HomeMy WebLinkAboutagenda.apz.20251029AGENDA
ASPEN PLANNING & ZONING
COMMISSION
October 29, 2025
4:30 PM, Council Chambers
Meeting Room
3rd Floor, 427 Rio Grande Pl,
Aspen
I.ROLL CALL
II.COMMENTS
III.MINUTES
III.A Minutes 5/21/2025
III.B Minutes 6/4/25
IV.DECLARATION OF CONFLICT OF INTEREST
V.PUBLIC HEARINGS
V.A CONTINUED: Resolution #XX, Series of 2025 - 844 Roaring Fork Road, Special
Review and Hallam Lake Bluff Review
VI.OTHER BUSINESS
VII.BOARD REPORTS
VIII.ADJOURN
Special Meeting
minutes.apz.20250521 draft.pdf
minutes.apz.20250604 draft.pdf
Staff Memo_844 Roaring Fork Road.pdf
Resolution #XX, Series of 2025_844 Roaring Fork Road.pdf
Exhibit A_Application.pdf
Exhibit B_Hallam Lake Bluff Review Criteria.pdf
Exhibit C_Non-Conformities Review Criteria.pdf
Exhibit D_Special Review Criteria.pdf
Exhibit E_Land Use Code Interpretation.pdf
TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS
1
1
1) Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8) Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding. Deliberation by the commission commences. No further interaction
between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met
Revised January 9, 2021
2
2
REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION MAY 21ST, 2025
Commissioners in attendance: Teraissa McGovern
Staff present:
Jeff Barnhill, Senior Planner
Jim True, Special Counsel
Tracy Terry, Deputy City Clerk
Public Hearing: 823-825 E Dean Street - Residential Design Standards
Ms. McGovern opened the meeting and moved to continue this meeting to June 4th, 2025 due to lack of
quorum.
Ms. McGovern moved to adjourn the meeting.
3
REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION JUNE 4TH, 2025
Commissioners in attendance: Charlie Tarver, Maryann Pitt, Eric Knight, Tom Gorman and Teraissa
McGovern
Staff present:
Daniel Folke, Planning Director
Jeff Barnhill, Senior Planner
Jim True, Special Counsel
Tracy Terry, Deputy City Clerk
Commissioner Comments: Mr. Tarver asked about changing the quorum number or changing the
bylaws to change the number of commissioners. Mr. True said it would require a code amendment.
Staff Comments: None
Public Comments: None.
Minutes: Ms. McGovern introduced the minutes for January 7th, 2025, and asked for a roll call vote to
approve.
Roll call vote: Mr. Tarver, yes; Ms. Pitt, yes; Mr. Knight, yes; Mr. Gorman, yes; Ms. McGovern, yes. Motion
passes 5-0.
Disclosure of Conflicts of Interest: None
Submission of Public Notice for Agenda Items: Notice was provided.
Public Hearing: 823-825 E Dean St – RDS Variation & Alternative Compliance
Applicant Presentation: Seth Hmeilowski, Z Group Architecture and Interior Design
Mr. Hmeilowski introduced Melanie Noonan and Max Hemmy. He explained that this is the project they
brought before and asked about deconstruction and reusing materials. They have an alternative design
to the Residential Design Standards.
Ms. Noonan said they need a variation for a non-flexible and flexible RDS standard. The three criteria
that the RDS are trying to meet are the connection to street, respond to neighboring properties, and
reflect traditional building scale. They pushed the second story mass further back from the front of the
house to give a smaller scale. One of the flexible design standards is that the living space is required to
be 5 ft larger than the garage. There is no alleyway so there is a garage at the front of the house. They
are squeezing in the 2-car garage and are off by about 6 inches to the five-foot living space. The second
standard is responding to neighboring properties. There is a three-story building on one side and a one
story on the other, so by pushing the mass of the upper level back they have aligned it with the three-
story building and the other side slopes down to the smaller one-story home on the other side. They are
over the maximum depth for the articulation of building mass standard of 45 feet and are asking for a
variation.
Board Questions:
Ms. McGovern asked when the address will be picked. Ms. Noonan replied that they are trying to figure
out which address is correct as there are differing addresses in the City and County.
4
REGULAR MEETING ASPEN PLANNING & ZONING COMMISSION JUNE 4TH, 2025
Mr. Gorman asked how much open space is left behind the house. Mr. Hmeilowski replied the yard
space is not reduced.
Staff Presentation: Jeffrey Barnhill, Senior Planner
Mr. Barnhill went over the project, location, and design standards that apply to this project. He said
they meet the connection to the street standard, garage dimension standard, and Articulation of
Building Mass standard. Staff find the applicant has provided an alternative design, and the criteria is
met and recommend approval of this project. Staff does acknowledge that in remodel circumstances
that some of these standards are hard to meet so they take that into mind when these applications
come in front of them.
Mr. Gorman asked if 54 feet is acceptable in this instance, why stay with the 45 foot maximum in the
code. Mr. Barnhill replied that because they are having to push back the garage to meet that standard, it
makes sense to allow them to push it into the back.
Board Discussion:
Mr. Gorman said it’s a wonderful design.
Ms. McGovern said they met the intent.
Mr. Knight agreed with everyone and is in support of the project.
Ms. Pitt said it seems like a good upgrade to the neighborhood, and she will support.
Motion:
Mr. Gorman moved to approve resolution 7 series 2025 granting approval; Mr. Knight seconded.
Roll call vote: Mr. Tarver, yes; Ms. Pitt, yes; Mr. Mr. Knight, yes; Mr. Gorman, yes; McGovern, yes; Motion
passes 5-0.
Adjourn:
Mr. Gorman motioned to adjourn; Mr. Knight seconded. All in favor.
Tracy Terry, Deputy City Clerk
5
Page 1 of 10
Staff Memo – 844 Roaring Fork Road
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Haley Hart, Senior Long-Range Planner
MEETING DATE: October 15, 2025
CONTINUED TO: October 29, 2025
RE: 844 Roaring Fork Road
Request for Special Review – Continuing a Non-Conforming
Structure, Hallam Lake Bluff Review
APPLICANT:
844 Roaring LLC, 844 Roaring Fork
Road Aspen, CO 81611
REPRESENTATIVE:
Patrick Rawley, Rawley Design
Planning
LOCATION:
Street Address:
844 Roaring Fork Road
Legal Description:
Subdivision: ASPEN COMPANY
Block: 4 Lot: 5 THRU: - Lot: 11
Section: 12 Township: 10 Range: 85
PARCEL A
Parcel ID:
2735-121-20-002
CURRENT ZONING & LAND USE:
Moderate-Density Residential (R-15)
The applicant requests a
continuation of a legally established
non-conforming single-family
residence to renovate and
reconfigure floor area as well as
Hallam Lake Bluff review.
Figure 1: Property Location. Extent of Hallam Lake Bluff
Review Area shown between green lines.
STAFF RECCOMENDATION:
Staff recommends that the P&Z deny the request to
renovate and reconfigure for the continuation of the
nonconformities at 844 Roaring Fork Road.
6
Page 2 of 10
Staff Memo – 844 Roaring Fork Road
LAND USE REVIEWS
The Applicant is requesting the following Land Use approvals from the Planning and
Zoning Commission (P&Z):
• Hallam Lake Bluff Environmentally Sensitive Area Review (Section 26.435.060):
the property is located in the Hallam Lake Bluff Environmentally Sensitive Area,
and development in this area requires review and approval by the Planning and
Zoning Commission.
• Special Review – Replacement of a Non-Conforming Structure (Section
26.312.030 and 26.430.040.B): the structure is a legally established non-
conforming structure and elements that are non-conforming are proposed to be
altered and replaced that either maintain or reduce the non-conformity. The
specific dimensional limitations that are non-conforming and relevant for this
review include floor area.
The Planning and Zoning Commission is the final decision-making authority on these
reviews.
BACKGROUND
844 Roaring Fork Road is an existing single-family residence on a 30,954 square foot
gross lot. Since this property was developed, the Land Use Code’s dimensional
allowances have changed, so the property is a legally established non-conforming
structure. The lot is steeply sloped towards Hallam Lake, and 13,164 square feet of lot
area counts towards steep slope reductions on site reducing the calculated lot area to
17,790 square feet, allowing for 4,667 square feet of floor area in the R-15 (Medium
Density) Zone District. The existing home is 5,260 square feet and is a legally established
non-conforming home that received P&Z approval per Resolution #43, Series of 1995,
which allowed for the Hallam Lake Bluff encroachment and existing floor area. The
property abuts Hallam Lake and is within the Hallam Lake Bluff Environmentally Sensitive
Area. The current residence encroaches both the 15’ setback from the Top of Slope and
protrudes into the 45-degree-angle height limitation set by Hallam Lake Review Criteria.
The single-family residence received a Certificate of Occupancy in 2001.
PROJECT SUMMARY
The applicant proposes to remodel the existing residence, remove portions that project
into the Hallam Lake review area, and add a subgrade basement to the west of the
existing residence. See Exhibit A for the full application.
The applicant seeks continuation of a nonconformity to rearrange and reconfigure floor
area on site. The applicant proposes using the floor area removed from the rear (south)
of the home to build a subgrade basement with egress window wells. The total proposed
countable floor area is 5,252 square feet (See Table 1, below, for dimensional conditions).
7
Page 3 of 10
Staff Memo – 844 Roaring Fork Road
Demolition is not triggered. Demolition is defined as demolishing 40% or more of the
exterior of the structure; 38.12% demolition is proposed in the application. Because of the
changes to aspects of the project that are non-conforming, Special Review for Authority
to Continue a Non-Conformity is requested.
Table 1: Dimensional Conditions *Not a Dimensional Limitation set by the Land Use Code
Additionally, rear portions of the home are proposed to be removed which encroach into
both the 45-degree progressive height limit and 15’ Top of Slope Setback from the Hallam
Lake Bluff Top of Slope. Although significantly reduced, new rear dormers on the second
floor are proposed to encroach into the 45-degree progressive height limit, as well as
other existing encroachments see Figures 2, 3 and 4, below, for images and a survey of
the existing conditions.
Dimensional Limitation Allowable Existing Proposed
Floor Area 4,667 sq. ft. 5,260 sq. ft. 5,252 sq. ft.
Gross Floor Area* No requirement 6,038 sq. ft. 12,564 sq. ft
Side Yard Setback 10’ 10’ 10’
Figure’s 2 and 3: Existing Rear Yard Conditions
8
Page 4 of 10
Staff Memo – 844 Roaring Fork Road
STAFF COMMENTS
Below are Staff Comments for each of the requested reviews:
Hallam Lake Bluff Environmentally Sensitive Area Review (Section 26.435.060):
Hallam Lake Bluff review limits the extent of development within proximity of the Hallam
Lake Bluff area to avoid adverse impacts on the nature preserve below. Topics that are
regulated include proximity of development to the Top of Slope, the height of development
adjacent to the Top of Slope, lighting, and non-native landscaping.
The applicant proposes a number of changes to the structure to rearrange and
reconfigure the floor area on site while removing projections into the Hallam Lake Bluff
review area. The southern rear components being demolished are existing
encroachments into the Hallam Lake Bluff 45-degree-angle limit and 15’ Top of Slope
Setback. See Figure 5 below to show existing and proposed conditions for the
encroachments and proposed removal.
Figure 4: Existing Survey with Top of Slope, Top of Slope 15’ Setback, and Existing Encroachments
9
Page 5 of 10
Staff Memo – 844 Roaring Fork Road
No new development within the Top of Slope or Top of Slope 15’ Setback are proposed.
A patio surface will remain on top of the existing foundation within the 15’ setback.
Demolition of the structure on top of the foundation is proposed, but removal of the
foundation is not proposed. Staff determined that the proposed patio on the existing
foundation that is within the 15’ setback is at meets Hallam Lake Bluff Criteria
26.435.060.2 as it is an existing encroachment that will remain, see Figure 6. In addition,
there is a steppingstone walkway proposed at grade. All additional work in the 15’ setback
is restoration of the slope using native grasses.
Figure 5: Existing and Proposed Rear Conditions and Encroachments
Figure 6: Existing Patio
Foundation to Remain
10
Page 6 of 10
Staff Memo – 844 Roaring Fork Road
As evident in Figure’s 5 and 6, the proposed development does extend beyond the 45-
degree-angle from the ground level at the Top of Slope. The home is an existing non-
conformity in that a large portion of the existing rear projects into the 45-degree-angle.
The proposed remodel removes a large portion of the home bringing it into greater
conformance but does not remove it entirely and therefore does not meet the review
criteria per Section 26.435.060.C.3 (See Figure 2) which states:
“All development outside the fifteen-foot setback from top of slope shall not exceed
a height delineated by a line drawn at a forty-five-degree angle from ground level
at the top of slope.”
Staff finds this criterion is not met as the definition of ‘development’ includes ‘construction,
erection, alteration’ of future development, and the proposed development includes the
construction and alteration of the rear façade of the home which will be demolished and
reconstructed in the 45-degree-angle projection.
Approximately 26.7% of the encroachment into the 45-degree-angle projection will be
removed (counted as volume), see Figure 7, below.
Although all criteria for the Hallam Lake Bluff Review are not met, in this proposed
application, staff recognizes the benefit in the removal of the encroachment into the 15’
Top of Slope Setback and 45-degree-angle. See Exhibit B for Review Criteria.
Figure 7: Projection by Volume
11
Page 7 of 10
Staff Memo – 844 Roaring Fork Road
Special Review – Authority to Continue a Non-Conformity (Section 26.312.030):
Legally established non-conforming structures are subject to land use review and may be
allowed to remain or be reduced if certain review criteria are met. Staff’s perspective on
the Authority to Continue a Non-Conformity is shaped by two primary aspects, the intent
of the chapter, and the code language and review standards. The purpose statement
(Section 26.312.010) of the Non-Conformities chapter states:
“Within the Zone Districts established by this Title, there exist uses of land,
buildings and structures that were lawfully established before this Title was
adopted or amended which would be in violation of the terms and requirements of
this Title. The purpose of this Chapter is to regulate and limit the continued
existence of those uses, buildings and structures that do not conform to the
provisions of this Title as amended.
It is the intent of this Chapter to permit nonconformities to continue, but not to allow
nonconformities to be enlarged or expanded. The provisions of this Chapter are
designed to curtail substantial investment in nonconformities in order to preserve
the integrity of the zone districts and the other provisions of this Title but should
not be construed as an abatement provision.”
The Non-Conformities chapter also includes the following code language and review
criteria in:
Section 26.312.030.C – Extensions:
Extensions. A nonconforming structure shall not be extended by an enlargement
or expansion that increases the nonconformity. A nonconforming structure may be
extended or altered in a manner that does not change or that decreases the
nonconformity.
And, Section 26.312.030.F.2:
Purposeful destruction. Any nonconforming structure which is purposefully
demolished or destroyed may be replaced with a different structure only if the
replacement structure is in conformance with the current provisions of this Title or
unless replacement of the nonconformity is approved pursuant to the provisions of
Chapter 26.430, Special Review...
The proposed development constitutes purposeful destruction and replacement of the
non-conforming structure. The applicant requests altering the existing residence in a
12
Page 8 of 10
Staff Memo – 844 Roaring Fork Road
manner that will decrease the calculated floor area overage on the subject property by 8
square feet from 5,260 square feet to 5,252 square feet. The proposal includes an
increase of 6,5,26 square feet of gross floor area through the construction of a 6,408
square foot basement (calculated as 139 square feet due to subgrade exemptions)
extending oustside the existing foundation and changes to the deck, first and second
floor. Gross floor area is not established as a dimensional limitation in the zone district,
therefore is not part of the review criteria, but is a term recognized in the code and
commonly used when evaluating the intensity and associated impacts of structures during
the land use and permitting process.
The proposed development does not extend or enlarge any areas that would increase the
nonconforming nature of the structure per underlying zoning. Since the existing and
proposed structure will remain over allowable floor area, rearranging and decreasing the
existing non-conforming floor area requires a Replacement of Non-Conforming Structure
review by the Planning and Zoning Commission.
Section 26.430.040 Special Review – Review standards for special review:
The mass, height, density, configuration, amount of open space, landscaping, and
setbacks of the proposed development are designed in a manner which is compatible
with the character of surrounding land uses and is consistent with the purposes of the
underlying zone district, R-15. The purpose of the R-15 Zone District is “to provide areas
for long-term residential purposes, Short-term Rentals, and customary accessory uses”.
The proposed development continues to provide a long-term residence.
The proposed development will have a negligible impact on surrounding uses. The
majority of the work will involve demolition from the rear of the home and the addition of
a subgrade basement. The associated deck/patio refinishing and removal will have no
adverse impact on the shading, traffic, parking, or other land use code sections.
844 Roaring Fork Road is a large lot; however, the net lot area on the parcel is reduced
by 13,164 square feet due to steep slopes. That is nearly 43% of the gross lot area that
is excluded from the net lot area due to steep slopes. No dimensional variations are
proposed or increased. All the proposed development is within the buildable area as
designated by the underlying zoning setbacks.
Literal enforcement of the dimensional provisions of the zone district would not cause
unnecessary hardship upon the owner by prohibiting reasonable use of the property. The
property contains a single-family dwelling unit that has been occupied for many years and
is similar in size to surrounding homes. Reasonable use of the property has been
13
Page 9 of 10
Staff Memo – 844 Roaring Fork Road
established over the years of this residence including the demolition and rebuilding of the
existing structure pursuant to Resolution #43, Series of 1995.
The applicant succinctly demonstrates in the application that in 1995 the property was
granted the existing floor area which adhered to the code at the time. The applicant
requests no variances to make this work possible and works within the developable area
on site to extend the lifespan of the existing structure. Staff recognizes this project has
positive outcomes as the applicant and representative have worked to bring this project
more into compliance with the current land use code by reducing countable floor area,
removing portions of the structure from the Hallam Lake Bluff ESA, limiting demolition to
less than 40% and their efforts do not go unrecognized. However, staff recognizes that
there is no hardship that would hinder the applicant from reasonable enjoyment and use
of the property if the home was brought into full compliance with the current dimensional
limitations and allowances of the Hallam Lake Bluff ESA and R-15 Zone District. Staff
recommends that the Planning and Zoning Commission deny the proposed project or find
that a hardship would be caused by denying the proposed project. See Exhibit’s C and D
for Review Criteria.
Further, staff accepts the need for a code amendment to bring better clarity to the review.
Criteria #4 in Section 26.430.040.b requires the P&Z to make findings on the presence of
a hardship. This is a significant threshold to cross and was included in the code when
demolition was the sole measure of the ability of a property to pursue a continuation of a
non-conformity. New criteria need to be established for projects that are not crossing the
demolition threshold and staff identifies that P&Z is presented a difficult task in the
evaluation of the hardship criteria in scenarios such as in the application under review.
Staff have noted the need for these updated criteria through a recent Land Use Code
Interpretation, see Exhibit E, and Policy Resolution #118, Series of 2025, which Council
passed unanimously to open the non-conformities code section for amendments. Staff
has been consistent with recommendations on recent proposals with similar conditions.
REFERRAL COMMENTS
The application was referred to the Zoning, Engineering, and Parks Departments and
they did not identify anything that would prevent approval of the land use application. The
Parks department conditions consisted of requirements for native shrub planting along
the slope within the Top of Slope Setback to restore the wild character and other tree-
specific requirements that the applicant will need to fulfill at time of building permit
submission. Engineering and Zoning did not have conditions of approval.
14
Page 10 of 10
Staff Memo – 844 Roaring Fork Road
RECOMMENDATION
Community Development staff recommends the Planning and Zoning Commission deny
the request for a Continuation of a Nonconformity and Hallam Lake Bluff Review. While
the proposal meets most of the code, and staff believes would provide an overall benefit
including avoiding a full demolition, staff does not believe there would be a hardship on
this lot if the project is brought into full compliance with current adopted standards in
regards to floor area and the Hallam Lake Bluff ESA. However, if the commission believes
the proposal is consistent with the intent and required findings of the Land Use Code, that
a hardship would be caused by denying the proposed project and that special site
circumstances differentiate the property from other properties located in the same zone
district, there would be grounds for approval.
PROPOSED MOTION:
Two motions are proposed. The first motion denies the resolution where the second
motion approves the resolution. Should the P&Z support staff’s recommendation, Motion
1 should be read. If the P&Z disagrees with staff’s recommendation and feels the review
criteria has been met and wishes to approve the request, Motion 2 should be read:
Motion 1.
“I move to deny Resolution #___, Series of 2025, granting approval for
Hallam Lake Bluff Review and Special Review for the continuation of a non-
conformity.”
If the P&Z decide that the criteria are met for the Continuation of a nonconformity and
Hallam Lake Bluff Review, and disagree with staff’s recommendation, the following motion
should be read:
Motion 2.
“I move to approve Resolution #___, Series of 2025, granting approval for
Hallam Lake Bluff Review and Special Review for the continuation of a non-
conformity.
ATTACHMENTS:
Resolution #XX, Series of 2025
Exhibit A – Application
Exhibit B – Hallam Lake Bluff Review Criteria
Exhibit C – Non-conformities Review Criteria
Exhibit D – Special Review Criteria
Exhibit E – Land Use Code Interpretation
15
844 Roaring Fork Road
Resolution #XX, Series of 2025
Page 1 of 3
RESOLUTION #XX
SERIES OF 2025
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
GRANTING APPROVAL FOR HALLAM LAKE BLUFF REVIEW AND SPECIAL
REVIEW TO REPLACE A NONCONFORMING STRUCTURE AT THE PROPERTY AT
844 ROARING FORK ROAD, LEGALLY DESCRIBED AS: SUBDIVISION: ASPEN
COMPANY BLOCK: 4 LOT: 5 THRU: - LOT: 11 SECTION: 12 TOWNSHIP: 10 RANGE:
85 PARCEL A, ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
PARCEL ID: 2735-121-20-002
WHEREAS, the Community Development department received an application from
Patrick Rawley of Rawley Design Planning representing 844 Roaring LLC (“Applicant”),
requesting Hallam Lake Bluff Review and Special Review to replace a Nonconforming Structure
related to a proposed remodel at 844 Roaring Fork Road (the “Property”); and,
WHEREAS, the Property is located in the Moderate-Density Residential (R-15) Zone
District and is currently improved with a legally established non-conforming single-family
residence pursuant to Resolution #43, Series of 1995; and,
WHEREAS, the application was referred to other City Departments for comments and the
Community Development department Staff reviewed the application for compliance with the
applicable review standards; and,
WHEREAS, upon review of the application and the Land Use Code standards, the Community
Development Director recommended denial of the requested development application; and,
WHEREAS, at a regular scheduled meeting and properly noticed public hearing on
October 15, 2025, the Planning and Zoning Commission continued the meeting to October 29,
2025, at 4:30 p.m.; and,
WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered
the application under the applicable provisions of the Land Use Code as identified herein, in
particular Section 26.435.060, Hallam Lake Bluff Environmentally Sensitive Area Review, and
Section 26.430, Special Review, and considered the recommendation of the Community
Development Director, and took and considered public comment at a duly noticed public hearing
on October 29, 2025; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development
proposal meets the applicable review criteria and that approval of the request as described below
is consistent with the goals and objectives of the Land Use Code; and,
WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare, and,
16
844 Roaring Fork Road
Resolution #XX, Series of 2025
Page 2 of 3
WHEREAS, the City of Aspen Planning and Zoning Commission approves Resolution #XX,
Series of 2025, by a X to X (X – X) vote, approving the requested land use reviews as identified
herein.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1: Section 26.430 Special Review – Authority to Continue a Non-Conforming
Structure
The existing single-family dwelling is a legal non-conforming structure as defined in the Land Use
Code. Approval is granted for a remodel and renovation as depicted in Exhibit A to this resolution,
and including:
• A reallocation of floor area that includes the addition of a basement,
• Changes to the countable floor area that reduce the non-conforming floor area.
The following table outlines the approved dimensional limitations that are permitted to continue,
but to not exceed the below:
The following table outlines the floor area calculations with totals to not exceed the below:
Section 2: Section 26.435.060 – Hallam Lake Bluff Environmentally Sensitive Area Approval
The existing single-family dwelling is granted Hallam Lake Bluff approval and approval for the
continuation of projection into the 45-degree-angle-height limitation. The following conditions of
approval must be met prior to building permit issuance:
• The project must comply with all applicable Land Use Code and Building Code
requirements.
• Verification that the height over topography represented in the land use review is consistent
with the final civil grading plans provided as part of the permit application is required prior
to building permit issuance. Any deviation from the plan provided during land use review
will be evaluated to determine if an amendment to this approval is required. The extent of
the changes will determine if an amendment is required.
• The applicant will be required to meet the lighting code at time of permit submission to
document and show compliance with downcast and direction of lighting requirements.
• Additional plantings of native shrub type plants shall be added along the slope to restore
its wild character, and below the retaining walls and patio to reduce their visibility.
• Applicant shall provide Tree Removal and Protection Plan at building permit submittal.
Dimensional Limitation Allowable Existing Proposed
Floor Area 4,667 sq. ft. 5,260 sq. ft. 5,252 sq. ft.
Gross Interior: 12,564 sq. ft.
Gross Deck: 597 sq. ft.
Calculated Deck: (with exemptions) 0 sq. ft.
Calculated Total: 5,252 sq. ft.
17
844 Roaring Fork Road
Resolution #XX, Series of 2025
Page 3 of 3
• Excavation required within the Critical Root Zones of existing trees to be preserved shall
be proceeded by pneumatic excavation along the edge of disturbance to a depth of at least
18 inches and followed by a City Forester inspection prior to pruning roots.
Section 3: Vested Rights
The development approvals granted herein shall constitute a vested property right attaching to and
running with the Property for a period of three (3) years from the date of issuance of a development
order. However, any failure to abide by any of the terms and conditions attendant to this approval
shall result in the forfeiture of said vested property right.
Section 4: Material Representations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Planning and Zoning Commission, are hereby incorporated in such site development
approvals and the same shall be complied with as if fully set forth herein, unless amended by an
authorized entity.
Section 5: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 6: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct, and independent provision and shall not affect the validity of the remaining
portions thereof.
FINALLY, adopted, passed, and approved this 15th day of October, 2025.
Approved as to form: Approved as to content:
______________________________ __________________________________
Luisa Berne, Assistant City Attorney Teraissa McGovern, Chair
Attest:
_______________________________
Tracy Terry, Deputy Clerk
Attachment:
Exhibit A – Approved Drawings and Calculations
18
KS, KZ
A-3.1
NORTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.1
8
12
8
12
8
12
10.5
12
10.5
12
8
12
8
12
8
12
1'
-
0
"
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
NORTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.1
8
12
8
12
8
12
10.5
12
10.5
12
8
12
8
12
8
12
1'
-
0
"
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
WEST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.1
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
8
12
8
12
8
12 8
12
8
12
8
12
WEST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.1
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
8
12
8
12
8
12 8
12
8
12
8
12
BUILDING ELEVATIONS
PROPOSED
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
Exhibit A
19
KS, KZ
BUILDING ELEVATIONS
PROPOSED
SOUTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.2
1'
-
0
"
8
12
10.5
12
10.5
12
10.5
12
10.5
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
SOUTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.2
1'
-
0
"
8
12
10.5
12
10.5
12
10.5
12
10.5
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
EAST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.2
8
12
8
12
8
12
8
12
8
12
8
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
EAST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.2
8
12
8
12
8
12
8
12
8
12
8
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
8
12
A-3.2
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
20
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
1/16"=1'-0"
SITE PLAN
A-1.0
N
ISSUED FOR REVIEW11-19-2024
KS,MN
NOV 2024
98
98
98
TREE TO BE REMOVED
CONIFEROUS TREE
TO BE PRESERVED
DECIDUOUS TREE
TO BE PRESERVED
LEGEND
86
87
85
91
92
51
79
88
89
50
71
72
73
52
53
5455
56
57
74
75
76
77
81
58
59
60
61
62
6364
65
66
67
68
6970
93
82
83 84
90
78
49
39
3
36
37
38
42
4344
40
41
45
47
48
1
2 4
5
6
7
8
9
10
11 12
13
14
15
34
35
3233
16
17
18
20
21
22
23
24
25
26
80
27 28
29
30
31
19
T T T T T
T
T
T
TT
T
T
T
T
T
T T T T T
T
T
T
TT
T
T
T
T
T
T T T T T
T
T
T
TT
T
T
T
T
T
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N 7 9 °0 2 '1 4 "E 1 5 2 .0 0 '
D E E D =N 8 0°2 8'E 15 2 .0'
N64°0
6
'
3
7
"
E
4
5
.
5
0
'
DEED=
N
6
2
°
4
8
'
E
4
5
.
5
0
'
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N72 °48'12"E
8.45'
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
CH=N 72°35'24"E
4 8.38'
R =141 7.40'
L=48.38'
CH=
N
5
5
°
0
4
'
5
0
"
E
106.6
4
'
R=16
8
.
5
0
'
L=10
8
.
5
0
'
L=2.82'
R=248.00'
CH=S48°52'38"W
2.82'
L=6.84'
R=248.00'
CH=S86°44'18"W
6.84'
CHAIN-LINK FENC
E
W
IR
E
F
E
N
CE
ED
G
E OF
W
A
TE
R
MAR
S
H
LA
N
D
SW CORNER OF LOT 2
MERRIAM SUBDIVISION
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
LS20151
16.6'
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
MER
R
I
A
M
S
U
B
D
I
V
I
S
I
O
N
SOU
T
H
L
I
N
E
O
F
L
O
T
2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
CM P
D IT CH FL OW L INE
PAVE
D
R
O
A
D
W
A
Y
R O A R IN G F O R K
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
ROAD
OWNER
FISHCAMP LLC
LOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
OWNER
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
RECEPTION NO. 138551
OWNER
HALLAM SANCTUARY LLC
RECEPTION NO. 623931
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
IE
W
A
R
E
A
(S
C
A
L
E
D
F
R
O
M
CI
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
NOR
T
H
L
I
N
E
ACE
S
P
R
O
P
E
R
T
Y
46 ST
R
E
A
M
M
A
R
G
I
N
TO
P
O
F
S
L
O
P
E
(S
C
A
L
E
D
F
R
O
M
CIT
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
7 8 6 1
78 61
7862
7860
7 8 55
7850
7 8 45
7840
7 83 5
7 8 30
7825
782 0
7820
7
8
6
0
7861
7860
78 60 .6 5
FFE
7860.50
FFE
FLO
O
D
ZO
N
E
A
E
BAS
E
F
L
O
O
D
E
L
EVA
T
I
O
N
:
7
8
1
8
FEM
A
F
L
O
O
D
M
A
P
N
O
.
0
8
0
9
7C
0
3
5
4
E
AU
G
U
S
T
1
5
,
2
0
1
9
FLO
O
D
Z
O
N
E
X
25' SETB
A
C
K
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
30
'
S
E
T
B
A
C
K
15' SE
T
B
A
C
K
WINDOW
WELL
WINDOW
WELL
WINDOW WELL
1
SD-1
1
SD-1
HALLAM LAKE BLUFF
TOP OF SLOPE
TAKEN IN GOOD FAITH FROM TRUE
NORTH COLORADO LLC. SURVEY
MAPPING, STAMPED NOV 5 2024,
DRAWING 2024-313
1
1
'
-
0
"
E
X
.
2
1
'
-
4
"
EXISTING
BUILDING
OUTLINE
1
5
'
-
2
"
1
4
'
-
1
0
"
E
X
PROPOSED BELOW
GRADE
ADDITION (GREEN)
PROPOSED
GROUND FLOOR
(RED)
COURTYARD
TO BE
FILLED IN
EXISTING
BUILDING
OUTLINE
EXISTING
DRIVEWAY
TO BE
REPLACED
EXISTING ROCK
RETAINING TO REMAIN
NEW PATIO
TO REPLACE
EXISTING
PATIO TO BE REMOVED
WALKWAY
2
5
'
-
1
1
"
1
7
'
-
6
"
1 2 '-6 1 /2 "
1 0'-0 "
2
7
'-
0
"
E
X
.
13 '-9 "
E X .
1 4'-8 "
E X.
26 '-8 "
SITE TREES
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
ISSUED FOR COORDINATION03-21-2025
EXISTING BUILDING ENVELOPE
TO BE REMOVED
ABOVE GROUND BUILDING
ENVELOPE
BELOW GROUND BUILDING
ENVELOPE
ISSUED FOR LAND USE APPLICATION04-30-2025
Attachment 4
21
7860'
7858'
7856'
7854'
7852'
7850'
7848'
7846'
7844'
7842'
7840'
7838'
7836'
7834'
7832'
7830'
7828'
7826'
7824'
7822'
7820'
59'
57'
55'
53'
51'
49'
47'
45'
43'
41'
39'
37'
35'
33'
31'
29'
27'
25'
23'
21'
PR
O
P
E
R
T
Y
L
I
N
E
7854'
7856'
7857'
TO
P
O
F
S
L
O
P
E
(
P
e
r
1
9
9
5
E
S
A
A
p
p
r
o
v
a
l
)
PROPOSED RENOVATED
EAST ELEVATION
EXISTING WALL
ENVELOPE
TO BE
DEMOLISHED
HALLAM LAKE BLUFF ESA - PROGRESSIVE HEIGHT LIMIT SECTION
FFE = 7860.5'7860'
7830'
7835'
7840'
7825'
7823'
7845'
7859'
45º ANGLE FROM
TOP OF SLOPE
HALLAM LAKE BLUFF TOP OF SLOPE
TAKEN IN GOOD FAITH FROM TRUE
NORTH COLORADO LLC. SURVEY
MAPPING, STAMPED NOV 5 2024,
DRAWING 2024-313 7851'
4
5
°
15'-0"
EXISTING BUILDING
PROFILE OUTSIDE OF
HEIGHT LIMIT ANGLE
TO REMAIN
SHOWN IN BLUE
1/4"=1'-0"
SITE SECTION
SD-1.0
NOV 2024
MN
ISSUED FOR REVIEW11-19-2024
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
ISSUED FOR LAND USE APPLICATION04-30-2025
22
LAND USE APPLICATION
844 Roaring LLC
844 Roaring Fork Road
Aspen, Colorado
PID: 273512120002
2 May 2025
An application for Hallam Lake Bluff Review.
Represented by:
23
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
2
TABLE OF CONTENTS
• Project Overview and Code Response
• Attachment 1 – City of Aspen Community Development Department Land Use
Application
• Attachment 2 - Vicinity Map and Parcel Description
• Attachment 3 - Improvement Survey
• Attachment 4 – Site Plan, Site Section, Architectural Plans, Landscape Plan, and
Exterior Lighting Plan
• Attachment 5 – Civil Engineering Report and Preliminary Civil Site Plan
• Attachment 6 – Demolition Calculations
• Attachment 7 – Tree Assessment Report
• Attachment 8 - Previous Approvals
• Attachment 9 - Proof of Ownership
• Attachment 10 - Letter of Authorization
• Attachment 11 – Statement of Authority
• Attachment 12 –Homeowner Association Compliance Form
• Attachment 13 - Adjacent Property Owners within 300 feet
• Attachment 14 - Pre-application Conference Summary
24
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
3
Project Overview
844 Roaring LLC (the “Applicant”) submits this land use application for Hallam Lake
Bluff Review in connection with the remodel of the existing single-family residence. The
parcel is located at 844 Roaring Fork Road, PID #: 273512120002 (the “Property”).
This application is submitted in conformance with the Pre -application Conference
Summary PRE-25-013, dated 21 February 2025.
Existing Conditions
The Property is located in the Moderate Density Residential Zone District (R-15) of the
City of Aspen and in the Hallam Lake Bluff Environmentally Sensitive Area (ESA). The
Property contains 30,954 SF of gross lot area. The Property extends from Roaring Fork
Road on the north to the Aspen Center for Environmental Studies (ACES) Hallam Lake
natural area on the south. The Property is bounded on the west by a residential
property and on the east by Lot 2 of the Merriam Subdivision.
The existing development consists of a two (2) story single-family residence of
approximately 5,260 SF. A Certificate of Occupancy (CO) was issued in 2001 for a
6,038 SF residence. The CO has been made a part of this application with other
previous approvals. Taking into account the areas of steep slope, net lot area is
calculated to be 17,790 SF. This allows 4,667 SF of floor area per current City of Aspen
calculation methodology.
The existing residence encroaches into the 15-foot Hallam Lake Bluff top of slope
setback area. As the demolition threshold of removing more than 40% of the structure
will not occur as part of the proposed remodel , the existing floor area and location of the
house in the Hallam Lake Bluff setback would be considered a legally permitted non -
conformity allowed to remain.
The Si Johnson—RF Road Ditch crosses in front of the Property beyond the northern
property boundary. A number of mature coniferous and deciduous trees surround the
existing residence. A tree assessment report has been prepared and included in this
application.
The City of Aspen Planning and Zoning Department approved the current residence's
location and development via Resolution 95-43, which is also included in this
application.
Proposed Development
The applicant is proposing to remodel the existing residence and add a basement to the
west of the existing residence. A portion of the existing residence on the south
elevation that encroaches into the Hallam Bluff setback will be removed as part of the
renovation. The one-story western wing of the existing structure will be reconfigured so
the building’s width will be reduced.
The proposed subgrade basement will have egress window wells. The area of exposure
created by the window wells will cause a portion of the new subgrade space to count
25
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
4
toward the calculation of floor area. However, the floor area of the existing residence
has been reduced so that the total floor area of the residence will not be increased.
Preliminary civil engineering studies have been prepared to ensure that all stormwater
can be mitigated within the Property. Coupled with the arborist report that was engaged
to inform a sensitive approach to the site redevelopment, including the provision of new
services, the team has carefully considered the impacts of the proposed development.
The Applicant looks forward to working with City of Aspen staff in connection with this
application.
26
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
5
Land Use Code Response
PART 300 - GENERAL PROCEDURES AND REGULATIONS
Chapter 26.304. - COMMON DEVELOPMENT REVIEW PROCEDURES
Sec. 26.304.010. - General.
This Chapter sets out the common procedures for review of all development applications, unless
otherwise specifically stated. Generally, all proposed development shall be subject to the following six
(6) step approval process.
(a) A pre-application conference between the applicant and a staff member of the Community
Development Department;
(b) Submission of the development application and fees by the applicant;
(c) Determination of completeness and review of the development application by the Community
Development Director;
(d) Review of the development application by the relevant decision -making body;
(e) Receipt of a development order or certificate of zoning compliance; and
(f) Receipt of a building permit.
The Applicant is familiar with the common development review procedures of the
City of Aspen. A pre-application conference was held and this application is
submitted in conformance with the pre-application conference summary dated 21
February 2025. Following the application being deemed complete by staff, the
Applicant will pay all applicable fees. Per the pre-application conference
summary, no public hearing is required, and approvals will be rendered by the
Community Development Director. Following approval, the Applicant will
immediately pursue a building permit for the approved improvements.
Sec. 26.312.030. - Non-conforming structures.
(a) Authority to continue. A nonconforming structure devoted to a use permitted in the zone
district in which it is located may be continued in accordance with the provisions of this
Chapter.
The current single-family residence is a permitted use in the R-15 zone district and is
considered a pre-existing non-conformity with regard to floor area and location within
the Hallam Lake Bluff setback. A CO was issued for the existing residence in 2001.
This CO provided for a 6,038 SF residence. The Planning Commission has
reviewed and approved the location of the existing house. The Applicant
understands that these non-conformities may be maintained but cannot be
expanded. The proposed work will in fact reduce the non-conformity of both overall
floor area as well as encroachments into the Hallam Lake Bluff setback.
(b) Extensions. A nonconforming structure shall not be extended by an enlargement or expansion
that increases the nonconformity. A nonconforming structure may be extended or altered in a
manner that does not change or that decreases the nonconformity.
27
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
6
The proposed development will not enlarge or expand the current nonconformity of
the Property. Certain aspects of the nonconformity will be reduced by the proposed
development.
(c) Relocation. A nonconforming structure shall not be moved unless it thereafter conforms to
the standards and requirements of the zone district in which it is located.
Not applicable.
(d) Unsafe structure. Any portion of a nonconforming structure which becomes physically unsafe
or unlawful due to lack of repairs and maintenance and which is declared unsafe or unlawful
by a duly authorized City official, but which an owner wishes to restore, repair or rebuil d shall
only be restored, repaired or rebuilt in conformity with the provisions of this Title.
Not applicable.
(e) Ability to restore.
(1) Non-purposeful destruction. Any nonconforming structure that is Demolished, or
portion thereof which is destroyed by an act of nature or through any manner not
purposefully accomplished by the owner, may be restored as of right if a building
permit for reconstruction is submitted within twenty -four (24) months of the date of
Demolition or destruction.
Not applicable.
(2) Purposeful destruction. Any nonconforming structure that is purposefully Demolished
or portion thereof which is purposefully destroyed, may be replaced with a different
structure only if the replacement structure is in conformance with the current
provisions of this Title or unl ess replacement of the nonconformity is approved
pursuant to the provisions of Chapter 26.430, Special Review. Any structure which is
nonconforming in regards to the permitted density of the underlying zone district may
maintain that specific nonconformity only if a building permit for the replacement
structure is submitted within twelve (12) mont hs of the date of demolition or
destruction.
Not applicable. The demolition threshold is not being met.
Sec. 26.435.060. - Hallam Lake Bluff review.
(a) Applicability. All development in that bluff area running approximately on a north -south axis
bordering and/or overlooking the Aspen Center for Environmental Studies Nature Preserve
and bounded on the east by the 7,850-foot mean sea level elevation line and extending one
hundred (100) feet, measured horizontally, up slope and there terminating and bounded on
the north by the southeast lot line of Lot 7A of the Aspen Company Subdivision and on the
south by the centerline of West Francis Street, shall be subj ect to the review standards as set
forth in this Section.
The Property falls within the applicable Hallam Lake Bluff review area and thus is
subject to review standards of the Hallam Lake Bluff review. The application meets
the exemption criteria of Section 26.435.060.b.2 as provided below.
28
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
7
(b) Exemption. The Community Development Director may exempt the following types of
development within the Hallam Lake Bluff review area:
(1) Construction of public trails or improvements essential for public health and safety
which cannot be reasonably accommodated outside of the "no development area"
prescribed by this Section including, but not limited to, potable water systems,
sanitary sewer, utilities and fire suppression systems provided the Community
Development Director determines the development complies, to the extent practical,
with the Hallam Lake Bluff review standards.
Not Applicable.
(2) The expansion, remodeling or reconstruction of an existing development provided the
following standards are met:
The proposed development is thirty (30) feet or further from the top -of-slope and not
exceeding the progressive height limit delineated by a line drawn at a forty-five (45)
degree angle from ground level at the top-of-slope; or, the development is obscured
from the rear slope by other structures as determined by a site section provided
pursuant to review standard (c)(7) below.
As previously approved by the City of Aspen Planning Commission, the
existing residence is located within thirty (30) feet from the top-of-slope.
The proposed development makes modifications to the structure so that
no aspect of the remodeled residence will exceed the progressive height
limit delineated by the forty-five (45) degree angle line drawn from ground
level at top-of-slope. Certain features are also being removed so that
encroachments of the existing residence are reduced. The Applicant
requests an exemption from the Hallam Lake Bluff review as the current
residence location and development was approved by the City of Aspen
Planning and Zoning Department via Resolution 95-43.
(c) Hallam Lake Bluff review standards. No development shall be permitted within the Hallam
Lake Bluff ESA unless the Planning and Zoning Commission makes a determination that the
proposed development meets all of the following requirements:
(1) No development, excavation or fill, other than native vegetation planting, shall take
place below the top of slope.
There is no development, excavation, or fill proposed to take place below the
top of slope. Only native plantings will be located within the area below the
top of slope.
(2) All development within the 15-foot setback from the top of slope shall be at grade.
Any proposed development not at grade within the 15 -foot setback shall not be
approved unless the Planning and Zoning Commission determines that the following
conditions can be met:
a. A unique condition exists on the site where strict adherence to the top -of-
slope setback will create an unworkable design problem.
b. Any intrusion into the top -of-slope setback or height limit is minimized to the
greatest extent possible.
29
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
8
c. Other parts of the structure or development on the site are located outside
the top-of-slope setback line or height limit to the greatest extent possible.
d. Landscape treatment is increased to screen the structure or development in
the setback from all adjoining properties.
The proposed development involves removing portions of the existing
residence that are currently within the 15-foot top-of-slope setback. All
aspects of the remodeled residence will be out of the 15-foot setback.
Existing at-grade patios and footpaths will remain.
(3) All development outside the 15-foot setback from top of slope shall not exceed a
height delineated by a line drawn at a 45-degree angle from ground level at the top of
slope. Height shall be measured and determined by the Community Development
Director using the definition for height set forth at Section 26.104.100 and the method
of calculating height set forth at Section 26.575.020.
The proposed development will not exceed the 45-degree height
delineation. See Site Section included in Attachment 4.
(4) A landscape plan shall be submitted with all development applications. Such plan shall
include native vegetative screening of no less than fifty percent (50%) of the
development as viewed from the rear (slope) of the parcel. All vegetative screening
shall be maintained in perpetuity and shall be replaced with the same or comparable
material should it die.
A landscape plan has been included as a part of this application as a part
of Attachment 4. The plan meets screening requirements with the
maintenance, to the extent possible, of the existing native screening.
Enhancements to the screening may be made in the future. Any
enhancements will be with native plant materials.
(5) All exterior lighting shall be low and downcast with no light(s) directed toward the
nature preserve or located down the slope and shall be in compliance with Chapter
26.512 - Outdoor lighting. A lighting plan shall be submitted with all development
applications.
All proposed exterior lighting is compliant with code requirements . No
lighting is directed toward the nature preserve , and lighting will not to be
located down the slope. The lighting plan has been included as a part of
Attachment 4.
(6) No fill material or debris shall be placed on the face of the slope. Historic drainage
patterns and rates must be maintained. Pools or hot tubs cannot be drained down the
slope.
Fill material and debris will not be placed on the face of the slope. Historic
drainage patterns and rates will be maintained. A preliminary stormwater
management plan has been prepared and made a part of this application
as Attachment 5. To the extent that they are present on the Property,
pools and hot tubs will not be drained down the slope.
30
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
9
(7) Site sections drawn by a registered architect, landscape architect or engineer shall be
submitted showing all existing and proposed site elements, the top of slope and
pertinent elevations above sea level.
Site sections showing existing and proposed site elements, top of slope,
and elevations have been included as part of this application as
Attachment 4.
Sec. 26.575.020. - Calculations and Measurements.
(a) Purpose. This Section sets forth methods for measuring floor area, height, setbacks, and other
dimensional aspects of development and describes certain allowances, requirements and
other prescriptions for a range of structural components, such as porches, balconi es, garages,
chimneys, mechanical equipment, projections into setbacks, etc. The definitions of the terms
are set forth at Section 26.104.100—Definitions.
(b) Limitations. The prescribed allowances and limitations, such as height, setbacks etc., of
distinct structural components shall not be aggregated or combined in a manner that
supersedes the dimensional limitations of an individual structural component. For example, if
a deck is permitted to be developed within five (5) feet of a property boundary and a garage
must be a minimum of ten (10) feet from the same property boundary, a garage with a deck
on top of it may not be developed any closer than ten (10) fee t from the property boundary or
otherwise produce an aggregated structural component that extends beyond the setback limit
of a garage.
Non-conforming aspects of a property or structure are limited to the specific physical
nature of the non-conformity. For example, a one-story structure which extends into the
setback may not be developed with a second-story addition unless the second story complies
with the required setback.
Specific non-conforming aspects of a property cannot be converted or exchanged in a
manner that creates or extends a different specific non-conforming aspect of a property. For
example, a property that exceeds the allowable floor area and contains deck are a that
exceeds the amount which may be exempted from floor area cannot convert deck space into
additional interior space.
The applicant understands the limitations of height, setback, and other dimensional
requirements. The proposed development meets the requirements prescribed by
these limitations. The non-conforming aspects of the existing development are not
proposed to be expanded in any way in connection with the proposed development.
(c) Measuring Net Lot Area. A property's development rights are derived from Net Lot Area. This
is a number that accounts for the presence of steep slopes, easements, areas under water,
and similar features of a property.
Net lot area considering the presence of limiting features, including the area of steep
slope as determined by surveying data, has been calculated to be 17,790.5 SF.
(d) Measuring Floor Area. In measuring Floor Areas (Inclusive of Gross, Allowable, Mitigation, and
Floor Area Ratio (FAR), the following applies:
(1) Floor Area Definitions and Purpose.
a. Floor area. A general term used to describe the sum total of the gross
horizontal areas of each story of the building measured from the exterior walls
31
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
10
of the building. Floor Area is distinct from the specific definitions below, but
may include Gross Floor Area, Mitigation Floor Area, Allowable Floor Area. See
specific definitions of each type below for additional clarity .
The existing Floor area is calculated as follows:
Lower Level: 44 SF
Main Level: 3,537 SF
Upper Level: 1,503 SF
Garage: 176 SF
Total: 5,260 SF
The proposed floor area is calculated as follows:
Lower Level: 139 SF
Main Level: 3,662 SF
Upper Level: 1,275 SF
Garage: 176 SF
Total: 5,252SF
(2)Vertical circulation.
127 SF of stairwell is excluded from Floor Area calculations.
(3)Attic Space and Crawl Space. Unfinished and uninhabitable space between the ceiling
joists and roof rafters of a structure or between the ground and floor framing which is
accessible only as a matter of necessity is exempt from the calculation of Floor Area as
described below. Drop ceilings are not included in the height measurement for crawl
spaces.
The 274 SF of existing attic space is excluded from Floor Area
calculations.
(4)Decks, Balconies, Loggias, Gazebos, Trellis, Exterior Stairways, and non-Street-facing
porches.
The 48 SF of existing deck space is excluded from Floor Area
calculations.
(5)Front Porches. Porches on Street-facing façade(s) of a structure developed within
thirty (30) inches of the finished ground level shall not be counted towards allowable
Floor Area. Otherwise, these elements shall be attributed to Floor Area as a Deck.
Not Applicable. The development does not include a front porch.
32
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
11
(6) Patios. Patios developed at or within six (6) inches of finished grade shall not be
counted towards Floor Area. These features may be covered by roof overhangs or
similar architectural projections of up to four (4) feet, as measured from the face of
the building, and remain exempt from Floor Area calculations. When roof overhangs
or similar architectural projections exceed four (4) feet, the entire feature counts
toward Floor Area. Railing, permanently fixed seating, permanently fixed grills, and
similar permanently fixed features located on patios shall count toward deck
calculation.
(7) Garages and carports.
Garage 551 SF
250 SF - 100% exempt
250 SF - 50% exempt: 125 SF
Remaining SF – nonexempt: 51 SF
176 SF of garage area is included in the Floor Area calculation.
(9) Subgrade areas. Subgrade or partially subgrade levels of a structure are included in
the calculation of Floor Area based on the portion of the level exposed above grade.
The percentage of the gross area of a partially subgrade level to be counted as Floor
Area shall be the surface area of the exterior walls exposed above natural or finished
grade, whichever is lower, divided by the total exterior wall area of that level.
Subgrade stories with no exposed exterior surface wall area shall be excluded from
floor area calculations.
Of the 1,082 SF of the lower level contained in the existing residence, 4.05%
of the walls are exposed. Therefore, 44 SF is calculated as non-exempt.
Of the 6,046 SF of the lower level contained in the proposed remodeled
residence, 2.3% of the walls are exposed. Therefore, 139 SF is calculated as
nonexempt.
Sec. 26.710.050. - Moderate-Density Residential (R-15).
(a) Purpose. The purpose of the Moderate-Density Residential (R-15) Zone District is to provide
areas for long-term residential purposes, Short-term Rentals, and customary accessory uses.
Recreational and institutional uses customarily found in proximity to residenti al uses are
included as conditional uses. Lands in the Moderate -Density Residential (R-15) Zone District
typically consist of additions to the Aspen Townsite and subdivisions on the periphery of the
City. Lands within the Townsite which border Aspen Mountain are also included in the
Moderate-Density Residential (R-15) Zone District.
As a single-family residential property, the development is consistent with the
purpose of the R-15 zone district. No aspect of the proposed redevelopment could
be categorized as a use outside of the stated purpose of the R-15.
(b) Permitted uses. The following uses are permitted as of right in the Moderate -Density
Residential (R-15) Zone District.
(1) Detached residential dwelling.
33
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
12
(2) Duplex.
(3) Two (2) detached residential dwellings.
(4) Triplex or Fourplex, if 100% Deed-Restricted Affordable Housing.
(5) Existing multi-family housing, if One Hundred (100) Percent Deed -Restricted
Affordable Housing. Existing multi-family housing that is not One Hundred (100)
Percent Deed-Restricted Affordable Housing remains a nonconforming use. New
multi-family housing is not permitted, except for triplexes and fourplexes as described
in subsection (4) above.
(6) Home occupations.
(7) Accessory buildings and uses.
(8) Accessory dwelling units and carriage houses meeting the provisions of Section
26.520.040.
(9) Short-term Rentals. Pursuant to Chapter 26.530.
The development is categorized as a detached residential dwelling and thus is
permitted by right in the R-15 zone district.
(c) Conditional uses. The following uses are permitted as conditional uses in the Moderate -
Density Residential (R-15) Zone District, subject to the standards and procedures established
in Chapter 26.425:
(1) Arts, cultural and civic uses.
(2) Academic uses.
(3) Agricultural uses.
(4) Recreational uses.
(5) Group home.
(6) Child care center.
(7) For historic landmark properties: bed and breakfast and boardinghouse.
Not Applicable. The Applicant is not proposing to use the Property for any of these
purposes.
(d) Dimensional requirements. The following dimensional requirements shall apply to all
permitted and conditional uses in the Moderate -Density Residential (R-15) Zone District.
(1) Minimum Gross Lot Area (square feet): 15,000
For lots created by Section 26.480.060(b), Historic landmark lot split: 3,000
For properties that include or are proposed for One Hundred (100) Percent Deed -
Restricted Affordable Housing: 3,000
The Property has a gross lot area of 30,954 SF, meeting the minimum
gross lot area requirement.
(2) Minimum Net Lot Area per dwelling unit (square feet):
a. Detached residential dwelling: 15,000
For historic landmark properties: 3,000
The Property has a net lot area of 17,790 SF, making it suitable for its use
as a detached residential dwelling.
(3) Minimum lot width (feet): 75
For lots created by Section 26.480.030(a)(4), Historic landmark lot split: 30
34
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
13
For lots proposed for One Hundred (100) Percent Deed -Restricted Affordable Housing:
30
The Property width exceeds the 75-foot minimum.
(4) Minimum front yard setback (feet):
a. Residential dwellings: 25
b. Accessory buildings and all other buildings: 30
The existing and proposed development is not within the 25-foot front yard
setback.
(5) Minimum side yard setback (feet): 10
The existing and proposed development is not within the 10-foot side yard
setback.
(6) Minimum rear yard setback (feet):
a. Principal buildings: 10
b. Accessory buildings: 5
The existing and proposed development is not within the 10-foot rear yard
setback.
(7) Maximum height (feet): 25
The existing and proposed development height does not exceed the 25-
foot maximum.
(8) Minimum distance between detached buildings on the lot (feet): 10
Not Applicable. There is only one (1) building on the lot.
(9) Percent of open space required for building site: No requirement.
Net Lot Area
(Square Feet)
Allowable Floor Area for a Single-Family Residence*
0-3,000 80 square feet of floor area for each 100 square feet in Net Lot Area, up to
a maximum of 2,400 square feet of floor area
3,000-9,000
2,400 square feet of floor area, plus 28 square feet of floor area for each
additional 100 square feet in Net Lot Area, up to a maximum of 4,080
square feet of floor area
9,000-15,000 4,080 square feet of floor area, plus 7 square feet of floor area for each
additional 100 square feet in Net Lot Area, up to a maximum of 4,500
square feet of floor area
35
844 Roaring LLC
844 Roaring Fork Road, Aspen, Colorado PID: 273512120002
Hallam Lake Bluff Review
2 May 2025
14
(10) External floor area ratio (applies to conforming and nonconforming lots of record):
a. Single-Family, Duplex or Two (2) Detached Dwellings.
*Total external floor area for multiple detached residential dwellings on one (1) lot shall not exceed
the floor area allowed for one (1) duplex. Total external floor area for multiple detached residential
dwellings on a lot less than twenty thousand (20,000) square feet listed on the inventory of historic
landmark sites and structures shall not exceed the floor area allowed for one (1) detached residential
dwelling.
Taking into account the areas of steep slope, the net lot area is calculated to be
17,790 SF. This allows 4,667 SF of floor area per the current City of Aspen
calculation methodology.
15,000-50,000 4,500 square feet of floor area, plus 6 square feet of floor area for each
additional 100 square feet in Net Lot Area, up to a maximum of 6,600
square feet of floor area
50,000+ 6,600 square feet of floor area, plus 2 square feet of floor area for each
additional 100 square feet in Net Lot Area
36
LAND USE APPLICATION PACKET
Name: __________________________________________________________________________________
Location: ________________________________________________________________________________
_______________________________________________________________________________________
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID #: ______________________________________________________________________________
PROJECT:
Name: __________________________________________________________________________________
Address: ________________________________________________________________________________
Phone # : _______________________ E-mail: __________________________________________________
APPLICANT:
Name: __________________________________________________________________________________
Address: ________________________________________________________________________________
Phone # : _______________________ E-mail: __________________________________________________
REPRESENTATIVE:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000
LAND USE APPLICATION FORM
Attachment 1
37
City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000
DIMENSIONAL REQUIREMENTS FORM
LAND USE APPLICATION PACKET
Project: __________________________________________________________________________________________
Applicant: ________________________________________________________________________________________
Project Location: ___________________________________________________________________________________
Zone District: _____________________________________________________________________________________
Lot Size: _________________________________________________________________________________________
Gross Lot Area:________________________________ Net Lot Area:_________________________________________
For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep
slopes. Please refer to the definition of Lot Area in the Municipal Code.
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested (identify the exact variations being requested):
38
City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000
DIMENSIONAL REQUIREMENTS FORM
LAND USE APPLICATION PACKET
Commercial net leaseable: Existing: _____________ Proposed: _____________
Number of Lodge Pillows: Existing: _____________ Proposed: _____________
Number of Lodge Units: Existing: _____________ Proposed: _____________
Number of residential units: Existing: _____________ Proposed: _____________
Number of Free-Market residential units: Existing: _____________ Proposed: _____________
Number of Affordable residential units: Existing: _____________ Proposed: _____________
Proposed % of demolition: ________________ %
DIMENSIONS:
Write N/A where no requirements exists in the zone district.
Floor Area: Existing: _____________ Allowable: _____________ Proposed: _____________
Height
Principal Building: Existing: _____________ Allowable: _____________ Proposed: _____________
Accessory Building: Existing:_____________ Allowable: _____________ Proposed: _____________
On-Site Parking: Existing: _____________ Allowable: _____________ Proposed: _____________
% Site Coverage: Existing: _____________ Allowable: _____________ Proposed: _____________
% Open Space: Existing: _____________ Allowable: _____________ Proposed: _____________
Front Setback: Existing: _____________ Allowable: _____________ Proposed: _____________
Rear Setback: Existing: _____________ Allowable: _____________ Proposed: _____________
Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________
Indicate N, S, E, W
Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________
Side Setback: Existing: _____________ Allowable: _____________ Proposed: _____________
Combined Front/Rear: Existing: _____________ Allowable: _____________ Proposed: _____________
Distance between Buildings: Existing: _____________ Allowable: _____________ Proposed: _____________
39
LAND USE APPLICATION PACKET
TYPE OF APPLICATION
ESA Review (Stream Margin, 8040 Greenline, View
Plane, or Hallam Lake Bluff)
Non Conformities
Pre-Development Topography
Temporary Use
Accessory Dwelling Unit/Carriage House
Dimensional Variance
Growth Management Review
Outdoor Vending
Planned Development Review
Certificates of Affordable Housing Credit
Establishment of Zoning or Rezoning
Subdivision Review Condominiumization
Approval Documents
Special Review
Wireless Facilities
Residential Design Standard Review
Conditional Use Review
Historic Designation
Certificate of Appropriateness
Minor Historic Development
Major Historic Development (select one below)
Conceptual Development
Final Development
Relocation (temporary, on or off-site)
Demolition (total demolition)
Substantial Historic Preservation Amendment
Historic Landmark Lot Split
Establishment of Transferable Development Rights
(TDRs)
Other
City of Aspen | City Hall, 427 Rio Grande Place Aspen, CO 81611 | (970) 920-5000
HISTORIC PRESERVATION REVIEWS
40
4,800
800.0
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0800.0400.00
Notes
Pitkin Maps & More
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 3:07 PM 04/10/25 at http://www.pitkinmapsandmore.com
Road
State Highway
Primary Road
Secondary Road
Service Road
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
Attachment 2
41
View Map
844 ROARING LLC
135 YORKVILLE AVE #800
TORONTO ONTARIO M5R 0C7 CANADA
Building #1
Building Type COA 4-8 GOOD/V GOOD (DEP 03)
Property Class SINGLE FAM RES-IMPROVEMEN
Architectural Style 2 STORY
Stories 2
Frame WOOD FRAME
Actual Year Built 1997
Effective Year Built 1998
Finish Basement Area 814
Finished Garage 576
First Floor 3,221
Second Floor 1,091
Total Heated SqFt 5,126
Bedrooms 4
Baths 5
Heating Fuel GAS
Heating Type RADIANT FLOOR HEAT
Air Conditioning NONE
Roof Type GABLE/HIP
Roof Cover WD SHINGLE
Construction Quality V GOOD
Exterior Wall WOOD SD GO
STONE VEN
Interior Wall DRYWALL
Floor CUT STONE
BASE
Neighborhood NORTH WEST END ASPEN
Super Neighborhood CITY OF ASPEN
Summary
Account R005672
Parcel 273512120002
Property
Address
844 ROARING FORK RD, ASPEN, CO 81611
Legal
Description
Subdivision: ASPEN COMPANY Block: 4 Lot: 5 THRU:- Lot: 11
Section: 12 Township: 10 Range: 85 PARCEL A: ALL OF LOTS 5, 6, 7,
8 AND 9, BLOCK 4, ASPEN COMPANY SUB AND THAT PART OF
LOTS 10 AND 11, BLOCK 4, ASPEN COMPANY SUB LYING
SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF
SAID LOT 11 WHENCE THE MOST NORTHERLY CORNER OF SAID
RCEL B: A TRACT OF LAND SITUATED IN THE NE4 SEC 12-10-85
DESC BY BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE
OF BLOCK 90 OF THE HALLAM'S ADDITION TO THE TOWN OF
ASPEN, COLORADO WHENCE CORNER #11 OF THE FOWLER
PLACER, U.S. MINERAL SURVEY #6786 BEARS SOUTH 22°16'
WEST 221.7 FEET; THENCE SOUTH 20°57' EAST 63.0 FEET;
THENCE NORTH 80°28' EAST 152.0 FEET; THENCE NORTH 62°48'
Property Type RESIDENTIAL
Acres 0
Land SqFt 30,520
Tax Area 001
Mill Levy 32.875
Subdivision ASPEN COMPANY
Neighborhood "NORTH ""WEST END"" ASPEN"
Super
Neighborhood
CITY OF ASPEN
Owners
Land
Unit Type SINGLE FAM. RES. - LAND
Land Size Acres 0
Land Size SqFt 30,520
Buildings
Pitkin County Assessor
4/10/25, 3:05 PM qPublic.net - Pitkin County Assessor - Report: R005672
https://qpublic.schneidercorp.com/Application.aspx?AppID=1071&LayerID=26013&PageTypeID=4&PageID=10533&KeyValue=R005672 1/342
Code Description Year Built Area
106 KITCHEN - EXCELLENT 1998 1
1500 FIREPL - VERY GOOD 1998 4
1517 STM SHWR - VERY GOOD 1998 2
1616 CUSTOM TUB - VERY GOOD 1998 2
1520 WETBAR - VERY GOOD 1998 1
Assessed Year 2024 2023 2022 2021
Land Actual $13,969,200.00 $13,969,200.00 $8,500,000.00 $8,500,000.00
Improvement Actual $10,959,200.00 $10,959,200.00 $5,970,300.00 $5,970,300.00
Total Actual $24,928,400.00 $24,928,400.00 $14,470,300.00 $14,470,300.00
Assessed Year 2024 2023 2022 2021
Land Assessed $935,940.00 $935,940.00 $590,750.00 $607,750.00
Improvement Assessed $734,270.00 $734,270.00 $414,940.00 $426,880.00
Total Assessed $1,670,210.00 $1,670,210.00 $1,005,690.00 $1,034,630.00
Sale Date Deed Type Reception Number Book - Page Sale Price
1/30/2025 SPECIAL WARRANTY DEED 707515 $32,000,000
Extra Features
Actual Values
Assessed Values
Sales
Photos
4/10/25, 3:05 PM qPublic.net - Pitkin County Assessor - Report: R005672
https://qpublic.schneidercorp.com/Application.aspx?AppID=1071&LayerID=26013&PageTypeID=4&PageID=10533&KeyValue=R005672 2/343
Map View
Pitkin County 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. Pitkin County 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.
| User Privacy Policy | GDPR Privacy Notice
Last Data Upload: 4/10/2025, 4:36:47 AM
Contact Us Developed by
4/10/25, 3:05 PM qPublic.net - Pitkin County Assessor - Report: R005672
https://qpublic.schneidercorp.com/Application.aspx?AppID=1071&LayerID=26013&PageTypeID=4&PageID=10533&KeyValue=R005672 3/344
G
E
GV
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N79°02'14
"
E
1
5
2
.
0
0
'
DEED=N80°2
8
'
E
1
5
2
.
0
'
N64
°
0
6
'
3
7
"
E
4
5
.
5
0
'
DEED
=
N
6
2
°
4
8
'
E
4
5
.
5
0
'
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N72°4
8
'
1
2
"
E
8.45'
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
CH=N
7
2
°
3
5
'
2
4
"
E
48.38'
R=1417
.
4
0
'
L=48.3
8
'
CH
=
N
5
5
°
0
4
'
5
0
"
E
106.
6
4
'
R=16
8
.
5
0
'
L=1
0
8
.
5
0
'
L=2.82'
R=248.00'
CH=S48°52'38"W
2.82'
L=6.84'
R=248.00'
CH=S86°44'18"W
6.84'
CHAIN-LINK
F
E
N
C
E
W
I
R
E
F
E
N
C
E
E
D
G
E
O
F
W
A
T
E
R
MA
R
S
H
L
A
N
D
FOUND 16' WITNESS CORNER
REBAR & 1-1/4"
BLUE PLASTIC CAP
TNC WC PLS38215
SW CORNER OF LOT 2
MERRIAM SUBDIVISION
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
LS20151
FOUND STEEL T-POST
W/TAG LS2376
PROPERTY LINE REF
16.6'
FOUND REBAR & 1-1/2"
ALUMINUM CAP
STAMPED LS2376 PESMAN
SE CORNER LOT 21FOUND NO. 5
REBAR
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
ALPINE LS9184
1
1
'
±
2
.
6
'
±
6.2'±
9.9'±
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
ALPINE LS9184
3'± EAST OF FENCE
FOUND NO. 5
REBAR
SITE BENCH MARK
FOUND REBAR & 1-1/4"
ORANGE PLASTIC CAP
HAROLD JOHNSON
LS9018 ON WEST EDGE
OF ROCK WALL
ELEVATION:7861.50
FOUND REBAR & 1-1/4"
ORANGE PLASTIC CAP
ILLEGIBLE
FOUND NO. 5
REBAR
WEST LINE OF LOT 2
MERRIAM SUBDIVISION
MER
R
I
A
M
S
U
B
D
I
V
I
S
I
O
N
SOU
T
H
L
I
N
E
O
F
L
O
T
2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
13.7'±
2
7
.
0
'
±
FLAGSTONE
P
A
T
I
O
STAC
K
R
O
C
K
RETA
I
N
I
N
G
FLAGSTONE
P
A
T
H
W
I
N
D
O
W
W
E
L
L
FLAGSTONE
WALL
F
L
A
G
S
T
O
N
E
GRAVEL
PARKING
COURT
CMP
DITC
H
F
L
O
W
L
I
N
E
GRAV
E
L
S
H
O
U
L
D
E
R
PAVE
D
R
O
A
D
W
A
Y
ROAR
I
N
G
F
O
R
K
RETAINING WALL
TRASH ENCLOSURE
IS 0.2'± WEST OF
PROPERTY LINE
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
21.2'
8
.
0
'
3.1'
4.0
'
6
.
5
'
3.
8
'
3.1'
1
.
5
'
21.2'
3
.
0
'
52.2'
0
.
5
'
1.3'
8
.
6
'
1.3'
5
.
2
'
16.0'
5
.
4
'
1.2'
5
.
4
'
3.3'
6
.
0
'
3.3'
1
5
.
9
'
18.7'
0
.
5
'
1.3'
1
5
.
4
'
11.6'
6
.
1
'
4.0'
2
4
.
2
'
24.2'
2
1
.
2
'
11.5'
7
.
4
'
24.1'
1
6
.
9
'
2.5'
1
6
.
5
'
5.5'1
.
5
'
FLAGSTONE
ROA
D
TWO - STORY
FRAME HOUSE
844 ROARING FORK ROAD
TWO - CAR
GARAGE
APPARENT
OVERLAP AREA
ASPEN CENTER FOR
ENVIRONMENTAL STUDIES
(SEE NOTE 8)
APPARENT
OVERLAP AREA
LOT 2 - MERRIAM
SUBDIVISION
(SEE NOTE 9)
APPARENT
GAP AREA
APPARENT
OVERLAP AREA
LOT 2 - MERRIAM
SUBDIVISION
5 6
7 8
9
10
11
12
4
BLOCK 4
ASPEN COMPANY
SUBDIVISION
PLAT BOOK 2 PAGE 38 PLANTER
OWNER
FISHCAMP LLC
LOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
PARCEL A
PARCEL B
OWNER
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
RECEPTION NO. 138551
PROPERTY AREA
30,954± SQ.FT.
0.711± ACRES
OWNER
HALLAM SANCTUARY LLC
RECEPTION NO. 623931
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
I
E
W
A
R
E
A
(
S
C
A
L
E
D
F
R
O
M
C
I
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
NOR
T
H
L
I
N
E
ACE
S
P
R
O
P
E
R
T
Y
SPECIAL
SETBACK
AREA
BOOK 634
PAGE 18
1
2
3
4
56
7 8 9
10
1112
13
14
15
16 17
18
19
20
21222324
25
26
27 28
29
30
31
3233
34
35
36
37
38
39
4041
42
4344
45
46
47
48
49
50 51
52
5354555657
58
59
60
61
62
6364
65
66
67
68
6970
71
72
73
74
75
7677
78
79
80
81
82
83 84
85
86
878889
90
91
92
93
I
V
B
I
V
B
IVB
IVB
IVB
IVB
ST
R
E
A
M
M
A
R
G
I
N
TO
P
O
F
S
L
O
P
E
(S
C
A
L
E
D
F
R
O
M
CI
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
7861
7861
7862
7860
7855
7850
7845
7840
7835
7830
7825
7820
7820
7
8
6
0
786
1
786
0
7860.65
FFE
7860.50
FFE
7862.0
FFE
FL
O
O
D
Z
O
N
E
A
E
BA
S
E
F
L
O
O
D
E
L
E
V
A
T
I
O
N
:
7
8
1
8
FE
M
A
F
L
O
O
D
M
A
P
N
O
.
0
8
0
9
7
C
0
3
5
4
E
AU
G
U
S
T
1
5
,
2
0
1
9
FL
O
O
D
Z
O
N
E
X
TELEPHONE PEDESTAL
GV GAS VALVE
GAS METER
ELECTRICAL METER
LANDSCAPE LIGHT
G
E
SEWER LINE
SURVEYOR 'S CERTIFICATION
IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE AND BELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED.
NOTES:
9. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)
REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88.
10. CONTOUR INTERVAL EQUALS 1-FOOT.
A PARCEL OF LAND SITUATED IN BLOCK 4 OF ASPEN COMPANY SUBDIVISION
& BLOCK 90 OF HALLAM'S ADDITION TO THE TOWN OF ASPEN
SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH PM
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
PITKIN COUNTY PARCEL NO. 2735-121-20-002
IMPROVEMENT & TOPOGRAPHIC SURVEY
TRUE NORTH COLORADO LLC.
A LAND SURVEYING AND MAPPING COMPANY
P.O. BOX 614 - 386 MAIN STREET UNIT 3
NEW CASTLE, COLORADO 81647
(970) 984-0474
www.truenorthcolorado.com
PROJECT NO: 2024-313
DATE:November 5, 2024
DRAWN
RPK
SURVEYED
GBL
SHEET
1 OF 1
TRUENORTH
A LAND SURVEYING AND MAPPING COMPANY
16'
8'32'
SCALE: 1" = 16'
FURNISHED PROPERTY DESCRIPTION:
0
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY
LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE
YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY
ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE
THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
IRRIGATION VALVE BOXIVB
N
LEGEND
TITLE EXCEPTION NOTES:
TREE TYPE TRUNK DRIP
1 COTTONWOOD 23'' 40'
2 COTTONWOOD 19'' 32'
3 CONIFEROUS 5'' 6'
4 COTTONWOOD 16''24'
5 COTTONWOOD 13''24'
6 COTTONWOOD 13''24'
7 COTTONWOOD 18''24'
8 COTTONWOOD 17'' 24'
9 COTTONWOOD 19'' 30'
10 COTTONWOOD 17'' 12'
11 COTTONWOOD MULTI 30'' 16'
12 COTTONWOOD MULTI 29'' 16'
13 COTTONWOOD MULTI 31'' 28'
14 COTTONWOOD 20'' 30'
15 COTTONWOOD 20''24'
16 CONIFEROUS 12''18'
17 CONIFEROUS 16'' 20'
18 CONIFEROUS 12''18'
19 COTTONWOOD 10''14'
20 COTTONWOOD 8''14'
21 COTTONWOOD 5'' 6'
22 COTTONWOOD 6'' 8'
23 COTTONWOOD MULTI 41''32'
24 COTTONWOOD 17'' 24'
25 COTTONWOOD 14''20'
26 COTTONWOOD MULTI 29'' 26'
27 COTTONWOOD 7'' 10'
28 CONIFEROUS 8'' 16'
29 COTTONWOOD 7'' 6'
30 COTTONWOOD 9'' 10'
31 COTTONWOOD 10''12'
32 COTTONWOOD MULTI 29'' 30'
33 COTTONWOOD 16'' 26'
34 COTTONWOOD MULTI 31'' 30'
35 COTTONWOOD 8'' 10'
36 COTTONWOOD MULTI 44'' 34'
37 ASPEN 5'' 8'
38 COTTONWOOD 5'' 6'
39 COTTONWOOD MULTI 17'' 14'
40 COTTONWOOD 14''26'
41 COTTONWOOD MULTI 43'' 30'
42 COTTONWOOD 12'' 14'
43 COTTONWOOD 10'' 12'
44 COTTONWOOD 13'' 14'
45 COTTONWOOD 18''20'
46 COTTONWOOD 16'' 14'
47 CONIFEROUS 10'' 16'
48 CONIFEROUS 7''12'
49 COTTONWOOD 13'' 16'
50 COTTONWOOD 29'' 32'
51 COTTONWOOD 24''28'
52 ASPEN MULTI 22'' 24'
53 ASPEN MULTI 23''24'
54 ASPEN 12'' 18'
55 ASPEN MULTI 18'' 18'
56 ASPEN 13'' 24'
57 ASPEN MULTI 22''20'
58 CONIFEROUS 5'' 6'
59 CONIFEROUS 16'' 24'
60 CONIFEROUS MULTI 19'' 22'
61 CONIFEROUS 8''14'
62 ASPEN 8''12'
63 ASPEN 4'' 6'
64 ASPEN 8''12'
65 ASPEN 7''10'
66 ASPEN 8''12'
67 ASPEN 6''10'
68 ASPEN 5'' 6'
69 ASPEN 8'' 8'
70 ASPEN 8''10'
71 CONIFEROUS 23'' 32'
72 CONIFEROUS 17'' 30'
73 CONIFEROUS 14'' 28'
74 CONIFEROUS 7'' 12'
75 CONIFEROUS 12'' 18'
76 CONIFEROUS MULTI 16'' 18'
77 CONIFEROUS MULTI 19'' 16'
78 CONIFEROUS MULTI 40'' 28'
79 ASPEN MULTI 13'' 14'
80 CONIFEROUS 16'' 22'
81 CONIFEROUS 12'' 18'
82 CONIFEROUS MULTI 32'' 40'
83 CONIFEROUS 20'' 38'
84 CONIFEROUS 6'' 10'
85 ASPEN MULTI 6'' 8'
86 CONIFEROUS MULTI 24'' 20'
87 CONIFEROUS MULTI 32'' 34'
88 CONIFEROUS 22'' 36'
89 CONIFEROUS 18'' 34'
90 CONIFEROUS 26'' 40'
91 CONIFEROUS MULTI 23'' 26'
92 CONIFEROUS MULTI 24'' 28'
93 CONIFEROUS 12'' 18'
SLOPE LEGEND
20.01% TO 30% (1,545± SQ.FT.)
30.01% TO 40% (1,862± SQ.FT.)
40% & GREATER (10,529± SQ.FT.)
0% to 20% (17,018± SQ.FT.)
WATER LINE
TELEPHONE LINE
GAS LINE
CATV LINE
ELECTRIC LINE
Attachment 3 45
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
1/16"=1'-0"
SITE PLAN
A-1.0
N
ISSUED FOR REVIEW11-19-2024
KS,MN
NOV 2024
98
98
98
TREE TO BE REMOVED
CONIFEROUS TREE
TO BE PRESERVED
DECIDUOUS TREE
TO BE PRESERVED
LEGEND
86
87
85
91
92
51
79
88
89
50
71
72
73
52
53
5455
56
57
74
75
76
77
81
58
59
60
61
62
6364
65
66
67
68
6970
93
82
83 84
90
78
49
39
3
36
37
38
42
4344
40
41
45
47
48
1
2 4
5
6
7
8
9
10
11 12
13
14
15
34
35
3233
16
17
18
20
21
22
23
24
25
26
80
27 28
29
30
31
19
T T T T T
T
T
T
TT
T
T
T
T
T
T T T T T
T
T
T
TT
T
T
T
T
T
T T T T T
T
T
T
TT
T
T
T
T
T
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N 7 9 °0 2 '1 4 "E 1 5 2 .0 0 '
D E E D =N 8 0°2 8'E 15 2 .0'
N64°0
6
'
3
7
"
E
4
5
.
5
0
'
DEED=
N
6
2
°
4
8
'
E
4
5
.
5
0
'
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N72 °48'12"E
8.45'
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
CH=N 72°35'24"E
4 8.38'
R =141 7.40'
L=48.38'
CH=
N
5
5
°
0
4
'
5
0
"
E
106.6
4
'
R=16
8
.
5
0
'
L=10
8
.
5
0
'
L=2.82'
R=248.00'
CH=S48°52'38"W
2.82'
L=6.84'
R=248.00'
CH=S86°44'18"W
6.84'
CHAIN-LINK FENC
E
W
IR
E
F
E
N
CE
ED
G
E OF
W
A
TE
R
MAR
S
H
LA
N
D
SW CORNER OF LOT 2
MERRIAM SUBDIVISION
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
LS20151
16.6'
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
MER
R
I
A
M
S
U
B
D
I
V
I
S
I
O
N
SOU
T
H
L
I
N
E
O
F
L
O
T
2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
CM P
D IT CH FL OW L INE
PAVE
D
R
O
A
D
W
A
Y
R O A R IN G F O R K
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
ROAD
OWNER
FISHCAMP LLC
LOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
OWNER
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
RECEPTION NO. 138551
OWNER
HALLAM SANCTUARY LLC
RECEPTION NO. 623931
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
IE
W
A
R
E
A
(S
C
A
L
E
D
F
R
O
M
CI
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
NOR
T
H
L
I
N
E
ACE
S
P
R
O
P
E
R
T
Y
46 ST
R
E
A
M
M
A
R
G
I
N
TO
P
O
F
S
L
O
P
E
(S
C
A
L
E
D
F
R
O
M
CIT
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
7 8 6 1
78 61
7862
7860
7 8 55
7850
7 8 45
7840
7 83 5
7 8 30
7825
782 0
7820
7
8
6
0
7861
7860
78 60 .6 5
FFE
7860.50
FFE
FLO
O
D
ZO
N
E
A
E
BAS
E
F
L
O
O
D
E
L
EVA
T
I
O
N
:
7
8
1
8
FEM
A
F
L
O
O
D
M
A
P
N
O
.
0
8
0
9
7C
0
3
5
4
E
AU
G
U
S
T
1
5
,
2
0
1
9
FLO
O
D
Z
O
N
E
X
25' SETB
A
C
K
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
30
'
S
E
T
B
A
C
K
15' SE
T
B
A
C
K
WINDOW
WELL
WINDOW
WELL
WINDOW WELL
1
SD-1
1
SD-1
HALLAM LAKE BLUFF
TOP OF SLOPE
TAKEN IN GOOD FAITH FROM TRUE
NORTH COLORADO LLC. SURVEY
MAPPING, STAMPED NOV 5 2024,
DRAWING 2024-313
1
1
'
-
0
"
E
X
.
2
1
'
-
4
"
EXISTING
BUILDING
OUTLINE
1
5
'
-
2
"
1
4
'
-
1
0
"
E
X
PROPOSED BELOW
GRADE
ADDITION (GREEN)
PROPOSED
GROUND FLOOR
(RED)
COURTYARD
TO BE
FILLED IN
EXISTING
BUILDING
OUTLINE
EXISTING
DRIVEWAY
TO BE
REPLACED
EXISTING ROCK
RETAINING TO REMAIN
NEW PATIO
TO REPLACE
EXISTING
PATIO TO BE REMOVED
WALKWAY
2
5
'
-
1
1
"
1
7
'
-
6
"
1 2 '-6 1 /2 "
1 0'-0 "
2
7
'-
0
"
E
X
.
13 '-9 "
E X .
1 4'-8 "
E X.
26 '-8 "
SITE TREES
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
ISSUED FOR COORDINATION03-21-2025
EXISTING BUILDING ENVELOPE
TO BE REMOVED
ABOVE GROUND BUILDING
ENVELOPE
BELOW GROUND BUILDING
ENVELOPE
ISSUED FOR LAND USE APPLICATION04-30-2025
Attachment 4
46
7860'
7858'
7856'
7854'
7852'
7850'
7848'
7846'
7844'
7842'
7840'
7838'
7836'
7834'
7832'
7830'
7828'
7826'
7824'
7822'
7820'
59'
57'
55'
53'
51'
49'
47'
45'
43'
41'
39'
37'
35'
33'
31'
29'
27'
25'
23'
21'
PR
O
P
E
R
T
Y
L
I
N
E
7854'
7856'
7857'
TO
P
O
F
S
L
O
P
E
(
P
e
r
1
9
9
5
E
S
A
A
p
p
r
o
v
a
l
)
PROPOSED RENOVATED
EAST ELEVATION
EXISTING WALL
ENVELOPE
TO BE
DEMOLISHED
HALLAM LAKE BLUFF ESA - PROGRESSIVE HEIGHT LIMIT SECTION
FFE = 7860.5'7860'
7830'
7835'
7840'
7825'
7823'
7845'
7859'
45º ANGLE FROM
TOP OF SLOPE
HALLAM LAKE BLUFF TOP OF SLOPE
TAKEN IN GOOD FAITH FROM TRUE
NORTH COLORADO LLC. SURVEY
MAPPING, STAMPED NOV 5 2024,
DRAWING 2024-313 7851'
4
5
°
15'-0"
EXISTING BUILDING
PROFILE OUTSIDE OF
HEIGHT LIMIT ANGLE
TO REMAIN
SHOWN IN BLUE
1/4"=1'-0"
SITE SECTION
SD-1.0
NOV 2024
MN
ISSUED FOR REVIEW11-19-2024
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
ISSUED FOR LAND USE APPLICATION04-30-2025
47
N.T.S
AREA CALCULATIONS
A-0.1
KS
N
@ 5'-6"
9'-0" CEILING
8'-0" CEILING 8'-0" CEILING 8'-0" CEILING
9'-0" CEILING
5'-6" KNEEWALL
@ 5'-6"
9'-0" CEILING 9'-0" CEILING
@5'-6"
BEDROOM 2BEDROOM 1 BEDROOM 3
ENSUITE
ENSUITE
ENSUITESTORAGE
DN 18R
@ 7"
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
04-23-2025 ISSUED FOR LAND USE APPLICATION
MODELNUMBERTRADENAMEPRODUCT
KITCHEN
DINING LIVING ROOM
MAIN BEDROOM
19'4" x 17'0"
GUEST BEDROOM
MAIN DRESSING
MAIN ENSUITE
18'0" x 9'0"
GARAGE
POWDER
UP
18R
@ 7"
DN
15R @
6 1/2"
GUEST CLOSET
GUEST ENSUITE
UP 2R
@ 5"
3'
-
4
"
36"
FREEZER
36"
FRIDGE
WALL
OVENS
COFFEE
STATION
DW
DW
36"
FREEZERSTORAGE36"
FRIDGE
FAMILY ROOM
WC1
WC2
SHOWER
BE
N
C
H
CO
F
F
E
E
B
A
R
24" FR
2'-6"
4'
-
8
"
25' SETBACK
SAUNA
7'0" x 8'4"
GYM
24'3" x 21'3"
MASSAGE
16'8" x 10'9"
BEDROOM 1
15'5" x 16'0"
ENSUITE 1
6'0" x 11'0"
BUNK ROOM
17'9" x 17'6"
BUNK ENSUITE
11'6" x 11'0"
GAMES ROOM
17'0" x 23'8"
MEDIA ROOM
24'6" x 20'3"
STORAGE
5'8" x 10'11"
STAFF LOUNGE
13'5" x 11'6"
SERVICE HALL
STAFF BEDROOM 1
11'6" x 11'3"
STAFF ENSUITE 1
9'6" x 6'0"
QUEEN BOTTOM
QUEEN TOP
QUEEN BOTTOM
QUEEN TOP UP
24R @
6 1/2"
STEAM SHOWER
7'0" x 8'4"
MODELNUMBERTRADENAMEPRODUCT
W/
D
DN
DN
AV ROOM
7'1" x 8'0"
REF.ICE WINETRASH
REC ROOM
25'5" x 20'7"
STRETCH
16'9" x 12'11"
POWDER 1
COLD PLUNGE
LOWER STAIR HALL LOWER HALL
FR
STAFF ENSUITE 2
9'6" x 6'0"
STAFF BEDROOM 2
11'6" x 11'3"
FR
DW
W/
D
LAUNDRY
13'6" x 10'11"
3'-10"
4'
-
0
"
LOWER VESTBULE
20
'
-
7
1
/
4
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
99'-7 3/4" 0'-0"
BASEMENT LEVEL86'-7 3/4" -13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4" -19'-0"
5'
-
0
"
4418 SQ FT WALL AREA BELOW GRADE
104.5 SQ FT EXPOSED WALL
2.3% EXPOSED WALL
2.3% X 6046 SQ FT = 139 SQ FT LOWER LEVEL NON-EXEMPT
6046 SQ FT GROSS FLOOR AREA LOWER LEVEL
11
'
-
5
"
24'-1 1/2"7'-2 1/4"9'-8"
11
'
-
5
"
3'-0"
6'
-
5
"
3'-0"
10
'
-
6
"
3'-1 1/4"18'-8 1/2"3'-1 1/4"
11
'
-
5
"
49'-4 1/2"
11
'
-
5
"
3'-1 1/4"18'-8 1/2"26'-5 1/4"2'-2"15'-5 1/2"2'-2"2'-2"27'-6 1/2"1'-0 1/2"12'-6 1/2"8'-8"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
10
'
-
6
"
10
'
-
6
"
5'
-
6
"
1'-9 1/4"26'-5"6'-3 3/4"
3'-0"3'-0"
10
'
-
6
"
5'
-
6
"
10
'
-
6
"
39'-2 1/2"43'-2"
6'-0"
5'
-
6
"
10
'
-
6
"
50'-1"
A - 275.4 SQ FT B - 82 SQ FT
19.25 SQ FT
ABOVE GRADE
C - 110 SQ FT
19.25 SQ FT
ABOVE GRADE
D - 20.2 SQ FT E - 277.4 SQ FT F - 66.3 SQ FT
16.5 SQ FT
ABOVE GRADE
G - 453.3 SQ FT
16.5 SQ FT
ABOVE GRADE
H - 411.7 SQ FT
33 SQ FT
ABOVE GRADE
I - 525.9 SQ FT
J - 32.6 SQ FT K - 196.4 SQ FT L - 32.6 SQ FT M - 563.7 SQ FT N - 35.4 SQ FT O - 213.6 SQ FT P - 301.8 SQ FT Q - 24.7 SQ FT R - 176.5 SQ FT S - 24.7 SQ FT T - 24.7 SQ FT U - 314.4 SQ FT V - 11.9 SQ FT W - 143.2 SQ FT X - 98.9 SQ FT
GROSS MAIN LEVEL
EXISTING 3,537 SQ FT + 176 SQ FT (GARAGE) = 3713 SQ FT
PROPOSED 3,662 SQ FT + 176 SQ FT (GARAGE) = 3838 SQ FT
GROSS UPPER LEVEL
EXISTING 1,503 SQ FT
PROPOSED 1,275 SQ FT
GROSS LOWER LEVEL
EXISTING 1,082 SQ FT - 44 SF NON-EXEMPT
PROPOSED 6,046 SQ FT - 139 SF NON-EXEMPT
A
B
CD
E
F
G
H
I J
K
L M N
O
P
Q
R
S
T
UVW
X
TOTAL AREAS
EXISTING (SQ FT) PROPOSED (SQ FT)
LOWER LEVEL 44 139
MAIN LEVEL 3,713 3,838
UPPER LEVEL 1,503 1,275
TOTAL 5,260 5,252
48
1/4" = 1'-0" @ 30"x 55"
BASEMENT PLAN
A-2.1
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
KS
N
11-11-2024 ISSUED TO STRUCTURAL CONSULTANT
25' SETBACK
SAUNA
7'0" x 8'4"
GYM
24'3" x 21'3"
MASSAGE
16'8" x 10'9"
BEDROOM 1
15'5" x 16'0"
ENSUITE 1
6'0" x 11'0"
BUNK ROOM
17'9" x 17'6"
BUNK ENSUITE
11'6" x 11'0"
GAMES ROOM
17'0" x 23'8"
MEDIA ROOM
24'6" x 20'3"
STORAGE
5'8" x 10'11"
STAFF LOUNGE
13'5" x 11'6"
SERVICE HALL
STAFF BEDROOM 1
11'6" x 11'3"
STAFF ENSUITE 1
9'6" x 6'0"
QUEEN BOTTOM
QUEEN TOP
QUEEN BOTTOM
QUEEN TOP UP
24R @
6 1/2"
STEAM SHOWER
7'0" x 8'4"
MODELNUMBERTRADENAMEPRODUCT
W/
D
DN
DN
AV ROOM
7'1" x 8'0"
REF.ICE WINETRASH
REC ROOM
25'5" x 20'7"
STRETCH
16'9" x 12'11"
POWDER 1
COLD PLUNGE
LOWER STAIR HALL LOWER HALL
FR
STAFF ENSUITE 2
9'6" x 6'0"
STAFF BEDROOM 2
11'6" x 11'3"
FR
DW
W/
D
LAUNDRY
13'6" x 10'11"
3'-10"
4'
-
0
"
LOWER VESTBULE
20
'
-
7
1
/
4
"
OPEN TO ABOVE
4418 SQ FT WALL AREA BELOW GRADE
104.5 SQ FT EXPOSED WALL BELOW GRADE
2.3% EXPOSED WALL
2.3% X 6046 SQ FT = 139 SQ FT LOWER LEVEL NON-EXEMPT
6046 SQ FT GROSS FLOOR AREA
1
A-4.1
1
A-4.1
2
A-3.1
1
A-3.2
A-3.1
1
A-3.2
2
EXISTING WALL
WALL TO BE DEMOLISHED
LEGEND
NEW CONSTRUCTION
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
49
1/4" = 1'-0" @ 30"x 55"
GROUND FLOOR PLAN
A-2.2
KS
N
MODELNUMBERTRADENAMEPRODUCT
KITCHEN
DINING LIVING ROOM
MAIN BEDROOM
19'4" x 17'0"
GUEST BEDROOM
MAIN DRESSING
MAIN ENSUITE
18'0" x 9'0"
GARAGE
POWDER
UP
18R
@ 7"
DN
15R @
6 1/2"
GUEST CLOSET
GUEST ENSUITE
UP 2R
@ 5"
3'
-
4
"
36"
FREEZER
36"
FRIDGE
WALL
OVENS
COFFEE
STATION
DW
DW
36"
FREEZERSTORAGE36"
FRIDGE
FAMILY ROOM
WC1
WC2
SHOWER
BE
N
C
H
CO
F
F
E
E
B
A
R
24" FR
2'-6"
4'
-
8
"
OUTLINE OF BASEMENT BELOW GRADE SHOWN DASHED
OPEN TO ABOVE & BELOW
GROUND FLOOR AREA
3662 + 176 (GARAGE
NON-EXEMPT) = 3838 SQ FT
PROPOSED TOTAL FLOOR AREA
GROUND FLOOR = 3838 SQ FT
SECOND FLOOR = 1275 SQ FT
LOWER LEVEL = 139 SQ FT
TOTAL 5252 SQ FT
1
A-4.1
1
A-4.1
2
A-3.1
1
A-3.2
A-3.1
1
A-3.2
2
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
11-11-2024 ISSUED TO STRUCTURAL CONSULTANT
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
EXISTING WALL
WALL TO BE DEMOLISHED
LEGEND
NEW CONSTRUCTION
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
50
1/4" = 1'-0" @ 30"x 55"
SECOND FLOOR PLAN
A-2.3
KS
N
@ 5'-6"
9'-0" CEILING
8'-0" CEILING 8'-0" CEILING 8'-0" CEILING
9'-0" CEILING
5'-6" KNEEWALL
@ 5'-6"
9'-0" CEILING 9'-0" CEILING
@5'-6"
BEDROOM 2BEDROOM 1 BEDROOM 3
ENSUITE
ENSUITE
ENSUITESTORAGE
DN 18R
@ 7"
THIS AREA TO BE ACCESSED BY ATTIC
HATCH AND EXEMPT FROM FLOOR AREA
EXISTING SECOND FLOOR ROOF
STRUCTURE TO BE MAINTAINED
EXCEPT AT NEW DORMERS
NEW DORMER NEW DORMER NEW DORMER
OPEN TO BELOW
SECOND FLOOR AREA
1346 - 71 (STAIR DEDUCTION)
= 1275 SQ FT
1
A-4.1
1
A-4.1
2
A-3.1
1
A-3.2
A-3.1
1
A-3.2
2
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
11-11-2024 ISSUED TO STRUCTURAL CONSULTANT
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
EXISTING WALL
WALL TO BE DEMOLISHED
LEGEND
NEW CONSTRUCTION
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
51
KS, KZ
A-3.1
NORTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.1
8
12
8
12
8
12
10.5
12
10.5
12
8
12
8
12
8
12
1'
-
0
"
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
NORTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.1
8
12
8
12
8
12
10.5
12
10.5
12
8
12
8
12
8
12
1'
-
0
"
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
WEST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.1
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
8
12
8
12
8
12 8
12
8
12
8
12
WEST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.1
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
8
12
8
12
8
12 8
12
8
12
8
12
BUILDING ELEVATIONS
PROPOSED
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
52
KS, KZ
BUILDING ELEVATIONS
PROPOSED
SOUTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.2
1'
-
0
"
8
12
10.5
12
10.5
12
10.5
12
10.5
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
SOUTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.2
1'
-
0
"
8
12
10.5
12
10.5
12
10.5
12
10.5
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
EAST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.2
8
12
8
12
8
12
8
12
8
12
8
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
EAST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.2
8
12
8
12
8
12
8
12
8
12
8
12
8
12
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
8
12
A-3.2
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
53
KS, KZ
BUILDING SECTIONS
PROPOSED
MECHANICALLAUNDRY
KITCHEN
ENSUITE ENSUITE
FOYER
1'
-
0
"
6"
1'
-
0
"
2'
-
6
"
SECTION A
Scale: 1/4" = 1'-0"
1
A-4.1
9'
-
0
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
9'
-
0
"
6'
-
0
"
10
'
-
6
"
10
'
-
8
"
10
'
-
8
"
9'
-
0
"
10.5
12
8
12
10.5
12
1'
-
0
"
BASEMENT STAIR HALL
STAIR HALL
UPPER STAIR HALL
MECHANICAL CRAWLSPACE
BUNK ENSUITE BUNK ROOM
5'
-
6
"
5'
-
6
"
A-4.1
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
EXISTING TO REMAIN
NEW CONSTRUCTION
LEGEND
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
03-06-2025 ISSUED FOR RFP
03-27-2025 ISSUED FOR RFP
04-23-2025 ISSUED FOR LAND USE APPLICATION
54
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
A
BD
E
F
G
H
I
N
L
Q
S
J
O V
R T
U
K
M
P
W
C
X
Y
ROOF DEMO LEGEND
EXISTING ROOF TO REMAIN
ROOF TO BE REMOVED
ROOF DEMOLITION CALCULATIONS
N.T.S
10-09-2024 ZONING REVIEW
ROOF DEMOLITION CALCULATIONS - RATIO METHOD
ROOF AREA (SQ FT)ROOF SLOPE ADJUSTMENT ACTUAL ROOF AREA
ROOF AREA TO BE
REMOVED (SQ FT)
A 622.83 8:12 1.2 747.40
B 237.4 10.5:12 1.328 315.27
C 289.24 8:12 1.2 347.09
D 237.4 10.5:12 1.328 315.27
E 225.95 8:12 1.2 271.14 271.14
F 138 8:12 1.2 165.60 165.60
G 190.83 8:12 1.2 229.00 229.00
H 138 8:12 1.2 165.60 165.60
I 184.67 8:12 1.2 221.60 221.60
J 208.27 8:12 1.2 249.92 249.92
K 216.99 8:12 1.2 260.39 260.39
L 104.62 8:12 1.2 125.54 125.54
M 151.29 8:12 1.2 181.55
N 172.74 8:12 1.2 207.29
O 151.29 8:12 1.2 181.55
P 87.01 0 1 87.01
Q 138.32 3:12 1.03 142.47
R 190.22 8:12 1.2 228.26
S 166.32 8:12 1.2 199.58
T 165.9 8:12 1.2 199.08
U 130.46 8:12 1.2 156.55
V 59.27 8:12 1.2 71.12
W 61.91 0 1 61.91 61.91
X 333.59 8:12 1.2 400.31 400.31
Y 123.39 8:12 1.2 148.07
ROOF SURFACE TOTAL 5,678.57
ROOF TO BE REMOVED 2,151.01
DEMOLITION TOTALS
TOTAL WALL SURFACE (SQ FT)5,213.66
WALL AREA TO BE REMOVED 2,001.39
TOTAL ROOF & WALL AREA (SQ FT)10,892.23
TOTAL AREA TO BE REMOVED 4,152.40
TOTAL PERCENTAGE 38.12%
WALL DEMOLITION CALCULATIONS
WALL LABEL AREA (SQ FT)AREA REDUCED FOR WINDOWS AREA OF WALL TO BE REMOVED
A 205.48
B 221.15 221.15
C 148.19 148.19
C1 189.14
D 123.58 123.58
E 76.8 76.8
F 42.37
G 250.25
H 251.78
I 227.51
J 251.19
K 191.98
L 393.8
M 218.94
N 47.28
O 358.56
P 53.13 53.13
Q 19.18 19.18
R 203.34 203.34
S 76.7 76.7
T 28.65 28.65
U 33.3 33.3
V 59.11 59.11
W 33.3 33.3
X 28.65 28.65
Y 14.38 14.38
Z 203.34 203.34
AA 28.76 28.76
BB 52.9 52.9
CC 778.03 354.38
DD 81.15 81.15
EE 113.85 113.85
FF 237.46 237.46
GG 164.47 164.47
HH 160.34
WALL SURFACE TOTAL (SQ FT)5,568.04
AREA REDUCED FOR WINDOWS 354.38
AREA USED FOR DEMO CALCULATION 5,213.66
WALL SURFACE TO BE REMOVED (SQ FT)2,001.39
04-15-2025 FOR LAND USE APPLICATION
D-0.1
55
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
PR
S
Z
AA CC
E
F
G
H
I
J
K
L
M
O
EE
FF
A
B
C
D
N
Q
TU
V
W X Y
BB
GG
HH
C1
WALL DEMO LEGEND
EXISTING WALL TO REMAIN
WALL TO BE REMOVED
AREA REDUCED FOR WINDOWS
P Q R S T U V XW Y Z AA BB CC GG A B
DD
EE FF
53.13 19.18 203.34 76.7 28.65 33.3 59.11 28.6533.3 14.38 203.34 28.76 52.9
27.05
DD DD
27.05 27.05
778.03
106.38 124 124
113.85 237.46 164.47 205.48 221.15
LKJIHGCDEFHH
C1
393.8191.98251.19227.51160.34251.78250.25148.19
189.14
123.58 76.8 42.37
M ON
47.28 358.56218.94
WALL DEMOLITION CALCULATIONS
N.T.S
10-09-2024 ZONING REVIEW
WALL DEMOLITION CALCULATIONS
WALL LABEL AREA (SQ FT)AREA REDUCED FOR WINDOWS AREA OF WALL TO BE REMOVED
A 205.48
B 221.15 221.15
C 148.19 148.19
C1 189.14
D 123.58 123.58
E 76.8 76.8
F 42.37
G 250.25
H 251.78
I 227.51
J 251.19
K 191.98
L 393.8
M 218.94
N 47.28
O 358.56
P 53.13 53.13
Q 19.18 19.18
R 203.34 203.34
S 76.7 76.7
T 28.65 28.65
U 33.3 33.3
V 59.11 59.11
W 33.3 33.3
X 28.65 28.65
Y 14.38 14.38
Z 203.34 203.34
AA 28.76 28.76
BB 52.9 52.9
CC 778.03 354.38
DD 81.15 81.15
EE 113.85 113.85
FF 237.46 237.46
GG 164.47 164.47
HH 160.34
WALL SURFACE TOTAL (SQ FT)5,568.04
AREA REDUCED FOR WINDOWS 354.38
AREA USED FOR DEMO CALCULATION 5,213.66
WALL SURFACE TO BE REMOVED (SQ FT)2,001.39
04-15-2025 FOR LAND USE APPLICATION
D-0.2
56
3
29
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
NTS
LANDSCAPE PLAN
L-1.0
N
ISSUED FOR REVIEW04-23-2025
KS,MN
NOV 2024
LEGEND
71
7273
52
53 54
55 56
57
74
75
76
77
81
58
59
60
61
62
6364
65
66
67
68
6970
93
82
83
84
90
78
49
39
3
36
37
38
42
4344
40
4145
47
48
1
2
4
5
6
7
8
9
10
11 12
13
14
15
34
35
32
33
16
17
18
20
21
22
2324
25
26
80
27 2829
30
31
19
T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T T T T T T
T
T
T
T
T
TT
T
T
T
T
T
T
T
T
T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N79°02'14"E 152.00'
DEED=N80°28'E 152.0'
N 6 4 °0 6 '3 7 "E 4 5 .5 0 '
D E E D =N 6 2 °4 8 'E 4 5 .5 0 '
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N 7 2 °4 8 '1 2 "E
8 .4 5 '
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
C H =N 7 2 °3 5 '2 4 "E
4 8 .3 8 '
R =1 4 1 7 .4 0 '
L =4 8 .3 8 '
C H =N 5 5 °0 4 '5 0 "E
1 0 6 .6 4 '
R =1 6 8 .5 0 '
L =1 0 8 .5 0 '
L=2.82'R=248.00'CH=S48°52'38"W2.82'L=6.84'R=248.00'CH=S86°44'18"W6.84'
CHAIN-LINK FENCE
WIR E FENC E
E D G E O F W AT E R
M A R S H LA N D
SW CORNER OF LOT 2MERRIAM SUBDIVISIONFOUND REBAR & 1-1/4"YELLOW PLASTIC CAPLS20151
16.6'
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
M E R RI A M S UB DI V IS I ON
S O U T H L IN E OF L O T 2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
CM P
DITCH FLOWLINE
P A V E D R O A D W A YROARING F O R K
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
R O A D
OWNERFISHCAMP LLCLOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
OWNERHALLAMSANCTUARY LLCRECEPTIONNO.623931
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
I
E
W
A
R
E
A
(
S
C
A
L
E
D
F
R
O
M
C
I
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
NO R TH L IN E
A C E S P R O P E R T Y
46
ST R E A M M A R GIN
T O P O F SL O P E
(S C ALE D F R O M
CITY O F AS P E N M AP PIN G)
7861
7861
7862
7860
7 8 5 5
7850
7845
7840
7835
7830
7 8 2 5
7 8 2 0
7 8 2 0
7
8
6
0
7861
786 0
7860.65
FFE
7860.50
FFE
F L O O D Z O N E A E
B A S E F L O O D E L E V A TIO N: 7818
F E M A F L O O D M A P N O. 08097 C 0354 E
A U G U S T 15, 2019
F L O O D Z O N E X
2 5 ' S E T B A C K
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
3 0 ' S E T B A C K
1 5 ' S E T B A C K
HALLAM LAKE BLUFF
TOP OF SLOPE
PROPOSED BELOW
GRADE ADDITION 2 STOREY
DWELLING
FFE=7860.5
EXISTING ROCK
RETAINING TO REMAIN
ENTRY
COBBLE
STONE
DRIVEWAY
PAVERS
PLANT BED
PLANT
BED
PLANT
BED
PLANT
BED
PATIO TO
REPLACE
EXISTING
LAWN
LAWN
LAWN
WALKWAY
WALKWAY
SLOPE RESTORED WITH
NATIVE GRASSES
EXISTING
ENTRANCE
W/W
W/W
W/W
GATE
EXISTING DITCH
TO REMAIN
P
R
O
P
E
R
T
Y
L
I
N
E
P R O P E R T Y L I N E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
GARAGE ENTRY
WALKWAY
PROPOSED PATIO IN
FOOTPRINT OF BUILDING TO
BE REMOVED
HALLAM LAKE BLUFF
REVIEW AREA
DRY
WELL
LEVEL SPREADER
NATURAL AREA
SOD LAWN
PLANT BED WITH SHRUBS
AND GRASSES
STONE PAVING
COBBLE STONE PAVING
EXISTING TREE TO
BE PRESERVED
PROPOSED TREE
ISSUED FOR LAND USE APPLICATION04-30-2025
57
3/32"=1'-0"
LIGHTING PLAN
L-4.0
APRIL 2025
MN
ISSUED FOR REVIEW04-23-2025
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
LANDSCAPE LIGHTING SCHEDULE
LIGHTING ZONE: LZ1 LOT AREA: >30,000SF 13,500 MAX LUMENS
QTY FIXTURE SYM TYPE FINISH SHEILDING LUMENS TOTAL LUMENS
24 FX-1 PATHWAY LIGHT DARK BRONZE FULL 211 (24X211)=5,064
3 FX-2 TREE ACCENT DARK BRONZE UNSHIELDED DIMMED TO 455 (3X455)=1,365
2 FX-3 WALL WASH ACCCENT DARK BRONZE UNSHIELDED 249 (2X249)=498
4 FX-4 WALL SCONCE BRONZE 1/2 UNSHIELDED 360 (4X360)=1,440
SITE TOTAL =8,367
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONSL4-3/4” x H18” x W1-3/8”
LIGHT SOURCEIntegrated LED
COLOR TEMPERATURES2700K, 3000K
WATTAGES3W
CRI (RA)80 CRI
VOLTAGE12V
DELIVERED LUMENS211lm (3000K)
DIMMABLEYes, Dim to <10% via Transformer
DRIVERYes, 12V Integral Constant Current
TRANSFORMER12V AC/DC (Supplied by others)
MOUNTYes, Included 1/2” NPS Adapter
GROUND STAKEYes, Included MGS001109
ACCESSORIESYes, Not Included
FINISHIncluded Natural
MATERIALBrass & Copper
WIRE LENGTH24”
LOCATIONExterior Wet
CERTIFICATIONSUL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIOPTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LEDFINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
PATHLIGHT - FX1 TREE ACCENT LIGHT - FX2
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L4-3/4” x H18” x W1-3/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 3W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 211lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Not Included
FINISH Included Natural
MATERIAL Brass & Copper
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIO
PTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LED FINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L4-3/4” x H18” x W1-3/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 3W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 211lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Not Included
FINISH Included Natural
MATERIAL Brass & Copper
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIO
PTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LED FINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
FINISH:DARK BRONZE
SOURCE: AURORA LIGHT
FINISH:DARK BRONZE
SOURCE: AURORA LIGHT
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L5-7/8” x H5-1/8” x D2-1/2”
LIGHT SOURCE Included LM16 LED Module
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 6W, 8W, 12W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 676lm (3000K 12W)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Included 60° Glare Shield
OPTICS Yes, Included 20°, 40° & 60°
FINISH Included Natural Brass
MATERIAL Brass
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
NAT
Natural Brass
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
TELLURIDE
DIR160164
The Telluride, the flagship directional from Auroralight,
utilizes our Interchangeable LED Module coupled to
an all brass body. This union provides superior heat
dissipation critical for long life and high performance.
•Storm Drain™ system to expel dirt, dust & water
•Interchangeable light module featuring Cree LED™
•3 interchangeable PMMA acrylic optics from 20° to 60°
•Ideal for trees, large greenery, architecture or facade
CONFIGURATOR:
DIR160164
LED FINISH
(2706) 2700K 6W
(2708) 2700K 8W
(2712) 2700K 12W
(3006) 3000K 6W
(3008) 3000K 8W
(3012) 3000K 12W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
2-1/2”
64mm
5-7/8”
45mm
5-1/8”
130mm
3”
76mm
9-1/4”
235mm
1/2”
14NPS
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L4-3/4” x H18” x W1-3/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 3W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 211lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Not Included
FINISH Included Natural
MATERIAL Brass & Copper
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIO
PTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LED FINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L5-7/8” x H5-1/8” x D2-1/2”
LIGHT SOURCE Included LM16 LED Module
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 6W, 8W, 12W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 676lm (3000K 12W)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Included 60° Glare Shield
OPTICS Yes, Included 20°, 40° & 60°
FINISH Included Natural Brass
MATERIAL Brass
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
NAT
Natural Brass
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
TELLURIDE
DIR160164
The Telluride, the flagship directional from Auroralight,
utilizes our Interchangeable LED Module coupled to
an all brass body. This union provides superior heat
dissipation critical for long life and high performance.
•Storm Drain™ system to expel dirt, dust & water
•Interchangeable light module featuring Cree LED™
•3 interchangeable PMMA acrylic optics from 20° to 60°
•Ideal for trees, large greenery, architecture or facade
CONFIGURATOR:
DIR160164
LED FINISH
(2706) 2700K 6W
(2708) 2700K 8W
(2712) 2700K 12W
(3006) 3000K 6W
(3008) 3000K 8W
(3012) 3000K 12W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
2-1/2”
64mm
5-7/8”
45mm
5-1/8”
130mm
3”
76mm
9-1/4”
235mm
1/2”
14NPS
SMALL WALL WASH LIGHT - FX3
FINISH:DARK BRONZE
SOURCE: AURORA LIGHT
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L4-3/4” x H18” x W1-3/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 3W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 211lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Not Included
FINISH Included Natural
MATERIAL Brass & Copper
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIO
PTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LED FINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
3
29
71
7273
52
53
54
55 56
57
74
75
76
77
81
58
59
60
61
62
6364
65
66
67
68
6970
93
82
83
84
90
78
49
39
3
36
37
38
42
4344
40
4145
47
48
11 12
13
34
35
32
33
26
80
27
29
30
31
T T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N 72°48'12"E
8 .45'
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
C H =N 7 2 °3 5 '2 4 "E
4 8 .3 8 '
R =1417.40'
L=48.38'
C H =N 5 5 °0 4 '5 0 "E
1 0 6 .6 4 '
R =1 6 8 .5 0 '
L =1 0 8 .5 0 '
L=2.82'R=248.00'CH=S48°52'38"W2.82'L=6.84'R=248.00'CH=S86°44'18"W6.84'
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
CMP
DITCH FLOWLINE
PAVED R
O
AD WAYROARING F ORK
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
R O A D
OWNERFISHCAMP LLCLOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
OWNERHALLAM SANCTUARY LLCRECEPTION NO. 623931
46
7861
7861
7862
7860
7855
7850
7845
7840
7835
7
8
6
0
786
1
7860
7860.65
FFE
7860.50
FFE
2 5 ' S E T B A C K
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
30'
S
E
TB A CK
1 5 ' S E T B A C K
2 STOREY
DWELLING
FFE=7860.5
ENTRY
DRIVEWAY
PLANT
BED
PLANT
BED
PLANT
BED
PATIO
LAWN
WALKWAY
W/W
W/W
W/W
GATE
P
R
O
P
E
R
T
Y
L
I
N
E
P R O P E R T Y LI NE
P
R
O
P
E
R
T
Y
L
I
N
E
GARAGE ENTRY
WALKWAY
P
P
P
P
P
P
P
P
P
P
P
P
P
P P
P
P
P
P
P
P
S S
S S
P
P
P
NO LIGHTING PROPOSED BEYOND
THE TOP OF SLOPE
P
P
LIGHTING NOTES:
DESIGNATED LIGHTING ZONE 1 (LZ1). TOTAL
LUMEN ALLOWANCE = 13,500
ALL LANDSCAPE LIGHTING IS TO ADHERE TO
THE CITY OF ASPEN CURFEW HOURS AND BE
TURNED OFF 10:00PM TO 7:00AM
ALL LANDSCAPE LIGHTING IS TO BE
CONTROLLED BY A TRANSFORMER CAPABLE
OF SYSTEM DIMMING AND AUTOMATIC
TIMING
ALL LANDSCAPE LIGHTING IS TO BE LOW
VOLTAGE AND BE BETWEEN 2700 - 3000K CCT
LIGHTING IS TO CONFORM TO THE CITY OF
ASPEN CHAPTER 25.512 OUTDOOR LIGHTING
REGULATIONS
S
S
20% ALLOWED UNSHIELDED (13,500 X 0.2 = 2,700)
TREE UPLIGHT - 1,365
WALL WASH - 498
UPLIGHT PORTION OF WALL SCONCE - 720
TOTAL UNSHIELDED= 2,583 LUMENS
WALL MOUNTED SCONCE - FX4
FINISH:BRONZE
SOURCE: PLUG LIGHTING
2
HL-340-2X-LED
4
8 9/16"
217
3 3/8"
86
4 3/4"
121
2 1/4"
57
HL-340-2XCATALOG NUMBER:
SPECIFICATIONS
DESCRIPTION:Wall mount Up/Down MR16 accent fixture.Suitable for wet/damp/dry location installations.
MATERIAL:Standard overall material is 6061 aluminum.HL-340-2X - Machined Aluminum (Standard)HL-340-2X-2b - Machined Brass
FINISH:AA - Anodized Satin AluminumAP - Powder Coat AluminumBK - Powder Coat Black BZ - Powder Coat BronzeWT - Powder Coat WhiteN - Natural, for Stainless Steel and Brass
VOLTAGE:12 - 12 VAC output transformer required, not included.
MOUNTING:Fixture is equipped with a 4.75" mounting plate and (2) mounting screws.
OPTIONS:Glare shieldsGL-10 - Short Angled, aluminumGL-11 - Angled, aluminumGL-12 - Angled, brassGL-13 - Straight, aluminumGL-14 - Straight, brassLenses/Louvers/Color FiltersLA-1 - Hexcell Louver (Black) LA-2 - Prismatic lensLA-3 - Linear spread lensLA-4 - Soft focus lens (diffused)LA-5 - Moonlight lensLA-6 - Blue lensSee fixture accessories for more information.
SAMPLE ORDER SPECIFICATION:HL-340-2X-BZ-12-LA-5
RATING:Wet/damp/dry location.
e MADE IN THE USA
HALOGEN LAMPING OPTION:
Lamp Type - 12V halogen MR16 lamp, bi-pin
GX5.3 base, 50W max, not included (standard).
LED OPTIONSIntegral high output LED, warm white 85 CRI(3000K CCT) standard, others available.3LED - 3W LED - 180 lumens8LED - 8W LED - 300 lumens8LED-E - 8.4W LED - 565 lumens
OPTICS 3LED and 8LED: SP - Spot, 12° NF - Narrow Flood, 24° FL - Flood, 36° 8LED-E: SP - Spot 14° NF - Narrow Flood, 25°MF - Medium Flood, 30°FL - Flood, 40°
5
AP - Aluminum Powder CoatAA - Anodized Satin Aluminum
BK - Black Powder Coat BZ - Bronze Powder Coat
WT - White Powder Coat
Standard Finishes Natural Finishes
N – Natural Brass
N – Natural Stainless Steel
Custom Finishes
Custom Finishes
ISSUED FOR LAND USE APPLICATION04-30-2025
58
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L4-3/4” x H18” x W1-3/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 3W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 211lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Not Included
FINISH Included Natural
MATERIAL Brass & Copper
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
MAGLIO
PTA725904
The Maglio features a rotational glare shield with an
independently rotating light engine allowing the Maglio
to have a seamlessly adjustable aperture from 180°
down to 0°, or to aim up, down or anywhere in between.
•Thermally Integrated® LED Module
•Cree LED™ XLAMP® (XP-G)
•Solid brass and copper construction
•Ideal for path lighting, wall-washing and up lighting
CONFIGURATOR:
PTA725904
LED FINISH
(2703) 2700K 3W
(3003) 3000K 3W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
NAT
Natural Brass/
Copper
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
3”
76mm
9-1/4”
235mm
1/2”
14NPS
1-3/8”
35mm
4-3/4”
121mm
18”
457mm
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L5-7/8” x H5-1/8” x D2-1/2”
LIGHT SOURCE Included LM16 LED Module
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 6W, 8W, 12W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 676lm (3000K 12W)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES Yes, Included 60° Glare Shield
OPTICS Yes, Included 20°, 40° & 60°
FINISH Included Natural Brass
MATERIAL Brass
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
NAT
Natural Brass
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
TELLURIDE
DIR160164
The Telluride, the flagship directional from Auroralight,
utilizes our Interchangeable LED Module coupled to
an all brass body. This union provides superior heat
dissipation critical for long life and high performance.
•Storm Drain™ system to expel dirt, dust & water
•Interchangeable light module featuring Cree LED™
•3 interchangeable PMMA acrylic optics from 20° to 60°
•Ideal for trees, large greenery, architecture or facade
CONFIGURATOR:
DIR160164
LED FINISH
(2706) 2700K 6W
(2708) 2700K 8W
(2712) 2700K 12W
(3006) 3000K 6W
(3008) 3000K 8W
(3012) 3000K 12W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
2-1/2”
64mm
5-7/8”
45mm
5-1/8”
130mm
3”
76mm
9-1/4”
235mm
1/2”
14NPS
3/32"=1'-0"
LIGHTING SPECIFICATION SHEETS
L-4.1
APRIL 2025
MN
ISSUED FOR REVIEW04-23-2025
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
LIGHTING NOTES:
DESIGNATED LIGHTING ZONE 1 (LZ1). TOTAL
LUMEN ALLOWANCE = 13,500
ALL LANDSCAPE LIGHTING IS TO ADHERE TO
THE CITY OF ASPEN CURFEW HOURS AND BE
TURNED OFF 10:00PM TO 7:00AM
ALL LANDSCAPE LIGHTING IS TO BE
CONTROLLED BY A TRANSFORMER CAPABLE
OF SYSTEM DIMMING AND AUTOMATIC
TIMING
ALL LANDSCAPE LIGHTING IS TO BE LOW
VOLTAGE AND BE BETWEEN 2700 - 3000K CCT
LIGHTING IS TO CONFORM TO THE CITY OF
ASPEN CHAPTER 25.512 OUTDOOR LIGHTING
REGULATIONS
PATHLIGHT - FX1 TREE ACCENT LIGHT - FX2 SMALL WALL WASH LIGHT - FX3
P
PROJECT:
P.760.931.2910
O.2742 Loker Ave. W Carlsbad CA 92010
W.www.auroralight.com
SKU #:TYPE:
MADE IN USA
WITH DOMESTIC & IMPORTED MATERIALS
FIXTURE DIMENSIONS L2-3/4” x H5-1/8” x W4-5/8”
LIGHT SOURCE Integrated LED
COLOR TEMPERATURES 2700K, 3000K
WATTAGES 7W
CRI (RA)80 CRI
VOLTAGE 12V
DELIVERED LUMENS 249lm (3000K)
DIMMABLE Yes, Dim to <10% via Transformer
DRIVER Yes, 12V Integral Constant Current
TRANSFORMER 12V AC/DC (Supplied by others)
MOUNT Yes, Included 1/2” NPS Adapter
GROUND STAKE Yes, Included MGS001109
ACCESSORIES No
OPTICS Yes, Integrated 140°
FINISH Included Natural Brass
MATERIAL Brass
WIRE LENGTH 24”
LOCATION Exterior Wet
CERTIFICATIONS UL, IP66, IP67
*For complete warranty terms, please visit: www.auroralight.com/warranty/
AVAILABLE FINISHES:
NAT
Natural Brass
BLP
Bronze Living
Patina
BLPX
Extra Dark Bronze
Living Patina
NI
Nickel PVD
WALLIE
DIR599317
The innovative Wallie series wall wash luminaire is
compact, powerful, and agile. Featuring a precision
machined acrylic optics with a prismatic design that
allows for a uniform 140° distribution.
•Thermally Integrated® for peak performance
•Cree LED™ XP-L® High Density
•US Patent No: D838,398 S
•Ideal for wall washing, plantings, & facade
CONFIGURATOR:
DIR599317
LED FINISH
(2707) 2700K 7W
(3007) 3000K 7W
(NAT) Natural Brass
(BLP) Bronze Living Patina
(BLPX) Extra Dark BLP
(NI) Nickel PVD
( ) = Most common
configuration
4-5/8”
117mm
2-3/4”
70mm
5-1/8”
130mm
3”
76mm
9-1/4”
235mm
1/2”
14NPS
2703 BLPX 2712 BLPX 2707 BLPX
LANDSCAPE LIGHTING SCHEDULE
LIGHTING ZONE: LZ1 LOT AREA: >30,000SF 13,500 MAX LUMENS
QTY FIXTURE SYM TYPE FINISH SHEILDING LUMENS TOTAL LUMENS
24 FX-1 PATHWAY LIGHT DARK BRONZE FULL 211 (24X211)=5,064
3 FX-2 TREE ACCENT DARK BRONZE UNSHIELDED DIMMED TO 455 (3X455)=1,365
2 FX-3 WALL WASH ACCCENT DARK BRONZE UNSHIELDED 249 (2X249)=498
4 FX-4 WALL SCONCE BRONZE 1/2 UNSHIELDED 360 (4X360)=1,440
SITE TOTAL =8,367
P
1
Wall mount LED accent light. Suitable as a up/down light.
Custom finish available upon request.
Halogen version also available.
DETAILS.
MATERIALS AVAILABLE IN:
MACHINED ALUMINUM
MACHINED BRASS
FINISHES AVAILABLE IN:
BK – BLACK POWDER COAT
BZ – BRONZE POWDER COAT
WT – WHITE POWDER COAT
AA – ANODIZED SATIN ALUMINUM
AP – ALUMINUM POWDER COAT
N - NATURAL
SHADE SIZE: Ø2 1/4” X 8 9/16” H; 3 3/8” OAW
BACKPLATE: Ø4 3/4”
LED OPTIONS, 85 CRI:
3W = 180 LM
8W = 300 LM
8E (8.4W) = 565 LM
COLOR TEMPS AVAILABLE:
2700K -OR- 3000K
OPTIC OPTIONS:
3W/8W – 12º SPOT, 24º NARROW FLOOD, 36º FLOOD
8E – 14º SPOT, 25º NARROW FLOOD, 30º MEDIUM FLOOD, 40º FLOOD
DIMMING ELV/MLV
12VAC TRANSFORMER REQUIRED – NOT INCLUDED.
RATED FOR WET/DAMP/DRY LOCATIONS.
*OTHER ACCESSORIES AND MOUNTING OPTIONS AVAILABLE.
ETL LISTED
HL-340-2X-LED
2
HL-340-2X-LED
4
8 9/16"
217
3 3/8"
86
4 3/4"
121
2 1/4"
57
HL-340-2XCATALOG NUMBER:
SPECIFICATIONS
DESCRIPTION:Wall mount Up/Down MR16 accent fixture.Suitable for wet/damp/dry location installations.
MATERIAL:Standard overall material is 6061 aluminum.HL-340-2X - Machined Aluminum (Standard)HL-340-2X-2b - Machined Brass
FINISH:AA - Anodized Satin AluminumAP - Powder Coat AluminumBK - Powder Coat Black BZ - Powder Coat BronzeWT - Powder Coat WhiteN - Natural, for Stainless Steel and Brass
VOLTAGE:12 - 12 VAC output transformer required, not included.
MOUNTING:Fixture is equipped with a 4.75" mounting plate and (2) mounting screws.
OPTIONS:Glare shieldsGL-10 - Short Angled, aluminumGL-11 - Angled, aluminumGL-12 - Angled, brassGL-13 - Straight, aluminumGL-14 - Straight, brassLenses/Louvers/Color FiltersLA-1 - Hexcell Louver (Black) LA-2 - Prismatic lensLA-3 - Linear spread lensLA-4 - Soft focus lens (diffused)LA-5 - Moonlight lensLA-6 - Blue lensSee fixture accessories for more information.
SAMPLE ORDER SPECIFICATION:HL-340-2X-BZ-12-LA-5
RATING:Wet/damp/dry location.
e MADE IN THE USA
HALOGEN LAMPING OPTION:
Lamp Type - 12V halogen MR16 lamp, bi-pin
GX5.3 base, 50W max, not included (standard).
LED OPTIONSIntegral high output LED, warm white 85 CRI(3000K CCT) standard, others available.3LED - 3W LED - 180 lumens8LED - 8W LED - 300 lumens8LED-E - 8.4W LED - 565 lumens
OPTICS 3LED and 8LED: SP - Spot, 12° NF - Narrow Flood, 24° FL - Flood, 36° 8LED-E: SP - Spot 14° NF - Narrow Flood, 25°MF - Medium Flood, 30°FL - Flood, 40°
5
AP - Aluminum Powder CoatAA - Anodized Satin Aluminum
BK - Black Powder Coat BZ - Bronze Powder Coat
WT - White Powder Coat
Standard Finishes Natural Finishes
N – Natural Brass
N – Natural Stainless Steel
Custom Finishes
Custom Finishes
SCONCE- FX4
HL-340-2X BZ 12 GL-13 3LED
20% ALLOWED UNSHIELDED (13,500 X 0.2 = 2,700)
TREE UPLIGHT - 1,365
WALL WASH - 498
UPLIGHT PORTION OF WALL SCONCE - 720
TOTAL UNSHIELDED= 2,583 LUMENS
S
ISSUED FOR LAND USE APPLICATION04-30-2025
59
Crystal River Civil LLC 970.510.5312 Page 1 of 3
844 Roaring Fork Road
Engineering Report
04/29/2025
A summary of the existing site conditions and proposed changes for 844 Roaring Fork Road has
been performed by Crystal River Civil for City of Aspen Hallam Lake Bluff Review. This report
addresses access, utilities, drainage, grading, as well as overall site design for the proposed
conditions.
Existing Site
The property being reviewed is known as Pitkin County Parcel #273512120002 and is addressed
at 844 Roaring Fork Road. The site is accessed via Roaring Fork Road just north of the site, with
developed residential lots to the west and the east. To the south is Hallam Lake, which is owned
by Aspen Center for Environmental Studies, or ACES.
An existing two-story framed, single-family residence with an attached garage currently exists on
the site. A short, gravel driveway provides access from Roaring Fork Road to the garage. The
access enters the property near the northern property corner and travels due south towards the
existing residence. The residence is centrally located on the northern half of the parcel.
844 Roaring Fork Road Vicinity Map
The northern portion of the site is generally flat, with a gradual slope from the north to the
southeast. Steep slopes exist on the southern portion of the site as the grades descend quickly
towards Hallam Lake that is just beyond the southern property line. There is no existing
Site
Attachment 5
60
Crystal River Civil LLC 970.510.5312 Page 2 of 3
development within this steep slope area. An irrigation ditch follows the northern property line
flowing to the east.
Existing utility infrastructure is in place and currently services the existing structures on the parcel.
The development ties into a City of Aspen water line within Roaring Fork Drive Right-Of-Way. A
sewer service exits the site towards the northeast property corner and ties into the Aspen
Consolidated Sanitation District main under Roaring Fork Drive as well. A Holy Cross Energy
electric transformer is located to the west of the property, and the service extends from it under
Roaring Fork Road and extends onto the property around the driveway. The development utilizes
a Black Hills Energy gas service, which ties into the gas main located within the Roaring Fork
Road Right-Of-Way. A communications pedestal is located in the northwest property corner,
which is utilized for the existing development.
For information regarding the existing conditions, please refer to the survey that has been
included with this application.
Proposed Site
The scope of the project includes remodel and reconfigurations of the existing residence, as well
as additional below grade basement area. Minor regrading and layout of the existing access will
occur, as well as replacing several patios and walkways. Additional grading around the residence
will likely occur to transition the proposed addition into the existing grade. No grade alterations
are proposed within the 15’ offset from the Hallam Bluff Line. Utilities and the proposed stormwater
will require additional disturbance but will be replaced to existing in most areas.
Access
The existing access will be maintained with a very similar layout and grading. It is relatively flat,
so grading would be done for drainage improvements. Layout alterations would be minimal and
would accommodate the landscape design and integration into the proposed residence. The
material is yet to be determined, but the driveway widths, maximum slopes, and drainage would
all be designed to meet the City of Aspen Engineering Standards.
Drainage
All stormwater onsite shall be captured, detained and treated on site to meet the City of Aspen
drainage requirements. The drainage concept for the site is to collect all impervious areas,
including the structure, patios, walkways, auto courts and the driveways around the residence
with a series of inlets, downspout tie ins, and pipes. This drainage system is all considered
collecting one basin, as it will all be conveyed to a drywell to be installed under the driveway.
Stormwater capacity within the drywell will meet the 100-year, 1-hour storm event and will be
determined utilizing the FAA method. The drywell shall release the pre-developed, historic runoff
rate of the captured drainage basin using the calculation from the FAA Rational Method. Detention
61
Crystal River Civil LLC 970.510.5312 Page 3 of 3
basin calculations and storage volume will be included in the building permit submittal. All
conveyance structures will have capacity for a 100-year, 1-hour storm event, as defined in the
City of Aspen Urban Runoff Management Plan (URMP).
Utilities
Water – The existing water service will be abandoned as per City of Aspen Water Department
Standards. The proposed, upgraded service will extend off the water main located underneath
Roaring Fork Road and will extend onto the property between existing trees. Sizing will be
determined for Building Permit, and the water service lines shall be Type-K Copper or approved
alternate.
Sanitary – The existing service will be utilized, however a portion of it will have to be realigned for
adequate distance from the stormwater drywell. The service shall be four-inch SDR-26 and sloped
at minimum 2.0% towards the tie in at the sewer main.
Electric – The existing service will be maintained if possible, however the transformer capacity
and the proposed loads for the development will be determined for building permit in coordination
with Holy Cross Energy. If additional work is needed, or a transformer needs to be replaced or
upgraded, it will be determined for building permit. The shutoff and electrical boxes will be
relocated as necessary on the updated structure.
Gas – The existing service to the residence will remain and the gas meter will be relocated on the
updated building.
Telephone and Communications – Existing communication services will be utilized, and
communications boxes will be relocated on the updated structure as necessary.
If there are any questions regarding this analysis or concerns regarding the site design, feel free
to contact me directly.
Jay Engstrom
Owner and Principal Engineer, P.E.
Crystal River Civil, LLC
jay@crystalrivercivil.com
(970) 510 - 5312
62
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
X
T
X
T
X
T
X
T
X
T
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XUE XUE XUE XUE
XUE
XUE
XUE
XUE
XUE
XUE XUE
XC
XC
XC
XC
XC
XC
XC
XC
XC
XCXCXC
XC
XC
XC
XC
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
XC
X
C
XC
XC
XC
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
G
XG
XG
X
G
XG
X
G
XG
XG
X
G
XG
XG
X
G
XG
XG
X
G
X
G
X
G
X
G
XG
XG
XG
XG
X
G
XG
X
G
XG
XG
XG
XG
XG
XG
X
G
X
G
X
G
XT
XT
XT
XT
XT
XT
XT
XT
XTXTXTXT
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XTXTXTXT
XT
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
XT
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
X
T
X
T
XWS XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
XC
XC
X
C
X
C
XC
X
C
XC
XC
X
C
XC
X
C
X
C
XC
X
C
XC
XC
X
C
X
C
X
C
XC
XC
XC
XC
XC
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUEXUEXUE
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
XT
X
T
XT
XT
XT
XG
XG
XG
XG
XG
XG
XG
XG
XGXGXG
XG
X
G
XC
XC
XC
XCXC
XC
XC
XC
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
X
S
S
X
S
S
XSS
XSS
XSS
XSS
XSS SS
SS
SS
SS
SS
SS
WSWSWSWSWSWS
WS
WS
WS
WS
WSWSWSWS
G
U
E
C
T E
G C
O C
O C
U
E
D
Flood Zone X
As Per Survey
Stream Margin Top Of Slope
As Per Survey
Edge Of Water
Marshland
As Per Survey
Apparent Overlap AreaHallam Lake Bluff
Review Area
As Per Survey
Hallam Lake Bluff
Review Area
As Per Survey
Hallam Lake Bluff
15' Setback
Existing Boulder Wall
To Remain
Lightwell
Existing Patio To Be Replaced
Existing Stepping Stones
To Be Replaced
Lightwell
844 Roaring Fork Drive
Existing Residence
To Be Remodeled
With Addition
Proposed Below
Grade Addition
Existing Walkway
To Be Updated
Existing Walkway
To Be Updated
Lightwell
Note: Stormwater Detention
System To Collect All Runoff From
Impervious Areas. Downspouts To
Be Collected Via Stormwater
Collection Pipe Around Perimeter
Of Structure.
Proposed Stormwater Collection Pipe
6' Diameter Drywell
To Be Utilized For Stormwater Detention For
Release Of The Predeveloped Flow Rate Of A
100-Year 1-Hour Storm Event.
Detention System Overflow
To Release Predeveloped Flow Rate
Through A Level Spreader System.
Existing Driveway
To Be Replaced To Existing
With Minor Layout And
Grading Revisions
Area Of Disturbance
For Drywell Installation
~586 Square Feet
Edge Of Disturbance
In Right-Of-Way
~508 Square Feet
Building Setback (Typ)
Property Line (Typ)
Edge Of Disturbance
For Proposed Development
~4,553 Square Feet And
~6,761 Square Feet Of
Proposed Structure
Asphalt Cut For Proposed
Utility Work With Sawcut
And T-Cut
Asphalt Cut For Proposed
Utility Work With Sawcut
And T-Cut
Existing Ditch Alignment
To Be Maintained
78
6
0
7
8
5
5
7
8
5
0
78
4
5
78
4
0
78
3
5
78
3
0
78
2
5
78
2
0
7
8
6
0
7
8
6
2
78
6
2
78
6
1
7
8
6
0
7
8
6
0
7861
7861
7
8
6
1
786
1
7
8
6
0
7
8
5
5
7
8
5
0
7
8
4
5
7
8
4
0
7
8
3
5
7
8
3
0
7
8
2
5
7
8
2
0
7860
7
8
6
0
7
8
6
1
78
6
1
Note: Refer To Tree Plan For Tree
Removal and Tree Protection.
Roaring Fork Drive
Right-Of-Way
Drawing Scale
Units (Feet) 1" = 10'
0 10 20
N
S
W
E
C.01
Civil Site Plan
Of 2 Pages
01
Ha
l
l
a
m
L
a
k
e
B
l
u
f
f
R
e
v
i
e
w
04
.
2
9
.
2
0
2
5
JK
E
#
De
s
c
r
i
p
t
i
o
n
Da
t
e
D
r
a
w
n
B
y
84
4
R
o
a
r
i
n
g
F
o
r
k
D
r
i
v
e
As
p
e
n
,
C
o
l
o
r
a
d
o
8
1
6
1
2
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 25.28
63
G
E GV
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
<
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
X
T
X
T
X
T
X
T
XT
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XUE XUE XUE XUE
XUE
XUE
XUE
XUE
XUE
XUE XUE XUE XU
E
XUE
XU
E
X
U
E
XC
XC
XC
XC
XCXCXC
XC
XC
XC
XC
XC
XC
XC
XC
XCXCXC
XC
XC
XC
XC
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
XC
X
C
XC
XC
XC
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
G
XG
XG
X
G
XG
X
G
XG
XG
X
G
XG
XG
X
G
XG
XG
X
G
X
G
X
G
X
G
XG
XG
XG
XG
X
G
XG
X
G
XG
XG
XG
XG
XG
XG
X
G
X
G
X
G
X
T
XT
XT
XT
XTXT
XT
XT
XT
XT
XT
XT
XT
XT
XTXTXTXT
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XTXTXTXT
XT
XT
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
XT
X
T
XT
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
X
T
X
T
XWS XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
XWS
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
X
C
XC
XC
X
C
X
C
XC
X
C
XC
XC
X
C
XC
X
C
X
C
XC
X
C
XC
XC
X
C
X
C
X
C
XC
XC
XC
XC
XC
X
W
X
W
X
W
X
W
X
W
X
W
X
W
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
XW
X
W
X
W
X
W
X
W
X
W
XW
XW
XW
XW
XW
X
U
E
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUE
XUEXUEXUE
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
X
U
E
X
U
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
XU
E
X
U
E
X
U
E
X
U
E
X
T
X
T
X
T
X
T
X
T
X
T
XT
XT
XT
XT
X
T
XT
XT
XT
XG
XG XG
XG XG XG XG
X
G
X
G
XG
XG
XG
XG
XG
XG
XG
XG
XG
XG
XG
XG
XGXGXG
XG
X
G
XC
XC
XC
XCXC
XC
XC
XC
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
XS
S
X
S
S
X
S
S
XSS
XSS
XSS
XSS
XSS
XSS
XSS
XSS
XSS
XSS
XSS SS
SS
SS
SS
SS
SS
WSWSWSWSWSWS
WS
WS
WS
WS
WSWSWSWS
G
U
E
C
T E
G C
O C
O C
U
E
D
Flood Zone X
As Per Survey
Stream Margin Top Of Slope
As Per Survey
Edge Of Water
Marshland
As Per Survey
Apparent Overlap AreaHallam Lake Bluff
Review Area
As Per Survey
Hallam Lake Bluff
Review Area
As Per Survey
Hallam Lake Bluff
15' Setback
844 Roaring Fork Drive
Existing Residence
To Be Remodeled
With Addition
Proposed Below
Grade Addition
Building Setback (Typ)
Property Line (Typ)
78
6
0
7
8
5
5
7
8
5
0
78
4
5
78
4
0
78
3
5
78
3
0
78
2
5
78
2
0
7
8
6
0
7
8
6
2
78
6
2
78
6
1
7
8
6
0
7
8
6
0
7861
7861
7
8
6
1
786
1
7
8
6
0
7
8
5
5
7
8
5
0
7
8
4
5
7
8
4
0
7
8
3
5
7
8
3
0
7
8
2
5
7
8
2
0
7860
7
8
6
0
7
8
6
1
78
6
1
Relocate All Meters, Utility Boxes,
And Shutoffs On Side Of Garage
Abandon and Remove Existing Utility
Boxes and Meters On Structure
Install Cleanout Within 5' Of Structure
Realign Sewer Service To Maintain
10' From Proposed Drywell. Install
As Per Aspen Consolidated
Sanitation District
Tie Into Existing Sewer Service
And Install Cleanout
Proposed Water Service
77 Linear Feet. To Be Installed As
Per City Of Aspen Water Department
Standards. Size To Be Determined
For Building Permit
Sawcut, T-Cut, and Demolish
Asphalt For Proposed Water
Service Curbstop. Replace
Asphalt To Existing Grade
Sawcut, T-Cut, and Demolish
Asphalt For Abandonment Of Existing
Water Service Curbstop. Replace
Asphalt To Existing Grade
Abandon Existing Water Service
As Per City Of Aspen Water
Department Standards
Roaring Fork Drive
Right-Of-Way
Abandon Existing Utilities
Abandon Portion Of
Existing Sewer Service
Install Curb Stop At
Property Line
Drawing Scale
Units (Feet) 1" = 10'
0 10 20
N
S
W
E
C.02
Utility Plan
Of 2 Pages
01
Ha
l
l
a
m
L
a
k
e
B
l
u
f
f
R
e
v
i
e
w
04
.
2
9
.
2
0
2
5
JK
E
#
De
s
c
r
i
p
t
i
o
n
Da
t
e
Dr
a
w
n
B
y
84
4
R
o
a
r
i
n
g
F
o
r
k
D
r
i
v
e
As
p
e
n
,
C
o
l
o
r
a
d
o
8
1
6
1
2
1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
VJ
T
Re
v
i
e
w
e
d
B
y
Not For Construction
Job #: 25.28
64
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
A
BD
E
F
G
H
I
N
L
Q
S
J
O V
R T
U
K
M
P
W
C
X
Y
ROOF DEMO LEGEND
EXISTING ROOF TO REMAIN
ROOF TO BE REMOVED
ROOF DEMOLITION CALCULATIONS
N.T.S
10-09-2024 ZONING REVIEW
ROOF DEMOLITION CALCULATIONS - RATIO METHOD
ROOF AREA (SQ FT)ROOF SLOPE ADJUSTMENT ACTUAL ROOF AREA
ROOF AREA TO BE
REMOVED (SQ FT)
A 622.83 8:12 1.2 747.40
B 237.4 10.5:12 1.328 315.27
C 289.24 8:12 1.2 347.09
D 237.4 10.5:12 1.328 315.27
E 225.95 8:12 1.2 271.14 271.14
F 138 8:12 1.2 165.60 165.60
G 190.83 8:12 1.2 229.00 229.00
H 138 8:12 1.2 165.60 165.60
I 184.67 8:12 1.2 221.60 221.60
J 208.27 8:12 1.2 249.92 249.92
K 216.99 8:12 1.2 260.39 260.39
L 104.62 8:12 1.2 125.54 125.54
M 151.29 8:12 1.2 181.55
N 172.74 8:12 1.2 207.29
O 151.29 8:12 1.2 181.55
P 87.01 0 1 87.01
Q 138.32 3:12 1.03 142.47
R 190.22 8:12 1.2 228.26
S 166.32 8:12 1.2 199.58
T 165.9 8:12 1.2 199.08
U 130.46 8:12 1.2 156.55
V 59.27 8:12 1.2 71.12
W 61.91 0 1 61.91 61.91
X 333.59 8:12 1.2 400.31 400.31
Y 123.39 8:12 1.2 148.07
ROOF SURFACE TOTAL 5,678.57
ROOF TO BE REMOVED 2,151.01
DEMOLITION TOTALS
TOTAL WALL SURFACE (SQ FT)5,213.66
WALL AREA TO BE REMOVED 2,001.39
TOTAL ROOF & WALL AREA (SQ FT)10,892.23
TOTAL AREA TO BE REMOVED 4,152.40
TOTAL PERCENTAGE 38.12%
WALL DEMOLITION CALCULATIONS
WALL LABEL AREA (SQ FT)AREA REDUCED FOR WINDOWS AREA OF WALL TO BE REMOVED
A 205.48
B 221.15 221.15
C 148.19 148.19
C1 189.14
D 123.58 123.58
E 76.8 76.8
F 42.37
G 250.25
H 251.78
I 227.51
J 251.19
K 191.98
L 393.8
M 218.94
N 47.28
O 358.56
P 53.13 53.13
Q 19.18 19.18
R 203.34 203.34
S 76.7 76.7
T 28.65 28.65
U 33.3 33.3
V 59.11 59.11
W 33.3 33.3
X 28.65 28.65
Y 14.38 14.38
Z 203.34 203.34
AA 28.76 28.76
BB 52.9 52.9
CC 778.03 354.38
DD 81.15 81.15
EE 113.85 113.85
FF 237.46 237.46
GG 164.47 164.47
HH 160.34
WALL SURFACE TOTAL (SQ FT)5,568.04
AREA REDUCED FOR WINDOWS 354.38
AREA USED FOR DEMO CALCULATION 5,213.66
WALL SURFACE TO BE REMOVED (SQ FT)2,001.39
04-15-2025 FOR LAND USE APPLICATION
D-0.1
Attachment 6
65
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
PR
S
Z
AA CC
E
F
G
H
I
J
K
L
M
O
EE
FF
A
B
C
D
N
Q
TU
V
W X Y
BB
GG
HH
C1
WALL DEMO LEGEND
EXISTING WALL TO REMAIN
WALL TO BE REMOVED
AREA REDUCED FOR WINDOWS
P Q R S T U V XW Y Z AA BB CC GG A B
DD
EE FF
53.13 19.18 203.34 76.7 28.65 33.3 59.11 28.6533.3 14.38 203.34 28.76 52.9
27.05
DD DD
27.05 27.05
778.03
106.38 124 124
113.85 237.46 164.47 205.48 221.15
LKJIHGCDEFHH
C1
393.8191.98251.19227.51160.34251.78250.25148.19
189.14
123.58 76.8 42.37
M ON
47.28 358.56218.94
WALL DEMOLITION CALCULATIONS
N.T.S
10-09-2024 ZONING REVIEW
WALL DEMOLITION CALCULATIONS
WALL LABEL AREA (SQ FT)AREA REDUCED FOR WINDOWS AREA OF WALL TO BE REMOVED
A 205.48
B 221.15 221.15
C 148.19 148.19
C1 189.14
D 123.58 123.58
E 76.8 76.8
F 42.37
G 250.25
H 251.78
I 227.51
J 251.19
K 191.98
L 393.8
M 218.94
N 47.28
O 358.56
P 53.13 53.13
Q 19.18 19.18
R 203.34 203.34
S 76.7 76.7
T 28.65 28.65
U 33.3 33.3
V 59.11 59.11
W 33.3 33.3
X 28.65 28.65
Y 14.38 14.38
Z 203.34 203.34
AA 28.76 28.76
BB 52.9 52.9
CC 778.03 354.38
DD 81.15 81.15
EE 113.85 113.85
FF 237.46 237.46
GG 164.47 164.47
HH 160.34
WALL SURFACE TOTAL (SQ FT)5,568.04
AREA REDUCED FOR WINDOWS 354.38
AREA USED FOR DEMO CALCULATION 5,213.66
WALL SURFACE TO BE REMOVED (SQ FT)2,001.39
04-15-2025 FOR LAND USE APPLICATION
D-0.2
66
844 Roaring Fork Road
Aspen, CO
Tree Survey Report
Prepared By: Chris Forman
ISA Board Certified Master Arborist #RM-2352BM
April 8, 2025
15450 Hwy 82, Carbondale CO 81623 (970) 963-3070
Attachment 7
67
1 | Page
TABLE OF CONTENTS
Purpose and Summary…………………………………………………………………………………………………………………….2
Methodology………………………………………………………………………………………………………………………………….2
Assignment………………………………………………………………………………………………………………………..2
Limits of Assignment……………………………………………………………………………………………………………3
Assessment Methods……………………………………………………………………………………………………………3
Purpose and Use of Report……………………………………………………………………………………………………3
Inventory…………………………………………………………………………………………………………………………..3
Mitigation Calculation………………………………………………………………………………………………………….4
Observations and Discussion…………………………………………………………………………………………………………….5
Site Description………………………………………………………………………………………………………………….5
Tree Observations……………………………………………………………………………………………………………….6
Discussion………………………………………………………………………………………………………………………….6
Conclusions/Recommendations..……………………………………………………………………………………………………….9
Photos…………………………………………………………………………………………………………………………………………..10
Attachment A – Inventory Table………………………………………………………………………………………………………..16
Attachment B – Survey…………………………………………………………………………………………………………………….20
Attachment C – City Wildfire Policy…………………………………………………………………………………………………….21
68
2 | Page
PURPOSE & SUMMARY
The following report pertains to the property located at 844 Roaring Fork Road, Aspen, Colorado.
There were 93 trees inventoried on this site as part of this assignment. Numbered tags were placed on
the lower trunks of these trees to provide clarity of the inventory findings. The numbered tags
correspond to the numbers assigned on the tree inventory spreadsheet and the True North Colorado
survey attached to this report.
Individual tree analysis included species type, tree diameter at breast height (DBH), overall condition,
maximum value as assigned by the respective tree removal codes, and suggested mitigation reduction
based upon tree condition. Based upon my assessment, there are 25 trees in Poor condition and should
be considered for removal due to their overall health and/or structure. Mitigation will not likely be
required for these 25 trees should they be included in a tree removal permit submitted to the City.
Trees in ‘Fair’ or ‘Good’ condition may be candidates for removal based upon future redevelopment
plans but may require some level of mitigation if permitted for removal. The total mitigation value of
all trees inventoried, including those in the right of way, equals $1,243,244.75. The suggested
mitigation value after applying condition ratings totals $527,440.72. Final tree removal approvals and
mitigation values are ultimately made by the Aspen City Forester, or his designee and may be
influenced by a wildfire evaluation report provided by the Aspen Fire Department (AFD).
AFD should be contacted to request a property evaluation. This free assessment may influence tree
removal approvals and mitigation fees. A mitigation plan should be developed and presented to the
City as part of the tree removal permit application. This planting plan should focus on sustainable,
species appropriate plantings rather than simply meeting the dollar value of trees being removed from
the property. A tree preservation plan should also be developed for those trees slated for retention
throughout the construction phase and presented to the City as part of the permitting process.
METHODOLOGY
ASSIGNMENT
Aspen Savatree (AST) was commissioned by the property owner’s representative, Britni Johnson with
Rawley Design Planning LLC, to inventory and assess the trees located on the property at 844 Roaring
Fork Road in Aspen, Colorado. The assignment was to do the following:
• Inventory trees on the property that are shown on the site improvement survey from True
North Colorado, dated November 5, 2024.
• Place a numbered aluminum tag at the base of each inventoried tree matching the number
shown on the attached tree inventory spreadsheet.
• Collect data for each inventoried tree including species, diameter, tree survey number, overall
condition, mitigation value, and suggested value reduction based upon condition.
• Document this information in a spreadsheet and prepare a written report of findings.
69
3 | Page
LIMITS OF THE ASSIGNMENT
This tree assessment is based solely upon the information noted from visits to the site on March 31 and
April 3, 2025. AST has not performed any professional surveying, laboratory examinations, soil
composition/compaction studies, or any other diagnostic techniques beyond ground level visual
examination of trees and the site. At the time of my visit, deciduous trees had dropped their leaves,
therefore leaf color, shape, and size were not utilized in determining overall tree health. Snow depths
across the property ranged from 0” to 6” in depth, limiting the ability to see the lower portions of tree
trunks, trunk flare, and surface roots for some trees.
ASSESSMENT METHODS
As part of my visual examination of the trees on site, each tree was measured with a standard diameter
tape at 4.5 feet above grade. I performed a 360-degree evaluation from ground level and took photos
with an iPhone 13 of any defects, abnormalities, or other factors that may negatively contribute to each
tree’s overall condition. Photos were taken to provide visual examples of items discussed in this report.
Trees showing indicators of possible internal decay were sounded with a rubber mallet. Invasive
methods of detecting internal decay were not employed as part of this assignment.
PURPOSE & USE OF REPORT
The purpose of this report is to provide current information regarding the identified trees within the
project scope. It is intended to be used by the property owner and development team as an informative
reference for developing a management strategy for these trees and for their incorporation into
potential redevelopment planning and City permitting requirements.
INVENTORY
AST completed an inventory of the target trees, found in Attachment A. Tree locations are shown in
the survey accompanying this report, found in Attachment B. For purposes of this report, a tree stem
is defined as a stem originating at the ground or attached with another stem within 4 ½ feet from the
ground. During the inventory process, each tree stem within the scope of this report was measured
with a diameter tape and visually evaluated from the ground. Tree data was collected for each stem
including, tree #, the Diameter at Breast Height (DBH) measured to the lower ½ inch at approximately
4.5 feet above ground level, tree species, and condition. Individual trees were inspected from ground
level only. No advanced assessment was done in tree canopies or below existing soil levels. Trees
located off property and within the adjacent right of way (ROW), were assessed but aluminum tags
were not placed on their trunks. Tree #77 on the inventory no longer exists in the landscape. Tree #81
is located on the northern neighbor’s side of the fence, where several ‘No Trespassing’ signs are visible.
I did not cross the fence to collect inventory data for this tree, nor did I put an aluminum tag on its
trunk.
Condition values were assigned because of visual indicators such as the presence of dead limbs, signs or
symptoms of disease/insects, or structural defects. Definitions of the condition scale are as follows:
70
4 | Page
Excellent - A healthy, vigorous tree, reasonably free of signs and symptoms of disease, with
good structure and form typical of the species.
Good - Tree with slight decline in vigor, small amount of twig dieback, minor structural defects
that could be corrected.
Fair - Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown,
poor leaf color, moderate structural defects that might be mitigated by regular care.
Poor - Tree in decline, epicormic growth, extensive dieback of medium to large branches,
significant pathogen activity or structural defects that cannot be abated.
Dead - Tree is in severe decline, highly hazardous or is dead.
TREE MITIGATION
Even though the purpose of this inventory report does not include applying for a tree removal permit
with the City of Aspen, a discussion regarding mitigation should be considered. 844 Roaring Fork Road
is located within the City limits of Aspen and is governed by the City’s tree code language. Under the
City code, mitigation can be met via cash in lieu payment, replanting trees, or some combination of the
two equaling the monetary value assigned to the trees removed. Recent changes to the City’s code
language pertaining to tree removal consider wildfire threat as a viable reason for tree removal. An
evaluation by the Aspen Fire Department is required as part of this process. Tree removal within five
feet of the home will be approved with no mitigation required. Trees found outside that 5-foot distance
will be considered based upon the area risk and the City Forester’s review of the property. Additional
information about this policy and steps for applying the new code language to this property can be
found as Attachment C. Below is a figure taken from Attachment C showing the dichotomy of tree
removal decision making based upon wildfire considerations.
71
5 | Page
We understand the purpose and objectives of the City’s Tree Removal and Mitigation requirements.
Healthy trees are an asset to the property owner and the community. However, trees that are in poor
health or structurally defected can present a safety and forest health liability for the property owner
and the community. Therefore, we believe it is reasonable and appropriate to account for this liability
by adjusting/devaluing the mitigation value of a specific tree based on the condition of the tree, as is
the standard protocol in the City of Aspen during the tree removal permit process. This adjustment is
made by multiplying the tree’s diameter by a percentage based on the tree’s condition. The result is an
adjusted mitigation value. The following narrative details our mitigation adjustment procedure. Final
tree removal approvals and mitigation values are ultimately made by the Aspen City Forester, or their
designee.
Each tree stem evaluated was entered into a tree inventory worksheet noting the tree#, DBH,
condition rating, comments, and suggested mitigation reduction after considering overall tree
condition. The adjusted mitigation DBH is calculated by multiplying the actual mitigation value by the
assigned mitigation percentage.
The mitigation adjustment percentage ranges from 0 to 100%. This percentage was assigned based on
the condition of the tree, forest health and the wildfire risk the tree poses to the site and area.
Structurally defective trees can present a safety risk to people and/or property. Dead or declining trees
pose a threat to forest health, hosting and attracting insect pests and disease becoming a point source
for the spread of these pest and disease problems. Dead and declining trees can also provide a fuel
source for wildfire and provide a mechanism for the spread of wildfire. The following are the mitigation
adjustment percentages used to quantify these issues. We believe this is a reasonable method to
maintain the City of Aspen’s tree removal mitigation objectives while achieving an appropriate and
sustainable landscape. Adjusted mitigation numbers can benefit the community forest by encouraging
proper species, planting numbers, sizes, and spacing for site conditions, resulting in a long-term asset
for everyone involved.
1. 100% Mitigation – A tree scoring an Excellent or Good Condition Rating.
2. 50% Mitigation – A tree scoring a Fair Condition Rating.
3. 0% Mitigation – A tree scoring a Poor or Dead Condition Rating.
OBSERVATIONS & DISCUSSION
SITE DESCRIPTION
844 Roaring Fork Road is a residential property located at the top of slope overlooking the Roaring Fork
River and Hallam Lake in the west end of Aspen, Colorado. The property has a single-family home on
the northeast portion of the property and is bordered by a steep slope to the south, Roaring Fork Road
to the north, and other single-family residences to the east and west. The homesite and portions of the
property where future development may occur has a flat topography and is comprised of native tree
species to the area, though the trees on this site were planted during or after the construction of the
72
6 | Page
home. The property is primarily comprised of aspen (Populus tremuloides), blue spruce (Picea pungens),
lodgepole pine (Pinus contorta), and narrowleaf cottonwood (Populus angustifolia).
TREE OBSERVATIONS
Several trees on the site have a codominant growth structure originating at grade level or within the
canopy. This type of growth occurs when two or more stems originate from a single point of origin, or
when two or more stems originate at grade level in close proximity to one another. Over time, these
stems increase in size and fill the space that previously existed between the stems to create what is
known as bark inclusions. When this happens, competing forces are exerted on the codominant stems
and can lead to structural failure of one or more stems. Failure is not a certainty, though the likelihood
of failure in these species of trees with codominant structure increases under snow and wind loading as
bark inclusions progress. Tree #53 is actively failing as a result of codominant stems and bark
inclusions.
Overcrowding of trees throughout the property has resulted in trees competing for resources such as
light, water, and nutrients. Due to this competition, specifically for light, these trees have developed
asymmetrical canopies and branch structures atypical for the species. Poor canopy structure can
increase the likelihood of failure under normal wind and snow loading. Competition for resources can
also cause stress within individual trees and leave them prone to secondary insect and disease
pathogens.
Fungal cankers and internal decay are typical when wounds are created in tree trunks or branches and
these problems were noted in several trees throughout the property. Cytospora was the primary type
of canker seen during the survey. Other fungal issues may exist, though their signs and symptoms were
not detected during the assessment. Cytospora canker is a fungal infection that girdles stems and
causes the tree to die above the point of infection. Cytospora is typically found in trees under stress or
in poor health. There is no treatment for this disease other than reducing stress on trees or pruning out
the diseased branches if the canker has not already spread into the trunk of the tree and caused severe
damage to the vascular system.
DISCUSSION
The following information pertains to the trees identified to have conditions that lend themselves to a
reduction in mitigation value and/or are relevant to improving the landscape conditions that exist on
the property. All other trees within the scope of this report can be found within the tree inventory table
and have condition ratings of ‘Excellent’ or ‘Good.’
Trees listed in Poor condition due to one or more of the conditions described in the tree observation
section above should be considered for removal to improve the overall health of the landscape. Fungal
pathogens, insect populations, and risk to persons or property will be reduced with the removal of these
trees. Comments for individual trees can be found on the tree inventory sheet attached to this
document, and management decisions can be made for selectively removing trees based upon
condition comments if all trees in Poor condition are not desired for removal at the same time.
73
7 | Page
Trees #41, 71, 78, 86, and 87 have codominant stems with bark inclusions that pose a potential risk to
people and/or property should those stem unions fail. The installation of dynamic cabling and bracing
systems can reduce the likelihood of failure if installed in these trees.
Trees #50 and 72 have defects in their trunks and irregular body language indicating the possibility of
internal decay existing within their trunks. The use of resistance drilling techniques can be used to
define the presence and the extent of decay within these trees.
Trees identified in Fair condition are primarily a result of codominant growth habits, branch dieback,
and/or overcrowding. Due to their current condition, these trees are not likely candidates for a 100%
reduction in their mitigation value but may be considered for a reduction in value of up to 50% if
removal is requested and approved. Trees in fair condition may not be viable candidates for
preservation if future construction activities are proposed within their critical root zones, generally
defined as a circular area around the tree with a radius in feet one times the trunk diameter in inches.
Activities such as grade changes (cut or fill), disruption to supplemental irrigation, soil compaction, or
significant pruning for building clearances will likely result in a further decline in overall health,
aesthetics, and structural stability.
As the site is under development, it is important to minimize impacts of the work. Generally, a tree
protection plan that is devised and implemented prior to any site work is an excellent way to ensure
necessary impacts are managed in the best manner possible. The following broad recommendations
pertain to the site regarding minimizing construction impacts:
• Maximize tree protection zones to the largest possible size-up to twice the dripline for larger
trees with a minimum of dripline for smaller trees. Tree protection zones should be delineated
with fencing and no materials stored within the zone. No foot or equipment traffic should occur
within the protection zones.
• When cuts in any root zone areas must occur, cut roots cleanly at soil line and keep well-
watered to minimize root loss. Use of burlap and plastic to drape over roots at edge of
excavation can help retain moisture until the hole is backfilled.
74
8 | Page
•Do not apply fill over existing root zone areas. If necessary, aeration systems can be designed
to minimize impacts.
•Under no circumstance should soil or other objects contact tree stems.
•Remove dead, diseased or dying trees promptly to reduce the spread of pathogens.
•When frequent foot or vehicular traffic must occur over root zone areas, placement of 6”-12” of
mulch will reduce compaction damage.
•Trees in general should receive approximately 10 gallons per inch trunk diameter every 1-3
weeks depending on site conditions and species to maximize vigor.
The following general recommendations regarding tree pruning and removal should be followed to
maximize overall tree health on the site:
•Any tree work performed on trees should be performed by or directed by an International
Society of Arboriculture Certified Arborist and all work should adhere to the standards set forth
by the ANSI A300 standards for tree care operations.
•Deciduous trees should be pruned to remove dead, dying, and diseased branches to a minimum
of one inch in diameter periodically to reduce hazards and to maximize tree health and
aesthetic value.
•Removal of live tissue from any trees should be minimized and only performed if necessary for
safety while trees are being impacted by construction.
•Conifers may have dead limbs removed periodically for aesthetic considerations. Live branch
removal should be minimized, especially during construction and for 2-3 years following
construction efforts.
The following general recommendations pertain to insect/disease control for trees on the site:
• Monitoring and treatment of leaf feeding pests should occur 2-3 times yearly by a qualified
technician.
•Preventative treatments for bark beetles should be employed for spruce and lodgepole pines
on the property.
Fertilization should not occur on root damaged or stressed trees and should only be applied in response
to a specific deficiency noted as a result of soil testing. Soil enhancements to improve microbial
activity, build soil structure, increase organic matter, and improve pH levels can positively impact tree
health and should be considered before, during, and after construction.
The mitigation value for all the trees assessed totals $1,243,244.75 per City of Aspen tree valuation code
language. The suggested mitigation value for the trees after applying the condition ratings that I have
assigned totals $527,440.72.
Final mitigation values are defined by the City of Aspen’s City Forester as part of the formal tree
removal permit process.
75
9 | Page
CONCLUSIONS/RECOMMENDATIONS
Trees in Poor condition should be considered for removal regardless of any future redevelopment plans
due to their overall health, structure, and/or spread of insects and disease pathogens. Even though
these trees are in ‘Poor’ condition, a permit from the City of Aspen is still required prior to removal.
A property evaluation by the Aspen Fire Department should be requested at your earliest convenience.
These evaluations are provided free of charge and can provide beneficial information about reducing
the wildfire threat to the property. It may also provide valuable information to accompany application
submittals when applying for a tree removal permit with the City of Aspen Parks Department.
Trees in ‘Fair’ or ‘Good’ condition that will be impacted by grade changes, extensive pruning, or are
within the footprint of the proposed construction zone should be included in the tree removal permit
applications submitted to the City of Aspen at the time building permits are being developed and
executed.
Other trees in ‘Fair’ or ‘Good’ condition that are to be retained on site but subjected to future
construction disturbances should be identified and a preservation plan developed for these trees. A
thorough preservation plan developed by a qualified arborist will increase the likelihood that these
trees will remain long-term assets in the landscape. If functional irrigation systems on this property are
to be demolished during construction efforts, supplemental watering of trees during the growing
season (May-November) will be necessary to maintain the health of the trees to be retained in the
landscape.
Dynamic cabling and bracing systems should be installed in Trees #41, 71, 78, 86, and 87 if they are to
be retained in the landscape. These systems should be monitored bi-annually at a minimum to
evaluate UV degradation, damage from wildlife, and tension due to loading and/or tree growth. Trees
#50 and 72 should be further investigated utilizing a resistance drill to define the presence and extent of
internal decay in their trunks. The results will provide the information necessary to make appropriate
management decisions for these trees. Tree #53 should be removed immediately as it is actively failing
and posing a risk to vehicle and pedestrian traffic along Roaring Fork Road.
76
10 | Page
PHOTOS
Photo 1. Cottonwood with extensive decay at
codominant stem union.
77
11 | Page
Photo 2. Aspens with multiple codominant stems; 2
stems on right are actively failing.
78
12 | Page
Photo 3. Cottonwood with very poor canopy structure
and leaning towards neighbor’s house.
79
13 | Page
Photo 4. Cottonwoods in backyard on steep slope with
excessive soil fill on their root systems.
80
14 | Page
Photo 5. Cottonwood with damage from beaver
chewing on trunk.
81
15 | Page
Photo 6. Spruce trees with very poor pruning cuts;
creating optimal entry points for insects and disease.
82
844 Roaring Fork Road Aspen SavaTree
April, 2025
Tree
Survey
#
Species DBH (inches) Mitigation Value
($)
Suggested
Mitigation
Value ($)
Condition Comments
1 Narrowleaf cottonwood 27 $ 26,324.19 $ 13,162.10 Fair large diameter dead branches in canopy
2 Narrowleaf cottonwood 25 $ 22,568.75 $- Poor Decay at base; tree leaning in adjacent tree
3 Blue spruce 5 $ 902.75 $ 902.75 Good
4 Narrowleaf cottonwood 13.5 $ 6,581.05 $- Poor 90% dead
5 Narrowleaf cottonwood 19.5 $ 13,730.83 $ 6,865.41 Fair Wound/minor decay at base; poor canopy structure
6 Narrowleaf cottonwood 15.5 $ 8,675.43 $- Poor Top broken out; only live branches are watersprouts
7 Narrowleaf cottonwood 20 $ 14,444.00 $ 7,222.00 Fair Poor canopy structure
8 Narrowleaf cottonwood 20 $ 14,444.00 $ 7,222.00 Fair Poor canopy structure
9 Narrowleaf cottonwood 24 $ 20,799.36 $ 10,399.68 Fair Asymmetric canopy; 50% dieback in crown
10 Narrowleaf cottonwood 21.5 $ 16,691.85 $ 8,345.92 Fair Severe lean downhill; poor structure
11 Narrowleaf cottonwood 12, 19.5 $ 23,480.53 $- Poor Extensive decay in trunk at codominant stem union
12 Narrowleaf cottonwood 10.5, 19 $ 21,234.94 $ 10,617.47 Fair Codominant structure in canopy; storm damage/tearouts in canopy
13 Narrowleaf cottonwood 19.5, 21.5 $ 35,263.67 $ 17,631.84 Fair Codominant stems at base w/ 3' bark inclusion
14 Narrowleaf cottonwood 26 $ 24,410.36 $- Poor Extensive decay in trunk at base
15 Narrowleaf cottonwood 24 $ 20,799.36 $ 10,399.68 Fair Deadwood in canopy; declining overall health
16 Blue spruce 14 $ 7,077.56 $ 7,077.56 Good
17 Blue spruce 18.5 $ 12,358.65 $ 12,358.65 Good
18 Blue spruce 14 $ 7,077.56 $ 7,077.56 Good
19 Narrowleaf cottonwood 11.5 $ 4,775.55 $- Poor Decay at base; asymmetric canopy
20 Narrowleaf cottonwood 9 $ 2,924.91 $- Poor Overcrowded; very poor canopy structure
21 Codom stem of #23 * $- $- *
22 Codom stem of #23 * $- $- *
23 Narrowleaf cottonwood 7.5, 18.5, 20 $ 39,323.79 $- Poor Extensive decay in trunk at codominant stem union
24 Narrowleaf cottonwood 19 $ 13,035.71 $ 6,517.86 Fair Deadwood in canopy; declining overall health
25 Narrowleaf cottonwood 16 $ 9,244.16 $ 4,622.08 Fair Deadwood in canopy; declining overall health
26 Narrowleaf cottonwood 15.5, 17.5 $ 23,022.38 $- Poor Codominant stems at base w decay; 1 stem dead in codom canopy
27 Narrowleaf cottonwood 7 $ 1,769.39 $ 884.70 Fair Crowded; dieback in canopy
28 Outside project scope * $- $- *
29 Narrowleaf cottonwood 8 $ 2,311.04 $- Poor Overcrowded; poor canopy structure
30 Narrowleaf cottonwood 11 $ 4,369.31 $ 2,184.66 Fair Poor canopy structure
31 Narrowleaf cottonwood 11.5 $ 4,775.55 $ 2,387.77 Fair Codominant stems in canopy; minor bark inclusion
Page 1of 4
Attachment A
83
844 Roaring Fork Road Aspen SavaTree
April, 2025
Tree
Survey
#
Species DBH (inches) Mitigation Value
($)
Suggested
Mitigation
Value ($)
Condition Comments
32 Narrowleaf cottonwood 18.5, 19 $ 28,818.04 $ 14,409.02 Fair Codominant stems at base w/ 3' bark inclusion
33 Narrowleaf cottonwood 17.5 $ 11,058.69 $ 11,058.69 Good
34 Narrowleaf cottonwood 18, 19 $ 28,310.24 $- Poor Codominant stems at base w/ bark inclusion; large diameter dieback in canopy
35 Narrowleaf cottonwood 8.5 $ 2,608.95 $- Poor Trunk damage from beaver; top dead
36 Narrowleaf cottonwood 11.5, 20.5, 21 $ 49,434.59 $ 24,717.30 Fair Codominant stems at base w/ 4' bark inclusion
37 Narrowleaf cottonwood 5.5 $ 1,092.33 $- Poor Overcrowded; girdling by chicken wire on lower trunk
38 Narrowleaf cottonwood 5.5 $ 1,092.33 $- Poor Overcrowded; no future growth potential
39 Narrowleaf cottonwood 13.5 $ 6,581.05 $- Poor Decay at base; top cut out in past; very poor canopy structure
40 Narrowleaf cottonwood 21 $ 15,924.51 $ 15,924.51 Good
41 Narrowleaf cottonwood 40 $ 57,776.00 $ 28,888.00 Fair Codominant stems at base w/ 5' inclusion; Needs cable if kept*
42 Narrowleaf cottonwood 14 $ 7,077.56 $ 3,538.78 Fair Poor canopy structure; large diameter lead removed in past
43 Narrowleaf cottonwood 11.5 $ 4,775.55 $- Poor Very poor structure; leaning towards neighbor's house
44 Narrowleaf cottonwood 14 $ 7,077.56 $- Poor Very poor structure; leaning towards neighbor's house
45 Narrowleaf cottonwood 20 $ 14,444.00 $- Poor Very poor structure; leaning towards neighbor's house
46 Narrowleaf cottonwood 19 $ 13,035.71 $- Poor Very poor structure
47 Blue spruce 11 $ 4,369.31 $ 4,369.31 Good
48 Blue spruce 6.5 $ 1,525.65 $ 1,525.65 Good
49 Narrowleaf cottonwood 15 $ 8,124.75 $ 4,062.38 Fair Extensive soil fill on upslope side of root system; leaning
50 Narrowleaf cottonwood 33 $ 39,323.79 $ 19,661.90 Fair Extensive soil fill upslope side of root system; trunk decay possible; drill if kept*
51 Narrowleaf cottonwood 30 $ 32,499.00 $- Poor Large open cavity at base of trunk; extensive decay in trunk
52 Aspen - No tag, in ROW 13, 13 $ 13,730.83 $ 6,865.42 Fair Codominant stems at base w/ 2' bark inclusion
53 Aspen - No tag, in ROW 12.5,13,11.5,9, $ 90,275.00 $- Poor Multiple codominant stems; tree falling apart; 2 stems failed/hanging by cable
54 Codom stem of #52 10.5,8.5,9,13 $- $ -
*
55 Codom stem of #52 * $- $ -
*
56 Codom stem of #52 * $- $ -
*
57 Codom stem of #52 * $- $ -
*
58 Blue spruce 4.5 $ 731.23 $- Poor Overcrowded; limbed up via very poor pruning cuts
59 Blue spruce 19 $ 13,035.71 $ 13,035.71 Good
60 Blue spruce; no tag, ROW 9, 13.5 $ 11,699.64 $ 5,849.82 Fair Crowded; codominant stems at base w/ minor inclusion
61 Blue spruce; no tag, ROW 9 $ 2,924.91 $ 1,462.46 Fair Asymmetric canopy due to crowding
62 Aspen - No tag, in ROW 10 $ 3,611.00 $ 3,611.00 Good
Page 2of 4
Attachment A
84
844 Roaring Fork Road Aspen SavaTree
April, 2025
Tree
Survey
#
Species DBH (inches) Mitigation Value
($)
Suggested
Mitigation
Value ($)
Condition Comments
63 Aspen - No tag, in ROW 4.5 $ 731.23 $ 365.61 Fair Overcrowded
64 Aspen - No tag, in ROW 8.5 $ 2,608.95 $ 2,608.95 Good
65 Aspen - No tag, in ROW 7 $ 1,769.39 $ 1,769.39 Good
66 Aspen - No tag, in ROW 8 $ 2,311.04 $ 2,311.04 Good
67 Aspen - No tag, in ROW 6 $ 1,299.96 $ 1,299.96 Good
68 Aspen - No tag, in ROW 5.5 $ 1,092.33 $ 546.16 Fair Overcrowded
69 Aspen - No tag, in ROW 9 $ 2,924.91 $ 1,462.46 Fair Girdling wound approx. 3' above grade
70 Aspen - No tag, in ROW 7 $ 1,769.39 $ 1,769.39 Good
71 Lodgepole pine 22.5 $ 18,280.69 $ 9,140.34 Fair Codominant stems w/ inclusion; cable if kept*
72 Lodgepole pine 15 $ 8,124.75 $ 4,062.38 Fair Old wounds in lower trunk; decay possible; drill if kept*
73 Blue spruce 19.5 $ 13,730.83 $ 6,865.41 Fair Sweep in trunk; leaning over house
74 Blue spruce 7 $ 1,769.39 $ 884.70 Fair Crowded
75 Blue spruce 12.5 $ 5,642.19 $ 5,642.19 Good
76 Blue spruce 7,8.5,6,9,7 $ 19,519.71 $ -
Poor Multiple codominant stems at base; no future
77 No tree *-$ -$ *
78 Blue spruce 22, 23.5 42,979.93$ $ 21,489.97 Fair Codominant stems at base w/ inclusion; cable if kept*
79 Aspen 6, 7.5 3,981.13$ $ -
Poor Cytospora canker in trunk
80 Blue spruce 19 $ 13,035.71 $ 13,035.71 Good
81 Behind fence; no access *-$ -$ *
82 Blue spruce; no tag, ROW 12, 25 34,701.71$ $ 17,350.86 Fair Asymmetric canopies from previous crowding issue
83 Blue spruce 23.5 $ 19,941.75 $ 19,941.75 Good
84 Blue spruce 5 $ 902.75 $ 902.75 Good
85 Aspen 4.5 $ 731.23 $ 731.23 Good
86 Blue spruce 22 $ 17,477.24 $ 8,738.62 Fair Codominant stems at base w/ 4' bark inclusion; cable if kept*
87 Blue spruce 18, 22.5 35,830.15$ $ 17,915.08 Fair Codominant stems at base w/ minor inclusion; cable if kept*
88 Blue spruce 23 $ 19,102.19 $ 19,102.19 Good
89 Blue spruce 25 $ 22,568.75 $ 22,568.75 Good
90 Blue spruce 31 $ 34,701.71 $ 34,701.71 Good
91 Blue spruce & Fir 9, 19 19,941.75$ $ 9,970.88 Fair Blue spruce and subalpine fir growing together; fungal canker in spruce trunk
92 Blue spruce 13.5, 13.5 14,807.36$ $ 7,403.68 Fair Codominant stems at base; limbed up for house clearance
93 Blue spruce 14.5 $ 7,592.13 $- Poor Excessive limbing; asymmetric canopy; too close to neighbor's house
Page 3of 4
Attachment A
85
844 Roaring Fork Road Aspen SavaTree
April, 2025
Tree
Survey
#
Species DBH (inches) Mitigation Value
($)
Suggested
Mitigation
Value ($)
Condition Comments
Totals 1,243,244.75$ 527,440.72$
Page 4of 4
Attachment A
86
G
E
GV
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N79°02'14"
E
1
5
2
.
0
0
'
DEED=N80°2
8
'
E
1
5
2
.
0
'
N64
°
0
6
'
3
7
"
E
4
5
.
5
0
'
DEED
=
N
6
2
°
4
8
'
E
4
5
.
5
0
'
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N72°4
8
'
1
2
"
E
8.45'
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
CH=N
7
2
°
3
5
'
2
4
"
E
48.38'
R=1417
.
4
0
'
L=48.3
8
'
CH
=
N
5
5
°
0
4
'
5
0
"
E
106.
6
4
'
R=16
8
.
5
0
'
L=10
8
.
5
0
'
L=2.82'
R=248.00'
CH=S48°52'38"W
2.82'
L=6.84'
R=248.00'
CH=S86°44'18"W
6.84'
CHAIN-LINK F
E
N
C
E
W
I
R
E
F
E
N
C
E
E
D
G
E
O
F
W
A
T
E
R
MA
R
S
H
L
A
N
D
FOUND 16' WITNESS CORNER
REBAR & 1-1/4"
BLUE PLASTIC CAP
TNC WC PLS38215
SW CORNER OF LOT 2
MERRIAM SUBDIVISION
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
LS20151
FOUND STEEL T-POST
W/TAG LS2376
PROPERTY LINE REF
16.6'
FOUND REBAR & 1-1/2"
ALUMINUM CAP
STAMPED LS2376 PESMAN
SE CORNER LOT 21FOUND NO. 5
REBAR
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
ALPINE LS9184
1
1
'
±
2
.
6
'
±
6.2'±
9.9'±
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
FOUND REBAR & 1-1/4"
YELLOW PLASTIC CAP
ALPINE LS9184
3'± EAST OF FENCE
FOUND NO. 5
REBAR
SITE BENCH MARK
FOUND REBAR & 1-1/4"
ORANGE PLASTIC CAP
HAROLD JOHNSON
LS9018 ON WEST EDGE
OF ROCK WALL
ELEVATION:7861.50
FOUND REBAR & 1-1/4"
ORANGE PLASTIC CAP
ILLEGIBLE
FOUND NO. 5
REBAR
WEST LINE OF LOT 2
MERRIAM SUBDIVISION
MER
R
I
A
M
S
U
B
D
I
V
I
S
I
O
N
SOU
T
H
L
I
N
E
O
F
L
O
T
2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
13.7'±
2
7
.
0
'
±
FLAGSTONE P
A
T
I
O
STAC
K
R
O
C
K
RETA
I
N
I
N
G
FLAGSTONE
P
A
T
H
W
I
N
D
O
W
W
E
L
L
FLAGSTONE
WALL
F
L
A
G
S
T
O
N
E
GRAVEL
PARKING
COURT
CMP
DITC
H
F
L
O
W
L
I
N
E
GRAV
E
L
S
H
O
U
L
D
E
R
PAVE
D
R
O
A
D
W
A
Y
ROAR
I
N
G
F
O
R
K
RETAINING WALL
TRASH ENCLOSURE
IS 0.2'± WEST OF
PROPERTY LINE
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
21.2'
8
.
0
'
3.1'
4.0
'
6
.
5
'
3.
8
'
3.1'
1
.
5
'
21.2'
3
.
0
'
52.2'
0
.
5
'
1.3'
8
.
6
'
1.3'
5
.
2
'
16.0'
5
.
4
'
1.2'
5
.
4
'
3.3'
6
.
0
'
3.3'
1
5
.
9
'
18.7'
0
.
5
'
1.3'
1
5
.
4
'
11.6'
6
.
1
'
4.0'
2
4
.
2
'
24.2'
2
1
.
2
'
11.5'
7
.
4
'
24.1'
1
6
.
9
'
2.5'
1
6
.
5
'
5.5'1
.
5
'
FLAGSTONE
RO
A
D
TWO - STORY
FRAME HOUSE
844 ROARING FORK ROAD
TWO - CAR
GARAGE
APPARENT
OVERLAP AREA
ASPEN CENTER FOR
ENVIRONMENTAL STUDIES
(SEE NOTE 8)
APPARENT
OVERLAP AREA
LOT 2 - MERRIAM
SUBDIVISION
(SEE NOTE 9)
APPARENT
GAP AREA
APPARENT
OVERLAP AREA
LOT 2 - MERRIAM
SUBDIVISION
5 6
7 8
9
10
11
12
4
BLOCK 4
ASPEN COMPANY
SUBDIVISION
PLAT BOOK 2 PAGE 38 PLANTER
OWNER
FISHCAMP LLC
LOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
PARCEL A
PARCEL B
OWNER
ASPEN CENTER FOR ENVIRONMENTAL STUDIES
RECEPTION NO. 138551
PROPERTY AREA
30,954± SQ.FT.
0.711± ACRES
OWNER
HALLAM SANCTUARY LLC
RECEPTION NO. 623931
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
I
E
W
A
R
E
A
(
S
C
A
L
E
D
F
R
O
M
C
I
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
NOR
T
H
L
I
N
E
ACE
S
P
R
O
P
E
R
T
Y
SPECIAL
SETBACK
AREA
BOOK 634
PAGE 18
1
2
3
4
56
7 8 9
10
1112
13
14
15
16 17
18
19
20
21222324
25
26
27 28
29
30
31
3233
34
35
36
37
38
39
4041
42
4344
45
46
47
48
49
50 51
52
5354555657
58
59
60
61
62
6364
65
66
67
68
6970
71
72
73
74
75
7677
78
79
80
81
82
83 84
85
86
878889
90
91
92
93
I
V
B
I
V
B
IVB
IVB
IVB
IVB
ST
R
E
A
M
M
A
R
G
I
N
TO
P
O
F
S
L
O
P
E
(S
C
A
L
E
D
F
R
O
M
CI
T
Y
O
F
A
S
P
E
N
M
A
P
P
I
N
G
)
7861
7861
7862
7860
7855
7850
7845
7840
7835
7830
7825
7820
7820
7
8
6
0
78
6
1
786
0
7860.65
FFE
7860.50
FFE
7862.0
FFE
FL
O
O
D
Z
O
N
E
A
E
BA
S
E
F
L
O
O
D
E
L
E
V
A
T
I
O
N
:
7
8
1
8
FE
M
A
F
L
O
O
D
M
A
P
N
O
.
0
8
0
9
7
C
0
3
5
4
E
AU
G
U
S
T
1
5
,
2
0
1
9
FL
O
O
D
Z
O
N
E
X
TELEPHONE PEDESTAL
GV GAS VALVE
GAS METER
ELECTRICAL METER
LANDSCAPE LIGHT
G
E
SURVEYOR'S CERTIFICATION
IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE AND BELIEF, HOWEVER IT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED.
NOTES:
9. ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)
REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S159 HAVING AN ELEVATION OF 7720.88.
10. CONTOUR INTERVAL EQUALS 1-FOOT.
A PARCEL OF LAND SITUATED IN BLOCK 4 OF ASPEN COMPANY SUBDIVISION
& BLOCK 90 OF HALLAM'S ADDITION TO THE TOWN OF ASPEN
SECTION 12, TOWNSHIP 10 SOUTH, RANGE 85 WEST OF THE 6TH PM
CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
PITKIN COUNTY PARCEL NO. 2735-121-20-002
IMPROVEMENT & TOPOGRAPHIC SURVEY
TRUE NORTH COLORADO LLC.
A LAND SURVEYING AND MAPPING COMPANY
P.O. BOX 614 - 386 MAIN STREET UNIT 3
NEW CASTLE, COLORADO 81647
(970) 984-0474
www.truenorthcolorado.com
PROJECT NO: 2024-313
DATE:November 5, 2024
DRAWN
RPK
SURVEYED
GBL
SHEET
1 OF 1
TRUENORTH
A LAND SURVEYING AND MAPPING COMPANY
16'
8'32'
SCALE: 1" = 16'
FURNISHED PROPERTY DESCRIPTION:
0
NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY
LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE
YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY
ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE
THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.
IRRIGATION VALVE BOXIVB
N
LEGEND
TITLE EXCEPTION NOTES:
TREE TYPE TRUNK DRIP
1 COTTONWOOD 23'' 40'
2 COTTONWOOD 19'' 32'
3 CONIFEROUS 5''6'
4 COTTONWOOD 16'' 24'
5 COTTONWOOD 13'' 24'
6 COTTONWOOD 13'' 24'
7 COTTONWOOD 18'' 24'
8 COTTONWOOD 17'' 24'
9 COTTONWOOD 19'' 30'
10 COTTONWOOD 17'' 12'
11 COTTONWOOD MULTI 30'' 16'
12 COTTONWOOD MULTI 29'' 16'
13 COTTONWOOD MULTI 31'' 28'
14 COTTONWOOD 20'' 30'
15 COTTONWOOD 20'' 24'
16 CONIFEROUS 12'' 18'
17 CONIFEROUS 16'' 20'
18 CONIFEROUS 12'' 18'
19 COTTONWOOD 10'' 14'
20 COTTONWOOD 8'' 14'
21 COTTONWOOD 5''6'
22 COTTONWOOD 6'' 8'
23 COTTONWOOD MULTI 41'' 32'
24 COTTONWOOD 17'' 24'
25 COTTONWOOD 14'' 20'
26 COTTONWOOD MULTI 29'' 26'
27 COTTONWOOD 7'' 10'
28 CONIFEROUS 8'' 16'
29 COTTONWOOD 7'' 6'
30 COTTONWOOD 9'' 10'
31 COTTONWOOD 10'' 12'
32 COTTONWOOD MULTI 29'' 30'
33 COTTONWOOD 16'' 26'
34 COTTONWOOD MULTI 31'' 30'
35 COTTONWOOD 8'' 10'
36 COTTONWOOD MULTI 44'' 34'
37 ASPEN 5''8'
38 COTTONWOOD 5''6'
39 COTTONWOOD MULTI 17'' 14'
40 COTTONWOOD 14'' 26'
41 COTTONWOOD MULTI 43'' 30'
42 COTTONWOOD 12'' 14'
43 COTTONWOOD 10'' 12'
44 COTTONWOOD 13'' 14'
45 COTTONWOOD 18'' 20'
46 COTTONWOOD 16'' 14'
47 CONIFEROUS 10'' 16'
48 CONIFEROUS 7'' 12'
49 COTTONWOOD 13'' 16'
50 COTTONWOOD 29'' 32'
51 COTTONWOOD 24'' 28'
52 ASPEN MULTI 22'' 24'
53 ASPEN MULTI 23'' 24'
54 ASPEN 12'' 18'
55 ASPEN MULTI 18'' 18'
56 ASPEN 13'' 24'
57 ASPEN MULTI 22'' 20'
58 CONIFEROUS 5'' 6'
59 CONIFEROUS 16'' 24'
60 CONIFEROUS MULTI 19'' 22'
61 CONIFEROUS 8'' 14'
62 ASPEN 8'' 12'
63 ASPEN 4'' 6'
64 ASPEN 8'' 12'
65 ASPEN 7'' 10'
66 ASPEN 8'' 12'
67 ASPEN 6'' 10'
68 ASPEN 5'' 6'
69 ASPEN 8'' 8'
70 ASPEN 8'' 10'
71 CONIFEROUS 23'' 32'
72 CONIFEROUS 17'' 30'
73 CONIFEROUS 14'' 28'
74 CONIFEROUS 7'' 12'
75 CONIFEROUS 12'' 18'
76 CONIFEROUS MULTI 16'' 18'
77 CONIFEROUS MULTI 19'' 16'
78 CONIFEROUS MULTI 40'' 28'
79 ASPEN MULTI 13'' 14'
80 CONIFEROUS 16'' 22'
81 CONIFEROUS 12'' 18'
82 CONIFEROUS MULTI 32'' 40'
83 CONIFEROUS 20'' 38'
84 CONIFEROUS 6'' 10'
85 ASPEN MULTI 6'' 8'
86 CONIFEROUS MULTI 24'' 20'
87 CONIFEROUS MULTI 32'' 34'
88 CONIFEROUS 22'' 36'
89 CONIFEROUS 18'' 34'
90 CONIFEROUS 26'' 40'
91 CONIFEROUS MULTI 23'' 26'
92 CONIFEROUS MULTI 24'' 28'
93 CONIFEROUS 12''18'
SLOPE LEGEND
20.01% TO 30% (1,545± SQ.FT.)
30.01% TO 40% (1,862± SQ.FT.)
40% & GREATER (10,529± SQ.FT.)
0% to 20% (17,018± SQ.FT.)
Attachment B 87
Parks and Open Space
Wildfire Mitigation Policy
Version: July 23, 2024
Attachment C
88
Wildfire Mitigation Policy | 2
Table of Contents
Wildfire Mitigation Policy.............................................................................................................................3
Background...............................................................................................................................................3
Purpose.....................................................................................................................................................3
Fire Mitigation Best Practices...................................................................................................................3
Mapping Wildfire Risk...............................................................................................................................4
Criteria for removal or relocation of trees identified as wildfire risk.......................................................4
Fees for Tree Removal..............................................................................................................................5
Appendix A – List of Fire Resistant Vegetation (shrubs and trees) for Planting...........................................7
Attachment C
89
Wildfire Mitigation Policy | 3
Wildfire Mitigation Policy
Background
The City of Aspen Parks and Open Space department and the Aspen Fire Protection District (AFPD) have
developed a unified approach to wildfire mitigation strategies within city limits. City staff have
developed this policy and matrix to provide guidelines that help analyze the risk that properties face and
the opportunities for vegetation removal to help mitigate that risk. The City’s goal is to balance the
long-term benefits of a healthy urban forest with the recognized need to make our homes resilient to
the threat of wildfire.
The department has further worked with the AFPD to determine standards for mapping of wildfire risk,
as well as best practices for wildfire mitigation actionsand an Intergovernmental Agreement (IGA)
between the City and AFPD memorializes this arrangement.
This policy works in tandem with Ordinance 11 of 2024, which updates the City of Aspen Municipal Code
to provide allowance for property owners to remove trees and shrubs around structures in order to
reduce wildfire fuels.
Purpose
The purpose of this policy is to provide guidelines that balance a healthy urban forest and tree
preservation, with fuel reduction and tree removals on properties within the City of Aspen. Trees are an
important part of our community, and while this policy aims to keep our community safe from wildfire,
we recognize that a healthy urban forest provides a variety of benefits to the community and the larger
ecosystem.
Fire Mitigation Best Practices
The National Fire Protection Agency (NFPA) has developed the Firewise USA program to help residents
reduce wildfire risks on their property. This model has been adapted across the country by local
organizations to reflect local risks and provide region specific guidance. This third-party program
provides the foundation for the Parks and Open Space Departments understanding of best practices for
landscape management in relation to structures.
Critical to the Firewise program is the definition of the home ignition zone and how to manage the
‘defensible space’ surrounding structures. Defensible space is the area around a structure that has been
modified to reduce fire hazard by creating space between potential fuel sources. Critical to the idea of
defensible space is the establishment of management zones within the landscape that recognize the
role that fuel continuity can play in wildfire behavior.
Zone 1 0 – 5 Feet from Structure This zone is designed to prevent flames from coming in direct
contact with the structure.
Zone 2 5 – 30 Feet from Structure This zone is designed to give an approaching fire less fuel, which will
help reduce the intensity as it gets nearer to structures.
Zone 3 30 – 100 Feet from
Structure
This zone focuses on mitigation that keeps fire on the ground, but
it’s also a space to make choices that can improve forest health.
Healthy forests include trees of multiple ages, sizes and species,
where adequate growing room is maintained over time.
Attachment C
90
Wildfire Mitigation Policy | 4
Mapping Wildfire Risk
Mapping Wildfire risk is an evolving science that involves a complex analysis of topography, vegetation
type, aspect and many other environmental factors. The importance of an accurate and up to date
wildfire risk map is recognized by both the AFPD and the Parks department as a foundational tool for
understanding the risk that specific properties face in the event of a wildfire. Not all properties in the
City of Aspen have the same level of risk, and as a result, allowances for the removal of trees and shrubs
for fuel reduction take into account the defined risk for a given properties location within the map. The
mapping tool used by The City of Aspen will be from a third-party and vetted for accuracy by the Aspen
Fire Protection District.
Criteria for removal or relocation of trees identified as wildfire risk
The criteria for the removal of vegetation is outlined in the following Wildfire Mitigation Matrix and has
been developed using Firewise best management practices and wildfire risk mapping.
A property owner intending to remove trees for fire mitigation purposes should follow these steps
before proceeding with removal.
1. Contact the Aspen Fire Protection District for a free home assessment.
2. After the home assessment is complete, apply for a tree removal permit from the Parks and
Open Space Department and include the home assessment as a part of the submission.
3.Meet with the City forester onsite to discuss the trees proposed for removal and verify the
strategies proposed per management zone. **The City Forester will make the final
determination on what will be allowed for removal or relocation based on the ‘Wildfire
Mitigation Matrix’ (shown below).
4. Following the receipt of a tree removal permit, the tree(s) may be removed by the homeowner
or a licensed tree care provider.
5. If replanting of wildfire resistant trees is stipulated as part of the permit, schedule an inspection
with the forester once that work is complete.
Attachment C
91
Wildfire Mitigation Policy | 5
As a condition of approval of the removal or relocation of vegetation, the Parks and Recreation Director
may require that the owner replace any removed or relocated tree with a tree or shrub designated as a
fire-resistant species. The Parks and Open Space Department will maintain a list of suitable fire-resistant
tree and plant species and make that list available to the public via its website or at the Parks and Open
Space office.
Pruning or limbing of vegetation may be recommended or required by the City Forester in lieu of
removal.
Fees for Tree Removal
The valuation of a tree is set forth in Sec. 2.12.080. Parks Department fees of the Municipal Code. This
valuation will be applied as the baseline value for trees proposed for fire mitigation removal. When a
fire-resistant species is planted to mitigate the value of the removed tree, the value of the fire-resistant
plant shall be factored into the fee determination to incentivize replanting with fire resistant plants,
instead of vegetation removal and cash-in-lieu payments.
1. Trees removed within 5 feet of a structure will not be subject to mitigation fees as defined in
the City of Aspen Municipal Code.
2. Trees removed within 5 – 30 feet of a structure will be subject to mitigation fees as defined in
the City of Aspen Municipal Code.
Attachment C
92
Wildfire Mitigation Policy | 6
a. Replanting of fire-resistant species within this zone will offset mitigation fees at a ratio
of 2:1. For example the removal of an existing tree with mitigation value of $1,000 can
be fully offset by the planting of a fire-resistant tree or shrub species valued at $500.
3. Trees removed within 30 - 100 feet of a structure will be subject to mitigation fees as defined in
the City of Aspen Municipal Code.
a. Replanting of fire-resistant species within this zone will offset mitigation fees at a ratio
of 1:1. For example the removal of an existing tree with mitigation value of $1,000 can
be fully offset by the planting of a fire-resistant tree or shrub species valued at $1,000.
Please note the following conditions:
1. The City Forester may also determine that a full or partial fee waiver is warranted.
2. Replanting of Firewise species needs to occur to receive a reduction in calculated fees. If the
homeowner elects to not replant trees, the entire calculated fee will be assessed.
3. This policy is intended for stand-alone tree permits for existing structures in the City.
The Wildfire Mitigation Policy may be amended, updated and expanded from time to time by City
Council Resolution. At least one copy of the Wildfire Mitigation Policy shall be available for public
inspection at the offices of the Parks and Open Space Department.
Attachment C
93
Wildfire Mitigation Policy | 7
Appendix A – List of Fire Resistant Vegetation (shrubs and trees) for Planting
Fire Resistant Tree List
Latin Name Common Name
Populus tremuloides aspen
Populus angustifolia narrowleaf cottowood
Amelanchier alnifolia saskatoon serviceberry
Prunus virginiana melanocarpa western chokecherry
Betula fontinalis River birch
*other related or appropriate species may be considered with fire
resistant characteristics such as:
-Trees with low sap or resin content (examples: many deciduous
species).
-Trees with high moisture content
-Trees with open, loose branches with allow volume of total
vegetation
Attachment C
94
Attachment 895
A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A HALLAM LAKE BLUFF ENVIRONMENTALLY
SENSITIVE AREA REVIEW AND SPECIAL REVIEW FOR THE FARRISH
RESIDENCE LOCATED AT 844 ROARING FORK ROAD (LOTS 5-9
AND PARTS OF LOTS 10 AND 11, ASPEN COMPANY
SUBDIVISION)Resolution No. 95 - 14~}
WHEREAS, any development within 100 feet of the 7850 elevation line and bordering
the bluff around Hallam Lake is subject to review and approval by the Planning and
Zoning Commission pursuant to the provisions of Section 24-7-506 of
the Aspen Municipal
Code; and WHEREAS, Ordinance 35, Series of 1994 requires that any
proposed residential development which exceeds 85% of allowable floor area shall comply
with residential design standards and be reviewed by the FAR Overlay
Committee; and WHEREAS, applications for Hallam Lake ESA review and FAR review
were submitted to the Planning Office by Mrs. Stephen Farrish for the renovation and expansion
of her
residence; and WHEREAS, on March 7, 1995, the Planning Commission reviewed the
application and staff's memorandum and approved the Hallam Lake ESA aspect of the
project with conditions (by a 5-0 vote) based on their interpretation of the plans that
the living room wing of the home would remain intact as an encroachment into
the "no development"
setback area; and WHEREAS, on April 5, 1995, the project was introduced to
the FAR Overlay Committee. At this meeting, the three P&Z members sitting on
the Overlay Committee came to the realization that the proposed residence required a complete
demolition of the existing home, including the living room area which was
considered a legitimate encroachment when reviewed by the
P&Z; and WHEREAS, because of this concern the Overlay Committee tabled
the item; and WHEREAS, the City Attorney made the determination that the P&Z
could decide to rehear the Hallam ESA review based on the revised understanding
of the project;WHEREAS, at their regular meeting on April 25, 1995, the P&Z moved
to rehear the Hallam Lake ESA review by a 4-0 vote (2 abstentions) on the June
6, 1995 agenda; and WHEREAS, on May 3, 1995, the FAR Overlay Committee
approved the proposal within its
96
WHEREAS, on June 6, 1995, the Planning and Zoning Commission reconsidered the
project in light of the proposed 100% demolition, approved Special Review because of
the substantial spruce trees on the north side of the property, and re-approved the
ESA review of the demolition and replacement by a 4-1 vote, keeping the
original conditions
of approval.NOW THEREFORE BE IT RESOLVED by
the Commission:The Farrish Residence demolition and replacement is approved as submitted
with the
following conditions:1. The new stone planter, stairs and reconfigured new patio and plantings toward
the base of the tree as shown on the application drawing sheet # 3 are not
approved for construction per
this review.2. Any trees slated for removal or relocation must receive tree
removal / relocation permits from the Parks Department prior issuance of any
building permits.3. Prior to the issuance of any building permits, sturdy tree protection barricades
must be erected, to the greatest extent possible, at the drip lines of at-risk trees
as directed by Parks staff. The barricades shall be constructed to prevent
soil compaction, material storage, and spillage of deleterious substances under the trees. They shall
remain in place throughout exterior
construction and grading.4. A 12" PVC culvert must be installed under the new driveway. At least
one week prior to the ditch work, the applicant must contact Tom Rubel of the Parks
Department so he can monitor
the ditch work.5. A final landscape plan shall be submitted and approved by ACES
and Planning staff prior to the issuance of any building permit. Additional plantings of
native shrub type plants shall be added along the slope to restore its wild character,
and below the foundation walls of the house and patio retaining walls in order to
reduce their visibility.6. Any future landscape development (including but not limited to
decks, spa, terrace,fencing) must be submitted for review as an amendment tothis E.
S.A. review.7. A sidewalk, curb, and gutter agreement must be signed and recorded
at owner's expense prior to the issuance of any building permits. Forms for
the agreement are available in the City
Engineer's office.8. The site plan in the building permit application must clearly label
and dimension all
97
98
99
Customer Distribution
Prevent fraud - Please call a member of our closing team for wire transfer
instructions or to initiate a wire transfer. Note that our wiring instructions will
never change.
Order Number: Q62017043-5 Date: 10/09/2024
Property Address: 844 ROARING FORK RD, ASPEN, CO 81611
For Closing Assistance Closers Assistant For Title Assistance
Melissa Jones
533 E HOPKINS #102
ASPEN, CO 81611
(970) 315-1832 (Work)
(303) 393-4941 (Work Fax)
mejones@ltgc.com
Contact License: CO450818
Company License: CO44565
Marc Obadia
533 E HOPKINS #102
ASPEN, CO 81611
(970) 925-1678 (Work)
(800) 318-8202 (Work Fax)
mobadia@ltgc.com
Company License: CO44565
Land Title Roaring Fork Valley
Title Team
533 E HOPKINS #102
ASPEN, CO 81611
(970) 927-0405 (Work)
(970) 925-0610 (Work Fax)
valleyresponse@ltgc.com
Buyer/Borrower
PJD REAL ESTATE, INC.
Attention: PATRICK DOVIGI, PRESIDENT
Delivered via: Electronic Mail
Agent for Seller
DOUGLAS ELLIMAN REAL ESTATE
Attention: JENNIFER ENGEL
630 E HYMAN AVE #101
ASPEN, CO 81611
(970) 618-7319 (Cell)
(970) 925-8810 (Work)
(970) 925-8821 (Work Fax)
jen.engel@elliman.com
Delivered via: Electronic Mail
NOT SURE - BUT SEND WIRE INST HERE
DIANE CLOUSE
Delivered via: Electronic Mail
Agent for Seller
DOUGLAS ELLIMAN REAL ESTATE
Attention: MARIAN LANSBURGH
630 E HYMAN AVE #101
ASPEN, CO 81611
(970) 618-9629 (Cell)
(970) 925-8810 (Work)
(970) 925-8821 (Work Fax)
marian.lansburgh@elliman.com
Delivered via: Electronic Mail
Attachment 9
100
Seller/Owner
844 ROARING FORK LLC
Attention: MARTHA FARISH OTI
Delivered via: No Commitment Delivery
Agent for Seller
DOUGLAS ELLIMAN REAL ESTATE
Attention: LAUREN GARRITY
630 E HYMAN AVE #101
ASPEN, CO 81611
(970) 618-7576 (Cell)
(970) 205-2227 (Work)
(970) 925-8821 (Work Fax)
lauren.garrity@elliman.com
Delivered via: Electronic Mail
Seller/Owner
GEORGE FARISH
Delivered via: Electronic Mail
Attorney for Buyer
WAAS CAMPBELL RIVERA JOHNSON &
VELASQUEZ LLP
Attention: J BART JOHNSON
420 E MAIN ST #210
ASPEN, CO 81611
(970) 544-4602 (Work)
(866) 492-0361 (Work Fax)
johnson@wcrlegal.com
Delivered via: Electronic Mail
Seller/Owner
STEVE FARISH
Delivered via: Electronic Mail
Attorney for Seller
KAUFMAN AND MCALLISTER PC
Attention: PATRICK D MCALLISTER
PO BOX 7966
ASPEN, CO 81612
(970) 618-1698 (Cell)
(970) 925-8166 (Work)
(970) 925-1090 (Work Fax)
pm@kmlegal.net
Delivered via: Electronic Mail
Agent for Buyer
DOUGLAS ELLIMAN REAL ESTATE - DURANT
Attention: RILEY WARWICK
520 E DURANT AVE
ASPEN, CO 81611
(970) 989-8157 (Cell)
(970) 205-2224 (Work)
riley.warwick@elliman.com
Delivered via: Electronic Mail
Attorney for Seller
KAUFMAN AND MCALLISTER PC
Attention: GIDEON KAUFMAN
PO BOX 7966
ASPEN, CO 81612
(970) 925-8166 (Work)
gk@kmlegal.net
Delivered via: Electronic Mail
Agent for Buyer
SASLOVE & WARWICK AT DOUGLAS ELLIMAN
REAL ESTATE
Attention: HANNAH SURNOW
520 E DURANT AVE, SUITE 102
ASPEN, CO 81611
(248) 255-7081 (Cell)
hannah.surnow@elliman.com
Delivered via: Electronic Mail
Surveyor
TRUE NORTH COLORADO
Attention: RODNEY P. KISER
Delivered via: Electronic Mail
101
Property Address:
844 ROARING FORK RD, ASPEN, CO 81611
1.Commitment Date:
09/20/2024 at 5:00 P.M.
2.Policy to be Issued and Proposed Insured:
"ALTA" Owner's Policy 07-30-21
Proposed Insured:
PJD REAL ESTATE, INC., A FLORIDA CORPORATION
$32,000,000.00
3.The estate or interest in the land described or referred to in this Commitment and covered herein is:
FEE SIMPLE
4.The Title is, at the Commitment Date, vested in:
844 ROARING FORK LLC, A TEXAS LIMITED LIABILITY COMPANY
5.The Land is described as follows:
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62017043-5
102
This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the
Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; Schedule B, Part
II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in
electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
PARCEL A:
ALL OF LOTS 5, 6, 7, 8 AND 9,
BLOCK 4,
ASPEN COMPANY SUBDIVISION,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 6, 1950 IN PLAT BOOK 2 AT PAGE 38.
AND
THAT PART OF LOTS 10 AND 11,
BLOCK 4,
ASPEN COMPANY SUBDIVISION, LYING SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF SAID LOT 11 WHENCE THE MOST
NORTHERLY CORNER OF SAID LOT 11 BEARS NORTH 36° 59' EAST 2.03 FEET AND THE MOST
NORTHERLY CORNER OF LOT 14, BLOCK 4, ASPEN COMPANY SUBDIVISION (WHICH CORNER IS
DESCRIBED IN DOCUMENT NO. 111989 RECORDED IN BOOK 195 AT PAGE 106 OF THE OFFICE OF THE
PITKIN COUNTY CLERK AND RECORDER) BEARS NORTH 27° 50'30" EAST 55.67 FEET;
THENCE SOUTH 26° 54'10" EAST 120.24 FEET TO THE SOUTHEASTERLY LINE OF SAID LOT 10.
COUNTY OF PITKIN,
STATE OF COLORADO.
PARCEL B:
A TRACT OF LAND SITUATED IN THE NORTHEAST QUARTER, SECTION 12, TOWNSHIP 10 SOUTH,
RANGE 85 WEST OF THE SIXTH PRINCIPAL MERIDIAN AND MORE FULLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE OF BLOCK 90 OF HALLAM'S ADDITION TO THE
TOWN OF ASPEN, COLORADO WHENCE CORNER #11 OF THE FOWLER PLACER, U.S.MINERAL SURVEY
#6786 BEARS SOUTH 22° 16' WEST 221.7 FEET;
THENCE SOUTH 20° 57' EAST 63.0 FEET;
THENCE NORTH 80° 28' EAST 152.0 FEET;
THENCE NORTH 62° 48' EAST 45.50 FEET;
THENCE NORTH 41° 01' WEST 90.00 FEET TO THE SOUTHEAST CORNER OF LOT 21, BLOCK 90 OF SAID
HALLAM'S ADDITION ;
THENCE SOUTHERLY AND WESTERLY ALONG THE EASTERLY LINE OF SAID BLOCK 90 TO THE POINT
OF BEGINNING.
EXCEPTING FROM PARCEL B, ANY PORTION LYING WITHIN BLOCK 4, ASPEN COMPANY SUBDIVISION.
COUNTY OF PITKIN,
STATE OF COLORADO.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62017043-5
103
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number: Q62017043-5
The use of this Form is restricted to ALTA licensees and ALTA members in good standing
as of the date of use. All other uses are prohibited. Reprinted under license from the
American Land Title Association.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing
as of the date of use. All other uses are prohibited. Reprinted under license from the
American Land Title Association.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:Q62017043-5
104
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62017043-5
All of the following Requirements must be met:
This proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company
may then make additional Requirements or Exceptions.
Pay the agreed amount for the estate or interest to be insured.
Pay the premiums, fees, and charges for the Policy to the Company.
Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or
both, must be properly authorized, executed, delivered, and recorded in the Public Records.
1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF
THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED.
2.EVIDENCE SATISFACTORY TO LAND TITLE THAT THE DEEDS RECORDED AUGUST 15, 2016 AS
RECEPTION NO. 631435, 631436, 631437 AND 631438 HAVE APPLIED FOR AND GRANTED THE CITY OF
ASPEN RETT EXEMPTION OR PAID THE RETT.
3.THE FINANCIAL CRIMES ENFORCEMENT NETWORK ("FINCEN"), A BUREAU OF THE U.S. DEPARTMENT
OF THE TREASURY, HAS ISSUED A GEOGRAPHIC TARGETING ORDER ("GTO") TO ALL TITLE
INSURANCE COMPANIES REQUIRING THE COLLECTION AND REPORTING OF CERTAIN INFORMATION
WITH RESPECT TO CERTAIN REAL ESTATE TRANSACTIONS IN ADAMS, ARAPAHOE, CLEAR CREEK,
DENVER, DOUGLAS, EAGLE, ELBERT, EL PASO, FREMONT, JEFFERSON, MESA, PITKIN, PUEBLO, OR
SUMMIT COUNTIES. PRIOR TO THE CLOSING OF THE PROPOSED TRANSACTION, THE COMPANY AND
ITS POLICY-ISSUING AGENT MUST BE PROVIDED WITH INFORMATION SUFFICIENT TO DETERMINE IF
THE TRANSACTION MUST BE REPORTED TO FINCEN, INCLUDING COPIES OF CERTAIN DOCUMENTS
NECESSARY TO MEET THE GTO'S DOCUMENT/RECORD RETENTION REQUIREMENTS. THE PROPOSED
TRANSACTION WILL NOT BE CLOSED, AND THE PROPOSED POLICY WILL NOT BE ISSUED, UNLESS THE
REQUIRED INFORMATION IS PROVIDED TO THE COMPANY OR ITS POLICY-ISSUING AGENT AND FOUND
TO BE ACCEPTABLE.
4.(THIS ITEM WAS INTENTIONALLY DELETED)
5.CERTIFICATE OF GOOD STANDING OF 844 ROARING FORK LLC, A TEXAS LIMITED LIABILITY COMPANY,
ISSUED BY THE SECRETARY OF STATE OF TEXAS.
6.WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN STATEMENT OF AUTHORITY FOR
844 ROARING FORK LLC, A TEXAS LIMITED LIABILITY COMPANY RECORDED AUGUST 16, 2016 UNDER
RECEPTION NO. 631439 IS CURRENT.
NOTE: SAID INSTRUMENT DISCLOSES MARTHA FARISH OTI AS THE MANAGER AUTHORIZED TO
EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL
PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORMATION IS NOT ACCURATE, A CURRENT
STATEMENT OF AUTHORITY MUST BE RECORDED.
7.DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
PJD REAL ESTATE, INC., A FLORIDA CORPORATION AS A LIMITED LIABILITY COMPANY. THE
STATEMENT OF AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED, THE
MAILING ADDRESS OF THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED
TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL
PROPERTY ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF
SECTION 38-30-172, CRS.
NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER.
8.SPECIAL WARRANTY DEED FROM 844 ROARING FORK LLC, A TEXAS LIMITED LIABILITY COMPANY TO
PJD REAL ESTATE, INC., A FLORIDA CORPORATION CONVEYING SUBJECT PROPERTY.
105
REQUIREMENTS TO DELETE THE PRE-PRINTED EXCEPTIONS IN THE OWNER'S POLICY TO BE ISSUED
A. UPON RECEIPT BY THE COMPANY OF A SATISFACTORY FINAL AFFIDAVIT AND AGREEMENT FROM
THE SELLER AND PROPOSED INSURED, AND AN IMPROVEMENT SURVEY PLAT OF THE LAND, ITEMS 1-
4 OF THE PRE-PRINTED EXCEPTIONS WILL BE DELETED. ANY ADVERSE MATTERS DISCLOSED BY THE
FINAL AFFIDAVIT AND AGREEMENT AND IMPROVEMENT SURVEY PLAT WILL BE ADDED AS
EXCEPTIONS.
B. IF LAND TITLE GUARANTEE COMPANY CONDUCTS THE CLOSING OF THE CONTEMPLATED
TRANSACTIONS AND RECORDS THE DOCUMENTS IN CONNECTION THEREWITH, ITEM 5 OF THE PRE-
PRINTED EXCEPTIONS WILL BE DELETED.
C. UPON RECEIPT OF PROOF OF PAYMENT OF ALL PRIOR YEARS' TAXES AND ASSESSMENTS, ITEM 6
OF THE PRE-PRINTED EXCEPTIONS WILL BE AMENDED TO READ:
TAXES AND ASSESSMENTS FOR THE YEAR 2024 AND SUBSEQUENT YEARS.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: Q62017043-5
All of the following Requirements must be met:
106
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by
law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in
Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or
recirculated. Only the remaining provisions of the document will be excepted from coverage.
1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be
ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that
would be disclosed by an accurate and complete land survey of the Land and not shown by the Public
Records.
4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by
law and not shown by the Public Records.
5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the
public records or attaching subsequent to the effective date hereof but prior to the date of the proposed
insured acquires of record for value the estate or interest or mortgage thereon covered by this
Commitment.
6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that
levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public
agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown
by the records of such agency or by the Public Records.
7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the
issuance thereof; (c) water rights, claims or title to water.
8.RIGHT OF THE PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM,
SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES HEREBY GRANTED, AS
RESERVED IN UNITED STATES PATENT RECORDED JUNE 08, 1888 IN BOOK 55 AT PAGE 2.
9.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF ASPEN COMPANY SUBDIVISION RECORDED MARCH 06, 1950 IN PLAT BOOK 2 AT PAGE 38.
10.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF DECLARATION OF COVENANTS RECORDED
NOVEMBER 13, 1990 IN BOOK 634 AT PAGE 18.
11.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE
FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY PLAT CERTIFIED JUNE 05, 2024 PREPARED
BY TRUE NORTH COLORADO, JOB #2024-156 : ANY LOSS OR DAMAGE DUE TO THE APPARENT
OVERLAP AND GAP AREAS AS SHOWN HEREIN.
SAID DOCUMENT STORED AS IMAGE 67659946
12.CLAIMS OF RIGHT, TITLE AND/OR INTEREST IN THE PROPERTY BETWEEN THE BOUNDARY LINE AND
THE FENCE AS DEPICTED ON THE SURVEY PREPARED BY TRUE NORTH COLORADO, JOB NO. 2024-
156 WHETHER SAID CLAIMS ARISE BY ABANDONMENT, ADVERSE POSSESSION OR OTHER MEANS.
SAID DOCUMENT STORE AS OUR IMAGE 67659946
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: Q62017043-5
107
ALTA Commitment For Title Insurance
issued by Old Republic National Title Insurance Company
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION
OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF
THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF
THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN
ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE
CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. .
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions ,Old Republic National Title Insurance
Company, a Minnesota corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is
effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the
specified dollar amount as the Proposed Amount of insurance and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been
met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1. DEFINITIONS
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, Commitment terminates
and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or
other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The
Company is not liable for any other amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
i. comply with the Schedule B, Part I—Requirements;
ii. eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
iii. acquire the Title or create the Mortgage covered by this Commitment.
“Discriminatory Covenant”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally
discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity,
familial status, disability, national origin, or other legally protected class.
(a)
“Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records.(b)
“Land”: The land described in item 5 of Schedule A and affixed improvements located on that land that by State law constitute real property. The term
“Land” does not include any property beyond that described in Schedule A, nor any right, title, interest, estate, or easement in any abutting street,
road, aavenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land
is to be insured by the Policy.
(c)
“Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic
means authorized by law.
(d)
“Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company
pursuant to this Commitment.
(e)
“Proposed Amount of Insurance”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued
pursuant to this Commitment.
(f)
“Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(g)
“Public Records”: The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be
recorded or filed to impart constructive notice of matters relating to the TItle to a purchaser for value without Knowledge. The term “Public Records”
does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting,
zoning, licensing, building, health, public safety, or national security matters.
(h)
“State”: The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term “State” also includes the
District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam.
(i)
“Title”: The estate or interest in the Land identified in Item 3 of Schedule A.(j)
the Notice;(a)
the Commitment to Issue Policy;(b)
the Commitment Conditions;(c)
Schedule A;(d)
Schedule B, Part I—Requirements; and(e)
Schedule B, Part II—Exceptions; and(f)
a counter-signature by the Company or its issuing agent that may be in electronic form.(g)
The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the
Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed
Insured’s good faith reliance to:
(a)
The Company is not liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and
did not notify the Company about it in writing.
(b)
The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment
included the added matter when the Commitment was first delivered to the Proposed Insured.
(c)
The Company’s liability does not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment
Condition 5(a) or the Proposed Amount of Insurance.
(d)
The Company is not liable for the content of the Transaction Identification Data, if any.(e)
The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met
to the satisfaction of the Company.
(f)
108
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT. CHOICE OF LAW AND CHOICE OF FORUM
7. IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the
Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma
policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure.
9. CLAIMS PROCEDURES
This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9
does not modify the limitations of liability in Commitment Conditions 5 and 6.
10. CLASS ACTION
ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY SERVICE OR OTHER MATTER IN
CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE
ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL
CAPACITY. NO PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE PROCEEDING.
ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION CONDITION.
11. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Amount of insurance is $2,000,000 or less may be arbitrated at the
election of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration
rules at http://www.alta.org/arbitration
IN WITNESS WHEREOF, Old Republic National Title Insurance Company has caused its corporate name and seal to be affixed by its duly authorized officers on
the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory.
Issued by:
Land Title Guarantee Company
3033 East First Avenue Suite 600
Denver, Colorado 80206
303-321-1880
Craig B. Rants, Senior Vice President
This page is only a part of a 2021 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II
—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured.(g)
Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a)
Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this
Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court
having jurisdiction
(b)
This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment
and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to
the subject matter of this Commitment.
(c)
The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the
terms and provisions of this Commitment or the Policy.
(d)
Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e)
When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f)
109
Land Title Guarantee Company
Disclosure Statements
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the
clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least
one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that,
the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or
filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters
which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for
recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title
Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents
from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of
Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following
conditions:
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
Note: Pursuant to CRS 10-11-123, notice is hereby given:
The Subject real property may be located in a special taxing district.(A)
A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in
which the real property is located or that county treasurer's authorized agent unless the proposed insured provides
written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real
property).
(B)
The information regarding special districts and the boundaries of such districts may be obtained from the Board of
County Commissioners, the County Clerk and Recorder, or the County Assessor.
(C)
The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
(A)
No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land
described in Schedule A of this Commitment within the past 6 months.
(B)
The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and
material-men's liens.
(C)
The Company must receive payment of the appropriate premium.(D)
If there has been construction, improvements or major repairs undertaken on the property to be purchased within
six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include:
disclosure of certain construction information; financial information as to the seller, the builder and or the contractor;
payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any
additional requirements as may be necessary after an examination of the aforesaid information by the Company.
(E)
110
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may
include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance
company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for
the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award
payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of
Regulatory Agencies.
Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing
protection letter for the lender, purchaser, lessee or seller in connection with this transaction.
Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents
using real-time audio-video communication technology. You may choose not to use remote notarization for any
document.
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other
minerals, or geothermal energy in the property; and
(A)
That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
(B)
111
Joint Notice of Privacy Policy of
Land Title Guarantee Company
Land Title Insurance Corporation and
Old Republic National Title Insurancy Company
This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance
Corporation and Old Republic National Title Insurance Company.
We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state
privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence
is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized
access to your non-public personal information ("Personal Information").
In the course of our business, we may collect Personal Information about you from:
applications or other forms we receive from you, including communications sent through TMX, our web-based
transaction management system;
your transactions with, or from the services being performed by us, our affiliates, or others;
a consumer reporting agency, if such information is provided to us in connection with your transaction;
and
The public records maintained by governmental entities that we obtain either directly from those entities, or from
our affiliates and non-affiliates.
Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows:
We restrict access to all Personal Information about you to those employees who need to know that information in
order to provide products and services to you.
We may share your Personal Information with affiliated contractors or service providers who provide services in the
course of our business, but only to the extent necessary for these providers to perform their services and to
provide these services to you as may be required by your transaction.
We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your
Personal Information from unauthorized access or intrusion.
Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action.
We regularly assess security standards and procedures to protect against unauthorized access to Personal
Information.
WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT
IS NOT STATED ABOVE OR PERMITTED BY LAW.
Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We
may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for
example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your
Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is
needed to enforce our rights arising out of any agreement, transaction or relationship with you.
Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy
policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration
112
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction
thereof.
Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction
thereof.
113
Attachment 10
114
115
Attachment 11
116
117
Attachment 12
118
119
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: 273512120002 on 04/10/2025
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Attachment 13
120
815 ROARING FORK LLC
ASPEN, CO 81611
612 W FRANCIS ST
850 ROARING FORK LLC
NEW YORK, NY 10065
667 MADISON AVE FL 2
855 ROARING FORK ROAD LLC
NEW YORK, NY 10153
767 FIFTH AVE 42ND FLR
865 ROARING FORK ROAD LLC
NEW YORK, NY 10153
767 FIRTH AVE 42ND FLR
ASPEN CTR FOR ENVIRON STUDIES
ASPEN, CO 81611
100 PUPPY SMITH ST
BASECAMP LLC
KANSAS CITY, MO 641142035
8080 WARD PKWY #201
BERMUDA PROPERTIES INC
NEW YORK, NY 10153
767 FIFTH AVE 40TH FL
FISHCAMP LLC
ESCONDIDO, CA 92029
1276 AUTO PKWY #D-306
HALLAM SANCTUARY LLC
KANSAS CITY , MO 64112
400 W 49TH TERR APT 2136
JBA ONE PROPERTIES LLC
BEVERLY HILLS, CA 90210
802 N ELM DR
KOCH CHAS & ELIZ RE TRUST
WICHITA, KS 67201
PO BOX 5004
LAKE HOUSE ASPEN LLC
HENDERSON, NV 89011
430 PARKSON RD
LANES END HOLDINGS LLC
FLORHAM PARK , NJ 07932
PO BOX 238
MALAGUA LLC
DANVERS, MA 019234502
222 ROSEWOOD DR #530
SAGEBRUSH LODGE LLC
ASPEN, CO 81611
870 ROARING FORK RD
WOOD DUCK LLC
ENGLEWOOD, CO 80112
9033 E EASTER PL #112
121
9,028
1,504.7
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet01,504.7752.33
Notes
Pitkin Maps & More
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 12:15 PM 05/02/25 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 9K
Primary Road
Secondary Road
Service Road
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
122
PRE-APPLICATION CONFERENCE SUMMARY
PRE-25-013
DATE: February 21st, 2025
PLANNER: Sophie Varga, Zoning Administrator
REPRESENTATIVE: Patrick Rawley, Rawley Design Planning
PROJECT LOCATION: 844 Roaring Fork Road
PARCEL ID: 2735-121-20-002
REQUEST: Hallam Lake Bluff Review
DESCRIPTION: 844 Roaring Fork Road is developed with a single family residence in the
Moderate Density (R-15) Zone District. The property is within the Hallam Lake Bluff
Environmentally Sensitive Area. The applicant has represented that the structure is over
allowable floor area, projects into the 15 foot Hallam Lake Bluff top of slope setback, and
projects into the height limit delineated by a line drawn at a 45-degree angle from ground
level at the top of slope. The applicant is proposing a remodel and has represented that it
will meet the exemption criteria for Hallam Bluff Review per Sec 26.435.060.b.2. The
remodel involves demolishing portions of the structure, pulling it entirely out of the 15 foot
top of slope setback, and renovating within the parameters of the exemption criteria.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.312.030 Non-Conforming Structures
26.435.060 Hallam Lake Bluff review
26.575.020 Calculations and Measurements
26.710.050 Moderate Density Residential (R-15) Zone District
For your convenience – links to the Land Use Application and Land Use Code are
below:
Land Use Application (PDF)
Land Use Code (Website)
REVIEW BY:
•Staff for application completeness
•Community Development Director for decision
REQUIRED LAND USE REVIEW(S):
• Hallam Lake Bluff Review
PUBLIC HEARING: No
Attachment 14
123
427 Rio Grande Place, Aspen, CO 81611-1975 | Phone: 970-920-5000 | aspen.gov
PLANNING FEES: Administrative ESA Exemption - $1,300 for 4 hours of staff time
(additional/ lesser deposit hours will be billed/ refunded at a rate of $325
per hour)
REFERRAL FEES:
• Engineering Administrative Minor Review - $1,337.50
• Parks Department Review – $650
TOTAL DEPOSIT: $3,287.50
APPLICATION CHECKLIST: Below is a list of submittal requirements for this
review. Please email the entire application as one pdf to cdehadmins@aspen.gov.
Include PRE-24-013 in the subject line. If more than 18 months has passed since
this letter was issued, please reach out to planneroftheday@gmail.com.
Completed Land Use Application, including signed Fee Agreement and HOA
Compliance form
Pre-application Conference Summary (this document).
Contained within a letter signed by the applicant, the applicant's name, address
and telephone number and the name, address and telephone number of any
representative authorized to act on behalf of the applicant.
The street address, legal description and parcel identification number of the
property proposed for development.
A disclosure of ownership of the parcel proposed for development, consisting of
a current certificate from a title insurance company or attorney licensed to
practice in the state, 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.
Existing and proposed site plans depicting the proposed layout and the project's
physical relationship to the land and its surroundings, including the Hallam Lake
Bluff Review Area, Hallam Lake Bluff top of slope, and the 15 and 30 foot
setbacks from Hallam Lake Bluff top of slope.
A site improvement survey certified by a registered land surveyor, licensed in the
state of Colorado, showing the current status of the parcel including the current
topography and vegetation, Hallam Lake Bluff Review Area, Hallam Lake Bluff
top of slope, and 15 foot setback from Hallam Lake Bluff top of slope.
A written description of the proposal and a written and graphic explanation of
how the proposed development complies with Sec 26.435.060.b.2 - Hallam Lake
Bluff Review Exemption.
Site sections drawn by a registered architect, landscape architect or engineer
showing all existing and proposed site elements, the progressive height limit
delineated by a line drawn at the forty-five degree angle from ground level at the
top of slope, the top of slope and pertinent elevations above sea level.
124
427 Rio Grande Place, Aspen, CO 81611-1975 | Phone: 970-920-5000 | aspen.gov
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.
125
126
127
128
3
29
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
NTS
LANDSCAPE PLAN
L-1.0
N
ISSUED FOR REVIEW04-23-2025
KS,MN
NOV 2024
LEGEND
71
7273
52
53 54
55 56
57
74
75
76
77
81
58
59
60
61
62
6364
65
66
67
68
6970
93
82
83
84
90
78
49
39
3
36
37
38
42
4344
40
4145
47
48
1
2
4
5
6
7
8
9
10
11 12
13
14
15
34
35
32
33
16
17
18
20
21
22
2324
25
26
80
27 2829
30
31
19
T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T T T T T T
T
T
T
T
T
TT
T
T
T
T
T
T
T
T
T T T T T T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
P
L
A
T
=
8
7
.
5
'
D
E
E
D
=
S
2
0
°
5
7
'
E
6
3
.
0
'
S
2
1
°
0
5
'
3
2
"
E
7
0
.
4
0
'
N79°02'14"E 152.00'
DEED=N80°28'E 152.0'
N 6 4 °0 6 '3 7 "E 4 5 .5 0 '
D E E D =N 6 2 °4 8 'E 4 5 .5 0 '
D
E
E
D
=
N
4
1
°
0
1
'
W
9
0
.
0
0
'
N
3
9
°
4
9
'
1
8
"
W
9
0
.
0
0
'
S
2
6
°
5
4
'
1
0
"
E
1
2
1
.
8
7
'
D
E
E
D
=
1
2
0
.
2
4
'
N 7 2 °4 8 '1 2 "E
8 .4 5 '
N
1
9
°
0
3
'
2
5
"
W
8
7
.
6
3
'
C H =N 7 2 °3 5 '2 4 "E
4 8 .3 8 '
R =1 4 1 7 .4 0 '
L =4 8 .3 8 '
C H =N 5 5 °0 4 '5 0 "E
1 0 6 .6 4 '
R =1 6 8 .5 0 '
L =1 0 8 .5 0 '
L=2.82'R=248.00'CH=S48°52'38"W2.82'
L=6.84'R=248.00'CH=S86°44'18"W6.84'
CHAIN-LINK FENCE
WIR E FENC E
E D G E O F W AT E R
M A R S H LA N D
SW CORNER OF LOT 2MERRIAM SUBDIVISIONFOUND REBAR & 1-1/4" YELLOW PLASTIC CAPLS20151
16.6'
C
H
A
I
N
-
L
I
N
K
F
E
N
C
E
M E R RI A M S UB DI V IS I ON
S O U T H L IN E OF L O T 2
A
P
P
A
R
E
N
T
F
E
N
C
E
E
N
C
R
O
A
C
H
M
E
N
T
CM P
DITCH FLOWLINE
P A V E D R O A D W A YROARING F O R K
F
L
A
G
S
T
O
N
E
P
A
T
H
STEPS
R O A D
OWNERFISHCAMP LLCLOT 2 - MERRIAM SUBDIVISION
PLAT BOOK 25 PAGE 39
OWNERHALLAM SANCTUARY LLCRECEPTION NO. 623931
NO R TH L IN E
A C E S P R O P E R T Y
46
ST R E A M M A R GIN
T O P O F SL O P E
(S C ALE D F R O M
CITY O F A S P E N M AP PIN G)
7861
7861
7862
7860
7 8 5 5
7850
7845
7840
7835
7830
7 8 2 5
7 8 2 0
7 8 2 0
7
8
6
0
7861
786 0
7860.65
FFE
7860.50
FFE
F L O O D Z O N E A E
B A S E F L O O D E L E V A TIO N: 7818
F E M A F L O O D M A P N O. 08097 C 0354 E
A U G U S T 15, 2019
F L O O D Z O N E X
H
A
L
L
A
M
L
A
K
E
B
L
U
F
F
R
E
V
I
E
W
A
R
E
A
TOP OF SLOPE
AS-LOCATED
TOP OF SLOPE
STREAM MARGIN REVIEW LINE
PLANNING REVIEW MAP
SOPRIS ENGINEERING 03/2002
2 5 ' S E T B A C K
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
3 0 ' S E T B A C K
1 5 ' S E T B A C K
HALLAM LAKE BLUFF
TOP OF SLOPE
PROPOSED BELOW
GRADE ADDITION 2 STOREY
DWELLING
FFE=7860.5
EXISTING ROCK
RETAINING TO REMAIN
ENTRY
COBBLE
STONE
DRIVEWAY
PAVERS
PLANT BED
PLANT
BED
PLANT
BED
PLANT
BED
EXISTING AT
GRADE PATIO
TO BE
RESURFACED
LAWN
LAWN
LAWN
STEPPING STONE WALKWAY AT GRADE
WALKWAY
SLOPE RESTORED WITH
NATIVE GRASSES
EXISTING
ENTRANCE
W/W
W/W
W/W
GATE
EXISTING DITCH
TO REMAIN
P
R
O
P
E
R
T
Y
L
I
N
E
P R O P E R T Y L I N E
P
R
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
GARAGE ENTRY
WALKWAY
NEW PATIO SURFACE ON
EXISTING STRUCTURE TO
REMAIN
HALLAM LAKE BLUFF
REVIEW AREA
DRY
WELL
LEVEL SPREADER
FIRE PIT TO BE PORTABLE
FURNITURE
NATURAL AREA
SOD LAWN
PLANT BED WITH SHRUBS
AND GRASSES
STONE PAVING
COBBLE STONE PAVING
EXISTING TREE TO
BE PRESERVED
PROPOSED TREE
ISSUED FOR LAND USE APPLICATION04-30-2025
RE-ISSUED FOR LAND USE APPLICATION08-05-2025
RE-ISSUED FOR LAND USE APPLICATION08-20-2025
129
KS, KZ
A-3.1D
NORTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.1D
9'
-
0
"
12
'
-
0
"
9'
-
8
"
12'-0"2ND FLOOR LEVEL
LIVING ROOM LEVEL
MECHANICAL
MAIN BEDROOM LEVEL
89'-11 3/4"-9'-8"
111'-7 3/4"
101'-1 3/4"1'-6"
91'-5 3/4"-8'-2"GAME ROOM
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
8
12
8
12
10.5
12
10.5
12
8
12
8
12
9'
-
0
"
12
'
-
0
"
9'
-
8
"
12'-0"2ND FLOOR LEVEL
LIVING ROOM LEVEL
MECHANICAL
MAIN BEDROOM LEVEL
89'-11 3/4"-9'-8"
111'-7 3/4"
101'-1 3/4"1'-6"
91'-5 3/4"-8'-2"GAME ROOM
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
WEST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.1D
8
12
8
12
8
12
8
12
BUILDING ELEVATIONS
DEMOLITION
EXISTING TO REMAIN
TO BE DEMOLISHED
LEGEND
DEMOLITION NOTES
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
1/4" = 1'-0" @ 30"x 55"
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
7
8
08-20-2025 ISSUED FOR LAND USE APPLICATION
130
KS, KZ
1/4" = 1'-0" @ 30"x 55"
BUILDING ELEVATIONS
DEMOLITION
SOUTH ELEVATION
Scale: 1/4" = 1'-0"
1
A-3.2D
9'
-
0
"
12
'
-
0
"
9'
-
8
"
12'-0"2ND FLOOR LEVEL
LIVING ROOM LEVEL
MECHANICAL
MAIN BEDROOM LEVEL
89'-11 3/4"-9'-8"
111'-7 3/4"
101'-1 3/4"1'-6"
91'-5 3/4"-8'-2"GAME ROOM
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
8
12
10.5
12
8
12
9'
-
0
"
12
'
-
0
"
9'
-
8
"
12'-0"2ND FLOOR LEVEL
LIVING ROOM LEVEL
MECHANICAL
MAIN BEDROOM LEVEL
89'-11 3/4"-9'-8"
111'-7 3/4"
101'-1 3/4"1'-6"
91'-5 3/4"-8'-2"GAME ROOM
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
EAST ELEVATION
Scale: 1/4" = 1'-0"
2
A-3.2D
8
12
8
12
8
12
8
12
8
12
A-3.2D
11-14-2024 ISSUED TO STRUCTURAL CONSULTANT
EXISTING TO REMAIN
TO BE DEMOLISHED
LEGEND
DEMOLITION NOTES
11-21-2024 ISSUED TO ARCHITECTURAL CONSULTANT
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
7
8
08-20-2025 ISSUED FOR LAND USE APPLICATION
131
KS
VOLUMETRIC ANALYSIS
8
12
10.5
12
8
12
8
12
A = 1413.2 FT3
B = 51.5 FT3
C = 29.5 FT3C
D = 139.8 FT3
E = 722.9 FT3
F = 97.3 FT3 F F
G = 45.3 FT3
8
12
8
12
9.
0
0
0
12
.
0
0
0
13
.
0
0
0
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
21'-0"120'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
HALLAM LAKE BLUFF
45° PROJECTION
F
A
B
C
D
E
G
A-3.3
1/8" = 1'-0" @ 18"x 24"
RENOVATIONS
844 ROARING FORK
ASPEN, COLORADO
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
SEPT 2024
1
2
3
4
5
6
EXISTING TO REMAIN
NEW
EXISTING TO BE REMOVED
VOLUME BEYOND HALLAM LAKE BLUFF
PROJECTION PLANE (FT3)
EXISTING
1413.2
51.5
139.8
29.5
29.5
722.9
2386.4
PROPOSED
1413.2
0.0
0.0
0.0
0.0
0.0
1750.4
A
B
C
E
C
D
TOTAL
F
45.3G
F
F
97.3
97.3
97.3
132
N.T.S
AREA CALCULATIONS
A-0.1
KS
N
@ 5'-6"
9'-0" CEILING
8'-0" CEILING 8'-0" CEILING 8'-0" CEILING
9'-0" CEILING
5'-6" KNEEWALL
@ 5'-6"
9'-0" CEILING 9'-0" CEILING
@5'-6"
BEDROOM 2BEDROOM 1 BEDROOM 3
ENSUITE
ENSUITE
ENSUITESTORAGE
DN 18R
@ 7"
Scale:
Sheet Title
Project:
Date Drawn:
Project Number:
Drawn By:Checked By:
Sheet Number:
No.Date Description
Issues
24013
RENOVATIONS
844 ROARING FORK ROAD
ASPEN, COLORADO
WS
The Architect is not responsible for the
accuracy of the engineering information
contained in these drawings, including
property survey, structural, mechanical &
electrical. Refer to the appropriate
engineering drawings before proceeding with
the work.
The Contractor shall check all dimensions on
the work and report any discrepency to the
Architect prior to proceeding.
Construction must conform to all applicable
codes and requirements of authorities having
jurisdiction.
The drawings are not to be scaled.
This drawing is not to be used for
construction unless noted specifically as:
ISSUED FOR CONSTRUCTION
1
2
3
4
5
6
04-23-2025 ISSUED FOR LAND USE APPLICATION
MODELNUMBERTRADENAMEPRODUCT
KITCHEN
DINING LIVING ROOM
MAIN BEDROOM
19'4" x 17'0"
GUEST BEDROOM
MAIN DRESSING
MAIN ENSUITE
18'0" x 9'0"
GARAGE
POWDER
UP
19R
@ 7.58"
DN
22R @
7.09"
GUEST CLOSET
GUEST ENSUITE
UP 2R
@ 5"
3'
-
4
"
36"
FREEZER
36"
FRIDGE
WALL
OVENS
COFFEE
STATION
DW
DW
36"
FREEZERSTORAGE36"
FRIDGE
FAMILY ROOM
WC1
WC2
SHOWER
BE
N
C
H
CO
F
F
E
E
B
A
R
24" FR
4'
-
8
"
EXIST. PATIO TO
BE RESURFACED
NEW PATIO
SURFACE ON EXIST.
FOUNDATION
393 SQ FT
204 SQ FT
25' SETBACK
SAUNA
7'0" x 8'4"
GYM
24'3" x 21'3"
MASSAGE
16'8" x 10'9"
BEDROOM 1
15'5" x 16'0"
ENSUITE 1
6'0" x 11'0"
BUNK ROOM
17'9" x 17'6"
BUNK ENSUITE
11'6" x 11'0"
GAMES ROOM
17'0" x 23'8"
MEDIA ROOM
24'6" x 20'3"
STORAGE
5'8" x 10'11"
STAFF LOUNGE
13'5" x 11'6"
SERVICE HALL
STAFF BEDROOM 1
11'6" x 11'3"
STAFF ENSUITE 1
9'6" x 6'0"
QUEEN BOTTOM
QUEEN TOP
QUEEN BOTTOM
QUEEN TOP UP
22R @
7.09"
STEAM SHOWER
7'0" x 8'4"
MODELNUMBERTRADENAMEPRODUCT
W/
D
DN
DN
AV ROOM
7'1" x 8'0"
REF.ICE WINETRASH
REC ROOM
25'5" x 20'7"
STRETCH
16'9" x 12'11"
POWDER 1
COLD PLUNGE
LOWER STAIR HALL LOWER HALL
FR
STAFF ENSUITE 2
9'6" x 6'0"
STAFF BEDROOM 2
11'6" x 11'3"
FR
DW
W/
D
LAUNDRY
13'6" x 10'11"
3'-10"
4'
-
0
"
LOWER VESTBULE
20
'
-
7
1
/
4
"
12
'
-
0
"
13
'
-
0
"
6'
-
0
"
12'-0"2ND FLOOR LEVEL
GROUND FLOOR LEVEL
111'-7 3/4"
99'-7 3/4"0'-0"
BASEMENT LEVEL86'-7 3/4"-13'-0"
MECHANICAL CRAWLSPACE LEVEL80'-7 3/4"-19'-0"
5'
-
0
"
4418 SQ FT WALL AREA BELOW GRADE
104.5 SQ FT EXPOSED WALL
2.3% EXPOSED WALL
2.3% X 6046 SQ FT = 139 SQ FT LOWER LEVEL NON-EXEMPT
6046 SQ FT GROSS FLOOR AREA LOWER LEVEL
11
'
-
5
"
24'-1 1/2"7'-2 1/4"9'-8"
11
'
-
5
"
3'-0"
6'
-
5
"
3'-0"
10
'
-
6
"
3'-1 1/4"18'-8 1/2"3'-1 1/4"
11
'
-
5
"
49'-4 1/2"
11
'
-
5
"
3'-1 1/4"18'-8 1/2"26'-5 1/4"2'-2"15'-5 1/2"2'-2"2'-2"27'-6 1/2"1'-0 1/2"12'-6 1/2"8'-8"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
11
'
-
5
"
10
'
-
6
"
10
'
-
6
"
5'
-
6
"
1'-9 1/4"26'-5"6'-3 3/4"
3'-0"3'-0"
10
'
-
6
"
5'
-
6
"
10
'
-
6
"
39'-2 1/2"43'-2"
6'-0"
5'
-
6
"
10
'
-
6
"
50'-1"
A - 275.4 SQ FT B - 82 SQ FT
19.25 SQ FT
ABOVE GRADE
C - 110 SQ FT
19.25 SQ FT
ABOVE GRADE
D - 20.2 SQ FT E - 277.4 SQ FT F - 66.3 SQ FT
16.5 SQ FT
ABOVE GRADE
G - 453.3 SQ FT
16.5 SQ FT
ABOVE GRADE
H - 411.7 SQ FT
33 SQ FT
ABOVE GRADE
I - 525.9 SQ FT
J - 32.6 SQ FT K - 196.4 SQ FT L - 32.6 SQ FT M - 563.7 SQ FT N - 35.4 SQ FT O - 213.6 SQ FT P - 301.8 SQ FT Q - 24.7 SQ FT R - 176.5 SQ FT S - 24.7 SQ FT T - 24.7 SQ FT U - 314.4 SQ FT V - 11.9 SQ FT W - 143.2 SQ FT X - 98.9 SQ FT
GROSS MAIN LEVEL
EXISTING 3,537 SQ FT + 176 SQ FT (GARAGE) = 3713 SQ FT
PROPOSED 3,662 SQ FT + 176 SQ FT (GARAGE) = 3838 SQ FT
GROSS UPPER LEVEL
EXISTING 1,503 SQ FT
PROPOSED 1,275 SQ FT
DECK AREA
EXISTING 48 SQ FT
TO BE REMOVED 48 SQ FT
TOTAL 0 SQ FT
GROSS LOWER LEVEL
EXISTING 1,082 SQ FT - 44 SF NON-EXEMPT
PROPOSED 6,046 SQ FT - 139 SF NON-EXEMPT
A
B
CD
E
F
G
H
I J
K
L M N
O
P
Q
R
S
T
UVW
X
08-29-2025 REISSUED FOR LAND USE APPLICATION
TOTAL DECK/PATIO AREAS MORE THAN 6" ABOVE GRADE
EXISTING PATIO 393 SQ FT
NEW PATIO
(ON EXIST. FOUNDATION) 204 SQ FT
EXIST. 2ND FL DECK 48 SQ FT
PROP. 2ND FL DECK -48 SQ FT
TOTAL 597 SQ FT
15% DECK ALLOWANCE EXEMPTION
= 15% X ALLOWABLE FLOOR AREA
= 15% X 4667.43
= 700 SQ FT
GROUND FLOOR
SECOND FLOOR
LOWER LEVEL
SUBTOTAL
PROPOSED GROSS
FLOOR AREA EXEMPTIONS
PROPOSED TOTAL
FLOOR AREA
4,213 375
139
3,838
PATIO (ABOVE 6")
1,346 71 1,275
6,408
597
11,967
597
TOTAL 12,564
6,269
5,252
5,849
(subgrade)
(garage)
(stair)
(sq ft)(sq ft)(sq ft)
44
3,713
1,503
5,260
EXISTING
FLOOR AREA (sq ft)
393
LINE OF EXISTING
BUILDING ABOVE
GRADE TO BE
DEMOLISHED
133
EXHIBIT B
Hallam Lake Bluff Review Criteria
1
26.435.060. Hallam Lake Bluff review.
C.Hallam Lake Bluff review standards. No development shall be permitted within the Hallam
Lake Bluff ESA unless the Planning and Zoning Commission makes a determination that the
proposed development meets all of the following requirements:
1.No development, excavation or fill, other than native vegetation planting, shall take place below
the top of slope.
Staff Response: No new development is proposed below the top of slope in this application. Staff
finds this criterion to be met.
2.All development within the fifteen-foot setback from the top of slope shall be at grade. Any
proposed development not at grade within the fifteen-foot setback shall not be approved unless
the Planning and Zoning Commission determines that the following conditions can be met:
a)A unique condition exists on the site where strict adherence to the top-of-slope setback will
create an unworkable design problem.
b)Any intrusion into the top-of-slope setback or height limit is minimized to the greatest
extent possible.
c)Other parts of the structure or development on the site are located outside the top-of-slope
setback line or height limit to the greatest extent possible.
d)Landscape treatment is increased to screen the structure or development in the setback from
all adjoining properties.
Staff Response: A new patio surface is proposed on top of the existing foundation within the 15’
setback. Demolition of the structure on top of the foundation is proposed, but removal of the
foundation is not proposed. Staff determines that the proposed patio surface on the existing
foundation that is within the 15’ setback is at grade as it is an existing condition and is not
proposed to be removed (see Figure 1). In addition, there is a steppingstone walkway proposed
at grade. All additional work in the 15’ setback is restoration of the slope using native grasses.
Staff finds this criterion to be met.
Figure 1:
Existing foundation to remain,
staff finds this meets the intent
of Criteria 2 that the proposed
patio surface is at grade.
134
EXHIBIT A
Hallam Lake Bluff Review Criteria
2
3. All development outside the fifteen-foot setback from top of slope shall not exceed a height
delineated by a line drawn at a forty-five-degree angle from ground level at the top of slope.
Height shall be measured and determined by the Community Development Director using the
definition for height set forth at Section 26.104.100 and the method of calculating height set
forth at Section 26.575.020.
Staff Response: The proposed development does extend beyond the 45-degree-angle from the
ground level at the top of slope. The home is an existing non-conformity in that a large portion
of the existing rear projects into the 45-degree-angle. The proposed remodel removes a large
portion of the home bringing it into greater conformance but does not remove it entirely
therefore not meeting the review criteria (See Figure 2). Staff finds this criterion to not be met.
Figure 2:
Yellow line delineates
removal of non-conforming
structure into the 45-degree-
angle and structure to remain.
135
EXHIBIT A
Hallam Lake Bluff Review Criteria
3
4. A landscape plan shall be submitted with all development applications. Such plan shall include
native vegetative screening of no less than fifty percent (50%) of the development as viewed
from the rear (slope) of the parcel. All vegetative screening shall be maintained in perpetuity
and shall be replaced with the same or comparable material should it die.
Staff Response: A landscaping plan and photos of the site showing adequate screening has been
provided. The extreme steep slope of the lot ensures screening from the rear perimeter of the lot,
see Photos 1 and 2 below. Staff finds this criterion to be met.
136
EXHIBIT A
Hallam Lake Bluff Review Criteria
4
5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature
preserve or located down the slope and shall be in compliance with Section 26.575.150.
Staff Response: Applicant has provided an exterior lighting plan with a total of 2 (two) proposed
path lights in the rear yard outside of the 15’ setback. The applicant will be required to meet the
lighting code of which a condition of approval will be included that requires the building permit
to document and show compliance with downcast and direction of lighting requirements. Staff
finds this criterion to be met with conditions.
6. No fill material or debris shall be placed on the face of the slope. Historic drainage patterns and
rates must be maintained. Pools or hot tubs cannot be drained down the slope.
Staff Response: No drainage changes are proposed on site or on the rear of the slope. No pools
or hot tubs are proposed. Staff finds this criterion to be met.
7. Site sections drawn by a registered architect, landscape architect or engineer shall be submitted
showing all existing and proposed site elements, the top of slope and pertinent elevations above
sea level.
Staff Response: A site plan and sections have been provided showing proposed site elements,
the top of slope and relevant elevations. Staff finds this criterion to be met.
137
Exhibit B
Non-Conformities Review Criteria
Sec. 26.312.030. Non-conforming structures.
(a) Authority to continue. A nonconforming structure devoted to a use permitted in the zone
district in which it is located may be continued in accordance with the provisions of this
Chapter.
(b) Normal maintenance. Normal maintenance to nonconforming structures may be performed
without affecting the authorization to continue as a nonconforming structure.
(c) Extensions. A nonconforming structure shall not be extended by an enlargement or
expansion that increases the nonconformity. A nonconforming structure may be extended or
altered in a manner that does not change or that decreases the nonconformity.
(1) Historic structures. The first exception to this requirement shall be for a structure listed
on the Aspen Inventory of Historic Landmark Sites and Structures. Such structures
may be extended into front yard, side yard and rear yard setbacks, may be extended
into the minimum distance between buildings on a lot and may be enlarged, provided,
however, such enlargement does not exceed the allowable floor area of the existing
structure by more than five hundred (500) square feet, complies with all other
requirements of this Title and receives development review approval as required by
Chapter 26.415.
(2) Mandatory occupancy accessory dwelling units and carriage houses. The second
exception to this requirement shall be for a property with a detached Accessory
Dwelling Unit or Carriage House ("ADU") having a mandatory occupancy
requirement. Such a detached ADU may be enlarged or expanded by up to five
hundred (500) square feet of floor area, provided that this bonus floor area shall go
entirely to the detached ADU and also provided that the ADU does not exceed the
maximum size allowed for an ADU or carriage house. The enlargement or expansion
must comply with all other requirements of this Title and shall receive development
review approval as required herein.
a. Procedure. The procedure for increasing the maximum floor area of a property for
the purpose of increasing the size of an ADU requires the submission of a
development application. The development application shall be processed under
Chapter 26.430, Special Review.
b. Review Standards. An application for increasing the floor area of a property for
the purpose of increasing the size of an ADU shall meet the standards in Section
26.520.050, Design Standards, unless otherwise approved pursuant to Section
26.520.080, Special Review, as well as the following additional review standards:
1. Newly established floor area may increase the ADU up to a cumulative
maximum of five hundred (500) square feet of floor area and is required to
be mitigated by either of the following two (2) options.
(i) Extinguishment of Historic Transferable Development Right
Certificates ("certificate" or "certificates"). A property owner may
increase the ADU by extinguishment of a maximum of two (2)
certificates with a transfer ratio of two hundred fifty (250) square
138
Exhibit B
Non-Conformities Review Criteria
feet of floor area per each certificate. Refer to Chapter 26.535 for
the procedures for extinguishing certificates.
(ii) Extinguishment of unused floor area from another property. A
property owner may increase the maximum floor area of a property
for the purpose of increasing the size of an ADU by
extinguishment of a maximum of five hundred (500) square feet of
available un-built floor area from one (1) property to the ADU.
2. The additional floor area is a conversion of existing square footage which
was not previously counted in floor area. (Example: storage space made
habitable or the additional floor area creates a more desirable, livable unit
with minimal additional impacts to the bulk and mass of the ADU structure.
3. The additional floor area creates a unit which is more suitable for caretaker
families.
4. The increased impacts from the larger size are outweighed by the benefits of
having a larger, more desirable ADU.
5. The area and bulk of the ADU structure, after the addition of the bonus floor
area, must be compatible with surrounding uses and the surrounding
neighborhood.
6. For the transfer of allowable floor area through the use of Historic
Transferable Development Right Certificates, the certificates shall be
extinguished pursuant to Chapter 26.535, Transferable Development Rights.
7. For the transfer of allowable floor area from a non-historically designated
property to an ADU deed-restricted as a mandatory occupancy unit, the
applicant shall record an instrument in a form acceptable to the City Attorney
removing floor area from the sending property to the mandatory occupancy
ADU.
(d) Relocation. A nonconforming structure shall not be moved unless it thereafter conforms to
the standards and requirements of the zone district in which it is located.
(e) Unsafe structure. Any portion of a nonconforming structure which becomes physically
unsafe or unlawful due to lack of repairs and maintenance and which is declared unsafe or
unlawful by a duly authorized City official, but which an owner wishes to restore, repair or
rebuild shall only be restored, repaired or rebuilt in conformity with the provisions of this
Title.
(f) Ability to restore.
(1) Non-purposeful destruction. Any nonconforming structure that is Demolished or
destroyed by an act of nature or through any manner not purposefully accomplished by
the owner, may be restored as of right if a building permit for reconstruction is
submitted within twenty-four (24) months of the date of Demolition or destruction.
(2) Purposeful destruction. Any nonconforming structure which is purposefully
demolished or destroyed may be replaced with a different structure only if the
replacement structure is in conformance with the current provisions of this Title or
139
Exhibit B
Non-Conformities Review Criteria
unless replacement of the nonconformity is approved pursuant to the provisions of
Chapter 26.430, Special Review. Any structure which is nonconforming in regards to
the permitted density of the underlying zone district may maintain that specific
nonconformity only if a building permit for the replacement structure is submitted
within twelve (12) months of the date of demolition or destruction.
a. Density replacement. A duplex or two (2) single-family residences on a
substandard parcel in a zone district permitting such use is a nonconforming
structure and subject to nonconforming structure replacement provisions. Density
on a substandard parcel is permitted to be maintained but the structure must
comply with the dimensional requirements of the Code including single-family
floor area requirements.
Staff Response: The application proposes to reduce or maintain existing non-conforming
dimensional limitations including floor area and setbacks. Floor area will be reduced from
5,260 square feet to 5,252 square feet through the removal of a rear portion of the home and
creation of a new basement, utilizing subgrade floor area exemptions. Projection of the built
home into the rear 15’ top of slope setback will be removed. Foundation from the existing built
home will remain within the 15’ top of slope setback and be used as an at grade patio (see staff
findings in Exhibit B – Hallam Lake Bluff Review Criteria). All new or replaced developments
are compliant with underlying zoning. See full response to the request to continue a non-
conformity in Exhibit B.
140
Exhibit D
Special Review – Replacement of a Non-Conforming Structure Review Criteria
Sec. 26.430.040. Review standards for special review.
No development subject to special review shall be permitted unless the Planning and Zoning
Commission makes a determination that the proposed development complies with all standards
and requirements set forth below.
(a)Dimensional requirements. Whenever the dimensional requirements of a proposed
development are subject to special review, the development application shall only be
approved if the following conditions are met.
(1)The mass, height, density, configuration, amount of open space, landscaping and
setbacks of the proposed development are designed in a manner which is
compatible with or enhances the character of surrounding land uses and is
consistent with the purposes of the underlying zone district.
Staff Response: The proposed development is consistent with the height and density
of the zone district (R-15). The property contains 30,954 sq. ft. of gross lot area, of
which 13,164 sq. ft. count towards steep slope floor area deductions. The property
currently exceeds the maximum allowable floor area permitted, 4,667 sq. ft, in the R-
15 Zone District based on a calculated lot area of 17,790 sq. ft. The existing structure
is approximately 5,260 sq. ft. of floor area and 6,038 sq. ft. of gross floor area. The
home was issued a Certificate of Occupancy in 2001 with those established
dimensions. The proposed remodel relocates above grade floor area and adds a 4,964
sq. ft. basement to the west of the existing residence. The proposed redevelopment will
additionally remove a portion of the existing residence on the south (rear) elevation
that encroaches into the Hallam Lake Bluff setback.
The proposed renovation reduces existing non-conformities regarding both
encroachment into Hallam Lake Bluff and floor area, which is permitted by code and
brings the property closer to compliance with the intent and purposes of the zone
district. Staff finds this criterion to be met.
(2)The applicant demonstrates that the proposed development will not have adverse
impacts on surrounding uses or will mitigate those impacts, including but not
limited to the effects of shading, excess traffic, availability of parking in the
neighborhood or blocking of a designated view plane.
Staff Response: The proposed development will not have adverse impacts on the
amount of traffic, parking or shading. The proposed development will enhance the
view plane from Hallam Lake Bluff as a large portion of the rear home will be removed
which currently obstructs the Hallam Lake Bluff top of slope setback and 45-degree-
angle height limitation. The nature of the steep slopes on the property will continue to
mitigate impacts overall. Staff finds this criterion to be met.
(b)Replacement of nonconforming structures. Whenever a structure or portion thereof,
which does not conform to the dimensional requirements of the zone district in which
the property is located is proposed to be replaced after demolition, the following
criteria shall be met:
(1)The proposed development shall comply with the conditions of Section
26.430.040(a) above;
141
Exhibit C
Special Review – Replacement of a Non-Conforming Structure Review Criteria
Staff Response: The application involves demolition of 38.12% and replacement of
non-conforming floor area. Staff has found the proposed development to comply with
the requirements of Section 26.430.040.A, see responses above.
(2) There exist special characteristics unique to the property which differentiate the
property from other properties located in the same zone district;
Staff Response: The project was developed in conformance with the code when it was
built, and the proposed scope reduces non-conformities, which is permitted by the
code. Staff finds this criterion to be met.
(3) No dimensional variations are increased, and the replacement structure represents
the minimum variance that will make possible the reasonable use of the property;
and
Staff Response: All dimensions that are non-conforming with underlying zoning and
Hallam Lake Bluff review criteria are proposed to be reduced. Although Staff is of the
opinion that extending the non-conformities with such a significant investment in a
non-conforming structure without curing the non-conformities is contrary to the
intent of the non-conformities chapter, a reduction of the floor area dimensional non-
conformity and intrusion into the Hallam Lake Bluff setback and 45-degree-angle
height improves compliance and is allowed by the code. Staff finds this criterion to be
met.
(4) Literal enforcement of the dimensional provisions of the zone district would cause
unnecessary hardship upon the owner by prohibiting reasonable use of the
property.
Staff Response: Staff recognizes this project brings this property into greater
compliance with the Land Use Code as it exists today. However, staff recognizes that
there is no hardship that would hinder the applicant from reasonable enjoyment and
use of the property if this project was brought into full compliance with the current
dimensional allowances. Staff finds the criteria to not be met.
142
14
3
14
4
14
5
14
6
14
7
14
8
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
January 31, 2025
Ben Anderson, AICP
Community Development Director
City of Aspen
427 So. Galena St.
Aspen, CO 81611
RE: Non-Conforming Structure Limitations – Code Interpretation Request
Section 26.312.030
Mr. Anderson,
Please accept this request for a written “Interpretation of Title” pursuant to Chapter 26.306 of the
City of Aspen Land Use Code (“Code”). This request is centered on the City’s non-conforming
structure regulations codified in Section 26.312.030 of the Code and relies on a series of
scenarios to assist and illustrate the applicability and effect of the Code.
There are terms defined in the Code that are important context to this request. We see the
following three definitions as being important to this interpretation:
Nonconforming structure. A structure which was originally constructed in
conformity with zoning and building codes or ordinances in effect at the time of its
development, but which no longer conforms to the dimensional or other
requirements imposed by this Title for the zone district in which it is located.
Demolition. To raze, disassemble, tear down or destroy forty (40) percent or more
of an existing structure (prior to commencing development) as defined and
described in Chapter 26.580. For the method of determining demolition,
see Section 26.580.040, Measurement of demolition. Demolition shall also include
the removal of a dwelling unit in a multi-family or mixed-use building, its conversion
to nonresidential use, or any action which penetrates demising walls or floors
between Multi-Family Housing Units if such action is undertaken to combine the
units. (See Section 26.470.100(d), Demolition or Redevelopment of Multi-Family
Housing.)
Destruction. To remove, disassemble, tear down or destroy portions of a building
or structure where the proposed scope does not exceed the forty (40) Demolition
threshold as defined by Section 26.580, Demolition.
The full text of Section 26.312.030 is attached as an exhibit. Below are the relevant provisions
for non-conforming structures with our commentary on the applicability and effect of each
provision.
Exhibit A - Interpretation Request
149
Page 2
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Section 26.312.030.a - Authority to continue. A nonconforming structure devoted to a use
permitted in the zone district in which it is located may be contin[]\ued in accordance with the
provisions of this Chapter.
We read this provision to allow non-conforming structures to continue to exist and not be
subject to an amortization schedule or otherwise require a property owner to unwillingly
remove a physical non-conformity. For example, a home encroaching into a setback can
continue to exist, assuming it was originally constructed in compliance with the setback
requirements in effect at the time of construction. The home does not need to be moved
and there is no timeframe or expiration date for this allowance.
Section 26.312.030.b – Normal maintenance. Normal maintenance to nonconforming structures
may be performed without affecting the authorization to continue as a nonconforming structure.
We read this provision as allowing an owner to perform routine work on a non-conforming
structure. There is no definition of “normal maintenance” or upper limitation on financial
investment associated with this normal maintenance.
Section 26.312.030.c – Extensions. A nonconforming structure shall not be extended by an
enlargement or expansion that increases the nonconformity. A nonconforming structure may be
extended or altered in a manner that does not change or that decreases the nonconformity.
We read this provision to enable improvements, including expansions, to be made to a
non-conforming structure so long as the specific non-conformity is either not affected or is
lessened to some degree. To the extent that “normal maintenance” provision is
ambiguous on the extent of improvements allowed, the “altered” term is a broader concept
of improvements. The improvements can be those needed for the structure to continue
but can also be purely elective on behalf of the property owner. There is no limitation on
the financial investment associated with an extension or alteration.
Section 26.312.030.f.1 - Non-purposeful destruction. Any nonconforming structure that is
Demolished, or portion thereof which is destroyed by an act of nature or through any manner not
purposefully accomplished by the owner, may be restored as of right if a building permit for
reconstruction is submitted within twenty-four (24) months of the date of Demolition or destruction
We read this “act of nature” provision to allow the owner of a non-conforming structure
that is lost to fire, flood, etc., to replace the structure in-kind as long as a building permit
is submitted within the 2-year timeframe. There is no limitation on the extent of loss. A
structure that is 100% lost to such act-of-nature still qualifies to be replaced. There is no
limitation on the financial investment associated with a replacement. Combined with
provision ...030.c, we believe the replacement structure could be changed in a way that
lessens (but doesn’t entirely eliminate) a non-conforming aspect of the previous structure.
150
Page 3
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Section 26.312.030.f.2 – Purposeful destruction. Any nonconforming structure that is
purposefully Demolished or portion thereof which is purposefully destroyed, may be replaced with
a different structure only if the replacement structure is in conformance with the current provisions
of this Title or unless replacement of the nonconformity is approved pursuant to the provisions
of Chapter 26.430, Special Review. Any structure which is nonconforming with respect to the
permitted density of the underlying zone district may maintain that specific nonconformity only if
a building permit for the replacement structure is submitted within twelve (12) months of the date
of demolition or destruction.
This provision deals with an owner’s ability to replace a non-conforming structure after
intentional demolition or to replace a portion of a structure that is intentionally destroyed.
This provision includes three basic concepts:
1) When changes to a structure are extensive enough to meet the City’s definition of
Demolition, the replacement structure must come into conformance with current
provisions of the Code. The text uses the terms “different” structure and
“replacement” structure to highlight that the end result is an entirely new structure.
An owner wanting to repeat the non-conformities in the new structure would need
to gain approval through Special Review.
2) When changes to a structure are less extensive and below the definition of
Demolition, the specific nature of the portion of the structure affected must be
considered. This focus on the nature of the portion of structure being destroyed is
key. If the portion of the structure being affected is compliant, then the portion can
be replaced without needing Special Review. If the portion of the structure being
destroyed is non-compliant, then the non-compliance must be rectified or
otherwise be approved through Special Review. This provision is especially
important when only a small portion of a home will be destroyed but it happens to
be the portion of the home that is non-conforming.
3) The last concept in this paragraph deals with density and protects the number of
residential units when a structure is demolished and replaced. Compliance with
the non-conforming use section also needs to be considered when considering the
ability to replace non-conforming density as the use may or may not be allowed in
the zone district.
Section 26.312.030.f.2.a – a. Density replacement. A duplex or two (2) single-family residences
on a substandard parcel in a zone district permitting such use is a nonconforming structure and
subject to nonconforming structure replacement provisions. Density on a substandard parcel is
permitted to be maintained but the structure must comply with the dimensional requirements of
the Code including single-family floor area requirements.
We read this language to allow an existing duplex to be replaced with a new duplex when
the use is allowed but the property is substandard in size. The new structure would need
to observe the single-family floor area limitations. This often occurs in the R6 zone where
9,000 square feet of lot area is needed to support a duplex use and there are many
instances of duplexes on properties which are less than 9,000 square feet.
151
Page 4
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Scenarios
We are requesting the City provide this interpretation through explaining how the code is applied
to specific scenarios. We are intentionally providing a range of scenarios to help clarify the
applicability and effect of the Code. We are happy to provide additional scenarios as needed to
illustrate the interpretation.
152
Page 5
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
153
Page 6
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
154
Page 7
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
155
Page 8
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
156
Page 9
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
157
Page 10
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
158
Page 11
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
Attached to this request is a land use application form and associated documents necessary for
a complete application. Please let us know if additional information is needed. We will make
ourselves available to go through the scenarios and to adjust or provide additional scenarios to
achieve clarity on this section of the Code.
Respectfully,
Chris Bendon, AICP
BendonAdams LLC
Exhibits:
1. City of Aspen Land Use Code Section 26.314
2. Land Use Application Form
3. Agreement to Pay
159
(a)
(b)
(c)
(1)
(2)
a.
b.
1.
(i)
Sec. 26.312.030. - Non-conforming structures.
Authority to continue. A nonconforming structure devoted to a use permitted in the zone district
in which it is located may be continued in accordance with the provisions of this Chapter.
Normal maintenance. Normal maintenance to nonconforming structures may be performed
without affecting the authorization to continue as a nonconforming structure.
Extensions. A nonconforming structure shall not be extended by an enlargement or expansion
that increases the nonconformity. A nonconforming structure may be extended or altered in a
manner that does not change or that decreases the nonconformity.
Historic structures. The first exception to this requirement shall be for a structure listed on
the Aspen Inventory of Historic Landmark Sites and Structures. Such structures may be
extended into front yard, side yard and rear yard setbacks, may be extended into the
minimum distance between buildings on a lot and may be enlarged, provided, however, such
enlargement does not exceed the allowable floor area of the existing structure by more than
five hundred (500) square feet, complies with all other requirements of this Title and receives
development review approval as required by Chapter 26.415.
Mandatory occupancy accessory dwelling units and carriage houses. The second exception to
this requirement shall be for a property with a detached Accessory Dwelling Unit or Carriage
House ("ADU") having a mandatory occupancy requirement. Such a detached ADU may be
enlarged or expanded by up to five hundred (500) square feet of floor area, provided that this
bonus floor area shall go entirely to the detached ADU and also provided that the ADU does
not exceed the maximum size allowed for an ADU or carriage house. The enlargement or
expansion must comply with all other requirements of this Title and shall receive
development review approval as required herein.
Procedure. The procedure for increasing the maximum floor area of a property for the
purpose of increasing the size of an ADU requires the submission of a development
application. The development application shall be processed under Chapter 26.430,
Special Review.
Review Standards. An application for increasing the floor area of a property for the
purpose of increasing the size of an ADU shall meet the standards in Section 26.520.050,
Design Standards, unless otherwise approved pursuant to Section 26.520.080, Special
Review, as well as the following additional review standards:
Newly established floor area may increase the ADU up to a cumulative maximum of
five hundred (500) square feet of floor area and is required to be mitigated by either
of the following two (2) options.
1/31/25, 3:36 PM Aspen, CO Municipal Code Exhibit 1
160
(ii)
2.
3.
4.
5.
6.
7.
(d)
(e)
(f)
(1)
Extinguishment of Historic Transferable Development Right Certificates ("certificate" or "certificates"). A
property owner may increase the ADU by extinguishment of a maximum of two (2) certificates with a
transfer ratio of two hundred fifty (250) square feet of floor area per each certificate. Refer to Chapter
26.535 for the procedures for extinguishing certificates.
Extinguishment of unused floor area from another property. A property owner
may increase the maximum floor area of a property for the purpose of increasing
the size of an ADU by extinguishment of a maximum of five hundred (500) square
feet of available un-built floor area from one (1) property to the ADU.
The additional floor area is a conversion of existing square footage which was not
previously counted in floor area. (Example: storage space made habitable or the
additional floor area creates a more desirable, livable unit with minimal additional
impacts to the bulk and mass of the ADU structure.
The additional floor area creates a unit which is more suitable for caretaker families.
The increased impacts from the larger size are outweighed by the benefits of having a
larger, more desirable ADU.
The area and bulk of the ADU structure, after the addition of the bonus floor area,
must be compatible with surrounding uses and the surrounding neighborhood.
For the transfer of allowable floor area through the use of Historic Transferable
Development Right Certificates, the certificates shall be extinguished pursuant to
Chapter 26.535, Transferable Development Rights.
For the transfer of allowable floor area from a non-historically designated property to
an ADU deed-restricted as a mandatory occupancy unit, the applicant shall record an
instrument in a form acceptable to the City Attorney removing floor area from the
sending property to the mandatory occupancy ADU.
Relocation. A nonconforming structure shall not be moved unless it thereafter conforms to the
standards and requirements of the zone district in which it is located.
Unsafe structure. Any portion of a nonconforming structure which becomes physically unsafe or
unlawful due to lack of repairs and maintenance and which is declared unsafe or unlawful by a
duly authorized City official, but which an owner wishes to restore, repair or rebuild shall only be
restored, repaired or rebuilt in conformity with the provisions of this Title.
Ability to restore.
Non-purposeful destruction. Any nonconforming structure that is Demolished, or portion
thereof which is destroyed by an act of nature or through any manner not purposefully
accomplished by the owner, may be restored as of right if a building permit for reconstruction
is submitted within twenty-four (24) months of the date of Demolition or destruction.
1/31/25, 3:36 PM Aspen, CO Municipal Code
about:blank 2/3
about:blank 1/3
161
a.
Purposeful destruction. Any nonconforming structure that is purposefully Demolished or portion thereof
which is purposefully destroyed, may be replaced with a different structure only if the replacement
structure is in conformance with the current provisions of this Title or unless replacement of the
nonconformity is approved pursuant to the provisions of Chapter 26.430, Special Review. Any structure
which is nonconforming in regards to the permitted density of the underlying zone district may maintain
that specific nonconformity only if a building permit for the replacement structure is submitted within
twelve (12) months of the date of demolition or destruction.
Density replacement. A duplex or two (2) single-family residences on a substandard parcel
in a zone district permitting such use is a nonconforming structure and subject to
nonconforming structure replacement provisions. Density on a substandard parcel is
permitted to be maintained but the structure must comply with the dimensional
requirements of the Code including single-family floor area requirements.
(Ord. No. 1-2002, § 6 [part];Ord. No. 9-2002, § 5; Ord. No. 35-2004, § 1; Ord. No. 7-2008; Ord. No. 13-2022, §
4, 6-28-2022)
1/31/25, 3:36 PM Aspen, CO Municipal Code
about:blank 3/3
(2)
162
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
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 chris@bendonadams.com
Have you included the following?
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage
Affordable Housing dwelling units
na
na na
na Free Market dwelling units na
Non-Conforming Structures Code Interpretation
NA
BendonAdams
300 So. Spring St. #202; Aspen, CO 81611
970.925.2855 chris@bendonadams.com
x
81
Exhibit 2
163
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
Agreement to Pay Application Fees
Please type or print in all caps
Representative Name (if different from Property Owner)
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 30, Series of 2017, 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 that 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 mailed 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 no-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 and 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 the processing of 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:
BendonAdams
Billing Name and Address - Send Bills to:
$ 4
An agreement between the City of Aspen (“City”)
and Address of Property:
Property Owner Name:
NA, Code Interpretation
NA, Code Interpretation
chris@bendonadams.com 970.925.2855
BendonAdams; 300 So. Spring St. #202; Aspen, CO 81611
81 Code Interp
Chris Bendon
BendonAdams
Exhibit 3
164