HomeMy WebLinkAboutExhibit D.4_October 26 HPC Major Development ApplicationLand Use Application
City of Aspen Historic Preservation Commission
20 May 2022
Location: 205 W. Main Street, Aspen, CO (PID# 273512454003)
An application for Conceptual Review, including Relocation, Special Review, and
GMQS Affordable Housing Credits
Planning Representation: Architect:
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 1
TABLE OF CONTENTS
Project Overview and Land Use Code Response
Attachment 1 - City of Aspen Land Use Application Form and Dimensional
Requirements Form
Attachment 2 - Vicinity Map and Property Description
Attachment 3 - Site Improvement Survey
Attachment 4 - Architectural Plans, Renderings, and Schematic Landscape
Plan
Attachment 5 - Historic Structure Relocation Assessment
Attachment 6 - Table of Net Livable Area for Each Dwelling Unit
Attachment 7 - Signed Fee Agreement
Attachment 8 - Letter Authorizing Representation
Attachment 9 - HOA Compliance Form
Attachment 10 - Proof of Ownership
Attachment 11 - List of Adjacent Property Owners
Attachment 12 - Pre-Application Conference Summary, dated 3 February 2022
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 2
PROJECT OVERVIEW
This application is submitted on behalf of Conservation Housing Partners LLC (the “Applicant”) for
the property located at 205 W Main Street, Aspen, Colorado, PID# 273512454003 (the “Property”).
The Property is a 7,500 square foot lot which contains a Victorian era single family home or miner’s
cottage with accessory dwelling unit. The home was constructed in 1890 and moved to its current
location in 1949 from a location just outside the Aspen Townsite. The Property is zoned Mixed-Use
(MU) and has landmark designation.
The intent of this application is to create a multi-family affordable housing project with nine (9)
deed-restricted units. These units would allow for the generation of City of Aspen Affordable
Housing Credits. Multi-family affordable housing is a permitted use in the MU zone district and this
location affords exceptional access to the commercial core, adjacent lodging, and public
transportation. For this reason, the project will provide well-located and amenity-rich workforce
housing. Three (3) of the units would be three-bedroom and the remaining six (6) units would be
two-bedroom.
The scope of work includes the demolition of a small non-historic addition at the southwest corner
of the miner’s cottage and re-positioning on a new foundation at the northeast corner of the
Property. A small non-historic shed on the Property would be removed as well. The basement
would be expanded to provide additional net livable area. A new detached structure would form
an L-shape along the west and south sides of the historic resource with fully compliant setbacks.
Seven (7) parking spaces will be provided along the alley, one of which will be a dimensionally
appropriate handicapped space. The seven spaces will require cash-in-lieu for 2 spaces to meet
the code requirement for parking. Other code requirements, such as setback, height, and
separation between buildings are all met by the proposed development. As is permitted by code,
Special Review is requested to allow for a 1.1:1 floor area ratio. This would provide an allowable
floor area of 8,250 SF. The currently requested floor area for this project is 7,939 SF. The additional
floor area does not increase the bulk and massing of the proposed development. Rather, it allows
for expanded light wells to subgrade areas, improving the livability of those units with subgrade
components.
Certain of the units are slightly below the Aspen-Pitkin County Housing Authority size standards for
two- and three-bedroom units. Certain units also are slightly greater subgrade than the 50%
maximum subgrade requirement. Both of these conditions are illustrated in the accompanying
architectural drawings and tables. The Land Use Code allows for variations based on special
review approval for these conditions. Key criteria for this special review include the overall livability
of the units and the provision of additional external storage. A substantial amount of additional
storage is provided consisting of 170 SF allocated to the units on the various levels.
Given the proximity to the commercial core and Main Street lodging facilities, we believe that this
location is uniquely situated to provide in-town livability for working locals. The restoration and
preservation of the historic miner’s cottage at a prominent corner location preserves an important
example of Aspen’s historic built environment. The new construction is designed to complement
the historic resource through its formal elements and materials. The site will be well-landscaped,
with a common patio area. Streetscape improvements along First Street will include the
elimination of an informal parking area currently in the City right-of-way and appropriate street
tree plantings. Given the urgency for affordable housing in Aspen, the Applicant is requesting that
expedited review be provided for this important project.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 3
LAND USE CODE RESPONSE
Sec. 26.304.035. - Neighborhood Outreach
(a) Purpose. In order to facilitate citizen participation early in the development review process, the City
requires development applications to conduct neighborhood outreach. The purpose of the outreach
is to inform neighbors and interested members of the public about the project. The applicant must
show a concerted effort to inform neighbors and the public about the application prior to the first
public hearing.
(b) Applicability. A neighborhood meeting shall be required on any development proposal that is
subject to City Council review unless the Community Development Department determines as a part
of the pre-application conference that the development proposal is limited in nature. In addition, the
Community Development Department may make a determination that neighborhood outreach is
required for significant development applications reviewed by the Planning and Zoning Commission
or Historic Preservation Commission.
It is the Applicant’s intention to provide Neighborhood Outreach and it is understood
that such outreach will be required consistent with the terms of this Section.
(c) Appropriate forms of public outreach. The applicant must choose to do one (1) or more of the
following forms of neighborhood outreach. Community Development Department staff may, as part
of the pre-application conference, suggest certain forms of neighborhood outreach that would be
most appropriate for a development application. In addition, Community Development Department
staff may identify specific aspects of the project or potential impacts of the project that should be
addressed as part of the neighborhood outreach.
(1) Information meeting. The applicant must hold a neighborhood meeting to gain input from
neighbors and citizens. The meeting must be open and accessible to the general public and
held in a location in proximity to the proposed development or in a publicly accessible
building such as City Hall or the Public Library. The applicant or applicant's representative
shall attend the neighborhood meeting and be available to answer questions from the public.
The applicant shall be responsible for scheduling and coordinating the neighborhood
meeting. Renderings, modeling, or other visual representations of the project within its
context is required. The applicant must conduct a minimum level noticing, pursuant
to Section 26.304.060(e)(3)c., to ensure the public is aware of the meeting. Additional
noticing beyond that called for in Section 26.304.060(e)(3)c. may be provided.
(2) On-line meeting. The applicant must conduct an on-line meeting to gain input from
neighbors and citizens. The meeting must be open to the general public. The applicant or
applicant's representative shall attend the on-line meeting and be available to answer
questions from the public. The applicant shall be responsible for scheduling and
coordinating the on-line forum. Renderings, modeling, or other visual representations of the
project within its context is required. The applicant must conduct a minimum level noticing,
pursuant to Section 26.304.060(e)(3)c., to ensure the public is aware of the on-line meeting.
Additional noticing beyond that called for in Section 26.304.060(e)(3)c. may be provided.
(3) Enhanced public information. The applicant must provide detailed information on the
project in the form of a project website, a detailed public notice mailing, etc. that explains
the proposal, outlines the review process, provides visual rendering or maps, or any other
information that will describe the project in layman's terms. The applicant shall be
responsible for coordinating the information. The applicant must conduct a minimum level
noticing, pursuant to Section 26.304.060(e)(3)c., to ensure the public is aware of a website,
etc. Additional noticing beyond that called for in Section 26.304.060(e)(3)c. may be
provided.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 4
(4) Individual outreach. The applicant must conduct individual or small group meetings with
neighbors of the project. The applicant shall be responsible for organizing and attending
the meetings. At the meetings, the applicant should provide a summary of the proposal,
including basic use-type information, building height, and renderings.
(5) Any other form of neighborhood outreach that will provide neighbors a genuine opportunity
to understand the development proposal and provide comments to the application.
The Applicant intends to provide enhanced public information (Item 3) to be included
with the required public notice mailings. The enhanced public information will include
visual renderings and a description of the proposed project, along with a statement of
community benefits. Additionally, the Applicant will provide an in-person informational
meeting (Item 1) at a location to be approved by Community Development staff. The
informational meeting will include project representatives capable of answering
questions from the public, as well graphic representations of the proposed project.
(d) Summary of Public Outreach. A written summary of the neighborhood outreach, as well as the
method of public notification, shall be prepared by the applicant and submitted as part of the official
record - either as part of the initial application or as an addendum to the application. Any
documentation that was presented to the public as part of the outreach should also be included as
part of the official record.
The Applicant will provide a written summary of the neighborhood outreach and method
of public notification, which will be submitted to Community Development prior to any
scheduled hearings on the application.
Sec. 26.415.070(d). - Development involving designated historic property or property within
a historic district.
(d) Certificate of appropriateness for major development.
(1) The review and decision on the issuance of a certificate of appropriateness for major
development shall begin with a determination by the Community Development Director that the
proposed project constitutes a major development. A major development includes one or more
of the following activities:
a. The construction of a new structure within a historic district; and/or
b. Alterations to more than three (3) elements of a building façade including its windows,
doors, roof planes or materials, exterior wall material, dormers, porches, exterior staircase,
balcony or ornamental trim; and/or
c. The expansion of a building increasing the floor area by more than two hundred and fifty
(250) square feet; and/or
d. Any new development that has not been determined to be minor development.
This project meets the criteria for a major development.
(2) The procedures for the review of major development projects include a two-step process
requiring approval by the HPC of a conceptual development plan and then a final development
plan. If a major development project involves additional City Land Use approvals, the
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 5
Community Development Director may consolidate or modify the review process accordingly,
pursuant to Subsection 26.304.060(b).
This application provides a conceptual development plan. It is understood that initial
reviews will be performed by the Historic Preservation Commission.
(3) Conceptual development plan review.
a. An application for a conceptual development plan shall include the following:
1. The general application information required in Section 26.304.030.
2. A site plan and survey showing property boundaries, the location and orientation of
existing and proposed improvements and predominant site characteristics.
3. Scaled drawings of all proposed structure(s) or addition(s) depicting their form,
including their height, massing, scale, proportions and roof plan; and the primary
features of all elevations.
4. Preliminary selection of primary building materials to be used in construction
represented by samples and/or photographs.
5. Supplemental materials to provide a visual description of the context surrounding the
designated historic property or historic district including at least one (1) of the
following: diagrams, maps, photographs, models or streetscape elevations.
6. Verification that the proposal complies with Chapter 26.410, Residential design
standards or a written request for a variance from any standard that is not being met.
The components of a conceptual plan for plan review have been provided as part of
this application. Residential design standards have been met as indicated by the
attached architectural drawings.
b. The procedures for the review of conceptual development plans for major development
projects are as follows:
1. The Community Development Director shall review the application materials submitted
for conceptual or final development plan approval. If they are determined to be
complete, the applicant will be notified in writing of this and a public hearing before the
HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section
26.304.060(e)(3) Paragraphs a, b and c.
2. Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections.
This report will be transmitted to the HPC with relevant information on the proposed
project and a recommendation to continue, approve, disapprove or approve with
conditions and the reasons for the recommendation. The HPC will review the
application, the staff analysis report and the evidence presented at the hearing to
determine the project's conformance with the City Historic Preservation Design
Guidelines.
3. The HPC may approve, disapprove, approve with conditions or continue the application
to obtain additional information necessary to make a decision to approve or deny.
4. A resolution of the HPC action shall be forwarded to the City Council in accordance
with Section 26.415.120—Appeals, notice to City Council, and call-up. No applications
for Final Development Plan shall be accepted by the City and no associated permits
shall be issued until the City Council takes action as described in said section.
c. The effect of approval of a conceptual development plan is as follows:
1. Approval of a conceptual development plan shall not constitute final approval of a
major development project or permission to proceed with the development. Such
authorization shall only constitute authorization to proceed with the preparation of an
application for a final development plan.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 6
2. Approval of a conceptual development plan shall be binding upon HPC in regards to
the location and form of the envelope of the structure(s) and/or addition(s) as depicted
in the conceptual plan application including its height, scale, massing and proportions.
No changes will be made to this aspect of the proposed development by the HPC as part
of their review of the final development plan unless agreed to by the applicant. If the
applicant chooses to make substantial amendments to the conceptual design after it has
been approved, a new conceptual development approval hearing shall be required,
pursuant to Section 26.415.070.(d)(3).
3. Unless otherwise specified in the resolution granting conceptual development plan
approval, a development application for a final development plan shall be submitted
within one (1) year of the date of approval of a conceptual development plan. Failure to
file such an application within this time period shall render null and void the approval
of the conceptual development plan. The Community Development Director may grant
an extension of this limitation if the delay has been caused by the application requiring
additional reviews or similar delays that could not have been reasonably predicted by
the applicant. The Historic Preservation Commission may, at its sole discretion and for
good cause shown, grant a one-time extension of the expiration date for a conceptual
development plan approval for up to six (6) months provided a written request for
extension is received no less than thirty (30) days prior to the expiration date.
The procedures for Conceptual Development Review are understood.
Chapter 26.415.090 Relocation of designated historic properties
The intent of this Chapter is to preserve designated historic properties in their original locations as much of
their significance is embodied in their setting and physical relationship to their surroundings as well as their
association with events and people with ties to particular site. However, it is recognized that occasionally the
relocation of a property may be appropriate as it provides an alternative to demolition or because it only has
a limited impact on the attributes that make it significant.
(a) Application. An application for relocation shall include:
(1) The general application information required in Section 26.304.030.
(2) A written description and/or graphic illustrations of the building, structure or object proposed
for relocation.
(3) A written explanation of the type of relocation requested (temporary, on-site or off-site) and
justification for the need for relocation.
(4) A written report from a licensed engineer or architect regarding the soundness of the building,
structure or object, its ability to withstand the physical move and its rehabilitation needs, once
relocated.
(5) A conceptual plan for the receiving site providing preliminary information on the property
boundaries, existing improvements and site characteristics and the associated planned
improvements.
(6) If the applicant does not own the receiving site, proof from the site's property owner of the
willingness to accept the relocated building, structure or object.
(7) Evidence that the applicant has or is seeking the necessary approvals to place the building on
the identified receiving site. If the site is outside of the city limits, verification that the building
will be preserved on its new site through a formal action of the other jurisdiction or a
preservation easement.
(8) Evidence of the financial ability to undertake the safe relocation, preservation and repair of the
building, structure or object; site preparation and construction of necessary infrastructure
through the posting of bonds or other financial measures deemed appropriate.
(9) Supplementary materials to provide an understanding of the larger context for the relocated
property and its impact on adjacent properties, the neighborhood or streetscape.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 7
Graphic illustrations of the building are provided with this application. The relocation will
be on-site and provide for the full development of the Property as affordable housing.
Relocation will provide a permanent and improved foundation that will stabilize the
historic resource. The architects attest to the soundness of the building and its ability to
withstand a physical move and rehabilitation. The conceptual plan for the relocation is
provided as part of this application. The receiving site is owned by the applicant and is
within the jurisdiction of the City of Aspen. The applicant has the financial ability to
undertake the safe relocation of the historic resource as well as carrying forward the
other aspects of this application. Bonding or other financial instruments may be provided
as stipulated in final approval for the project.
Illustrations have been provided to give an understanding of the larger context for the
relocated property, as wells as its impact on adjacent properties, the neighborhood, or
streetscape. The proposed development is in conformance with zoning parameters for
the Mixed-Use zone district and is consistent with other development along Main Street.
(b) Procedures for the review of relocation request.
(1) The Community Development Director shall review the application materials submitted for
relocation approval. If they are determined to be complete, the applicant will be notified in
writing of this and a public hearing before the HPC shall be scheduled.
(2) Notice for the review of the relocation request shall include publication, posting and mailing
pursuant to Section 26.304.060(e)(3) Paragraphs a, b and c.
(3) If the relocation request is part of a major development project, the Community Development
Director may consolidate or modify the review process accordingly pursuant to Section
26.304.060(b).
(4) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the standards for relocation approval set forth below, the City Historic
Preservation Design Guidelines and other applicable Land Use Code sections. This report will
be transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the report and the evidence
presented at the hearing to determine if the standards for relocation have been met.
(5) The HPC shall approve, disapprove, approve with conditions or continue the application to
obtain additional information necessary to make a decision to approve or deny.
(6) A resolution of the HPC action will be forwarded to the City Council in accordance with Section
26.415.120 and no relocation will occur until after the thirty (30) day "call up" period of the
City Council has expired.
These procedures are understood and appropriate public notice will be provided by the
Applicant.
(c) Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
(1) It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
(2) It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property;
or
(3) The owner has obtained a certificate of economic hardship; or
(4) The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 8
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
The relocated property is a contributing element to the historic district, but its relocation
will not affect the character of the historic district. This standard has been met.
Additionally, for approval to relocate all of the following criteria must be met:
(1) It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
(2) An appropriate receiving site has been identified; and
(3) An acceptable plan has been submitted providing for the safe relocation, repair and preservation
of the building, structure or object including the provision of the necessary financial security.
The architects have determined that the frame structure is capable of withstanding the
physical impacts of relocation. The actual relocation site is very close to the structure’s
existing location. An appropriate plan is provided for the safe relocation, repair, and
preservation of the building. Financial security will be provided as required.
(d) Procedures for considering request for relocation of properties under consideration for
designation. While it is the intent of this Chapter to preserve properties of demonstrated
significance, it is also recognized that all buildings and areas of importance to the general welfare,
prosperity and civic pride of its citizenry cannot be identified, evaluated, documented and
designated at one time. However, it is important to protect properties which potentially qualify for
designation against needless loss until review and hearings can be completed.
(1) No relocation will be permitted for properties under consideration for designation to the Aspen
Inventory of Historic Landmark Site and Structures unless relocation approval is issued by the
Historic Preservation Commission or City Council.
(2) All properties under consideration for designation and, therefore, subject to the temporary stay
of relocation will be identified on a list maintained by the Chief Building Official. Property
owners will be notified by registered mail that their property is under consideration for
designation and have an opportunity to review all materials compiled at that time to verify
accuracy.
(3) These procedures shall apply to any building located within an area under preliminary
application for designation from the time the application is filed until the time action is taken
on the application by the City Council.
(4) If a public hearing to consider the application for designation is not held by the City Council
within six (6) months of the initiation of the stay, the stay will expire. An additional six-month
stay period may be approved by City Council in the form of a resolution, at a public hearing,
with a showing of good cause.
The proposed relocation is part of a major development project application. As such, it
will require approval by the Historic Preservation Commission and City Council.
Sec. 26.415.110. Historic Preservation Variations, Benefits.
The City is committed to providing support to property owners to assist their efforts to maintain, preserve
and enhance their historic properties. Recognizing that these properties are valuable community assets is
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 9
the basic premises underlying the provision of special procedures and programs for designated historic
properties and districts.
Benefits to encourage good historic preservation practices by the owners of historic properties are an
important aspect of Aspen's historic preservation program. Historic resources are a valuable community
asset and their continued protection is the basic premises supporting the creation of an innovative package
of preservation tools that are unlike any other in the country.
Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated
by the City since 1972. The Community Development Department and historic Preservation Commission
(HPC) are dedicated to assisting property owners in renovating and maintaining their property.
Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in
the world. It is this basic character that has helped make the City both economically vital and cherished by
many.
Only designated properties may be eligible for the following benefits.
(c) Variations. Dimensional variations are allowed for projects involving designated properties to create
development that is more consistent with the character of the historic property or district than what
would be required by the underlying zoning's dimensional standards.
(1) The HPC may grant variations of the Land Use Code for designated properties to allow:
a. Development in the side, rear and front setbacks;
b. Development that does not meet the minimum distance requirements between buildings;
c. Up to five percent (5%) additional site coverage;
d. Less public amenity than required for the on-site relocation of commercial historic
properties.
The present application is not requesting any dimensional variations.
(2) In granting a variation, the HPC must make a finding that such a variation:
a. Is similar to the pattern, features and character of the historic property or district; and/or
Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
The present application is not requesting any dimensional variations. The proposed
design for the new development on the property will be consistent with the dimensional
requirements of the MU zone district and consistent with the pattern of development on
Main Street.
Sec. 26.470.080. General Review Standards: Affordable Housing
All Planning and Zoning Commission and City Council applications for growth management review shall
comply with the following standards.
(a) Sufficient Allotments. Sufficient growth management allotments are available to accommodate the
proposed development, pursuant to Subsection 26.470.040(b). Applications for multi-year
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 10
development allotment, pursuant to Paragraph 26.470.110(a) shall be required to meet this standard
for the growth management years from which the allotments are requested.
Sufficient allotments are present for this affordable housing development. Multi-year
allotments are not required.
(b) Development Conformance. The proposed development conforms to the requirements and
limitations of this Title, of the zone district or a site specific development plan, any adopted
regulatory master plan, as well as any previous approvals, including the Conceptual Historic
Preservation Commission approval, the Conceptual Commercial Design Review approval and the
Planned Development - Project Review approval, as applicable.
The proposed development conforms to the requirements and limitations of the City of
Aspen Land Use Code and those of the Mixed-Use zone district. This application requests
Conceptual Historic Preservation Commission approval and other approvals as required.
(c) Public Infrastructure and Facilities. The proposed development shall upgrade public infrastructure
and facilities necessary to serve the project. Improvements shall be at the sole costs of the developer.
Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and
communication utilities, drainage control, fire and police protection, solid waste disposal, parking
and road and transit services.
The proposed development will upgrade public infrastructure and facilities to serve the
project at the sole cost of the Applicant. Identified public infrastructure improvements
include the removal of an informal parking area along the First Street right-of-way and
the appropriate planting of street trees.
(d) Affordable Housing Mitigation. (Skipping to the applicable section.)
(7) For all affordable housing units that are being provided as mitigation pursuant to this Chapter
or for the creation of a Certificate of Affordable Housing Credit pursuant to Chapter 26.540, or
for any other reason:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority, as amended.
b. Required affordable housing may be provided through a mix of methods outlined in this
Chapter, including newly built units, buy down units, certificates of affordable housing
credit, or cash-in-lieu.
c. Affordable housing that is in the form of newly built units or buy-down units shall be located
on the same parcel as the proposed development or located off-site within the City limits.
Units outside the City limits may be accepted as mitigation by the City Council, pursuant
to Section 26.470.110(b). When off-site units within City limits are proposed, all requisite
approvals shall be obtained prior to approval of the growth management application.
d. Affordable housing mitigation in the form of a Certificate of Affordable Housing Credit,
pursuant to Chapter 26.540, shall be extinguished pursuant to Section 26.540.120,
Extinguishment and Re-Issuance of a Certificate, utilizing the calculations in Section
26.470.050(f), Employee/Square Footage Conversion.
e. If the total mitigation requirement for a project is less than 0.1 FTEs, a cash-in-lieu payment
may be made by right. If the total mitigation requirement for a project is 0.1 or more FTEs,
a cash-in-lieu payment shall require City Council approval, pursuant to Section
26.470.110(c).
f. Affordable housing units shall be approved pursuant to Paragraph 26.470.100(d),
Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 11
County Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower category designation.
g. Each unit provided shall be designed such that the finished floor level of fifty percent (50%)
or more of the unit's net livable area is at or above natural or finished grade, whichever is
higher. This dimensional requirement may be varied through Special Review, Pursuant
to Chapter 26.430.
The affordable housing units are being provided for the creation of Affordable Housing
Credits pursuant to Chapter 26.540. They will be newly built units not required as
mitigation for any associated development. As such, Sub-sections c through e above
are not applicable. The units will be deed restricted to a Category 4 rate as provided in
sub-section f above.
Certain of the units slightly exceed the fifty percent above grade requirement. Therefore,
a minor variation is requested by Special Review, as permitted. These units have larger
than required lightwells and other amenities in support of a Special Review variance.
(8) Affordable housing units that are being provided absent a requirement ("voluntary units") may
be deed-restricted at any level of affordability, including residential occupied (RO).
The units are voluntary units, but are proposed as Category 4 rental units. The applicant
reserves the right to change to a lower category at some future time.
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.
Three types of special review are requested here:
1. Special review to increase the floor area ratio to 1.1:1 to allow for a development
of approximately 7,939 SF of floor area as opposed to the base FAR of 1:1 that
would allow for a development of 7,500 SF of floor area.
2. Special review to allow for slight modifications to the maximum 50% below grade
standard for certain units. This is required based on architectural limitations
relating to the historic resource.
3. Special review for a parking deficiency of two (2) parking spaces.
(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.
Neither of these special review requests will have any significant impact on the height, density,
setbacks, or other parameters. This project has been carefully designed to be compatible with
the neighborhood and enhance the character of surrounding land uses. Special review for the
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 12
affordable housing units themselves will not affect the livability of the units, and will be consistent
with the underlying zone district and the Aspen Area Community Plan goals of providing as
much affordable housing as possible.
(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.
The proposed development will not have any adverse impacts on surrounding uses that will
require mitigation.
Sec. 26.470.100. Planning and Zoning Commission Applications, Affordable Housing
The following types of development shall be approved, approved with conditions or denied by the Planning
and Zoning Commission, pursuant to Section 26.470.060, Procedures for review, and the criteria for each
type of development described below. Except as noted, all growth management applications shall comply
with the general requirements of Section 26.470.080. Except as noted, the following types of growth
management approvals shall be deducted from the annual development allotments. Approvals apply
cumulatively.
(c) Affordable housing. The development of affordable housing deed-restricted in accordance with the
Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or
denied by the Planning and Zoning Commission based on the general requirements outlined
in Section 26.470.080.
(1) The proposed units shall be deed-restricted as "for sale" units and transferred to qualified
purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner
may be entitled to select the first purchasers, subject to the aforementioned qualifications,
pursuant to the Aspen/Pitkin County Housing Authority Guidelines. The deed restriction shall
authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to
qualified renters as defined in the Affordable Housing Guidelines established by the
Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by an
employer or nonprofit organization, if a legal instrument in a form acceptable to the City
Attorney ensures permanent affordability of the units. The City encourages affordable housing
units required for lodge development to be rental units associated with the lodge operation and
contributing to the long- term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County
or other similar governmental or quasi- municipal agency shall not be subject to this mandatory
"for sale" provision.
The proposed units are to be rental units generating Affordable Housing Credits. They may be
associated with lodging development elsewhere in the City of Aspen. A legal instrument in a
form acceptable to the City will ensure permanent affordability of the units.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 13
Sec. 26.515. Transportation and Parking Management
Sec. 26.515.020. Applicability
This Chapter applies to all development and redevelopment which meets the definition of Demolition, or is
a Change in Use, as defined in Chapter 26.470, Growth Management Quota System.
(a) Determination of Applicability. The applicant may request a preliminary pre-application conference
with staff from the Community Development Department to determine the applicability of the
requirements of this Chapter for the proposed development. The following chart details the process
for complying with the requirements of this Section through the creation of a mobility plan. The TIA
Guidelines are available on the City of Aspen website and may be used to determine whether a
project is subject to or exempt from the TIA.
(b) Requirements. This Chapter requires all applicable development to submit a Mobility Plan, which
addresses the following:
• TIA applicability, and
• TIA compliance (as applicable), and
• The provision of parking, and
• Cash-in-lieu of parking (as applicable), and
• Surplus mobility measures (as applicable).
The City then reviews the project's proposed TIA and Mobility Plan together as part of the project's Land
Use Application.
The Applicant will provide a TIA if required as part of the review of the proposed development.
The development proposal provides sufficient parking to meet the requirements of the land use
code for multi-family housing in the MU zone district. The proposed development does not provide
excess parking. The location of the proposed affordable housing will minimize vehicle trips and
allow residents to participate in a walkable environment.
Sec. 26.515.030. Transportation Mitigation
(a) General Requirements. All applicable development shall mitigate its projected transportation
impacts as provided in this Chapter. Refer to the Transportation Impact Analysis (TIA) for project
applicability. Mobility requirements shall be satisfied through use of the following approaches,
either alone or in combination
1. Mobility Measures. Applicable development must provide Transportation Demand
Management (TDM) and Multi-Modal Level of Service (MMLOS) measures as provided for in
the Transportation Impact Analysis (TIA) Guidelines. These measures shall be maintained for
the life of the development. All requirements shall be incorporated in the project's Development
Agreement, pursuant to Chapter 26.490, Development Documents.
2. Surplus Mobility Measures. Upon satisfaction of TIA requirements, a development's Mobility
Plan may include surplus mobility measures, where credit is provided over the minimum TIA
requirements and applied towards Parking Requirements outlined in Table 26.515-1. The
proportion of surplus mobility measures permitted for a development is outlined in Table
26.515-2.
If required, the proposed development will meet applicable measures as provided for in a TIA.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 14
Sec. 26.515.040. Parking Requirements
(a) General requirements. All applicable development shall accommodate its projected parking impacts
as provided in this Chapter. Parking Requirements shall be satisfied through use of the following
either alone or in combination.
(1) Parking Requirement Calculation. Parking Requirements shall be calculated for each use within
a development according to Table 26.515-1.
(2) Parking Provision Minimum. Applicable development shall satisfy the minimum Parking
Provision Requirement, as calculated in Table 26.515-1. Minimum parking provisions may be
reduced in combination with mobility measures and transportation system impact fees in
accordance with the standards in Table 26.515-2.
(3) Parking Provision Maximum. To create appropriate site planning and provision of parking,
applicable development shall not provide on-site parking in excess of one hundred twenty-five
percent (125%) of the Parking Provision Maximum requirement in the form of Reserved
Parking Spaces or Accessory Parking Spaces, unless the total number of on-site spaces in excess
of one hundred twenty-five percent (125%) of the Parking Provision Maximum are provided as
Public Parking Spaces.
The proposed development will provide seven (7) parking spaces for nine (9) residential units.
Per Table 26.515-1, a Residential Multi-Family building as a single use within the Aspen Infill Area
requires one (1) parking space per dwelling unit. Historic preservation benefits allow for the
waiver of some parking spaces. A waiver is requested for two (2) parking spaces. Also, no excess
parking is provided as part of this application.
Table 26.515-1 Parking Impact Requirement Calculations
Use Aspen Infill Area All Other Areas Parking
Requirement (in units)
Parking
Requirement
(in units)
Parking
Maximum
(in units)
Commercial(1) 1 unit / 1,000 sf Net
Leasable Space
1.25 units / 1,000
sf NLA
3 units per 1,000 sf
NLA (2)
Residential -
Single-Family and
Duplex(4)
Lesser of 1 unit per
bedroom or 2 units per
Dwelling Unit
Greater of 1.25
units per bedroom
or 2.5 units per
dwelling unit
Lesser of 1 unit per
bedroom or 2 per unit
Residential -
Accessory Dwelling Units
and Carriage Houses(3) (4)
1 unit per unit 1.25 units per unit 1 unit per unit (3)
Residential -
Multi-Family (as a single
use)
1 unit per Dwelling Unit 1.25 units per
dwelling unit
Lesser of 1 unit per
bedroom or two units per
Dwelling Unit
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 15
Table 26.515-1 Parking Impact Requirement Calculations
Use Aspen Infill Area All Other Areas Parking
Requirement (in units)
Parking
Requirement
(in units)
Parking
Maximum
(in units)
Residential -
Multi-Family within a
mixed-use building
1 unit per Dwelling Unit 1.25 units per
dwelling unit
1 per Dwelling Unit (2)
Hotel/Lodge 0.5 units per Key 0.7 units per Key 0.7 units per Key (2)
All Other Uses (civic,
cultural, public uses,
essential public facilities,
child care centers, etc.)
Established by Special
Review according to the
review criteria of Section
26.515.080.
N/A Established by Special
Review according to the
review criteria of Section
26.515.080.
Sec. 26.515.050. Meeting Parking Requirements
(a) General requirements. Parking Requirements shall be satisfied through the following provisions
alone or in combination and described in a project's Mobility Plan:
(1) Cash-in-lieu. Cash-in-lieu payments may be made to satisfy Parking Requirements as outlined
by zone district in Table 26.515-2, and according to Section 26.515.090.
(2) Provision of Off-Street Parking.
a. On-Site Parking. Off-street parking may be provided on-site in applicable zone districts to
satisfy Parking Requirements, with Reserved and Accessory spaces not to exceed the
Parking Maximums outlined below in Table 26.515-1. Shared parking may be counted
provided that a Shared Parking Agreement and a shared-parking analysis, as approved by
the Community Development Director, is executed.
b. Off-Site Parking. Off-street parking may be provided off-site in applicable zone districts to
satisfy Parking Requirements, provided that a Shared Parking Agreement and a shared-
parking analysis, as approved by the Community Development Director, is executed. Off-
site parking is subject to Special Review per Chapter 26.430 and Section 26.515.080.
c. Reserved and Accessory Spaces. For both On-Site Parking and Off-Site Parking, Reserved
and Accessory spaces in excess of the Parking Provision Maximums outlined below in Table
26.515-1 are subject to the Shared Parking standards in Section 26.515.040(a)(3).
Off-street parking requirements will be addressed with seven (7) parking spaces entirely on the
site and accessed through the alley. Special review including a historic preservation benefit
and/or mobility measures are required to meet the standards of this section by providing for the
additional required two (2) spaces. The proposed development offers excellent proximity to
transit, the commercial core, and employment opportunities in the lodging sector.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 16
Parking Requirements are subject to the following standards:
(1) If the Parking Requirement is subject to establishment by adoption of a Planned Development
final development plan, review is subject to Chapter 26.445, Planned Development.
(2) If the Parking Requirement is established through a special review, the standards and
procedures of Section 26.515.080, Special Review Standards apply.
(3) If the Parking Requirement is met via cash-in-lieu, the standards and procedures set forth
at Section 26.515.090, Cash-in-Lieu of Parking apply.
(4) For properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, a
waiver of the Parking Requirement may be approved, pursuant to Chapter 26.430, Special
Review, and according to the review criteria set forth below.
(5) For lodging projects with flexible unit configurations, also known as "lock-off units," each
separate "key," or rentable division, shall constitute a unit for the purposes of this Section.
(6) The Parking Requirement for projects with multiple, distinct land uses (residential, commercial,
lodging, or other) may be lowered, if the applicant submits a shared-parking analysis, approved
by the Community Development Director, which results in a peak-parking-demand measure
that is less than the Parking Requirement established by Table 26.515-1. The application for a
shared parking analysis shall be reviewed by The Transportation, Parking, Engineering, and
Community Development Departments and approved by the Planning and Zoning Commission
as a Special Review (Section 26.430).
(7) *Off-street parking provision on a parcel that abuts an Aspen Pedestrian Mall may only be
provided in an on-site, subgrade parking structure. Alternatively, parcels abutting an Aspen
Pedestrian Mall may provide all Parking Requirements through the payment of Cash-in-Lieu
(Section 26.515.090).
The parking requirement will be addressed on-site with seven (7) spaces for nine (9) units.
Special review and a historic preservation benefit waiver is requested for two (2) spaces.
Sec. 26.515.070. Off-Street Parking Requirements
(a) Applicability. Where off-street parking spaces are provided as part of a Mobility Plan, the
regulations in Sections 26.515.070(b)—(i) apply.
(b) General. Each off-street parking space shall consist of an open area measuring eight and one half
(8½) feet wide by eighteen (18) feet long and seven (7) feet high with a maximum longitudinal slope
of twelve percent (12%) and a maximum cross slope of five percent (5%). For developments
providing more than fifteen (15) on-site parking spaces, twenty-five percent (25%) of the on-site
spaces may be provided as Compact Parking in accordance with the requirements of the Engineering
Design Standards. Each parking space, except those provided for detached residential dwellings and
duplex dwellings, shall have an unobstructed access to a street or alley. Off-street parking provided
for multi-family dwellings which do not share a common parking area may be exempted from the
unobstructed access requirement subject to special review pursuant to Chapter 26.430, Special
review and the standards set forth at Section 26.515.040, Special review standards, below.
Off-street parking must be paved with all-weather surfacing or be covered with gravel. For
residential development, a grass ring or grass-paver-type surface may be used. All parking shall be
maintained in a usable condition at all times. All development or redevelopment must be in
conformance with, or bring existing parking into conformance with, Engineering Design Standards,
including but not limited to the access requirements outlined in Chapter 4 Transportation Design.
The off-street parking will be paved or covered with gravel and shall meet the
dimensional requirements stated above.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 17
(c) Use of off-street parking. Parking spaces shall be used for the parking of vehicles and shall not be
used for non-auto related uses such as storage units or trash containers. No off-street parking area
shall be used for the sale, repair, dismantling or servicing of any vehicles, equipment, materials or
supplies, nor shall any such activity adjacent to off-street parking spaces obstruct required access
to off-street parking areas.
The parking provided shall be monitored to meet these requirements. Storage facilities
are provided separately as part of this residential development.
(d) Location of off-street parking. Off-street parking, except shared parking, publicly accessible
parking, or off-site parking as approved as part of a mobility plan, shall be located on the same
parcel as the principal use or an adjacent parcel under the same ownership as the lot occupied by
the principal use. For all uses, parking shall be accessed from an alley or secondary road where one
exists unless otherwise established according to this Chapter.
The parking spaces will be on the same parcel as the residential development and
accessed from an existing alley.
(e) Detached and duplex residential dwelling parking. Off-street parking provided for detached
residential dwellings and duplex dwellings is not required to have unobstructed access to a street or
alley, but shall not block access of emergency apparatus to the property or to structures located on
the property. This allows for "stacking" of vehicles where a vehicle is parked directly behind
another.
Not applicable.
(f) State Highway 82 off-street parking. All parking required for uses fronting State Highway 82 shall
be accessed from the alley, if an alley exists, and shall not enter from or exit onto State Highway 82.
Not applicable.
(g) Surface parking. Surface parking is prohibited or requires conditional use review as a principal use
of a lot or parcel in some Zone Districts (See Chapter 26.710). Where surface parking is permitted
and eight (8) or more spaces are provided, the parking area shall include one (1) tree with a planter
area of twenty (20) square feet for each four (4) parking spaces. Planter areas may be combined but
shall be proximate to the parking spaces. The Planning and Zoning Commission may waive or
modify this requirement on a per case basis. Parking within structures is exempt from this
landscaping provision.
Not applicable. Surface parking as defined here is not proposed as part of this
application.
(h) Restrictions on drainage, grading and traffic impact. Off-street parking spaces shall be graded to
ensure drainage does not create any flooding or water quality impacts and shall be provided with
entrances and exits so as to minimize traffic congestion and traffic hazards.
The parking area adjacent to the alley will be graded and engineered so as not to
create flooding or water quality impacts.
(i) Restrictions on lighting. Lighting facilities for off-street parking spaces, if provided, shall be
arranged and shielded so that lights neither unreasonably disturb occupants of adjacent residential
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 18
dwellings nor interfere with driver vision. All outdoor lighting shall comply with the outdoor lighting
regulations, Section 26.575.150.
Any lighting provided will comply with the outdoor lighting regulations.
Sec. 26.515.080. Special Review Standards
Whenever the transportation, mobility, and parking impacts of a proposed development are subject to
special review, an application shall be processed as a special review in accordance with the common
development review procedures set forth in Chapter 26.304 and be evaluated according to the following
standards. Review is by the Planning and Zoning Commission.
The proposed development will require special review for two (2) parking spaces.
Sec. 26.540.070. Review Criteria for Establishing an Affordable Housing Credit
An Affordable Housing Credit may be established by the Planning and Zoning Commission if all of the
following criteria are met. The proposed units do not need to be constructed prior to this review.
(a) The proposed affordable housing unit(s) comply with the review standards of Section
26.470.080 D.7.a-g
The proposed affordable housing units comply with the review standards enumerated
above with the exception of “g.” This is the 50% above grade standard and certain units
are requesting special review owing to the fact that architectural limitations prevent fully
compliance. These units have enhanced window wells and other amenities to support
special review approval.
(b) The affordable housing unit(s) are not an obligation of a Development Order and are not otherwise
required by this Title to mitigate the impacts of development.
The affordable housing units are not an obligation of a Development Order and are not
otherwise required to mitigate impacts of development.
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, balconies, 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
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 19
any closer than ten (10) feet from the property boundary or otherwise produce an aggregated
structural component that extends beyond the setback limit of a garage.
(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.
There are no applicable reductions for net lot area to this 7,500 SF parcel.
(d) Measuring Floor Area. In measuring floor areas for floor area ratio and allowable floor area, the
following applies:
Floor area measurements have been performed by the architects in conformance with
this section. Floor area measurements have been provided in tables located on the
architectural drawings included with this application. Total floor area for the proposed
affordable housing development is 7,939 square feet.
(e) Measuring Setbacks.
(1) General. Required setbacks shall be unoccupied and unobstructed within an area extending
horizontally from the parcel boundary to the setback line and vertically above and below grade,
excepting allowed projections as described below.
Required setbacks shall be measured perpendicular from all points of the parcel boundary to
the outmost exterior of a structure, including all exterior veneer such as brick, stone or other
exterior treatments, but excluding allowed projections as further described in Subsection (e)(5),
below.
(2) Determining Front, Rear, and Side Yards. The front yard setback shall be measured from the
front lot line. The Front Lot Line shall be the parcel boundary closest to or dividing a lot from
a Street or street right-of-way. All parcels have a front lot line. There shall not be more than one
(1) front lot line.
The rear yard setback shall be measured from the rear lot line. The Rear Lot Line shall be the
parcel boundary opposite the front lot line. All parcels have a rear lot line. A parcel shall have
only one (1) rear lot line.
Side yard setbacks shall be measured from the side lot lines. Side lot lines shall be those parcel
boundaries other than a front or rear lot line. All parcels will have at least one (1) side lot line
and may have multiple side lot lines.
For corner parcels, the front lot line shall be the parcel boundary along the Street with the
longest block length and the remaining boundary shall be a side lot line.
For corner parcels where the parcel boundary follows a curving Street, the midpoint of the curve
shall be used to differentiate the front lot line and the side lot line. In this case, the boundary
segment with the shortest Street frontage shall be the front lot line.
For reverse curve lots, the curved portion of the lot line shall be considered the front lot line and
the two (2) opposing parcel boundaries shall be considered side lot lines.
For all double frontage lots with Streets on opposite sides of the parcel, except for those parcels
abutting Main Street, the front lot line shall be the parcel boundary with the greatest length of
Street frontage and the opposing lot boundary shall be the rear lot line.
For double frontage lots with equal length street frontages, the front lot line shall mirror the
front lot lines of the adjoining lots to the extent practical.
For double frontage lots abutting Main Street, the front lot line shall be the lot line adjoining
Main Street.
The Community Development Director shall resolve any discrepancies or situations where the
foregoing text does not provide definitive clarity by issuance of a recordable administrative
determination.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 20
(3) Determining required setbacks adjacent to streets or rights-of-way. When a property does not
extend into an adjacent public or private right-of-way or street easement, the required setback
shall be measured from the lot line.
When a property extends into an adjacent public or private right-of-way or street easement, the
required setback for that portion of the lot shall be measured from the edge of the right-of-way
or street easement closest to the proposed structure.
(4) Combined Setbacks. Where zoning provisions require a combined yard setback (either front-
rear or side-side), the narrowest point on each yard shall be the basis for measuring the
combined setback. A combined yard requirement may not be met by staggering the required
yard setbacks.
For example, if a lot requires a combined side-yard setback of thirty (30) feet, with a minimum
of ten (10) feet on either side, Figure 14 shows compliance with the requirement - one side yard
is ten (10) feet, the other is twenty (20) feet, and each side yard setback is consistent from front
to rear.
Given the same example, Figure 15 meets the individual ten (10) feet setback requirements, but
the combined setback is staggered and is not consistent from front to rear. This example does
not meet the combined setback requirement.
Setbacks have been measured in accordance with these provisions and the
requirements of the MU zone district. As provided in the attached drawings, front yard
setback is ten (10) feet, side yard setbacks are five (5) feet, and the rear yard setback is
five (5) feet. In accordance with the Code for Main Street properties, the front yard
setback is the frontage on Main Street.
(5) Allowed Projections into Setbacks. Setback areas shall be unobstructed above and below ground
except for the following allowed projections:
a. Above or below ground utilities, including transformers and vaults, below-grade heating or
cooling conduit or infrastructure such as a ground-source heat pump system, below-grade
dry wells or other at-grade or below-grade drainage infrastructure.
b. Trees and vegetation.
c. Artwork, sculpture, seasonal displays.
d. Flagpoles, mailboxes, address markers.
e. Foundation footers, soil nails or below-grade tiebacks, and similar improvements necessary
for the structural integrity of a building or other structures.
f. The minimum projection necessary to accommodate exterior mounted utility junctions,
meters, cable boxes, vent flues, standpipes, and similar apparatus and including any
protective structure as may be required by the utility provider.
g. Building eaves, bay windows, window sills, and similar architectural projections up to
eighteen (18) inches as measured from the setback boundary.
h. The minimum projection necessary to accommodate light wells and exterior basement
stairwells as required by adopted Building or Fire Codes as long as these features are
entirely recessed behind the vertical plane established by the portion of the building
façade(s) closest to any Street(s).
If any portion of the feature projects into the setback, the entire feature may be no larger
than the minimum required.
Features required for adjacent subgrade interior spaces may be combined as long as the
combined feature represents the minimum projection into the setback. There is no vertical
depth limitation for these features.
This exemption does not apply to Areaways. This exemption does not apply to light wells
and exterior basement stairwells which are not required by adopted Building or Fire Codes.
i. The minimum projection necessary to accommodate an exterior-mount fire escape to an
existing building, as may be required by adopted Building or Fire Codes.
j. Uncovered porches, landscape terraces, slabs, patios, walks and similar features, which do
not exceed six (6) inches vertically above or below the surrounding finished grade for the
entire feature.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 21
k. Landscape walls, berms, retaining walls, stairways and similar structures, which do not
exceed thirty (30) inches vertically above or below the lower of natural or finished grade
Improvements may be up to thirty (30) inches above and below grade simultaneously, for
up to a sixty (60) inch total. Improvements may exceed thirty (30) inches below grade if
determined to be necessary for the structural integrity of the improvement. (See Figure 16).
Berms are prohibited in the front yard setback.
l. Drainage swales, stormwater retention areas, bio retention areas, rain collection systems,
and similar stormwater retention, filtration or infiltration devices or facilities are permitted
in setbacks as long as the finished grade of the top of the improvement does not exceed thirty
(30) inches vertically above or below the surrounding finished grade. Stormwater
improvements or portions thereof may be buried and exceed thirty (30) inches below grade
as long as the finished grade above the facility does not exceed thirty (30) inches vertically
above or below the surrounding finished grade. These features may be up to thirty (30)
inches above and below finished grade simultaneously.
m. Hot tubs, spas, pools, water features, and permanently affixed outdoor grills, furniture,
seating areas, and similar permanent structures shall have the following requirements:
1. Prohibited between any lot line adjacent to a street and any structure; and
2. Shall be located at least double the minimum setback for a primary structure from any
lot line adjacent to a street; and
3. If visible from the street, these features shall be screened in accordance with Section
26.575.050, Fences; and
4. If located within a setback not adjacent to a street, these features shall not exceed thirty
(30) inches above or below finished grade. These features may be up to thirty (30) inches
above and below finished grade simultaneously. Improvements may exceed thirty (30)
inches below grade if necessary for the structural integrity of the improvement.
n. Heating and air conditioning equipment and similar mechanical equipment shall have the
following requirements:
1. Prohibited between any lot line adjacent to a street and any structure; and
2. Shall be located at least double the minimum setback for a primary structure from any
lot line adjacent to a street; and
3. If visible from the street, these features shall be screened in accordance with Section
26.575.050, Fences; and
4. If located within a setback not adjacent to a street, these features shall not exceed thirty
(30) inches above or below finished grade. These features may be up to thirty (30) inches
above and below finished grade simultaneously.
The Community Development Director may approve exceptions to the requirements of m) and
n) above. The Community Development Director must first determine that the visual impact of
the exemption is minimal and that no other reasonable option exists. Approval shall be in the
form of a recordable administrative determination.
o. The height and placement of energy efficiency or renewable energy production systems and
equipment which are located adjacent to or independent of a building shall be established
by the Planning and Zoning Commission pursuant to the procedures and criteria of Chapter
26.430—Special Review. These systems are discouraged between any lot line adjacent to a
street and any structure. For energy production systems and equipment located on top of a
structure, see Subsection (f)(4).
p. Fences and hedges less than forty-two (42) inches in height, as measured from finished
grade, are permitted in all required yard setbacks. Fences and hedges up to six (6) feet in
height, as measured from finished grade, are permitted only in areas entirely recessed
behind the vertical plane established by the portion of the building facade which is closest
to the Street. This restriction applies on all Street-facing facades of a parcel. (Also
see Section 26.575.050—Supplementary Regulations for limitations on fence materials.)
q. Driveways not exceeding twenty-four (24) inches above or below finished grade within any
setback of a yard facing a Street. Within all other required setbacks, finished grade of a
driveway shall not exceed thirty (30) inches above or below finished grade.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 22
r. Parking may occur in required setbacks if within an established driveway or parking area
and the curb cut or vehicular access is from an alleyway, if an alleyway abuts the property,
or has otherwise been approved by the City.
s. Non-permanent features which are not affixed to the ground such as movable patio
furniture, outdoor seating or a picnic table, barbeque grills, children's play equipment, and
similar non-permanent features which are not affixed to the ground. This exemption shall
not allow storage sheds or containers.
t. Wildlife-resistant Trash and Recycling enclosures located in residential zone districts shall
be prohibited in all yards facing a Street. These facilities may be placed within non-street
facing yards if the enclosure is the minimum reasonably necessary in both height and
footprint, is an unconditioned space not integrated with other structures on the property,
and serves no other purpose such as storage, garage space, or other purposes unrelated to
protecting wildlife. Wildlife-resistant trash and recycling enclosures located in commercial,
mixed-use, or lodging zone districts are not exempt from setback requirements and shall
comply with zone district requirements for Utility/Trash/Recycle areas.
Temporary intermittent placement of trash and recycling containers in or along yards
facing a Street is allowed. For example, on "trash day."
Enclosures shall be located adjacent to the alley where an alley borders the property and
shall not be located in a public right-of-way. Unless otherwise approved by the Historic
Preservation Commission, enclosures shall not abut or be attached to a historic structure.
Enclosures may abut other non-historic structures.
As provided in the accompanying drawings, the only proposed encroachments into the
setbacks are:
1. The required parking to the rear of the property accessed from the alley;
2. Lightwells for the subgrade portions of the affordable housing units;
3. Any required utility pedestals or transformer;
4. Trash Enclosures; and
5. Landscaping.
These encroachments are permitted as allowed projections into the setbacks as detailed
in the above-referenced code section.
(f) Measuring Building Heights.
(1) For properties in the Commercial Core (CC), Commercial (C1), Commercial Lodge (CL),
Neighborhood Commercial (NC) and Service Commercial Industrial (SCI) Zone Districts, the height
of the building shall be the maximum distance between the ground and the highest point of the roof
top, roof ridge, parapet, or top-most portion of the structure. See Subsection (3), below, for
measurement method.
(2) For properties in all other Zone Districts, the height of the building shall be measured according to
the pitch of the roof as follows. See Subsection (3), below, for measurement method.
a. Flat roofs or roofs with a pitch of less than 3:12. The height of a building with a roof pitch of
less than 3:12 shall be measured from the ground to the top-most portion of the structure.
b. Roofs with a pitch from 3:12 to 7:12. The height of a building with a roof pitch from 3:12 to 7:12
shall be measured from the ground to the point of the roof vertically halfway between the eave
point and the ridge. There shall be no limit on the height of the ridge.
c. Roofs with a pitch greater than 7:12. The height of a building with a roof pitch greater than 7:12
shall be measured from the ground to the point of the roof vertically one-third (⅓) of the distance
up from the eave point to the ridge. There shall be no limit on the height of the ridge.
For roofs with multiple pitches within one (1) vertical plane, the height of the roof shall be
measured by drawing a line within a vertical section between the ridge and the Eave Point(s)
and then applying the methodology for the resulting pitch of said line(s) as described above.
d. For barrel-vault roofs, height shall be measured by drawing a line within a vertical section
between the top-most point of the roof and the Eave Point(s) and then applying the methodology
for the resulting pitch of said line(s) as described above.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 23
e. For "shed" roofs with a single-pitch, the methodology for measuring shall be the same as
described above according to the slope of the roof and by using the highest point of the roof as
the ridge.
f. For mansard roofs, height shall be measured to the flat roof as described above.
g. Dormers shall be excluded from the calculation of height if the footprint of the dormer is fifty
percent (50%) or less of the roof plane on which the dormer is located and the ridge of the
dormer is not higher than the ridge of the roof on which it is located. If there are multiple
dormers on one (1) roof plane, the aggregate footprint shall be used. Otherwise, dormers shall
be included in the measurement of height according to the methods described above.
h. Butterfly roofs shall be measured in accordance with shed roof methodology.
(3) Height Measurement Method. In measuring a building for the compliance with height restrictions,
the measurement shall be the maximum distance measured vertically from the ground to the
specified point of the building located above that point, as further described below:
a. Measuring height along the perimeter of the building. At each location where the exterior
perimeter of a building meets the ground, the measurement shall be taken from the lower of
natural or finished grade. Building permit plans must depict both natural and finished grades.
b. Measuring height within the footprint of the building. For the purposes of measuring height
within the footprint of a building, areas of the building within fifteen (15) horizontal feet of the
building's perimeter shall be measured using the perimeter measurement, as described above.
In all other areas, the natural grade of the site shall be projected up to the allowable height and
the height of the structure shall be measured using this projected topography.
In instances where the natural grade of a property has been affected by prior development
activity, the Community Development Director may accept an estimation of pre-development
topography prepared by a registered land surveyor or civil engineer. The Director may require
additional historical documentation, technical studies, reports, or other information to verify a
pre-development topography.
If necessary, the Community Development Director may require an applicant document natural
grade, finished grade, grade being used within the footprint of the building, and other relevant
height limitation information that may need to be documented prior to construction.
c. Measuring to the roof. The high point of the measurement shall be taken from the surface of a
structure's roof inclusive of the first layer of exterior sheathing or weatherproofing membrane
but excluding exterior surface treatments such as shakes, shingles, or other veneer treatments
or ornamentation.
When measuring roofs to a point between the ridge and the eave point, the eave point shall be
the point where the plane of a roof intersects the plane of the exterior wall. The roof and wall
planes shall be of the nominal structure, excluding all exterior treatments.
(4) Allowed Exceptions to Height Limitations.
a. Chimneys, flues, and similar venting apparatus. Chimneys, flues, vents, and similar venting
apparatus may extend no more than ten (10) feet above the height of the building at the point
the device connects. For roofs with a pitch of 8:12 or greater, these elements may not extend
above the highest ridge of the structure by more than required by adopted building codes or as
otherwise approved by the Chief Building Official to accommodate safe venting. To qualify for
this exception, the footprint of these features must be the minimum reasonably necessary for its
function the features must be combined to the greatest extent practical. Appurtenances such as
hoods, caps, shields, coverings, spark arrestors, and similar functional devices or ornamental
do-dads shall be contained within the limitations of this height exception.
On structures other than a single-family or duplex residential building or an accessory building,
all Chimneys, flues, vents, and similar venting apparatus should be set back from any Street
facing façade of the building a minimum of twenty (20) feet and the footprint should be
minimized and combined to the greatest extent practicable.
b. Communications Equipment. Antennas, satellite dishes, and similar communications equipment
and devices shall comply with the limitations of Section 26.575.130—Wireless
Telecommunication Services Facilities and Equipment.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 24
c. Elevator and Stair Enclosures. On structures other than a single-family or duplex residential
building or an accessory building, elevator overrun enclosures and stair enclosures may extend
up to five (5) feet above the specified maximum height limit.
Elevator and stair enclosures may extend up to ten (10) feet above the specified maximum height
limit if set back from any Street facing façade of the building a minimum of twenty (20) feet and
the footprint of the elevators or stair enclosures are minimized and combined to the greatest
extent practicable.
For single-family and duplex residential buildings and for accessory buildings, elevator and stair
enclosures are not allowed a height exception.
d. Rooftop Railings. On any structure other than a single-family or duplex residential building,
rooftop railings and similar safety devices permitting rooftop access may extend up to five (5)
feet above the height of the building at the point the railing connects. To qualify for this
exception, the railing must be the minimum reasonably necessary to provide adequate safety
and building code compliance and the railing must be fifty percent (50%) or more transparent.
All railings shall be set back from any Street facing facade of the building by an amount equal
to the height of the railing.
For single-family and duplex residential buildings, rooftop railings shall not be allowed a height
exception.
e. Mechanical Equipment. Heating, ventilation, and air conditioning systems, and similar
mechanical equipment or utility apparatus located on top of a building may extend up to six (6)
feet above height of the building at the point the equipment is attached. This allowance is
inclusive of any pad the equipment is placed on, as well as any screening. Mechanical equipment
shall be screened, combined, and co-located to the greatest extent practicable. On structures
other than a single-family or duplex residential building or an accessory building, all mechanical
equipment shall be set back from any Street facing façade of the building a minimum of fifteen
(15) feet.
f. Energy Efficiency or Renewable Energy Production Systems and Equipment. Energy efficiency
systems or renewable energy production systems and equipment including solar panels, wind
turbines, or similar systems and the system's associated equipment which is located on top of a
building may extend up to five (5) feet above the height of the building at the point the equipment
is attached.
On any structure other than a single-family or duplex residential building or an accessory
building, these systems may extend up to ten (10) feet above height of the building at the point
the equipment is attached if set back from any Street facing façade of the building a minimum
of twenty (20) feet and the footprint of the equipment is minimized and combined to the greatest
extent practicable. Certain additional restrictions may apply pursuant to Chapter 26.412,
Commercial Design Review.
The height and placement of energy efficiency or production systems which are not located on
top of a building (located independent of a building) shall be established by the Planning and
Zoning Commission pursuant to the procedures and criteria of Chapter 26.430 - Special Review.
(Also see setback requirements for these systems at Subsection (e)(5).)
g. Church spires, bell towers and like architectural projections on Arts, Cultural and Civic
buildings may extend over the height limit as may be approved pursuant to Commercial Design
Review.
h. Flag poles may extend over the specified maximum height limit.
i. Exceptions for buildings on slopes. For properties with a slope that declines by ten percent
(10%) or greater from the front lot line, the maximum height of a building's front (street-facing)
facade may extend horizontally for the first ten (10) feet of the building's depth
For properties located in the geographical area bounded by Durant Street, Main Street,
Monarch Street and Original Street and have a maximum elevation change of three (3) feet, the
maximum height measurement as determined from the highest point of the lot may extend the
entire width or length of the lot. See Figure A, below, where "X'" is the measured height.
j. Exceptions for lightwells and basement stairwells. A basement stairwell required by Building
Code for egress shall not be counted towards maximum permissible height. On street facing
facades the minimum size lightwell entirely recessed behind the vertical plane established by the
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 25
portion of the building façade(s) closest to any Street(s), and enclosed on all sides to within
eighteen (18) inches of the first floor level (e.g. not a walk-out style light well) shall not be counted
towards maximum permissible height. On non-street facing facades a lightwell that is no more
than one hundred (100) square feet shall not be counted towards maximum permissible height.
This exception does not apply to lightwells and stairwells that are located within a setback.
For properties that contain an areaway that counts toward the pedestrian amenity requirement,
the qualifying areaway shall not be counted towards maximum permissible height. See Figure
B, below, where "X'" is the measured heights and "Y'" is not counted if the subgrade area
counts as pedestrian amenity.
The Historic Preservation Commission is authorized to grant an exception to height for
lightwells larger than one hundred (100) square feet on historic landmark properties that
contain a historic resource upon a finding that the following conditions are met:
1. Lightwell is not easily visible from the right-of-way.
2. Approval of the exemption supports the preservation of the historic resource.
k. For commercial, lodge, or mixed-use buildings located in the Commercial Core (CC),
Commercial (C-1), or Neighborhood Commercial (NC) zone districts, decorative, non-functional
architectural elements such as a parapet, cornice, spire, pediment, are exempted from height
measurement up to twenty-four (24) inches only if approved by the Planning and Zoning
Commission or Historic Preservation Commission as part of a Commercial Design Review. This
exemption shall not be combined with any other height exemptions.
l. Permanent Rooftop Amenities. Permanent rooftop amenities, such as built-in wet bars, built-in
barbeque grills, cabinets, sinks, fire pits, pools, hot tubs, etc. shall be permanently installed and
shall meet the following height and setback requirements to qualify for a height exemption. This
only applies to a mixed use, lodge, or commercial building located in the Commercial Core (CC)
Zone District, Mixed Use (MU) Zone District, the Commercial (C-1) Zone District, the Lodge (l)
Zone District, the Neighborhood Commercial (NC) Zone District, or the Commercial Lodge
(CL) Zone District. Permanent rooftop amenities may extend up to five (5) feet above height of
the building at the point the equipment is attached to the roof. This allowance is inclusive of any
pad the equipment is placed on. A trellis with a maximum height of ten (10) feet and a maximum
floor area of no more than five percent (5%) of the useable deck area is permitted. All permanent
rooftop amenities shall be set back from any Street facing façade of the building by a minimum
of ten (10) feet.
m. Exceptions for skylight and light tubes. A skylight or light tube typical of industry standards
and meeting minimum Building Code standards shall not be counted towards maximum
permissible height.
Building heights have been measured in accordance with these provisions and are
shown on the accompanying architectural drawings. Height has been measured to the
1/3 point of the sloping roofs. The height for the historic resource is unchanged at
approximately twenty (20) feet. The height for the three-story new construction meets
the MU district height limitation of twenty-eight (28) feet, as specified for all uses other
than duplex and single-family residences.
(g) Measuring Site coverage. Site coverage is typically expressed as a percentage. When calculating site
coverage of a structure or building, the exterior walls of the structure or building at ground level
should be used. When measuring to the exterior walls, the measurement shall be taken from the
exterior face of framing, exterior face of structural block, or similar exterior surface of the nominal
structure excluding sheathing, vapor barrier, weatherproofing membrane, exterior-mounted
insulation systems, and excluding all exterior veneer and surface treatments such as stone, stucco,
bricks, shingles, clapboards or other similar exterior veneer treatments. Porches, roofs or balcony
overhangs, cantilevered building elements and similar features extending directly over grade shall
be excluded from maximum allowable site coverage calculations.
Site coverage is not applicable in the MU zone district.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 26
(h) Measurement of Demolition. The City Zoning Officer shall determine if a building is intended to be
or has been demolished by applying the following process of calculation:
At the request of the Zoning Officer, the applicant shall prepare and submit a diagram showing the
following:
(1) The surface area of all existing (prior to commencing development) exterior wall assemblies
above finished grade and all existing roof assemblies. Not counted in the existing exterior surface
area calculations shall be all existing fenestration (doors, windows, skylights, etc.).
(2) The exterior surface area, as described above, to be removed. Wall area or roof area being
removed to accommodate new or relocated fenestration shall be counted as exterior surface area
being removed.
(3) The diagram shall depict each exterior wall and roof segment as a flat plane with an area
tabulation.
Exterior wall assembly and roof assembly shall constitute the exterior surface of that element in
addition to the necessary subsurface components for its structural integrity, including such
items as studs, joists, rafters etc. If a portion of a wall or roof structural capacity is to be
removed, the associated exterior surface area shall be diagrammed as being removed. If a
portion of a wall or roof involuntarily collapses, regardless of the developer's intent, that portion
shall be calculated as removed. Recalculation may be necessary during the process of
development and the Zoning Officer may require updated calculations as a project progresses.
Replacement of fenestration shall not be calculated as wall area to be removed. New, relocated
or expanded fenestration shall be counted as wall area to be removed.
Only exterior surface area above finished grade shall be used in the determination of demolition.
Sub-grade elements and interior wall elements, while potentially necessary for a building's
integrity, shall not be counted in the computation of exterior surface area.
According to the prepared diagram and area tabulation, the surface area of all portions of the
exterior to be removed shall be divided by the surface area of all portions of the exterior of the
existing structure and expressed as a percentage. The Zoning Officer shall use this percentage
to determine if the building is to be or has been demolished according to the definition in Section
26.104.100, Demolition. If portions of the building involuntarily collapse, regardless of the
developer's intent, that portion shall be calculated as removed.
It shall be the responsibility of the applicant to accurately understand the structural capabilities
of the building prior to undertaking a remodel. Failure to properly understand the structural
capacity of elements intended to remain may result in an involuntary collapse of those portions
and a requirement to recalculate the extent of demolition. Landowner's intent or unforeseen
circumstances shall not affect the calculation of actual physical demolition. Additional
requirements or restrictions of this Title may result upon actual demolition.
The major part of this proposed project is new construction. A small amount of demolition
will occur for a non-historic portion of the historic resource. These calculations are
therefore not required.
(i) Measurement of Net Leasable Area and Net Livable Area. The calculation of net leasable area and
net livable area shall include all interior space of a building measured from interior wall to interior
wall, including interior partitions. Net leasable area and net livable area shall be attributed to the
lot or parcel upon which it is developed. Net leasable area includes all interior areas which can be
leased to an individual tenant with the exceptions noted below. Net livable area includes those areas
of a building that are used or intended to be used for habitation with the exceptions noted below.
Garages and carports are exempt from net leasable area and net livable area calculations.
(1) Permanently installed interior airlock spaces are exempt from the calculation of net leasable
space up to a maximum exemption of one hundred (100) square feet. Seasonal airlocks of more
than ten (10) square feet, installed on the exterior of a building, shall be considered net leasable
area and shall be subject to all requirements of the Land Use Code, including employee
mitigation, prorated according to the portion of the year in which it is installed.
(2) Unless specifically exempted through other provisions of this Title, outdoor displays, outdoor
vending, and similar commercial activities located outside (not within a building) shall also be
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 27
included in the calculation of net leasable area. The calculation of such area shall be the
maximum footprint of the display or vending apparatus. For vending carts or similar
commercial activities requiring an attendant, the calculation shall also include a reasonable
amount of space for the attendant. Exterior decks and exterior seating are not included in the
calculation of net leasable area. Vending machines, gas pumps, and similar devices without an
attendant shall not be considered net leasable area.
The calculation of net leasable area and net livable area shall exclude areas of a building that
are integral to the basic physical function of the building. All other areas are attributed to the
measurement of net leasable commercial space or net livable area. When calculating interior
stairways or elevators, the top most interior level served by the stairway or elevator is exempt
from net livable or net leasable area calculations.
Shared areas that count toward net leasable area and net livable area shall be allocated on a
proportionate basis of the use category using the percentages that are generated pursuant
to Section 26.575.020(d)(14) Allocation of non-unit space in a mixed use building.
Examples:
a. A broom closet of a minimum size to reasonably accommodate the storage of janitorial
supplies for the entire building is considered integral to the physical function of the
building and does not count toward net leasable area.
b. A shared commercial storage area that is larger than needed for the basic functionality
of the building counts toward net leasable area because it is useable by the businesses.
c. A shared stairway and a shared circulation corridor (that access more than one (1) use)
are integral to the physical function of the building and do not count in the measurement
of net livable area or net leasable area.
d. A stairway that is entirely within one (1) residential unit counts toward the
measurement of net livable area.
e. A private elevator that serves more than one (1) residential unit, and does not provide
access to other uses, does not count toward the measurement of net livable area.
f. A private elevator that serves only one (1) residential unit, and does not provide access
to other uses, counts toward the measurement of net livable area.
g. A shared mechanical room that is larger than the minimum space required to
reasonably accommodate the mechanical equipment counts toward the measurement of
net livable area or net leasable area as applicable. The area of the mechanical room that
is the minimum size required for the mechanical equipment does not count in net livable
area or net leasable area.
(j) Exceptions for Energy Efficiency. The Community Development Director may approve exceptions
to the dimensional restrictions of this Section to accommodate the addition of energy production
systems or energy efficiency systems or equipment in or on existing buildings when no other practical
solution exists. The Community Development Director must first determine that the visual impact
of the exemption is minimal and that no other reasonable way to implement energy production or
efficiency exists. The Director may require notice be provided to adjacent landowners. Approval
shall be in the form of a recordable administrative decision.
(k) Exceptions for Building Code Compliance. The Community Development Director may approve
exceptions to the dimensional restrictions of this Section to accommodate improvements required to
achieve compliance with building, fire, or accessibility codes in or on existing buildings when no
other practical solution exists. The Community Development Director must first determine that the
visual impact of the exemption is minimal and that no other reasonable way to implement code
compliance exists. The Director may require notice be provided to adjacent landowners. Approval
shall be in the form of a recordable administrative decision.
(l) Appeals. An applicant aggrieved by a decision made by the Community Development Director
regarding this Calculations and Measurements Section may appeal the decision to the
Administrative Hearing Officer, pursuant to Chapter 26.316.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 28
Net livable calculations have been provided in accordance with these provisions. Net
livable floor area is provided for each of the nine (9) affordable housing units. No net
leasable calculations are provided as this is not applicable to a 100% affordable housing
development.
Sec. 26.600. Impact Fees
Sec. 26.610.010. Purpose and intent
For residents and visitors, parks and recreation facilities make up a significant part of the community
character of the City. As a result of growth, increased pressure is placed on existing parks and recreation
facilities necessitating acquisition of new park lands and development of additional recreation facilities in
order to maintain the current level of service. In order to maintain the current community standards for
acquisition of open space and development of parks and recreation facilities, the City finds it necessary to
impose a Park Development impact fee on new development.
Transportation demand management and air quality capital facilities ensure the mobility of residents,
workers and visitors through multi-modal solutions, as well as clean air for the community. The Aspen Area
Community Plan directs the City to maintain traffic levels at or below 1993 levels in order to protect our
environment and quality of life, and the City has invested in capital facilities to do so. As new development
and growth occur, increased pressure is placed upon our existing facilities, necessitating expansion of these
capital facilities to maintain the current level of service. In order to maintain the current community
standards for transportation demand management and air quality, the City finds it necessary to impose a
Transportation Demand Management/Air Quality impact fee on new development.
This Chapter is enacted for the purpose of implementing the City's plans for capital facilities by requiring
that new development pay for its fair share of such facilities through the imposition of impact fees that will
be used to finance, defray or reimburse all or a portion of the costs incurred by the City to serve new
development.
Sec. 26.610.020. Applicability
Unless expressly exempted, the Park Development impact fee and the Transportation Demand Management
(TDM)/Air Quality impact fee shall be assessed upon all development within the City which contains
residential floor area or net leasable commercial space.
Sec. 26.610.030. Exemptions
This Chapter does not apply to:
(a) Development involving a property listed on the Aspen Inventory of Historic Landmark Sites and
Structures. This exemption is solely for an historic structure and its accessory structures.
Development on an historic landmark property involving a non-historic or new building shall not
be exempt.
Under this provision, a portion of the proposed development involving the floor area
associated with the historic resource is exempt from these impact fees. This calculation
can be provided on request. However, under other provisions relating to projects that
provide 100% affordable housing, the Applicants are requesting full exemption from
impact fees. This full exemption would be provided as part of the review and approvals
granted by City Council.
(b) Alteration, expansion or replacement of a structure which does not create additional floor area or
net leasable commercial space.
Not an applicable exemption.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 29
Sec. 26.610.040. Definitions
When used in this Chapter, the following words, terms and phrases, and their derivations, shall have the
meanings ascribed to them in this Section, except where the context clearly indicates a different meaning.
Other words and terms shall be defined under the Definition section of this Title:
Building permit means any City permit that involves increases in floor area, net leasable square footage
and/or changes to land use.
Capital facilities means land, structures or equipment for purposes of parks and recreation, transportation
demand management and air quality. Capital facilities also includes design, engineering, inspection, testing,
planning, legal review, land acquisition and all other costs associated with the construction or purchase of
land, structures or equipment.
Collection means the point at which the impact fee/charge is actually paid to the City.
Floor Area and Net Leasable Commercial Space shall be as defined and calculated according the City of
Aspen Land Use Code.
Impact fee means a monetary exaction imposed by the City pursuant to this Chapter as a condition of or in
connection with approval of a development project for the purpose of defraying all or some of the City's cost
for capital facilities associated with that development project.
Impose means to determine that a particular development project is subject to the collection of impact fees
as a condition of development approval.
New development or development project means any project undertaken for the purpose of development,
including without limitation a project involving the issuance of a permit for construction, reconstruction or
change of use but not a project involving the issuance of a permit to operate or to remodel, rehabilitate,
reconstruct or improve an existing structure, which does not change the amount of floor area, amount of net
leasable commercial space, density or intensity of use.
Nonresidential development project means all development other than residential development projects.
Residential development project means any development, inclusive of hotel development, undertaken to
create a new dwelling/lodge unit or add additional floor area to an existing dwelling/lodge unit.
Sec. 26.610.050. Imposition, calculation and collection of fees/charges
(a) Imposition. Except as provided in this Chapter and any amendment to this Chapter, the City may
impose impact fees as a condition of approval of all new development projects.
(b) Updated annually. The base amount of each impact fee for each type of development project may be
calculated annually and adopted by City Council ordinance. The City may choose to update its fee
schedule based on the change in the Engineering News Record inflation index that occurs between
annual updates.
(c) Collection. Impact fees shall be collected by the Building Department at the time and as a condition
for issuance of a building permit.
Sec. 26.610.060. Impact fee accounts
(a) Individual accounts. The City shall establish an impact fee account for each type of capital facility
for which an impact fee is imposed. The impact fees collected shall be deposited in each such account
according to type of improvement. The funds of the account shall not be commingled with other
funds of the City.
(b) Interest-bearing. Each impact fee account shall be interest-bearing, and the accumulated interest
shall become part of the account.
Sec. 26.610.070. Use of impact fee proceeds
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 30
Impact fees may be expended only for the type of capital facilities for which they were imposed, calculated
and collected and according to procedures established in this Chapter. Impact fees may be used to pay the
principal, interest and other costs of bonds, notes and other obligations issued or undertaken by or on behalf
of the City to finance such improvements.
Sec. 26.610.080. Credits
(a) A property owner who dedicates land or improvements, agrees to participate in an improvement
district or otherwise contributes funds for capital facilities as defined in this Chapter may be eligible
for a credit for such contribution against the impact fee paid.
(1) The City Council shall determine:
a. The value of the developer contribution;
b. Whether the contribution meets capital facilities' needs for which the particular impact fee
has been imposed; and
c. Whether the contribution will substitute or otherwise reduce the need for capital facilities
anticipated to be provided with impact fee funds. In no event, however, shall the credit
exceed the amount of the applicable impact fee.
(b) When additional residential floor area, hotel floor area or net leasable commercial space are
proposed after the demolition of a dwelling unit, lodge unit, or net leasable space, either individually
or in combination, a credit for the existing floor area or net leasable space shall be credited towards
the replacement development. A credit may only be allocated towards the development on the same
individual lot or an adjacent lot within the same redevelopment, and cannot be assigned towards un-
related development on a separate lot.
(c) Any application for credit must be submitted on forms provided by the City before development
project approval. The application shall contain a declaration under oath of those facts which qualify
the property owner for the credit, accompanied by the relevant documentary evidence.
(d) Total credits may not exceed the Impact Fee and a developer shall not be reimbursed by the City for
new development which is smaller than the previous development.
As this is a 100% affordable housing project, the applicant is requesting a waiver of all of
the above-referenced impact fees.
Sec. 26.610.090. Impact fees
The following impact fees are the result of the "City of Aspen Impact Fee Study and Update of School Lands
Dedication" study, which was sponsored by the City of Aspen and completed by BBC Research and
Consulting on August 7, 2006. This study is available at the Community Development Department. On
September 26, 2011, the Impact Fees were amended by the City of Aspen in order to make floor area the
calculation variable instead of bedrooms. RRC Associates assisted with this effort. Impact fees are hereby
established as follows:
Table 610.1, Impact Fee Schedule
Parks Development Fee
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 31
Residential and Hotel $5.45 per square foot of Floor Area
Nonresidential $4.10 per square foot of Net Leasable Commercial Space
TDM/Air Quality Fee
Residential and Hotel $0.61 per square foot of Floor Area
Nonresidential $0.46 per square foot of Net Leasable Commercial Space
Notes:
- An Accessory Dwelling Unit or Carriage House, as defined by and meeting the requirements of this
Title, shall be calculated as additional floor area of the primary residence.
- The calculation for hotel units shall include only the floor area associated with the individual lodging
units. The calculation of Parks Development and TDM/Air Quality fees shall not include non-unit space.
Sec. 26.610.100. Waiver of fees
Whenever the City Council determines that any part of a proposed development constitutes an affordable
housing development or an essential public facility, as defined by this Title, and wishes to subsidize the
construction, the City Council may exempt that part of the development from the application of the impact
fees or may reduce by any amount the fees imposed by this Chapter. As an economic development incentive,
a lodging development may apply for a waiver of the impact fees. An application for a waiver must be made
and acted upon by the City Council prior to the submission of a building permit application. Retroactive
waivers are not permitted.
As this is a 100% affordable housing project, the applicant is requesting a waiver of all of the
above-referenced impact fees.
Sec. 26.610.110. Appeals
Prior to issuance of a building permit, the applicant may challenge the imposition of a fee imposed pursuant
to this Chapter by filing with the Community Development Director a written notice of appeal as provided
in Section 26.316.030, Appeals procedures, with a full statement of the grounds and an appeal fee as may be
fixed from time to time by ordinance by the City Council. The City may continue processing the building
permit application. If the building permit is available for issuance by the City and the appeal has not been
heard, the building permit may be issued if a bond or other security in an amount equal to the
challenged/unpaid portion of the impact fee/charge is provided to the City. The appeal shall be heard by the
City Council.
Sec. 26.620. School Land Dedication
Sec. 26.620.010. Purpose and intent
The Aspen School District requires land for necessary school functions which may include, but are not
limited to, school buildings, support facilities, open space and recreation areas and housing for employees
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 32
and their immediate families. The purpose of this provision is to ensure that, as development occurs and
enrollment in the schools grows, the current level of service provided to students can be maintained. This is
accomplished by the adoption of standards for new development to provide land, or cash in lieu thereof, to
the City, for use by the Aspen School District. The standards are based on the number of students the
development generates and the current level of service standard within the Aspen School District for land
area provided per student.
Sec. 26.620.020. Applicability
Unless expressly exempted, the school land dedication standard shall be assessed upon all development
within the City which contains residential dwelling units.
Sec. 26.620.030. Exemptions
Any development considered nonresidential development, as defined by this Chapter, is exempt from the
school land dedication.
Sec. 26.620.040. Definitions
When used in this Chapter, the following words, terms and phrases, and their derivations, shall have the
meanings ascribed to them in this Section, except where the context clearly indicates a different meaning:
Building permit means any City permit that increases residential floor area and/or changes of land use.
Collection means the point at which land or a cash payment in lieu is actually transferred or paid to the City.
Floor Area shall be defined and calculated according to the City of Aspen Land Use Code.
Impose means to determine that a particular development project is subject to the collection of a land
dedication as a condition of development approval.
Land dedication means a land exaction imposed by the City pursuant to this Chapter as a condition of or in
connection with approval of a development project for the purpose of defraying all or some of the Aspen
School District's cost for capital facilities associated with that development project.
New development or development project means any project undertaken for the purpose of development,
including without limitation, a project involving the issuance of a permit for construction, reconstruction or
change of use but not a project involving the issuance of a permit to operate or to remodel, rehabilitate,
reconstruct or improve an existing structure, which does not change the amount of floor area.
Nonresidential development project means all development other than residential development.
Residential development project means any development undertaken to create a new dwelling unit or to add
additional floor area to an existing dwelling unit, excluding hotel units.
Sec. 26.620.050. Imposition, calculation and collection of dedications
(a) Imposition. Except as provided in this Chapter and any amendment to this Chapter, the City may
impose a school land dedication as a condition of approval of all new development projects. All lands
dedicated to the City pursuant to this Section shall be held by the City for the Aspen School District,
until such time as they shall be requested by the School District for school purposes. The Aspen
School District shall be responsible for maintenance of said lands in a reasonable manner while they
are being held by the City.
(b) Collection. Land dedications shall be finalized and completed prior to building permit application.
A cash payment in lieu, however, shall be collected by the Building Department at the time and as a
condition for issuance of a building permit.
(1) Funds. All funds collected pursuant to this Chapter shall be transferred by the Community
Development Director to the Finance Director. All funds so collected shall be properly identified
and promptly deposited in a designated account. Funds withdrawn from this fund shall be used
exclusively for the purposes specified herein.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 33
(2) City shall transfer funds to School District. Funds collected pursuant to this Chapter shall be
remitted monthly to the Aspen School District. The Aspen School District shall deposit said
funds into an interest-bearing account authorized by law. The Aspen School District shall be the
owner of the funds in the account, but the signature of the chief financial officer of the Aspen
School District, or his or her designee, and the signature of the Finance Director of the City shall
be required for the withdrawal of monies from the account.
(3) Administrative Fee. The City shall be entitled to retain two percent (2%) of the funds collected
to compensate it for its administrative expenses of collecting the fees. Said fees shall be deposited
in the City's general revenue fund to be expended as the City shall determine in its sole
discretion.
(c) Updated Annually. The land dedication standard imposed may be updated annually and adopted by
City Council ordinance.
Sec. 26.620.060. Procedures for land dedication and/or cash payment
(a) Land Dedication/Cash-in-lieu Acceptance. Acceptance of the lands to be dedicated shall be at the
discretion of the City Council.
(1) Form. A land dedication requirement of three thousand (3,000) square feet of land may
automatically be met through a cash-in-lieu of dedication payment. A land dedication
requirement of three thousand (3,000) square feet or more may be met through dedication of
land or through a cash-in-lieu of land dedication payment at the discretion of City Council.
(2) Criteria for Land Acceptance. Prior to acceptance of land, the City shall consider the comments
of the Aspen School District to determine whether the lands proposed to be dedicated are of
adequate size and can be suitably developed for school purposes or whether the lands have the
capability of being sold, with the proceeds being used for school purposes. The City shall also
consider the probable impacts on neighboring properties of the development of the lands for
school purposes. When the lands proposed to be dedicated are not adequate or suitable for
school purposes and cannot feasibly be sold, the City shall require a cash payment in lieu of the
land dedication.
(3) Timing. Payment of cash-in-lieu of a land dedication shall be made to the City prior to and on a
proportional basis to the issuance of any building permits for the residential dwelling units.
Lands to be dedicated to the City to fulfill the standards of this Chapter shall be identified on a
subdivision plat and shall be dedicated to the City prior to and on a proportional basis to the
issuance of any building permits for the residential dwelling units.
Sec. 26.620.070. Land dedication and cash-in-lieu fees
(a) The following land dedication is the result of the "City of Aspen Impact Fee Study and Update of
School Lands Dedication" study, which was sponsored by the City and completed by BBC Research
and Consulting on August 7, 2006. This study is available at the Community Development
Department. The land dedication was amended on September 26, 2011 to implement a change that
began using floor area as a basis of calculation instead of bedrooms. RRC Associates assisted with
the change.
The current land area required per student equals eight hundred ninety-six (896) square feet. Table 620.1
provides the student generation rates as follows:
Table 620.1, Student Generation Rates
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 34
Floor area (square feet) per dwelling unit Student Generation Rate
First 1,200 .000064 students per square foot of Floor Area.
1,200—2,100 .000404 students per square foot of Floor Area.
2,100—3,500 .000031 students per square foot of Floor Area.
Above 3,500 0
Notes:
- The calculation of the School Land Dedication shall be assessed per dwelling unit. For example, duplex dwelling units do not combine
their floor area for one calculation.
- An Accessory Dwelling Unit or Carriage House, as defined by and meeting the requirements of this Title, shall be calculated as
additional floor area of the primary dwelling it is associated with.
- When redevelopment of a property adds floor area, the difference between the generation rates of the existing floor area and the
proposed floor area shall be the basis for determining the number of students generated. No refunds shall be provided if Floor Area is
reduced.
- When demolition is proposed, the redevelopment shall be credited the floor area from the demolished residential dwelling unit. Credit
from a demolished dwelling unit cannot be allocated to more than one replacement dwelling unit or to development on a different lot.
Figure 620.1, School Land Dedication Calculation
896 square feet - Land Area per Student Standard
multiplied by
Total Students Generated - Provided in Table 620.1, Student Generation Rates
equals
Total Square Feet to be Dedicated
(b) Cash payment in lieu. An applicant may make a cash payment in lieu of dedicating land to the City,
or may make a cash payment in combination with a land dedication, to comply with the standards
of this Chapter. Because of the extraordinary cost of land within the City, the School District and
the City agreed to require payment of a cash-in-lieu amount which is less than the full market value
of the land area. The formula to determine the amount of cash-in-lieu payment for each residential
dwelling unit is as follows:
No actual land dedication is proposed as part of this application. The Applicant
understands that a land dedication cash-in-lieu may not carry an exemption for a 100%
affordable housing project. Nonetheless, the Applicant requests that City Council
consider an exemption from cash-in-lieu or dedication requirements for this 100%
affordable housing project. Absent any exemption, a calculation will be provided for a
cash-in-lieu payment using the table as provided above.
Figure 620.2, Cash-in-Lieu Formula
Total Square Feet to be Dedicated
multiplied by
Per-Square-Foot Value of Land Being Developed (see below for value substantiation)
multiplied by
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 35
Percentage of Fee to be Charged - 33% (.33)
equals
Cash-in-Lieu Payment
Figure 620.3, Cash Payment in Lieu Example
The following example provides a development scenario to display how the fee is calculated. The scenario includes
a new 3,200 sq. ft. (floor area) single-family residential home on a 6,000 sq. ft. lot with an actual lot value of
$2,400,000.00. The per square foot lot value is $400.00.
Floor Area Students
Generated
3,200
(first 1,200 sq. ft. × .000064) .077
(next 900 sq. ft. × .000404) .364
(remaining 1,100 sq. ft. × .000031) .034
Total Student Generation Rate .475
Land Dedication Calculation
Land Area per Student Standard (sq. ft.) 896
multiplied by
Total Students Generated (from above calculation) .475
equals
Total Square Feet to be Dedicated 425.6
When calculating a cash payment in lieu of a land dedication (assuming a total land value of $2,400,000.00 for a
6,000-square-foot lot containing the dwelling unit), the following calculation would be used to determine the cash
payment in lieu:
Market Value of Land per sq. ft. $400 per sq. ft.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 36
multiplied by
Total Square Feet to be Dedicated 425.6
multiplied by
Percentage of Fee to be Charged - 33% 0.33
equals
Cash Payment in Lieu $56,179.20
The Applicant understands the nature of the formula provided above and will provide an
appropriate calculation if an exemption is not approved.
Sec. 26.620.080. Appeals
(a) Prior to issuance of a building permit, the applicant may challenge the imposition of a land
dedication imposed pursuant to this Chapter by filing with the Community Development Director a
written notice of appeal as provided in Section 26.316.030, Appeals procedures, with a full statement
of the grounds and an appeal fee as may be fixed from time to time by ordinance by the City Council.
The City may continue processing the building permit application. If the building permit is available
for issuance by the City and the appeal has not been heard, the building permit may be issued if a
bond or other security in an amount equal to the challenged/unpaid portion of the land dedication
is provided to the City. The appeal shall be heard by the City Council.
If any exemption is not provided for the requirements of this Section, the Applicant may
file a written notice of appeal as provided for in the sub-section above. This notice would
be provided prior to the issuance of a building permit.
Sec. 26.710.180. Mixed Use (MU) Zone District
(a) Purpose. The Mixed Use (MU) zone serves as a transition from the more intense commercial areas
of the CC and C-1 zones, and the residential and lodging zones surrounding Main Street. By allowing
for a mix of commercial and residential uses and smaller-scale development, the Mixed Use zone
reflects Aspen's historic character and provides different economic and residential opportunities
from more traditional commercial zones. Particularly along Main Street, the Mixed Use zone serves
as a buffer from the traffic of Highway 82 while allowing for smaller scale commercial and
residential opportunities.
Buildings in the Mixed Use zone consist primarily of commercial, service and office uses on the ground floor,
and residential and office uses on upper floors and off of the primary street frontage. Uses in the MU zone
should not erode the character of the neighborhood or create excessive impacts to the surrounding residential
and lodging zone. Standalone residential uses are permitted on properties as a reflection of the historic
residential nature of the zone district.
(b) Permitted uses. The following uses are permitted as of right in the Mixed-Use (MU) Zone District:
(1) On historic landmark properties: Bed and breakfast.
(2) General retail uses.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 37
(3) Specialty retail uses.
(4) Restaurant, bar and entertainment uses.
(5) Service uses.
(6) Office uses.
(7) Lodging.
(8) Arts, cultural, civic and community uses.
(9) Public uses.
(10) Recreational uses.
(11) (Academic uses.
(12) Affordable multi-family residential.
(13) Free-market multi-family housing is permitted in a mixed use building if the housing was legally
established (having received a Certificate of Occupancy, Development Order, or applied for a
Development Order) prior to Ordinance 29, Series 2016. No new Free-Market Residential Units
may be established in mixed-use buildings.
(14) Free-market multi-family residential when a stand-alone use, or in conjunction with affordable
multi-family residential.
(15) Single-family residence, Duplex residence, or two (2) detached single-family residences.
Accessory dwelling unit in a separate building accessed off the rear of a lot as an accessory use.
(16) Home occupations.
(17) Accessory uses and structures.
(18) Storage accessory to a permitted use.
(19) Vacation rentals. Pursuant to Section 26.575.220.
The proposed development of 100% affordable housing is a permitted use in the MU zone
district as provided in number 12 above.
(c) Conditional uses. The following uses are permitted as conditional uses in the Mixed-Use (MU) Zone
District, subject to the standards and procedures established in Chapter 26.425:
(1) Commercial parking facility, pursuant to Chapter 26.515.
(2) Automobile showroom and dealership.
(3) Formula uses in the Main Street Historic District, subject to the provisions contained in Section
26.425.045.
(4) Lodge, Boutique.
Condition use approval is not required for this application.
(d) Dimensional requirements. The following dimensional requirements shall apply to all permitted and
conditional uses in the Mixed-Use (MU) Zone District. The dimensional standards and allotments
provided in this Section for commercial and mixed-use developments are the maximum allowable
for the zone and may not be achieved for all developments. Site constraints, historic resources, on-
site mitigation and replacement requirements, and other factors may prevent development from
achieving some or all of the maximum allowable dimensional standards.
(1) Minimum Gross Lot Area (square feet): Three thousand (3,000).
The Property consists of a gross lot area of 7,500 SF, so this requirement is met.
(2) Minimum Net Lot Area per dwelling unit (square feet):
a. Detached residential dwellings: Four thousand five hundred (4,500). Three thousand (3,000)
for historic landmark properties.
b. Duplex dwellings (square feet): Four thousand five hundred (4,500). Three thousand (3,000)
for historic landmark properties.
c. All other uses: Not applicable.
Not applicable for an affordable housing project.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 38
(3) Minimum lot width (feet): Thirty (30).
This requirement is met.
(4) Minimum front yard setback (feet): Ten (10), which may be reduced to 5, pursuant to Special
Review, Chapter 26.430.
(5) Minimum side yard setback (feet): Five (5).
(6) Minimum rear yard setback (feet): Five (5).
These requirements are met. No reductions are requested.
(7) Minimum utility/trash/recycle area: Pursuant to Chapter 12.06.
A trash/recycling area will be provided meeting all requirements of the Code. See next
section of these code responses.
(8) Maximum height:
a. Detached residential and duplex dwellings: Twenty-five (25) feet.
b. All other uses: Twenty-eight (28) feet.
All new construction will meet the 28-foot height limit requirement.
(9) Minimum distance between buildings on the lot (feet): Ten (10).
This requirement has been met.
(10) Pedestrian amenity space: Pursuant to Section 26.412 .
Not applicable. Pedestrian amenity space is not required for a 100% residential project.
(11) Floor Area Ratio (FAR):
a. The following FAR schedule applies to uses cumulatively and individually when part of a
commercial, lodging, or mixed-use development, as follows:
Use Maximum
(allowed by right)
Maximum by special review
(see Subsection 26.430.040(a))
Main Street
Historic District
All Other
Locations
Cumulative total of all uses 1:1 1.25:1 1.5:1
Commercial 1:1 1.25:1 1.5:1
Civic 1:1 1.25:1 1.5:1
Lodging 0.75:1 1:1 1:1
Affordable Housing No limitation other than cumulative total of all uses
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 39
b. The following FAR schedule applies to affordable housing and free-market residential uses
when developed as the only use of the parcel:
1. Affordable Housing, multi-family housing: Limited to cumulative total outlined
in Section 26.710.180(d)(11)a, above.
2. Free-market, affordable housing: 0.5:1, which may be increased to 0.75:1 if affordable
housing floor area equal to one hundred percent (100%) of the free-market residential
floor area is developed on the same parcel.
For an affordable housing project, this 7,500 SF property would carry a maximum floor
area ratio of 1:1 or 7,500 SF by right. With Special Review, as provided in the Land Use
Code, the floor area ration may be increased to 1.25:1. This would provide an allowable
floor area of 9,587.5 SF. The proposed floor area in this application is 7,939 SF or slightly
above the 1:1 standard FAR limitation. Therefore, the applicant is requesting Special
Review to allow for a higher floor area ratio. The proposed floor area ratio would become
1.1:1 as part of this request. It should be noted that minor floor area and FAR changes
may result as part of the land use and building permit reviews.
c. The following FAR schedule applies to single-family and duplex uses when developed as the
only use of the parcel:
1. Detached residential and duplex dwellings established prior to the adoption of
Ordinance No. 7, Series of 2005: One hundred percent (100%) of the allowable floor
area of an equivalent-sized lot located in the R-6 Zone District. (See R-6 Zone District.)
Receipt of a development order shall constitute the date the use was established.
Replacement after demolition shall not effect a new establishment date for the purposes
of this Section. City historic transferable development rights shall not permit additional
floor area for detached residential and duplex dwellings.
2. Detached residential and duplex dwellings established after the adoption of Ordinance
No. 7, Series of 2005: Eighty percent (80%) of the allowable floor area of an equivalent-
sized lot located in the R-6 Zone District. (See R-6 Zone District.) City historic
transferable development rights shall not permit additional floor area for detached
residential and duplex dwellings.
Not applicable to this application.
(12) Maximum multi-family residential dwelling unit size (square feet):
a. Category 1-7 Affordable multi-family housing: No limitation.
b. Resident Occupied Affordable multi-family housing: Individual units shall be limited to two
thousand (2,000) square feet of net livable area.
c. Free-Market multi-family housing: Individual units shall be limited to two thousand (2,000)
square feet of net livable area. Combination of Free-Market residential units is permitted,
but subject to the net livable size limitations herein, as well as other provisions of this Title.
d. Expansions Allowed: Notwithstanding the above, individual multi-family unit sizes may be
increased by extinguishing Historic Transferable Development Right Certificates
("certificate" or "certificates"), subject to the following:
1. The transfer ratio is five hundred (500) square feet of net livable area for each certificate
that is extinguished.
2. The additional square footage accrued may be applied to multiple units. However, the
maximum individual unit size attainable by transferring development rights is two
thousand five hundred (2,500) square feet of net livable area (i.e., no more than five
hundred (500) additional square feet may be applied per unit).
3. This incentive applies only to individual unit size. Transferring development rights does
not allow an increase in the Floor Area Ratio (FAR) of the lot or the use.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 40
There is no limitation to unit size for affordable multi-family housing. However, the actual
unit sizes proposed here are generally equivalent to the minimum requirements as
provided by APCHA for 2- and 3-bedroom units.
(13) Commercial/residential ratio: When development includes mixed-uses, the total residential net
livable area shall be no greater than one hundred fifty percent (150%) the total commercial net
leasable and lodging net livable area located on the same parcel.
Not applicable.
(e) Compliance with City of Aspen Charter. Any property located east of Castle Creek that was in the
Mixed-Use (MU) zone district on January 1, 2015, is subject to the provisions of Article XIII Section
13.14, Voter authorization of certain land use approvals, of the City of Aspen Charter.
Not applicable.
Sec. 12.10.050. Trash Storage Space Required for Multi-Family Developments
All Multi-Family development within the Applicability Section 12.10.020 must provide adequate space for
trash and recycling storage by meeting the following standards.
(a) Adequate space for Multi-Family Developments is defined as follows:
(1) Multi-Family Developments including ten (10) or fewer dwelling units shall provide a minimum
of twelve (12) linear feet for trash and recycling storage. The required area shall have a
minimum vertical clearance of ten (10) feet and a minimum depth of ten (10) feet at ground
level.
(2) Multi-Family Developments including more than ten (10) and fewer than thirty (30) dwelling
units shall provide an additional one and a half (1.5) square feet for each additional dwelling
unit over ten (10), in addition to the required one hundred and twenty (120) square feet
described in Section 12.10.050(a)(2) above.
(3) Multi-Family Developments that include thirty (30) or more dwelling units shall provide a
minimum of one hundred fifty (150) square feet of space for trash and recycling storage plus an
additional one hundred fifty (150) square feet for every increment of thirty (30) additional units
over fifty-nine (59). This space may be located in a central collection area or may be divided into
smaller collection areas located in different locations throughout the property. If smaller,
separate collection areas are planned, no single area may measure fewer than one hundred and
twenty (120) square feet.
As a multi-family development containing nine (9) dwelling units, the project will provide
a minimum of twelve (12) linear feet by ten (10) feet deep, or 120 SF for trash and
recycling storage. Vertical clearance shall be a minimum of ten (10) feet.
(b) The required area shall not be used for parking or as vehicular access to a parking area.
The required area will not be used for parking or as vehicular access to a parking area.
See the architectural plans provided with this application.
(c) The area may be used for utility equipment storage if approved by both the City of Aspen Utility
Department and Environmental Health Department.
Any possible use for utility equipment will be determined at Final Application.
Exhibit D.4 | Original Application | October 26
205 W. Main Street / HPC Major Development
(PID# 273512454003)
20 May 2022 Page | 41
(d) The trash and recycling areas shall be accessible to all tenants within the development in a manner
that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and
amended by the City of Aspen. Alleyways (vehicular rights-of-way) may not be used as pathways
(pedestrian rights-of-way) to meet the requirements of the International Building Code.
The trash and recycling area are available to all tenants and are accessible from within
the proposed development.
(e) If a separate storage area for recyclable materials is provided it shall be located adjacent to the trash
collection area and must be approved by Special Review pursuant Section 12.10.080. The storage
and collection of waste and recyclables should be designed to complement each other and to operate
as one (1) system.
No separate storage area is proposed for recyclable materials.
Exhibit D.4 | Original Application | October 26
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
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage Lodge Pillows Free Market dwelling units
Affordable Housing dwelling units Essential Public Facility square footage
Have you included the following? FEES DUE: $
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Name:
Address:
Phone#: email:
Address:
Phone #: email:
Name:
Project Name and Address:
Parcel ID # (REQUIRED)
Exhibit D.4 | Original Application | October 26
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020
DIMENSIONAL REQUIREMENTS FORM
Complete only if required by the PreApplication checklist
Project and Location
Applicant:
Zone District: Gross Lot Area: Net Lot Area:
**Please refer to section 26.575.020 for information on how to calculate Net Lot Area
Please fill out all relevant dimensions
Single Family and Duplex Residential
1) Floor Area (square feet)
2) Maximum Height
3) Front Setback
4) Rear Setback
5) Side Setbacks
6) Combined Side Setbacks
7) % Site Coverage
Existing Allowed Proposed
Multi-family Residential
1) Number of Units
2) Parcel Density (see 26.710.090.C.10)
3) FAR (Floor Area Ratio)
4) Floor Area (square feet)
Existing Allowed Proposed
8) Minimum distance between buildings
Proposed % of demolition
ϱͿMaximum Height
ϲͿFront Setback
ϳͿRear Setback
ϴͿSide Setbacks
Proposed % of demolition
Commercial
Proposed Use(s)
Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Off-Street Parking Spaces
5) Second Tier (square feet)
6) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing non-conformities or encroachments:
Variations requested:
Lodge
Additional Use(s)
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Free Market Residential(square feet)
4) Front setback
5) Rear setback
6) Side setbacks
7) Off-Street Parking Spaces
8) Pedestrian Amenity (square feet)
Proposed % of demolition
Existing Allowed Proposed
205 W. Main Street HPC Major Development
Conservation Housing Partners LLC
MU 7,500 SF 7,500 SF
7,939 SF7,500 SF
28'
2 9
NA
1 : 1 1.1 : 1
28'
10'10'
5'5'
5'
NA
None
Special review for Floor Area, Reduction of Parking (2 spaces), and percentage AH unit subgrade
5'
Exhibit D.4 | Original Application | October 26
Pitkin Maps &
More
1,128
188.1
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0188.194.04
Notes 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 12:35 PM 05/19/22 at
http://www.pitkinmapsandmore.com
Driveway
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Full Address
Parcel Boundary
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
Exhibit D.4 | Original Application | October 26
Report Created: 5/19/2022 12:37:50 PM
Parcel ID: 273512454003Pitkin County
Community Development Report
Library District
School District
Fire District
Water District
Within 1/4 Mile of Sewer Service
Sewer System
Historic District
Zone District Overlays
Master Plan Area
Caucus
Land Use Category
2226 Sq. FeetImprovements
Assessor's Information
Township, Range, Section
7405.2 Sq. Feet
205 W MAIN ST
Aspen
GIS Parcel Size
Address (Assessor's Records)
Jurisdiction
Services
Boundaries
Property Information
1112: Residential-Single Family Residence
Aspen Consolidated Sanitation District
City of Aspen Water Service Area
Aspen Fire Protection District
Aspen School District No. 1 (RE)
Pitkin County Library
Not within a Caucus Area
AACP
No Zoning Overlay on this parcel
Main Street Historic District
Address (GIS Points)205 W MAIN ST
605 W MAIN ST #2 ASPEN, CO 81611
R000276
CONSERVATION HOUSING PARTNERS LLCOwner
Account
Owner Address
T:10, R:85, S:12
Subdivision: CITY AND TOWNSITE OF ASPEN Block: 52 Lot: H AND:- Lot: I & E 15'
OF LOT G
Legal Description
No Zoning District on this parcelZone District
Exhibit D.4 | Original Application | October 26
Brush Creek-Roaring Fork River
Woody Creek-Roaring Fork River
A: Low Hazard
No Scenic View designation
No Creeks or Rivers within 100 feet
Watershed Subbasin
Watershed Drainage
Wildfire
Scenic
Floodplain
Within 100 Feet of Creek or River
Historic District
Zone District Overlays
Environmental Areas
Address
Retired Parcel
Documents
Parcel 273512454003
205 W MAIN ST
Main Street Historic District
No Retired
Pitkin County GIS presents the information and data on this report as a service to the public. Every effort has been
made to ensure that the information and data contained in the report 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.
http://www.pitkinmapsandmore.com
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.
Disclaimer
Data is presented in WGS 1984 Web Mercator. Size, shape, measurement and overlay of features may be distorted.
In some cases, multiple results could be valid; for example, Zoning. In other cases, a parcel may cross over the
boundary of more than one data area, for example, multiple Precincts. Visit the Pitkin County GIS Department at
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.01
SITE PLAN | EXISTING |
1:10
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
SCALE: 1' = 1'-0"1 SITE PLAN | EXISTING | 1:10
0 1/2'' 1''2''
Exhibit D.4 | Original Application | October 26
1
205 WEST MAIN HOUSING 205 WEST MAIN | ASPEN CO
205 WEST MAIN HOUSING | 205 WEST MAIN | ASPEN CO
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.01
SITE PLAN | EXISTING |
1:10
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
SCALE: 1' = 1'-0"1 SITE PLAN | EXISTING | 1:10
0 1/2'' 1''2''
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.02
SITE PLAN | PROPOSED |
1:10
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
N
DNDNUP
DN
DN
DN
DN
DN
UP
19
'
-
0
"
PROPOSED
TRASH
ENCLOSURE
FOOTPRINT
UTILITY METERS
PLANTING
BED
PLANTING
BED
PLANTING
BED
PLANTING
BED
LAWN LAWN LAWN
LAWN
LAWN
EXISTING PARKING
-TO BE REMOVED
W. MAIN STREET
100.00' PUBLIC R.O.W.
S.
F
I
R
S
T
S
T
R
E
E
T
75
.45
'
PU
B
L
I
C
R.O.W.
S 75°09'11" E 75.00' (R)
S
14
°50
'49
"
W
10
0
.00
'
(R)
N 75°09'11" W 75.00' (R)
ss
ALLEY BLOCK 52
21.01' PUBLIC R.O.W.
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
TRASH
ELEV.
UNIT
101
UNIT
102
UNIT
103
UNIT
104
UNIT
105
PR
O
P
E
R
T
Y
L
I
N
E
A L L E Y
SE
T
B
A
C
K
SE
T
B
A
C
K
CONCRETE SIDEWALK
PROPERTY LINE
PROPERTY LINE
SETBACK
PR
O
P
E
R
T
Y
L
I
N
E
11'-3"5'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"
BBQ BENCH
BENCH
SETBACK
SCALE: 1" = 10'1 SITE PLAN | PROPOSED | 1:10
05'10' 20'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.03
FAR
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
UP DNUP
DN
DECK
34.10 sq ft
DECK
34.10 sq ft
DN
DNDNPP
#201-3 BED AH UNIT
1,157.15 sq ft
#202-3 BED AH UNIT
1,251.39 sq ft
#101-3 BED AH UNIT
383.23 sq ft
DECK
236.65 sq ft
STORAGE
20.49 sq ft
STORAGE
21.61 sq ft
DECK
69.19 sq ft
UP
DECK
34.26 sq ft
DECK
34.26 sq ft
DECK
37.61 sq ft
#302-3 BED AH UNIT
1,118.28 sq ft
#301-2 BED AH UNIT
964.02 sq ft
STORAGE
23.18 sq ft
STORAGE
23.19 sq ft
DECK
136.49 sq ft
DNUP
DN
UP
DN
UP
12
13
14
15
16
1718
19
23
9
1
4
7
2
3
5
6
11
10
8
20
21
22
DECK
34.68 sq ft
UP
NNNN
DNNN
UP
DNUP
t
#105-2 BED AH UNIT
546.17 sq ft
#103-2 BED AH UNIT
533.91 sq ft
#104-2 BED AH UNIT
544.02 sq ft
#101-3 BED AH UNIT
555.07 sq ft
#102-2 BED AH UNIT
496.02 sq ft
DECK
58.98 sq ft
STORAGE
15.07 sq ft
MECH.
66.80 sq ft
EGRESS
93.44 sq ft STORAGE
14.95 sq ft
STORAGE
15.75 sq ft
DNDNUP
DN
DN
DN
DN
UP
DECK
27.07 sq ft
DN
DN
DN
P
DN
#105-2 BED AH UNIT
525.60 sq ft
#103-2 BED AH UNIT
514.42 sq ft
#104-2 BED AH UNIT
505.72 sq ft
DECK
64.81 sq ft
#101-3 BED AH UNIT
445.59 sq ft
#102-2 BED AH UNIT
479.67 sq ft
STORAGE
18.24 sq ft
STORAGE
18.24 sq ft
F.A.R. SCHEDULE
UNIT#
101
102
103
104
105
201
202
301
302
DECK
EGRESS
MECH.
LEVEL
LOWER
MAIN LEVEL
MAIN LEVEL
SECOND LEVEL
LOWER
MAIN LEVEL
MAIN LEVEL
LOWER
LOWER
MAIN LEVEL
LOWER
LOWER
MAIN LEVEL
LOWER
LOWER
MAIN LEVEL
SECOND LEVEL
SECOND LEVEL
SECOND LEVEL
SECOND LEVEL
THIRD LEVEL
THIRD LEVEL
THIRD LEVEL
THIRD LEVEL
LOWER
MAIN LEVEL
SECOND LEVEL
THIRD LEVEL
LOWER
LOWER
USE
#101-3 BED AH UNIT
#101-3 BED AH UNIT
STORAGE
#101-3 BED AH UNIT
#102-2 BED AH UNIT
#102-2 BED AH UNIT
STORAGE
#103-2 BED AH UNIT
STORAGE
#103-2 BED AH UNIT
#104-2 BED AH UNIT
STORAGE
#104-2 BED AH UNIT
#105-2 BED AH UNIT
STORAGE
#105-2 BED AH UNIT
#201-3 BED AH UNIT
STORAGE
#202-3 BED AH UNIT
STORAGE
#301-2 BED AH UNIT
STORAGE
#302-3 BED AH UNIT
STORAGE
DECK
DECK
DECK
DECK
EGRESS
MECH.
TOTAL AREA
555.07
445.59
18.24
383.23
496.02
479.67
18.24
533.91
14.95
514.42
544.02
15.07
505.72
546.17
15.75
525.60
1,157.15
21.61
1,251.39
20.49
964.02
23.19
1,118.28
23.18
93.66
91.88
374.04
242.62
93.44
66.80
11,153.42 ft²
114.02 sq ft
57.01 sq ft
57.01 sq ft
121.15 sq ft
114.02 sq ft 114.02 sq ft
9'
-
6
"
9'
-
6
"
195.79 sq ft 52.06 sq ft 20.59 sq ft 174.99 sq ft 11.09 sq ft 194.39 sq ft
222.11 sq ft 200.73 sq ft 168.66 sq ft 21.97 sq ft 52.06 sq ft
239.92 sq ft 456.89 sq ft
342.07 sq ft 112.44 sq ft
451.34 sq ft 13.86 sq ft 116.40 sq ft
95.42 sq ft 35.63 sq ft 58.99 sq ft 21.38 sq ft 401.06 sq ft
3659.84 SF TOTAL BELOW GRADE WALL AREA
-577.23 SF TOTAL EXPOSED BELOW GRADE WALL AREA
3082.61 SF TOTAL BURIED BELOW GRADE WALL AREA
84.2% BURIED
15.8% EXPOSED
123456
7891011
12 13
14 15
16 17 18
19 20 21 22 23
HISTORIC STRUCTURE
PROPOSED STRUCTURE
1314.44 SF
2345.40 SF
SCALE: 1/8" = 1'-0"2 SECOND LEVEL AREA PLAN
SCALE: 1/8" = 1'-0"3 THRID LEVEL AREA PLAN
SCALE: 1/8" = 1'-0"-1.LOWER LEVEL AREA PLAN
SCALE: 1/8" = 1'-0"1 MAIN FLOOR AREA PLAN
SCALE: 1/8" = 1'-0"-1.LOWER LEVEL BURIED WALL CALCS
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.04
NET LIVABLE
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
UP DNUP
DNDN
#202-3 BED AH UNIT
1,176.27 sq ft
#201-3 BED AH UNIT
1,089.24 sq ft
#101-3 BED AH UNIT
275.58 sq ft
STORAGE
17.25 sq ft
STORAGE
17.25 sq ft
UP
#302-3 BED AH UNIT
1,048.43 sq ft
#301-2 BED AH UNIT
866.22 sq ft
STORAGE
20.36 sq ft
STORAGE
20.36 sq ft
DNUP
DN
UP
UP
DN
UP
UP
STORAGE
10.58 sq ft
STORAGE
10.58 sq ft
STORAGE
10.58 sq ft
UP
UP
DNNN
UP
UP
DN
#104-2 BED AH UNIT
492.09 sq ft
#103-2 BED AH UNIT
465.07 sq ft
#102-2 BED AH UNIT
428.11 sq ft
#101-3 BED AH UNIT
481.83 sq ft
#105-2 BED AH UNIT
441.66 sq ft
DNDNUP
DN
DN
DN
DN
STORAGE
13.15 sq ft
#105-2 BED AH UNIT
421.61 sq ftSTORAGE
13.15 sq ft
DN
DN
DN
#103-2 BED AH UNIT
430.94 sq ft
#104-2 BED AH UNIT
422.87 sq ft
#102-2 BED AH UNIT
393.89 sq ft
#101-3 BED AH UNIT
415.11 sq ft
N.L.A. SCHEDULE
UNIT#
101
102
103
104
105
201
202
301
302
#101-3 BED AH UNIT
#101-3 BED AH UNIT
#101-3 BED AH UNIT
STORAGE
#102-2 BED AH UNIT
#102-2 BED AH UNIT
STORAGE
#103-2 BED AH UNIT
#103-2 BED AH UNIT
STORAGE
#104-2 BED AH UNIT
#104-2 BED AH UNIT
STORAGE
#105-2 BED AH UNIT
#105-2 BED AH UNIT
STORAGE
#201-3 BED AH UNIT
STORAGE
#202-3 BED AH UNIT
STORAGE
#301-2 BED AH UNIT
STORAGE
#302-3 BED AH UNIT
STORAGE
LEVEL
LOWER
MAIN LEVEL
SECOND LEVEL
MAIN LEVEL
LOWER
MAIN LEVEL
MAIN LEVEL
MAIN LEVEL
LOWER
LOWER
LOWER
MAIN LEVEL
LOWER
LOWER
MAIN LEVEL
LOWER
SECOND LEVEL
SECOND LEVEL
SECOND LEVEL
SECOND LEVEL
THIRD LEVEL
THIRD LEVEL
THIRD LEVEL
THIRD LEVEL
AREA
481.83
415.11
275.58
13.15
428.11
393.89
13.15
430.94
465.07
10.58
492.09
422.87
10.58
441.66
421.61
10.58
1,089.24
17.25
1,176.27
17.25
866.22
20.36
1,048.43
20.36
8,982.18 ft²
SCALE: 1/8" = 1'-0"2 SECOND LEVEL N.L.A. PLAN
SCALE: 1/8" = 1'-0"3 THIRD LEVEL N.L.A. PLAN
SCALE: 1/8" = 1'-0"-1.LOWER LEVEL N.L.A. PLAN
SCALE: 1/8" = 1'-0"1 MAIN FLOOR N.L.A. PLAN
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.05
EXISTING PLANS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
SCALE: 1/4" = 1'-0"1 EXISTING FLOOR PLANS
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.01
BASEMENT FLOOR PLAN
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
DNUP
DN
UP
DN
UP
DNUP
DN
UP
DN
UP
W/D
W/D
W/
D
W/D
W/
D
5
5
8
8
6
6
10
10
11
11
9
9
7
7
H1
H1
H3
H3
H4
H4
H6
H6
H5
H5
H2
H2
4
4
11
'
-
1
0
"
15'-6"9'-9"
51/
2
"
6'
-
4
1/
8
"
51/
2
"
51/2"1'-8"20'-7"11"1'-2"
24'-91/2"
44
'
-
3
"
20
'
-
5
1/
2
"
18
'
-
2
1/
2
"
5'
-
7
"
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
ELEV.
MECH.
STAIR
BEDROOM 1
BEDROOM 2
BEDROOM 1 BATH 1
CLOSET
BEDROOM 2
BATH 1
BATH 1
BATH 1
BEDROOM 1
BEDROOM 2
BEDROOM 1
BEDROOM 2
BEDROOM 1
BEDROOM 2
BATH 1
CL.
CL.CL.
CL.
CL.
CL.
CL.
CL.
CL.
CL.
CL.
STAIR
STAIR
STAIR
STAIR
STAIR
STORAGESTORAGESTORAGE
1
A2.01
4
A2.02
2
A2.01
1
1
C C
2
2
3
3
D D
E E
G G
H H
J J
L L
M M
N N
A A
K K
B B
F F
HB HB
HC HC
HD HD
HA HA
3
A2.02
5
A2.03
6
A2.03
SCALE: 1/4" = 1'-0"-1 BASEMENT FLOOR PLAN
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.02
MAIN LEVEL FLOOR
PLAN
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
DNDNUP
DN
DN
DN
DN
DN
UP
5
5
8
8
6
6
10
10
11
11
9
9
7
7
H1
H1
H3
H3
H4
H4
H6
H6
H5
H5
H2
H2
DW
RG
F
4
4
DW
RG
F
DW
RG
F
DW
RG
F
DW
RG
F
71/8"
11'-043/64"24'-931/64"
17
'
-
2
"
11
'
-
1
0
"
11
'
-
1
21
/
6
4
"
20
'
-
5
1/
2
"
18
'
-
2
1/
2
"
5'
-
7
"
17
'
-
2
"
11
'
-
1
0
"
5'
-
2
"
42
'
-
1
1
"
6'
-
0
"
83
'
-
1
"
61'-3"
8'
-
0
"
7'
-
9
"
7'
-
1
0
"
17
'
-
4
"
2'
-
0
"
6'
-
0
"
6'-0"41'-6"
1
A2.01
4
A2.02
2
A2.01
PANTRY
PANTRY
PANTRY
PANTRY
ELEV.
TRASH
STORAGE
STORAGE
STAIR
KITCHEN
DINING
LIVING
LIVING
KITCHEN
DINING
DINING
DINING
DINING
KITCHEN
KITCHEN
LIVING
LIVING
LIVING
STAIR
STAIR
STAIR
STAIR
STAIR
CL.
CL.
CL.
CL.
ENTRY PORCH
ENTRY PORCH
ENTRY PORCH
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
SE
T
B
A
C
K
SETBACK
CL.
PR
O
P
E
R
T
Y
L
I
N
E
KITCHEN
POWDER
1
1
C C
2
2
3
3
D D
E E
G G
H H
J J
L L
M M
N N
A A
K K
B B
F F
HB HB
HC HC
HD HD
HA HA
3
A2.02
5
A2.03
6
A2.03
SETBACK
SCALE: 1/4" = 1'-0"1 MAIN FLOOR PLAN
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.03
SECOND LEVEL FLOOR
PLAN
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
UP DNUP
DN
5
5
8
8
6
6
10
10
11
11
9
9
7
7
H1
H1
H3
H3
H4
H4
H6
H6
H5
H5
H2
H2
4
4
W
DR
DW
RG
F
DW
RG
F
DR
1
A2.01
4
A2.02
2
A2.01
7'
-
1
1
"
15
'
-
1
"
6'
-
0
"
5'
-
2
"
48
'
-
1
1
"
15'-6"9'-9"
25'-3"
5'
-
2
"
40
'
-
1
1
"
8'
-
0
"
10'-10"41'-6"
7'
-
1
1
"
5'
-
9
"
15
'
-
4
"
8'-11"2'-8"5'-3"32'-2"5'-3"7'-0"
48
'
-
1
1
"
29
'
-
0
"
5'
-
2
"
48
'
-
1
1
"
PANTRY
PANTRY
HISTORIC
HOUSE
BELOW
DECK
DECK
DECK
DECK
LIFT
STAIR
STORAGE STORAGE
DINING
KITCHEN
LIVING
BEDROOM 1
BEDROOM 2
BEDROOM 3
BATH 1
BATH 2
ENTRY/MUDROOM
BEDROOM 3
BEDROOM 2
BATH 1
BATH 2
BEDROOM 1
KITCHEN DINING
LIVING
BEDROOM 3
BATH 3
CLOSET
1
1
C C
2
2
3
3
D D
E E
G G
H H
J J
L L
M M
N N
A A
K K
B B
F F
HB HB
HC HC
HD HD
HA HA
3
A2.02
5
A2.03
6
A2.03
W/
D
SCALE: 1/4" = 1'-0"2 SECOND LEVEL
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.04
THIRD LEVEL FLOOR
PLAN
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
UP
5
5
8
8
6
6
10
10
11
11
9
9
7
7
H1
H1
H3
H3
H4
H4
H6
H6
H5
H5
H2
H2
4
4
W
DR
DW
RG
F
DW
RG
F
DR
1
A2.01
4
A2.02
2
A2.01
51/2"10'-79/16"51/2"
51/
2
"
2'
-
1
1/
4
"
31/
2
"
12
'
-
5
1/
4
"
51/
2
"
61'-3"
83
'
-
1
"
7'
-
1
1
"
15
'
-
1
"
6'
-
0
"
5'
-
2
"
15
'
-
9
"
7'
-
1
0
"
17
'
-
4
"
8'
-
0
"
4'-0"4'-11"6'-7"1'-4"32'-2"5'-3"7'-0"
25'-3"
4'-0"4'-11"6'-7"9'-9"
29
'
-
0
"
51/2"10'-73/8"51/2"5/8"9'-0"51/2"10'-8"51/2"
51/2"10'-6"51/2"
10
'
-
0
17
/
6
4
"
51/
2
"
51/
2
"
12
'
-
0
5/
8
"
51/
2
"
2'
-
2
25
/
6
4
"
51/
2
"
51/
2
"
6'
-
1
1/
4
"
51/
2
"
6'
-
1
3/
4
"
51/
2
"
PA
N
T
R
Y
PANTRY
DECK
DECK DECK
DECK
STAIR
HISTORIC
HOUSE
BELOW
DECK
LIFT
STORAGE STORAGE
DINING
KITCHEN
LIVING
BEDROOM 1
BEDROOM 2
BATH 1
ENTRY/MUDROOM
BEDROOM 3
BEDROOM 2
BATH 1
BATH 2
BEDROOM 1
KITCHEN
DINING
LIVING
ENTRY
CL.
CL.
STORAGE
STORAGE
CL.
CL.CL.
CL.
CL.
1
1
C C
2
2
3
3
D D
E E
G G
H H
J J
L L
M M
N N
A A
K K
B B
F F
HB HB
HC HC
HD HD
HA HA
3
A2.02
5
A2.03
6
A2.03
W/
D
SCALE: 1/4" = 1'-0"3 THIRD LEVEL
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.05
ROOF PLAN
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
5
5
8
8
6
6
10
10
11
11
9
9
7
7
H1
H1
H3
H3
H4
H4
H6
H6
H5
H5
H2
H2
4
4
1
A2.01
4
A2.02
2
A2.01
1:12
12:12
14:12
HISTORIC
HOUSE
BELOW
14:12
14:12
14:12
14:12
14:12
12:12
12:12
12:12
12:12
12:12
12:12
12:12
1:12
3:12
FLATFLAT
FLAT
FLAT
14:12
14:12
12:1212:1212:12
12:12
12:12
1
1
C C
2
2
3
3
D D
E E
G G
H H
J J
L L
M M
N N
A A
K K
B B
F F
HB HB
HC HC
HD HD
HA HA
3
A2.02
5
A2.03
6
A2.03
SCALE: 1/4" = 1'-0"4 ROOF
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A2.01
ELEVATIONS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
11 10 9 8 7 6 5 3 2 1H6H5H4H3H2H14
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
26
'
-
0
"
24
'
-
1
"
ASPHALT SHINGLE
METAL SHINGLE
4" LAP SIDING
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
METAL GUSSET PLATE
ASPHALT SHINGLE
6" LAP SDING
SCALLOPED SHINGLE
SCALLOPED SHINGLE
N M L K J H G HD F E D HC C B HB A HA
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
21
'
-
1
0
"
27
'
-
6
"
ASPHALT SHINGLE
METAL SHINGLE
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
ASPHALT SHINGLE
6" LAP SDING
6" LAP SIDING
WITH COLOR
GRADIENT
SCALLOPED SHINGLE
SCALE: 1/4" = 1'-0"1 NORTH ELEVATION
02'4'8'
SCALE: 1/4" = 1'-0"2 EAST ELEVATION
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A2.02
ELEVATIONS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
1 2 3 5 6 7 8 H1 H2 H3 9 10 H4 H5 H6 114
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
ECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
9'
-
6
"
9'
-
6
"
26
'
-
1
1
"
26
'
-
1
1
"
27
'
-
9
"
27
'
-
9
"
ASPHALT SHINGLE
METAL SHINGLE
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
CAB D E F G H J K L M NHAHBHCHD
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
ECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
27
'
-
2
"
27
'
-
1
0
"
27
'
-
1
0
"
ASPHALT SHINGLE
METAL SHINGLE
4" LAP SIDING
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
METAL COLUMNS
ASPHALT SHINGLE
METAL SHINGLE
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
TIMBER COLUMNS
METAL RAIL
SCALE: 1/4" = 1'-0"3 SOUTH ELEVATION
02'4' 8'
SCALE: 1/4" = 1'-0"4 WEST ELEVATION
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A2.03
ELEVATIONS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
G F E D C B A
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
23
'
-
6
3/
4
"
23
'
-
9
1/
2
"
ASPHALT SHINGLE
METAL SHINGLE
4" LAP SIDING
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
11 10 9 8 7 6 5 3 2 14
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
23
'
-
7
1/
4
"
27
'
-
4
1/
4
"
ASPHALT SHINGLE
METAL SHINGLE
4" LAP SIDING
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
SCALE: 1/4" = 1'-0"5 PARTIAL EAST ELEVATION
02'4' 8'
SCALE: 1/4" = 1'-0"6 PARTIAL NORTH ELEVATION
02'4' 8'
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
WE
S
T
M
A
I
N
|
AS
P
E
N
C
O
20
5
WE
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing areowned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A2.04
ELEVATIONS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
PROPOSED
SHED ROOF
RAKE CONDITION
AREA OF DEMOLISHED
NON-HISTORIC ENCLOSED PORCH
1 2 3 5 8 H1 H2 H3 9 10 H4 H5 H6 11
100'-0"
MAIN LEVEL
100'-0"
MAIN LEVEL
108'-10"
SECOND LEVEL
108'-10"
SECOND LEVEL
118'-4"
THIRD LEVEL
118'-4"
THIRD LEVEL
ASPHALT SHINGLE
METAL SHINGLE
6" LAP SDING
8" LAP SIDING
VERTICAL SIDING
ASPHALT SHINGLE
6" LAP SDING
ASPHALT SHINGLE
HA HB HC HD
SCALE: 1/4" = 1'-0"7 HISTORIC WEST ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"8 PARTIAL SOUTH ELEVATION
0 2'4'8'
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
PRELIMINARY
SCHEMATIC
PLAN
L0.10
DATE:
DRAWN BY:CHECKED BY:
ISSUE:
HISTORY:
BAJ
SHEET TITLE:
MAIN STREET
VICTORIAN
FOR PLANNING
PURPOSES ONLY
NOT FOR CONSTRUCTION
04.20.2022
ADDRESS:
205 W. MAIN ST.
ASPEN, CO 81611
PARCEL #
---------------
PSR
DATE
00.00.2022
ISSUE
___________
STAMP PER DISCIPLINE
PITKIN COUNTY STAMPS
0'3' 6' 12'
SCALE: 1"= 6'-0"NORTH
DRAFT
IVORY SILK JAPANESE TREE LILAC RHAPSODY BLUE HYDRANGEA
ROCKY MOUNTAIN COLUMBINE FIREFLY CORAL BELLS
LILY -OF-THE-VALLEY ORCHID FROST DEAD NETTLE
BELGARD PERMEABLE PAVER FLAGSTONE STEPPERS &
FLAGSTONE PATIO
IVORY SILK JAPANESE TREE
LILAC, TYP.
FIREFLY CORAL BELLS, TYP.
DEAD NETTLE, TYP.
RHAPSODY BLUE HYDRANGEA,
TYP.
ROCKY MOUNTAIN COLUMBINE,
TYP.
LILY-OF-THE-VALLEY,
TYP.
EXISTING TREES TO REAMIN
PROPOSED FLAGSTONE
STEPPERS, TYP.
PROPOSED PERMEABLE
PAVERS, TYP.
LAWN
LAWN
PROPERTY LINE
PROPERTY LINE
SETBACK
TRASH
ENCLOSURE UNIT 105
UNIT 104
UNIT 103
UNIT 101
UNIT 102
STAIRS
LIFT
FLAGSTONE PATIO, TYP.
BIKE PARKING
BENCH, TYP.
WW
WW
WW
WW
WW
WW
ALLEY
EXISTING SIDEWALK
EXISTING SIDEWALK
Exhibit D.4 | Original Application | October 26
May 20, 2022
D. Brian Beazley
Stan Clauson
205 West Main Street Affordable Housing
Historic Structure Relocation Assessment
This letter serves as a document to confirm the proposed relocation and improvements to the
existing structure at 205 West Main Street in Aspen, CO. The proposed design is intending the
house to be lifted from the existing basement foundation and relocated to the NE corner of the lot.
The home was built in 1890 and moved from the west end of Aspen to this site in 1949. The
existing residence is a two-story gable framed structure with a single story shed roof structure to the
south. The structure will be set on a new basement foundation, shored and gutted to incorporate
the new proposed floorplans. The roof structure will have to be brought up to current structural
code. Based upon observations, the existing structure appears to be sound and should be able to
withstand the move to the new location. The move should be conducted by a qualified building
moving company that is experienced in moving similar historic structures. This review was based
upon visual observations only.
Regards,
D. Brian Beazley, Architect-AIA
DATE
BY
TO
CC
PROJECT
SUBJECT
COMMENTS
Exhibit D.4 | Original Application | October 26
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
W
E
S
T
M
A
I
N
|
A
S
P
E
N
C
O
20
5
W
E
S
T
M
A
I
N
All ideas, designs, arrangements and plans
indicated or represented by this drawing are
owned by and are the property of David Johnston
Architects, PC and developed for use and in
conjunction with the specified project. None
of the ideas, designs, arrangements or plans
shall be used by or disclosed for any purposewhatsoever without the written authorization
of David Johnston Architects, PC.
119 South Spring St.
Suite 203
Aspen, CO 81611
970-925-3444
970-920-2186
TEL
FAX
A1.05
EXISTING PLANS
AF
F
O
R
D
A
B
L
E
H
O
U
S
I
N
G
Sheet No.
SCALE: 1/4" = 1'-0"1 EXISTING FLOOR PLANS
02'4' 8'
NON-HISTORIC ADDITION
(TO BE REMOVED)
Exhibit D.4 | Original Application | October 26
UNIT USE NET LIVABLE AREA 20% NLA RANGE STORAGE SF % ABOVE GRADE
101 3 BED AH UNIT 1173 1200>960 11 59
102 2 BED AH UNIT 822 900>720 11 48
103 2 BED AH UNIT 896 900>720 11 48
104 2 BED AH UNIT 914 900>720 13 46
105 2 BED AH UNIT 863 900>720 13 49
201 3 BED AH UNIT 1089 1200>960 17 100
202 3 BED AH UNIT 1176 1200>960 17 100
301 2 BED AH UNIT 866 900>720 17 100
302 3 BED AH UNIT 1048 1200>960 17 100
9 UNITS 22 BEDROOMS 8847
205 WEST MAIN AFFORABLE HOUSING N.L.A. SCHEDULE
MAIN/LOWER LEVEL
SECOND LEVEL
THIRD LEVEL
Exhibit D.4 | Original Application | October 26
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
Address of Property:
Please type or print in all caps
Property Owner Name: Representative Name (if different from Property Owner):
Billing Name and Address - Send Bills to:
Contact info for billing: e-mail: Phone:
I understand that the City has adopted, via Ordinance No. 20, Series of 2020, review fees for Land Use applications, and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner, I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees
are non-refundable.
$. flat fee for . $. flat fee for
$. flat fee for . $. flat fee for
For deposit cases only: The City and I understand that because of the size, nature, or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that additional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review, and presentation of sufficient information to enable legally required findings to be made for project
consideration unless invoices are paid in full.
The City and I understand and agree that invoices sent by the City to the above listed billing address and not returned to the
City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an
invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy, including consequences for non-payment. I agree to
pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does
not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for processing my application at the hourly rates
hereinafter stated.
$ deposit for hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$ deposit for hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen:
Phillip Supino, AICP
Community Development Director
City Use:
Fees Due: $ Received $
Case #
Signature:
PRINT Name:
Title:
205 W. Main Street
Conservation Housing Partners LLC Michael Brown
605 W. Main St., Suite 2, Aspen, CO 81611
harris@haymax.com 970 544-4196
975 APCHA
975 Parks
3,250 10
325 1
Michael Brown
Manager
Exhibit D.4 | Original Application | October 26
Michael Brown, Manager
Conservation Housing Partners LLC
605 W. Main St., Suite 2
Aspen, CO 81611
Tel: 970 544-4196
18 May 2022
Ms. Natalie Feinberg Lopez, Historic Preservation Officer
Community Development Department
City of Aspen
427 Rio Grande Place
Aspen, CO 81611
Dear Ms. Feinberg Lopez:
This letter is to certify that I, Michael Brown, Manager of Conservation Housing Partners
LLC, owner of the property located at 205 W. Main Street, give Stan Clauson Associates,
Inc. and its staff permission to represent us in discussions with the City of Aspen regarding
applications for this property. If you should have any questions regarding this matter,
please contact me.
Their contact information is as follows:
Stan Clauson, AICP, ASLA
Stan Clauson Associates, Inc
412 N. Mill Street
Aspen, CO 81611
Tel (970)925-2323
Fax (970)920-1628
stan@scaplanning.com
Very Truly Yours,
___________________________
Michael Brown, Manager
Conservation Housing Partners LLC
Exhibit D.4 | Original Application | October 26
April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying WKDWthe scope of work included in the land use application
complies with all applicable covenants and homeowner association policies. The certification must be
signed by the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
Ƒ This property is not subject to a homeowner association or other form of private covenant.
Ƒ This property is subject to a homeownerassociation or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
Ƒ This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners association or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: 'ate:
Owner printed name:
or,
Attorney signature: 'ate:
Attorney printed name:
205 W. Main Street
Aspen, CO 81611
19 May 2022
Michael Brown, Manager
Conservation Housing Partners, LLC
michael@haymax.com 970 544-4196
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 1 of 16 ALTA Commitment for Title Insurance (8-1-16)
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Commitment
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN 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,First American Title Insurance Company, a Colorado Corporation (the "Company"), commits to issue the
Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment
Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A
both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this
Commitment terminates and the Company’s liability and obligation end.
First American Title Insurance Company
If this jacket was created electronically, it constitutes an original document.
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 2 of 16 ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
1. DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public
Records.
(b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The
term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title,
interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does
not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(c) "Mortgage": A mortgage, deed of trust, or other 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 Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued
pursuant to this Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each
Policy to be issued pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting
constructive notice of matters relating to real property to purchasers for value and without Knowledge.
(h) "Title": The estate or interest described in Schedule A.
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, this 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:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements;
(f) Schedule B, Part II—Exceptions; and
(g) a counter-signature by the Company or its issuing agent that may be in electronic form.
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,
lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any
liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other
amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
(a) 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:
(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.
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the
amendment or had Knowledge of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have
incurred the expense had the Commitment included the added matter when the Commitment was first delivered to
the Proposed Insured.
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are
prohibited. Reprinted under license from the American Land Title Association.
Form 5030000 (1-31-17)Page 3 of 16 ALTA Commitment for Title Insurance (8-1-16)
(d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith
and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the
Schedule B, Part I—Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company’s liability is limited by the terms and provisions of the Policy.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this
Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the
parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations,
representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject
matter of this Commitment.
(d) 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.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized
by the Company.
(f) 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.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and
policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the
Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is
delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or
less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the
parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration.
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 4 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A
Transaction Identification Data for reference only:
Issuing Agent: Winter Van Alstine Issuing Office: Attorneys Title Insurance Agency
of Aspen, LLC
Issuing Office's ALTA® Registry ID: 1019587 Loan ID No.:
Commitment No.: 21004842 Issuing Office File No.: 21004842
Property Address: 205 West Main Street, Aspen, CO 81611
SCHEDULE A
1. Commitment Date: October 8, 2021 at 07:45 AM
2. Policy or Policies to be issued: Amount Premium
A. ALTA Owners Policy (06/17/06)$5,500,000.00 $9,545.00
Proposed Insured: Conservation Housing Partners LLC, a Colorado limited liability company
Certificate of Taxes Due $25.00
Endorsements:
CO-110.1 (Delete 1, 2, 3, 4)$75.00
Additional Charges:$0
Total $9,645.00
3. The estate or interest in the land described or referred to in this Commitment is Fee simple.
4. The Title is, at the Commitment Date, vested in:
Karen C. Stevenson and Heather M. Chisholm
5. The land referred to in the Commitment is described as follows:
SEE EXHIBIT A ATTACHED HERETO
For informational purposes only, the property address is: 205 West Main Street, Aspen, CO 81611.
Exhibit D.4 | Original Application | October 26
SCHEDULE A
(Continued)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5033708-A (4-9-18)Page 5 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
Attorneys Title Insurance Agency of Aspen, LLC
By:
Winter Van Alstine
Authorized Officer or Agent
FOR INFORMATION PURPOSED OR SERVICES IN CONNECTION WITH THIS COMMITMENT, CONTACT: Attorneys
Title Insurance Agency of Aspen, LLC, 715 West Main Street, Suite 202, Aspen, CO 81611, Phone: 970 925-7328, Fax:
970 925-7348.
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 6 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII
Commitment No: 21004842
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
1. The 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.
2. Pay the agreed amount for the estate or interest to be insured.
3. Pay the premiums, fees, and charges for the Policy to the Company.
4. 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.
5. Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the
County Treasurer or the County Treasurer's Authorized Agent.
6. Evidence that all assessments for common expenses, if any, have been paid.
7. Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company
8. Special Warranty Deed must be sufficient to convey the fee simple estate or interest in the land described or
referred to herein, from Karen C. Stevenson and Heather M. Chisholm to Conservation Housing Partners LLC, a
Colorado limited liability company, the proposed insured, Schedule A, item 2A. NOTE: C.R.S. Section
38-35-109(2) required that a notation of the purchaser's legal address, (not necessarily the same as the property
address) be included on the face of the Deed to be recorded.
9. Release of the Deed of Trust from Edith S. Chisholm, Karen H. Chisholm, and Heather M. Chisholm, to the Public
Trustee of Pitkin County for the benefit of Norwest Mortgage Inc., to secure an indebtedness in the principal sum
of $144,000, and any other amounts and/obligations secured thereby, dated January 6, 1999 and recorded
January 19, 1999 as Reception No. 426731.
10. Record a Statement of Authority to provide prima facie evidence of existence of Conservation Housing Partners
LLC, a Colorado limited liability company, an entity capable of holding property, and the name of the person
authorized to execute instruments affecting title to real property as authorized by C.R.S. Section 38-30-172.
Exhibit D.4 | Original Application | October 26
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 7 of 16 Disclosure Statement (5-1-15)
Colorado
11. Certificate of Good Standing from the Colorado Secretary of State for Conservation Housing Partners LLC, a
Colorado limited liability company.
12. A copy of the properly signed and executed Operating Agreement if written, for Conservation Housing Partners
LLC, a Colorado limited liability company, to be submitted to the Company for review.
13. Improvement Survey Plat sufficient in form, content and certification acceptable to the Company. Exception will be
taken to adverse matters disclosed thereby.
14. Receipt by the Company of the appropriate Lease Affidavit indemnifying the Company against any existing leases
or tenancies, and any and all parties claiming by, through or under said lessees.
15. This Title Commitment is subject to underwriter approval.
Exhibit D.4 | Original Application | October 26
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Form 5030008-BI&BII (5-18-17)Page 8 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Commitment No.: 21004842
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION
CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC
COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE,
COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained
by an inspection of the Land or by making inquiry of persons in possession thereof.
2. Easements, or claims of easements, not shown by the Public Records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct land
survey and inspection of the Land would disclose, and which are not shown by the Public Records.
4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not
shown in the Public Records.
5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records
or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B,
Part I—Requirements are met.
Note: Exception number 5. will be removed from the policy provided the Company conducts the closing and
settlement service for the transaction identified in the commitment
6. Any and all unpaid taxes, assessments and unredeemed tax sales.
NOTE: This exception will not appear on the final title policy upon payments of taxes and premiums.
7. Intentionally deleted.
8. Any water rights, claims of title to water, in, on or under the Land.
9. Taxes and assessments for the year 2021, and subsequent years, a lien not yet due or payable.
Exhibit D.4 | Original Application | October 26
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 9 of 16 Disclosure Statement (5-1-15)
Colorado
10. "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper, or to any valid mining claim
or possession held under existing laws" as described in the Deed dated January 3, 1888, and recorded January 8,
1888 in Book 59 at Page 243 as Reception No. 021983.
11. Reservations and exceptions specified under the Act authorizing the issuance of the Patent for the City and
Townsite of Aspen, recorded March 1, 1897, in Book 139 at Page 216 as Reception No. 060156.
12. Any and all notes, easements and recitals as disclosed on the Official Map of the City of Aspen recorded
December 16, 1959, as Reception No. 109023.
13. Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 6 (series of 1959, An
Ordinance Accepting a Map Entitled "Official Map of the City of Aspen, Pitkin County, State of Colorado," as the
Official Map of the City of Aspen: Providing for Dedication of all Streets and Alleys, Except Such Streets and
Alleys Heretofore Vacated; And Providing for the Filing of Said Map, Field Notes, and Supplemental Plats with the
Clerk and Recorder for Pitkin County, dated November 2, 1959, and recorded December 18, 1959, in Book 189 at
Page 354 as Reception No. 109043; and any and all notes, easements and recitals as disclosed on the Willets
Map recorded November 12, 1969 in Plat Book 4 at Page 27 as Reception No. 137902.
14. Terms, conditions, provisions, agreements and obligations specified under the Accessory Dwelling Unit Deed
Restriction dated November 2, 1994, recorded December 6, 1994, in Book 768 at Page 781, as Reception No.
376974.
15. Intentionally deleted.
16. Terms, conditions, provisions, agreements and obligations specified under the Revocable Encroachment Licenses
recorded July 7, 2003, as Reception Nos.484973,484974, and 484975.
17. Terms, conditions, provisions, agreements and obligations specified under the License Agreement dated January,
2018, recorded January 18, 2018, as Reception No. 644528.
18. Any loss or damage due to the following matters as disclosed on the Improvement Survey Plat, provided by Aspen
Survey, dated July 28, 2021, as File No. 2107124:
1. Encroachment of the Concrete Drive onto the Land from the adjacent property to the West.
2. Any right, title, interest or claims of interest based upon the fence lines not corresponding to the property lines.
3. Boardwalk encroachment into Block 52 alley.
19. Any existing leases or tenancies, and any and all parties claiming by, through or under said lessees.
NOTE: Upon receipt of a Lease Affidavit from Seller, this exception will not appear on the final title policy.
Exhibit D.4 | Original Application | October 26
Form 5000000-EX (7-1-14)Page 10 of 16 Exhibit A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Exhibit A
File No.: 21004842
The Land referred to herein below is situated in the County of Pitkin, State of Colorado, and is described as follows:
Lots H and I and the East fifteen (15') feet of Lot G, Block 52, CITY AND TOWNSITE OF ASPEN, Pitkin County, Colorado.
Exhibit D.4 | Original Application | October 26
Form 50-CO-Disclosure (4-1-16)Page 11 of 16 Disclosure Statement (5-1-15)
Colorado
DISCLOSURE STATEMENT
Pursuant to C.R.S. 30-10-406(3)(a) all documents received for recording or filing in the Clerk and Recorder’s office shall contain
a top margin of at least one inch and a left, right and bottom margin of at least one-half of an inch. The Clerk and Recorder will
refuse to record or file any document that does not conform to the requirements of this section.
NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the
disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding).
NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that “Every title insurance company shall be responsible to
the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title
commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its
agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner’s policy of title insurance
and is responsible for the recording and filing of legal documents resulting from the transaction which was closed.
Pursuant to C.R.S. 10-11-122, the company will not issue its owner’s policy or owner’s policies of title insurance contemplated
by this commitment until it has been provided a Certificate of Taxes due or other equivalent documentation from the County
Treasurer or the County Treasurer’s authorized agent; or until the Proposed Insured has notified or instructed the company in
writing to the contrary.
The subject property may be located in a special taxing district. A Certificate of Taxes due listing each taxing jurisdiction shall be
obtained from the County Treasurer or the County Treasurer’s authorized agent. Information regarding special districts and the
boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the
County Assessor.
NOTE: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner’s policy commitments containing a mineral severance instrument exception, or
exceptions, in Schedule B, Section 2.
A. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas,
other minerals, or geothermal energy in the property; and
B. That such mineral estate may include the right to enter and use the property without the surface owner’s
permission.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-2, 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:
A. The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
B. 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.
C. The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic’s and
material-men’s liens.
D. The Company must receive payment of the appropriate premium.
E. If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the 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.
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
Exhibit D.4 | Original Application | October 26
Form 50-CO-Disclosure (4-1-16)Page 12 of 16 Disclosure Statement (5-1-15)
Colorado
NOTE: Pursuant to C.R.S. 38-35-125(2) no person or entity that provides closing and settlement services for a real estate
transaction shall disburse funds as a part of such services until those funds have been received and are available for immediate
withdrawal as a matter of right.
NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for
recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee.
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 an ALTA
Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages referred to herein unless the
above conditions are fully satisfied.
Exhibit D.4 | Original Application | October 26
TELEPHONE 970 925-7328 FACSIMILE 970 925-7348
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
715 West Main Street, Suite 202
Aspen, CO 81611
Attorneys Title Insurance Agency of Aspen, LLC
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V. of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through it affiliates,
from sharing non-public personal information about you with a nonaffiliated third party unless the institution provides you
with a notice of its privacy policies and practices, such as the type of information that it collects about you and the
categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with
this document, which notifies you of the privacy policies and practices of Attorneys Title Insurance Agency of Aspen,
LLC.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you, such as on application or other forms.
Information about your transactions we secure from out files, or from our affiliates or others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information
will be collected about you.
We may disclose any of the above information that we collect about our customers or former customer to our affiliates or
to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following types of nonaffiliated
companies that perform marketing services on our behalf or with whom we have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance, securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY
PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to know that information in
order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard your nonpublic personal information.
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
Exhibit D.4 | Original Application | October 26
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: 273512454003 on 01/21/2022
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Exhibit D.4 | Original Application | October 26
JACOBY FAMILY LP
VERO BEACH, FL 32960
700 20TH ST
GLICKMAN ADAM
SAN JUAN PUERTO RICO 00907-3122,
644 FERNANDEZ JUNCOS AVE #301
DISTRICT VIEW PLAZA MIRAMAR
HITE ANGELA R FAMILY TRUST
WOODY CREEK, CO 81656
PO BOX 155
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
PESIKOFF DAVID
HOUSTON, TX 77098
1811 NORTH BLVD
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
SUREFOOT LC
PARK CITY, UT 84060
1500 KEARNS BLVD #110
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
WEST HOPKINS LLC
LOS ANGELES, CA 90071
400 S HOPE ST, STE 1000
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MELTON DAVID
ASPEN, CO 81611
135 W MAIN ST #A
211 WEST MAIN LLC
ASPEN, CO 81611
323 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
BROWDE KRISTEN PRATA
CHAPPAQUA, NY 10514
604 QUAKER RD
Exhibit D.4 | Original Application | October 26
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
TYROL APARTMENTS LLC
ASPEN, CO 81611
200 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
ASPEN MOUNTAIN LODGE UNIT 301 LLC
CONSHOHOCKEN, PA 19428
PO BOX 401
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
KETTELKAMP W C JR
PUEBLO, CO 81003
2126 N ELIZABETH ST
RESIDENCES AT THE LITTLE NELL CONDO ASSOC INC
ASPEN, CO 81611
501 E DEAN ST
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
VALLEY EXCHANGE PROPERTIES LLC
ASPEN, CO 81611
122 W MAIN ST
CORBETT RICHARD J & JILLIAN F
ASPEN, CO 81612
PO BOX 7955
GUNNING JANINE L
ASPEN, CO 81612
PO BOX 11705
AML 103 LLC
ASPEN, CO 81611
605 W MAIN ST #2
235 W HOPKINS B LLC
BOCA RATON, FL 33432
250 S OCEAN BLVD # 14A
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
LITTLE HOPKINS HOTEL LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GROVER FREDRICK W & PAULA J
ST PETERSBURG, FL 337043717
725 BRIGHTWATERG BLVD NE
Exhibit D.4 | Original Application | October 26
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
ASPEN MEDICAL CENTER CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W MAIN ST
LOT D LLC
ASPEN, CO 81611
501 RIO GRANDE PL #204
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
BETA PROPERTIES LLC
FORT COLLINS, CO 80525
1609 E HARMONY RD
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HOTEL ASPEN CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
110 W MAIN ST
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
ASPEN HOMEOWNERS ASSOCIATION
ASPEN, CO 81611
311 W MAIN ST
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
DHM FAMILY TRST
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
TARADA LLC
RESTON, VA 201911530
1902 CAMPUS COMMONS DR #415
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
ASPEN SKIING COMPANY LLC
ASPEN, CO 81612
PO BOX 1248
TWIN COASTS LTD
BOCA RATON, FL 33432
433 PLAZA REAL #275
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
ASPEN MAIN OFFICE CONDO ASSOC
ASPEN, CO 81611
220 W MAIN ST
ASPEN CONDOS ASSOC
ASPEN, CO 81611
COMMON AREA
311 W MAIN ST
Exhibit D.4 | Original Application | October 26
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
SHADOW MOUNTAIN DUPLEX CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W HOPKINS AVE
JOBLON MATTHEW
ENGLEWOOD, CO 80013
43 COVINGTON CT
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
CHOOKASZIAN DENNIS
WILMETTE, IL 60091
1100 MICHIGAN AVE
UTE HOUSING LLC
ASPEN, CO 81611
210 S GALENA ST
BETA PROPERTIES LLC
FORT COLLINS, CO 80525
1609 E HARMONY RD
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
SAND KATHERINE M
ASPEN, CO 81612
PO BOX 51
212 WEST HOPKINS LLC
ASPEN, CO 81611
212 W HOPKINS AVE
JLR QPRT TRUST
CORAL GABLES, FL 33156
355 MARQUESA DR
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
TEMPKINS HARRY & VIVIAN
MIAMI BEACH, FL 33139
605 LINCOLN RD #301
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
135 HOPKINS LTD
AUSTIN, TX 78738
12400 HWY 71 W #350-371
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
SEVEN SEAS INVESTMENT LLC
WILMETTE, IL 60091
1120 MICHIGAN AVE
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
Exhibit D.4 | Original Application | October 26
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
PAN ABODE CONDO ASSOC
ASPEN, CO 81611
211 W HOPKINS AVE
ASPEN SCHOOL DISTRICT #1
ASPEN, CO 81611
0235 HIGH SCHOOL RD
121 W BLEEKER LLC
ASPEN, CO 81611
121 W BLEEKER ST
GILDENHORN MICHAEL S
BETHESDA, MD 20816
5008 BALTON RD
HITE HENRY HARRIS REVOC TRUST
WOODY CREEK, CO 81656
PO BOX 155
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
MAYER KEVIN
ASPEN, CO 81611
222 W HOPKINS AVE #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
BERGHOFF MICHAEL R TRUST
INDIANAPOLIS, IN 46236
9112 WALNUT GROVE DR
AML 309 LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
HOLTZMAN L BART & PATRICIA G
SAINT LOUIS, MO 63124
9741 LITZSINGER RD
HAYMAX LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ASPEN SCHOOL DISTRICT #1
ASPEN, CO 81611
0235 HIGH SCHOOL RD
Exhibit D.4 | Original Application | October 26
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
233 W BLEEKER LOTS ABC LLC
ASPEN, CO 81611
501 RIO GRANDE PL #204
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
RILEY AMY CLARK
ASPEN, CO 81611
129 W BLEEKER ST
TWIN COASTS LTD
BOCA RATON, FL 33432
433 PLAZA REAL #275
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
DIMITRIUS RALLI TRUST
PASADENA, CA 91101
530 S LAKE AVE #433
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
NORTHSTAR OFFICE BUILDING CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
122 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ASPEN/PITKIN COUNTY HOUSING AUTHORITY
ASPEN, CO 81611
210 E HYMAN AVE #202
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
JOBLON MATTHEW
ENGLEWOOD, CO 80013
43 COVINGTON CT
TIMBERLINE BANK
GRAND JUNCTION, CO 815054300
649 MARKET ST
MARTIN SCOTT M
ASPEN, CO 81611
PO BOX 51
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
HAERTER JONATHAN J & BETHANY S
SNOWMASS VILLAGE, CO 81615
PO BOX 6447
BERGHOFF KRISTIN TRUST
INDIANAPOLIS, IN 46236
9112 WALNUT GROVE DR
FCB LLC
SNOWMASS, CO 816549102
525 SHIELD O RD
Exhibit D.4 | Original Application | October 26
AJAX VIEW COMMERCIAL/NORTH STAR OFFICE
ASPEN, CO 81611
132 W MAIN ST
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MORGAN DONALD
ATLANTA, GA 30309
2288 PEACHTREE RD, NW #12
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
TIMBERLINE BANK
GRAND JUNCTION, CO 815054300
649 MARKET ST
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
SHIELD JULIET E
ASPEN, CO 81611
221 N STARWOOD DR
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
TYROLEAN LODGE LLC
ASPEN, CO 81611
200 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GUNN ROBERT W FAMILY TRST
MARBLEHEAD, MA 01945
409 OCEAN AVE
GUNNING RALPH
ASPEN, CO 81612
PO BOX 11912
MARTIN SCOTT M
ASPEN, CO 81611
PO BOX 51
BLEEKER LLC
CARBONDALE, CO 81623
111 PINNACLE CT
KING LOUISE CONDO ASSOC
ASPEN, CO 81611
600 E HOPKINS AVE #203
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
WEST SIDE CONDO ASSOC
ASPEN, CO 81611
234 W HOPKINS AVE
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
JACOBY FAMILY LP
VERO BEACH, FL 32960
700 20TH ST
Exhibit D.4 | Original Application | October 26
NORTH STAR LODGE LLC
GRAND JUNCTION, CO 81505
633 24 RD
DEAN FAMILY LTD PTSHP LLP
BOULDER, CO 80301
590 DELLWOOD AVE
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
JES 2002 GRANTOR TRUST
ASPEN, CO 81611
221 N STARWOOD DR
GARET CONDO ASSOC
ASPEN, CO 81611
400 E MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
SAND KATHERINE M
ASPEN, CO 81612
PO BOX 51
WINER CAROL G
BETHESDA , MD 20817
6740 SELKIRK DR
GARMISCH LODGING LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
Exhibit D.4 | Original Application | October 26
2,400
400.0
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0400.0200.00
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 2:47 PM 01/21/22 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
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
Exhibit D.4 | Original Application | October 26
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Natalie Feinberg Lopez, Historic Preservation Officer, natalie.feinberglopez@aspen.gov
DATE: February 3, 2022
PROJECT LOCATION: 205 W. Main Street
REQUEST: Major Development, Relocation, Historic Preservation Benefits, Growth Management,
Affordable Housing Credits
REPRESENTATIVE: Stan Clauson, Stan Clauson and Associates, stan@scaplanning.com
DESCRIPTION: 205 W. Main is a landmark designated, Mixed Use zoned, 7,500 square foot
property which contains a Victorian era single family home that was constructed in 1890 and moved
to the current location in 1949. A potential purchaser in interested in creating multi-family housing
and affordable housing credits.
Based on the discussions held at a site visit and a Pre-Application Conference, staff understands
that the scope of work is likely to include a proposal to demolish a small non-historic addition at the
southwest corner of the miner’s cottage. Based on initial review of maps of the home in its original
location, it appears that a lean-to addition spanning the rear of the home is from the late 1800s/ early
1900s and would require preservation, but the more recently added element referenced above would
not.
The historic resource is to be re-positioned towards the northwest corner of the site and expanded
below grade. A new detached structure would form an L-shape along the east and south sides of
the historic resource. Setback variations may be requested to provide appropriate distancing
between the structures and to preserve trees and lilacs on the site to the extent possible and as
determined by the Parks Department.
In preparing the application, please refer to the Mixed Use zone district for guidance on dimensional
requirements. The Transportation and Parking Management section of the land use code
establishes that the parking requirement is 1 parking unit per dwelling unit, which may be provided
as a mix of on-site parking, TIA measures and cash-in-lieu. At least one on-site space will likely
need to be accessible and approximately twice the width of a standard parking space. In addition,
the alley frontage will need to include adequate trash and recycling storage and utilities.
Prior to the preparation of a recommendation to HPC, staff will refer the application to other City
Departments for comments and proposed conditions of approval. The applicant will be required to
prepare a Transportation Impact Analysis for Engineering Review.
HPC will apply the land use code, the Historic Preservation Design Guidelines and the Main Street
Historic District Guidelines to the project review. Please note that the historic structure is exempt
from Residential Design Standards review, but the new structure is not.
The first step will be Conceptual review (site plan, treatment of historic resource, height, scale,
massing and proportions of new development), Relocation, Variations and GMQS/Affordable
Housing Credits. Following Conceptual approval, staff will inform Council of HPC’s decision,
Exhibit D.4 | Original Application | October 26
allowing them the opportunity to “call up” any aspects of the approval that they find require
additional discussion. This is standard practice for all significant reviews before HPC. The last
step is Final design review by HPC, primarily landscape plan, lighting, fenestration, and selection
of new materials.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.304.035 Neighborhood Outreach
26.415.070.D Major Development
26.415.090 Relocation
26.415.110.C Historic Preservation Variations, Benefits
26.470.080 General Review Standards: Affordable Housing
26.470.100.C Planning and Zoning Commission Applications, Affordable Housing
26.515 Transportation and Parking Management
26.540.070 Review Criteria for Establishing an Affordable Housing Credit
26.575.020 Calculations and Measurements
26.600 Impact Fees
26.620 School Land Dedication
26.710.180 Mixed Use (MU) Zone District
12.10.050 Trash Storage Space Required for Multi-Family Developments
For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application
Land Use Code
Historic Preservation Design Guidelines
Review by: Staff for completeness and recommendations
HPC for determinations, City Council for notice of the HPC Conceptual
decision. Council has the authority to remand the Conceptual decision
back to HPC for further consideration.
Public Hearing: Yes
Neighborhood Outreach: Yes
Referrals: Yes, the project will be referred to the Development Review
Committee.
Fees: Conceptual- $3,250 for 10 billable hours of planning staff time plus
referral fees in the amount of $325 deposit for 1 hour of Engineering
Review, a $975 flat fee for Parks, a $975 flat fee for APCHA for a total
of $5,525. (Additional/ lesser deposit hours will be billed/ refunded at
a rate of $325 per hour)
Final- $1,950 for 6 billable hours of planning staff time. (Additional/
lesser deposit hours will be billed/ refunded at a rate of $325 per hour)
Exhibit D.4 | Original Application | October 26
APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the
application as one pdf to natalie.feinberglopez@aspen.gov for an initial determination of
completeness.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to
occur, consisting of a current (no older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the
State of Colorado, listing the names of all owners of the property, and all mortgages,
judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act
on behalf of the applicant.
HOA Compliance form
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado.
A written description of the proposal and an explanation of how the proposed
development complies with the relevant review standards and design guidelines (please
note that landmarks are except from the Residential Design Standards.)
Scaled site plan and drawings of all proposed structures or additions.
A written report from a licensed engineer or architect regarding the soundness of the
miner’s cottage to be relocated.
Evidence of the financial ability to undertake the safe relocation, preservation and repair
of the miner’s cottage through the posting of bonds or other financial measures deemed
appropriate.
Supplemental materials to provide a visual description of the context surrounding the
designated historic property including photographs and other exhibits, as needed, to
accurately depict location and extent of proposed work.
The net livable square footage of each residential unit in the development.
Exhibit D.4 | Original Application | October 26
If applicable, the conditions under which reductions from net minimum livable square
footage requirements are requested according to APCHA guidelines.
Proposed Category Designation of sale or rental restriction for each unit in the
development.
Proposed employees housed by the affordable housing unit in increments of no less than
one one-hundredth (0.01) according to Section 26.470.100.2- Employees Housed.
A mobility plan meeting the requirements of Chapter 26.515 of the Aspen Municipal
Code.
For Conceptual the following items will need to be submitted in addition to the items listed
above:
• Graphics identifying preliminary selection of primary exterior building materials.
• A preliminary stormwater design.
For Final the following items will need to be submitted in addition to the items listed above:
• Final selection of all exterior materials and samples or clearly illustrated photographs.
• A lighting plan and landscape plan, including any visible stormwater mitigation features.
Once the copy is deemed complete by staff, the application fee will be requested.
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.
Exhibit D.4 | Original Application | October 26
= input
= calculation
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Minor
Entering Exiting Total Entering Exiting Total
Commercial (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00
Free-Market Housing (Units)-1 Units -0.19 -0.48 -0.67 -0.46 -0.36 -0.82
Affordable Housing (Units)9 Units 3.24 3.51 6.75 4.41 3.60 8.01
Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00
Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00
3.05 3.03 6.08 3.95 3.24 7.19
Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting
Commercial 2.27 0.69 0.31 4.14 0.4 0.6
Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44
Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45
Lodging 0.25 0.57 0.43 0.31 0.52 0.48
Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6
AM Peak Average PM Peak Average
Trips Generated
AM Peak-Hour PM Peak-Hour
TOTAL NEW TRIPS
ASSUMPTIONS
ASPEN TRIP GENERATION
Is this a major or minor project?
205 W Main Street, Aspen
205 W Main Affordable Housing
Net New
Units/Square Feet of
the Proposed ProjectProposed Land Use
*For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to
the trip generation.
Name
Company
Address
Phone
Email
Trip Generation
8/26/2022
Instructions:
IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File"
and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro
Settings"category. Beneath "Macro Settings" select "Enable all Macros."
Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The
numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be
reduced put a negative number of units or square feet.
Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points
are only awarded for proposed (not existing) and confirmed aspects of the project.
Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project.
Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which
explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure
that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense
for the project site and are improvements to the current condition.
Minor Development -Inside the Roundabout Major Development -Outside the Roundabout
Helpful Hints:
1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool.
2. Refer to TIA Frequently Asked Questions for a quick overview.
2. Hover over red corner tags for additional information on individual measures.
3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not
receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the
context of project location and future use.
4. A glossary sheet is provided as an additional tab. Typical terms are defined within this glossary.
Transportation Impact Analysis
TIA Frequently Asked Questions
Exhibit D.4 | Original Application | October 26
= input
= calculation
28
Category Sub.Measure Number Question Answer Points
1
Does the project propose a detached sidewalk where an attached
sidewalk currently exists? Does the proposed sidewalk and buffer
meet standard minimum widths?
Yes 5
2 Is the proposed effective sidewalk width greater than the standard
minimum width?0
3 Does the project propose a landscape buffer greater than the
standard minimum width?0
5
4
Does the project propose a detached sidewalk on an adjacent block?
Does the proposed sidewalk and buffer meet standard minimum
widths?
No 0
5 Is the proposed effective sidewalk width on an adjacent block
greater than the standard minimum width?0
6 Is the proposed landscape buffer on an adjacent block greater than
the standard minimum width?0
0
7 Are slopes between back of curb and sidewalk equal to or less than
5%?Yes 0
8 Are curbs equal to (or less than) 6 inches?Yes 0
9
Is new large-scale landscaping proposed that improves the pedestrian
experience? Properties within the Core do not have ample area to
provide the level of landscaping required to receive credit in this
category.
NA 0
10 Does the project propose an improved crosswalk? This measure must
get City approval before receiving credit. No 0
0
11 Are existing driveways removed from the street?Yes 5
12 Is pedestrian and/or vehicle visibility unchanged by new structure or
column?Yes 0
13 Is the grade (where pedestrians cross) on cross-slope of driveway 2%
or less?Yes 0
14
Does the project propose enhanced pedestrian access points from
the ROW? This includes improvements to ADA ramps or creating new
access points which prevent pedestrians from crossing a street.
Yes 5
15 Does the project propose enhanced pedestrian or bicyclist interaction
with vehicles at driveway areas?No 0
10
16 Is the project's pedestrian directness factor less than 1.5?Yes 0
17
Does the project propose new improvements which reduce the
pedestrian directness factor to less than 1.2? A site which has an
existing pedestrian directness factor less than 1.2 cannot receive
credit in this category.
Yes 5
18 Is the project proposing an off site improvement that results in a
pedestrian directness factor below 1.2?* No 0
19 Are traffic calming features proposed that are part of an approved
plan (speed humps, rapid flash)?*No 0
5
20
Are additional minor improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of Aspen
staff?
Yes 3
21
Are additional major improvements proposed which benefit the
pedestrian experience and have been agreed upon with City of Aspen
staff?
No 0
3
23
Pe
d
e
s
t
r
i
a
n
s
Subtotal
Ad
d
i
t
i
o
n
a
l
Pr
o
p
o
s
e
d
Im
p
r
o
v
e
m
e
n
t
s
TOTAL NUMBER OF TRIPS MITIGATED:
Pe
d
e
s
t
r
i
a
n
R
o
u
t
e
s
Tr
a
f
f
i
c
C
a
l
m
i
n
g
a
n
d
P
e
d
e
s
t
r
i
a
n
Ne
t
w
o
r
k
Dr
i
v
e
w
a
y
s
,
P
a
r
k
i
n
g
,
a
n
d
A
c
c
e
s
s
Co
n
s
i
d
e
r
a
t
i
o
n
s
MMLOS Input Page
Subtotal
Subtotal
Si
d
e
w
a
l
k
C
o
n
d
i
t
i
o
n
on
A
d
j
a
c
e
n
t
B
l
o
c
k
s
Si
d
e
w
a
l
k
C
o
n
d
i
t
i
o
n
on
P
r
o
j
e
c
t
F
r
o
n
t
a
g
e
Subtotal
Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections.
Subtotal
Subtotal
Pedestrian Total*
Exhibit D.4 | Original Application | October 26
Category Sub.Measure Number Question Answer Points
22 Is a new bicycle path being implemented with City approved design?No 0
23 Do new bike paths allow access without crossing a street or driveway?No 0
24 Is there proposed landscaping, striping, or signage improvements to
an existing bicycle path?No 0
25 Does the project propose additional minor bicycle improvements
which have been agreed upon with City of Aspen staff?No 0
26 Does the project propose additional major bicycle improvements
which have been agreed upon with City of Aspen staff?No 0
0
Bi
c
y
c
l
e
Pa
r
k
i
n
g
27 Is the project providing bicycle parking?Yes 5
5
5
Category Sub.Measure Number Question Answer Points
28 Is seating/bench proposed?NA 0
29 Is a trash receptacle proposed?No 0
30 Is transit system information (signage) proposed?No 0
31 Is shelter/shade proposed?No 0
32 Is enhanced pedestrian-scale lighting proposed?No 0
33 Is real-time transit information proposed?No 0
34 Is bicycle parking/storage proposed specifically for bus stop use?No 0
35 Are ADA improvements proposed?No 0
0
36 Is a bus pull-out proposed at an existing stop?No 0
37 Is relocation of a bus stop to improve transit accessibility or roadway
operations proposed?No 0
38 Is a new bus stop proposed (with minimum of two basic amenities)?No 0
0
0
Tr
a
n
s
i
t
Ba
s
i
c
A
m
e
n
i
t
i
e
s
Subtotal
Subtotal
En
h
a
n
c
e
d
Am
e
n
i
t
i
e
s
Subtotal
Subtotal
Bicycles Total*
Transit Total*
Bi
c
y
c
l
e
s
Mo
d
i
f
i
c
a
t
i
o
n
s
t
o
E
x
i
s
t
i
n
g
Bi
c
y
c
l
e
P
a
t
h
s
Exhibit D.4 | Original Application | October 26
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will an onsite ammenities strategy be implemented?
Which onsite ammenities will be implemented?
Will a shared shuttle service strategy be implemented?
What is the degree of implementation?
What is the company size?
What percentage of customers are eligible?
3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?0.00%
0.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will a network expansion stragtegy be implemented?
What is the percentage increase of transit network coverage?
What is the existing transit mode share as a % of total daily trips?
Will a service frequency/speed strategy be implemented?
What is the percentage reduction in headways (increase in frequency)?
What is the existing transit mode share as a % of total daily trips?
What is the level of implementation?
Will a transit access improvement strategy be implemented?Yes
What is the extent of access improvements? Within Project Only
7 Intercept Lot Will an intercept lot strategy be implemented?0.00%
1.00%
Category Measure
Number Sub. Question Answer Strategy VMT
Reductions
Will there be participation in TOP?
What percentage of employees are eligible?
Is a transit fare subsidy strategy implemented?
What percentage of employees are eligible?
What is the amount of transit subsidy per passenger (daily equivalent)?
Is an employee parking cash-out strategy being implemented?
What percentage of employees are eligible?
Is a workplace parking pricing strategy implemented?
What is the daily parking charge?
What percentage of employees are subject to priced parking?
Is a compressed work weeks strategy implemented?
What percentage of employees are participating?
What is the workweek schedule?
Is an employer sponsered shuttle program implemented?
What is the employer size?
What percentage of employees are eligible?
Is a carpool matching strategy implemented?
What percentage of employees are eligble?
Is carshare participation being implemented?
How many employee memberships have been purchased?
What percentage of employees are eligble?
Is participation in the bikeshare program WE-cycle being implemented?
How many memberships have been purchased?
What percentage of employees/guests are eligble?
Is an end of trip facilities strategy being implemented?Yes
What is the degree of implementation? Low
What is the employer size? Small
Is a self-funded emergency ride home strategy being implemented?
What percentage of employees are eligible?
Is a carpool/vanpool priority parking strategy being implemented?
What is the employer size?
What number of parking spots are available for the program?
Is a private employer shuttle strategy being implemented?
What is the employer size?
What percentage of employees are eligible?
Is a trip reduction marketing/incentive program implemented?
What percentage of employees/guests are eligible?
0.22%
1.00%
1.22%
1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail.
21
16
17
18
19
20
11
12
13
14
15
Participation in TOP
Transit Fare Subsidy
Employee Parking Cash-Out
Workplace Parking Pricing
Compressed Work Weeks
Employer Sponsored Vanpool
Carpool Matching
Carshare Program
Self-funded Emergency Ride Home
Carpool/Vanpool Priority Parking
Private Employer Shuttle
Trip Reduction Marketing/Incentive
Program
End of Trip Facilities
Cross Category Maximum Reduction, Neighborhood and Transit
Global Maximum VMT Reductions
TDM Input Page
0.00%
1.00%
0.00%
Co
m
m
u
t
e
T
r
i
p
R
e
d
u
c
t
i
o
n
P
r
o
g
r
a
m
s
S
t
r
a
t
e
g
i
e
s
Onsite Servicing
Shared Shuttle Service
Ne
i
g
h
b
o
r
h
o
o
d
/
S
i
t
e
En
h
a
n
c
e
m
e
n
t
s
S
t
r
a
t
e
g
i
e
s
0.00%
0.00%
Network Expansion
Service Frequency/Speed
Transit Access Improvement
Maximum Reduction Allowed in Category
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
Bikeshare Program
0.00%
0.00%
0.00%
0.00%
0.00%
1.00%
0.00%
Maximum Reduction Allowed in Category
Maximum Reduction Allowed in CategoryTr
a
n
s
i
t
S
y
s
t
e
m
I
m
p
r
o
v
e
m
e
n
t
s
St
r
a
t
e
g
i
e
s
1
2
4
5
6
8
9
10
Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or
MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit
for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of
project location and future use.
Exhibit D.4 | Original Application | October 26
DATE:
PROJECT NAME:
PROJECT ADDRESS:
APPLICANT CONTACT
INFORMATION:
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
Stan Clauson, FAICP, ASLA Stan
Clauson Associates, Inc. 200
W. Main St., Ste. 203, Aspen
970-274-3265
stan@scaplanning.com
Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated
PM 7.2 28 0.09 28.09 0.00
Click on the "Generate Narrative" Button to the right.
Respond to each of the prompts in the space provided.
Each response should cover the following:
1. Explain the selected measure.
2. Call out where the measure is located.
3. Demonstrate how the selected measure is appropriate to enhance the project site
and reduce traffic impacts.
4. Explain the Enforcement and Financing Plan for the selected measure.
5. Explain the scheduling and implementation responsibility of the mitigation measure.
6. Attach any additional information and a site map to the narrative report.
Narrative:
8/26/2022
Conservation Housing Partners LLC (200 W Main Affordable Housing)
205 W Main Street, Aspen
Trip Generation
SUMMARY
Trip Mitigation NET TRIPS TO BE
MITIGATED
Project Description
In the space below provide a description of the proposed project.
This project involves the redevelopment of a property containing a historic single-family home with ADU into a nine (9) unit 100% deed-
restricted affordable housing development. Right-of-way improvements include removal of an informal gravel head-in parking area accessed off
of First Street and the installation of curb and gutter, landscaped parkway, and sidewalk adjacent to the property where none currently exists
along First Street. Bicycle parking will be provided as an amenity on site. The property meets the 1.2 directness criteria owing to its proximity to
the Commercial Core and transit options.
MMLOS
In the space provided call out the effective sidewalk width and the percentage of the site which meets or exceeds the minimum standard
width. Explain the site constraints for areas which do not meet the minimum width.
Curb and gutter, landscaped parkway, and sidewalk will be installed along First Street adjacent to the property where none currently exists.
These elements will meet all current City Engineering standards.
Explain what driveways are removed and how this benefits the pedestrian experience.
Head in parking will be removed along Frist Street increasing safety for cyclists and allowing the installation of sidewalks for pedestrian safety.
Describe the enhanced pedestrian access point(s). This measure is to improve pedestrian access to the site from the ROW. It includes adding
additional access points which prevent pedestrians and bicyclists from crossing a street, improvements to the project's ADA ramps in the
ROW, and improvements to existing access points.
Exhibit D.4 | Original Application | October 26
New sidewalk along First Street will enhance pedestrian access.
Explain any additional minor improvements which benefit the pedestrian experience and have been agreed upon with City of Aspen staff.
Not applicable.
Include any additional information that pertains to the MMLOS plan in the space provided below.
Not applicable.
TDM
Include any additional information that pertains to the TDM plan in the space provided below.
Specific TDM measures will include transit access improvements owing to the newly installed sidewalks (#6), as well as bicycle parking and
outdoor storage for bicycles (#17).
MMLOS Site Plan Requirements
Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal.
Sidewalk Width and Buffer Width
Slopes Between Back of Curb and Sidewalk
Removed Driveway(s)
2% Slope at Pedestrian Driveway Crossings
Enhanced Pedestrian Access Point
Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example)
Additional Minor Pedestrian Improvement
Bicycle Parking
Enforcement and Financing
Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures.
ROW improvements will be required prior to issuance of a Certificate of Occupancy.
Scheduling and Implementation Responsibility of Mitigation Measures
Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures.
Not applicable.
Monitoring and Reporting
Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan
requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and
effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data.
Exhibit D.4 | Original Application | October 26