level Gross Floor Area TOTAL 1397.3 559.0 Main Level Mitigation Floor Area (Sq Ft)559.0 Proposed 2nd Level Floor Area Calculations 2nd Level Gross Floor Area (Sq Ft)458.5 2nd Level Mitigation Floor Area (Sq Ft)419.1 Less upper most stair opening Proposed Sub-Grade Floor Area Calculations Basement Gross Floor Area (Sq Ft)1595.0 1595.0 Basement Level Mitigation Floor Area (Sq Ft)1595.0 Proposed Gross Floor Area (Sq Ft)3450.8 Total MITIGATION FLOOR AREA (Sq Ft)2573.1 1 120 Thursday, February 1, 2024820 EAST COOPER HISTORIC FARCOMPARISON JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 Z-013820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SETLIVINGDRWGE UP DN KITCHEN M. B A T H M. B E D BATH MUDROOM T.O. P L Y M A I N L E V E L - E X I S T I N G 7937'-0" T.O. P L Y 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 HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3 / 4 "17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" HISTORIC MAIN LEVEL PLAN - GROSS FLOOR AREA SCALE: 1/8" = 1'-0"1 ENITCHKNTCHECHKINHETCKENKITHKENT DNNDNN HMBBAATATAHMMATATABTH.BBA HATATAHM VI GIINLGIVNGGLLIVVINGVLN M DBEDM.BEDBEMDBEM LV GLMETOTINAINPLYLYLISOPVELNGL-E GINLLYLYLMEXISLEVSTIPLT.T.T OT MAI L GEVEEXLAINTINISLYLYLO.MT.T.T 99 "'-099'-00"99 0 PPPPUUUUUUUUUUPPPU TINEELXISO U MAIN GEVPLYLYLNLYMTGINGEXIVEL.PL STL-AINLYLYLT.T.T O LEVMAT G 0 XIS 9 PL LT E TIEVLMO.A 7'-00"93779377 0793 ENNHHEECCHHITTKK DNN GG HH VINN ATATATH IVV BAA LL BMM GGTIIN "" XISS '-00 EEX 99 LL GG EVVE TIN 00 LL XIS 77 AIIN E 9933 DD MM ELL 7 EE PLLYLYL EVV BB O N L MM. TT.T.T MAAYMPLL PPP OO. UU TT 000 GG 7373 G 73 INT 979 T 9 SXI "0"0 E "0 GG 99 LEL G L INTI VEV I V SXIS L SEXE AINA E A LL M LVEV LYLYLPL V L LL OO L O INAI TT I T MMMLYLYLPL PUUUUUU L U POTOTT GGGGNNNIVVVILLIL DDDEEEBBBMMM HHHTATATATABAABBMMM NNNNEE NDN E N HHHHCTCTCTTKITKTKKKK 777.8 SQ FT A E 4 5 7 GCD 1 2 3 6 B F NON-HISTORIC ADDITION TO BEDEMOLISHED NON-HISTORICADDITION TO REMAIN T.O. P L Y U P P E R L E V E L 108'-8 1 / 4 " OPEN T O B E L O W DN ATTIC S P A C E NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3 / 4 "17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" HISTORIC UPPER LEVEL PLAN - GROSS FLOOR AREA SCALE: 1/8" = 1'-0" 2 A E 4 5 7 GCD 1 2 3 6 B F ELEELRLRLRRRRLRRPEPELEVLEUPUUPPPTOTTOLYLYLYYTTPERRRPEEVEVEEEVEEVEO.OO PPPUPUPPP LE LLLYUPLYLYLLYLYLLYLYLT.T.TT.T.T UUU R 8' PE 101 P EEVEEL 44 LYLYLP.O 111 ''-8'4"408001/411/10 8 18888/4 DDDDNNDDDDNDDDDNNNNDDDDDD I CPICPAPAPCSPCECSESPAPAPACESPCEATTTTTTITICCATATAATATATTTTAAT EELLEEVE 44 RRR 1 PPPEP 8'-' UUPU 10 LYLYLYYYPTTO NDDD CCEEPAPAPASSPTIICCTATATTTTTTAAECEECACACAPSPSPSSCCCITITITTATATAATA 4444/4/4 DDDDNNDDDDDDNNDDDD 44 DD LLEE 88 EEVEE '8 ELR 01 RPEPPUPUUUUYLYLYLYPPOO..TTT422.5 SQ FT 820 E COOPER Historic Percentage FAR 01.10.2024 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 233.5 Upper Level Addition 458.5 Garage 325.5 Proposed Addition Gross Floor Area 1017.5 New / Historic FAR %84.8% 2 KING KING W-010W-009W-011W-001D-001BD-001BD-002AD-007OFFICE 006 LNDRY. 007 5'4" x 8 ' 9 " T.O. S L A B L O W E R L E V E L 85'-6"D-001AD-001A D-011BD-004D-012D-009 BED 011 13'1" x 1 0 ' 8 " BED 010 9'3" x 1 1 ' 8 " BED 001 12'8" x 1 2 ' 7 " MECH. 003 8'1" x 7 ' 4 "ENTERTAINMENT CENTER T.O. S L A B L O W E R L E V E L 87'-0"D-010AD-010B BATH 004 5'0" x 8 ' 2 " CLOS. 011 5'0" x 8 ' 0 " QUEEN 15" x 1 5 " 15" x 1 5 " D-011A BATH 012 5'0" x 9 ' 8 " BUNK R O O M 009 BATH 002 5'4" x 1 2 ' 0 "BUILT IN OFFICE w/d book shelvesSOFAw/d STAIR 005 CLOS. 001 5'4" x 6 ' 3 " UP 30"X30" ACCESS PANEL 10"6"10"HEAT PUMPCONDENSER UNITCOVEREDWALKHW-01HW-02HW-03HW-04D-104 HW-05HW-06D-101 HW-07HW-08 W-005BD-107CW-107AT.O. S L A B @ E D G E 98'-8 1 / 4 " GARAGE 107 13'8" x 2 1 ' 9 " HALL 105 7'4" x 1 6 ' 9 " STAIR 005 KITCHEN 102 12'4" x 1 6 ' 2 " PANTRY 104 6'4" x 6 ' 7 " PATIO 109 diningdesk D-107A D-105W-105STAIR 204 bench7938.0' Ø 3' - 6 " BENCHBENCH TVBOOK C A S E BAR POWDER 103 4'4" x 5 ' 7 " LIVING 101 DN W-005BD-107B DNDN UP DN UPRECESSED LI G H TI N G ABOVE AT G R A D E P A TI O sto. STAIR 106 RECESSED LI G H TI N G ABOVE 8'-6" PARKING 18'-0"PARKING6'-11"6'-1 1/2"5 1/2"10'-0"6'-9 7/8"3'-6"3'-0"3'-6"5 1/2"21'-11"5 1/2" 5 1/2"13'-8 1/2"5 1/2" 8'-10"12'-3"4'-6 3/4"5 1/2" 8'-2" 7'-11" 2'-0"9'-0"3"3'-0"PATIO 108 NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3/4"17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" A E G 4 5 7 1 2 3 C D 6 B F PROPOSED MAIN LEVEL PLAN SCALE: 1/8" = 1'-0" 3 17'-4"8'8 0"10"-1 "0" KIKIKTCITCKITKHCHTCT 1 EHECHC 010 412'412 NENEN 0202 4"x24 NN 6x16x HH2"6'2"16 CHENC"2"BEBØØ 63'-Ø 3Ø D 6 "3 -6 1D-1D PAPAPP 410410 ANPAPAPNPAPAP B 44 NTNTAN NCBENCB B RYRYRTRT 1041 6'46 CHNC OOKBOO YRYRYRRYRYR 4040 "x4"6 4 CASOKCA Y 6'7x6x EASE "6'7"6 BARBABARAR TVTVTTTTLL VLIVLI gNVINVII gingniGNGNGI 0110 nindindGGG 010 dP W REPODEROWWDPODEOWRPOPERWDPOW 100310 5'7 0 '4 '7"4"xx 5'4'x 5 744 ch388sk 0'nchd 7799 88.00dsk993387779des79d8sk D 0D-10D010D cbenb44 Y 110 RRYRYR D NTT 0"" ANN 4 " 18 PPAPAP 10 66"x64 AARB NEENNHHTCC 2"" KIITT 002 66 KK x'44 g112 inndR 6 EER 3 DD ØØ GG WW NNGG POO 100 5''7HCVVI PP xxBNCC LLII 001 4'4 BB E 4 CAOO chcb038877799TT 00DD sskdd cncc'75' 0 00 ' 0 R xx 888 DD x 8 D EED 030 44 99379 E 0 4 9 DWDWDWWOWOWOOPOPOPP skssddd dinnGG 010 GG 0 gNNINIVIVIVILLL TVTVTTTARAAB 6'766 Y x AS x RYRYRR 04 46 OK R 0 TRT CNC B T C 44 NAN BB 4 NN B 11 PAPAPP 1 P D 63-ØØØ "2"BEN"616 HC6 HNN 2 x NEE 00 424 E 0 4 HCHC 11 HC 1 CTCTCTITKIKIK "0""- R HALL 105 7'4"x 16'9" STATATIR 005DN D-107B DN UP DN sto. STATATIR 106 6'-97/8"3'-6"3'-0"3'-6"7'-11" 2'-0" N 7 1 7/8967 4"x 1 16 H 05 '9 AL 3LL UP 2 0 0"D 3'10 D 7B to N S 10-6D ST 063N AIR S 0 ST 05 TTATA RAA07A107W10W-1WWWCWAWAWLKCOWAWAWVLKCOVVEKOVEREREDEDDC7C07CAAAAA777070001101-WWWWWWWCWWWCCCWWWOOWAWAWOOAAVVLVLVEKKKEKKRRRREEEEDDDDCC107C77D-100000D-111D-D-DDDDWWAKCCOOVEREEDDA7A7011WWWC77011DA7A7011WWWC7011DWWAWAWLLKKCOVVVEERREDAA07010-WCC7C01D-DDDDDDDDDDD--1111111111100000777777CCCCCCCCCCCCCCCDDDDDDDEEEERRRRRRRKKKKEEELLLLVVVVVVVVAAAOOOOWWWWOOOWWWCCCCWWWWCCCWWWWWWWWWWW111111100000000000077777AAAAAAAAAAAAAAAAADDDDDDD-DDD-D--01111110700700CC7C77CC77CCCCCCCCCCCCDDDDEEDEDDDERRERRRRVEEEEEEOOOVVVKKOVKVKVVOCCCOOALKKKCLOLOOCCWAWAWAAAWCAWWCCWWWWWWWWWWWWWWWWWWW111WW110000100111100007070770077AAA77AAAAAAAA838.3 SQ FT 233.5 SQ FT 120.2 SQ FT 279.4 SQ FT 80.4 SQ FT 325.5 SQ FT 12 SQ FT 20.3 SQ FT 8'-10" 7'-11" inside8'-2 1/8"UPUPPPUUUUPUPUSUUUUUUUPPPPPSUUUUUUPUPUPUPPP W-201AW-201BW-202BW-202AW-202A KING W-106A M. B E D 201 18'2" x 1 1 ' 2 " M. C L O S E T 203 6'6" x 9 ' 2 " DN STAIR 106 ROOF D E C K 204 7'4" x 8 ' 1 0 " 5 1/2"12'-8 3/4"5 1/2"5'-2 1/2"5 1/2"10'-0"REAR SETBACK 4"19'-3 3/4"4"21'-10"4"28'-2"4"13'-0 1/2"12'-3 3/4"4"6'-1"W-106B3'-11 1/2" 3'-0 1/2" STAIR 204 5 1/2"12'-8 3/4"5 1/2"5 1/2"17'-7 1/2"10'-1"M. B A T H 202 11'1" x 8 ' 1 0 " sto.NICHENICHEsto. 1'-2"11'-2"4'-7 3/4"3'-0" sto.4'-0"3'-0"5 1/2"11'-3 1/2"5 1/2"9'-2"5 1/2" A8.1 1 2 3 4 5 1/2"9 1/2"2'-0"8'-7 1/4"5 1/2"7'-0" DN W-201E D-201A W-201D 5'-7 1/4"5'-0 1/2" 14'-2 1/4"4'-2 1/2"5'-9"NICHE HW-06 NEW A D D I T I O N HISTORIC 44'-2 3/4" 3'-6"1'-6 1/4"7'-3 3 / 4 " 7'-7 3/4"17'-8 5/8"5'-4"27'-7 1/4"9'-8 1/2"6'-11"16'-9 1/2"23'-0 5/8" 19'-11 3/4" 13'-7 3/4" A E G 4 5 7 1 2 3 C D 6 B F PROPOSED UPPER LEVEL PLAN SCALE: 1/8" = 1'-0" 6 ETSETLOSECLO 3 " sto. CL 203 9'2" st M.C 20 "x 9 2 M 6'6"x663'-0"1 2 sto. A 8 1 H sE3 4 TH NICHE-0"2" BATATAH N4'1/2 BA 2 0" /4" 2 1/ M.B 202 8'10 7 1/4 4'-2 KING M.BED 201 18'2"x 11'2" DN 3'-111/2"3'-0 1/2" /2" M 20 11'1"x 8 1 NICHED-201AAA 5'-75'-0 1/2" 14'-2 1/4"45'-9"NICHE D 20 '-0 1A 1/NGG 2311/21 1 8'2 4'- x 1 M 20 11 4 5 B 1 2 00 BE IC /2 ED5IC-911'1 x M 20 8 1 7 4 B 2 0 /4 '-2 BATH N4H Es 06'6 MM "x C 20 9 2 CL 3 st LOS DDN 22 1/2" " SESET 140.5 SQ FT 419.1 SQ FT FLOOR AREA KEY SUBGRADE AREA NEW FLOOR AREA PATIO AREA HISTORIC FLOOR AREA GARAGE AREA DECK AREA 39.3 SQ FT 6'-5 1/2" 121 LOT E LOT F LOT G LOT Q LOT O (20.20' W I D E )S 30o 37'38" W 465.84'N 31o 25'41" E465.84'CONC R E T E C U R B & G U T T E R TREE L A W N PAVED R O A D W A Y (73.70' R . O . W . ) COOP E R A V E N U E 2 5 6 10 7 8 9 11 4 36.80'11.00' 11.00'6.80'CONCRETE PARKINGCONCRETE PARKINGIVB IVB IVB IVBSIDE SETBACK - 5'SETBA C K - 5 ' G A R A G E SIDE SETBACK - 5'SETBA C K - 1 0 ' P E R R/MF SETBA C K - 1 0 ' P E R R / M F 4" BACKWATERVALVEEXISTING WOOD PLANTER TO BE REMOVED FOUND #5 REBAR NO CAP GARDEN TO BE REMOVED EXISTING CONDENSING UNITAC EXISTING FENCE TO REMAIN STONE RETAINING WALL EXISITNG FENCE AND GATE TO REMAIN EXISTING BRICK LANDSCAPE PAVERS EXISTING IMPERVIOUS BRICK LANDSCAPE PAVERS CONT. EXISTING FENCE TO REMAIN TELEPHONE NETWORK INTERFACE PANELS ATTACHED TO WOOD FENCE ELECTRICAL TRANSFORMER ON CONCRTE PAD 4" BAC K W A T E R VALVESTAIRWELL & STORAGE SHEDWOOD RETAININGWALL (TYP.)WINDOW WELL7937 7937 7937 7937 7936 7936 7936 GATE WSO NORTHADJOINING BRICK BUILDINGADJOINING FRAME BUILDINGALLEY - B L O C K 1 1 1 12 13 EXISTING BRICK FRONT PATH TO REMAIN 4' - 5 1 / 2 " 5' - 0"10' - 9"36' - 9 1/2"90.0°B GG ASIDE SETBACK - 5' PER R/MFSIDE SETBACK - 5' PER R/MFLOT Q LOT O ALLEY - B L O C K 1 1 1 (20.20' W I D E ) CONC R E T E C U R B & G U T T E R TREE L A W N PAVED R O A D W A Y (73.70' R . O . W . ) COOP E R A V E N U E 12 13 CONDENSING PAD IMPERVIOUS HARDSCAPING - ROOF OVER BASEMENT EGRESS WELL W/ GUARDRAIL EXISTING FENCE TO REMAIN EXISITNG FENCE AND GATE TO REMAIN EXISTING BRICK FRONT PATH TO REMAIN EXISTING BRICK LANDSCAPE PAVERS NEW PERVIOUS PAVERS - MATCH EXISTING SPEC. EXISTING FENCE TO REMAIN - REPAIR AS NEEDED DRYWELL LOCATION RE: CIVIL ELECTRICAL TRANSFORMER ON CONCRTE PAD EGRESS WELL W/ GUARDRAIL WINDOW WELLPROPOSED BRICK ENTRY STEP AND LANDING - MATCH EXISTING BRICK FRONT PATH NEW PERVIOUS PAVERS - MATCH EXISTING SPEC. IMPERVIOUS HARDSCAPING - ROOF OVER BASEMENT IMPERVIOUS LANDSCAPING NO SNOWMELT IN APRON SETBA C K - 5 ' G A R A G E SIDE SETBACK - 5'SETBA C K - 1 0 ' P E R R / M F SETBA C K - 1 0 ' P E R R / M F IVB IVB IVB IVB ADJOINING BRICK BUILDINGADJOINING FRAME BUILDINGLOT E LOT F LOT G GATE WSO NORTH NEW A D D I T I O N HISTO R I C 1 CAR GARAGE 6"10"10"PARKING18' - 0"PARKI N G 8' - 6"CONCRETE PARKINGCONCRETE PARKINGGARAGE5' - 0"UPPER LEVEL10' - 0"BASEMENT10' - 0"10' - 9"5' - 0" 4' - 5 1/2"SIDE SETBACK - 5'SIDE SETBACK - 5' PER R/MFSIDE SETBACK - 5' PER R/MFGG T.O. S L A B 98'-10 1 / 2 " EGRESS WELL W/ GUARDRAIL EXISTING BOLLARD ADDITIONAL BOLLARD RECESSED LIGHTING ABOVE HEAT PUMPCONDENSER UNIT© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:35 PMA1.1 ARCHITECTURAL SITE PLANS820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 1/8" = 1'-0" 1EX. SITE PLAN 1/8" = 1'-0" 2 PROP. SITE PLAN 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 122 UPCONCRETE CURB & GUTTERTREE LAWNPAVED ROADWAYWSONORTH7937 7937 7937 7936 7936 7937 7938 HW-01HW-02 HW-03 HW-08 101 D HW-07 HW-06HW-05 107A D W-107A 107C D 105 D HW-04 104 D SETBACK - 10' PER RMFSETBACK - 5' PER RMFSETBACK - 10' PER RMFSIDE SETBACK - 5' SIDE SETBACK - 5' GRILL WINDOW WELL ADJOINING FRAME BUILDING WINDOW WELL ADJOINING FRAME BUILDING CONCRETE PARKING GARAGE SETBACK 5' - 0" HEAT PUMP CONDENSER UNIT STORAGE SHED PARKING 18' - 0"PARKING8' - 6"T.O. SLAB @ EDGE98'-8 1/4"PROPERTY LINEPROPERTY LINESETBACK - 5' PER RMF SETBACK - 5' PER RMF 10"10"6"GGFRONT LAWN - SOD DECORATIVE FREE DRAINING GRAVEL LANDSCAPE LEGEND MORTAR SET PAVER DRIVE - LIGHT GRAY EXISTING FENCE TO REMAIN REPAIR AS NEEDED NEW METAL FENCE EXISTING ROSE BUSH BRICK PAVER OVER CONDITIONED SPACE PERVIOUS BRICK PAVERS CONCRETE PAD - GRAY/BRUSHED EXISTING CONIFEROUS TREE TO REMAIN EXISTING DECIDUOUS TREE TO REMAIN EXISTING 5'-6' LILAC PROPOSED GREEN GEM BOXWOOD NO TALLER THAN 42" EXISITNG CONIFEROUS TREE TO BE REMOVED FOR SHORING AND EXCAVATION EXISITNG DECIDUOUS TREE TO BE REMOVED FOR SHORING AND EXCAVATION © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:26:32 PMA1.2 LANDSCAPE PLAN 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 1/4" = 1'-0" 1PROPOSED LANDSCAPE PLAN PERVIOUS PAVER WALKWAY - RE-USE EXISTING BRICK PERVIOUS PAVERS CONDENSING UNIT NEW 4' METAL FENCE W/ GATE NEW 4' METAL FENCE AND GATE NEW BRICK STEP AND ENTRY LANDING EXISTING GATE TO REMAIN EGRESS WELL W/ GUARDRAIL - HOLD 3" OFF SIDING MOVABLE GRILL EGRESS WELL W/ GUARDRAIL - HOLD 3" OFF SIDING BOLLARDS TO PROTECT EXISTING TRANSFORMER DL.01 DL.01 DL.03 DL.03 EXISTING BRICK FRONT PATH 123 DW UP REF.7 6 5 4 3 2 A B CDE F G 1 EX. CRAWL SPACE EX. CRAWL SPACE EX. MECH ROOM 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" 13' - 7 3/4" NORTH PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMFSIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"7 6 5 4 3 2 A B C D E F G 1 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6"16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"13' - 7 3/4"17' - 8 5/8"5' - 4"NORTH 2 A4.2 2 A4.2 1 A4.2 1 A4.2 1 A4.1 2 A4.1 3 A4.1 CLOS 011 5'-0" x 7'-0" BATH 012 5'-0" x 10'-8" BATH 004 5'-0" x 8'-11" BED 010 9'-3" x 14'-3" BED 011 13'-1" x 12'-4" CLOS 001 5'-2" x 7'-2" LNDRY 007 5'-2" x 8'-11" BED 001 12'-4" x 12'-7" MECH 003 8'-1" x 3'-10" 007 D 001A D 002A D 001B D 009 D 010A D 004 D 012 D 011A D 011B D 001C D W-001 W-009 W-011 W-010 BUNK ROOM 009 STAIR 00512' - 4"001A D5 3/4"1' - 0 3/4"3' - 8"5 1/2"8' - 10 3/4"5 1/2"2' - 8"5 1/2"6' - 2"5 1/2"3' - 0"5 1/2"7' - 2 1/2"11 1/2"11 1/2"5' - 2"3 1/2"12' - 7 1/4"11 1/2" 18' - 0 3/4"3' - 0"8' - 7 1/4"11 1/2"12' - 4 1/2"5 1/2"14' - 3 1/2"5 1/2"14' - 7 1/4"1' - 0 3/4"8"3' - 0"8"8' - 10 3/4"7' - 5 1/4"8"3' - 0"8"5' - 9 1/2"8"3' - 0"8"8' - 7"8"3' - 0"8"9' - 5"7' - 1 3/4"3' - 0"7' - 1 1/2"3' - 0"9' - 11"3' - 0"10' - 1"11 1/2"7' - 0"3 1/2"10' - 8"5 1/2"8' - 8 1/2"5 1/2"14' - 7 1/2"4' - 2"9' - 4"7' - 9 3/4"5 1/2"8 3/4"PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMF SIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC BATH 002 5'-2" x 12'-9" 18' - 4 1/2" T.O. SLAB @ LOWER LEVEL 87'-0"© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:38 PMA2.1 FOUNDATION / BASEMENT PLANS820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 3/16" = 1'-0" 1EXISTING CRAWLSPACE AND FOUNDATION PLAN 3/16" = 1'-0" 2 PROPOSED LOWER LEVEL AND FOUNDATION PLAN NOTES: 1. EXISTING CRAWL SPACES, MECH ROOM, AND FOUNDATION TO BE REMOVED 124 UP DN 7 6 5 4 3 2 A B CDE F G 1 LIVINGM. BED M. BATH KITCHEN BATH MUDROOM 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" EXISTING ADDITION TO BE REMOVED T.O. PLY @ EXISTING MAIN LEVEL 7937'-0" T.O. PLY @ EXISTING MAIN LEVEL 99'-0" NORTH PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMFSIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"7 6 5 4 3 2 A B C D E F G 1 NORTH 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" 2 A4.2 2 A4.2 1 A4.2 1 A4.2 1 A4.1 2 A4.1 3 A4.1 107A D 107C D W-107A 107B D 105 D W-005B 104 D HW-06 HW-01 HW-08 HW-07 101 D HW-02 HW-03 HW-04 HW-05 GARAGE 107 13'-8" x 21'-10" T.O. SLAB @ GARAGE 98'-0" HALL 108 7'-5" x 16' 10"STAIR 106 PWD 102 4'-2" x 5'-2" DINING 104 T.O. PLY @ MAIN LEVEL 100'-0"PARKING18' - 0"PARKING 8' - 6" 5 1/2"13' - 8 1/2"5 1/2"GARAGE SETBACK5' - 0"REAR SETBACK10' - 0"SIDE SETBACK 5' - 0" SIDE SETBACK 5' - 0"FRONT SETBACK10' - 9"5 1/2"21' - 9 5/8"5 1/2"6' - 11"6' - 1 1/2"5 1/2"10' - 0"5 1/2"16' - 9 1/2"5 1/2"PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMF SIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC LOUNGE 111 12'-3" x 16'-1" PANTRY 105 5'-7" x 9'-2" KITCHEN 103 T.O. PLY @ CONNECTOR 99'-0" 10' - 0" T.O. SLAB 98'-10 1/2"16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"8' - 11"8' - 2" 8' - 10"UP2' - 2 1/2"© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:26:35 PMA2.2 MAIN LEVEL PLANS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 3/16" = 1'-0" 1MAIN LEVEL PLAN - EXISTING 3/16" = 1'-0" 2 PROPOSED MAIN LEVEL FLOOR PLAN 125 DN 7 6 5 4 3 2 A B CDE F G 1 OPEN TO BELOWATTIC SPACE NORTH T.O. PLY @ UPPER LEVEL 108'-8 1/4" 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" 8" : 12"8" : 12" 9 1/4" : 12"9 1/4" : 12" 3 1/4" : 12" PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMFSIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"7 6 5 4 3 2 A B C D E F G 1 2 A4.2 2 A4.2 1 A4.2 1 A4.2 1 A4.1 2 A4.1 3 A4.1 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" M. BED 201 18'-5" x 11'-3" M. BATH 202 11'-5" x 9'-2" STAIR 106 HALL 203 6'-6" x 9'-2" NORTH W-202B W-202A W-106B W-106A W-201B 201A D W-201E W-201A W-202A 9 1/4" : 12"9 1/4" : 12" 3 1/4" : 12" 9 1/4" : 12"9 1/4" : 12" 9 : 12"9 : 12" 4"19' - 3 3/4"4" 5 1/2"5' - 2 1/2"5 1/2"12' - 8 3/4"5 1/2" 16' - 1 3/4"1' - 11"9 1/2"5 1/2"4"28' - 2"4"10' - 0"5 1/2"17' - 7 1/2"10' - 1"6' - 1 1/8"3' - 0"5 1/2"11' - 3 1/2"5 1/2"9' - 2"5 1/2"12' - 3 3/4"4"21' - 10"PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMF SIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC T.O. PLY @ UPPER LEVEL 108'-0" NEW FLUE VENT16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"CLOS.CLOS.4' - 2"14' - 2 3/4" 5 1/2"12' - 8 3/4" 11' - 2"DNNEW RANGE EXHAUST VENT NEW EXHAUST VENT © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:40 PMA2.3 UPPER LEVEL PLANS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 3/16" = 1'-0" 1UPPER LEVEL PLAN - EXISTING 3/16" = 1'-0" 2 UPPER LEVEL PLAN - PROPOSED 126 UP 7 6 5 4 3 2 A B CDE F G 1 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" NORTH 8" : 12"8" : 12" 9 1/4" : 12"9 1/4" : 12" 3 1/4" : 12" 9 1/4" : 12"9 1/4" : 12" PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMFSIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"7 6 5 4 3 2 A B C D E F G 1 9 : 12"9 : 12"9 : 12" 9 : 12"9 : 12" 13' - 11 3/4" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" NORTH 9 1/4" : 12"9 1/4" : 12" 3 1/4" : 12" 9 1/4" : 12"9 1/4" : 12" 2 A4.2 2 A4.2 1 A4.2 1 A4.2 1 A4.1 2 A4.1 3 A4.1 4"19' - 3 3/4"4" FLAT ROOF STANDING SEAM METAL ROOF MATCH EXISTING K STYLE GUTTER SNOW FENCE SNOW FENCE SNOW FENCE ADD K STYLE GUTTER SAME STYLE AND FINISH AS EXISTING WEST SIDE EXISTING ASPHALT SHINGLE ROOF NEW EXHAUST VENT NEW FLUE VENT EXISTING K STYLE GUTTER TO REMAIN EXISTING K STYLE GUTTER TO REMAIN SNOWFENCE MATCH EXISTING K STYLE GUTTER PROPERTY LINE SETBACK - 5' GARAGE FRONT SETBACK - 10' PER RMF SIDE SETBACK - 5'SIDE SETBACK - 5'SETBACK - 10' PER RMF NEW ADDITION HISTORIC NEW RANGE EXHAUST VENT16' - 9 1/2"23' - 0 5/8"27' - 7 1/4"9' - 8 1/2"6' - 11"44' - 2 3/4"17' - 8 5/8"5' - 4"DN© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:42 PMA2.4 ROOF PLANS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 3/16" = 1'-0" 1EXISTING ROOF PLAN 3/16" = 1'-0" 2 PROPOSED ROOF PLAN 127 EX. T.O PLY @ HISTORIC 99'-0" 1 T.O. PLY @ HISTORIC 100'-0" T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ NEW 87'-0" T.O. SLAB 87'-0"4' - 3"ROOFLINE AT CONCEPTUAL APPROVAL 6 13 LOW PROFILE VENT - BLACK FINISH EXISTING SCONCE DL.01 EGRESS WALL GUARDRAIL 8 1 14 DIRECT VENT CHIMNEY - GALVANIZED MIN.2' - 6 1/2"RANGE EXHAUST VENT © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:43 PMA3.1 BUILDING ELEVATIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 1/4" = 1'-0" 1EXISTING ELEVATION - SOUTH 1/4" = 1'-0" 2FRONT/SOUTH ELEVATION ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 SIDING: 1. EXISTING WOOD LAP SIDING - Historic - PAINT: MATCH EXISTING - REPLACE IN-KIND @ ADDITION 2. NEW WOOD RAIN SCREEN - STAIN PER PREVIOUS APPROVAL - 1X5 FIRE TREATED HEAT MODIFIED HEMLOCK 3. CEMENT BOARD PANELING - NICHIHA - COLOR: MATTE BLACK 24"X36" RUNNING BOND LAYOUT ROOFING: 4. EXISTING ASPHALT SHINGLE - MAINTAIN OR REPLACE IN-KIND 5. NEW STANDING SEAM METAL ROOFING: - COLOR: BERRIDGE MATTE BLACK METALS: 6. WINDOWS, RAILINGS, FLASHING - MATTE BLACK NON-POLISHED, NON-METALLIC 7. RAILING PANELS: MATTE BLACK, HORIZONTAL CABLES 8. GUTTERS: ADDITION: MATTE BLACK HISTORIC: EXISTING MATTE BLACK PAVERS: 9. ROOF DECK: MOSA DARK GRAY PORCELAIN 12X12 10. LANDSCAPE AND PATIO OVER CONDITIONED SPACE RECLAIMED MODULAR BRICK PAVERS 11. PERVIOUS DRIVEWAY PAVERS: MOSA DARK GRAY PORCELAIN 24X24 WITH TUMBLED PEA GRAVEL 1/2" JOINTS 12. MAINTENANCE EDGE GRAVEL: TUMBLED DARK GRAY LESS THAN 3/4" WINDOWS AND DOORS: 13: NEW WINDOWS AND DOORS: - ALUMINUM CLAD WINDOWS AND DOORS - BLACK EXTERIOR FINISH 14. EXISITNG WINDOWS AND DOORS TO REMAIN - REPAIR MINIMALLY AS NEEDED 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 EXTERIOR MATERIAL KEY 128 EX. T.O PLY @ HISTORIC 99'-0" 1 EXISTING ADDITION TO BE REMOVED T.O. PLY @ HISTORIC 100'-0" T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. SLAB @ NEW 87'-0" A BCDEFG T.O. SLAB 87'-0" CENTER POINT OF COMBINED ROOF SLOPE FROM EAVE POINT 3 ROOFLINE AT CONCEPTUAL APPROVAL 2 DL.02 SCONCE 19' - 11 3/4" 14' - 11 1/2"5' - 0 1/4" 6' - 0"1' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" 12 5.2 12 3 12 9 12 9 DL.02 SCONCE KEEP POST 3" OFF OF FINISH SIDING HP CONDENSING UNIT BUILDING HEIGHT20' - 6"BUILDING HEIGHT20' - 7 1/4"1/3 FROM EAVE POINT 25' BUILDING HEIGHT LIMIT 6 13 3 1 26' - 8"3 © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:43 PMA3.2 BUILDING ELEVATIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 1/4" = 1'-0" 1EXISTING ELEVATION - NORTH 1/4" = 1'-0" 2ADDITION - NORTH ELEVATION ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 SIDING: 1. EXISTING WOOD LAP SIDING - Historic - PAINT: MATCH EXISTING - REPLACE IN-KIND @ ADDITION 2. NEW WOOD RAIN SCREEN - STAIN PER PREVIOUS APPROVAL - 1X5 FIRE TREATED HEAT MODIFIED HEMLOCK 3. CEMENT BOARD PANELING - NICHIHA - COLOR: MATTE BLACK 24"X36" RUNNING BOND LAYOUT ROOFING: 4. EXISTING ASPHALT SHINGLE - MAINTAIN OR REPLACE IN-KIND 5. NEW STANDING SEAM METAL ROOFING: - COLOR: BERRIDGE MATTE BLACK METALS: 6. WINDOWS, RAILINGS, FLASHING - MATTE BLACK NON-POLISHED, NON-METALLIC 7. RAILING PANELS: MATTE BLACK, HORIZONTAL CABLES 8. GUTTERS: ADDITION: MATTE BLACK HISTORIC: EXISTING MATTE BLACK PAVERS: 9. ROOF DECK: MOSA DARK GRAY PORCELAIN 12X12 10. LANDSCAPE AND PATIO OVER CONDITIONED SPACE RECLAIMED MODULAR BRICK PAVERS 11. PERVIOUS DRIVEWAY PAVERS: MOSA DARK GRAY PORCELAIN 24X24 WITH TUMBLED PEA GRAVEL 1/2" JOINTS 12. MAINTENANCE EDGE GRAVEL: TUMBLED DARK GRAY LESS THAN 3/4" WINDOWS AND DOORS: 13: NEW WINDOWS AND DOORS: - ALUMINUM CLAD WINDOWS AND DOORS - BLACK EXTERIOR FINISH 14. EXISITNG WINDOWS AND DOORS TO REMAIN - REPAIR MINIMALLY AS NEEDED 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 EXTERIOR MATERIAL KEY 129 EX. T.O PLY @ HISTORIC 99'-0" 3 1 EXISTING ADDITION TO BE REMOVED T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. SLAB @ NEW 87'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" 7654 3 2 1 T.O. PLY MAIN LEVEL 100'-0" 25' BUILDING HEIGHT LIMIT 6' - 11"9' - 8 1/2"27' - 7 1/4"5' - 4"17' - 8 5/8"10' - 9 1/2"6' - 0"25' - 0"MIN3' - 0"MIN3' - 0"EXISTING ADDITION TO BE REMOVED LOW PROFILE ROOF VENT 4 8 1 DL.01 14 14 DL.01 1414 13 3 EXISTING ADDITION TO BE REMOVED 5 SNOWFENCE TO MATCH ROOFING COLOR 8 ROOFLINE AT CONCEPTUAL APPROVAL 5 SNOWFENCE TO MATCH ROOFING COLOR 8 DL.02 DL.03 2NEW ADDITIONHISTORIC© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:45 PMA3.3 BUILDING ELEVATIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 1/4" = 1'-0" 1EXISTING ELEVATION - EAST 1/4" = 1'-0" 2EAST ELEVATION ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 SIDING: 1. EXISTING WOOD LAP SIDING - Historic - PAINT: MATCH EXISTING - REPLACE IN-KIND @ ADDITION 2. NEW WOOD RAIN SCREEN - STAIN PER PREVIOUS APPROVAL - 1X5 FIRE TREATED HEAT MODIFIED HEMLOCK 3. CEMENT BOARD PANELING - NICHIHA - COLOR: MATTE BLACK 24"X36" RUNNING BOND LAYOUT ROOFING: 4. EXISTING ASPHALT SHINGLE - MAINTAIN OR REPLACE IN-KIND 5. NEW STANDING SEAM METAL ROOFING: - COLOR: BERRIDGE MATTE BLACK METALS: 6. WINDOWS, RAILINGS, FLASHING - MATTE BLACK NON-POLISHED, NON-METALLIC 7. RAILING PANELS: MATTE BLACK, HORIZONTAL CABLES 8. GUTTERS: ADDITION: MATTE BLACK HISTORIC: EXISTING MATTE BLACK PAVERS: 9. ROOF DECK: MOSA DARK GRAY PORCELAIN 12X12 10. LANDSCAPE AND PATIO OVER CONDITIONED SPACE RECLAIMED MODULAR BRICK PAVERS 11. PERVIOUS DRIVEWAY PAVERS: MOSA DARK GRAY PORCELAIN 24X24 WITH TUMBLED PEA GRAVEL 1/2" JOINTS 12. MAINTENANCE EDGE GRAVEL: TUMBLED DARK GRAY LESS THAN 3/4" WINDOWS AND DOORS: 13: NEW WINDOWS AND DOORS: - ALUMINUM CLAD WINDOWS AND DOORS - BLACK EXTERIOR FINISH 14. EXISITNG WINDOWS AND DOORS TO REMAIN - REPAIR MINIMALLY AS NEEDED 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 EXTERIOR MATERIAL KEY 130 EX. T.O PLY @ HISTORIC 99'-0" 4 1 EXISTING ADDITION TO BE REMOVED T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. SLAB @ NEW 87'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" 7654321 B.O. HEADER @ OVERHEAD DOOR 106'-0" B.O. HEADER 1 115'-0" T.O. PLY MAIN LEVEL 100'-0" 25' BUILDING HEIGHT LIMIT 6' - 11"9' - 8 1/2"27' - 7 1/2"5' - 4"17' - 8 5/8"4' - 5 1/2"12' - 4" DIRECT VENT CHIMNEY FLUE 8 4 114 14 4' - 3"ROOFLINE AT CONCEPTUAL APPROVAL 5 SNOWFENCE TO MATCH ROOFING COLOR 13 5 2 2 DL.02 2 DL.02 13 13 13 6 7 1338NEW ADDITIONHISTORICDIRECT VENT CHIMNEY FLUE © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:46 PMA3.4 BUILDING ELEVATIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 1/4" = 1'-0" 1EXISTING ELEVATION - WEST 1/4" = 1'-0" 2WEST ELEVATION ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 SIDING: 1. EXISTING WOOD LAP SIDING - Historic - PAINT: MATCH EXISTING - REPLACE IN-KIND @ ADDITION 2. NEW WOOD RAIN SCREEN - STAIN PER PREVIOUS APPROVAL - 1X5 FIRE TREATED HEAT MODIFIED HEMLOCK 3. CEMENT BOARD PANELING - NICHIHA - COLOR: MATTE BLACK 24"X36" RUNNING BOND LAYOUT ROOFING: 4. EXISTING ASPHALT SHINGLE - MAINTAIN OR REPLACE IN-KIND 5. NEW STANDING SEAM METAL ROOFING: - COLOR: BERRIDGE MATTE BLACK METALS: 6. WINDOWS, RAILINGS, FLASHING - MATTE BLACK NON-POLISHED, NON-METALLIC 7. RAILING PANELS: MATTE BLACK, HORIZONTAL CABLES 8. GUTTERS: ADDITION: MATTE BLACK HISTORIC: EXISTING MATTE BLACK PAVERS: 9. ROOF DECK: MOSA DARK GRAY PORCELAIN 12X12 10. LANDSCAPE AND PATIO OVER CONDITIONED SPACE RECLAIMED MODULAR BRICK PAVERS 11. PERVIOUS DRIVEWAY PAVERS: MOSA DARK GRAY PORCELAIN 24X24 WITH TUMBLED PEA GRAVEL 1/2" JOINTS 12. MAINTENANCE EDGE GRAVEL: TUMBLED DARK GRAY LESS THAN 3/4" WINDOWS AND DOORS: 13: NEW WINDOWS AND DOORS: - ALUMINUM CLAD WINDOWS AND DOORS - BLACK EXTERIOR FINISH 14. EXISITNG WINDOWS AND DOORS TO REMAIN - REPAIR MINIMALLY AS NEEDED 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 EXTERIOR MATERIAL KEY 131 T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" A B CD E F G T.O. SLAB 87'-0" 12' - 0" 19' - 11 3/4" 5' - 0 1/4"14' - 11 1/2" 3' - 6"1' - 6 1/4"7' - 3 3/4"7' - 7 3/4" 3' - 2 1/8"3' - 2 1/8"3' - 2 1/8"3' - 2 1/8" 12' - 8 1/2"BLDG. HEIGHT19' - 7 1/2"BLDG. HEIGHT19' - 5"R3F2R2R2F113 ROOFLINE AT CONCEPTUAL APPROVAL 13 1/3 FROM EAVE POINT CENTER POINT OF COMBINED ROOF SLOPE FROM EAVE POINT 2 6 12 5.2 T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ NEW 87'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" ACDEG T.O. SLAB 87'-0" 19' - 11 3/4" 7' - 7 3/4"7' - 3 3/4"1' - 6 1/4"3' - 6" 1 6 R3F2R2R2F1DL.01 NON-HISTORIC DOOR TO BE REPLACED .13 1 T.O. PLY @ UPPER LEVEL 108'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" T.O. PLATE @ UL ADD. 116'-2" A B C D E F G T.O. SLAB 87'-0"9' - 0 3/4"8' - 2"12' - 0" 19' - 11 3/4" 5' - 0 1/4"14' - 11 1/2" 3' - 6"1' - 6 1/4"7' - 3 3/4"7' - 7 3/4"R3F2R2F1ROOFLINE AT CONCEPTUAL APPROVAL © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:47 PMA4.1 BUILDING SECTIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 1/4" = 1'-0" 1SECTION THROUGH CONNECTOR - NORTH 1/4" = 1'-0" 2SECTION THROUGH CONNECTOR - EXISTING 1/4" = 1'-0" 3 SECTION THROUGH CONNECTOR - SOUTH ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 132 T.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. SLAB @ NEW 87'-0" T.O. SLAB @ NEW 87'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" T.O. PLATE @ UL ADD. 116'-2" 7654321 T.O. PLY MAIN LEVEL 100'-0" B.O. HEADER 4 96'-0" 5' - 4"17' - 8 5/8"16' - 9 1/2"6' - 11"9' - 8 1/2"27' - 7 1/4"11' - 0"10' - 0"8' - 2"9' - 0"MAX6' - 0"9' - 0"10' - 4 1/4"10' - 4 1/4"10' - 4 1/4"F5F4F3F2R3F1F1F1HF1HF1HR1HR1R15' - 0"CRAWL SPACE30"X30" ACCESS PANELNEW ADDITIONHISTORICT.O. PLY @ UPPER LEVEL 108'-0" T.O. SLAB @ GARAGE 98'-0" T.O. SLAB @ NEW 87'-0" T.O. SLAB @ NEW 87'-0" T.O. PLY @ CONNECTOR 98'-11 1/4" T.O. PLATE @ UL ADD. 116'-2" 7654 3 2 1 T.O. PLY MAIN LEVEL 100'-0" 5' - 4"17' - 8 5/8"16' - 9 1/2"6' - 11"9' - 8 1/2"27' - 7 1/4"MAX6' - 0"9' - 0"10' - 4 1/4"10' - 4 1/4"5' - 0"CRAWL SPACE30"X30" ACCESS PANELMECHANICAL ROOMNEW ADDITIONHISTORIC© COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:48 PMA4.2 BUILDING SECTIONS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 1/4" = 1'-0" 1 SECTION 1 1/4" = 1'-0" 2 SECTION 2 133 12 REFER TO DWGS 12 >3 © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:49 PMA6.1 ROOF AND FLOOR ASSEMBLIES820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 F7EXTERIOR - PERVIOUS PAVERS SCALE: 1 1/2" = 1'-0"F6INTERIOR - FINISHED FLOOR OVER UNCONDITIONED SPACE SCALE: 1 1/2" = 1'-0"F5INTERIOR - GARAGE SLAB OVER CRAWL SPACE SCALE: 1 1/2" = 1'-0"F4 INTERIOR - GARAGE SLAB OVER CONDITIONED SPACE SCALE: 1 1/2" = 1'-0" F3INTERIOR - WOOD FLOOR TYP. SCALE: 1 1/2" = 1'-0" R3ROOF DECK OVER CONDITIONED SPACE @ UL - CLASS-A FIRE-RATED SCALE: 1 1/2" = 1'-0" F2INTERIOR - BRICK PAVER SCALE: 1 1/2" = 1'-0"F1INTERIOR - BASEMENT SLAB ON GRADE - HEATED SCALE: 1 1/2" = 1'-0" R2ROOF DECK OVER CONDITIONED SPACE @ ML - CLASS-A FIRE-RATED SCALE: 1 1/2" = 1'-0"R1 TYP. WOOD FRAMED ROOF - NEW - CLASS-A FIRE-RATED SCALE: 1 1/2" = 1'-0" HF1 EXISTING HISTORIC FLOOR SCALE: 1 1/2" = 1'-0" HR1EXISTING HISTORIC ROOF SCALE: 1 1/2" = 1'-0" R-VALUE = 10 COA R402.1.4.C INSULATION REQ. FOR HEATED SLAB R-VALUE = 47.8 PRESCRIPTIVE PER TABLE R402.1.3 INSULTION AND FENESTRATION REQUIREMENTS BY COMPONENT: FLOOR OVER UNCONDITIONED SPACE R-VALUE FOR CITY OF ASPEN R-VALUE = 47.8 PRESCRIPTIVE PER TABLE R402.1.3 INSULTION AND FENESTRATION REQUIREMENTS BY COMPONENT: FLOOR OVER UNCONDITIONED SPACE R-VALUE FOR CITY OF ASPEN R-VALUE = 10 COA R402.1.4.C INSULATION REQ. FOR HEATED SLAB R-VALUE = 47.85 SPRAY CLOSED CELL ICYNENE SPRAY FOAM TIGHT TO UNDERSIDE OF ROOF SHEATHING EXEMPT PER EXISTING BUILDING CODES, SEE: 2015 IECC R503.1.1 R-VALUE = 61.05 PRESCRIPTIVE PER TABLE R402.1.3 INSULTION AND FENESTRATION REQUIREMENTS BY COMPONENT: CEILING R-VALUE FOR CITY OF ASPEN CLASS-A FIRE-RATED BY ASSEMBLIES R-VALUE = 60.8 PRESCRIPTIVE PER TABLE R402.1.3 INSULTION AND FENESTRATION REQUIREMENTS BY COMPONENT: CEILING R-VALUE FOR CITY OF ASPEN CLASS-A FIRE-RATED BY ASSEMBLIES R-VALUE = 60.8 PRESCRIPTIVE PER TABLE R402.1.3 INSULTION AND FENESTRATION REQUIREMENTS BY COMPONENT: CEILING R-VALUE FOR CITY OF ASPEN CLASS-A FIRE-RATED BY ASSEMBLIES SIM 1: USE TILE, UNCOUPLING MEMBRANE AND THINSET FOR FINISH MATERIAL NOTES: ALLOW FOR UP TO 18" UNDER FRAMING FOR ROUGH MEP NOTES: SLOPE TO EXTERIOR WALL. NO INTERIOR DRAINS SIM 1: REMOVE RADIANT NOTES: SLOPE TO EXTERIOR WALL. NO INTERIOR DRAINS SIM 1: REMOVE RADIANT SIM 1: USE 1X CEDAR T&G ON CEILING SIM 1: USE TILE AND THINSET FOR FINISH MATERIAL SIM 2: AT FLOOR OVER GARAGE, FIRE TAPE AND SEAL TYPE X 5/8" GYP. BOARD RE: Appendix F: Radon Control Methods, in IRC 2015 for all other potential floor penetrations. Per AF 103.6.1, a minimum 3-inch diameter ABS, PVC or equivalent gas-tight pipe shall be embedded vertically into the sub-slab aggregrate or other permeable material before the slab is cast. RE: Mechanical drawings for passive sub-membrane depressurization system. A "T" fitting or equivalent method shall be used to ensure that the pipe opening remains within the sub-slab permeable material. The pipe shall be extended up through the building floors, terminate at least 12 inches above the surface of the roof in a ocation at least 10-feet away from any window or other opening into the conditioned spaces of the building that is less than 2-feet below the exhaust point. In buildings where interior footings or other barriers separate the sub-slab aggregrate or other gas-permeable material, each area shall be fitted with an individual vent pipe. Vent pipe shall connect to a single vent that terminates above the roof or each individual vent pipe shall terminate separately above the roof. All components of the radon vent pipe system shall be installed to provide positive drainage to the ground beneath the slab or soil-gas-retarder. Radon vent pipes shall be accessible for future fan installation through an attic or other area outside the habitable space. JOINTS PER MANUFCT. SAND SET PAVERS (SEE PLAN) 1.5" MIN. SAND BASE 4" WASHED GRAVEL 3/4" ENGINEERED WOOD FLOORING FLOORING UNDERLAYMENT TO REDUCE SOUND 3/4" ADVANTECH SHEATHING SYSTEM RE: STRCT. FOR FRAMING R-47.8 SPRAY FOAM INSUL. (7.25" AT R-6.6/INCH) 3/4" 1X5 T&G WOOD SIDING, NICKEL GAP, NO BEVEL SLOPED CONC. TOPPING SLAB W/ EPOXY FINISH WATERPROOFING STEEL DECKING - RE: STRCT. FRAMING - RE: STRCT. R-47.8 SPRAY FOAM INSUL. (7.25" AT R-6.6/INCH) SLOPED CONC. TOPPING SLAB W/ EPOXY FINISH - RE: STRCT. WATERPROOF MEMBRANE STEEL DECKING - RE: STRCT. SOUND BATT UNSULATION - FILL CAVITY 5/8" GYP BOARD W/ LATEX PAINTED FINISH 3/4" ENGINEERED WOOD FLOORING FLOORING UNDERLAYMENT TO REDUCE SOUND 3/4" ADVANTECH SHEATHING SYSTEM RE: STRCT. FOR FRAMING 5/8 GYP BOARD WITH PAINTED FINISH BRICK PAVERS W/ GROUT 1/4" THINSET MORTAR 3/4" ADVANTECH SHEATHING SYSTEM TJIs (SEE STRCT.) 5/8 GYP BOARD WITH PAINTED FINISH FLOORING (SEE PLAN) STRUCTURAL SLAB (SEE STRCT.) 10-MIL POLYETHELENE VAPOR BARRIER 2" EXPANDED POLYSYRENE INSULATION (R-10 MIN.) 4" WASHED GRAVEL 3/4" ENGINEERED WOOD FLOORING FLOORING UNDERLAYMENT TO REDUCE SOUND 3/4" ADVANTECH SHEATHING SYSTEM SOUND BATT UNSULATION . FILL CAVITY 5/8 GYP BOARD WITH PAINTED FINISH STONE OR PORCELAIN PAVERS 1/2" MORTAR SAND 0.5" RADIANT TRACK DRAINAGE MATT AND WATER PROOFING FILL CAVITY W/ SOUND REDUCING BATT INSULATION SISTERED NEW FLOOR FRAMING (RE: STRCT.) FILL CAVITY W/ SOUND REDUCING BATT INSULATION 1/4" CEMENT BOARD HYDRONIC HEATING IN SLAB EXISTING 2X FLOOR JOISTS - PRESERVE WHERE POSSIBLE PLY DECKING AND FRAMING (RE: STRCT.) R-61.05 SPRAY FOAM INSUL. (9.25" AT R-6.6./INCH) FRAMING RE: STRCT. 5/8" TYPE X GYP. BOARD STONE OR PORCELAIN PAVERS 1/2" MORTAR BED 1.5" RADIANT SLAB DRAINAGE MATT AND WATER PROOFING STEEL DECKING AND FRAMING RE: STRCT. R-47.8 SPRAY FOAM INSUL. (7.25" AT R-6.6./INCH) R-13 FIBERGLASS BATT (3.5" @ R-3.7/INCH) TJI (REF. STRCT.) 5/8 GYP BOARD W/ LATEX PAINT OR CLASS III VAPOR RETARDER EXISTING ASPHALT SHINGLE - PRESERVE EXIST. WATERPROOFING - PRESERVE EXIST. LATH/SHEATHING - PRESERVE EXISTING/HISTORIC 2X4 RAFTERS - PRESERVE SPRAY FOAM INSULATION (7.25" @ R-6.6/INCH) NEW LVLS SISTERED TO EXISTING 2X4 RAFTERS (SEE STRCT.) 5/8" GYP BOARD W/ LATEX PAINT ASTM E-108 STANDING SEAM METAL ROOFING (1) LAYER UL CLASS-A FIRE-RESISTANT ROOF BARRIER (GAF VERSASHIELD OR EQUIV.) WATERPROOF MEMBRANE 3/4" PLY SHEATHING R-47.8 SPRAY FOAM INSUL. (7.25" AT R-6.6/INCH) TJI RAFTERS REF. TO STRCT. 5/8" GYP. WALL BOARD W/ LOW OR ZERO VOC LATEX PAINT OR VAPOR SEMI-PERMEABLE TEXTURED WALL FINISH (CLASS III VAPOR RETARDER) R-13 FIBERGLASS BATT (3.5" AT R-3.7/INCH) STRCT. SLAB RE: STRCT DWGS SPRAY FOAM INSULATION R48 STRCT. SLAB - RE: STRCT. 1/2" DENSE DECK OR EXT. RATED GYP. BOARD PEA GRAVEL RIGID INSULATION 134 © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:50 PMA6.2 WALL ASSEMBLIES 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 HW1 EXTERIOR - HISTORIC WOOD FRAMED WALL SCALE: 1 1/2" = 1'-0" W3INTERIOR - WOOD FRAMED WALL SCALE: 1 1/2" = 1'-0"W2EXTERIOR - WOOD FRAMED WALL SCALE: 1 1/2" = 1'-0"W1 EXTERIOR - WOOD FRAMED WALL SCALE: 1 1/2" = 1'-0" W4 FOUNDATION WALL BELOW GRADE SCALE: 1 1/2" = 1'-0" R-VALUE = 21+10ci PRESCRIPTIVE PER TABLE R402.1.3 COA STANDARDS R-VALUE = 35+12ci PRESCRIPTIVE PER TABLE R402.1.3 COA STANDARDS R-VALUE = 35+13ci PRESCRIPTIVE PER TABLE R402.1.3 COA STANDARDS R-VALUE = 15 FILL HISTORIC STUD CAVITY WITH MINERAL WOOL INSULATION EXEMPT PER EXISTING BUILDING CODES, SEE: 2021 IECC R503.1.1 SIM 2: ABOVE GRADE PAINT EXTERIOR FACE OF CONCRETE SIM 1: OMIT EXTERIOR INSULATION ABOVE GRADE HISTORIC WOOD SIDING - PRESERVE EXISTING LATH/SHEATHING - PRESERVE HISTORIC 4" WOOD STUD FRAMING - PRESERVE FILL 4" CAVITY W/ ROCKWOOL COMFORTBATT RSI 2.64 MINERAL WOOL INSULATION R-15 5/8" GYP BOARD W/ LATEX PAINT OR CLASS III VAPOR RETARDER COMPACTED BACKFILL TUFF N DRI RIGID INSULATION (R10 CONT.) TUFF N DRI WATERPROOF MEMBRANE CONC. FOUNDATION WALL (REF. TO STRCT.) 5/8" TYPE X GYP BOARD SPRAY FOAM CAVITY INSULATION (R21) 5/8" GYP BOARD W/ LATEX PAINT FIBERGLASS BATT INSULATION WOOD STUD REFER TO STRCT. 5/8" GYP BOARD W/ LATEX PAINT 2'X4' EQUITONE FIBER CEMENT PANELING 2" CASCADIA FIBERGLASS CLIPS WRB 1/2" PLYWOOD SHEATHING 5/8" GYP BOARD W/LATEX PAINT 5" SPRAY FOAM = R35 1" VERTICAL Z GIRTS 2" RIGID FOAM - HUNTER XCI 286 - R13 WOOD STUD REFER TO STRCT. 3/4" CLASS A FIRE TREATED WOOD SIDING 1/2" PLYWOOD 5/8" GYP BOARD W/LATEX PAINT 5" SPRAY FOAM = R35 CEDAR BREATER OR RAINSCREEN CLIP SYSTEM R12 ZIP PANEL (INSTALL PER MANUCT. INSRCT.) WOOD STUD REFER TO STRCT. 135 T.O. PLY @ HISTORIC 100'-0"3 3/4"HF1HW1 6 1/2"7"W1 T.O. PLY MAIN LEVEL 100'-0"HF1HW1 MIN.6"W1 HISTORIC MATERIAL TO REMAIN KEY © COPYRIGHT 2023 F&M ARCHITECTS, LLC PO Box 6762 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitects.com 970.987.2707 SHEET NO. DRAWING: JOB NO.5/3/2024 4:19:51 PMA6.3 FOUNDATION DETAILS 820 E COOPER AVE820 E COOPER AVEASPEN, COIssue Date 21084 ISSUE:DATE: LAND USE SET 03/15/23 LAND USE REV 1 06/13/23 LAND USE REV 2 08/24/23 COORD. SET 11/20/23 COORD. SET 04/12/24 LAND USE REV 3 05/03/24 3" = 1'-0" 1 FOUNDATION DETAIL @ HISTORIC ENTRY 3" = 1'-0" 2 TYP. FOUNDATION DETAIL @ HISTORIC SLOPE 2% AWAY FROM FOUNDATION SLOPE 2% AWAY FROM FOUNDATION HISTORIC SIDING BYND. HISTORIC EXTERIOR DOOR TRIM HISTORIC FRONT DOOR HISTORIC FRONT DOOR DAMP-PROOFING (BLACK FLUID APPLIED BITUMEN COATING) ROTTEN HISTORIC FLOOR JOISTS REPLACED WITH NEW JOISTS (SEE STRCT.) HISTORIC SIDING BYND. HISTORIC EXTERIOR DOOR TRIM HISTORIC FRONT DOOR ROTTEN HISTORIC FLOOR JOISTS REPLACED WITH NEW JOISTS (SEE STRCT.) CONTINUOUS RIGID INSULATION DAMP-PROOFING (BLACK FLUID APPLIED BITUMEN COATING) MAINTENENCE EDGE OR SOD (SEE LAND.) CONC. FINISH W/ CLEAR SEALANT SILL GASKET WITH SEALANT FLUID APPLIED FLASHING @ JOINT DRIP EDGE FLASHING 136 Thursday, February 1, 2024820 EAST COOPER SCHEDULES JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 A10.1820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET Window Schedule with Images Nominal Size Window Style Sill Shutters Glass Frame Details Openings Window Data Image Mark O.A. WidthO.A. Height Configuration Shape Top Shape Transom Sash Muntin Pattern InteriorExteriorTYPEHead DetailJamb DetailSill DetailEgress WinRO WidthRO Height U-VALUE SHGC Accessories Comments HW-01 2'4"5'6"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'4"5'6" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-02 1'3 1/2"5'6"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 1'3 1/2"5'6" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-03 2'4"4'6"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'4"4'6" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-04 2'0"5'0"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'0"5'0" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-05 2'4"5'6"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'4"5'6" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-06 2'4"2'5"Horizontal Slider XX Rectangle Square -Colonial Timber --FALSE 2'4"2'5" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-06 1'10"5'6"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 1'10"5'6" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-07 2'10"6'0"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'10"6'0" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE HW-08 2'10"6'0"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'10"6'0" N/A N/A HISTORIC WINDOW - PRESERVE AS IS - DO NOT REPLACE W-001 2'8"5'0"Casement N/A Rectangle Square -Colonial Timber --TEMPERED TRUE 2'8"5'0" <.26 .35 W-005 B 2'6"1'6"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 2'6"1'6" <.26 .35 W-005 B 8'0"1'6"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 8'0"1'6" <.26 .35 W-009 2'8"5'0"Casement N/A Rectangle Square -Colonial Timber --TEMPERED TRUE 2'8"5'0" <.26 .35 W-010 2'8"5'0"Casement N/A Rectangle Square -Colonial Timber --TEMPERED TRUE 2'8"5'0" <.26 .35 W-011 2'8"5'0"Casement N/A Rectangle Square -Colonial Timber --TEMPERED TRUE 2'8"5'0" <.26 .35 W-105 3'0"7'6"Casement N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 3'0"7'6" <.26 .35 W-106 A 3'0"7'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 3'0"7'0" <.26 .35 W-106 B 3'0"7'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 3'0"7'0" <.26 .35 W-107 A 2'6"4'0"Double Hung N/A Rectangle Square -Colonial Timber --FALSE 2'6"4'0" <.26 .35 W-201 A 5'6"2'6"Horizontal Slider XXX Rectangle Square -Colonial Timber --TEMPERED FALSE 5'6"2'6" <.26 .35 W-201 B 2'6"7'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 2'6"7'0" <.26 .35 W-201 D 12'8 1/2"5'0"Fixed Glass N/A Rectangle Gable -Colonial Timber --TEMPERED FALSE 12'8 1/2"5'0" <.26 .35 W-201 E 3'2"5'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 3'2"5'0" <.26 .35 W-202 A 2'0"2'6"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 2'0"2'6" <.26 .35 W-202 A 2'0"4'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 2'0"4'0" <.26 .35 W-202 B 4'0"4'0"Fixed Glass N/A Rectangle Square -Colonial Timber --TEMPERED FALSE 4'0"4'0" <.26 .35Historic Windows 137 Thursday, February 1, 2024820 EAST COOPER SCHEDULES JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 A10.2820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET Door Schedule with Images Image Nominal Size Door Style Door Frame Frame Details Fire Rating Openings Door Data Mark WidthHeightThicknessConfiguration Top Shape Slab Style Side LightsL Sidelt WidR Sidelt WidGlaz. StyleJamb ThickJamb DepthHead DetailJamb DetailSill DetailFrameDoor SlabRO WidthRO Height Mfr Model No.HW Set Accessories Comments D-001 A 3'0"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 3'1"8'0 1/2"N/A N/A DHW-#N/A D-001 A 3'0"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 3'1"8'0 1/2"N/A N/A DHW-#N/A D-001 B 2'0"8'0"1 1/2"Pocket Simple N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 2'1"8'0 1/2"N/A N/A DHW-#N/A D-001 B 2'6"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'7"8'0 1/2"N/A N/A DHW-#N/A D-002 A 2'6"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'7"8'0 1/2"N/A N/A DHW-#N/A D-004 2'6"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'7"8'0 1/2"N/A N/A DHW-#N/A D-007 2'10"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'11"8'0 1/2"N/A N/A DHW-#N/A D-009 3'4"8'0"1 1/2"Swing Bi-part N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 3'5"8'0 1/2"N/A N/A DHW-#N/A D-010 A 2'10"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'11"8'0 1/2"N/A N/A DHW-#N/A D-010 B 4'0"8'0"1 1/2"Bi-fold Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 4'1"8'0 1/2"N/A N/A DHW-#N/A D-011 A 2'10"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 2'11"8'0 1/2"N/A N/A DHW-#N/A D-011 B 2'10"8'0"1 1/2"Bi-fold Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'11"8'0 1/2"N/A N/A DHW-#N/A D-012 2'6"8'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"4 3/4"N/A N/A 2'7"8'0 1/2"N/A N/A DHW-#N/A D-101 2'8"7'10 1/2"1 1/2"Swing Simple N/A Square Custom N/A N/A None 1"5 7/8"N/A N/A 2'9"7'11"N/A N/A DHW-#HISTORIC FRONT DOOR - PRESERVE D-104 2'8"6'8"1 1/2"Swing Simple N/A Square Panel N/A N/A None 1"5 7/8"N/A N/A 2'9"6'8 1/2"N/A N/A DHW-#NON- HISTORIC DOOR TO BE REPLACED D-105 9'0"7'6"1 1/2"Slider OX Square Glass N/A N/A None 1"10 1/8"N/A N/A 9'1"7'6 1/2"N/A N/A DHW-#N/A D-107 A 10'0"8'0"1 1/2"Overhead N/A Square Solid N/A N/A None 1"10 1/8"N/A N/A 10'1"8'0 1/2"N/A N/A DHW-#N/A D-107 B 3'0"7'0"1 1/2"Swing Simple N/A Square Solid N/A N/A None 1"6 3/4"N/A N/A 3'1"7'0 1/2"N/A N/A DHW-#N/A D-107 C 3'0"6'8"1 1/2"Swing Simple N/A Square Glass N/A N/A None 1"10 1/8"N/A N/A 3'1"6'8 1/2"N/A N/A DHW-#N/A D-201 A 9'6"7'0"1 1/2"Slider OXO Square Glass N/A N/A None 1 1/4"10 1/8"N/A N/A 9'7"7'0 1/2"N/A N/A DHW-#N/A 138 Thursday, February 1, 2024820 EAST COOPERRENDERINGS JOB NO:PRINTED:820 East Cooper- Current.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 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET 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"4 139 Thursday, February 1, 2024820 EAST COOPERRENDERINGS JOB NO:PRINTED:820 East Cooper- Current.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 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET 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 116'-2" 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'-2" 140 Thursday, February 1, 2024820 EAST COOPER RAILING STUDY JOB NO:PRINTED:820 East Cooper- Current.vwx 21084 STDY.1820 E COOPER AVEASPEN, CO 81611 SHEET NO.COPYRIGHT 2023F&M Architects, LLCPO Box 6762 • 15 Kearns Rd. Snowmass Village, CO 81615 info@fandmarchitect.com 970.987.2707 DATEISSUE SHEET NAME. 07.27.22PRE APP 03/15/23LAND USE SET 06/13/23LAND USE REV 1 08/24/23LAND USE REV 2 01/30/24FINAL HPC SET TYP. LIGHT WELL RAILING SCALE: 3/4" = 1'-0" 1 PREFFERED GUARDRAIL DESIGN TOP RAIL HORIZONTAL CABLING 4"MAX6"3'-0"MIN.2X2 METAL POSTS W/ BASE PLATES HISTORIC LAP SIDING FOUNDATION WALL EXAMPLE OF PREFFERED GUARDRAIL DESIGN TYP. LIGHT WELL RAILING SCALE: 3/4" = 1'-0" 3 REQUESTED STUDY OF GUARDRAIL TOP RAIL 6"3'-0"MIN.2X2 METAL POSTS W/ BASE PLATES HISTORIC LAP SIDING FOUNDATION WALL VERTICAL RAILING 1" 4" MAX. EXAMPLE OF REQUESTED GUARDRAIL STUDY TYP. BACKYARD FENCE AND GATE DETAIL SCALE: 3/4" = 1'-0" 4 TOP RAIL HORIZONTAL CABLING 4"MAX2X2 METAL POSTS W/ BASE PLATES 3'-0" TYP. SPACING GATE 4'-0"MAX.5" Barrel hinges match finish Pull and Latch match finish 141 Thursday, February 1, 2024820 EAST COOPERBUILDING ELEVATIONS 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" 2 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 *PREVIOUS ROOF LINE 20'-5 1/2"@ 1/3 point19'-6"@ 1/2 pointEXISTING NORTH ELEVATION SCALE: 1/4" = 1'-0"2 EXISTING ADDITION TO BE REMOVED 1 EX. T.O. PLY @ HISTORIC 99'-0" 142 Thursday, February 1, 2024820 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 19'-5 1/2"@ 1/3 point18'-3"@ 1/2 point143 Signature 85500 Outdoor Wall Sconce DL.01 Exhibit L.4 144 12/1/23, 4:57 PM Neowise Motion Sensor Single Sconce | Rejuvenation https://www.rejuvenation.com/products/neowise-motion-sensor-single-sconce/?pkey=cwall-outdoor 1/2 Neowise Motion Sensor Single Sconce Overview Add a layer of security to the outside of your home with our Neowise Single Sconce, featuring a refined contemporary design with a motion sensor that allows you to control the range of movement. Elevated and functional, Neowise is the perfect addition to your porch, patio, garage, or garden shed. Details You'll Appreciate Contemporary cone shade Projects from wall Adjustable motion sensor Available in our Oil-Rubbed Bronze finish Product Specifications Aluminum fixture For indoor and outdoor use (UL Rated Wet) Hardwired; professional installation recommended Dimensions Fixture Width with Shade: 9" Length / Height with Shade: L: 9", H: 10-1/5" Adjustable Height: N Projection with Shade: 9-7/10" Shade Dimensions: D: 9", H: 6-4/5" Canopy/Base Diameter: 4-4/5" Fixture Weight: 1.5 lbs. Socket Type/Integrated LED: Integrated LED Dimmable: N Volts: 120V Power Source: Hardwired Switch Type: Motion Sensor Articulating: N UL Listing: Wet DL.02 145 12/1/23, 4:57 PM Neowise Motion Sensor Single Sconce | Rejuvenation https://www.rejuvenation.com/products/neowise-motion-sensor-single-sconce/?pkey=cwall-outdoor 2/2 Lumens: 800lm Kelvins: 3000k CRI: 90 Lifespan: 30000H ASSEMBLY INSTRUCTIONS DOWNLOAD ASSEMBLY INSTRUCTIONS Pricing may vary at time of purchase. Product subject to availability. If you have any questions regarding this item(s), please call 1.888.922.4119.. 146 Watson Outdoor Wall Sconce DL.03 147 Matte BlackZinc GreyCityscapeHartford Green Charcoal Grey Teal Green EvergreenHemlock Green Forest GreenPatina Green Zinc-Cote™Preweathered Galvalume® Lead-Cote™ Award Blue Copper-Cote™Antique Copper-Cote ChampagneNatural White Bristol BlueColonial Red BurgundyDeep Red Royal Blue Premium Colors Print Pattern Finishes Acrylic-Coated Galvalume® Premium colors require a nominal surcharge. Consult BMC on print pattern pricing and availability. Metallic Colors Standard Colors Metallic colors are premium finishes which require a nominal surcharge. Natural Metal Finish Acrylic-Coated Galvalume® is a coated sheet product that combines the corrosion resistance of Galvalume® steel sheet with a clear, organic resin applied to the top side and bottom side of Galvalume® substrate. Shasta White Parchment Almond Sierra Tan Buckskin Aged Bronze Dark BronzeCopper Brown Terra-CottaMedium Bronze Please consult the BMC Technical department at Technical@Berridge.com for LEED compliance information. Due to limitations in the printing process, please request actual color chips for accurate color viewing. (800) 669-0009 www.Berridge.com Boston CherryHoney WalnutWalnutCOR-TEN AZP® Raw Rosewood 148 BMC SAN ANTONIO 6515 Fratt Rd. San Antonio, TX 78218 (210) 650-3050 Fax (210) 650-0379 BMC PHOENIX 5717 W. Washington St. Phoenix, AZ 85043 (602) 385-1237 Fax (210) 650-0379 BMC HOUSTON 1720 Maury St. Houston, TX 77026 (713) 223-4971 Fax (210) 650-0379 BMC ATLANTA 319 Lee Industrial Blvd. Austell, GA 30168 (770) 941-5141 Fax (210) 650-0379 BMC DALLAS 2015 California Crossing Dallas, TX 75220 (972) 506-8496 Fax (210) 650-0379 BMC OKLAHOMA CITY 1400 Exchange Ave. Oklahoma City, OK 73108 (405) 248-7404 Fax (210) 650-0379 BMC DENVER 7505 E. 41st Ave. Denver, CO 80216 (303) 322-3703 Fax (210) 650-0379 BMC KANSAS CITY 1235 Southwest Blvd. Kansas City, KS 66103 (913) 227-0855 Fax (210) 650-0379 BMC CHICAGO 1175 Carolina Dr. W. Chicago, IL 60185 (630) 231-7495 Fax (210) 650-0379 BERRIDGE CALIFORNIA SALES CORPORATION*** 8442 Sultana Ave. Fontana, CA 92335 (562) 402-2081 Fax (210) 650-0379 BERRIDGE FLORIDA SALES CORPORATION*** 8802 Venture Cove Tampa, FL 33637 (813) 335-4505 Fax (210) 650-0379 BERRIDGE STOCK AVAILABILITY AND COLOR DETAILS Testing results for Kynar 500® or Hylar 5000® PVDF Resin-Based Color Finishes coil coating applications: ŸSpecular Gloss: (ASTM D-523) Low and medium gloss only ŸColor Uniformity: (ASTM D-2244) Color controlled both instrumentally and visually ŸDry Film Thickness: (ASTM D-7091, ASTM D-1005, NCCA 11-13, 11-14, 11-15) Primer 0.20 ± 0.05 mil, topcoat 0.75 ± 0.05 mil ŸHardness: (ASTM D-3363, NCCA 11-12, Eagle Turquoise Pencils) HB Minimum ŸAdhesion (X-Cut): (ASTM D-3359) No adhesion loss ŸAdhesion (Crosshatch): (ASTM D-3359) No adhesion loss ŸAbrasion Coefficient: (ASTM D-968) 100 liters/mil topcoat ŸDirect Impact Flexibility: (ASTM D-2794, Gardner Impact Tester, 1/10” Distortion) Excellent, no removal ŸReverse Impact Flexibility: (NCCA Spec. 11, ASTM D-2794, Gardner Impact Tester, 5/8” ball Impact force in inch pounds equal to metal thickness) Excellent, no cracking or loss of adhesion ŸFormability: (ASTM D-4145, 180° T-Bend on 1/8 Mandrel) No cracks or loss of adhesion ŸErosion: (20 years, 45° South Florida) Maximum 15% loss ŸHumidity Resistance: (ASTM D-2247) Passes 2000 hours on Galvalume® and 4000 hours on Aluminum ŸAcid Resistance: (ASTM D-1308, Proc. 3.1.1, 10% Sulfuric Acid spot test, 24 hour exposure) Excellent, no effect ŸSalt Spray Resistance: (ASTM B-117) Passes 2000 hours on Galvalume® and 4000 hours on Aluminum ŸAlkali Resistance: (ASTM D-1308, Proc. 5.2, 10% Sodium Hydroxide, 24 hour exposure) Excellent, no effect ŸDetergent Resistance: (ASTM D-2248, 72 hours immersion in 3% solution at 100°F) Excellent, no effect ŸResistance to Acid Pollutants: (ASTM D 1308 Proc. 3.1.1, 24 hour exposure 10% HNO3 vapors) Excellent, no effect ŸWeathering - Color Retention: (ASTM D-2244, 20 years, 45° South Florida) Maximum 5 NBS units color change ŸWeathering - Chalk Resistance: (ASTM D-4214, 20 years, 45° South Florida) Not worse than No. 8 rating Notes: 1. ASTM - American Society for Testing Materials 2. NCCA - National Coil Coating Association 3. Galvalume® is 55% Aluminum-Zinc alloy coated sheet steel and is a registered trademark of BIEC International Inc. 4. Kynar 500® is a registered trademark belonging to Arkema, Inc. 5. Hylar 5000® is a registered trademark belonging to Solvay Solexis, Inc. CORPORATE & SALES HEADQUARTERS 2610 Harry Wurzbach Road San Antonio, TX 78209 (210) 650-3050 Fax (210) 650-0379 Standard Colors 24 Gauge 22 Gauge*0.032 Aluminum*0.040 Aluminum*SR EM SRI48”42”48”42”48”42”48”42” Aged Bronze S S S N N N N N 0.31 0.85 31 Almond S S S N N N N N 0.65 0.86 77 Bristol Blue S S N N N N N N 0.33 0.85 33 Buckskin S S S N N N N N 0.43 0.83 46 Burgundy S S N N N N N N 0.32 0.84 32 Charcoal Grey S S S S N N N N 0.29 0.84 28 Cityscape S S S S N N N N 0.48 0.85 54 Colonial Red S S N N N N N N 0.35 0.83 35 Copper Brown S S N N N N N N 0.32 0.85 32 Dark Bronze S S S S N N N N 0.28 0.85 27 Deep Red S S N N N N N N 0.41 0.84 44 Evergreen S S N N N N N N 0.30 0.83 29 Forest Green S S S N N N N N 0.30 0.83 29 Hartford Green S S N N N N N N 0.27 0.83 25 Hemlock Green S S N N N N N N 0.31 0.84 31 Matte Black S S S S N N N N 0.26 0.83 24 Medium Bronze S S S S N N N N 0.31 0.85 31 Parchment S S S N N N N N 0.60 0.85 71 Patina Green S S N N N N N N 0.34 0.85 35 Royal Blue S S N N N N N N 0.27 0.85 26 Shasta White S S S N N N N N 0.61 0.85 73 Sierra Tan S S S N N N N N 0.39 0.85 42 Teal Green S S N N N N N N 0.26 0.84 25 Terra - Cotta S S N N N N N N 0.36 0.84 38 Zinc Grey S S S S N N N N 0.39 0.85 42 Acrylic-Coated Galvalume®S S S S N/A N/A N/A N/A 0.67 0.20 59 Premium Colors* Award Blue S S N N N N N N 0.17 0.83 11 Natural White S S N N N N N N 0.71 0.85 86 Metallic Colors* Antique Copper-Cote S S N N N N N N 0.33 0.84 34 Champagne S S N N N N N N 0.40 0.85 43 Copper-Cote™S S N N N N N N 0.51 0.85 59 Lead-Cote™S S N N N N N N 0.36 0.86 38 Preweathered Galvalume®S S N N N N N N 0.40 0.85 43 Zinc-Cote™S S N N N N N N 0.53 0.83 59 Print Pattern Finishes** COR-TEN AZP® Raw S N N N N/A N/A N/A N/A 0.32 0.89 34 Walnut S N N N N/A N/A N/A N/A --- Honey Walnut S N N N N/A N/A N/A N/A --- Rosewood S N N N N/A N/A N/A N/A --- Boston Cherry S N N N N/A N/A N/A N/A --- Berridge Manufacturing Company Color Chart - 2022 | Printed in the U.S.A. Rev. 08_2022 S - Stock Color N - Non-Stocking Color N/A - Not Available MANUFACTURING FACILITY 2201 Rudeloff Road Seguin, TX 78155 (830) 401-5200 Fax (210) 650-0379 S Stock Color; Not subject to a minimum order N Non-Stock Color; Subject to inventory on hand; 4,500 sf minimum order for 22 Gauge and 0.032 & 0.040 Aluminum N/A Not Available * Consult BMC on product availability. Premium and Metallic finishes are subject to a nominal surcharge, contact BMC for additional information. ** Consult Berridge on pricing and availability for Print Pattern Finishes. WWW.BERRIDGE.COM RATEDPRODUCT *** Berridge California and Florida Sales Corporations are separate entities from Berridge Manufacturing Company. 149 Hemlock Home /Products /Wood Siding & Trim /Hemlock Hemlock Siding & Trim Western Hemlock is a plentiful tree specie from the western United States and Canada. This product has an attractive, and uniform grain pattern. We provide Hemlock with many patterns and milling options. Custom nishing options are available. Please ask your SWP sales representative for a sample today! Clear Vertical Grain Thermally Modied Hemlock Tech Resources Resources & Information Phone: 303.288.8484 Toll Free: 800-760-8484 Contact Us |Manufactured Siding |Composite Decking & Railing |Wood Decking Weather Protection | Timbers, Glulams & Roof Structures Online Line Card Hemlock Home Products About Us Blog Contact 150 Copyright 2023 Specialty Wood Products, Inc. | All Rights Reserved Web Design by Cymax Media 151 HOME /PRODUCTS /ARCHITECTURAL WALL PANELS /STOCK ILLUMINATION STOCK ILLUMINATION DESIGNER SERIES Available in 10 colors with matching corners and trim Smooth finish delivers a sophisticated look Typically ships within five business days Engineered with a built-in rainscreen and approved for soffit & angled wall installation For virtually limitless color options, see  Custom Illumination SPECIFICATIONS – AWP 1818  Stock Agent Offline  Spec.03 152 P R OD UCT SUPP O R T + G et a Sample E stimate Co s t View H a rdwa re & A cces sori es AD DI T IO NA L PROD U CTS Custo m e rs A lso Viewe d D i me nsi o ns (in .)1 7 7/8 H x 7 1 9/16 L D i me nsi o ns (ac t ual mm )45 5 H x 18 18 L T hick ne s s (i n.)5 /8 T hick ne s s (a ctu a l mm)1 6 We i g ht (l bs . pe r pan el)35 .2 We i g ht (l bs . pe r s q. f t .)3 .9 Exp ose d Cove ra ge (s q. f t . p er pane l )8 .88 Pac k a g i ng (pie ces pe r p a ck)2 [17.76 S Q. F T.] Pan el Orie ntation H o rizon t a l C O N T A C T A R E P Agent Offline  153 Agent Offline  154 G ET STARTE D B log C as e St udi e s Con t a c t a R ep G al ler y G e t a Q uote G e t a Sam pl e PRODU CTS A rchi tec tu ra l Wal l Pane l s N ic hi Produ c t s H a rd ware & Acc e ssori es Prem i u m Plan k S iding R ESOU R C ES B roch ur e s C EU Lun c h & Lear n De si g n R e v iew Guide Look bo o ks Pri ce C a tal o g R es o urce Cente r T ECHN ICA L A rchi tec tu ra l D et a il F i n de r I n st a ll Su p por t System an d S o l u ti o ns Tech ni c a l D e s i g n R evi ew Wa rran ty R egi st ration A BOUT U S C are er s O ur S tor y O ur Team © N ICH I HA 2 024 | 64 6 5 E J O HN S CRO S SI NG , SUIT E 2 50, J OH NS C R E EK, G A 30 097 | Pr i va c y Po li cy | Te rms | Si te M ap     1-86 6 -424-44 21 | Contact Us Agent Offline  155 PELLA® RESERVE ™ CONTEMPORARY ALUMINUM- CLAD WOOD WINDOWS & PATIO DOORS SIMPLE & SOPHISTICATED DESIGNS THAT EMBODY THE TENETS OF PURE, CONTEMPORARY STYLE. 156 2 3 1 Study of homeowner perceptions of leading national brands. Study commissioned by Pella, 2021. 2 Based on comparing written limited warranties of leading national wood window and wood patio door brands. See written limited warranties for complete details, including exceptions and limitations, at pella.com/warranty, or contact Pella Customer Service. 3 See written limited warranties for complete details, including exceptions and limitations, at pella.com/warranty, or contact Pella Customer Service. RATED #1 BY HOMEOWNERS FOR INNOVATION1 We are continually striving to improve what we do and how we do it. That drive has earned us 150 patents and counting for amazing innovations. In 1925 we opened our doors with the patented Rolscreen® retractable screen, a time-tested innovation that is still one of our most desired features today. RATED #1 BY HOMEOWNERS FOR HIGHEST QUALITY1 We make products specifically for you with meticulous care and attention. Our wood craftsmen have been honing their skills, on average, for over 14 years — that’s longer than it takes for most to earn their PhD. And it doesn’t stop there. Our product designs are tested beyond industry standards, so you can trust them to perform. Door designs are tested to 100,000 open and close cycles, and double- hung and casement window designs are tested at least 6,000 times. THE BEST LIMITED LIFETIME WARRANTY FOR WOOD WINDOWS AND PATIO DOORS2 You can feel confident in your investment. We pride ourselves on providing exceptional quality, exceeding expectations and going beyond requirements. That’s why we stand behind all of our wood windows and patio doors with a limited lifetime warranty.3 WHY YOU CAN TRUST PELLA At Pella, we don’t just create windows and doors. We innovate with purpose, design with passion, build with integrity and deliver with pride. EXPANSIVE GLASS, MORE LIGHT. Combine large fixed windows together with venting casements to provide ventilation and create the appearance of a wall of windows. Windows shown with a Black interior and exterior finish. 157 4 5 ENDURAGUARD® WOOD PROTECTION Advanced protection for wood against the effects of moisture, decay, stains from mold and mildew — as well as termite damage. EXTERIOR ALUMINUM CLADDING Exceptionally durable aluminum cladding with EnduraClad® exterior finish helps protect windows and patio doors for years. INSULATING GLASS SEAL A long-lasting insulating glass seal provides a clear view and exceptional energy efficiency. * Based on comparing written limited warranties of leading national wood window and wood patio door brands. See written limited warranty for details, including exceptions and limitations, at pella.com/warranty or contact Pella Customer Service. THE BEST LIMITED LIFETIME WARRANTY FOR WOOD WINDOWS AND PATIO DOORS* You can be confident in your investment. At Pella, we are committed to designing and building wood products with exceptional quality and durability. This is supported by: OPEN CONCEPT LIVING. Expand your open concept design beyond the walls. These oversized fixed windows open up the design of this monochromatic home. Their sleek profiles stun without distracting the eye. “OUR DEDICATED TEAM IS PART OF YOUR PROJECT’S POTENTIAL. WE’RE HERE TO PROVIDE ARCHITECTURAL SOLUTIONS TO HELP COMPLETE YOUR PROJECT.” ALAN PICKETT, PELLA ARCHITECTURAL SOLUTIONS WHY CHOOSE WOOD? Get the beauty and warmth of natural wood, our most customizable designs and exceptional energy efficiency. All Pella wood products are made with high-quality wood, metal and manufacturing processes, regardless of product line. EXCLUSIVE WOOD PROTECTION Pella’s exclusive EnduraGuard® wood protection is applied after the pieces have been cut and milled, but prior to final assembly, providing advanced protection against the elements. DESIGNED FOR LONG-LASTING DURABILITY Intentional jamb-on-sill design helps seal the end grain of the wood and elevates it off the rough opening, reducing the potential to absorb moisture. For added strength and durability, our three-way corner joints are made up of mortise-and-tenon, metal fasteners and commercial adhesive. QUALITY EXTERIOR AND INTERIOR FINISHES Extruded aluminum-clad exteriors feature through-stile construction for exceptional durability and EnduraClad® finishes that resist chalking and fading. Interiors can be factory prefinished to save time. Our prefinish is applied prior to final assembly and kiln-cured for a quality aesthetic. 158 6 7 CLEAN LINES Expansive glass combined with some of the narrowest sightlines in the industry bring the outside in. MINIMAL PROFILES WITH THROUGH-STILE CONSTRUCTION Our industry-leading modern designs provide a sleek, squared-off look. Our patented cladding system delivers a clean sash joint with pure, 90-degree exteriors. Authentic square grille profiles help complete the look. ARCHITECT-INSPIRED HARDWARE Our renowned architect-inspired hardware has set the bar for the industry. Featuring sleek lines and minimal curves, the Saldo fold-away crank, adds the perfect finishing touch. WHY CHOOSE PELLA® RESERVE ™ — CONTEMPORARY? Revel in authenticity and bring your design vision to life. Created for the contemporary design purists who refuse to settle for anything less than extraordinary, sleek and sophisticated Pella Reserve — Contemporary products provide uncompromised attention to detail. Special shapes also available. PURE CONTEMPORARY STYLE With expansive glass, refined profiles and through-stile construction, the simple and sophisticated designs of Pella Reserve — Contemporary bring your vision to life. AVAILABLE IN THESE WINDOW AND PATIO DOOR STYLES: Sliding Patio Door Hinged Patio Door Bifold Patio Door Multi-Slide Patio Door Angle-Top Window Casement Window Push-Out Casement Window Fixed Window Corner Window Awning Window 159 8 9 TAILOR-MADE SOLUTIONS Partner with Pella. From preliminary drawings to installation, Pella's expert team of architects, engineers, drafters and consultants can work to deliver custom window and door solutions for your project. EXPANSIVE GLASS WITH CLEAN LINES Bring the outside in with our industry-leading designs and narrow sightlines providing a clean, modern feel with expansive glass and square profiles. ARCHITECT-INSPIRED HARDWARE Our exclusively designed hardware offers sleek silhouettes and premium finishes to complement our products while honoring their sophisticated modern design. THROUGH-STILE CONSTRUCTION Our patented cladding system delivers a clean sash joint with pure, 90-degree exteriors. ACHIEVE YOUR VISION WITHOUT CONCESSIONS EXTRUDED ALUMINUM EXTERIORS Pella® Reserve™ products have extruded aluminum-clad exteriors for exceptional durability. Create a custom exterior color to meet your design needs or choose from our wide variety of color options. BUILT-IN SECURITY SENSORS Optional integrated security sensors preserve the beauty of your windows and patio doors while protecting what matters most. 160 10 11 INDUSTRY-LEADING DESIGNS The expansive glass options combined with sleek, minimal profiles; you can truly bring the outside in with some of the narrowest sightlines in the industry. “IN CONTEMPORARY DESIGN, IT IS ALL ABOUT THE REFINED DETAILS. WE STRIPPED AWAY ALL UNNECESSARY DISTRACTIONS TO PROVIDE A PURE DESIGN.” ALAN PICKETT, PELLA ARCHITECTURAL SOLUTIONS 161 12 13 Modern Collection WINDOW HARDWARE Complement your vision with our exclusive, architect-inspired hardware that incorporates the tenets of contemporary design. Available in eight stunning finishes. Wood Types COLORS & FINISHES Choose the wood species that best complements your project's interior. Custom solutions: MahoganyDouglas FirPine When you select pine, we can prefinish in your choice of a variety of paints and stains. Unfinished or primed and ready-to-paint are also available. Prefinished Pine Interior Colors Linen White Bright White White Natural Stain Golden Oak Stain Espresso Stain Red Mahogany Stain Dark Mahogany Stain Black Stain Charcoal Stain PATIO DOOR HARDWARE Modern Collection To complement your style, we've partnered with Baldwin, the #1 premium hardware brand. The hardware collection is made of solid-forged brass and features bold designs and added security enhancements. Fold-away Crank Saldo Matte Black Champagne White Brown Finishes: Oil-Rubbed Bronze Polished Chrome Satin Nickel 1 Flush multi-slide handle is a Pella exclusive design. 2 Flush multi-slide handle is not available in Champagne. * EnduraClad Plus protective finish is not available with all colors. See your local Pella sales representative for availability. CherryRed Oak Satin Brass Additional hardware collections available. See your local Pella sales rep for more options. Sliding & Multi- Slide Patio Door Handle Plazo Multi-Slide Patio Door Handle1,2 Hinged & Bifold Patio Door Handle Spiere Matte Black Finishes: Polished Chrome Satin Nickel Finishes: Multi-Slide Patio Door Handle1,2 Sliding Patio Door Handle Hinged & Bifold Patio Door Handle Essential Collection Elevate your style and transform your home with elegant selections. Satin Brass Matte Black Champagne White Brown Oil-Rubbed Bronze Satin Nickel Satin Brass Extruded Aluminum-Clad Exterior Colors Our low-maintenance EnduraClad® exterior finish resists chalking and fading. Take durability further with EnduraClad Plus protective finish, which meets the industry's highest exterior coating standard to defend against chalking and fading.* Iron Ore Portobello Black White Pearl Gray Hartford Green Sage Brick Red Spice Red Soft Linen Brown Putty Satin Steel Classic White Wolf Gray Fossil Almond Matte Gray Frost Blue Blue Ash Custom colors are also available. Early American Stain Provincial Stain MapleWhite Oak 162 14 15 Choose the look of true divided light or make cleaning easier by selecting grilles-between-the-glass. GRILLES 1 Color-matched to your product’s interior and exterior color. 2 Appearance of exterior grille color may vary depending on the Low-E insulating glass selection. 3 Optional high-altitude InsulShield Low-E glass is available with or without argon on select products. 4 Available on select products only. See your local Pella sales representative for availability. 5 Available with Low-E insulating glass with argon on select products. 6 For best performance, the laminated glass may be in the interior or exterior pane of the insulating glass, depending on the product. 7 Sound control glass consists of dissimilar glass thickness (5mm/3mm). 8 Requires the Pella Insynctive App on a smart device, an Insynctive Bridge and a wireless home internet router with internet connection. MINIMAL PROFILES WITH MAXIMUM IMPACT Our full collection of contemporary products, including angle-top shapes, feature designs that provide a sleek, minimal look with through-stile construction. BrownWhiteBlack HarvestIvory Cordovan Grilles-Between-the-Glass Interior Colors:² Aluminum Grilles- Between-the- Glass2 3/4” GLASS InsulShield® Low-E Glass3 Additional Glass Options Integrated Security Sensors Choose optional, built-in security sensors powered by Insynctive® technology so you can monitor windows and doors while at home or away with the Pella Insynctive App.8 Learn more at connectpella.com. ADDED PEACE OF MIND Fossil Advanced Low-E insulating dual- or triple-pane glass with argon4 AdvancedComfort Low-E insulating dual-pane glass with argon NaturalSun Low-E insulating dual- or triple-pane glass with argon4 Laminated (non- impact-resistant),5,6 tinted3,5 or obscure3,5 glass also available on select products STC (Sound Trans- mission Class)-im- proved dual-pane sound control glass4,7 Impact- Resistant glass4,5 Square Integral Light Technology® 5/8", 7/8", 1-1/4" or 2"7 SunDefense+ Low-E insulating dual-pane glass with argon4 SunDefense™ Low-E insulating dual- or triple-pane glass with argon4 NaturalSun+ Low-E insulating dual-pane glass with argon4 163 © 2023 Pella Corporation • 102 Main Street • Pella, Iowa 50219 • 833-44-Pella • pella.com • PRC1123 | W358752 * Based on comparing written limited warranties of leading national wood window and wood patio door brands. See Pella written Limited Warranty for details, including exceptions and limitations, at pella.com/warranty, or contact Pella Customer Service at 877-473-5527. NOTE: Product specifications may change without notice. Actual colors may vary from those shown and products may vary slightly from illustrations and photos. WANT TO LEARN MORE? CALL US AT 833-44-PELLA OR VISIT PELLA.COM THE BEST LIMITED LIFETIME WARRANTY FOR WOOD WINDOWS AND PATIO DOORS* Pella wood products are backed by the best limited lifetime warranty for wood windows and patio doors.* A ten-year limited warranty for Baldwin hardware is included. See written limited warranty for details, including exceptions and limitations, at pella.com/warranty. 164 Available sizes 60 x 60 cm 30 x 60 cm 20 x 60 cm 30 x 30 cm 15 x 60 cm 10 x 60 cm 5 x 60 cm Selected items Serie Core Collection Terra Colour anthracite Colour code 216 Type relief R11/C (RL) Size 60 x 60 cm Application area floor, terrace, wall Item number 216RL6060 Item details Aesthetic details product kind relief floor tile colour code 216 Type RL size 60 x 60 cm colour anthracite surface pattern matt price group BP16 glazed no Technical details frost proof yes slip-resistance R*11 slip-resistance C light reflectance value 14% Cradle to Cradle Certified®Gold manufacturing size 597 x 597 mm thickness 12 mm rectified yes Order details pieces/m²2.8 pieces/box 3 m²/box 1.071 boxes/pallet 30 pieces/pallet 90 m²/pallet 32.1 kg/m²27.8 kg/pallet 918 minimum order quantity 1 box(es) Additional information Slip-resistance R value * see technical product sheets, data sheets, and information sheetsAdditional accessories can be found at: mosa.com/en/products/tiles/216RL6060 Item info sheet 1/3 02/01/2024 EN 165 Core Collection Terra Timeless tiles with the most dynamic of colour gradations, Core Collection Terra is a strong classic tile in pure ceramic. Well known for its matt, powdery look and grain design, this series is available in different shapes and sizes with which to create a variety of pattern designs and looks. The tile can be used on floors and walls, indoors and outdoors. Core Collection is a collection that brings together the most popular series of unglazed ceramic tiles. This collection is full of design options, so that architects and designers can create distinctive surfaces easily and intuitively. The collection includes 37 tile colours, three different tile textures, various traditional tile sizes, and seven innovative tile shapes in patterns that can be fully customized. From porcelain white to beige and black. The colour palette of Core Collection Terra features 21 basic colours in modular formats. The expressive colour tones form the basis for interiors and exteriors. The series also includes tiles in more subdued shades such as light grey. Service Sample service Choosing the right tile purely on the basis of photos can be tricky. You can more easily judge the quality, colour, texture, and the dessin if you have the tile in your hands. Colour samples and sample folders can therefore always be requested free of obligation via your project adviser, Customer Service, Mosa showrooms, partners, and our website. Documentation and personal advice From design to implementation, you can turn to Mosa at every stage of the process for inspiration, production information, or advice. Our website features a wealth of information and resources, including references, brochures, technical specifications, other specifications, and much more. If you would like personal advice, please contact our Customer Service team or project advisers. Design Studios and distributors Mosa has its own Design Studios in Maastricht and Amsterdam where designers, architects, and clients can come to experience the look and feel of our entire tile collection. Alternatively, you can go to one of our distributors. Our website will provide more information on the distributors near you. Item info sheet 2/3 02/01/2024 EN 166 Royal Mosa Meerssenerweg 358 P.O. Box 1026 NL-6201 BA Maastricht T +31 (0)43 368 92 29 info@mosa.nl www.mosa.com facebook.com/mosatiles twitter.com/mosatiles linkedin.com/company/royal-mosa instagram.com/mosatiles pinterest.com/mosatiles Any questions? We set high standards for the advice and support provided to our clients. This means that we actively aim for dialogue and that we are interested in what interests you. This forms the basis for good cooperation. We are happy to contribute ideas and suggestions to make things as easy as possible for you. We are a partner, from the beginning to the end of the building process. Our Customer Service employees and your project adviser are always ready to assist you. mosa.com/contact Customer Service International T +31 (0)43 368 92 29 Customer Service France T +33 (0)1 86 65 08 88 Customer Service United States T +1 212 729 6332 Powered by TCPDF (www.tcpdf.org) Item info sheet 3/3 02/01/2024 EN 167 4x8 HOLLAND PAVER Unit Dimensions: 1.77” H x 7.75” L x 3.88” D (44.95mm x 196.85 mm x 98.55 mm) Weight: 4 lbs. (1.8 kg) Units/sq.ft .: 4.8 units FEATURES & BENEFITS Use for: •Walkways, patios, pool areas, edging •A timeless look due to the traditional brick shape that can be used in a variety of patterns •Adding curb appeal •A unique edging for garden flower beds when installed at a 45 degree angle Installation & Versatility •DIY Friendly due to light weight, modular sized unit •Small concrete spacer bars on sides of paver provide consistent gap for polymeric sand. •Modular shape allows for many varied installation patterns Aesthetics & Performance •Blended color simulates tra- ditional brick shades •Economical choice for paving larger areas •Segmental design allows for easy removal and replace- ment if underground repairs are ever necessary Note: Unit color, dimensions, weight & availability may vary by region and by manufacturer USE & CARE GUIDE A timeless classic, the Holland Paver is a versatile product ideal for walkways, patios and garden paths. The traditional brick shape gives a classic look that can be used in a variety of patterns, including herringbone, basket weave and running bond. 168 Specifications are subject to change without notice. © 2023 Mitsubishi Electric Trane HVAC US LLC. All rights reserved. Job Name: System Reference:Date: FEATURES • Compatible with M- and P-Series and CITY MULTI® indoor units. Branch box required for connection with M- and P-Series • Variable speed INVERTER-driven compressor • Seacoast protection on heat exchanger and base panel (rated for 2,000 hrs in accordance with ASTM B117 testing) • Thermal Differential 1°F (with PAC-MKA32/52BC only) • Built-in base pan heater • Quiet outdoor unit operation, rated sound pressure as low as 51 dB(A) • High pressure protection • Compressor thermal protection • Compressor overcurrent detection • Fan motor overheating/voltage protection • Hyper-heating performance offers 100% heating capacity at 5°F and 75% heating capacity at -13°F MXZ-SM48NAMHZ24-TON MULTI-ZONE INVERTER HEAT-PUMP SYSTEM ENERGY STAR products are third-party certified by an EPA-recognized Certification Body. 169 Specifications are subject to change without notice. © 2023 Mitsubishi Electric Trane HVAC US LLC. All rights reserved. SPECIFICATIONS: MXZ-SM48NAMHZ2 test Cooling1 (Non-Ducted // Mix (Mid-static) // Ducted (Mid-static) | Mix (High-static) // Ducted (High-static)) Maximum Capacity BTU/H 48,000 // 48,000 // 48,000 | 48,000 // 48,000 Rated Capacity BTU/H 48,000 // 48,000 // 48,000 | 48,000 // 48,000 Minimum Capacity BTU/H 16,000 // 16,000 // 16,000 | 15,500 // 15,000 Maximum Power Input W 3,665 // 4,120 // 4,575 | 4,140 // 4,615 Rated Power Input W 3,665 // 4,120 // 4,575 | 4,140 // 4,615 Power Factor (208V, 230V)%98.5, 98.5 // 98.5, 98.5 // 98.5, 98.5 | 98.5, 98.5 // 98.5, 98.5 Heating at 47°F2 (Non-Ducted // Mix (Mid-static) // Ducted (Mid-static) | Mix (High-static) // Ducted (High-static)) Maximum Capacity BTU/H 54,000 // 54,000 // 54,000 | 54,000 // 54,000 Rated Capacity BTU/H 54,000 // 54,000 // 54,000 | 54,000 // 54,000 Minimum Capacity BTU/H 27,000 // 27,000 // 27,000 | 21,150 // 15,300 Maximum Power Input W 3,960 // 4,455 // 4,950 | 4,455 // 4,950 Rated Power Input W 3,960 // 4,455 // 4,950 | 4,455 // 4,950 Power Factor (208V, 230V)%98.5, 98.5 // 98.5, 98.5 // 98.5, 98.5 | 98.5, 98.5 // 98.5, 98.5 Heating at 17°F3 (Non-Ducted // Mix (Mid-static) // Ducted (Mid-static) | Mix (High-static) // Ducted (High-static)) Maximum Capacity BTU/H 54,000 // 54,000 // 54,000 | 54,000 // 54,000 Rated Capacity BTU/H 39,000 // 40,000 // 41,000 | 40,000 // 41,000 Maximum Power Input W 6,595 // 7,335 // 8,075 | 7,255 // 7,915 Rated Power Input W 4,235 // 4,850 // 5,465 | 4,850 // 5,465 Heating at 5°F4 (Non-Ducted // Mix (Mid-static) // Ducted (Mid-static) | Mix (High-static) // Ducted (High-static)) Maximum Capacity BTU/H 47,000 // 47,000 // 47,000 | 47,000 // 47,000 Maximum Power Input W 6,890 // 7,273 // 7,655 | 7,273 // 7,655 Efficiency (Non-Ducted // Mix (Mid-static) // Ducted (Mid-static) | Mix (High-static) // Ducted (High-static)) SEER2 23.0 // 19.5 // 16.0 | 18.85 // 14.7 EER21 13.1 // 11.8 // 10.5 | 11.75 // 10.4 HSPF2 (IV)11.5 // 10.5 // 9.5 | 10.15 // 8.8 COP at 47°F2 4.0 // 3.6 // 3.2 | 3.6 // 3.2 COP at 17°F at Maximum Capacity3 2.4 // 2.18 // 1.96 | 2.2 // 2.0 COP at 5°F at Maximum Capacity4 2.3 // 2.2 // 2.1 | 2.05 // 1.8 ENERGY STAR® Certified Yes // No // No | Yes // No Electrical Electrical Power Requirements Voltage, Phase, Frequency 208/230, 1, 60 Guaranteed Voltage Range V AC 187-253 Voltage: Indoor - Outdoor, S1-S2 V AC 208/230 Voltage: Indoor - Outdoor, S2-S3 V DC 24 Short-circuit Current Rating (SCCR)kA 5 Recommended Fuse/Breaker Size if Branch Box Powered by Outdoor Unit A 40 (45) Recommended Fuse/Breaker Size without Branch Box or Branch Box Powered Separate A 40 Recommended Wire Size (Indoor - Outdoor)AWG 6 MCA if Branch Box Powered by Outdoor Unit A 42.0 MOCP if Branch Box Powered by Outdoor Unit A 50 MCA without Branch Box or Branch Box Powered Separate A 36 MOCP without Branch Box or Branch Box Powered Separate A 40 Fan Motor Full Load Amperage A 0.6+0.6 NOTES: AHRI Rated Conditions 1Cooling (Indoor // Outdoor) °F 80 DB, 67 WB // 95 DB, 75 WB (Rated data is determined at a fixed compressor speed) 2Heating at 47°F (Indoor // Outdoor) °F 70 DB, 60 WB // 47 DB, 43 WB 3Heating at 17°F (Indoor // Outdoor) °F 70 DB, 60 WB // 17 DB, 15 WB Conditions 4Heating at 5°F (Indoor // Outdoor) °F 70 DB, 60 WB // 5 DB, 4 WB *Applications should be restricted to comfort cooling only; equipment cooling applications are not recommended for low ambient temperature conditions. *A when 1 or more PLA-A·EA7 connected *B Branch box should be placed within the level between the outdoor unit and indoor units *C 5°F DB - 115°F DB when optional wind baffles are installed For actual capacity performance based on indoor unit type and number of indoor units connected, please refer to MXZ Operational Performance. Although the maximum connectable capacity is 130%, the outdoor unit cannot provide more than 100% of the rated capacity. Please utilize this over capacity capability for load shedding or applications where it is known that all connected units will NOT be operating at the same time. Mid and high external static pressure tests conducted at 0.3 and 0.5 in.w.g. respectively, according to AHRI 210/240. The external static pressures utilized have no bearing on the capabilities of the indoor unit; please refer to the indoor unit manual to select the correct external static pressure setting for the application. 170 SPECIFICATIONS: MXZ-SM48NAMHZ2 Outdoor unit Airflow Rate (Cooling / Heating)CFM 3,885 / 3,885 Refrigerant Control LEV Defrost Method Reverse Cycle Heat Exchanger Type Plate fin coil Heat Exchanger Coating Blue Fin Coating Sound Pressure Level, Cooling1 dB(A)51 Sound Pressure Level, Heating2 dB(A)54 Compressor Type Hermetic Compressor Model ANB33FJSMT Compressor Motor Output kW 3.4 Compressor Rated Load Amps A 19 Compressor Locked Rotor Amps A 22.0 Compressor Oil Type // Charge oz.FV50S // 73 Base Pan Heater Built-in Unit Dimensions W: In. [mm]41-11/32 [1,050] D: In. [mm]13 [330] H: In. [mm]52-11/16 [1,338] Package Dimensions W: In. [mm]43 [1,090] D: In. [mm]18 [450] H: In. [mm]57 [1,430] Unit Weight Lbs.[kg]278 [126] Package Weight Lbs.[kg]302 [137] Outdoor unit operating temperature range Cooling Intake Air Temp (Maximum / Minimum*)°FDB 115 / 5*C Cooling Thermal Lock-out / Re-start Temperatures °FDB N/A / N/A Heating Intake Air Temp (Maximum / Minimum)°FDB 59 / -13 Heating Thermal Lock-out / Re-start Temperatures °FDB -24 / -14 Refrigerant Pre-Charged Refrigerant Amount Lbs, oz 10.0, 9.0 Indoor unit connection Maximum Number of Connected IDU with Branch Box 8 (6)*A Maximum Number of Connected IDU without Branch Box 12 Minimum Connected Capacity with Branch Box 12,000 Minimum Connected Capacity without Branch Box 24,000 Maximum connected capacity 62,000 Piping Liquid Pipe Size O.D. (Flared)In.[mm]3/8 [9.52] Gas Pipe Size O.D. (Flared)In.[mm]5/8 [15.88] Total Piping Length when using Branch Box Ft. [m]492 [150] Total Piping Length without Branch Box Ft. [m]984 [300] Maximum Height Difference*B, ODU above IDU Ft. [m]164 [50] Maximum Height Difference*B, ODU below IDU Ft. [m]131 [40] Maximum Height Difference*B, between branch boxes Ft. [m]49 [15] Maximum Height Difference between IDU and IDU without branch box Ft. [m]49 [15] Ft. [m]49 [15] Maximum Piping Length between ODU and Branch Box Ft. [m]180 [55] Farthest Piping Length from ODU to IDU with Branch Box Ft. [m]262 [80] Farthest Piping Length from ODU to IDU without Branch Box Ft. [m]492 [150] Farthest Piping Length after Branch Box Ft. [m]82 [25] Total Piping Length between Branch Boxes and IDU Ft. [m]311 [95] Maximum Number of Bends for IDU 15 NOTES: AHRI Rated Conditions 1Cooling (Indoor // Outdoor) °F 80 DB, 67 WB // 95 DB, 75 WB (Rated data is determined at a fixed compressor speed) 2Heating at 47°F (Indoor // Outdoor) °F 70 DB, 60 WB // 47 DB, 43 WB 3Heating at 17°F (Indoor // Outdoor) °F 70 DB, 60 WB // 17 DB, 15 WB Conditions 4Heating at 5°F (Indoor // Outdoor) °F 70 DB, 60 WB // 5 DB, 4 WB *Applications should be restricted to comfort cooling only; equipment cooling applications are not recommended for low ambient temperature conditions. *A when 1 or more PLA-A·EA7 connected *B Branch box should be placed within the level between the outdoor unit and indoor units *C 5°F DB - 115°F DB when optional wind baffles are installed For actual capacity performance based on indoor unit type and number of indoor units connected, please refer to MXZ Operational Performance. Although the maximum connectable capacity is 130%, the outdoor unit cannot provide more than 100% of the rated capacity. Please utilize this over capacity capability for load shedding or applications where it is known that all connected units will NOT be operating at the same time. Mid and high external static pressure tests conducted at 0.3 and 0.5 in.w.g. respectively, according to AHRI 210/240. The external static pressures utilized have no bearing on the capabilities of the indoor unit; please refer to the indoor unit manual to select the correct external static pressure setting for the application. Specifications are subject to change without notice. © 2023 Mitsubishi Electric Trane HVAC US LLC. All rights reserved. 171 Specifications are subject to change without notice. © 2023 Mitsubishi Electric Trane HVAC US LLC. All rights reserved. Air Deflector Vertical Air Deflector ADV-1 Air Outlet Guide Air Outlet Guide (1 Piece) PAC-SH96SG-E (two pieces are required) Ball Valve Refrigeration Ball Valve - 1/2” BV12FFSI2 Refrigeration Ball Valve - 1/4” BV14FFSI2 Refrigeration Ball Valve - 3/8” BV38FFSI2 Refrigeration Ball Valve - 5/8” BV58FFSI2 Branch Box 3 Port Branch Box PAC-MKA32BC 5 Port Branch Box PAC-MKA52BC Branch Box Enclosure BBE-1 Centralized Drain Pan Central Drain Pan PAC-SH97DP-E Control Wire M-Net Control Wire, 1,000’ Roll (16-AWG, Standard, Twisted Pair, Shielded, Jacketed- Plenum rated) CW162S-1000 M-Net Control Wire, 250’ Roll (16-AWG, Standard, Twisted Pair, Shielded, Jacketed- Plenum rated) CW162S-250 Control/Service Tool Maintenance Tool Interface PAC-USCMS-MN-1 Distribution pipe Brazed Connection MSDD-50BR-E Flare Connection MSDD-50AR-E Drain Socket Drain Socket PAC-SG60DS-E Hail Guards Hail Guard HG-A2 Mini-Split Wire 14 Gauge, 4 wire MiniSplit Cable—250 ft. roll S144-250 14 Gauge, 4 wire MiniSplit Cable—250 ft. roll SW144-250 14 Gauge, 4 wire MiniSplit Cable—50 ft. roll S144-50 14 Gauge, 4 wire MiniSplit Cable—50 ft. roll SW144-50 16 Gauge, 4 wire MiniSplit Cable—250 ft. roll S164-250 16 Gauge, 4 wire MiniSplit Cable—250 ft. roll SW164-250 16 Gauge, 4 wire MiniSplit Cable—50 ft. roll S164-50 16 Gauge, 4 wire MiniSplit Cable—50 ft. roll SW164-50 Mounting Pad Condensing Unit Mounting Pad: 24” x 42” x 3” ULTRILITE2 Outdoor Unit 3-1/4 inch Mounting Base (Pair) - Plastic DSD-400P Port Adaptor Adaptor: 1/2” x 3/8” MAC-A455JP-E Adaptor: 1/2” x 5/8” MAC-A456JP-E Adaptor: 1/4” x 3/8” PAC-493PI Adaptor: 3/8” x 1/2” MAC-A454JP-E Adaptor: 3/8” x 5/8” PAC-SG76RJ-E Stand 18” Dual Fan Stand QSMS1802M 24” Dual Fan Stand QSMS2402M Condenser Wall Bracket QSWB2000M-1 Condenser Wall Bracket - Stainless Steel Finish QSWBSS Outdoor Unit Stand — 12” High QSMS1202M Wind Baffle Front Wind Baffle WB-PA3 (two pieces are required) OUTDOOR UNIT ACCESSORIES: MXZ-SM48NAMHZ2 172 Specifications are subject to change without notice. © 2023 Mitsubishi Electric Trane HVAC US LLC. All rights reserved. FORM# MXZ-SM48NAMHZ2 - 202310 1340 Satellite Boulevard Suwanee, GA 30024 Toll Free: 800-433-4822 www.mehvac.com Unit: mm <inch>110<4-11/32>45<1-25/32>81<3-3/16>86<3-3/8>26<1-1/32>369<14-17/32>632<24-7/8>1338<52-11/16>362<14-1/4>1050<41-11/32>330<13>25<1>　　　 370<14-9/16>28<1-3/32>19<3/4>417<16-13/32>42<1-21/32>60.5<2-3/8><1-37/64>400<2-7/32>56<2-3/32>53974<38-11/32>Example of Notes• • • Refrigerant GAS pipe connection (FLARE)A12• • • Refrigerant LIQUID pipe connection (FLARE)9.52 (3/8F)• • • Indication of STOP VALVE connection location.Handle for movingHandle formovingService panelGround for the power supply(*GR*marking position)Ground for the transmission lineGround for concentration controlFor thepower supplyFor thebranch boxpower supplyFor thetransmission lineFor concentrationcontrolTerminal connectionFrom left to right12Rear piping coverFront piping coverAir IntakeBottom piping hole(Knock-Out)Drain hole(5X33<1-5/16>)160<6-5/16>160<6-5/16>160<6-5/16>136<5-11/32>154<6-1/16>Instllation Feet600<23-5/8>225<8-27/32>225<8-27/32>70<2-3/4>2XU Shaped notched holes(Foundation Bolt M10<W3/8>)2X12X36 Oval holes(Foundation Bolt M10<W3/8>)Side Air IntakeRear Air IntakeAir DischargeSide Air IntakeHandle formovingRear Air IntakeHandle formoving60<2-3/8>55<2-3/16>55<2-3/16>27<1-1/16>92<3-5/8>75<2-15/16>26<1-1/32>73<2-7/8>92<3-5/8>55<2-3/16>29<1-5/32>27<1-1/16>26<1-1/32>53<2-3/32>60<2-3/8>5<3/16>60<2-3/8>73<2-7/8>5<3/16>55<2-3/16>27<1-1/16>60<2-3/8>73<2-7/8>26<1-1/32>75<2-15/16>92<3-5/8>60<2-3/8>55<2-3/16>60<2-3/8>24<15/16>101.5<4>5<3/16>24.7<31/32>Piping Knock-Out Hole DetailsWhen installing the conduit.Set the attachment to theinner side of each panel.1 inch Conduitattachment34.5<1-23/64>22.2<7/8>1/2 inch ConduitattachmentScale 1:5mm <inch>Conduit hole(24<15/16>Knock-Out)Conduit hole(37<1-15/32>Knock-Out)Front piping hole(Knock-Out)92<3-5/8>60<2-3/8>5<3/16>Right piping hole(Knock-Out)Conduit hole(24<15/16>Knock-Out)Conduit hole(37<1-15/32>Knock-Out)Right trunking hole(Knock-Out)92<3-5/8>92<3-5/8>Rear piping hole(Knock-Out)Conduit hole(37<1-15/32>Knock-Out)Conduit hole(24<15/16>Knock-Out)Rear trunking hole(Knock-Out)92<3-5/8>Max.30<1-3/16>3 FOUNDATION BOLTSPlease secure the unit firmlywith 4 foundation (M10<W3/8>) bolts.(Bolts and washers must be purchased locally.)4 PIPING-WIRING DIRECTIONSPiping and wiring connectionscan be made from 4 directions:Front, Right, Rear and Below.Service space<Foundation bolt height>FOUNDATION1 FREE SPACE(Around the unit)The diagram below shows a basic example.Explanation of particular details aregiven in the installation manuals etc.Min.15mm<19/32>Min.15mm<19/32>FREEMin.1000mm<39-3/8>Min.150mm<5-29/32>2 SERVICE SPACEDimensions of space neededfor service access areshown in the below diagram.Min.500<19-11/16>Min.500<19-11/16>*1*1B*1CMXZ-SM36NAMHZMXZ-SM42NAMHZMXZ-SM48NAMHZMXZ-SM60NAMMXZ-SM36NAMMXZ-SM48NAMMODEL NAMEDIMENSION ADIMENSION BDIMENSION C15.88 (5/8F)19.05 (3/4F)15.88 (5/8F)426 <16-25/32>393 <15-15/32>426 <16-25/32>485 <19-3/32>450 <17-23/32>485 <19-3/32>OUTDOOR UNIT DIMENSIONS: MXZ-SM48NAMHZ2 173 1 Kirsten Armstrong From:Sara Adams <sara@bendonadams.com> Sent:Thursday, May 16, 2024 8:10 AM To:Kirsten Armstrong Cc:Packy Westfeldt Subject:FW: 820 E Cooper qs Hey Kirsten, Responses are below. Thanks! Sara Sara Adams, AICP 970.925.2855 (o) 610.246.3236 (m) www.bendonadams.com From: Patrick Westfeldt <patrick@fandmarchitects.com> Sent: Wednesday, May 15, 2024 4:49 PM To: Sara Adams <sara@bendonadams.com>; Lauren Bullard <lauren.bullard@gmail.com>; Flynn Stewart-Severy <flynn@fandmarchitects.com> Subject: Re: 820 E Cooper qs Our responses to Kirsten's comments. In addition to the below, would you also be able to provide more detailed information as to why the radiant floor assembly requires an 8’ head height? And why you are doing 8’ 2”? F&M Response: The 8'2" dimension you are seeing is measured from T.O. Ply to T.O. Wall Plate. The radiant build up will be 1.5" of skinny slab w/ tubing and 3/4" finish flooring(2 1/4" total). Ceiling drywall will come down from the top plate by 5/8". This creates a finish floor to ceiling height of 7' 11-1/8". This height is not a code requirement, but rather a professional recommendation for a minimum ceiling height based on the scale of the rooms created. Although the primary bedroom will be vaulted, we needed the ceiling cavity from Grid Lines F&G to host HVAC equipment. This led to creating a flat ceiling between F&G, and rethinking what an appropriate, usable volume for these spaces should be. Would you be able to provide a small blurb that I can put into the application with your reasoning for locating the chimney vent flue on the west gable slope of the historic resource, why it can’t be routed elsewhere, etc? F&M Response: We felt that the vertical direct vent flue was the best choice because it is elegant, simple and follows manufacturer recommendations. It avoids any wall venting, or additional, bulky flue equipment like a sentinel/external fan which manufacturers require when the routing becomes too lengthy or has too many elbows. Although the plans call out for it to be Galvanized finish, we are now recommending painting it a dark gray to black and are happy to paint/finish it any recommended dark neutral to help it fade back. The Sanborn maps indicate a stove pipe (S.P.) on this house, so a flue is appropriate on the historic landmark. Thank you, 174 2 PATRICK “PACKY” WESTFELDT, AIA F&M ARCHITECTS O: 970 987 2707 Ext. 105 | C: 970 309 5779 175 Page 1 of 3 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Stuart Hayden, Planner II Historic Preservation MEETING DATE: May 22, 2024 RE: Proposed Amendment to Chapter 7: Roofs, City of Aspen Historic Preservation Design Guidelines: HPC Resolution #5, Series of 2024 REQUEST OF THE COMMISSION: The Historic Preservation Commission (HPC) is asked to review and approve HPC Resolution #5, Series of 2024, amending the roofing material guidelines in Chapter 7 of the Historic Preservation Design Guidelines (Design Guidelines). SUMMARY AND BACKGROUND: A strict interpretation of Guidelines 7.7-7.9 (Exhibit A) all but prescribes one type of roofing material for AspenVictorian resources. Given the ubiquitousness of mill-sawn wood shingles in the city between 1880 and 1930, the call of for roofing material that is “similar to the original” in style, physical qualities, color, scale, and texture disqualifies everything but documented historic alternatives from administrative-level consideration. In practice, the HPC and staff have also approved “earth tone” architectural asphalt shingles as substitute for wood shingles. As wood roofing is increasingly hard to insure, asphalt is the de facto roofing material of primary AspenVictorian structures. An alternative material for which no historic precedent exists at that location qualify for minor development review by HPC. Previous Commission Direction On April 10, 2024, the HPC considered local architectural history, homeowners insurance market, policies of peer cities, national historic preservation best practices, and available procedural approaches to addressing the matter. The discussion revealed general support among commissioners for providing the owners of AspenVictorian resources greater flexibility/more choices regarding roofing material while ensuring that the overall architectural character of these historic resources is maintained. To this end, HPC asked staff to draft an amendment to the Historic Preservation Design Guidelines pursuant to Aspen Land Use Code Sec. 26.415.060(b)(1); These guidelines set forth the standards necessary to preserve and maintain the historic and architectural character of designated properties and districts. The standards apply to the exterior features and/or notable streetscape and landscape elements of the designated historic property and/or district. These guidelines are intended to offer assistance to 176 Page 2 of 3 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com property owners undertaking construction, rehabilitation, alterations, changes in exterior appearance or any other development involving designated historic properties or districts. The guidelines will be periodically reviewed by the HPC and amended at a public hearing, as needed. Policy Parameters Although the HPC may periodically review and amend the Historic Preservation Design Guidelines, adopting “any plans, guidelines or documents that will be used in a guiding or regulatory capacity by the City,” and/or any amendment to the Land Use Code are “Powers and duties” reserved for the City Council (Sec. 26.208.010). Accordingly, the amending power of the HPC is not one of policy making, but rather one limited to upholding, clarifying, and/or advancing existing policies as adopted by Council and codified in the Land Use Code and the Historic Preservation Design Guidelines. Sec. 26.415.070(b) of the former identifies the criteria by which an application may be administratively approved. The “replacement or repair of architectural features which creates no change to the exterior physical appearance of the building or structure” (e.g., an in-kind replacement of existing roofing material), and the “replacement or repair of architectural features that restores the building or structure to its historic appearance” (e.g., replacing a non-historic roofing material with a documented historic antecedent) may qualify for a Certificate of no negative effect if the work also meets the Historic Preservation Design Guidelines. Accordingly, amending the Guidelines will not necessarily alter the review process for installing a roofing material that differs from that which currently exists or historically existed on a given roof. Proposed “alterations to…roof planes or material…when three (3) or fewer elements are affected and the work does not qualify for a certificate of no negative effect” (Sec. 26.415.070(c)(1)b), will still constitute a minor development subject to a public hearing and review by the HPC. Similarly, the Historic Preservation Design Guidelines provides “a broad statement explaining the City’s basic approach for the treatment of the design feature being discussed” (p. 10-11). This is the basis for the more detailed design guidelines that follow it and, therefore, provides parameters for their amendment. As stated in Chapter 7, City policy is “the character of a historical roof, including its form and materials, should be preserved” (p. 68). Amended or otherwise, therefore, Guidelines 7.7-7.9 and their supplementary statements must reflect, maintain, and clarify this statement. The character of a historic roof includes, but is not limited to, its material composition. Effectively, the authenticity of the material may be secondary to the overall visual qualities. Retaining the overall historic character should guide selection of an appropriate replacement material. Because historic character is unique to each property, so too is the criteria for selecting an appropriate roofing material. The character of similar-seeming historic resources may be best preserved by installing different materials, and disparate resources may warrant a common material. Allowing for the broadest range of potentially suitable materials requires more oversite, a more nuanced understanding of each property, and a more detailed analysis than would a narrow set of approvable materials. 177 Page 3 of 3 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com CONCLUSION AND NEXT STEPS: With these constraints in mind, staff propose amendments to Guidelines 7.7-7.9 (Exhibit B) to have the smallest textual modification with the biggest practical effect. Except for the section calling a metal roof “inappropriate for an Aspen Victorian primary home,” most struck text appears elsewhere in the amended guidelines. Additionally, what may appear to be new supplementary statements largely derive directly from other Guidelines, including 6.1, 6.3-6.5, 10.6, 11.7 and 12.3. Staff believe the proposed amendments uphold, clarify, and advance existing policies while finding additional flexibility to endure a changing climate. RECOMMENDATIONS: Staff recommends that the Commission approve HPC Resolution #05, Series of 2024. EXHIBITS: A. Historic Preservation Design Guidelines, p. 71: Strike throughs and underlines to respectively show proposed deletions and additions to the existing text. B. Historic Preservation Design Guidelines, p.71: Proposed 178 HPC Resolution #05, Series of 2024 Page 1 of 2 RESOLUTION #05, (SERIES OF 2023) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) AMENDING GUIDELINES 7.7-7.9 OF THE CITY OF ASPEN HISTORIC PRESERVATION DESIGN GUIDELINES (GUIDELINES) WHEREAS, a significant reduction in the availability of homeowner insurance for wood roofing materials has catalyzed community interest in relaxing the restrictions on the types of roofing material allowed on designated historic structures; and WHEREAS, the purpose of the guidelines is to set forth the standards necessary to preserve and maintain the historic and architectural character of designated properties, and offer direction to property owners wishing to repair, restore, rehabilitate, or otherwise change the exterior appearance thereof; and WHEREAS, at a Work Session with the HPC on April 10, 2024, staff provided historical, architectural, economic, environmental, political, and technological context of wood roofing material, and received feedback and direction from Commissioners to give the owners of historic resources more choices when selecting roofing materials; and WHEREAS, the HPC may periodically review and amend at a public hearing the Guidelines pursuant to Aspen Land Use Code Sec. 26.415.060(b)(1); and WHEREAS, staff incorporated commissioner input, common policies among peer cities in the region and federal standards, and related guidelines outside Chapter 7 to draft the proposed amendment. WHERAS, HPC reviewed the amended guidelines on May 22, 2024 at a public hearing. HPC considered the amendment, the staff memo, and public comment, and found the proposed amendment to the guidelines consistent with the intent of the City of Aspen historic preservation program and the Aspen Land Use Code Sec. 26.415 by a vote of __ to __. NOW THEREFORE, BE IT RESOLVED: That HPC hereby approves amendments to Chapter 7 of the City of Aspen Historic Preservation Design Guidelines as follows: Section 1: Amendments to Chapter 7 of the City of Aspen Historic Preservation Design Guidelines Guidelines 7.7, 7.8 and 7.9 of the City of Aspen Historic Preservation Design Guidelines are hereby amended to read as follows: 7.7 Preserve original roof materials. • Avoid removing historic roofing material. • Using recognized preservation methods, repair deteriorated historic material when possible. • When replacement is necessary, replace the roofing in kind, and/or use a material that is similar to the original in both style as well as physical qualities. 7.8 New or replacement roof materials should maintain or restore the character of the historic roof. 179 HPC Resolution #05, Series of 2024 Page 2 of 2 • If a substitute is used, the roof material should be of a design, scale, color, texture, and composition akin to the original, or a simplified, neutral, modest, and deferential alternative that is visually compatible with building’s historic features. • 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 material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornament or detail where there is no evidence that they existed, creates a false impression of the building’s original appearance, and is inappropriate. • Roofing materials should reflect the architectural style of the affected building or be substantiated by documentary or physical evidence. Section 2: Scrivener’s Errors Any scrivener’s errors contained in the code amendments herein, including but not limited to mislabeled subsections or titles, may be corrected administratively following adoption of the Resolution. 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 resolutions or ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior resolutions or ordinances. Section 4: 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 22nd day of May 2024. Approved as to Form: Approved as to Content: ___________________________________ ___________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: _____________________________ Mike Sear, Deputy City Clerk 180 Page 1 of 1 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com EXHIBIT A: Historic Preservation Design Guidelines, p. 71: Strike throughs and underlines respectively showing proposed deletions and additions to the existing text. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. • Using recognized preservation methods, repair deteriorated historic material when possible. • When replacement is necessary, replace the roofing in kind, and/or 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 maintain or restore the character of the historic roof convey a scale, color and texture similar to the original. • If a substitute is used, such as a composition shingle, the roof material should be of a design, scale, color, texture, and composition akin to the original, or a simplified, neutral, modest, and deferential alternative that is visually compatible with building’s historic features. • 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 or detail where there is no evidence they existed, creates a false impression of the building’s original appearance, and is inappropriate. • Roofing materials should reflect the architectural style of the affected building or be substantiated by documentary or physical evidence. 181 CHAPTER 7: ROOFS 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 not permitted on Aspen Modern properties since they are not characteristic of these building styles. Materials 7.7 Preserve original roof materials. • Avoid removing historic roofing material. • Using recognized preservation methods, repair deteriorated historic material when possible. • When replacement is necessary, replace the roofing in kind, and/or use a material that is similar to the original in both style as well as physical qualities. 7.8 New or replacement roof materials should maintain or restore the character of the historic roof. • If a substitute is used, the roof material should be of a design, scale, color, texture, and composition akin to the original, or a simplified, neutral, modest, and deferential alternative that is visually compatible with building’s historic features. • 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 material should have a matte, non- reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornament or detail where there is no evidence that they existed, creates a false impression of the building’s original appearance, and is inappropriate. • Roofing materials should reflect the architectural style of the affected building or be substantiated by documentary or physical evidence. Before: A historic resource before dormers were added. After: New dormers that are too large can change the massing of the original building. Preserve original roof material when possible. City of Aspen • Historic Preservation Design Guidelines • 71 182