HomeMy WebLinkAboutExhibit B_DRC Referral Comments1
LAND USE REFERRAL MEMORANDUM
TO: Kevin Rayes, Community Development Department
FROM: Cindy Christensen, Deputy Director - APCHA
DATE: August 16, 2022
RE: 205 West Main – AH Credit Project – LPA 22-063
PROJECT
The property is located at 205 West Main. The applicant is proposing to create a multi-family housing
project with nine (9) deed-restricted units. The project is for the generation of the City of Aspen
Affordable Housing Credits. Three of the units would be three-bedroom and the remaining six units
would be two-bedroom units.
DISCUSSION
Four of the two-bedroom units proposed on the main/lower level are greater than 50% below grade
(between 1% to 4%). In these four units, the bedrooms are located below grade with the living area
on the main level.
Although all of the units are below the minimum square footage requirement as stipulated in the
APCHA Affordable Housing Development Policy, they are all within the allowable 20% reduction as
long as they adhere to the criteria stipulated in this Policy and stated below. Based on the
application, this project does fall within the criteria stated below.
•Significant storage space located outside the unit;
•Above average natural light, i.e., more windows than required by code;
•Efficient, flexible layout with limited hall and staircase space;
•Availability of site amenities, such as pool or proximity to park or open space;
•Unit location within the development, i.e., above ground location versus ground level or below
ground; and/or
•Possibility that project can achieve higher density of deed-restricted units with a reduction
variance.
The development plans on providing seven parking spaces, of which one is the required ADA spot.
There are a total of 22 bedrooms associated with this project with only six parking spaces. This is a
concern for APCHA since each unit will also only be allowed ONE guest residential parking permit.
RECOMMENDATION
APCHA would recommend approval with the following conditions:
1.All bedrooms must contain a closet.
2.All units must contain kitchen appliances.
Exhibit B | DRC Referral Comments
2
3. All units must include a washer and dryer.
4. If the units are to remain as rental units, all units must be sold to a qualified Pitkin County employer
approved by APCHA prior to purchase.
5. An approved deed restriction provided by APCHA will need to be signed by each owner at the time
of purchase and recorded. The deed restriction will require minimum occupancy (at least one person
per bedroom). If the tenants are all adults, all must be working full time within Pitkin County as
stipulated in the APCHA Regulations.
6. Reconsider adding additional parking spaces.
Exhibit B | DRC Referral Comments
Engineering1 - 205 W Main St - LPA-22-063_20220811
Page: 52
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Provide a conceptual utilities
plan. Most importantly show
where a transformer to support
the development will be placed.
A single phase transformer with
a 5x5 vault may be needed.
Provide an easement to
accommodate the transformer
with 3' clear zones surrounding
the sides and back of the
transformer and 10' clear in the
front.
Alternatively work with COA
Electric Dept to determine
available capacity in the
transformer in the alley to the
west.
205 W. Main HPC Major Devel App 19-MAY-22.pdf (5)
Page: 52
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
A conceptual drainage plan and
report is required to determine
appropriate site mass and scale
and demonstrate the site can still
accommodate stormwater
requirements onsite. A full
conceptual draiange plan and
report as outlined in the URMP
will be required at HPC detailed
review. However looking at the
site there is limited space for
drainage and stormwater and
those aspects should be
considered in the design early in
the project planning.
Page: 52
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
A transportation Impact Analysis
was not provided int he
submittal. Please provide. Select
meaningful and impactful
mitigation measures to offset the
anticipated additional vehicle
trips created by this
development.
Page: 52
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
The site is not in a sidewalk
deferred zone and a sidewalk
will be required on First St. 5 ft
sidewalk with 5 ft landscape
buffer.
Provide a conceptual utilities plan. Most importantly show where a transformer to
support the development will be placed. A single phase transformer with a 5x5 vault
may be needed. Provide an easement to accommodate the transformer with 3' clear
zones surrounding the sides and back of the transformer and 10' clear in the front.
Alternatively work with COA Electric Dept to determine available capacity in the
transformer in the alley to the west.
A conceptual drainage plan and report is required to determine appropriate site mass
and scale and demonstrate the site can still accommodate stormwater requirements
onsite. A full conceptual draiange plan and report as outlined in the URMP will be
required at HPC detailed review. However looking at the site there is limited space for
drainage and stormwater and those aspects should be considered in the design early
in the project planning.
A transportation Impact Analysis was not provided int he submittal. Please provide.
Select meaningful and impactful mitigation measures to offset the anticipated
additional vehicle trips created by this development.
PLANTING
BED
LAWN
LAWN
EXISTING PARKING
-TO BE REMOVED
S.
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The site is not in a
sidewalk deferred zone
and a sidewalk will be
required on First St. 5 ft
sidewalk with 5 ft
landscape buffer.
Exhibit B | DRC Referral Comments
Page: 52
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Existing head in parking is
required to be removed and
replaced with the COA standard
street cross section with parallel
parking.
LAWN
EXISTING PARKING
-TO BE REMOVED
Existing head in parking
is required to be removed
and replaced with the
COA standard street
cross section with parallel
parking.
Exhibit B | DRC Referral Comments
= 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
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.
Transportation Impact Analysis
TIA Frequently Asked Questions
Exhibit B | DRC Referral Comments
= 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
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MMLOS Input Page
Subtotal
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Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections.
Subtotal
Subtotal
Pedestrian Total*
Exhibit B | DRC Referral Comments
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
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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
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Subtotal
Bicycles Total*
Transit Total*
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Exhibit B | DRC Referral Comments
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.
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16
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18
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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%
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Onsite Servicing
Shared Shuttle Service
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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
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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 B | DRC Referral Comments
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 B | DRC Referral Comments
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 B | DRC Referral Comments
Not applicable.
Exhibit B | DRC Referral Comments
Parks 1
Page: 31
Author: davidr
Date: 8/2/2022 10:59:32 AM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Parks Department recommends
that the Parks Development Fee
not be waived in this instance.
The proposed units are family
oriented and in our experience
this unit type shows higher park
usage.
31 (1)
Page: 48
Author: davidr
Date: 8/2/2022 1:10:41 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
These 4 healthy mature trees
have mitigation value of
$38,000. The City Forester has
determined that they do have
value as part of the community
forest. Plan on submitting for a
Tree removal permit at Building
permit stage.
48 (2)
Page: 48
Author: davidr
Date: 8/2/2022 1:15:07 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Verify that these trees still exist
and if so, confirm that activity on
205 W Main property will not
impact their roots. City Forester
may require air-spading to
expose roots....
Page: 51
Author: davidr
Date: 8/2/2022 1:07:55 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Remove crab apple trees & plan
on planting back species as
directed by City Forester.
Possibly 5 or 6 total.
51 (5)
Page: 51
Author: davidr
Date: 8/2/2022 12:50:14 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Check on viability of planting
trees here.
HPC Major Development
)
Page | 30
s may not exceed the Impact Fee and a developer shall not be reimbursed by the City for
pment which is smaller than the previous development.
100% affordable housing project, the applicant is requesting a waiver of all of
-referenced impact fees.
mpact fees
t fees are the result of the "City of Aspen Impact Fee Study and Update of School Lands
which was sponsored by the City of Aspen and completed by BBC Research and
ust 7, 2006. This study is available at the Community Development Department. On
, the Impact Fees were amended by the City of Aspen in order to make floor area the
instead of bedrooms. RRC Associates assisted with this effort. Impact fees are hereby
ws:
act Fee Schedule
t Fee
Parks Department recommends that the Parks
Development Fee not be waived in this instance. The
proposed units are family oriented and in our experience
this unit type shows higher park usage.
= 1'-0"
E PLAN | EXISTING | 1:10
These 4 healthy
mature trees have
mitigation value of
$38,000. The City
Forester has
determined that they
do have value as part
of the community
forest. Plan on
submitting for a Tree
removal permit at
Building permit stage.
Verify that these trees
still exist and if so,
confirm that activity on
205 W Main property
will not impact their
roots. City Forester
may require
air-spading to expose
roots....
DN
DN
DN
DN
UP
PLANTING
BED PLANTING
BED
PLANTING
BED
PLANTING
BED
LAWN LAWN LAWN
LAWN
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)
0'49
" W
10
0
.00
' (R)
ss
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL UNIT
101
UNIT
102
UNIT
103
UNIT
104PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
SE
T
B
A
C
K
CONCRETE SIDEWALK
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
SETBACK
Remove crab apple
trees & plan on
planting back species
as directed by City
Forester. Possibly 5 or
6 total.
DNDNUP
DN
DN
DN
PROPOSED
TRASH
ENCLOSURE
FOOTPRINT
UTILITY METERS
PLANTING
BED PLANTING
BED
LAWN LAWN
W. MAIN STREET
100.00' PUBLIC R.O.W.
S 75°09'11" E 75.00' (R)
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
TRASH
ELEV.
UNIT
103
UNIT
104
UN
10
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
CONCRETE S
PROPERTY LINE
BBQ
SETBACK
Check on viability of
planting trees here.
Exhibit B | DRC Referral Comments
Page: 51
Author: davidr
Date: 8/2/2022 1:07:10 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Add at least two trees to this
area, maybe 3
Page: 51
Author: davidr
Date: 8/2/2022 1:09:14 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
If sidewalk, curb and gutter will
be replaced plan on root barrier
at edges of curb and north side
of walk.
Page: 51
Author: davidr
Date: 8/2/2022 8:40:40 AM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
Tree Protection Fencing in this
entire area.
Page: 67
Author: davidr
Date: 8/2/2022 12:58:57 PM
File Name: 205 W. Main HPC Major Devel App
19-MAY-22.pdf
12'-0"
67 (1)
DN
19
'
-
0
"
LAWN
EXISTING PARKING
-TO BE REMOVED
S.
F
I
R
75
.4
S
14
°50
'49
"
W
10
0
.00
'
(R)
LIGHT
WELL
IT
2
S
-0"9'-0"
CH
BENCH
Add at least two trees
to this area, maybe 3
DN
DN
DN
DN
UP
PLANTING
BED PLANTING
BED
PLANTING
BED
PLANTING
BED
LAWN LAWN LAWN
LAWN
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)
°50
'49
"
W
10
0
.00
' (R)
ss
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL
LIGHT
WELL UNIT
101
UNIT
102
UNIT
103
UNIT
104
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
SE
T
B
A
C
K
CONCRETE SIDEWALK
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
SETBACK
If sidewalk, curb and
gutter will be replaced
plan on root barrier at
edges of curb and
north side of walk.
T
M
A
I
N
All ideas, design
indicated or repowned by and are
Architects, PC an
conjunction with
of the ideas, des
shall be used bywhatsoever witho
of David Johnsto
DN
DN
UP
PLANTING
BED
PLANTING
BED
LAWN
LAWN
S.
F
I
R
S
T
S
T
R
E
E
T
75
.45
'
PU
B
L
I
C
R.O.W.
S 14
°50
'49
" W
10
0
.00
'
(R)
ss
LIGHT
WELL
UNIT
101
UNIT
102
SE
T
B
A
C
K
ALK
PR
O
P
E
R
T
Y
L
I
N
E
BENCH
BENCH
Tree Protection
Fencing in this entire
area.
0'3' 6' 12'
SCALE: 1"= 6'-0"H
ONE STEPPERS &
ONE PATIO12'-0"
Exhibit B | DRC Referral Comments
MEMORANDUM
TO: Natalie Feinberg Lopez, Historic Preservation Officer
FROM: Bob Narracci, Zoning Administrator
DATE: August 1, 2022
RE: LPA-22-063 / 205 W. Main Street
Thank you for the opportunity to review this land use application and provide
comments prior to the land use entitlement process. Following and attached are
comments and observations from the Community Development Department, Zoning
Division:
1) On-Site Parking. The application indicates on pages 11, 14 and 15 that via
the Special Review process, the applicant is requesting a reduction in
required on-site parking from nine parking units to seven parking units. On
page 13, the application indicates that the proposal provides sufficient
parking to meet the requirements of the Land Use Code for multi-family
housing in the Mixed-Use Zone District. This statement is a bit unclear, when
the application contemplates requesting relief for the two additional on-site
parking units.
2) School Land Cash-in-Lieu. On pages 35, 36 and 37, the application requests a
School Land Cash-in-Lieu waiver, and that the applicant will provide the
calculations for fee-in-lieu if City Council does not approve the exemption. It
is suggested that City Council will want to know how much money they are
being asked to waive. The fee in lieu calculations should be provided prior to
hearing and consideration by City Council.
3) On plan sheet A1.02, the proposed site plan, the proposed BBQ, if built in
with a hard gas line, cannot be located between a street and a structure.
There must be structure between the street and the BBQ. Please reference
Land Use Code section 26.575.020.(e).(5).m.
4) On plan sheet A1.02, the proposed site plan, 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. Reference
26.575.020.(e).(5).t. Wildlife Resistant Trash and Recycling Enclosures. The
minimum side yard setback is five feet. If the trash enclosure area has a roof
on it, then it will count as FA and will need to meet setbacks. If it is a fenced
area (max 6 foot tall fence), then will not count as FA and can be in setback.
Exhibit B | DRC Referral Comments
Could also have an electric metal mesh roof to keep wildlife out. HPC could
grant a setback variance.
5) On plan sheet A1.03, Elevators count as floor area on every level except the
topmost level that the elevator serves. Reference section 26.575.020.(d).(2).
Vertical Circulation.
6) Please reference the attached marked-up copy of plan sheet A1.03 regarding
subgrade calculations, floor area, deck area and non-unit space.
7) On plan sheet A1.04, add up the Net Livable area for the total storage areas
and then divide by nine to split evenly between each unit.
8) On plan sheet A1.05, Roof, please provide height over topography height
points and a height over topography table. Reference Section
26.575.020.(f).(3).b. Measuring height within the footprint of the building.
Also reference, COA Height Measurement Example located at
https://www.cityofaspen.com/DocumentCenter/View/3012/COA-Height-
Measurement_Example
Please contact Bob Narracci with any questions you may have. (970) 429-2754, or
bob.narracci@aspen.gov.
Exhibit B | DRC Referral Comments
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
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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
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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
Elevators count as
FA on every level
except the top most
level.
Elevators count as
FA on every level
except top most
level.
Third
Elevator exempt from
FA on top most floor
Exhibit B | DRC Referral Comments
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
5
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20
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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
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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 B | DRC Referral Comments
DRAWING ISSUE
DRAWN BY:
PROJECT No:2125
CPF
DUE DILIGENCE 2021-08-26
CONCEPTUAL 2021-10-21
HPC APPLICATION 2022-05-12
20
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P
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O
20
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A
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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
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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 B | DRC Referral Comments